Orchard Villa @ Simpang Ampat, Penang
An estate of 91 detached houses on Lorong Bagan Tambun, built in three phases between 2011 and 2022 and 1.2 km in a straight line from the Bukit Tambun toll plaza. Every phase is certified complete on the government register, so what changes hands here today is a finished house you can walk through.
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Orchard Villa @ Simpang Ampat, Penang at a glance
Every figure below comes from the developer’s own published material or the government register. Where neither has published something, it isn’t on this page.
- Development
- Orchard VillaRegistered as Taman Orchard Villa · licence held by Juwanas Sdn Bhd, at Oriental Max Group’s office address
- Where it is
- Simpang Ampat, mainland PenangLorong Bagan Tambun, Seberang Perai Selatan · postcode 14100
- Tenure
- Not recorded on the registerSold under Schedule G (land and building) — the title search for the house settles tenure
- Property type
- Detached housesOne, two and three storeys in Phase 1; three storeys in Phases 2 and 4
- Units
- 9140 in Phase 1, 34 in Phase 2 and 17 in Phase 4
- Area on the register
- 679 sq m in Phase 4646 sq m for 22 Phase 2 houses · the register does not say whether this is land or floor area · the developer’s drawings give land from about 7,336 sq ft and about 5,500 or 7,200 sq ft of floor area
- Facilities
- Clubhouse with pool, as marketedThe developer’s Phase 2 page listed a clubhouse with swimming and wading pools, fitness room, sauna and yoga rooms, a playground and a jogging track of about 500 m · see on a site visit what is there today
- Completion
- All three phases completedCertificates dated 10 Jul 2013, 15 Jan 2015 and 7 Jan 2022
- Government permit
- 11672-3/03-2023/0221(P)Phase 4 · valid 16 Mar 2021 to 15 Mar 2023 — expired after completion; no later permit is recorded
- Foreign buyers
- House by house, with state consentThe Phase 2 and Phase 4 permit bands sit above the mainland’s RM1,000,000 landed floor
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Six things about Orchard Villa worth knowing before you view a house
Four are reasons a mainland family would shortlist it. Two are things to settle first. Every figure comes from the government housing register, the developer’s own drawings or my own straight-line measurement.
Every home is a detached house
The register files all 91 homes as ‘rumah sesebuah’ — detached houses. There are no terraces and no semi-detached pairs in the three filings, so no shared party walls anywhere in the estate. On the mainland that is an unusual thing to find in one scheme.
Finished and certified, all three phases
Each phase is recorded as completed with its certificate of completion and compliance: 10 July 2013, 15 January 2015 and 7 January 2022. You are judging real houses, real roads and real neighbours, with nothing left to imagine and no construction period to wait out.
1.2 km from the expressway
In a straight line the Bukit Tambun toll plaza on the North–South Expressway is 1.2 km away, Simpang Ampat KTM station 1.7 km and the Batu Kawan Industrial Park 6.2 km. For a senior manager or a business owner in the Batu Kawan belt, that is the case for living here.
Three heights, including houses without stairs
Phase 1 has 5 single-storey and 11 two-storey houses alongside its 24 three-storey ones; Phases 2 and 4 are three-storey throughout. A family can match the house to who will live in it — grandparents on one level, or three floors for a large household.
What the developer published, and what it left out
The developer’s current website has no page for Orchard Villa, and no brochure is on file with the register. Its earlier pages, preserved in a public web archive, published the site plan, location plan, two floor plans and the images shown on this page, and described a gated and guarded estate with a residents’ clubhouse. They state no tenure and nothing about today’s security or maintenance arrangement. I will get those from the owner, the title and the residents for the specific house.
It is a resale market now
The last advertising permit ended on 15 March 2023, and every plot itemised in the Phase 4 unit list is recorded as sold. A purchase today is almost certainly from an owner: the price is negotiated, the condition varies house by house, and for the two older phases the developer’s defect period is long past. Budget for an inspection.
The whole development, decoded
Every number here is the developer’s own or the government register’s.
Pick your phase
Phase 4
The last filing for the estate, project 11672-3: 17 three-storey detached houses under a permit that ran from 16 March 2021 to 15 March 2023. The first sale and purchase agreement is dated 11 May 2021 and the certificate of completion and compliance 7 January 2022, well inside the 24-month period. The register records an area of 679 sq m against these houses without saying whether that is land or floor area. Its unit list itemises 7 plots, all recorded as sold.
Phase 2
Filed as Taman Orchard Villa Fasa II, project 11672-2: 34 three-storey detached houses. The register records 646 sq m against 22 of them and no area for the other 12. The first agreement is dated 23 November 2012 and the certificate of completion and compliance 15 January 2015. These houses are now more than ten years old, so what you are buying is the condition the present owner has kept the house in — bring a building inspector.
Phase 1
The first filing, project 11672-1, under a permit that ran from 21 June 2011 to 20 June 2012: 40 detached houses in three heights — 24 of three storeys, 11 of two storeys and 5 of a single storey. All are recorded as completed with a certificate dated 10 July 2013. This is the only phase with single-storey houses, which matters if you are buying for parents who should not be climbing stairs.
Where the project is now
All 3 Orchard Villa @ Simpang Ampat, Penang floor plans
Three house types appear on the register, told apart by height. The developer’s earlier website published floor plans for its three-storey and two-storey bungalows, shown here with the areas printed on them; it showed no single-storey design, and the register records no bedroom counts at all. Houses this size are often altered by their owners, so the layout of the particular house you are viewing is something I confirm with the owner.
Three-storey detached house — 7,200 sq ft
Get this floor plan
Two-storey detached house — 5,500 sq ft
Get this floor planSingle-storey detached house
Get this floor planThe site plan, the location plan and the houses as the developer showed them
Where Orchard Villa @ Simpang Ampat, Penang sits
Simpang Ampat is in Seberang Perai Selatan, the southern district of mainland Penang, with Bukit Tambun to its west and Bandar Tasek Mutiara to its east. The estate is on Lorong Bagan Tambun — 1.2 km in a straight line from the Bukit Tambun toll plaza on the North–South Expressway and 1.7 km from Simpang Ampat KTM station.
Pinned to the coordinates filed with the national housing register for Phase 4, project 11672-3; the two older phases have no coordinates on file. The public map listing for Orchard Villa on Lorong Bagan Tambun is about 40 m from that point. Distances are straight-line from the register’s coordinates.
- Bukit Tambun toll plaza, North–South Expressway1.2 kmstraight-line
- Simpang Ampat KTM station1.7 kmstraight-line
- SJK(C) Keng Koon1.9 kmstraight-line
- Sri KDU International School, Bandar Tasek Mutiara2.6 kmstraight-line
- Pearl City Mall2.6 kmstraight-line
- Bandar Tasek Mutiara Health Clinic2.6 kmstraight-line
- AEON Mall Bukit Mertajam4.8 kmstraight-line
- Batu Kawan Industrial Park6.2 kmstraight-line
- Second Penang Bridge16.8 kmstraight-line
On the government register it is Taman Orchard Villa — 91 detached houses, three completed phases
The housing developer’s licence is held by Juwanas Sdn Bhd (11672). The register lists three projects under that licence and all three are phases of this estate: 11672-1, 11672-2 (filed as Fasa II) and 11672-3 (filed as Phase 4). No separate filing is labelled Phase 3.
| Project code | Registered name | Advertising permit | Permit expires | Units | Bed / bath | Status |
|---|---|---|---|---|---|---|
| 11672-3 | Taman Orchard Villa Phase 4 — detached houses, 3 storeys | 11672-3/03-2023/0221(P) | 15 Mar 2023 | 17 | — | Completed · certificate 7 Jan 2022 |
| 11672-2 | Taman Orchard Villa Fasa II — detached houses, 3 storeys | 11672-2/11-2014/01377(P) | 26 Nov 2014 | 34 | — | Completed · certificate 15 Jan 2015 |
| 11672-1 | Taman Orchard Villa — detached houses, 1 to 3 storeys | 11672-1/1308/2012(06) | 20 Jun 2012 | 40 | — | Completed · certificate 10 Jul 2013 |
| Total | 91 | Licensed developer: Juwanas Sdn Bhd (11672) | ||||
Swipe sideways to see the full table →
Read from teduh.kpkt.gov.my on 2 October 2026. Check it yourself: teduh.kpkt.gov.my/semakan-status-kemajuan?kodProjek=11672-3
91 houses across three filings
The first filing covers 40 detached houses (24 three-storey, 11 two-storey and 5 single-storey), the second 34 three-storey houses and the third 17 three-storey houses: 91 in all. For Phase 4 the register’s unit list itemises 7 plots — numbers 21, 22 and 28 to 32 — and records every one of them as sold; the other 10 houses in that phase are not itemised, so I cannot tell you their status from the register.
What the permit bands mean against the foreign floor
The Phase 4 permit records a minimum of RM2,045,000 and a maximum of RM2,499,000; the Phase 2 permit, issued years earlier, records RM1,466,000 to RM1,673,000. Those are the bands on the advertising permits, not the price of any house. Both sit above the mainland’s RM1,000,000 floor for a foreigner buying landed property. I do not quote the Phase 1 figures from 2011: one of its rows is filed with a maximum lower than its minimum, and its single-storey houses were filed well under the floor.
Schedule G, 24 months, no extension on record
All three phases were sold under Schedule G, the agreement for land and building, with a 24-month delivery period and no approved extension recorded. Phase 4’s first agreement is dated 11 May 2021 and its certificate 7 January 2022 — sixteen months ahead of the 11 May 2023 date. Phase 2’s first agreement is dated 23 November 2012 and its certificate 15 January 2015.
Completed — and the permits have lapsed
The register’s status for every phase is ‘Siap Dengan CCC’, completed with certificate. The most recent advertising permit, for Phase 4, ended on 15 March 2023 and no later one is listed. If anyone tells you a house is still being sold by the developer, ask to see a current permit; otherwise treat the purchase as a resale from the registered owner.
About Oriental Max Group
The licence for Taman Orchard Villa belongs to Juwanas Sdn Bhd, developer code 11672. Its business address on the register — No. 1146, Mukim 16, Kampung Teluk, Sungai Dua — is the office address that Oriental Max Group publishes on its own website, which is how I tie the estate to the group.
Oriental Max Group describes itself as a Penang property developer with 30 years behind it, building residential, commercial and industrial property in Penang and northern Peninsular Malaysia. The project list on its website runs from landed schemes such as Taman Merbau Indah and Bandar Bestari Permai to Vi Residence at Savantia Valley in Batu Kawan and several industrial parks, Sungai Bakap Industrial Park among them.
On the register, Juwanas has only ever filed this one estate, in three stages over a decade: 40 houses under a 2011 permit, 34 under Fasa II and 17 under the Phase 4 permit of 2021. All three are recorded as completed, none with an extension of time.
One honest caveat: the group’s current website has no page for Orchard Villa and its site search returns nothing for the name. The plans and images on this page come from the group’s earlier website, preserved in a public web archive between 2013 and 2018; they show the estate as it was marketed, and they state no tenure. The register also shows Phase 2’s certificate dated 15 January 2015, some seven weeks after the 24-month date under that phase’s first agreement. Everything else on this page is register data and measurement; the rest has to come from the title and from a visit.
Frequently asked questions
How many houses are there at Orchard Villa?
91 detached houses on the government register, filed as Taman Orchard Villa in three phases: 40 in Phase 1, 34 in Phase 2 and 17 in Phase 4.
By height, 75 are three-storey houses, 11 are two-storey and 5 are single-storey. The two-storey and single-storey houses are all in Phase 1.
Is Orchard Villa freehold or leasehold?
The register does not record tenure, and the developer has not published it. I will not repeat what property portals say.
These houses were sold under Schedule G, the agreement used for land and building. Before you commit, your solicitor’s title search on the specific lot will show the tenure, any restriction in interest and any charge on the title. I can arrange that early.
How big are the houses at Orchard Villa?
The register records 679 sq m — about 7,309 sq ft by my conversion — against the 17 Phase 4 houses, and 646 sq m, about 6,953 sq ft, against 22 of the Phase 2 houses. It does not say whether those figures are land or floor area, and it records nothing for the rest.
The developer’s own drawings give a gross floor area of about 7,200 sq ft for the three-storey bungalow and about 5,500 sq ft for the two-storey one, each on land from about 7,336 sq ft — close to the register’s Phase 4 figure, which points to that figure being land. The drawings show a guest room on the ground floor, with five more bedrooms above in the three-storey design and four in the two-storey one.
The register itself records no bedroom or bathroom counts. For any house you are serious about, I will get the land area from the title and measure the built-up area on site.
Can foreigners buy a house at Orchard Villa?
In principle yes, house by house. On the Penang mainland a foreigner may buy landed property from RM1,000,000, and the Phase 2 and Phase 4 permit bands are above that. What counts is the price in your own agreement, and state consent is required for every foreign purchase.
Expect a 3% state levy on approval, no resale for three years, and a flat 8% stamp duty as a non-citizen. Bumiputera-quota lots are closed to foreigners, so the status of the particular lot must be checked on the title first.
When was Orchard Villa completed?
In three stages. The register shows certificates of completion and compliance dated 10 July 2013 for Phase 1, 15 January 2015 for Phase 2 and 7 January 2022 for Phase 4.
Nothing is under construction on the register, so there is no delivery period to wait for. A resale completes on the timetable written into your agreement, which depends mainly on the title and on your financing.
Which phase should I look at?
Phase 4 if you want the newest structure: 17 three-storey houses certified in January 2022. Phase 2 if you want a three-storey house with more years of settled neighbours around it. Phase 1 if you need a house on one or two levels — it is the only phase that has them.
Age cuts both ways. Older houses have mature gardens and often extensive renovation; they also have older roofs, wiring and plumbing. Tell me who will live in the house and I will check which owners are open to selling.
What is the price, and are there monthly fees?
The only public price information is the government permit band: RM2,045,000 to RM2,499,000 for Phase 4 and RM1,466,000 to RM1,673,000 for Phase 2 — the bands on the advertising permits, not the price of any house. Today’s prices are set between owner and buyer, and I will not repeat asking prices from property portals.
Whether there is a monthly charge for security or upkeep, and how much, is not published. Message me and I will send what is actually for sale, with the owner’s asking price and any monthly charges confirmed in writing.
How does Orchard Villa compare with Eco Horizon in Batu Kawan?
They are 5.1 km apart in a straight line and opposite in character. Eco Horizon is EcoWorld’s 300-acre freehold township with 3,384 homes on the register, where terrace and semi-detached phases are being sold off-plan. Orchard Villa is a small, completed estate of 91 detached houses.
Choose Eco Horizon if you want a new house from a developer, a staged payment schedule and township facilities. Choose Orchard Villa if you want a detached house you can inspect and move into, and you are comfortable buying from an owner.
Is Simpang Ampat practical for family life or for renting out?
For family life: SJK(C) Keng Koon is 1.9 km away in a straight line, Sri KDU International School in Bandar Tasek Mutiara 2.6 km, Pearl City Mall and the government health clinic 2.6 km, and AEON Mall Bukit Mertajam 4.8 km. Simpang Ampat KTM station is 1.7 km away.
For renting: a detached house draws a narrow group — mostly senior staff and business owners working in the Batu Kawan Industrial Park, 6.2 km away. I do not quote rental figures; ask me what comparable houses in the estate have actually let for before you buy with a tenant in mind.
Ask which units are available now
Completed projects change hands unit by unit, and whatever the developer still holds moves too. Tell me your budget and whether you’re buying to live in or to let — I’ll send back the units that actually fit.
Completed project — what is for sale changes unit by unit, so ask before you plan a viewing
Louis Koh
11 years in Malaysian property · Johor Bahru, Kuala Lumpur & Penang new launches · English & 中文
I work with cross-border buyers from Singapore and further afield, and with local investors. I’ll tell you when a project isn’t right for you — that’s usually worth more than the brochure.
Published 2026-10-02 · Last verified 2026-10-07 against the KPKT housing register (projects 11672-1, 11672-2 and 11672-3), Oriental Max Group’s website including archived copies of its Orchard Villa pages, and my own straight-line measurements. 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.
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Developer: Oriental Max Group (7 developments on this site)
Where it is: Simpang Ampat, Penang
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).
11672-3 · TAMAN ORCHARD VILLA
Overall status: Siap Dengan CCC — completed
| Component | Bed / bath | Built-up | Units | Price on the permit | Complete |
|---|---|---|---|---|---|
| Rumah Sesebuah 3 storeys Siap Dengan CCC | — | 679 m² ≈ 7,309 sq ft | 17 | RM2,045,000.00 – RM2,499,000.00 | 100.00% |
Swipe the table sideways for the rest of the columns.
Read from teduh.kpkt.gov.my on 2026-10-08, project code 11672-3. Re-read weekly.
11672-2 · TAMAN ORCHARD VILLA
Overall status: Siap Dengan CCC — completed
| Component | Bed / bath | Built-up | Units | Price on the permit | Complete |
|---|---|---|---|---|---|
| Rumah Sesebuah 3 storeys Siap Dengan CCC | — | 646 m² ≈ 6,953 sq ft | 22 | RM1,466,000.00 – RM1,673,000.00 | 100.00% |
| Rumah Sesebuah 3 storeys Siap Dengan CCC | — | — | 12 | RM1,466,000.00 – RM1,558,500.00 | 100.00% |
Swipe the table sideways for the rest of the columns.
Read from teduh.kpkt.gov.my on 2026-10-08, project code 11672-2. 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.