Embun Hills @ Bukit Mertajam, Penang
A 69.2-acre freehold gated township beside the Bukit Mertajam forest reserve, with 201 two-storey homes in the first phase — terrace, cluster semi-D and semi-D, every one with four bedrooms and four bathrooms. For foreign buyers the cluster and semi-D permit bands sit above the mainland’s RM1,000,000 landed floor; the terrace band straddles it, so eligibility there is decided unit by unit at the SPA price.
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Embun Hills @ Bukit Mertajam, 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
- Paramount Embun HillsRegistered as Taman Bukit Embun · licence held by Paramount Property (PG) Sdn Bhd
- Where it is
- Jalan Kulim, Machang Bubok, Bukit MertajamMainland Penang, approved by Majlis Bandaraya Seberang Perai; beside the Bukit Mertajam forest reserve
- Tenure
- FreeholdThe developer’s brochure states freehold, no land encumbrance and no restriction of interest
- Township
- 69.2 acres · 497 gated homesPlus 30 two-storey shop offices and 7.23 acres of parkland, per the developer
- Units in Phase 1
- 20195 terrace · 92 cluster semi-D · 14 semi-D — the same split on the brochure and the register
- Layouts
- 2,230 to 2,518 sq ft · 4 bed 4 bathLots of 22′ x 70′, 35′ x 70′ and 35′ x 75′
- Facilities
- Private clubhouse and central parkSwimming pool, gym, kindergarten, multipurpose hall, 450 m jogging circuit
- Completion
- Expected August 2028The developer’s stated date · register shows 34.69% to 40.72% built, on track
- Government permit
- 30948-1/07-2028/0565(A)-(S)Valid 15 Jul 2025 to 14 Jul 2028
- Foreign buyers
- Decided unit by unitCluster and semi-D bands are above the mainland’s RM1,000,000 landed floor; the terrace band straddles it. State consent is required
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Six things about Embun Hills worth knowing before you enquire
Four are reasons a Bukit Mertajam family would shortlist it. Two are things to settle first. All six come from Paramount’s own brochure or the government register.
Freehold land with nothing charged against it
The brochure states freehold tenure, ‘land encumbrances: none’ and ‘restriction of interest: none’. Many new projects carry a bank charge on the land until completion; here the developer declares there is none, which is one less document for your solicitor to chase at signing.
7.23 acres of parkland in a 69.2-acre plan
Paramount sets aside 7.23 acres for a central park with a viewing deck pavilion, wooden maze, amphitheatre, zen garden and a 450 m jogging circuit, and says it is planting more than 550 native trees. The site adjoins the Bukit Mertajam forest reserve; Cherok Tokun Nature Park is 2.3 km away in a straight line.
Four en-suite bedrooms in every home, one of them downstairs
All three house types have four bedrooms and four bathrooms, and the brochure describes an elderly-friendly seniors’ room on the ground floor. For a three-generation household that is the detail that matters more than the facade: no one has to climb stairs to reach a bedroom with its own bathroom.
Built to be cheaper to run
According to the developer every home is oriented north–south to cut direct sun, has the cable conduit in place for solar panels and an isolator point for an EV charger, and uses WELPS-rated water fittings. Street lights are solar, and the clubhouse carries solar panels and a rainwater harvesting tank.
It is landed, but the title is strata
The register files the sale agreement as Schedule H, the strata form. That is how a gated-and-guarded township with a private clubhouse is held together legally, and it means monthly service charges and a sinking fund from the day you take the keys. Paramount has not published those amounts; I will get them for you in writing.
You are buying the first 201 of 497
Only Phase 1 is on the register. The developer describes a four-year build-out, so the later homes, and possibly the shop offices, will still be going up after you move in. The brochure does not say when the clubhouse opens relative to Phase 1 handover — ask before you sign, because it decides what you actually get in the first year.
The whole development, decoded
Every number here is the developer’s own or the government register’s.
Pick your house type
2-Storey Terrace
Ninety-five two-storey terrace homes on 22′ x 70′ lots, each with 2,230 sq ft of built-up space, four en-suite bedrooms and a car porch the developer says takes three cars. The brochure puts a seniors’ room on the ground floor and a green laneway behind the terrace rows. On the register this is the type with the widest permit band, and 23 of the 95 were still unsold when I read it.
2-Storey Cluster Semi-D
Ninety-two cluster semi-detached homes on 35′ x 70′ lots with 2,509 sq ft of built-up space, four en-suite bedrooms, a three-car porch and what the brochure calls 12 ft-wide garden land along the side. A cluster home shares its back wall as well as one side wall, so you get a wider frontage than a terrace without paying for a full semi-detached plot. The register showed 83 of the 92 sold on the day I read it.
2-Storey Semi-Detached
Fourteen two-storey semi-detached homes on 35′ x 75′ lots with 2,518 sq ft of built-up space, four bedrooms and four bathrooms. The brochure says far less about this type than about the other two — it does not state the porch capacity, for instance — and the register showed all 14 as not yet sold when I read it. If this is the one you want, check its floor plan below and ask me for the site plan position before anything else.
Facilities
As listed in Paramount Property’s brochure for Embun Hills. The developer has not published which facilities are handed over with Phase 1.
Private clubhouse
- Resort-style swimming pool
- Gymnasium
- Kindergarten
- Multipurpose hall
- Conference room
Central park
- Viewing deck pavilion
- Wooden maze
- Serenity pond
- Reflexology walk
- Kids’ playground
- 450 m jogging circuit
- Yin yoga deck
- Amphitheatre
- Zen garden
- Parcourse park
Security
- Guardhouse at the entrance statement
- 24-hour security
- CCTV along the perimeter fence
- Digital lockset on each main door
- Cul-de-sac street layout
Green features
- Solar street lighting
- Solar panels on the clubhouse
- Rainwater harvesting tank
- 3R recycling centre
- Shared herb garden
- Green laneways behind the terrace homes
- Solar conduit and EV isolator point in every home
Where the project is now
All 3 Embun Hills @ Bukit Mertajam, Penang floor plans
Three house types, all two storeys with four bedrooms and four bathrooms. The sizes below are from Paramount’s brochure; the floor plan drawings are taken from the advertisement the developer filed with the government register.
2-Storey Terrace — 2,230 sq ft
Get this floor plan
2-Storey Cluster Semi-D — 2,509 sq ft
Get this floor plan
2-Storey Semi-Detached — 2,518 sq ft
Get this floor planInside Embun Hills @ Bukit Mertajam, Penang
Where Embun Hills @ Bukit Mertajam, Penang sits
On Jalan Kulim in Machang Bubok, the eastern edge of Bukit Mertajam where the road runs on towards Kulim in Kedah — 3.4 km in a straight line from the Minor Basilica of St. Anne and 927 m from SJK(C) Kay Sin.
The register entry for 30948-1 carries coordinates that fall on Penang Island (5.326567, 100.221801), which cannot be right for a Jalan Kulim site approved by the Seberang Perai city council. This map is therefore pinned to the Google Maps listing for the Embun Hills development site on Jalan Kulim, Machang Bubok, and every distance is straight-line from that point.
- SJK(C) Kay Sin, Machang Bubok927 mstraight-line
- Minor Basilica of St. Anne3.4 kmstraight-line
- AEON Mall Bukit Mertajam3.9 kmstraight-line
- SJK(C) Kim Sen4.6 kmstraight-line
- Jit Sin Independent High School5.3 kmstraight-line
- Bukit Mertajam KTM station7.0 kmstraight-line
- KPJ Penang Specialist Hospital8.5 kmstraight-line
- Kulim Hi-Tech Park, Kedah (map centre point)12.9 kmstraight-line
- Penang Bridge17.7 kmstraight-line
On the government register it is Taman Bukit Embun, project 30948-1 — 201 homes
The housing developer’s licence is held by Paramount Property (PG) Sdn Bhd (30948), the Penang company of Paramount Property. Embun Hills is filed under its Malay scheme name, Taman Bukit Embun, and it is the only project this licensee has on the national register.
| Project code | Registered name | Advertising permit | Permit expires | Units | Bed / bath | Status |
|---|---|---|---|---|---|---|
| 30948-1 | Taman Bukit Embun — two-storey terrace (Rumah Teres) | 30948-1/07-2028/0565(A)-(S) | 14 Jul 2028 | 95 | 4 / 4 | 34.69% built · on track |
| 30948-1 | Taman Bukit Embun — two-storey cluster (Rumah Kluster) | 30948-1/07-2028/0565(A)-(S) | 14 Jul 2028 | 92 | 4 / 4 | 40.11% built · on track |
| 30948-1 | Taman Bukit Embun — two-storey semi-detached (Rumah Berkembar) | 30948-1/07-2028/0565(A)-(S) | 14 Jul 2028 | 14 | 4 / 4 | 40.72% built · on track |
| Total | 201 | Licensed developer: Paramount Property (PG) Sdn Bhd (30948) | ||||
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=30948-1
201 homes on the register, 201 on the brochure
The register lists three components under one permit: 95 terrace houses, 92 cluster houses and 14 semi-detached houses, all two storeys with four bedrooms and four bathrooms. That is 201 homes, the same split printed in Paramount’s brochure, and it is the first phase of the 497 gated homes planned for the township. On the day I read it, 155 homes were recorded as sold and 46 as not yet sold: 23 terrace, 9 cluster and all 14 semi-detached.
What the permit band tells a foreign buyer
The advertising permit records RM924,000 to RM1,147,000 for the terrace homes, RM1,101,000 to RM1,200,000 for the cluster homes and RM1,190,000 to RM1,202,000 for the semi-detached homes. That is the band on the advertising permit, not the price of any unit. On the mainland a foreign individual needs RM1,000,000 or more for landed or landed-strata property, so the cluster and semi-detached bands are entirely above the floor, while the terrace band straddles it: eligibility for a terrace home is decided unit by unit at the SPA price. State consent and the 3% state levy apply in every case.
Schedule H, 36 months, no extension on record
The sale and purchase agreement is Schedule H — the strata form, used here because the gated township is held under strata title — with a 36-month delivery period and no approved extension recorded. The register shows the first agreement dated 15 August 2025, which puts the latest delivery date under that agreement at 15 August 2028. Your own clock runs 36 months from the date of your agreement.
About 35% to 41% built, 14 months after the first agreement
The latest return reports the terrace homes at 34.69% complete, the cluster homes at 40.11% and the semi-detached homes at 40.72%, with the project marked ‘lancar’ (on track). No certificate of completion and compliance or vacant possession is recorded yet. The brochure gives August 2028 as the expected completion date — a target, not a contractual promise.
About Paramount Property
Paramount Property is the property development arm of Paramount Corporation Berhad, a company listed on Bursa Malaysia. In Penang it is known for Utropolis in Batu Kawan, where the licensee’s business address on the register sits, and its own press statement describes Embun Hills as the group’s third launch in the state.
The same statement puts the gross development value of Embun Hills at RM460 million across 69.2 acres: 497 gated two-storey homes, 69 homes outside the gated precinct and 30 two-storey shop offices called The Shoppes @ Paramount Embun Hills, to be built over about four years. The official launch was on 3 August 2025, and the sales gallery is at Icon City in Bukit Mertajam, 8.0 km from the site in a straight line.
The brochure’s sustainability claims are specific enough to check on site: north–south orientation for every home, more than 550 native trees, a tree-preservation count it says is 55% above the requirement, low-VOC paint, and an arborist supervising the transplanting. Ask to see the landscape plan if those features are part of why you are buying.
One honest caveat. Paramount Property (PG) Sdn Bhd has exactly one project on the housing register — this one — so there is no completed scheme under this licence to inspect, and the record you would rely on is the wider group’s. The register entry also carries map coordinates that point to the island, an error in the filing. Neither is a red flag by itself, but both are reasons to read the agreement and the title details carefully instead of relying on the brochure.
Frequently asked questions
How many units are there at Embun Hills?
Phase 1 has 201 homes: 95 two-storey terrace houses, 92 two-storey cluster semi-detached houses and 14 two-storey semi-detached houses. The brochure and the government register give the same split.
The whole township is planned for 497 gated homes on 69.2 acres, plus 30 two-storey shop offices. The developer’s press statement also mentions 69 homes outside the gated precinct.
Is Embun Hills freehold?
Yes, according to the developer: the brochure states freehold tenure, with no land encumbrance and no restriction of interest.
The homes are landed, but the sale agreement on the register is Schedule H, which means strata title within a gated-and-guarded scheme. Your solicitor’s title search at signing is the final word on tenure and title type.
What are the house sizes and layouts at Embun Hills?
Terrace: 22′ x 70′ lot, 2,230 sq ft built-up. Cluster semi-D: 35′ x 70′ lot, 2,509 sq ft, with 12 ft-wide garden land at the side. Semi-detached: 35′ x 75′ lot, 2,518 sq ft. All have four bedrooms and four bathrooms over two storeys.
The brochure adds a ground-floor seniors’ room, a walk-in wardrobe and a porch for three cars in the terrace and cluster homes. The floor plan drawings on this page are taken from the advertisement the developer filed with the government register.
Can foreigners buy at Embun Hills?
Possibly, depending on the house. On mainland Penang a foreign individual needs RM1,000,000 or more for landed or landed-strata property. The permit bands for the cluster and semi-detached homes are entirely above that; the terrace band runs from RM924,000 to RM1,147,000, so a terrace home qualifies only if its SPA price reaches the floor.
State consent is required, a 3% state levy is charged on approval, non-citizens pay a flat 8% stamp duty on residential property, and resale is allowed only after three years. Bumiputera-quota units are closed to foreigners. Tell me which house you are looking at and I will confirm eligibility for that unit.
When will Embun Hills be completed?
The brochure gives August 2028 as the expected completion date. In October 2026 the register shows the three house types between 34.69% and 40.72% built and the project on track.
Contractually, delivery is 36 months from your sale and purchase agreement under Schedule H. The register’s first agreement is dated 15 August 2025, so the latest date under that agreement is 15 August 2028.
Which house type should I choose?
Start with how many cars and how many generations. The terrace gives you four en-suite bedrooms on the narrowest lot; the cluster semi-D adds frontage and side garden land for roughly 280 sq ft more built-up space; the semi-detached home has the deepest lot but only 14 exist.
The register is a useful guide to what is left: when I read it, 23 terrace homes, 9 cluster homes and all 14 semi-detached homes were unsold. Ask me for the site plan so you can see which remaining lots face the park, which back onto the perimeter and which sit closest to Jalan Kulim.
What is the price and the maintenance fee?
The only public price information I repeat is the government permit band: RM924,000 to RM1,147,000 for terrace homes, RM1,101,000 to RM1,200,000 for cluster homes and RM1,190,000 to RM1,202,000 for semi-detached homes — the band on the advertising permit, not the price of any unit.
The developer has not published the monthly service charge or sinking fund for the gated township. Message me and I will send the current price list, the remaining lots and the charges in writing.
How does Embun Hills compare with Paramount’s Utropolis in Batu Kawan?
They are different products from the same group. Utropolis is a high-rise township in Batu Kawan — Sensasi and Savana on this site are apartment projects there — while Embun Hills is two-storey landed housing on the Bukit Mertajam side, 14.4 km in a straight line from the Batu Kawan Industrial Park.
Choose Utropolis if you want an apartment in the Batu Kawan industrial and university belt. Choose Embun Hills if you want a house with a porch and a garden, and your daily life is around Bukit Mertajam’s schools or the Kulim side.
Is Jalan Kulim practical for daily life or for renting out?
For daily life: SJK(C) Kay Sin is 927 m away in a straight line, AEON Mall Bukit Mertajam 3.9 km, SJK(C) Kim Sen 4.6 km, Jit Sin Independent High School 5.3 km and KPJ Penang Specialist Hospital 8.5 km. The developer plans 30 shop offices at the township’s own entrance.
For renting: a four-bedroom house here suits families and senior staff working in Kulim Hi-Tech Park, whose map centre is 12.9 km away in a straight line, or in the Bukit Mertajam and Prai industrial areas. I do not quote rental figures. Landed homes in Bukit Mertajam are bought mainly to live in, so treat rental as a fallback, not the plan.
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 Paramount Property’s project page, brochure and press statement, 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: Paramount Property (4 developments on this site)
Where it is: Bukit Mertajam, 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).
30948-1 · TAMAN BUKIT EMBUN
Overall status: Lancar — on schedule
| Component | Bed / bath | Built-up | Units | Price on the permit | Complete |
|---|---|---|---|---|---|
| Rumah Berkembar 2 storeys Lancar | 4 / 4 | — | 14 | RM1,190,000.00 – RM1,202,000.00 | 40.72% |
| Rumah Kluster 2 storeys Lancar | 4 / 4 | — | 92 | RM1,101,000.00 – RM1,200,000.00 | 40.11% |
| Rumah Teres 2 storeys Lancar | 4 / 4 | — | 95 | RM924,000.00 – RM1,147,000.00 | 34.69% |
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 30948-1. 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.