Taman Fajar Permai (Sunrise Terraces) @ Nibong Tebal, Penang
137 freehold two-storey terrace houses on the southern edge of Nibong Tebal, 1.6 km in a straight line from the USM Engineering Campus — one house type of about 1,658 sq ft with four bedrooms, 20% built on the government register. The whole permit band sits below Seberang Perai’s floor for landed property, so foreigners cannot buy here.
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Taman Fajar Permai (Sunrise Terraces) @ 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 Fajar PermaiMarketed as Sunrise Terraces · housing developer’s licence held by Evergreen Mansion Sdn. Bhd.
- Where it is
- Nibong Tebal, mainland PenangSeberang Perai Selatan · 2.2 km from Nibong Tebal KTM station, straight-line
- Tenure
- Freehold‘Pegangan tanah: kekal’ on the advertisement filed with the register, which also records a charge to AmBank (M) Berhad
- Property type
- Two-storey terrace housesSold under Schedule G, the statutory agreement for landed homes
- Units
- 13796 open lots and 41 Bumiputera-quota lots on the register’s unit list
- House size
- 154 sq mAbout 1,658 sq ft · four bedrooms, three bathrooms · footprint about 20 ft × 41.5 ft per floor
- Facilities
- Surau site, playground, open spaceMarked on the site plan on the developer’s website, together with a sewage treatment plant and an electricity substation · no guardhouse or clubhouse is shown
- Completion
- Expected September 2027Date on the filed advertisement · register shows 20% built, on track
- Government permit
- 31026-1/03-2028/0198(N)-(L)Valid 10 Mar 2026 to 9 Mar 2028
- 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 Fajar Permai before you enquire
Four are reasons a south-Seberang Perai family would put it on the list. Two are things to settle first. Each one comes from the government register or from the advertisement the developer filed with it.
A freehold landed title
The developer’s filed advertisement states ‘Pegangan tanah: kekal’ — freehold. For a family that plans to hold the house for a generation, that removes the one question that hangs over leasehold land: what the title is worth when the children inherit it.
Four bedrooms, one of them downstairs
The floor plan on the filed advertisement puts the living room, dining area, kitchen and one bedroom on the ground floor, with the master bedroom, two more bedrooms and a family area upstairs. A ground-floor bedroom is what households with elderly parents look for first, and here it is part of the standard house.
A campus on one side, two rail stations on the other
Straight-line, the USM Engineering Campus is 1.6 km away and SMK Saujana Indah 1.1 km. Nibong Tebal KTM station is 2.2 km to the north and Parit Buntar station, across the state line in Perak, 2.4 km to the south. A university campus and two stations within 2.5 km is the whole location argument for this site.
Sales you can check yourself
The register dates the first sale and purchase agreement at 1 April 2026. Six months later its unit list shows 55 of the 137 houses as sold — 43 open lots and 12 quota lots. You do not have to take anyone’s word for how the scheme is selling; the list is public.
It is this licensee’s first registered project
Evergreen Mansion Sdn. Bhd. has exactly one project on the national register, and it is this one. At 20% built there is no finished house to walk through and no earlier scheme by the same company to inspect. You are relying on the statutory protections in Schedule G, so read the delivery and defect clauses with your solicitor.
Lot sizes are not fully published
The developer’s website and advertisement give the house’s footprint, 1,660 sq ft of built-up and a 10 ft backyard, but not the full dimensions of each lot. The site plan on the website marks a surau site, a children’s playground and open space, and shows no guardhouse or clubhouse. Ask me for the lot schedule and a written answer on what the scheme will and will not include.
The whole development, decoded
Every number here is the developer’s own or the government register’s.
Open lots and quota lots
Open lots
On the register’s unit list, 96 of the 137 houses carry no Bumiputera-quota flag. Forty-three of those were already recorded as sold when I read the list on 5 October 2026, which leaves 53. Every one of them is the same two-storey terrace of 154 sq m with four bedrooms and three bathrooms, so what separates one from another is its row, whether it is an end or corner lot, and how much land comes with it. None of that is on the register; it is on the developer’s lot schedule, which I can send you.
Bumiputera-quota lots
The other 41 houses are flagged as Bumiputera-quota units. Twelve were recorded as sold on the day I read the register and 29 were not. The house is identical to the open lots, but a quota lot can only be sold to a Bumiputera buyer unless the state authority releases it. If you qualify, ask me where the remaining 29 sit in the layout. If you do not, leave them out of your shortlist; they are closed to foreign buyers whatever the price.
Where the project is now
One house type at Taman Fajar Permai
All 137 houses are the same two-storey terrace. The register gives the floor area; the room arrangement comes from the floor plan printed on the developer’s filed advertisement.
2-Storey Terrace — 1,658 sq ft
Get this floor planThe site plan and the developer’s own map
Where Taman Fajar Permai (Sunrise Terraces) @ Nibong Tebal, Penang sits
The southern edge of Nibong Tebal in Seberang Perai Selatan, mainland Penang — 2.2 km in a straight line from Nibong Tebal KTM station, 1.6 km from the USM Engineering Campus and 2.4 km from Parit Buntar station on the Perak side of the state line.
Pinned to the coordinates filed with the national housing register for project 31026-1, not to a neighbouring landmark. Distances are straight-line from that point.
- SMK Saujana Indah1.1 kmstraight-line
- USM Engineering Campus1.6 kmstraight-line
- Nibong Tebal KTM station2.2 kmstraight-line
- Parit Buntar KTM station (Perak)2.4 kmstraight-line
- Mydin Mall Parit Buntar (Perak)2.5 kmstraight-line
- SJK(C) Pai Teik2.7 kmstraight-line
- Jawi toll plaza, North–South Expressway4.4 kmstraight-line
- Hospital Sungai Bakap8.0 kmstraight-line
- Batu Kawan Industrial Park9.4 kmstraight-line
On the government register it is project 31026-1 — 137 houses at 20% built
The housing developer’s licence is held by Evergreen Mansion Sdn. Bhd. (31026). The register lists one project under that licence, filed as Taman Fajar Permai. The name Sunrise Terraces does not appear on the register or on the filed advertisement; it is the name the developer markets the scheme under on its own website, and you will also see it written as Sunrise Terrace.
| Project code | Registered name | Advertising permit | Permit expires | Units | Bed / bath | Status |
|---|---|---|---|---|---|---|
| 31026-1 | Taman Fajar Permai — two-storey terrace houses | 31026-1/03-2028/0198(N)-(L) | 9 Mar 2028 | 137 | 4 / 3 | 20% built · on track |
Swipe sideways to see the full table →
Read from teduh.kpkt.gov.my on 5 October 2026. Check it yourself: teduh.kpkt.gov.my/semakan-status-kemajuan?kodProjek=31026-1
137 houses on the register, 137 on the advertisement
The register files Taman Fajar Permai as a single component: 137 two-storey terrace houses of 154 sq m, each with four bedrooms and three bathrooms. The developer’s advertisement gives the same total. The unit list numbers the houses 001 to 137 on Lot 666 and Lot 700 (titles GRN 9669 and GM 168). Of the 137, 96 are open lots and 41 are Bumiputera-quota lots; on the day I read it, 55 were recorded as sold and 82 as not yet sold.
What the permit band tells you — and why foreigners are out
The advertising permit records a minimum of RM603,000 and a maximum of RM733,000. That is the band on the advertising permit, not the price of any unit. On the Penang mainland a non-citizen may only buy landed property at RM1,000,000 or above, with state consent. The whole band is below that floor, so Taman Fajar Permai is not open to foreign buyers.
Schedule G, 24 months, no extension on record
The sale and purchase agreement is Schedule G (landed, individual title) with the standard 24-month delivery period, and the register records no amendment or approved extension. The first agreement is dated 1 April 2026, which puts the latest delivery date under that agreement at 1 April 2028. Your own 24 months run from the date of your agreement.
20% built, certificates still to come
The register reports the terrace houses at 20% complete with the status ‘lancar’ (on track). No certificate of completion and compliance and no vacant possession date is recorded yet. The filed advertisement gives September 2027 as the expected completion date — a target the developer has set itself, not the contractual deadline.
About Evergreen Mansion
Evergreen Mansion Sdn. Bhd. is the company that holds the housing developer’s licence for this scheme. Its licence, number 31026, runs from 8 May 2025 to 7 May 2030, and the company registration number printed on its advertisement, 202201021722, is a 2022 number. The register shows the developer as active.
The advertisement gives the company’s address as Jalan Perniagaan Seri Juru in Simpang Ampat, and the register lists no website for it, but the company does run one: evergreenmansion.my, which presents the scheme as Sunrise Terraces and says the company has delivered more than a thousand homes through a related company. The first image, the floor plan and the location map on this page come from the developer’s advertisement filed with the government register; the two further street views and the site plan come from the developer’s website.
What the advertisement does say about the scheme is short. It describes the houses as designed for comfort and as a place where modern elegance meets quiet suburban living, shows a location map that picks out the North–South Expressway, the Jawi toll plaza, the USM Engineering Campus, SMK Saujana Indah and the two railway stations, and names Majlis Bandaraya Seberang Perai as the approving authority. It also records that the land is charged to AmBank (M) Berhad, which is ordinary project financing; your solicitor handles the redemption statement at signing.
The honest caveat is track record. Taman Fajar Permai is the only project registered under this licence, so there is no completed scheme under the same licence for you to visit; the website’s claim of more than a thousand homes delivered through a related company names no projects, so ask which ones they are. That does not make it a poor buy, but it does mean the things you would normally take on trust from an established name should be confirmed in writing here: specifications, the lot you are buying, and the progress claims certified by the architect at each stage.
Frequently asked questions
How many houses are there at Taman Fajar Permai?
137 two-storey terrace houses. The government register and the developer’s filed advertisement give the same total.
The register’s unit list splits them into 96 open lots and 41 Bumiputera-quota lots. On 5 October 2026, 55 were recorded as sold and 82 as not yet sold.
Is Taman Fajar Permai freehold?
Yes, according to the developer: the advertisement filed with the housing register states ‘Pegangan tanah: kekal’, which is freehold tenure.
The same advertisement records a charge on the land to AmBank (M) Berhad as project financing. Your solicitor’s title search at signing is the final word on both the tenure and the charge.
How big are the houses and what is the layout?
The register records every house at 154 sq m, about 1,658 sq ft, with four bedrooms and three bathrooms. The filed advertisement shows an approximate footprint of 20 ft × 41.5 ft on each of the two floors, which works out to roughly the same figure.
Downstairs: living room, dining area, kitchen and one bedroom. Upstairs: the master bedroom, two more bedrooms and a family area. The developer’s website adds a 10 ft backyard, but the full lot dimensions are not on the website, the advertisement or the register, so ask me for the lot schedule.
Can foreigners buy at Taman Fajar Permai?
No. The permit band runs from RM603,000 to RM733,000, and on the Penang mainland a non-citizen can only buy landed property priced at RM1,000,000 or above. Bumiputera-quota lots are closed to foreigners in any case.
If you are a foreign buyer looking at south Seberang Perai, tell me your budget and I will point you to homes that clear the state floor, and walk you through state consent, the 3% levy and the flat 8% stamp duty for non-citizens.
When will Taman Fajar Permai be completed?
The developer’s filed advertisement gives September 2027 as the expected completion date. In October 2026 the register shows the houses 20% built and on track.
Contractually, Schedule G gives the developer 24 months from the date of your sale and purchase agreement. The first agreement on the register is dated 1 April 2026, so the latest delivery date under that agreement is 1 April 2028.
Which lot should I choose?
Start with eligibility: 53 open lots were still unsold on the register when I read it, and those are the ones every Malaysian buyer can pick from. The 29 unsold quota lots are for Bumiputera buyers.
After that it is position, since the house itself is identical. Ask for the layout plan and check which rows face the morning sun, which lots are end or corner units with extra land, and how far each row is from the entrance road. I will mark the unsold lots on the plan for you.
What is the price, and are there monthly fees?
The only public price information is the government permit band: RM603,000 to RM733,000 — the band on the advertising permit, not the price of any unit. I do not repeat figures from property portals.
Neither the advertisement nor the developer’s website mentions a monthly charge; the site plan shows a surau site, a playground and open space, which are normally handed over to the local council. Message me and I will send the current price list, the lots still available and, in writing, whether any recurring charge applies.
How does it compare with Taman Bistari Indah?
Taman Bistari Indah is the smaller scheme 2.7 km to the north: 66 two-storey terrace houses of 164 to 169 sq m, also freehold with four bedrooms and three bathrooms, by a licensee with earlier projects in the town. Taman Fajar Permai has 137 houses of 154 sq m and comes from a first-time licensee.
Location is the real difference. Bistari Indah sits in the school belt of the town, 151 m from SJK(C) Pai Teik; Fajar Permai is on the southern side, 1.6 km from the USM Engineering Campus and 2.4 km from Parit Buntar station. Choose by where your family’s day actually happens.
Is this part of Nibong Tebal practical for daily life or for renting out?
For daily life, straight-line distances are: SMK Saujana Indah 1.1 km, Nibong Tebal KTM station 2.2 km, Mydin Mall Parit Buntar 2.5 km, SJK(C) Pai Teik 2.7 km, the Jawi toll plaza 4.4 km and Hospital Sungai Bakap 8.0 km. Batu Kawan Industrial Park is 9.4 km away for those who commute to the factories.
For renting, the obvious source of tenants is the USM Engineering Campus, 1.6 km away, along with people working in Batu Kawan. I do not quote rental figures. A four-bedroom terrace is a family house first; treat rental as a fallback and check current asking rents on the ground before you count on it.
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 2026-10-05 · Last verified 2026-10-08 against the developer’s advertisement filed with the housing register, the developer’s website (evergreenmansion.my), and the KPKT housing register. 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: Evergreen Mansion (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).
31026-1 · TAMAN FAJAR PERMAI
Overall status: Lancar — on schedule
| Component | Bed / bath | Built-up | Units | Price on the permit | Complete |
|---|---|---|---|---|---|
| Rumah Teres 2 storeys Lancar | 4 / 3 | 154 m² ≈ 1,658 sq ft | 137 | RM603,000.00 – RM733,000.00 | 32.01% |
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 31026-1. 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.