Vista Tropika @ Lahat
72 double-storey terrace houses on 16′ x 75′ lots with 4 bedrooms, one of them downstairs, about 1.5 km from AEON Station 18 — a narrow-frontage starter home, not a 20-ft terrace.
⚡ Typical reply within 15 minutes, 9am–10pm MYT · No obligation
Vista Tropika at a glance
Figures come from the statutory particulars printed on the developer’s flyer, the building specification, the site plan and Excellent Realty’s own website. Where a figure only appears in the developer’s sales summary, I say so.
- Location
- Jalan Lahat, Waterfront City, 31500 Lahat, IpohLots 1282–1353, ‘Lahat Mines Resort Block C’, Mukim Hulu Kinta
- Type of building
- Double-storey terrace houseRumah teres 2 tingkat
- Total units
- 72 units4 rows of 18 on the site plan
- Tenure
- Leasehold, 99 yearsExpires 18 April 2120 (about 93 years left in 2026)
- Lot size
- 16′ x 75′ (1,200 sq ft)Developer summary adds 12 ft of extra land at the back — confirm on your SPA plan
- Built-up
- 1,216 sq ftIntermediate unit (developer summary)
- Bedrooms / bathrooms
- 4 bedrooms, 3 bathroomsBedroom 4 and bathroom 3 are on the ground floor
- Car porch
- 2 carsDeveloper summary
- Security
- Not gated and guardedNo maintenance fee or sinking fund listed
- Target completion
- March 2024 (as printed)Developer website now lists it as completed
- Developer
- Excellent Realty Sdn Bhd (706647-X)Developer of Waterfront City (华城)
- Approving authority
- Majlis Bandaraya Ipoh (MBI)Plan ref. MBI OSC(103-A)L/B/1/28/506/21
What would you like to know?
Jump straight to the part you came for.
5 things that actually separate Vista Tropika from other Lahat terraces
Not a feature list. What the documents show, and the trade-offs that come with a 16-ft house.
Station 18 is the real address
The developer puts it 1.5 km by road from AEON Station 18 and Lotus’s, and 2 km from the Ipoh–Lumut highway. For daily errands that is closer than most of Lahat, which sits further west along Jalan Lahat.
A bedroom downstairs
Of the 4 bedrooms, one is on the ground floor with its own bathroom next to it. That matters if you are buying for parents or want a home office that clients can reach without climbing the stairs.
Narrow, and you should know it
The lot is 16 ft wide, not the 20–22 ft of a standard Ipoh terrace. Built-up is 1,216 sq ft on a 1,200 sq ft lot. Trade-off: rooms are compact and the porch takes two cars nose-to-tail, so visit the show house before you decide.
The paperwork is printed
The flyer carries a developer’s licence, an advertising & sale permit, the MBI plan reference, the lease expiry (18/04/2120) and a statutory price band. That is more than many small Ipoh schemes publish.
Wired for today
The specification lists 2 air-con points, a TM fibre point, a water-heater point, an auto-gate point and 8 power sockets — things buyers of older Lahat terraces usually add at their own cost.
The houses, the specification and the record
One compact estate of four rows of 18 terraces beside an open green strip, under the Waterfront City developer, with no guardhouse and no service charge.
What is in the house, and around it
There is no clubhouse or pool: this is a plain landed scheme. What you get is the specification below plus the Waterfront City township around it.
Building and finishes
- Clay or Kalsa brick walls
- Cement roof tiles on steel or timber truss
- Plasterglass ceiling and skim coat
- Ceramic tiles in all bedrooms, living, kitchen and bathrooms
- Aluminium windows and sliding doors, green tinted glass
- Brick boundary wall front, side and rear; M.S. gate
Services
- 3 sitting WCs, 3 basins, 3 shower heads, 1 kitchen sink
- 12 ceiling light points, 2 fan points
- 8 × 13-amp sockets, 2 × 15-amp air-con points
- Water-heater, TM fibre, TV and auto-gate points
- Single-phase supply, 2 distribution boards
- Poly water tank
Estate
- 4 rows of 18 units (lots 1282–1353)
- Open green area along the east side (site plan)
- Not gated and guarded
- No maintenance fee or sinking fund listed
- Show house on Plots 1282 & 1283
What is on the record, and when
The one published layout
Every house is the same 16′ x 75′ intermediate plan; the end lots on the site plan are wider, angled plots.
Intermediate unit — 1,216 sq ft, 4 bedrooms
Ground floor runs car porch, living, dining, then Bedroom 4, Bathroom 3 and the kitchen at the back. Upstairs (about 38 ft deep) has the master bedroom with its own bathroom at the front and bedrooms 2 and 3 sharing a bathroom at the back. The house is 4,877 mm (16 ft) wide wall to wall, so expect single-file circulation beside the staircase.
💬 Ask about the intermediate unitEnd lots — same house, larger irregular land
Each row of 18 has an end lot at both ends (lots such as 1282, 1299, 1300, 1317, 1318, 1335, 1336 and 1353). On the site plan the western ends are cut at an angle, so the extra land varies lot by lot. Get the lot’s own land area in writing before comparing.
💬 Ask about an end lotDrawings are the developer’s and subject to change by the relevant authorities or the developer’s architect. Room sizes are not dimensioned on the published plan.
Vista Tropika in pictures
All images are the developer’s own artist’s impressions / photographs. Artist’s impressions are not a representation of the finished building.
💬 Ask for the full gallery and site progress photosWhere Vista Tropika sits, and what is measurably near it
The developer’s map puts Vista Tropika on the south side of Jalan Lahat, west of Jalan Pasir Puteh, next to Cabana Residences and a short drive west of Station 18. This is the eastern, town-facing end of Waterfront City.
The map loads only when you click it, so this page does not send anything to Google before you ask it to.
Highways
- Ipoh–Lumut highway — 2 km (developer)
- PLUS Simpang Pulai interchange — ~10 km
- PLUS Ipoh Utara (Jelapang) interchange — ~12 km
Retail
- AEON Mall Station 18 and Lotus’s — 1.5 km drive (developer)
- AEON BIG Falim — 1.5 km drive (developer)
- Menglembu town — ~4 km
- Ipoh Parade — ~9 km
Schools and township
- Shops, eateries, sports facilities and a school within Waterfront City (developer)
- Ipoh Old Town — ~8 km
Healthcare
- Hospital Raja Permaisuri Bainun — ~9 km
- KPJ Ipoh Specialist Hospital — ~10 km
Rail & air
- Ipoh railway station (ETS) — ~8 km
- Sultan Azlan Shah Airport — ~8 km
The 1.5 km and 2 km figures are the developer’s own. Figures marked ~ are my approximate road distances (Google Maps style); check the route from the exact lot on Waze or Google Maps. The flyer prints GPS 4°32′29″N 101°2′58″E.
Advertising and sale permit — Vista Tropika
Malaysian law requires every housing advertisement to print these particulars. I reproduce them exactly as printed on the developer’s September 2022 flyer. Both validity periods have since passed, which is normal once a scheme is sold and built — for a purchase today, ask for the current permit or, if the houses are complete, the CCC and title.
| Phase | Advertising & sale permit no. | Permit validity | Approving authority / plan ref. | Building type | Tenure | Units | Target completion |
|---|---|---|---|---|---|---|---|
| Vista Tropika (single phase) | 13357-17/08-2024/0112(N)-(L) | 12/08/2022 – 11/08/2024 | Majlis Bandaraya Ipoh; MBI OSC(103-A)L/B/1/28/506/21 | Double-storey terrace (16′ x 75′) | Leasehold 99 years, expires 18/04/2120 | 72 | March 2024 |
Developer’s licence: 13357/01-2024/0079(A), valid 04/01/2022 – 03/01/2024. Developer: Excellent Realty Sdn Bhd (706647-X), No. 8, Lahat Mines 2, Bandar Lahat Mines, 31500 Lahat, Ipoh, Perak. Land tenure: Pajakan Tanah (lease). Land encumbrance: none (Tiada). Restriction in interest: the land may be transferred or leased only with the State Authority’s written consent. Land: Lots 1282–1353, Lahat Mines Resort Block C, Mukim Hulu Kinta, Daerah Kinta (building specification).
Statutory price band printed in the permit particulars (2022): minimum RM318,880, maximum RM438,880. This is the legally required advertisement band, not a current price list or offer.
Foreign buyers: the state minimum rules this out for most
Foreigners, including Singaporeans, need Perak state consent and must meet the state’s minimum purchase price for foreigners, generally RM1,000,000 for residential property under state policy. The statutory band above tops out well below that, so in practice this is a scheme for Malaysian buyers. Confirm the current figure before you commit.
What is not published, and therefore not on this page
- Land areas of the end lots
- CCC date and issue of individual titles
- Exact extent of the ‘extra land at the back’ for each lot
- Whether any lots are Bumiputera lots
- Current quit rent and MBI assessment
- Renewed licence or permit numbers after August 2024
About Excellent Realty Sdn Bhd and Waterfront City
Start with the fact you can check yourself. The flyer and the developer’s website name Excellent Realty Sdn Bhd (706647-X), No. 8, Lahat Mines 2, Bandar Lahat Mines, 31500 Lahat, Ipoh — the developer of Waterfront City (华城), a township Ipoh Echo reported at 303 hectares in 2019. Its developer’s licence number, 13357, prefixes the Vista Tropika permit.
Its website lists Vista Ixora, Banyan Kayangan, Water Villa 28, The Lakeside Residence, Sunrise Boulevard and Vista Tropika as completed, and The Galleria, Starhill, Rendezvous and Mont Crest as current. Sister company Sunrise Palace Sdn Bhd built the gated Clearwater Bay Resort nearby.
The developer’s 2023 summary names Scheme Engineering as main contractor and gives a 24-month defect liability period, which runs from vacant possession — so if you buy a completed unit late, ask how much of it is left.
Developer website: waterfrontcity.com.my (Excellent Realty Sdn Bhd).
Frequently asked questions
Is Vista Tropika completed?
The developer now lists Vista Tropika as a completed project. Its permit particulars gave March 2024 as the expected completion; ask me for the CCC date before you buy a unit.
How big is a Vista Tropika house?
Each house sits on a 16′ x 75′ lot (1,200 sq ft) with 1,216 sq ft of built-up, 4 bedrooms and 3 bathrooms. The developer’s summary also mentions 12 ft of extra land at the back.
Is Vista Tropika freehold or leasehold?
It is leasehold: 99 years, expiring on 18 April 2120, which leaves about 93 years in 2026. Transfer or lease needs the Perak State Authority’s written consent, as printed in the permit particulars.
How many units are there?
There are 72 units, laid out as four rows of 18 on lots 1282 to 1353. One portal lists 70, but the developer’s permit and specification both say 72.
Is there a bedroom on the ground floor?
Yes. Bedroom 4 and bathroom 3 are on the ground floor next to the kitchen; the master bedroom and bedrooms 2 and 3 are upstairs.
Is Vista Tropika gated and guarded? Is there a maintenance fee?
No. It is not gated and guarded, and the developer lists no maintenance fee or sinking fund. You pay quit rent and MBI assessment only.
Can foreigners or Singaporeans buy here?
In practice, rarely. Foreign buyers need Perak state consent and must meet the state minimum, generally RM1,000,000 for residential, while this scheme’s statutory price band tops out far below that. Confirm the current rule before you commit.
How far is Vista Tropika from AEON Station 18?
About 1.5 km by road, according to the developer, and 2 km from the Ipoh–Lumut highway. Ipoh city centre is roughly 8–9 km away.
How many cars fit in the porch?
The developer states two cars. With a 16-ft frontage they park one behind the other, so check the porch at the show house with your own cars in mind.
How much can I borrow?
Banks generally lend up to 90% for your first two residential properties and up to 70% from the third, subject to your income and credit record. First-time buyers may also look at government first-home schemes.
How do I view a unit?
Viewings are by appointment. WhatsApp me and I will arrange a time at the show house on Plots 1282 and 1283 and meet you there.
6 things worth asking for before you book
Before you commit, get these in writing: (1) the SPA plan with the exact land area of your lot, including any extra land at the back, (2) the CCC and a defects walk-through, (3) how much of the 24-month defect liability period is left, (4) the title status of your lot, (5) the current quit rent and MBI assessment, and (6) a bank valuation that reflects the 16-ft frontage. I will ask for all of them on your behalf.
No obligation, and no mailing list.
Louis Koh
11 years in Malaysian property · Johor Bahru, Kuala Lumpur & Ipoh new launches · English & 中文
I work with cross-border buyers from Singapore and with local investors and owner-occupiers. I’ll tell you when a project isn’t right for you — that’s usually worth more than the brochure.
Published 2026-09-30 · Last verified 2026-09-30 against the developer’s flyer (including its statutory particulars), building specification and site plan, and waterfrontcity.com.my. Unit availability, pricing and completion dates are set by the developer and subject to change. This page is marketing information, not an offer or a contract.
Ask a specific question
If you would rather not use WhatsApp, use this. I answer them myself. Only your name and one contact method are required.
Developer: Excellent Realty (Waterfront City) (8 developments on this site)
Where it is: Ipoh, Perak
The unit mix, the permitted price and how far up it is
None of this table is the developer’s account of itself. It is what the Ministry of Housing and Local Government records from the 7(f) returns: unit type, bedrooms and bathrooms, built-up area, unit count, the price range on the permit, and the certified percentage complete. A brochure price can be revised; the price on the permit was filed. A brochure need not mention progress; the percentage is certified. The status vocabulary is theirs too: Lancar (on schedule), Lewat (behind), Sakit (sick), Terbengkalai (abandoned).
13357-17 · VISTA TROPIKA
Overall status: Siap Dengan CCC — completed
| Component | Bed / bath | Built-up | Units | Price on the permit | Complete |
|---|---|---|---|---|---|
| Rumah Teres 2 storeys Siap Dengan CCC | 3, 4 / 2, 3 | 113 m² ≈ 1,216 sq ft | 70 | RM318,880.00 – RM438,880.00 | 100.00% |
Swipe the table sideways for the rest of the columns.
This is the document the developer had to file, and the housing department had to approve, before it was allowed to advertise at all — served from the ministry’s own host. It normally carries the location plan, the developer licence and building-plan approval references, the expected completion date, the encumbrance position, and the unit count and price floor and ceiling for each type. The brochure a salesperson hands you can be reissued. This one cannot.
Read from teduh.kpkt.gov.my on 2026-10-01, project code 13357-17. Re-read weekly.
What to do with the number. Read it against the delivery date in your own agreement, not against what a salesperson says. A project with a year left on its statutory clock and a third of the building up is telling you something the brochure will not.
How does that compare? Every development on this site, grouped by register status — cancelled, abandoned and behind schedule first.