Desa Rishah Indah @ Ipoh
Phase 2 is 42 double-storey terrace houses on 22′ x 70′ lots with a fully extended 2,403 sq ft built-up and 4 bedrooms, each with its own bathroom — permit current, target completion 31 December 2027.
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Desa Rishah Indah Phase 2 at a glance
Every figure below is from the developer’s Phase 2 flyer (including its statutory advertisement particulars), the developer’s project brief and layout plan, and my own April 2026 site photos.
- Location
- Jalan Rishah Indah 7, Desa Rishah Indah, IpohBetween Buntong and Menglembu, off Jalan Kledang Utara
- Type of building
- Double-storey terrace house (rumah teres dua tingkat)
- Total units
- 42 (Phase 2)In 3 blocks
- Tenure
- LeaseholdExpires 29 October 2096 (about 70 years left in 2026)
- Title
- Individual titleNo land encumbrance printed
- Built-up
- 2,403 sq ftFully extended, per developer
- Land size
- 22′ x 70′Corner units add a side garden
- Bedrooms
- 4 bedrooms, 4 bathroomsEvery bedroom has its own bathroom
- Target completion
- 31 December 2027Statutory particulars; 24 months from SPA per developer
- Developer
- Associated Builders And Contractors Sdn BhdCompany no. 196801000144 (7746-W)
- Developer’s licence
- 8283/10-2030/0508(A)Valid 13/10/2025 – 12/10/2030
- Approving authority
- Majlis Bandaraya Ipoh (MBI)
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6 things that actually separate Desa Rishah Indah from other Ipoh terraces
Not a feature list. These are the points I would weigh if I were buying a terrace in west Ipoh, with the catch next to each one.
2,403 sq ft on a 22-ft lot
The developer builds the house fully extended, giving 2,403 sq ft on a 22′ x 70′ lot — wider than the common 20-ft Ipoh terrace. Trade-off: an extended house leaves little backyard, so drying space and a garden are limited.
Four bedrooms, four bathrooms
Every bedroom has its own attached bathroom, and one bedroom is on the ground floor for elderly parents. The developer’s brief also lists two family halls, one on each floor.
A current, checkable permit
Advertising & sale permit 8283-22/12-2027/1022(N)-(L), valid to 23/12/2027, with the developer’s licence running to 2030. You can check both on KPKT’s TEDUH portal before you pay anything.
Daily needs within 1 km
By the developer’s Google Maps figures: 99 Speedmart 650 m, SMK Buntong 850 m, KFC 1.0 km, AEON Big 3.0 km and Ipoh city centre 5.6 km. This is an established neighbourhood, not a green field.
Leasehold with about 70 years left
The lease expires on 29 October 2096. For an owner-occupier that is a working lifetime, but resale buyers and banks look at remaining term, so price it against freehold alternatives honestly.
No guardhouse, no maintenance fee
It is an open terrace street: no monthly maintenance fee, but no guarding either. The developer includes a ground-floor alarm system and a motorised gate; budget for your own grilles if you want more.
Estate, specification and what is on the record
Phase 2 extends the developer’s existing Desa Rishah Indah scheme: a long row of terraces along a 40-ft road reserve, beside an open field, with the Phase 1 show house one street away on Jalan Rishah Indah 7.
Estate and specification, by where they sit
A terrace scheme has no clubhouse. What counts is the street, the open space on the plan and the specification inside the house.
Estate
- Open (non-gated) terrace streets, no guardhouse
- Next to a public open field (Kawasan Lapang) on the layout plan
- TNB substation within the layout
- Parking for 2 cars in each porch
- Bumiputera-quota lots are marked on the layout plan
- One row faces north, the other faces south
Building specification
- Reinforced concrete structure; brick walls
- Metal roof tiles on a steel frame; non-asbestos cement board to the eaves
- Aluminium-framed windows
- Full-height ceramic wall tiles in all bathrooms and the kitchen
- Ceramic floor tiles throughout, including the car porch
- 5-ft brick fence; motorised folding steel gate; letterbox
Fittings & electrical
- 4 WCs, 4 basins, 4 showers, 4 shower screens, 4 bidets
- 31 lighting points (33 on corner units), 8 fan points
- 20 × 13-amp power points, 2 air-cond points
- 4 water-heater points (every bathroom)
- Fibre-optic point; auto-gate point; TV point
- Single-phase 60-amp supply; ground-floor alarm system
What is on the record, and when
The published layout: one house type, two positions
Phase 2 is a single design. The only differences are between intermediate/end units and corner units.
Intermediate unit — 2,403 sq ft, 4 bedrooms
Ground floor: two-car porch, living room, dining, kitchen and one bedroom with its own bathroom. First floor: master bedroom with bathroom and balcony, two more bedrooms each with a bathroom, a family area and a front balcony. The developer lists two family halls in total, one per floor.
💬 Ask about intermediate unitsCorner unit — 2,403 sq ft, 4 bedrooms, plus side garden
The same house with a side garden (halaman) along the open flank; the drawing shows an overall width of 32′1″ at the front. Corner units carry 33 lighting points instead of 31. The exact land area of each corner lot is not published, so get it from the SPA schedule.
💬 Ask about corner unitsDrawings are subject to change by the relevant authorities or the developer’s architect.
Desa Rishah Indah 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 Desa Rishah Indah sits, and what is measurably near it
Desa Rishah is on the west side of Ipoh, between Buntong and Menglembu, just off Jalan Kledang Utara, with Bukit Kledang to the west.
The map loads only when you click it, so this page does not send anything to Google before you ask it to.
Highways
- Jelapang toll plaza (Ipoh Utara, North–South Expressway) — 10 km
- Ipoh–Lumut road — short drive via Jalan Kledang Utara
Retail and food
- 99 Speedmart — 650 m
- KFC — 1.0 km
- OldTown White Coffee — 1.9 km
- AEON Big — 3.0 km
- TF Value Mart — 3.9 km
Schools
- SMK Buntong — 850 m
- Imperial International School Ipoh — 2.2 km
Healthcare and outdoors
- Buntong Health Clinic — in the neighbourhood (developer map)
- Hospital Raja Permaisuri Bainun — ~7 km
- Bukit Kledang hiking trails — 3.5 km
Town
- Ipoh city centre — 5.6 km
- Bandar Baru Menglembu — next neighbourhood south (developer map)
Distances without ~ are the developer’s own figures, printed on its Phase 2 flyer as Google Maps data. The figure marked ~ is my approximate road distance; check the exact route on Waze or Google Maps.
Advertising and sale permit — Desa Rishah Indah
Malaysian law requires every housing advertisement to print these particulars. Below is exactly what the developer’s Phase 2 flyer prints; the advertisement states it was approved by the National Housing Department and that the details can be checked on teduh.kpkt.gov.my.
| Phase | Advertising & sale permit no. | Permit validity | Approving authority / plan ref. | Building type | Tenure | Units | Target completion |
|---|---|---|---|---|---|---|---|
| Phase 2 | 8283-22/12-2027/1022(N)-(L) | 24/12/2025 – 23/12/2027 | Majlis Bandaraya Ipoh; MBI OSC(255-B)L/B/6/88/303/25 | Rumah teres dua tingkat (double-storey terrace) | Leasehold, expires 29/10/2096 | 42 | 31/12/2027 |
Developer’s licence: 8283/10-2030/0508(A), valid 13/10/2025 – 12/10/2030. Developer: Associated Builders And Contractors Sdn Bhd, 196801000144 (7746-W), No. 58, Jalan Ghazali Jawi, 31400 Ipoh. Land encumbrance: none (‘Tiada’). Restriction in interest: the land may only be transferred or leased with the State Authority’s written consent.
Statutory selling price band printed in the advertisement particulars: Min RM498,480.00 – Max RM797,000.00 (42 units). This is the legally required range printed on the developer’s advertisement, not a current price list or offer.
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, set by state policy and generally RM1,000,000 for residential property. Confirm the current figure with me. Bumiputera-quota lots are reserved for Bumiputera buyers.
What is not published, and therefore not on this page
- Total land area of Phase 2
- Exact land area of each corner lot
- Built-up split by floor
- Number of Bumiputera-quota lots
- Phase 1 permit particulars and unit count
- Postcode (not printed on the developer’s material)
About Associated Builders And Contractors Sdn Bhd (ABC)
Start with the fact you can check yourself. The developer is Associated Builders And Contractors Sdn Bhd, company no. 196801000144 (7746-W) — a 1968 registration — at No. 58, Jalan Ghazali Jawi, 31400 Ipoh, holding developer’s licence 8283/10-2030/0508(A).
ABC is first a contractor: its website describes four decades in construction and lists the UTAR library, grand hall and lecture halls, Tesco Rawang, a Carsem factory block and the Sg. Kapar Indah reservoir among its projects. As a developer it lists Pinggiran Pengkalan Bayu in Ipoh and Desa Harum semi-Ds.
A contractor-developer builds its own houses, which usually means tighter control of build quality and schedule. The Phase 1 show house is complete, so you can judge the finish yourself before booking.
Developer website: abcsb.com.my
Frequently asked questions
Can foreigners or Singaporeans buy at Desa Rishah Indah?
Only with Perak state consent and at or above the state’s minimum price for foreign buyers, generally RM1,000,000 for residential property under state policy. Bumiputera-quota lots are not open to non-Bumiputera buyers.
Is Desa Rishah Indah freehold or leasehold?
Leasehold. The statutory particulars give the lease expiry as 29 October 2096, about 70 years from 2026, and the houses come with individual titles.
When will Phase 2 be completed?
The target completion printed in the statutory particulars is 31 December 2027; the developer’s own brief says 24 months from the SPA date. In April 2026 the structure and roof framing were under way.
How big are the houses?
Each house sits on a 22′ x 70′ lot with a fully extended built-up of 2,403 sq ft, four bedrooms and four bathrooms. Corner units add a side garden.
Is there a bedroom on the ground floor?
Yes. One of the four bedrooms is on the ground floor with its own bathroom, which suits elderly parents or a live-in helper.
Is there a maintenance fee?
No. The developer lists no maintenance fee or sinking fund because this is an open, non-gated terrace scheme without guards.
How far is Desa Rishah Indah from Ipoh town and the highway?
By the developer’s Google Maps figures it is 5.6 km to Ipoh city centre and 10 km to the Jelapang (Ipoh Utara) toll plaza on the North–South Expressway.
Which way do the houses face?
One row faces north and the other faces south, according to the developer’s lot list. Tell me which you prefer and I will match you to the right row.
How much can I borrow?
Banks generally lend up to 90% for your first two residential properties and up to 70% from the third, subject to your income and credit record. LPPSA financing is also accepted for eligible civil servants.
Is the permit genuine?
You can check it yourself: search advertising & sale permit 8283-22/12-2027/1022(N)-(L) on KPKT’s TEDUH portal (teduh.kpkt.gov.my). The advertisement states it was approved by the National Housing Department.
How do I view the show house?
The show house is open by appointment, Monday to Sunday, 10am to 6pm. WhatsApp me and I will book a slot and meet you there.
5 things worth asking for before you book
Before you commit, get these: (1) the SPA land schedule for your exact lot, especially a corner, (2) confirmation that the lot is not a Bumiputera-quota lot if you are not Bumiputera, (3) which way the lot faces, (4) the construction progress against the 31 December 2027 target, and (5) your bank’s view on the lease running to 2096. 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 Phase 2 flyer (statutory particulars), project brief, layout plan and April 2026 site photos, and abcsb.com.my. 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: Associated Builders And Contractors (ABC) (2 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).
8283-22 · DESA RISHAH INDAH
Overall status: Lancar — on schedule
| Component | Bed / bath | Built-up | Units | Price on the permit | Complete |
|---|---|---|---|---|---|
| Rumah Teres 2 storeys Lancar | 4 / 4 | 223 – 255 m² | 42 | RM494,480.00 – RM797,000.49 | 23.21% |
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 2026-10-01, project code 8283-22. 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.