SA Terraces @ Simpang Ampat, Penang
61 freehold two-storey terrace houses in Simpang Ampat town, 423 m in a straight line from the KTM station and filed on the government register as Taman Simpang Empat. The houses are already 90.29% built. The whole permit price band sits below Seberang Perai’s floor for non-citizens buying landed property, so foreigners cannot buy here.
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SA Terraces @ 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
- SA TerracesRegistered as Taman Simpang Empat · marketed on the developer’s website as Taman SE · licence held by GUH Development Sdn. Bhd.
- Where it is
- Simpang Ampat, Seberang PeraiJalan Simpang Empat, Seberang Perai Selatan · 423 m from the KTM station
- Tenure
- FreeholdStated as ‘hakmilik kekal’ on the developer’s advertisement filed with the register
- House type
- Two-storey terraceLanded homes sold under the Schedule G agreement
- Units
- 61Lots PT 4433 to PT 4493 · 18 of them are Bumiputera-quota lots
- Lot sizes
- From 20 ft × 60 ftIntermediate lots up to 20 ft × 77.2 ft · end lots up to 41 ft × 60 ft
- House size
- 165 to 188 sq mAbout 1,776 to 2,024 sq ft, as recorded on the register
- Completion
- Expected October 2026The date on the developer’s advertisement · register shows 90.29% built, on track
- Government permit
- 6718-4/05-2027/0365(N)-(L)Valid 9 May 2025 to 8 May 2027
- Foreign buyers
- Not open to foreignersThe whole permit band is below Seberang Perai’s RM1,000,000 landed floor for non-citizens
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Six things about SA Terraces worth knowing before you enquire
Four are reasons a mainland buyer would shortlist these houses. Two are things to settle first. All six come from the government register or the advertisement GUH Development filed with it.
Freehold land under a landed house
The advertisement filed with the housing register states ‘hakmilik kekal’ — a freehold title. With a terrace house the land is most of what you are buying, so a title with no lease running down is the part that carries the long-term value.
The houses are standing, not sketched
The register’s latest return puts the scheme at 90.29% built and ‘lancar’ (on track), and the developer’s advertisement gives October 2026 as the expected completion. You can walk the street and look at a real roofline before you decide.
In the town itself, 423 m from the railway station
The registered site is 423 m in a straight line from Simpang Ampat KTM station and 505 m from SMK Simpang Empat. Most new landed schemes in this district sit out on the edge of town; this one is inside it.
A short hop to the Batu Kawan job market
Batu Kawan Industrial Park is 7.2 km away in a straight line and the Bukit Tambun toll plaza on the North–South Expressway is 2.5 km. For a household whose income comes from the factories in Batu Kawan or Bukit Minyak, that is the practical case for Simpang Ampat.
Malaysians only, and 18 lots are quota lots
The permit band tops out at RM956,888, below the RM1,000,000 floor for a non-citizen buying landed property on the mainland, so foreign buyers are out. The register also marks 18 of the 61 lots as Bumiputera-quota lots. Ask me which lots are open to you before you fall for a particular corner.
Bedroom count and built-up area need confirming
The register’s summary says three bedrooms and two bathrooms, yet the drawing on the filed advertisement labels four rooms — three upstairs, one downstairs — and its specification counts three WCs, three wash basins and three shower points for each house. The brochure on the developer’s website, where the scheme is called Taman SE, settles what the drawing means: it labels Bedrooms 1 to 4 and Bathrooms 1 to 3. It still prints no built-up area, so I will get the approved plan and the built-up area for your lot in writing.
The whole development, decoded
Every number here is the developer’s own or the government register’s.
Specification on the developer’s filed advertisement
Translated from the specification page of the advertisement GUH Development filed with the government register. That page covers Types A, B, C, D and E on intermediate and end lots. The advertisement lists no shared facilities.
Structure and envelope
- Structure: reinforced concrete frame
- Walls: cement sand bricks
- Roof: metal roof and reinforced concrete flat roof
- Ceiling: cement skim coat or plaster ceiling, painted
- Windows: aluminium-framed glass
- Gate and front fence: folding gate and low masonry wall
Doors and finishes
- Main door: quality decorative door
- Bedroom, utility and bathroom doors: quality flush doors
- Kitchen door: metal door
- Living room and Bedroom 1: aluminium-framed glass doors
- Ironmongery: quality locksets
- Internal and external walls: plaster and paint
- Kitchen walls: tiles to 1,500 mm high in the areas shown on the plan
- Bathroom walls: tiles to ceiling level
- Floors: quality tiles in all rooms on both floors and on the balcony
- Car porch: imprinted concrete · back yard: cement render
Fittings in each house
- 3 WCs
- 3 wash basins with taps
- 3 shower points
- 1 kitchen sink with tap
- Water taps: 3 · 4 in Type E
- Lighting points: 21 to 23, depending on type and lot
- 14 power sockets
- 3 water-heater points
- 4 air-conditioner points
- 6 ceiling-fan points
- 1 SAT/TV/FM socket
- 1 broadband point
Where the project is now
All 2 SA Terraces @ Simpang Ampat, Penang floor plans
One typical plan on two kinds of lot. The filed advertisement gives lot dimensions for intermediate and end units; the register adds the house size and room count. The first floor plan shown here is the drawing from that advertisement and the second is the coloured version from the brochure on the developer’s website; both show the same layout. The approved plan for a particular lot comes from me on request. The advertisement’s specification page refers to Types A, B, C, D and E but draws only this one typical plan, so ask me which type a given lot is.
Two-storey terrace · intermediate lot
Get this floor plan
Two-storey terrace · end lot
Get this floor planSA Terraces site plan, location plan and interior impressions
Where SA Terraces @ Simpang Ampat, Penang sits
Simpang Ampat town, in Seberang Perai Selatan on the Penang mainland — 423 m in a straight line from the KTM station, 2.5 km from the Bukit Tambun toll plaza and 7.2 km from Batu Kawan Industrial Park.
Pinned to the coordinates filed with the national housing register for project 6718-4. The developer’s show house, listed on Jalan Simpang Empat, is 68 m from that point. Distances are straight-line from the registered coordinates.
- Simpang Ampat KTM station423 mstraight-line
- SMK Simpang Empat505 mstraight-line
- Bandar Tasek Mutiara Health Clinic1.5 kmstraight-line
- Bukit Tambun toll plaza, North–South Expressway2.5 kmstraight-line
- AEON Mall Bukit Mertajam4.3 kmstraight-line
- Design Village Outlet Mall6.2 kmstraight-line
- IKEA Batu Kawan6.9 kmstraight-line
- Batu Kawan Industrial Park7.2 kmstraight-line
- Second Penang Bridge18.1 kmstraight-line
On the government register it is Taman Simpang Empat, project 6718-4 — 61 houses at 90.29% built
You will not find the name SA Terraces on the register. The scheme is filed as Taman Simpang Empat under GUH Development Sdn. Bhd. (6718), whose housing developer’s licence runs to 17 June 2027. It is the only GUH Development project in Penang on the register.
| Project code | Registered name | Advertising permit | Permit expires | Units | Bed / bath | Status |
|---|---|---|---|---|---|---|
| 6718-4 | Taman Simpang Empat — two-storey terrace houses | 6718-4/05-2027/0365(N)-(L) | 8 May 2027 | 61 | 3 / 2 | 90.29% built · on track |
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=6718-4
61 houses on the register, 61 on the developer’s advertisement
The register files one component: 61 two-storey terrace houses of 165 to 188 sq m, three bedrooms and two bathrooms. Its lot list runs from PT 4433 to PT 4493, which is 61 lots — the same total printed on the advertisement. On the day I read it, 11 houses were recorded as sold and 50 as not yet sold; 18 of the unsold lots are marked as Bumiputera-quota lots, which leaves 32 open-market houses still available.
What the permit band tells you — and why foreigners are out
The advertising permit records a band from RM647,794 to RM956,888. That is the band on the advertising permit, not the price of any unit. Seberang Perai’s floor for a non-citizen buying landed property is RM1,000,000, and the top of the band is below it, so SA Terraces is not open to foreign buyers.
Schedule G, 24 months, no extension on record
The sale and purchase agreement is Schedule G (landed), with the standard 24-month delivery period and no approved extension recorded. The register shows the first agreement dated 28 November 2025, which puts the latest delivery date under that agreement at 28 November 2027. Your own clock runs 24 months from the date of your agreement.
90.29% built, certificate still to come
The latest 7(f) return reports the houses at 90.29% complete and ‘lancar’ (on track). The certificate of completion and compliance and vacant possession are not yet recorded. The advertisement’s October 2026 date is the developer’s expectation, not a contractual promise — the contract date is the one in the note above.
About GUH Development
GUH Development Sdn. Bhd. belongs to GUH Holdings Berhad, a Penang group better known for making printed circuit boards than for building houses; the developer’s registered address on the housing register is in fact in the Bayan Lepas Free Industrial Zone, Phase 3. Its sales office is in Taman Tangling Indah, Simpang Ampat.
The group’s Properties Division, by its own description, made its name with Taman Bukit Kepayang in Seremban, a 520-acre mixed township beside the Seremban/Labu interchange of the North–South Highway. It then moved into Penang with residential, commercial and industrial components in Simpang Ampat and workers’ dormitories in Valdor.
GUH also describes a master development on 46 acres of freehold land in Simpang Ampat that is to combine lifestyle shops, residential and commercial components. The brochure on its property website says these houses are located in SA Sentral, Simpang Ampat, but it shows no master layout, so I would not assume shops will appear at the doorstep; ask and I will get the master layout.
The honest caveat: the group’s property website was not serving any pages on 2 October 2026. On 7 October 2026 the group’s property website at guhproperties.com.my was serving pages, with a project page and a two-page brochure for these houses under the name Taman SE. The dusk street view, the interior impressions and the coloured floor plan on this page are taken from that website; the other artist’s impressions, the plans and the specification list are taken from the advertisement filed with the register. Everything on this page comes from the housing register, the advertisement filed with it, the group’s corporate site and its property website. The specification names materials and counts fittings but gives no brands, and it does not say whether the scheme is gated, so treat brands and gate arrangements as questions, not facts.
Frequently asked questions
How many houses are there at SA Terraces?
61 two-storey terrace houses. The government register and the developer’s filed advertisement give the same total.
The lots are numbered PT 4433 to PT 4493. The register marks 18 of them as Bumiputera-quota lots.
Is SA Terraces freehold?
Yes, according to the developer: the advertisement filed with the housing register states ‘hakmilik kekal’, which is freehold tenure.
As with any purchase, your solicitor’s title search at signing is the final word on tenure and on any charge registered against the land.
What are the lot and house sizes at SA Terraces?
Intermediate lots run from 20 ft × 60 ft up to 21.9 ft × 60 ft or 20 ft × 77.2 ft. End lots run from 20 ft × 60 ft up to 41 ft × 60 ft or 20 ft × 78.2 ft. A standard 20 ft × 60 ft lot is 1,200 sq ft of land.
The register records each house at 165 to 188 sq m, about 1,776 to 2,024 sq ft, with three bedrooms and two bathrooms. The filed drawing labels four rooms, the advertisement’s specification counts three WCs, and the brochure on the developer’s website labels four bedrooms and three bathrooms, so I will confirm the room count and built-up area for the exact lot you are considering.
Can foreigners buy at SA Terraces?
No. The top of the permit band is RM956,888, and Seberang Perai’s minimum for a non-citizen buying landed property is RM1,000,000. Bumiputera-quota lots are closed to foreigners as well.
If you are a foreign buyer set on a landed home on the mainland, tell me your budget and I will point you to schemes that clear the state floor, and explain the state consent, the levy and the flat 8% stamp duty for non-citizens.
When will SA Terraces be completed?
The developer’s advertisement gives October 2026 as the expected completion, and the register shows the houses 90.29% built and on track in October 2026. The completion certificate had not been recorded when I checked.
Contractually, delivery is 24 months from your sale and purchase agreement under Schedule G. The register’s first agreement is dated 28 November 2025, so the latest date under that agreement is 28 November 2027.
Which lot should I choose — intermediate or end?
An intermediate lot gives you the standard 20-ft frontage and neighbours on both sides. End lots can be far wider, up to 41 ft, which means side land for a garden or extra parking — and more boundary to maintain.
The deeper lots, up to 77.2 ft or 78.2 ft, give a longer back yard than the 60-ft ones. With 32 open-market houses unsold on the register when I read it, there is still a real choice; ask me for the site plan with the remaining lots marked.
What is the price and the maintenance fee?
The only public price information is the government permit band: RM647,794 to RM956,888 — the band on the advertising permit, not the price of any unit. I will not repeat figures from property portals.
The developer has not published any monthly charges, or whether the scheme is gated. Message me and I will send the current price list, the remaining lots and the charges in writing.
How does SA Terraces compare with Orchard Villa?
They are 1.4 km apart in a straight line and aimed at different buyers. Orchard Villa is a completed estate of 91 detached houses; SA Terraces is 61 new terrace houses on 20-ft-wide lots, still under construction.
If you want a house you can inspect and move into, and the land that comes with a detached home, look at Orchard Villa. If you want a brand-new freehold terrace in Simpang Ampat town with the builder’s defect liability period ahead of you, this is the one.
Is Simpang Ampat practical for daily life or for renting out?
For daily life: SMK Simpang Empat is 505 m away in a straight line, the KTM station 423 m, the Bandar Tasek Mutiara government clinic 1.5 km and AEON Mall Bukit Mertajam 4.3 km. Simpang Ampat is a working mainland town, not a resort address.
For renting: demand in this district comes from people working at Batu Kawan Industrial Park, 7.2 km away, and the factories around Bukit Minyak. I do not quote rental figures; a two-storey terrace here suits a family tenant more than room-by-room letting, and I can tell you what is actually being asked on the ground.
Get the current price list and unit availability
Developer pricing moves, and the good stacks go first. Tell me your budget and whether you’re buying to live in or to let — I’ll send back the units that actually fit, not a generic brochure.
No agent fee payable by the buyer on new developer launches
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 2026-10-08 against the KPKT housing register, the developer’s advertisement filed with it, GUH Holdings’ corporate website, and the GUH Properties project page and brochure. 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: GUH Development (1 development 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).
6718-4 · TAMAN SIMPANG EMPAT
Overall status: Lancar — on schedule
| Component | Bed / bath | Built-up | Units | Price on the permit | Complete |
|---|---|---|---|---|---|
| Rumah Teres 2 storeys Lancar | 3 / 2 | 165 – 188 m² | 61 | RM647,794.00 – RM956,888.00 | 90.29% |
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 2026-10-08, project code 6718-4. 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.