Primero Heights @ Seberang Jaya, Penang
A finished 18-storey condominium of 154 large homes — 128, 136 and 154 sq m on the register — standing 709 m in a straight line from Hospital Seberang Jaya. It was completed in July 2016, so every home here changes hands on the resale market, and you can walk through the real building before you decide.
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Primero Heights @ Seberang Jaya, 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
- Primero HeightsFiled on the register as Taman Janggus Jaya · licence held by Wijaya Bandar Bina Sdn Bhd
- Where it is
- Lorong Janggus Jaya 12, off Jalan Permatang PauhSeberang Perai Tengah, mainland Penang · postal address 13500 Permatang Pauh
- Tenure
- FreeholdAs stated on the developer group’s project page (metrogroups.com.my) · I still confirm it on the strata title before you commit
- Building
- 18 storeysUnit numbers on the register run under Parcel A and Parcel B
- Units
- 154Three groups of 50 homes and one group of 4, as filed on the register
- Sizes
- About 1,380 to 4,770 sq ftDeveloper’s page: Type A ±1,460–1,700 · Type B ±1,380–1,600 · Type C ±1,660–2,450 · Type D ±4,770 sq ft · the register files 128, 136 and 154 sq m
- Facilities
- Pools, gym, badminton hall and moreListed on the developer’s page: adults’ and children’s pools, gymnasium, steam bath, indoor games room, nursery, playground, jogging and reflexology paths, barbecue area, community hall, surau · 24-hour security
- Completion
- Completed July 2016Certificate of completion and compliance dated 21 July 2016 on the register
- Government permit
- 8509-3/05-2017/01526(P)Last permit valid 8 May 2016 to 7 May 2017 · expired because the project is finished and sold as resale
- Foreign buyers
- Decided unit by unitMainland floor is RM500,000 for strata homes bought by foreign individuals · the original permit band straddles it
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Six things about Primero Heights worth knowing before you enquire
Four are reasons a mainland family would shortlist it. Two are things to settle first. They come from the government register, from the project page on the developer group’s website, and from my own measurements on the map.
A finished building, ten years old
The register dates the certificate of completion and compliance 21 July 2016. There is no construction risk and no waiting: you see the actual unit, the actual view, the actual lift lobby and the state of the common areas after a decade of use.
Big homes by today’s standard
The register records three main sizes — 128, 136 and 154 sq m, roughly 1,378 to 1,658 sq ft — with 50 homes of each. That is larger than many new launches on the mainland — Harbour View Residence in Butterworth, for instance, is 950 sq ft throughout — so this is one of the places to look if you need real bedrooms and a proper living room.
709 m from Hospital Seberang Jaya
In a straight line the public hospital is 709 m away, Sunway Medical Centre Penang and Sunway Carnival Mall are each 1.9 km, and Lotus’s Seberang Jaya is 1.7 km. For hospital staff, or for a household with elderly parents, those numbers matter more than a pool.
Only 154 households
One 18-storey building with 154 homes is a small community for a condominium. Fewer owners usually means a management committee that is easier to reach and common areas that are less crowded — check the latest management accounts to see whether that holds here.
Published sizes are ranges — the title has the exact figure
The developer group’s page gives each layout as a range — Type A from about 1,460 to 1,700 sq ft, Type C from about 1,660 to 2,450 sq ft — while the register files a single figure for each group. The page states freehold and lists the facilities, but it does not give the car-park allocation or the monthly charges. Before you pay anything I will confirm the exact strata area and the tenure on the title, and get the car-park and charge details from the management office in writing.
It is a resale purchase — inspect it like one
At ten years old a building starts to need money: lifts, waterproofing, repainting, pumps. Ask for the sinking-fund balance and the minutes of the last general meeting, check the ceiling of the unit below the bathrooms, and visit once at night to see the car park. I will arrange the viewings and the documents.
The whole development, decoded
Every number here is the developer’s own or the government register’s.
Facilities
As listed on the project page of the developer group’s website. The facility photographs on this page are the developer’s own.
Pools and fitness
- Children’s and adults’ swimming pool
- Gymnasium
- Steam bath
- Jogging path
- Exercise area
- Reflexology path
Indoor rooms
- Indoor badminton court / multipurpose hall (1st floor)
- Community hall (ground floor)
- Indoor games room
- Table tennis area
- Reading area
- Discussion area
- Nursery
- Surau
Outdoor and shared
- Children’s playground
- Barbecue area
- Lift lobby and waiting lobby
- 24-hour security
Where the project is now
Four layouts, Type A to Type D
The drawings and the size ranges below are from the project page on the developer group’s website. The single figure in each heading is the floor area the government register files for the matching group; for Type D, which the register leaves blank, it is the developer’s figure. Rooms and bathrooms are counted from the drawings. Message me and I will send the layout and the title area of any unit that is for sale.
Type A — 1,464 sq ft
Get this floor plan
Type B — 1,378 sq ft
Get this floor plan
Type C — 1,658 sq ft
Get this floor plan
Type D — 4,770 sq ft
Get this floor planPrimero Heights: the facilities, and where each layout sits
Where Primero Heights @ Seberang Jaya, Penang sits
At Lorong Janggus Jaya 12 in Taman Janggus Jaya, off Jalan Permatang Pauh, in Seberang Perai Tengah on the Penang mainland — 709 m in a straight line from Hospital Seberang Jaya and 1.9 km from Sunway Carnival Mall.
Pinned to the coordinates filed with the national housing register for project 8509-3. The map listing for the building — ‘Primero Heights @ Kondominium Prima Indah’, Lorong Janggus Jaya 12 — sits 60 m from that point. Distances are straight-line.
- Hospital Seberang Jaya709 mstraight-line
- Lotus’s Seberang Jaya1.7 kmstraight-line
- Sunway Carnival Mall1.9 kmstraight-line
- Sunway Medical Centre Penang1.9 kmstraight-line
- SMK Seberang Jaya1.9 kmstraight-line
- KPJ Penang Specialist Hospital3.5 kmstraight-line
- Bukit Mertajam KTM station4.7 kmstraight-line
- Penang Sentral, Butterworth5.4 kmstraight-line
- Penang Bridge8.7 kmstraight-line
On the government register it is project 8509-3, Taman Janggus Jaya — 154 units, completed
You will not find the words ‘Primero Heights’ on the register. The building is filed under its scheme name, Taman Janggus Jaya, with the housing developer’s licence held by Wijaya Bandar Bina Sdn Bhd (8509). I matched it by the coordinates, the 18 storeys and the 154 units.
| Project code | Registered name | Advertising permit | Permit expires | Units | Bed / bath | Status |
|---|---|---|---|---|---|---|
| 8509-3 | Taman Janggus Jaya — flats / condominium, 18 storeys · 128 sq m | 8509-3/05-2017/01526(P) | 7 May 2017 | 50 | — | Completed · certificate 21 Jul 2016 |
| 8509-3 | Taman Janggus Jaya — flats / condominium, 18 storeys · 136 sq m | 8509-3/05-2017/01526(P) | 7 May 2017 | 50 | — | Completed · certificate 21 Jul 2016 |
| 8509-3 | Taman Janggus Jaya — flats / condominium, 18 storeys · 154 sq m | 8509-3/05-2017/01526(P) | 7 May 2017 | 50 | — | Completed · certificate 21 Jul 2016 |
| 8509-3 | Taman Janggus Jaya — flats / condominium, 18 storeys · size not filed | 8509-3/05-2017/01526(P) | 7 May 2017 | 4 | — | Completed · certificate 21 Jul 2016 |
| Total | 154 | Licensed developer: Wijaya Bandar Bina Sdn Bhd (8509) | ||||
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=8509-3
154 units in four groups
The register files four components, all flats / condominium in an 18-storey building: 50 homes of 128 sq m, 50 of 136 sq m, 50 of 154 sq m and 4 homes whose floor area is left blank. That adds up to 154. The public unit list is incomplete — it shows 69 homes, numbered under Parcel A and Parcel B from Level 3A to Level 16, every one of them recorded as sold. For a building finished in 2016 the practical point is simple: there is no developer stock, only owners selling.
What the old permit band tells you — and what it means for foreigners
The permit, last renewed in 2016, recorded these bands: RM415,000 to RM447,000 for the 128 sq m homes, RM439,000 to RM474,000 for the 136 sq m homes, RM499,000 to RM626,500 for the 154 sq m homes, and RM1,323,250 to RM1,325,250 for the four largest. That is the band on the advertising permit, not the price of any unit, and it is a decade old — it is not today’s resale value. On the mainland a foreign individual needs a strata home of at least RM500,000 (RM1,000,000 for a foreign company), so eligibility is decided unit by unit at the price in your own agreement.
Schedule H, 36 months, no extension on record
The sale and purchase agreement was Schedule H (strata) with the standard 36-month delivery period and no approved extension. The first agreement is dated 15 July 2013, which put the latest delivery date under that agreement at 15 July 2016. This matters only as history now: a resale buyer signs a fresh agreement with the current owner, not with the developer.
Completed, with the certificate dated 21 July 2016
The register’s status is ‘Siap dengan CCC’ — completed, with a certificate of completion and compliance dated 21 July 2016 for all four components, six days after the 36-month mark of the first agreement. The date of vacant possession is not recorded, and the last advertising permit expired on 7 May 2017, which is normal once a project is finished and sold.
About Wijaya Bandar Bina
The housing developer’s licence for Primero Heights is held by Wijaya Bandar Bina Sdn Bhd, licence number 8509, with a business address on Jalan Permatang Pauh. The register shows the company as active with four project files.
All four are in the same pocket of Seberang Perai Tengah. Taman Janggus Jaya Phases 1 and 2 — the landed estate around the condominium, with terrace houses, semi-detached houses and five-storey flats — dates from a 2003 permit. Primero Heights itself is the third file. Taman Naluri Indah, a scheme of 53 landed homes filed 270 m away, received its certificate of completion in August 2017.
So this is a local developer that has been building in one neighbourhood since the early 2000s, and the condominium was the tall piece in the middle of its own estate. Each of the files I opened is marked completed.
One honest caveat: the project page sits on the website of Metro Jelata Group of Companies, which presents Primero Heights as its own project, while the licence on the register is held by Wijaya Bandar Bina Sdn Bhd. That page gives the tenure, the four layouts and the facilities; it does not give the car-park allocation, the monthly charges or the strata area of each unit. Those answers come from the strata title, the management office and a viewing — and I will get them for you before you sign anything.
Frequently asked questions
How many units are there at Primero Heights?
154, in one 18-storey building. The government register files it as four groups: three groups of 50 homes and one group of 4.
Unit numbers on the register’s list run under Parcel A and Parcel B. The list is incomplete — it shows 69 homes — but every one of them is recorded as sold.
Is Primero Heights freehold or leasehold?
The developer group’s project page describes Primero Heights as a freehold 18-storey condominium. The government register does not record tenure, so that page is my source.
Tenure is printed on the strata title. Tell me which unit you are looking at and I will confirm it from the title search before you pay a deposit.
What are the unit sizes at Primero Heights?
The developer group’s page lists four layouts: Type A about 1,460 to 1,700 sq ft, Type B about 1,380 to 1,600 sq ft and Type C about 1,660 to 2,450 sq ft, with 50 homes each, plus four Type D homes of about 4,770 sq ft. The register files the three main groups at 128, 136 and 154 sq m — about 1,378, 1,464 and 1,658 sq ft.
On the developer’s drawings Types A and B show three rooms and two bathrooms, Type C four rooms and three bathrooms, and Type D five rooms, five bathrooms and a roof garden. The exact strata area differs from unit to unit, so I check it on the title of the home you choose.
Can foreigners buy at Primero Heights?
Possibly, unit by unit. On the Penang mainland a foreign individual may buy a strata home priced at RM500,000 or above (RM1,000,000 for a foreign company), with state consent, a 3% state levy on approval and no resale for three years.
Since every purchase here is a resale, what counts is the price in your own agreement, not the old permit band. A flat 8% stamp duty applies to non-citizens buying residential property. Tell me your budget and I will tell you which units clear the floor.
When was Primero Heights completed?
The register records the certificate of completion and compliance as dated 21 July 2016. The first sale and purchase agreement is dated 15 July 2013.
It is now a ten-year-old building, so there is nothing to wait for: once the price is agreed and the loan and consent are in place, you complete the transfer and move in.
Which unit should I choose?
Start with size. If the household is two adults and one or two children, the 128 or 136 sq m homes are already generous. The 154 sq m homes suit three generations or anyone who works from home. Then pick the side: ask which stacks face the landed houses of Taman Janggus Jaya and which face the main road.
Because it is a resale market, condition matters as much as position. Two homes of the same size can differ widely in renovation, wiring and bathrooms. I shortlist by condition first and then by floor.
What is the price and the maintenance fee?
The only public price information I quote is the government permit band from 2016 and earlier: RM415,000 to RM626,500 for the three main sizes and RM1,323,250 to RM1,325,250 for the four largest homes. That is the band on the advertising permit, not the price of any unit, and it is not today’s resale value.
I do not repeat asking prices from property portals, and the monthly charges are not published. Message me and I will send what is actually for sale now, recent transacted prices and the current maintenance and sinking-fund charges in writing.
How does Primero Heights compare with The Paradigm Suites in Seberang Jaya?
Both are single-block condominiums with large homes in the Seberang Jaya area. The Paradigm Suites is 96 homes in one 16-storey block, 1,271 to 1,596 sq ft, completed with its certificate in March 2026. Primero Heights is 154 homes in 18 storeys, about 1,378 to 1,658 sq ft, completed in July 2016.
The Paradigm Suites is the new building; Primero Heights is the established one, ten years older, where you buy from an owner and can judge the management by its record. See both in one afternoon — they answer the same need at different ages.
Is this part of Seberang Jaya practical for daily life or for renting out?
For daily life: Hospital Seberang Jaya is 709 m away in a straight line, Lotus’s Seberang Jaya 1.7 km, Sunway Carnival Mall and Sunway Medical Centre Penang 1.9 km each, and SMK Seberang Jaya 1.9 km. Penang Sentral in Butterworth is 5.4 km and the Penang Bridge 8.7 km.
For renting: the two hospitals and the Perai industrial area are the obvious sources of tenants, and large units suit families and senior staff more than single workers. I do not quote rental figures; ask me what similar homes in the building are letting for now.
Ask which units are available now
Completed projects change hands unit by unit, and whatever the developer still holds moves too. Tell me your budget and whether you’re buying to live in or to let — I’ll send back the units that actually fit.
Completed project — what is for sale changes unit by unit, so ask before you plan a viewing
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 the KPKT housing register, the project page on the developer group’s website (metrogroups.com.my) and my own straight-line measurements. 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: Wijaya Bandar Bina (1 development on this site)
Where it is: Seberang Jaya, 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).
8509-3 · TAMAN JANGGUS JAYA
Overall status: Siap Dengan CCC — completed
| Component | Bed / bath | Built-up | Units | Price on the permit | Complete |
|---|---|---|---|---|---|
| Rumah Pangsa/Kondo 18 storeys Siap Dengan CCC | — | 136 m² ≈ 1,464 sq ft | 50 | RM439,000.00 – RM474,000.00 | 100.00% |
| Rumah Pangsa/Kondo 18 storeys Siap Dengan CCC | — | 128 m² ≈ 1,378 sq ft | 50 | RM415,000.00 – RM447,000.00 | 100.00% |
| Rumah Pangsa/Kondo 18 storeys Siap Dengan CCC | — | 154 m² ≈ 1,658 sq ft | 50 | RM499,000.00 – RM626,500.00 | 100.00% |
| Rumah Pangsa/Kondo 18 storeys Siap Dengan CCC | — | — | 4 | RM1,323,250.00 – RM1,325,250.00 | 100.00% |
Swipe the table sideways for the rest of the columns.
Read from teduh.kpkt.gov.my on 2026-10-08, project code 8509-3. 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.