Impiana Upeh @ Balik Pulau, Penang
Just 24 freehold two-storey terrace homes on 2.23 acres at Pondok Upeh, 1.2 km in a straight line from Balik Pulau town centre — four bedrooms, three bathrooms, and already 81.46% built. The whole permit price band is below Penang Island’s floor for non-citizens buying landed property, so foreigners cannot buy here.
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Impiana Upeh @ Balik Pulau, 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
- Impiana UpehBy Farlim Group (Malaysia) Berhad · developer code 1136 on the register
- Where it is
- Pondok Upeh, Balik PulauDaerah Barat Daya, Penang Island · 1.2 km straight-line from Balik Pulau town centre
- Tenure
- Freehold‘Hakmilik kekal’, no land encumbrance · transfer or lease needs the State Authority’s written consent
- Site
- 2.23 acresBuilding plan approved by Majlis Bandaraya Pulau Pinang, reference MBPP.OSC-PB1271-2025
- Units
- 24Two-storey terrace houses · Lots 10393 to 10416 on the register
- Layouts
- Type A and Type B · 4 bed 3 bathLots of 22 ft × 82 ft and 21.65 ft × 95 ft · built-up more than 1,800 sq ft
- Facilities
- None publishedNo clubhouse or shared amenities are listed; the brochure covers the house specification
- Completion
- Expected July 2027The developer’s stated date · register shows 81.46% built, on track
- Government permit
- 1136-19/07-2027/0607(N)-(L)Valid 25 Jul 2025 to 24 Jul 2027
- Foreign buyers
- Not open to foreignersThe whole permit band is below Penang Island’s RM3,000,000 landed floor for non-citizens
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Six things about Impiana Upeh worth knowing before you enquire
Four are reasons a Penang family would put it on the list. Two are things to settle first. All six come from Farlim’s own brochure and project page or from the government register.
Freehold landed, on the island
The brochure states ‘hakmilik kekal’ with no land encumbrance, and the register already lists every one of the 24 houses against its own lot number and Geran Mukim title number. New freehold terrace houses are not a common find on Penang Island, and here the paperwork is visible before you sign.
Only 24 neighbours
The whole scheme is 24 houses on 2.23 acres, and the register files it as a single project of 24 terrace houses — no tower blocks, no further components. For a family that wants a quiet street where the children know every household, the small scale is the point.
You can go and look at it
The register’s latest return puts the terraces at 81.46% built and ‘lancar’ (on track), and the developer posts site photos every month — the latest set is dated September 2026. You are judging a row of real houses at Pondok Upeh, not a rendering.
Schools and Hospital Balik Pulau within 1.5 km
Straight-line from the site: MRSM Balik Pulau 1.0 km, Hospital Balik Pulau 1.1 km, SMK Pondok Upeh 1.3 km, SJK(C) Chong Teik 1.4 km and SJK(C) Sacred Heart 1.5 km. Prince of Wales Island International School is 3.3 km away. For a household with school-age children, that is the daily map.
Malaysians only — and seven lots are quota lots
The permit band tops out below the RM3,000,000 floor for a non-citizen buying landed property on the island, so foreign buyers are out. The register also marks 7 of the 24 lots as Bumiputera quota. That leaves 17 open-market houses, and 8 of those were already recorded as sold when I read it.
What the brochure leaves out
Farlim does not say how many houses are Type A and how many Type B, does not describe the scheme as gated or guarded, and lists no shared facilities. The title also carries a restriction in interest: transfer or lease needs the State Authority’s written consent. None of that is unusual, but get each point answered in writing.
The whole development, decoded
Every number here is the developer’s own or the government register’s.
Pick your house type
Type A
Type A sits on a lot the brochure gives as 22 ft wide and 82 ft deep, with a building footprint of 22 ft by 42 ft on two storeys. Multiply the lot out and you get about 1,804 sq ft of land. The room list is the same as Type B: four bedrooms, one of them on the ground floor, and three bathrooms. What you give up against Type B is depth — roughly 13 ft less of it outside the building line. The developer has not published how many of the 24 houses are Type A, so ask me for the lot-by-lot schedule.
Type B
Type B is a touch narrower — 21.65 ft — but the lot runs 95 ft deep, which works out to about 2,057 sq ft of land. The building footprint is 21.65 ft by 42 ft on two storeys, so the house itself is almost the same as Type A; the extra land is outside it. If you want room to extend the kitchen, park a second row of cars or keep a garden, this is the type to ask about. Check with me which lots are Type B and which of them are still unsold.
Facilities
Impiana Upeh is a street of houses, not a resort scheme. What Farlim’s brochure lists is what comes inside each house and how long the developer says the drive is to schools, the hospital and the market.
Inside each house
- Four bedrooms, one on the ground floor
- Three bathrooms
- Living and dining rooms
- Kitchen and utility room
- Balcony on the first floor
- Car porch
- Porcelain floor tiles in the living, dining and kitchen areas
- Two air-conditioner points
- Three water-heater points
- Fibre-optic point
- 1.5 m brick boundary wall
Shared facilities
- No clubhouse listed
- No pool or gym listed
- Not described as gated or guarded
- Ask me what the approved layout shows for open space
The developer’s drive-time list
- MRSM Balik Pulau — 3 min
- SMK Pondok Upeh — 3 min
- Masjid Daerah Barat Daya — 3 min
- Hospital Balik Pulau — 6 min
- SJK(C) Chong Teik — 7 min
- SJK(C) Sacred Heart — 8 min
- Bus terminal and public market — 9 min
- Prince of Wales Island International School — 10 min
- TF Value-Mart — 10 min
Where the project is now
All 2 Impiana Upeh @ Balik Pulau, Penang floor plans
Two types, one room list. Both have four bedrooms and three bathrooms on two storeys; the difference is the lot — 22 ft × 82 ft for Type A, 21.65 ft × 95 ft for Type B. The drawings are Farlim’s own.
Type A
Get this floor plan
Type B
Get this floor planInside Impiana Upeh @ Balik Pulau, Penang
Where Impiana Upeh @ Balik Pulau, Penang sits
Pondok Upeh, on the southern edge of Balik Pulau in Daerah Barat Daya (the South-West District) — the quiet, hill-ringed side of Penang Island. The site is 1.2 km in a straight line from the town centre and 7.0 km from the airport terminal.
Pinned to the coordinates filed with the national housing register for project 1136-19. The map pin on the developer’s own project page is about 95 m from that point. Distances are straight-line from the register coordinates.
- MRSM Balik Pulau1.0 kmstraight-line
- Hospital Balik Pulau1.1 kmstraight-line
- Balik Pulau town centre1.2 kmstraight-line
- SMK Pondok Upeh1.3 kmstraight-line
- SJK(C) Chong Teik1.4 kmstraight-line
- SJK(C) Sacred Heart1.5 kmstraight-line
- Prince of Wales Island International School (POWIIS)3.3 kmstraight-line
- Penang International Airport7.0 kmstraight-line
- KOMTAR, George Town13.7 kmstraight-line
On the government register it is project 1136-19 — 24 terrace houses at 81.46% built
The housing developer’s licence is held by Farlim Group (Malaysia) Berhad (1136), licence number 1136/11-2028/1368(A), valid 26 November 2023 to 25 November 2028. The register counts 20 projects under this developer; Impiana Upeh is filed as project 1136-19, a two-storey terrace scheme in Pulau Pinang.
| Project code | Registered name | Advertising permit | Permit expires | Units | Bed / bath | Status |
|---|---|---|---|---|---|---|
| 1136-19 | Impiana Upeh — two-storey terrace houses (Rumah Teres) | 1136-19/07-2027/0607(N)-(L) | 24 Jul 2027 | 24 | 4 / 3 | 81.46% built · on track |
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=1136-19
24 houses on the register, 24 on the brochure
The register files one component: 24 two-storey terrace houses (Rumah Teres), each with four bedrooms and three bathrooms. The unit list runs from Lot 10393 to Lot 10416, with titles GM 1532 to GM 1555. On the day I read it, 8 houses were recorded as sold and 16 as not yet sold; 7 of the 24 are marked as Bumiputera quota lots. The register gives the floor area as 194 to 199 square metres, a figure that does not line up neatly with the lot and footprint dimensions on the brochure — so take the area of your own house from the schedule in the sale and purchase agreement.
What the permit band tells you — and why foreigners are out
The advertising permit records a minimum of RM791,000 and a maximum of RM945,000 across the 24 houses. That is the band on the advertising permit, not the price of any unit. Penang Island’s floor for a non-citizen buying landed property is RM3,000,000, so the whole band is below it and Impiana Upeh is not open to foreign buyers. For a Malaysian buyer, the band simply tells you the range the developer was authorised to advertise.
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 no approved extension recorded. The register shows the first agreement dated 22 August 2025, which puts the latest delivery date under that agreement at 22 August 2027. Your own clock runs 24 months from the date of your agreement. Note that the advertising permit shown runs to 24 July 2027.
81.46% built, certificate still to come
The latest 7(f) return reports the terraces at 81.46% complete and ‘lancar’ (on track). The certificate of completion and compliance and vacant possession are not yet recorded. The developer’s advertisement gives July 2027 as the expected completion date — a target, not a contractual promise.
About Farlim Group
Farlim Group (Malaysia) Berhad has been building in Penang since 1982 — its website counts more than 40 years and more than 18,600 properties, of which over 17,500 are homes and over 1,100 are commercial units. Its base is Bandar Baru Ayer Itam, the township most Penangites simply call Farlim, and its office is still there at Lintang Angsana.
Outside Penang the group’s website lists developments in Selangor and Perak; the largest current one is Taman Impiana Bidor in Perak, which accounts for most of the phases on its new-launch page. Impiana Upeh borrows the same ‘Impiana’ name but is a very different scale: one street-sized scheme of 24 houses in Balik Pulau.
Farlim describes Impiana Upeh as a balance of modern design and natural calm, aimed at families who put comfort and community first. Its project page carries the brochure, the floor plans for both types and a month-by-month record of site photographs going back to August 2025 — more transparency on progress than most small landed schemes publish.
The honest caveat: this is a small scheme away from the developer’s home township, and the published material is thin on things buyers ask about — the split between Type A and Type B, the internal road and open-space layout, and whether there is any security arrangement. The brochure’s specification list is short and plain. Walk the site, read the specification schedule of the agreement, and compare it with what you see built.
Frequently asked questions
How many units are there at Impiana Upeh?
24 two-storey terrace houses on 2.23 acres. The developer’s brochure and the government register give the same total.
The register lists them as Lots 10393 to 10416. Seven are marked as Bumiputera quota lots, which leaves 17 on the open market.
Is Impiana Upeh freehold?
Yes, according to the developer: the brochure states ‘hakmilik kekal’ (freehold) and ‘tiada’ under land encumbrance, meaning the land is not charged to a bank.
The same brochure prints a restriction in interest: the land may only be transferred or leased with the written consent of the State Authority. Your solicitor’s title search will confirm the exact wording and what it means when you later sell.
What are the house sizes and layouts at Impiana Upeh?
Two types, both with four bedrooms and three bathrooms. Type A is on a 22 ft × 82 ft lot with a 22 ft × 42 ft footprint; Type B is on a 21.65 ft × 95 ft lot with a 21.65 ft × 42 ft footprint. Farlim’s project page states the built-up as more than 1,800 sq ft.
Downstairs: car porch, living, dining, kitchen, utility room and the fourth bedroom. Upstairs: the master bedroom, two more bedrooms and a balcony. I can send you all four drawings.
Can foreigners buy at Impiana Upeh?
No. The permit band runs from RM791,000 to RM945,000, and Penang Island’s minimum for a non-citizen buying landed property is RM3,000,000. Bumiputera quota lots are closed to foreigners as well.
If you are a foreign buyer who wants landed property on the island, tell me your budget and I will point you to projects that clear the state floor, and explain the state consent, the levy and the flat 8% stamp duty for non-citizens.
When will Impiana Upeh be completed?
The developer’s advertisement gives July 2027 as the expected completion date, and the register shows the houses 81.46% built and on track in October 2026.
Contractually, delivery is 24 months from your sale and purchase agreement under Schedule G. The register’s first agreement is dated 22 August 2025, so the latest date under that agreement is 22 August 2027.
Type A or Type B — which should I pick?
The houses are nearly the same; the land is not. Type B’s lot is 95 ft deep against 82 ft for Type A, which is where a kitchen extension, a garden or extra parking would go. Type A is a fraction wider at 22 ft.
Then look at position: end and corner lots, which way the front faces, and distance from the entrance. The register showed 9 open-market houses and 7 quota lots still unsold when I read it, so ask me which lots remain before you set your heart on one.
What is the price and the maintenance fee?
The only public price information is the government permit band: RM791,000 to RM945,000 — the band on the advertising permit, not the price of any unit. I will not repeat figures from property portals.
These are individual-title houses and the developer has not published any monthly charge. Message me and I will send the current price list, the remaining lots and the answer on charges in writing.
How does Impiana Upeh compare with Embun Hills on the mainland?
Both are freehold two-storey terraces on lots about 22 ft wide, but they are opposite ideas. Embun Hills in Bukit Mertajam is a 69.2-acre gated township with a clubhouse and a 7.23-acre park, and its register entry showed it under 41% built. Impiana Upeh is 24 houses with no shared facilities, on the island, and 81.46% built.
Choose Embun Hills if you want township amenities and can live on the mainland. Choose Impiana Upeh if an island address in Balik Pulau, a small street and an earlier handover matter more to you.
Is Balik Pulau practical for daily life or for renting out?
For daily life: Hospital Balik Pulau is 1.1 km away in a straight line, the town centre 1.2 km, the public market 1.8 km, and two Chinese primary schools sit within 1.5 km. Queensbay Mall is 8.5 km and KOMTAR 13.7 km in a straight line, both on the far side of the hills.
For renting: Balik Pulau is an owner-occupier town, and tenant demand for landed houses here is thinner than in Bayan Lepas. I do not quote rental figures. Buy this one to live in; if rental income is the goal, tell me and I will suggest other areas.
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 2026-10-02 against Farlim Group’s project page and brochure, the developer’s advertisement filed with the housing register, 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: Farlim Group (2 developments on this site)
Where it is: Balik Pulau, 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).
1136-19 · IMPIANA UPEH
Overall status: Lancar — on schedule
| Component | Bed / bath | Built-up | Units | Price on the permit | Complete |
|---|---|---|---|---|---|
| Rumah Teres 2 storeys Lancar | 4 / 3 | 194 – 199 m² | 24 | RM791,000.00 – RM945,000.00 | 81.46% |
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 1136-19. 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.