Taman Bistari Jaya @ Nibong Tebal, Penang
A first phase of 54 freehold landed homes — 42 two-storey terraces and 12 semi-detached houses — 2.0 km in a straight line from the Jawi toll plaza. The register puts it at 45% built and currently flags the work as late. The permit band crosses mainland Penang’s floor for landed homes, so foreign eligibility is decided house by house.
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Taman Bistari Jaya @ 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 Jaya, Phase 1Housing developer’s licence held by Mapahill Development Sdn. Bhd.
- Where it is
- Nibong Tebal, mainland PenangSeberang Perai Selatan district · 1.3 km from the KTM station
- Tenure
- Freehold‘Hakmilik kekal’ on the advertisement filed with the register; the land is charged to AmBank (M) Berhad
- Property type
- Two-storey terrace and semi-detachedLanded homes sold under Schedule G
- Units
- 5442 terrace houses and 12 semi-detached houses
- House sizes
- 167–201 sq mTerrace about 1,798 to 1,862 sq ft on a lot of about 24 ft by 70 ft · semi-detached about 2,164 sq ft on about 36 ft by 80 ft · lot sizes from the filed advertisement
- Facilities
- None publishedNo clubhouse, guardhouse or other shared facility is described; the site plan on the filed advertisement marks an open-space reserve (kawasan lapang) beside the semi-detached row
- Completion
- Expected March 2027Date on the filed advertisement · register shows 45% built and marks the project late
- Government permit
- 30832-1/11-2026/1057(A)-(L)Valid 20 Nov 2024 to 19 Nov 2026
- Foreign buyers
- Decided house by houseMainland floor for landed homes is RM1,000,000 · the permit band runs both below and above it
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Taman Bistari Jaya in six points: four in its favour, two to resolve
I have kept to what the housing register records and what Mapahill Development filed with it. Where those two are silent, I say so instead of filling the gap.
A choice between terrace and semi-detached
Phase 1 mixes two house types on one site: 42 terraces of 167 to 173 sq m and 12 semi-detached houses of 201 sq m. A family can weigh a shared-wall terrace against a house with a side garden without leaving the scheme.
Local buyers have already committed
The register records 24 of the 54 houses as sold — 18 terraces and 6 semi-detached. For a town of this size that is real take-up, and it means you would be joining a street that is filling, not an empty one.
Freehold title
The developer’s advertisement filed with the register states ‘hakmilik kekal’. In a landed home that you may hold for decades or pass on, a title without a lease running down matters more than any fitting inside the house.
2.0 km from the expressway interchange
Straight-line, the Jawi toll plaza is 2.0 km away, the KTM station 1.3 km and Batu Kawan Industrial Park 6.3 km. That puts it 0.7 km closer to the interchange than Taman Bistari Indah, measured the same way.
The register marks it late
Both house types are reported 45% built and the overall status is ‘lewat’ — behind schedule. The first agreement on the register requires delivery by 14 February 2027, while the developer’s own advertisement expects completion in March 2027. Go in knowing that, and read the late-delivery clause before you sign.
A first project, with little published
This is the only project on the register under Mapahill Development’s licence, and I could not find a company website. The advertisement filed with the register gives floor plans, approximate lot sizes and a site plan that marks a ‘Phase 2’ block, but the exact land area of each lot and what the later phase will contain are not public. I will ask for them in writing.
The whole development, decoded
Every number here is the developer’s own or the government register’s.
Pick your house type
Two-storey terrace
Forty-two of the 54 houses are two-storey terraces. The register records them at 167 to 173 sq m, about 1,798 to 1,862 sq ft, with five rooms and four bathrooms. When I read the unit list on 2 October 2026, 18 were recorded as sold; of the 24 remaining, 11 are Bumiputera-quota lots and 13 are open lots. The component is reported 45% built.
Two-storey semi-detached
Only 12 semi-detached houses are filed, on lots PT1391 to PT1402. Each is recorded at 201 sq m, about 2,164 sq ft, with four bedrooms and four bathrooms. Six were recorded as sold when I read the register; of the other six, four are Bumiputera-quota lots, which leaves two open lots. Progress is reported at 45%, the same as the terraces.
Where the project is now
The two house types at Taman Bistari Jaya
Two products, sized by the register: a terrace of 167 to 173 sq m and a semi-detached house of 201 sq m. The drawings, room labels and approximate lot sizes below are from the developer’s advertisement filed with the government register.
2-Storey Terrace — 1,798 sq ft
Get this floor plan
2-Storey Semi-Detached — 2,164 sq ft
Get this floor planSite plan, location map and interior for Taman Bistari Jaya
Where Taman Bistari Jaya @ Nibong Tebal, Penang sits
The northern side of Nibong Tebal, in the Seberang Perai Selatan district of mainland Penang — 2.0 km in a straight line from the Jawi toll plaza on the North–South Expressway and 1.3 km from the KTM station, north-east of the established Taman Bistari neighbourhood.
Pinned to the coordinates filed with the national housing register for project 30832-1. Distances are straight-line from that point.
- Taman Bistari Indah (separate scheme)781 mstraight-line
- SJK(C) Pai Teik866 mstraight-line
- SMK Methodist, Nibong Tebal980 mstraight-line
- Nibong Tebal KTM station1.3 kmstraight-line
- Jawi toll plaza, North–South Expressway2.0 kmstraight-line
- Econsave Jawi3.6 kmstraight-line
- Hospital Sungai Bakap5.2 kmstraight-line
- Batu Kawan Industrial Park6.3 kmstraight-line
- IKEA Batu Kawan7.1 kmstraight-line
On the government register it is project 30832-1 — 54 houses, 45% built, marked late
The housing developer’s licence is held by Mapahill Development Sdn. Bhd. (30832), a company with George Town addresses. The register describes the development as phased, and this filing — the only one under the licence — covers two components: 42 terrace houses and 12 semi-detached houses.
| Project code | Registered name | Advertising permit | Permit expires | Units | Bed / bath | Status |
|---|---|---|---|---|---|---|
| 30832-1 | Taman Bistari Jaya — two-storey terrace houses | 30832-1/11-2026/1057(A)-(L) | 19 Nov 2026 | 42 | 5 / 4 | 45% built · late |
| 30832-1 | Taman Bistari Jaya — two-storey semi-detached houses | 30832-1/11-2026/1057(A)-(L) | 19 Nov 2026 | 12 | 4 / 4 | 45% built · late |
| Total | 54 | Licensed developer: Mapahill Development Sdn. Bhd. (30832) | ||||
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=30832-1
54 houses: 24 recorded as sold, 15 open, 15 under the Bumiputera quota
The unit list itemises 42 terrace lots and 12 semi-detached lots. On the day I read it, 18 terraces and 6 semi-detached houses were recorded as sold. Of the 30 not yet sold, 15 are marked as Bumiputera-quota lots (11 terraces, 4 semi-detached) and 15 are open lots (13 terraces, 2 semi-detached). Sales recorded on the register lag the sales office, so read these as minimum figures.
What the permit band means, and where the foreign floor cuts it
The permit records RM734,620 to RM1,009,470 for the terraces and RM912,870 to RM1,197,150 for the semi-detached houses. That is the band on the advertising permit, not the price of any unit. A foreigner may buy landed property in Seberang Perai only at RM1,000,000 or above, with state consent, a 3% state levy on approval and a three-year hold before resale. Part of each band lies above that line and part below, so eligibility is decided house by house at the price in the agreement; Bumiputera-quota lots are closed to foreigners whatever the price.
Schedule G, 24 months, no extension on record
Both components are sold under Schedule G with the standard 24-month delivery period, and the register shows no approved extension. The first agreement is dated 14 February 2025, so the latest delivery date under that agreement is 14 February 2027. If a house is handed over after the date in its own agreement, Schedule G’s late-delivery clause sets out what the developer owes the buyer.
45% built, marked late, and a permit to renew
The latest 7(f) progress return reports both the terraces and the semi-detached houses at 45%, and the register’s overall status is ‘lewat’ (late). No certificate of completion and compliance is recorded. The filed advertisement expects completion in March 2027. The current advertising permit is valid to 19 November 2026; I will check that a renewal is in place before anyone signs after that date.
About Mapahill Development
Mapahill Development Sdn. Bhd. holds housing developer’s licence 30832, valid from 6 August 2024 to 5 August 2029. The register gives its registered address in Lorong Pulau Tikus and its business address in Jalan Kampar, both in George Town. Taman Bistari Jaya is the one project filed under that licence.
The advertisement lodged with the register is headed ‘Fasa 1’, and the register itself classes the development as phased. That points to more land to come: the advertisement’s site plan marks a ‘Phase 2’ block beside Phase 1, but nothing about a second phase — its size, house types or timing — is on the register or the advertisement today. Buy Phase 1 on what Phase 1 is, not on what may follow.
The same advertisement records the land as charged to AmBank (M) Berhad. That is ordinary project financing: when you sign, your solicitor obtains the bank’s redemption statement so that your lot can be released from the charge.
The honest caveats are these. There is no completed project under this licence that you can go and inspect, so the track record is this site alone. The register also marks the project late. Neither is a reason to walk away on its own, but both are questions I would put to the developer in writing before you commit, and I will.
Frequently asked questions
How many houses are there at Taman Bistari Jaya?
Phase 1 has 54 houses: 42 two-storey terraces and 12 two-storey semi-detached houses, all under project code 30832-1.
On 2 October 2026 the register recorded 24 as sold. Of the 30 remaining, 15 are open lots and 15 are Bumiputera-quota lots.
Is Taman Bistari Jaya freehold?
Yes. The developer’s advertisement filed with the housing register states ‘hakmilik kekal’, which is freehold.
The land is charged to AmBank (M) Berhad as project financing. Your solicitor’s search and the bank’s redemption statement at signing settle both points for your particular lot.
What sizes are the terrace and the semi-detached houses?
On the register the terraces are 167 to 173 sq m, about 1,798 to 1,862 sq ft, counted as five rooms and four bathrooms. The semi-detached houses are 201 sq m, about 2,164 sq ft, with four bedrooms and four bathrooms.
The developer’s advertisement filed with the government register gives approximate sizes: a terrace lot of about 24 ft by 70 ft with a building of about 24 ft by 40 ft, and a semi-detached lot of about 36 ft by 80 ft with a building of about 26 ft by 42 ft. Exact land area differs from lot to lot and is not on the register, so I can send the lot schedule for the specific lots still open.
Can foreigners buy at Taman Bistari Jaya?
Only some houses, and only with state consent. In Seberang Perai a foreigner may buy landed property at RM1,000,000 or above. The permit band here runs from RM734,620 to RM1,197,150 across the two types, so a house qualifies only if the price in its agreement reaches that floor; Bumiputera-quota lots are excluded.
A foreign buyer also pays the 3% state levy on approval and the flat 8% stamp duty for non-citizens, and cannot resell for three years. Tell me you are buying on a foreign passport and I will check which open lots, if any, clear the floor.
When will Taman Bistari Jaya be completed?
The developer’s filed advertisement expects completion in March 2027. In October 2026 the register shows 45% built and marks the project late.
Under Schedule G, delivery is due 24 months from each buyer’s agreement; for the first agreement that date is 14 February 2027. If you sign now, your own 24 months start from your signing date, but ask for the contractor’s current programme first.
Terrace or semi-detached — which should I pick?
Start with what is left. The register shows 13 open terrace lots and only 2 open semi-detached lots unsold, so the semi-detached choice is nearly gone unless you qualify for a quota lot.
Then compare how you live. The advertisement’s plans show five bedrooms in the terrace against four in the semi-detached house, which has the larger floor area, a reading area upstairs and a side boundary of its own. Both plans are on this page; ask me for the position of the open lots before deciding.
What is the price, and are there monthly charges?
The only public price information is the government permit band: RM734,620 to RM1,009,470 for the terraces and RM912,870 to RM1,197,150 for the semi-detached houses — the band on the advertising permit, not the price of any unit. I do not quote portal figures.
No monthly charge, and no gated or guarded arrangement, is published. Message me for the developer’s current price list and I will ask about charges in writing.
How does Taman Bistari Jaya compare with Taman Bistari Indah?
Similar names, different licensees, 781 m apart. Taman Bistari Indah is 66 terraces of 164 to 169 sq m by Capaian Setia, 29.85% built and on track, on land its advertisement records as unencumbered. Taman Bistari Jaya is 54 houses including 12 semi-detached, 45% built but marked late.
Indah is the pick if you want to walk to SJK(C) Pai Teik, 151 m from that site; Jaya is the pick if you want a semi-detached house or the larger terrace, and it is the only one of the two where a foreign buyer has any route in.
What is daily life like here, and will the house let?
Straight-line from the site: SJK(C) Pai Teik 866 m, SMK Methodist 980 m, the KTM station 1.3 km, Econsave Jawi 3.6 km and Hospital Sungai Bakap 5.2 km. IKEA Batu Kawan is 7.1 km away for the bigger weekend trip.
Tenants for landed houses in Nibong Tebal are typically families working in Batu Kawan Industrial Park, 6.3 km off, and staff or students of USM’s Engineering Campus, 3.7 km off. I do not publish rental figures; ask me for actual recent lettings before you count on rent.
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 2026-10-05 against the KPKT housing register and the advertisement Mapahill Development filed with it. 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: Mapahill Development (1 development 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).
30832-1 · TAMAN BISTARI JAYA
Overall status: Lewat — behind schedule
| Component | Bed / bath | Built-up | Units | Price on the permit | Complete |
|---|---|---|---|---|---|
| Rumah Berkembar 2 storeys Lewat | 4 / 4 | 201 m² ≈ 2,164 sq ft | 12 | RM912,870.00 – RM1,197,150.00 | 45.00% |
| Rumah Teres 2 storeys Lewat | 5 / 4 | 167 – 173 m² | 42 | RM734,620.00 – RM1,009,470.00 | 45.00% |
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 2026-10-08, project code 30832-1. 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.