Clearwater Bay Resort @ Ipoh
A gated lakeside enclave of 74 lots in Waterfront City, Lahat, with four house types from a 1,322.75 sq ft single-storey semi-D to a 4,933 sq ft 2½-storey bungalow — three of the four already completed with CCC.
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Clearwater Bay Resort at a glance
Every figure below comes from the developer’s own brochures, building specifications, floor plans and layout plan, cross-checked against Ipoh Echo (February 2019) and the November 2012 launch report. Where the developer has not published something, I say so.
- Location
- Bandar Lahat Mines (Waterfront City), 31500 Lahat, IpohDeveloper’s GPS: 4°32′34″N 101°2′25″E
- Type of building
- Gated & guarded landed homesSingle-storey semi-D, 2-storey semi-D, 2-storey and 2½-storey bungalows
- Total units
- 74 lots (A1–A74)Numbered on the developer’s layout plan
- Tenure
- Leasehold, 99 yearsExpires 13 October 2107 (about 81 years left in 2026)
- Land title
- PT 247961, ‘Lahat Mines Resort’ (Phase II)Mukim Hulu Kinta, Daerah Kinta — as printed on the Mirage specification
- Built-up range
- 1,322.75 – 4,933 sq ftMirage to Kingston
- Land size
- 36′ x 83′ semi-D · 45′ x 102′ bungalowCorner plans up to 7,159 sq ft (Kingston corner)
- Bedrooms
- 3 to 5 bedroomsPlus utility, study or AV room on the larger types
- Completion
- Kingston, Kensington, Mirage: completed with CCCManor: built after purchase (developer summary, Aug 2022)
- Developer
- Sunrise Palace Sdn Bhd (720136-A)Sister company of Excellent Realty Sdn Bhd, Waterfront City
- Developer’s licence
- 10217-3/01-2020/01156(L)As legible on the 2019 Mirage brochure; validity 16/01/2019–15/01/2020
- Approving authority
- Majlis Bandaraya Ipoh (MBI)
What would you like to know?
Jump straight to the part you came for.
6 things that actually separate Clearwater Bay Resort from the rest of Lahat
Not a feature list. These are the points I would check first if I were buying here, with the trade-off next to each one.
A lake on one side, and the layout proves it
The developer’s layout plan runs lots A1–A24 along a 100-ft (30.48 m) reserve with a recreation zone beyond it, and the roof-terrace photos from Kingston look straight onto the water. Trade-off: the interior rows (A25–A74) face other houses, not the lake — ask me which row a given lot sits on.
Three types are finished, with CCC
Kingston, Kensington and Mirage are 100% built with CCC (developer summary, August 2022). You inspect the actual house, not a render. Trade-off: some houses have stood completed for years; the developer allows one defect claim, repaired after the SPA is signed, so do a proper inspection first.
A size ladder from 1,322 to 4,933 sq ft
Four types in one gated estate: Mirage 1,322.75 sq ft, Kensington 2,947 sq ft, Manor 3,181 sq ft, Kingston 4,933 sq ft. Downsizers and big families can live on the same street.
A single-storey semi-D with 4.5 m ceilings
Mirage is a 4-bedroom, 3-bathroom single-storey semi-D on 36′ x 83′, with 4.5 m ceilings reported by Ipoh Echo. Single-storey gated homes are uncommon in Ipoh. Trade-off: the Mirage specification is single-phase supply, while Kingston and Manor are 3-phase.
Leasehold, and I will not hide it
The title is a 99-year lease expiring 13 October 2107 — roughly 81 years remaining in 2026. That is a long runway for owner-occupiers, but resale buyers and some banks weigh remaining lease, so factor it in against freehold alternatives.
3 km to the North–South Expressway
The developer puts the site 3 km from the NSE and about 5 minutes from AEON Mall Station 18 and Menglembu. You are on the Lahat side of Ipoh: good for Batu Gajah, Simpang Pulai and the highway, less so for Tambun or the north.
Estate, specification and what is on the record
Clearwater Bay Resort sits inside Waterfront City, a township reported at 303 hectares (Ipoh Echo, 2019), built by the Excellent Realty / Sunrise Palace group around former mining land and its lake.
The estate and the specification, by where they sit
This is a landed enclave, not a condo with a clubhouse. What you get is a guarded perimeter, open space on the plan and a solid specification inside the house.
Estate & security
- Gated & guarded (24-hour guarding announced at the 2012 launch)
- 40-ft (12.192 m) internal roads
- Children’s playground and open space (lot A78)
- Green buffers (Kawasan Hijau) and 20-ft pedestrian walkways
- TNB substation on site
- Recreation zone along the lake side
Kingston & Manor specification
- Reinforced concrete structure
- 3-phase wiring, hot water piping, security alarm wiring
- Kingston: 45 lighting, 25 power and 6 air-cond points; 6 WCs
- Manor: 37 lighting, 20 power and 6 air-cond points; auto gate and CCTV system
- Laminated floor boards in master bedroom and family hall
- Brick-wall fencing; MS folding and sliding gate
Mirage specification
- Matt black powder-coated frames with green tinted glass
- Ceramic tiles in living, bedrooms and bathrooms
- Concrete-imprint car porch
- 16 lighting, 11 power and 5 ceiling-fan points
- TM fibre-optic point
- Single-phase electrical supply
What is on the record, and when
All 4 published layouts, smallest to largest
Each house type is its own product with its own land size. Corner plots are larger and irregular, so always check the land area printed in the SPA schedule for the exact lot.
Mirage — 1,322.75 sq ft, 4 bedrooms (single-storey semi-D)
Everything on one floor: master bedroom with its own bathroom, three more bedrooms, living, dining and kitchen, with a car porch at the front and side terraces. The corner plans in the developer’s file show larger land of 4,694 and 5,085 sq ft. One caution: the developer’s summary lists a 2,988 sq ft built-up against one corner plan, which does not match the standard 1,322.75 sq ft drawing — ask me for the SPA schedule figure before you rely on either.
💬 Ask about Mirage
Kensington — 2,947 sq ft, 3 bedrooms + utility + study (2-storey semi-D)
Ground floor: living, dining, kitchen, a guest room, maid’s room with bathroom, store and yard. First floor: master bedroom with dressing area and bathroom, two bedrooms sharing a family area, and two balconies. The corner plan in the file sits on 4,256 sq ft of land. Completed with CCC.
💬 Ask about Kensington
Manor — 3,181 sq ft, 5 bedrooms + utility (double-storey bungalow)
Two bedrooms on the ground floor (useful for parents), plus living hall, dining hall, kitchen, utility and a covered terrace; upstairs, the master bedroom with dressing area, two more bedrooms, a family area and covered balconies. Important: Manor is built after you buy — in August 2022 the Manor lots were still vacant land. Get the construction period written into the SPA.
💬 Ask about Manor
Kingston — 4,933 sq ft, 4 bedrooms + utility (2½-storey bungalow)
The largest type: foyer, living, dining, kitchen with wet kitchen, guest room and terraces on the ground floor; master suite with sitting area, two bedrooms and family hall on the first floor; a lounge, AV room and roof garden on the half-storey above. The corner plan in the file is an irregular 7,159 sq ft lot, and the developer’s summary notes the show unit is fitted with a home lift. Completed with CCC.
💬 Ask about KingstonA fifth type, Madison (2-storey semi-D, 36′ x 83′, 2,562 sq ft, 4 bedrooms, 4 bathrooms), appears in the developer’s brochure; ask me whether it is still offered. All drawings are subject to change by the relevant authorities or the developer’s architect.
Clearwater Bay Resort in pictures
All images are the developer’s own artist’s impressions / photographs. Artist’s impressions are not a representation of the finished building.
💬 Ask for the full gallery and site progress photosWhere Clearwater Bay Resort sits, and what is measurably near it
Waterfront City lies on the south-west side of Ipoh, between the Ipoh–Lumut highway and Jalan Lahat, with Menglembu to the north-east and Station 18 to the east.
The map loads only when you click it, so this page does not send anything to Google before you ask it to.
Highways
- North–South Expressway (PLUS) — 3 km (developer)
- Ipoh–Lumut highway — adjacent, per the developer’s location map
- Simpang Pulai — about 15 minutes (developer)
Retail
- AEON Mall Station 18 and Lotus’s (ex-Tesco) — about 5 minutes (developer)
- Menglembu town — about 5 minutes (developer)
- Ipoh Parade — ~11 km
- AEON Mall Kinta City — ~14 km
Schools and campuses
- Primary and secondary schools in Lahat and Menglembu — ~3–6 km
- UniKL RCMP, Ipoh — ~12 km
Healthcare
- Hospital Raja Permaisuri Bainun — ~11 km
- KPJ Ipoh Specialist Hospital — ~13 km
Rail & air
- Ipoh railway station (ETS) — ~10 km
- Sultan Azlan Shah Airport — ~9 km
- Batu Gajah — about 10 minutes (developer)
- Ipoh city centre — about 15 minutes (developer)
Minutes and the 3 km expressway figure are the developer’s own (2012 launch material and project summaries). Figures marked ~ are my approximate road distances from the developer’s printed GPS point; check the exact route on Waze or Google Maps.
Advertising and sale permit — Clearwater Bay Resort
Malaysian law requires every housing advertisement to print these particulars. The only copy in my file is the April 2019 Mirage (Collection 2) brochure; its small print is a low-resolution scan, so I reproduce only what I can read and flag the rest.
| Phase | Advertising & sale permit no. | Permit validity | Approving authority / plan ref. | Building type | Tenure | Units | Target completion |
|---|---|---|---|---|---|---|---|
| Collection 2 (incl. Mirage) | 10217-3/01-2020/01156(P) — as legible | 16/01/2019 – 15/01/2020 (lapsed) | Majlis Bandaraya Ipoh; MBI OSC (120A) LB/1/23/075/12 (partly legible) | Rumah Semi-D 1 Tingkat; Rumah Semi-D 2 Tingkat; Rumah Banglo 2½ Tingkat | Leasehold 99 years, expires 13/10/2107 | 20 (1-storey semi-D) + 8 (2-storey semi-D) + bungalows (count not legible) | Not legible on my copy; developer summary: January 2021 |
| Phase 2B (Kingston & Kensington, 2012) | Not in the material I have | Not in the material I have | Majlis Bandaraya Ipoh | 2½-storey zero-lot bungalow; 2-storey semi-D | Leasehold, 99 years (developer summary) | 26 + 48 reported at launch | Completed with CCC (developer summary) |
Developer: Sunrise Palace Sdn Bhd (720136-A), No. 8, Lahat Mines 2, Bandar Lahat Mines, 31500 Lahat, Ipoh, Perak. Land encumbrance as printed: Public Bank Berhad. Tenure: Pajakan (lease). Restriction in interest as printed: transfer or lease requires the State Authority’s written consent. Master title: PT 247961, Mukim Hulu Kinta, Daerah Kinta. Verify current particulars on KPKT’s TEDUH portal.
Foreign buyers: state consent and a Perak minimum price apply
Foreigners, including Singaporeans, need Perak state consent and must meet the state’s minimum purchase price for foreigners, which is set by state policy and is generally RM1,000,000 for residential property. Confirm the current figure with me before committing; whether a particular unit qualifies depends on its price.
What is not published, and therefore not on this page
- A current advertising & sale permit for the Manor build-after-purchase lots
- The total land area of the enclave
- The exact bungalow count in the Collection 2 permit (illegible on my copy)
- CCC dates for each house type
- Whether individual titles have been issued for each lot
- Whether any lots carry a Bumiputera quota
- The current monthly guarding / maintenance charge
About Sunrise Palace Sdn Bhd and Waterfront City
Start with the fact you can check yourself. The brochure names the developer as Sunrise Palace Sdn Bhd (720136-A), No. 8, Lahat Mines 2, Bandar Lahat Mines, 31500 Lahat. Ipoh Echo (2019) describes it as the sister company of Excellent Realty Sdn Bhd (706647-X), which develops Waterfront City — a township reported at 303 hectares in Lahat.
The group has built in this one township for more than a decade. Waterfront City’s own website lists Vista Ixora, Banyan Kayangan, Water Villa 28, The Lakeside Residence, Sunrise Boulevard and Vista Tropika as completed, with The Galleria, Starhill, Rendezvous and Mont Crest as current projects. Clearwater Bay Resort itself was launched in November 2012.
It is a private, unlisted Ipoh developer, so there are no annual reports to read. What you can check is on the ground: completed houses with CCC, and your own inspection. That is where I would put your effort.
Project website: waterfrontcity.com.my (Excellent Realty Sdn Bhd). Clearwater Bay Resort is not currently listed on it.
Frequently asked questions
Can foreigners or Singaporeans buy at Clearwater Bay Resort?
Yes, subject to Perak state consent and the state’s minimum purchase price for foreigners, generally RM1,000,000 for residential property under state policy. Whether a specific unit qualifies depends on its price, so check with me before you pay anything.
Is Clearwater Bay Resort freehold or leasehold?
It is leasehold: a 99-year lease that expires on 13 October 2107, leaving about 81 years in 2026. The master title printed on the specification is PT 247961, Mukim Hulu Kinta.
Is Clearwater Bay Resort completed?
Mostly. Kingston, Kensington and Mirage were completed with CCC according to the developer’s August 2022 summary. Manor bungalows are built after purchase, so their completion depends on the construction period in your SPA.
What are the land sizes and built-ups?
Semi-Ds sit on 36′ x 83′ and bungalows on 45′ x 102′, with larger corner plots up to 7,159 sq ft. Built-ups are 1,322.75 sq ft (Mirage), 2,947 sq ft (Kensington), 3,181 sq ft (Manor) and 4,933 sq ft (Kingston).
Is it gated and guarded, and is there a maintenance fee?
Yes, it is gated and guarded, so a monthly guarding and maintenance charge applies. The amount is not in the developer’s public material; I will get the current figure for you.
How far is Clearwater Bay Resort from the highway and AEON Station 18?
The developer puts it 3 km from the North–South Expressway and about 5 minutes’ drive from AEON Mall Station 18 and Menglembu. Ipoh city centre is about 15 minutes away.
Does every house face the lake?
No. The layout plan puts lots A1–A24 along the lake-side recreation zone; the inner rows face other houses. Ask me which row a lot is on before you choose.
What is the difference between Kingston and Manor?
Both sit on 45′ x 102′ land, but Kingston is a completed 2½-storey bungalow of 4,933 sq ft with an AV room and roof garden, while Manor is a 3,181 sq ft double-storey bungalow with five bedrooms that is built after you buy.
Are there Bumiputera lots or Malay reserve land here?
Neither is stated in the developer material I have: the title is a state lease (Pajakan) with no Malay reserve notation printed. I will confirm the status of your specific lot from the title search.
How much can I borrow?
Banks generally lend up to 90% of the price for your first two residential properties and up to 70% from the third, subject to your income and credit record. Leasehold remaining term can also affect how some banks value a property.
How do I arrange a viewing?
Viewings are by appointment only, seven days a week, 10am to 6pm. WhatsApp me and I will book the slot and meet you on site.
6 things worth asking for before you book
Before you commit, get these in writing: (1) the SPA schedule with the exact land area and built-up of your lot, (2) a copy of the CCC and a defects walk-through for completed houses, (3) the current monthly guarding and maintenance charge, (4) for Manor, the construction period and the current sale permit, (5) the title status of your lot, and (6) if you are a foreign buyer, the state-consent route and timeline. I will ask for all of them on your behalf.
No obligation, and no mailing list.
Louis Koh
11 years in Malaysian property · Johor Bahru, Kuala Lumpur & Ipoh new launches · English & 中文
I work with cross-border buyers from Singapore and with local investors and owner-occupiers. I’ll tell you when a project isn’t right for you — that’s usually worth more than the brochure.
Published 2026-09-30 · Last verified 2026-09-30 against the developer’s brochures, building specifications, floor plans and layout plan, Ipoh Echo (Feb 2019) and the 2012 launch report. 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.
Ask a specific question
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Developer: Excellent Realty (Waterfront City) (8 developments on this site)
Where it is: Ipoh, Perak
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).
10217-3 · SUNRISE PALACE SDN BHD
Overall status: Siap Dengan CCC — completed
| Component | Bed / bath | Built-up | Units | Price on the permit | Complete |
|---|---|---|---|---|---|
| Rumah Sesebuah 2.5 storeys Siap Dengan CCC | — | 561 m² ≈ 6,039 sq ft | 13 | RM1,166,880.00 – RM1,417,880.00 | 100.00% |
| Rumah Berkembar 2 storeys Siap Dengan CCC | — | 299 m² ≈ 3,218 sq ft | 20 | RM688,880.00 – RM893,880.00 | 100.00% |
| Rumah Sesebuah 2 storeys Siap Dengan CCC | — | 561 m² ≈ 6,039 sq ft | 2 | RM828,880.00 – RM1,365,880.00 | 100.00% |
| Rumah Berkembar 1 storeys Siap Dengan CCC | — | 123 m² ≈ 1,324 sq ft | 20 | RM398,880.00 – RM638,880.00 | 100.00% |
| Rumah Berkembar 2 storeys Siap Dengan CCC | — | 299 m² ≈ 3,218 sq ft | 8 | RM688,880.00 – RM893,880.00 | 100.00% |
Swipe the table sideways for the rest of the columns.
Read from teduh.kpkt.gov.my on 2026-10-01, project code 10217-3. 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.