Taman Bistari Indah @ Nibong Tebal, Penang
A street-scale scheme of 66 freehold two-storey terrace houses on Jalan Ooi Kar Seng, 151 m in a straight line from SJK(C) Pai Teik and 1.2 km from Nibong Tebal’s KTM station. The register shows it 29.85% built and on track. The whole permit band sits below mainland Penang’s floor for landed homes, so foreigners cannot buy here.
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Taman Bistari Indah @ Nibong Tebal, 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
- Taman Bistari IndahHousing developer’s licence held by Capaian Setia Sdn. Bhd.
- Where it is
- Jalan Ooi Kar Seng, Nibong TebalSeberang Perai Selatan, mainland Penang · 151 m from SJK(C) Pai Teik
- Tenure
- Freehold‘Kekal’ on the advertisement filed with the register, which also records no encumbrance on the land
- Property type
- Two-storey terrace housesSold under Schedule G, the statutory agreement for landed homes
- Units
- 66Lots PT 2905 to PT 2970 on the register’s unit list
- House size
- 164–169 sq mAbout 1,765 to 1,819 sq ft · four bedrooms, three bathrooms on the register · land at least 20 ft × 70 ft on the developer’s website
- Facilities
- None publishedNeither the register nor the filed advertisement lists shared facilities; ask before assuming a guardhouse or playground
- Completion
- Expected December 2027Date on the filed advertisement · register shows 29.85% built, on track
- Government permit
- 7464-14/11-2027/0957(A)-(L)Valid 12 Nov 2025 to 11 Nov 2027
- Foreign buyers
- Not open to foreignersThe whole permit band is below Seberang Perai’s RM1,000,000 floor for landed property
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Six things to know about Taman Bistari Indah before you ask for a price
Four are reasons a south Seberang Perai family would put it on the list; two are points to settle first. Each one traces back to the government register or to the advertisement the developer filed with it.
Freehold land with nothing charged against it
The advertisement Capaian Setia filed with the housing register gives the tenure as ‘Kekal’ (freehold) and the land encumbrance as ‘Tiada’ (none). Many schemes are built on land charged to a bank; this one, on the developer’s own filing, is not. Your solicitor’s title search confirms it at signing.
A Chinese primary school 151 m away
SJK(C) Pai Teik stands 151 m from the register’s coordinates for this project, on the same road. SMK Methodist is 875 m off and the KTM station 1.2 km, all straight-line. For a household with primary-age children, the school run can be done on foot.
The licensee has finished streets you can inspect
Capaian Setia’s other Nibong Tebal scheme, Taman Nuri Emas, lies 2.0 km away. The register lists six filings there totalling 88 two-storey semi-detached houses, every one marked completed with its certificate of completion and compliance. You can walk those streets and judge the workmanship before committing to this one.
Placed for the Batu Kawan and expressway commute
The Jawi toll plaza on the North–South Expressway is 2.7 km away in a straight line, Batu Kawan Industrial Park 6.7 km and USM’s Engineering Campus 3.5 km. That is the practical case for Nibong Tebal: a landed house within a short drive of the factories and the campus.
Malaysians only, and 20 lots carry a Bumiputera quota
The permit band tops out at RM840,420, under the RM1,000,000 floor that applies to foreigners buying landed homes on the mainland, so non-citizens are out. The register’s unit list also marks 20 of the 66 lots as Bumiputera-quota lots. Ask me which lots are open to you.
Early days, and a few basics are still unpublished
On the day I read the register, 3 of the 66 houses were recorded as sold and the work stood at 29.85%. The scheme is marketed on the website of the Asiabina group (asiabina.com), whose brochure names Capaian Setia as the developer and gives the same Parit Buntar address; that site states a minimum land area of 20 ft × 70 ft and a minimum built-up of 20 ft × 45 ft. The advertisement filed with the register carries a floor plan, drawn 6,096 mm (20 ft) wide, and a specification sheet. What neither source gives is the land area lot by lot, a site plan or any shared facilities. I will get those in writing for you.
The whole development, decoded
Every number here is the developer’s own or the government register’s.
Open lots and quota lots
Open lots
The register’s unit list marks 46 of the 66 terrace lots as outside the Bumiputera quota. Three of them were recorded as sold when I read it on 2 October 2026, leaving 43. These are the lots any Malaysian citizen can buy; the house on each is the same two-storey terrace of 164 to 169 sq m. Which of them are end lots, and how much land each carries, is on the developer’s lot schedule, not on the register.
Bumiputera-quota lots
Twenty lots are flagged on the register as Bumiputera-quota units, and none of them was recorded as sold on the day I read it. They are the same terrace house, but they may only be sold to Bumiputera buyers unless the state authority releases them. If you qualify, ask me which rows they are in; if you do not, these 20 are not part of your shortlist and they are closed to foreigners in any case.
Where the project is now
One house type at Taman Bistari Indah
A single product: the two-storey terrace. The register gives a floor area band of 164 to 169 sq m and a room count. The plan below is from the developer’s advertisement filed with the government register: living, dining, kitchen, one bedroom and a bathroom on the ground floor; the master bedroom, two more bedrooms, a family area and a study upstairs. A coloured version with room labels, from the developer’s website, is in the gallery further down.
2-Storey Terrace — 1,765 sq ft
Get this floor planLocation map, coloured floor plan and the shop offices
Where Taman Bistari Indah @ Nibong Tebal, Penang sits
Jalan Ooi Kar Seng in Nibong Tebal, in the far south of mainland Penang and part of the Seberang Perai Selatan district — 151 m in a straight line from SJK(C) Pai Teik, 1.2 km from the KTM station and 2.7 km from the Jawi toll plaza.
Pinned to the coordinates filed with the national housing register for project 7464-14, which fall on Jalan Ooi Kar Seng beside the existing Taman Bistari neighbourhood. Distances are straight-line from that point.
- SJK(C) Pai Teik151 mstraight-line
- Taman Bistari Jaya (separate scheme)781 mstraight-line
- SMK Methodist, Nibong Tebal875 mstraight-line
- Nibong Tebal KTM station1.2 kmstraight-line
- Jawi toll plaza, North–South Expressway2.7 kmstraight-line
- USM Engineering Campus3.5 kmstraight-line
- Hospital Sungai Bakap5.9 kmstraight-line
- Batu Kawan Industrial Park6.7 kmstraight-line
- Second Penang Bridge20.8 kmstraight-line
On the government register it is project 7464-14 — 66 terrace houses, 29.85% built
The housing developer’s licence belongs to Capaian Setia Sdn. Bhd. (7464), a company with a Parit Buntar business address. Taman Bistari Indah is filed as a single component: 66 two-storey terrace houses in the Seberang Perai Selatan district.
| Project code | Registered name | Advertising permit | Permit expires | Units | Bed / bath | Status |
|---|---|---|---|---|---|---|
| 7464-14 | Taman Bistari Indah — two-storey terrace houses | 7464-14/11-2027/0957(A)-(L) | 11 Nov 2027 | 66 | 4 / 3 | 29.85% 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=7464-14
66 houses, 3 recorded as sold, 20 under the Bumiputera quota
The register’s unit list itemises 66 terrace lots, PT 2905 to PT 2970. On the day I read it, 3 were recorded as sold and 63 as not yet sold. Of those 63, 20 are marked as Bumiputera-quota lots and 43 are open lots. Sales recorded on the register lag the sales office, so treat this as a floor, not a live count.
What the permit band means — and why foreigners are out
The advertising permit records a minimum of RM792,120 and a maximum of RM840,420 across the 66 houses. That is the band on the advertising permit, not the price of any unit. In Seberang Perai a foreigner may only buy landed property at RM1,000,000 or above, with state consent. The entire band is below that line, so Taman Bistari Indah is a Malaysians-only scheme.
Schedule G, 24 months, no extension on record
The sale and purchase agreement is Schedule G, the form for landed homes, with the standard 24-month delivery period and no approved extension recorded. The first agreement on the register is dated 11 April 2026, which puts the latest delivery date under that agreement at 11 April 2028. Your own 24 months run from the date you sign.
29.85% built, certificates still to come
The latest 7(f) progress return reports the terrace component at 29.85% and ‘lancar’ (on track). No certificate of completion and compliance or vacant possession date is recorded yet. The filed advertisement names December 2027 as the expected completion, building plans approved by Majlis Bandaraya Seberang Perai under reference MBSP/40/20-71/53 (16). December 2027 is a target; the contractual date is the one in your agreement.
About Capaian Setia
Capaian Setia Sdn. Bhd. holds housing developer’s licence 7464, valid from 8 December 2022 to 7 December 2027 on its filed advertisement. Its business address is in Taman Damai, Parit Buntar, just across the state line in Perak. The register’s developer record counts 14 projects under the licence, in Nibong Tebal on the Penang side and in the Parit Buntar, Bagan Serai and Kuala Kurau postcodes on the Perak side.
In Nibong Tebal its record is Taman Nuri Emas, 2.0 km from this site in a straight line. Six filings there add up to 88 two-storey semi-detached houses, and the register marks all six ‘Siap Dengan CCC’ — completed with the certificate of completion and compliance. The two most recent certificates are dated 9 July 2026.
Taman Bistari Indah is a change of product for the company in this town: its Nibong Tebal filings so far were semi-detached pairs released 8 or 16 at a time, while this is 66 terrace houses under one permit. The advertisement filed with the register names FD Foo Architects as the architect.
One honest note on the record. The earliest Nuri Emas filing, 7464-7, shows an approved 11-month extension on top of its 24-month delivery period; the later filings show none. Capaian Setia has no website under its own name that I could find. Its schemes appear on the website of the Asiabina group (asiabina.com), whose brochure for this project names Capaian Setia as the developer; the full facade view, the location map and the coloured floor plan in the gallery come from there. The same site lists double-storey shop offices under the Taman Bistari Indah name on Jalan Ooi Kar Seng, a separate product outside project 7464-14. It publishes no site plan or facilities list. The first facade image and the floor-plan drawing are from the filed advertisement, and the rest I will ask the developer for directly.
Frequently asked questions
How many houses are there at Taman Bistari Indah?
66 two-storey terrace houses, filed as one component under project code 7464-14. The register’s unit list runs from lot PT 2905 to PT 2970.
When I read the register on 2 October 2026, 3 houses were recorded as sold. Of the 63 not yet sold, 20 are Bumiputera-quota lots and 43 are open lots.
Is Taman Bistari Indah freehold?
Yes, on the developer’s own filing: the advertisement lodged with the housing register states the tenure as ‘Kekal’, which is freehold.
The same document records the land encumbrance as ‘Tiada’ — none. Your solicitor’s land search at signing is the final confirmation of both.
How big are the houses, and how many rooms?
The register records 164 to 169 sq m per house, about 1,765 to 1,819 sq ft, over two storeys, with four bedrooms and three bathrooms.
The floor plan on the developer’s advertisement filed with the government register draws the house 6,096 mm (20 ft) wide. The developer’s website gives a minimum land area of 20 ft × 70 ft and a minimum built-up of 20 ft × 45 ft, and lists the upstairs study alongside the four bedrooms. Land lot by lot is not published. Ask me for the lot schedule so you can see which lots are intermediate, which are end lots and how much land each carries.
Can foreigners buy at Taman Bistari Indah?
No. The permit band runs from RM792,120 to RM840,420, and a foreigner buying landed property in Seberang Perai must buy at RM1,000,000 or above with state consent. Every house here falls short of that.
If you hold a foreign passport and want a landed home in south Seberang Perai, tell me your budget and I will show you schemes that clear the state floor, and explain the state levy and the flat 8% stamp duty for non-citizens.
When will Taman Bistari Indah be completed?
The filed advertisement gives December 2027 as the expected completion date. In October 2026 the register shows the houses 29.85% built and on track.
The contract is Schedule G: delivery within 24 months of your sale and purchase agreement. The first agreement on the register is dated 11 April 2026, so the latest date under that agreement is 11 April 2028.
Which lot should I choose?
With one house type, the choice is about position. Ask for the site plan and look at three things: whether the lot is intermediate or at the end of a row, how far it sits from Jalan Ooi Kar Seng and its school-hour traffic, and which way the frontage faces for afternoon sun.
Remember that 20 lots are reserved under the Bumiputera quota. With only 3 sales recorded so far, most open lots should still be there to pick from; I will confirm the current list with the developer.
What is the price, and are there monthly fees?
The only public price information is the government permit band, RM792,120 to RM840,420 — the band on the advertising permit, not the price of any unit. I do not repeat figures from property portals.
Nothing is published about monthly charges, or about whether the scheme will be gated or guarded. Message me and I will send the developer’s current price list and put the question about charges to them in writing.
How does Taman Bistari Indah compare with Taman Bistari Jaya?
They are 781 m apart and by different licensees. Taman Bistari Jaya has 54 houses — 42 terraces of 167 to 173 sq m and 12 semi-detached houses of 201 sq m — and is further along at 45% built, though the register currently marks it ‘lewat’ (late). Taman Bistari Indah has 66 terraces of 164 to 169 sq m, is at 29.85% and is marked on track.
If you want a semi-detached house or the larger room count the register shows for Jaya’s terraces, look there. If a Chinese primary school 151 m away and unencumbered freehold land matter more, this is the one. I can lay the two side by side for you.
Is this part of Nibong Tebal practical for daily life or for renting out?
For daily life: SJK(C) Pai Teik is 151 m away, SMK Methodist 875 m, the KTM station 1.2 km and Hospital Sungai Bakap 5.9 km, all straight-line. Larger shopping means Batu Kawan, where the industrial park is 6.7 km off.
For letting: demand for a whole landed house in this town comes mainly from families tied to the Batu Kawan factories and from groups connected to USM’s Engineering Campus, 3.5 km away. I do not quote rental figures; ask me what comparable houses are actually letting for before you buy with tenants in mind.
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 2026-10-07 against the KPKT housing register, the advertisement Capaian Setia filed with it and the developer’s website. 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: Capaian Setia (2 developments on this site)
Where it is: Nibong Tebal, 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).
7464-14 · TAMAN BISTARI INDAH
Overall status: Lancar — on schedule
| Component | Bed / bath | Built-up | Units | Price on the permit | Complete |
|---|---|---|---|---|---|
| Rumah Teres 2 storeys Lancar | 4 / 3 | 164 – 169 m² | 66 | RM792,120.00 – RM840,420.00 | 29.85% |
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 7464-14. 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.