Medan Bemban Mesra @ Batu Gajah

5 things that actually separate Medan Bemban Mesra from other Batu Gajah terraces

Not a feature list. Who this suits, and what to check before you commit.

The one published layout

Every Phase 1 house uses the same single-storey plan on a 20′ x 70′ lot; corner and end lots have extra land at the side.

Single-storey terrace — 3 bedrooms, 2 bathrooms, 20′ x 70′ lot

🛌 3 Bed🛁 2 Bath20′ x 70′ land25′ car porch

The drawing shows two mirrored houses. From the gate: a 25′ car porch, then the living room (Ruang Tamu), dining (Ruang Makan) and kitchen (Dapur) down one side; the master bedroom (Bilik Tidur Utama), bedroom 1 and bedroom 2 down the other, with the two bathrooms (Bilik Air 1 and 2) between the bedrooms. The house itself measures about 20′ x 45′ on the dimension lines. The register enters 130 sq m (about 1,399 sq ft) as built-up, which equals the land area of the lot, so ask for the built-up figure in your SPA schedule. The 10-house row is entered on the register with 2 or 3 bedrooms.

💬 Ask about this layout

Plan from the developer’s advertisement filed with the housing ministry. Furniture is illustrative. Corner lots (272, 376 and 410 sq m on the lot plan) carry more land, not a bigger house.

Medan Bemban Mesra in pictures

The first picture is a photograph from the developer’s presentation; the terrace row is an artist’s impression from the advertisement filed with the housing ministry, and artist’s impressions are not a representation of the finished building. On the lot plan, yellow marks Phase 1, not availability.

Where Medan Bemban Mesra sits, and what is measurably near it

Medan Bemban Mesra is in Bemban, on the west side of Batu Gajah in Kinta district, reached from the Ipoh–Lumut Highway. The developer’s sketch shows the road from the estate past the Kinta forestry office, the army camp and Kinta Golf Club into Batu Gajah town, with the schools, courts, police station, district council, land office and Hospital Batu Gajah along the way.

41 houses in Bemban, Batu Gajah, completed with CCC — permitted from RM180,310

On the government housing register Phase 1 is entered as Medan Bemban Mesra, project code 8776-5. The licence is held by Muda Awam Sdn Bhd (8776). I read the entry on teduh.kpkt.gov.my on 8 October 2026.

Rows on the register (by unit count they match Phases 1A, 1B and 1C on the developer’s slides): 15 single-storey terraces, 3 bed / 2 bath, RM180,310 – RM267,800; 10, 2 or 3 bed / 2 bath, RM208,800 – RM322,800; 16, 3 bed / 2 bath, RM208,800 – RM311,600. All three are entered at 130 sq m and 100% built, CCC 6 February 2024, vacant possession 7 February 2024. Approving authority: Majlis Daerah Batu Gajah, plan reference MDBG.F3/16/2020(13). Tenure: 99-year leasehold, expiring 12 December 2118. Land encumbrance: none (Tiada). Restriction in interest: the land may be transferred or leased only with the State Authority’s written consent; the restriction does not apply to Bumiputera buyers on the second and later transfers. The advertisement printed permit 8776-5/09-2023/0676(P) (and, labelled as the licence, 0676(L)), valid 16.09.2021 – 15.09.2023; the register shows that permit as expired with no renewal. Developer’s licence on the register: 8776/02-2027/0045(A), valid 9 February 2024 to 8 February 2027. SPA form: Schedule G (Jadual G, landed property with individual title). Date of first SPA: 25 January 2022; vacant possession due under that SPA: 25 January 2024. Bumiputera lots: 14 of 41 (agency project summary; the register entry states no number).

The price band on the permit is the developer’s approved SPA (sale and purchase agreement) price range on the government register — the range within which units may be sold, not a current price list for any particular unit. Check the entry yourself: teduh.kpkt.gov.my/semakan-status-kemajuan?kodProjek=8776-5 · How to run this check yourself, and what the seven status words mean →

What the permitted price band tells you

The permitted band is RM180,310 to RM322,800. By register row: 15 houses RM180,310 – RM267,800; 10 houses RM208,800 – RM322,800; 16 houses RM208,800 – RM311,600. The spread inside each row reflects intermediate versus end and corner lots (corners carry up to 410 sq m of land) and the Bumiputera lots. The current price list is a separate document: ask for it by name, with the lot number.

Completed: CCC issued 6 February 2024

The register records all three rows as 100% built and Siap Dengan CCC, with the CCC dated 6 February 2024 and vacant possession 7 February 2024. Under the first SPA (25 January 2022) vacant possession was due on 25 January 2024, so the earliest buyers received their keys about two weeks after that date; later buyers had later due dates. The percentages are the developer’s own progress returns to the ministry (the statutory 7(f) report).

The advertising permit for this phase ran out on 15 September 2023 and the register shows no renewal, which is normal once a phase is built and sold through; it means any house in Phase 1 offered today should come with its own paperwork — ask whether you are buying from the developer or from an owner. The developer’s later phases have their own current permits: 8776-6 (27 houses), 8776-7 (11) and 8776-8 (11) are completed with CCC, and 8776-9 and 8776-10 (12 houses each) are recorded at 45% built, Lancar, with vacant possession due 31 July 2028 and 1 August 2028 under their first SPAs. Status vocabulary is fixed: Belum Mula, Lancar, Lewat, Sakit, Siap Dengan CCC / CFO, Permit Telah Dibatalkan. This entry sits in Siap Dengan CCC.

Foreign buyers: what Perak allows

In practice, no. The land is leasehold, but the top of the permitted band, RM322,800, is below the RM500,000 minimum for a landed home in Zone 2, which covers Batu Gajah; 14 of the 41 houses are Bumiputera lots in any case, and as a completed phase most houses will now change hands as sub-sales, which foreigners may not buy.

Perak’s rules for foreign buyers, as summarised in the Malaysian Bar’s Circular 444/2024 (state table as at October 2024): since September 2023 non-citizens and foreign companies may not acquire freehold property in Perak. On leasehold land a home must be bought direct from the developer — residential sub-sales to foreigners are not permitted. Minimum prices: Zone 1 (Ipoh) RM700,000 landed / RM500,000 strata; Zone 2 (Manjung, Taiping, Teluk Intan, Tanjong Malim, Kampar, Batu Gajah, Kuala Kangsar) RM500,000 landed / RM350,000 strata; Zone 3 (Kerian, Perak Tengah, Tapah, Pengkalan Hulu, Gerik, Lenggong, Selama) RM300,000 landed / RM350,000 strata. Commercial property needs at least RM1,000,000 (Zone 1–2) or RM800,000 (Zone 3). State Authority consent is always required, and Bumiputera-quota lots are not open to foreign buyers. These rules change: confirm the current position in writing with a Perak conveyancing lawyer before you pay anything.

What is not published, and therefore not on this page

• The built-up area per house: the register’s 130 sq m equals the lot area; the SPA schedule will state the real figure
• Which lots are the Bumiputera lots (the lot plan outlines 14 lots, which I read as these, but it carries no legend)
• Price bands and lot positions of the later phases (8776-6 to 8776-10) — ask me for the phase you are interested in
• Maintenance arrangements: none are published, as for an ordinary open estate

Frequently asked questions

Other projects around Batu Gajah

Published 2026-10-08 · Last verified 2026-10-08 against the government housing register (teduh.kpkt.gov.my), the developer’s advertisement filed with the housing ministry (statutory particulars, specification, floor plan and location sketch) and the developer’s presentation slides. 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.