Hillpark Residences @ Ipoh
A small, gated hillside scheme in Waterfront City: 35′ × 75′ semi-D cluster houses of 1,825 sq ft and 22′ × 70′ link homes of 1,680 sq ft, completed with CCC, about 1.5 km from AEON Station 18.
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Hillpark Residences at a glance
Figures come from the developer’s e-brochure (including its statutory particulars, printed very small), the cluster-house building specification and the floor plans. Where two of the developer’s documents disagree, I say so.
- Location
- Waterfront City, Lahat, IpohBetween Jalan Lahat and the Ipoh–Lumut Highway
- Type of building
- Double-storey semi-D cluster houses and double-storey link homesGated and guarded, low density
- Total units
- 64 per the brochure particulars48 link homes + 16 cluster houses; see the note on unit counts
- Tenure
- 99-year leaseholdLease expires 24 September 2112
- Land size (whole scheme)
- Not publishedWaterfront City as a whole is 303 hectares
- Built-up range
- 1,680–1,825 sq ftLink home from 1,680; cluster from 1,825
- Lot size
- 22′ × 70′ and 35′ × 75′Cluster lot 2,625 sq ft
- Bedrooms
- 4 bedroomsCluster: 4 bathrooms + utility room with toilet; link home: 3 bathrooms
- Status
- Completed with CCCBrochure’s expected completion was January 2019
- Parking
- Car porch for 2 carsCluster house
- Developer
- Excellent Realty Sdn BhdCompany no. 706647-X; Waterfront City developer
- Approving authority
- Majlis Bandaraya Ipoh (MBI)As printed on the brochure
What would you like to know?
Jump straight to the part you came for.
5 things that actually separate Hillpark Residences from the rest of Lahat
Not a feature list. These are what I would tell a friend — including the parts that cut the other way.
It is finished, and you can inspect it
The houses are completed with CCC. You can walk the actual house, check the fall of the land and the view, and have any defects listed before you sign — instead of waiting two to three years on a brochure.
A semi-D-style cluster on a 2,625 sq ft lot
The cluster house sits on a 35′ × 75′ lot with 1,825 sq ft built-up, four bedrooms, four bathrooms, a ground-floor bedroom and a separate utility room with its own toilet. That ground-floor bedroom matters if you have parents living with you.
High ground, low density
The developer describes the site as high ground and low density, with views over the Waterfront City lake towards the Ipoh skyline. The brochure particulars list only 64 houses in total.
Close to Station 18, not in its traffic
The developer puts AEON Station 18 and Lotus’s (formerly Tesco) at about 1.5 km and the North–South Expressway at about 3 km. Its own summary quotes about 15 minutes to Ipoh town.
The trade-offs: leasehold, and a gated-community fee
This is 99-year leasehold (expiring 2112), not freehold, and there is a monthly gated-and-guarded charge. The land also carries a restriction: it cannot be transferred or charged without State Authority consent, which adds a step (and some weeks) to every sale or refinancing.
What you actually get in the cluster house
From the developer’s building specification for the 35′ × 75′ cluster house. The link-home specification is not in the material I have.
Specification highlights, by where they sit
Items as listed by the developer; “or equivalent” applies to most finishes.
Structure and shell
- Reinforced concrete structure
- Clay brick / Kalsa brick walls
- Monier Horizon concrete roof tiles on light-weight steel / timber truss
- Powder-coated windows and sliding doors with green tinted glass
- Tempered glass balcony panels
Floors and walls
- Ceramic tiles to living, dining, kitchen, bathrooms and porch
- Laminate timber floor to master bedroom, bedrooms 2 and 3 and staircase
- Bathroom walls tiled to ceiling height; kitchen tiled to 7 ft
Wet areas
- 5 water closets, 4 wash basins, 5 showers
- RC vanity top with 2 stainless-steel bowls
- 1 tempered clear-glass shower screen
- 4 water-heater points
Power and data
- 28 ceiling and 5 wall lighting points
- 7 ceiling-fan points
- 20 × 13 A and 5 × 15 A (air-con) sockets
- 3 TV, 3 Astro and 2 telephone points
- Auto-gate point; alarm wiring only
Estate and security
- Gated and guarded community
- M.S. folding gate
- Brick wall (or equivalent) fencing
- Car porch for 2 cars
What is on the record, and when
Both published layouts, smallest to largest
Two house types. Sizes are the developer’s “built-up from” figures; end and corner lots may differ.
Link home — 1,680 sq ft, 4 bedrooms
A double-storey terrace with the fourth bedroom and a bathroom downstairs behind the dry and wet kitchens, and three bedrooms and a family area upstairs. The brochure shows a covered balcony off the master bedroom over the car porch. The detailed specification for this type is not in the material I have — I will get it for you.
💬 Ask about the link home
Semi-D cluster — 1,825 sq ft, 4 bedrooms + utility
Ground floor: foyer, living, dining, dry and wet kitchens, bedroom 4 with its own bathroom, an internal open yard, and a utility room with toilet at the back, plus a 10-foot open side terrace on the intermediate lot. First floor: master bedroom with balcony and en-suite, bedrooms 2 and 3 each with a bathroom, and a family area with a second balcony.
💬 Ask about the cluster houseThe first-floor plan of the cluster house is in the gallery below. All drawings are marked by the developer as subject to change by the authorities or architect; the as-built house is what you inspect.
Hillpark Residences in pictures
All images are the developer’s own artist’s impressions and show-unit photographs. Artist’s impressions are not a representation of the finished building; show-unit furniture and décor are not included.
💬 Ask for current photos of the completed housesWhere Hillpark Residences sits, and what is measurably near it
Hillpark is on a rise inside Waterfront City, the 303-hectare lakeside township in Lahat, on the western side of Ipoh between Jalan Lahat and the Ipoh–Lumut Highway.
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 — about 3 km
- Ipoh–Lumut Highway — runs along the north side of the township
- Simpang Pulai — about 15 min
Retail
- AEON Station 18 and Lotus’s (formerly Tesco) — about 1.5 km, about 5 min
- AEON BiG Falim — nearby, per the developer
- Mini-markets, petrol stations and eateries along Jalan Lahat and Jalan Pasir Puteh
Towns
- Menglembu and Batu Gajah — about 10 min
- Ipoh town — about 15 min
Next door
- Clearwater Bay Resort and Water Villa 28 — same Waterfront City township, per the brochure map
Kilometre figures are from the developer’s brochure; drive times are from the developer’s project summary. The brochure also says “3 km to Ipoh town city”, which I read as the edge of the city rather than the old town — budget about 15 minutes for the town centre.
Advertising and sale permit — Hillpark Residences
Malaysian law requires every housing advertisement to print these particulars. I have transcribed them from the very small print at the foot of the developer’s e-brochure; because the print is tiny, confirm each number against your SPA.
| Phase | Advertising & sale permit no. | Permit validity | Approving authority / plan ref. | Building type | Tenure | Units | Target completion |
|---|---|---|---|---|---|---|---|
| Hillpark Residences (single permit) | 13357-5/06-2019/0410(P) | 08/06/2017 – 07/06/2019 | Majlis Bandaraya Ipoh; plan ref. not printed | Double-storey terrace (48) and double-storey cluster (16) | 99-year leasehold, expires 24/09/2112 | 64 | January 2019 |
Developer’s licence no. 13357-5/06-2019/0410(L). Developer: Excellent Realty Sdn Bhd (706647-X), No. 8, Lahat Mines 2, Bandar Lahat Mines, 31500 Lahat, Ipoh, Perak. Land encumbrance: Public Bank Berhad. Restriction in interest: the land may not be transferred or charged without the written consent of the State Authority.
Foreign buyers: can a non-Malaysian buy here?
Yes, with Perak state consent and subject to the state’s minimum price for foreigners, which is set by state policy (generally RM1,000,000 for residential property in Perak). Confirm the current figure with the lawyer before you book.
What is not published, and therefore not on this page
- Total land area of the Hillpark scheme
- Whether any lot is a Bumiputera-quota lot
- Built-up of end and corner lots
- The link-home building specification
- The exact CCC date
- Whether individual titles have been issued
- A reconciled unit count (see below)
Unit count: the brochure particulars list 48 link homes and 16 cluster houses. A later sales summary I have seen lists the cluster houses as 55 units in 6 blocks. I have not reconciled the two, so I quote the statutory figure and will confirm the as-built count for you.
About Excellent Realty Sdn Bhd and Waterfront City
Start with the fact you can check yourself. The developer printed on the brochure is Excellent Realty Sdn Bhd (company no. 706647-X), of No. 8, Lahat Mines 2, Bandar Lahat Mines, 31500 Lahat, Ipoh. It holds developer’s licence 13357-5/06-2019/0410(L) for this scheme.
Excellent Realty is the developer of Waterfront City (华城), which Ipoh Echo described in February 2019 as a 303-hectare integrated lakeside development in Lahat. The same article covers the Grand Summit phase of 35′ × 75′ double-storey cluster homes on more than 12 hectares of sloping land, and Mirage at Clearwater Bay Resort by sister company Sunrise Palace Sdn Bhd.
Hillpark Residences is one of the earlier landed phases in the township and is now completed, so the track record you are judging is the finished product itself.
Sources: developer e-brochure and specification; Ipoh Echo, “Waterfront City: High Living”, 16 February 2019.
Frequently asked questions
Is Hillpark Residences completed?
Yes. The houses are completed with a Certificate of Completion and Compliance (CCC). The developer’s summary gives 2018; the brochure had targeted January 2019.
Is Hillpark Residences freehold or leasehold?
Leasehold: a 99-year lease that expires on 24 September 2112, per the brochure’s statutory particulars.
What are the land and built-up sizes?
The semi-D cluster house is on a 35′ × 75′ (2,625 sq ft) lot with 1,825 sq ft built-up. The link home is on a 22′ × 70′ lot with built-up from 1,680 sq ft.
How many bedrooms and bathrooms?
Both types have four bedrooms. The cluster house has four bathrooms plus a utility room with its own toilet; the link home has three bathrooms.
Is it gated and guarded? Is there a monthly fee?
Yes, it is a gated and guarded community, so there is a monthly charge for security and common areas. Ask me for the current figure; I will get it from the management in writing.
Can foreigners or Singaporeans buy at Hillpark Residences?
Yes, with Perak state consent and subject to the state’s foreign-buyer minimum price, generally RM1,000,000 for residential property in Perak. Also note the land’s restriction in interest: every transfer needs State Authority consent. Your lawyer should confirm both before you book.
Are there Bumiputera lots?
That is not published in the material I have. I will check the specific lot with the developer before you commit.
How far is it from AEON Station 18 and the highway?
About 1.5 km to AEON Station 18 and Lotus’s, and about 3 km to the North–South Expressway, according to the developer. Ipoh town is about 15 minutes by car.
How much can I borrow?
Malaysian banks generally lend up to 90% for a buyer’s first two residential properties and cap the third at 70%, subject to your income. Because the houses are completed, any bank can value them — you are not limited to a panel bank.
Is this the same Hillpark Residence as the one in Kajang?
No. There is a condominium called Hillpark Residence in Bandar Teknologi Kajang, Selangor, by a different developer. This page is about the landed Hillpark Residences in Waterfront City, Lahat, Ipoh.
How do I view a house?
WhatsApp me at +60 10-906 6685. Viewings are by appointment; I will arrange access to a completed house and walk you through the defects checklist.
6 things worth asking for before you book
None of these is unusual, and I will ask for all of them on your behalf:
- The CCC and whether the individual title for your lot has been issued
- Confirmation that your lot is not a Bumiputera-quota lot
- The current monthly gated-and-guarded charge
- The developer’s defect-rectification commitment for the specific house
- State consent timing for the transfer (restriction in interest)
- A bank valuation before you sign
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 e-brochure (printed July 2017), building specification and floor plans, and Ipoh Echo (16 Feb 2019). 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: 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).
13357-5 · HILL PARK
Overall status: Siap Dengan CCC — completed
| Component | Bed / bath | Built-up | Units | Price on the permit | Complete |
|---|---|---|---|---|---|
| Rumah Teres 2 storeys Siap Dengan CCC | — | 155 m² ≈ 1,668 sq ft | 24 | RM398,880.00 – RM563,880.00 | 100.00% |
| Rumah Kluster 2 storeys Siap Dengan CCC | — | 170 m² ≈ 1,830 sq ft | 16 | RM538,880.00 – RM755,880.00 | 100.00% |
Swipe the table sideways for the rest of the columns.
Read from teduh.kpkt.gov.my on 2026-10-01, project code 13357-5. 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.