Taman Jasa Ria Garden Villas (Phase 3) @ Bukit Mertajam, Penang
62 freehold two-storey semi-detached homes inside Wing Tai Asia’s 120-acre Jesselton Hills — built, certified on 24 October 2025 and ready to walk through. The government files this phase as Taman Jasa Ria Fasa 4 although the developer sells it as Phase 3, and the whole permit band sits above Seberang Perai’s RM1,000,000 landed floor, so non-citizens may apply with state consent.
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Taman Jasa Ria Garden Villas (Phase 3) @ 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
- Garden Villas Phase 3Registered as Taman Jasa Ria – Fasa 4 · licence held by DNP Land Sdn. Bhd., the developer named on Wing Tai’s project pages
- Where it is
- Jesselton Hills, Alma, Bukit MertajamMukim 15, Seberang Perai Tengah · along Jalan Jasa Ria and Lorong Jasa Ria
- Tenure
- Freehold‘Hakmilik kekal’ on the advertisement filed with the register, which also declares no land encumbrance
- Property type
- Two-storey semi-detached houseLanded, sold under a Schedule G agreement
- Units
- 62Lots PT 3580 to PT 3641 · 47 recorded as sold and 15 not yet sold on 5 Oct 2026
- Size
- About 2,670 sq ft built-up248 sq m on the register · lots of about 34′ x 88–90′ · five bedrooms, three bathrooms
- Township
- Jesselton Hills · 120 acresParks and lake gardens, in the developer’s words · clubhouse and security details are not published
- Completion
- Completed 24 October 2025Certificate of completion and compliance and vacant possession share that date on the register
- Government permit
- 7432-21/05-2026/0361(A)-(L)Valid 2 May 2024 to 1 May 2026 — now expired, and no newer permit is listed
- Foreign buyers
- Eligible, with state consentThe whole permit band is above the RM1,000,000 landed floor for Seberang Perai
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Six things to know about Garden Villas Phase 3 before you view a house
Four explain why a Bukit Mertajam family would shortlist it; two are loose ends to tie up first. Each one traces back to Wing Tai’s own pages, the advertisement it filed, or the government register.
The house already exists
The register dates both the certificate of completion and compliance and vacant possession at 24 October 2025. You can stand in the actual living room, check the afternoon sun on the actual lot and count the steps to the actual gate, instead of imagining all of it from a show unit.
Freehold, and no encumbrance declared
The advertisement filed with the housing register states ‘hakmilik kekal’ and lists the land encumbrance as ‘tiada’, meaning none. A landed freehold title in Alma is the sort of asset that families here hold across generations; your solicitor’s title search confirms it for the specific lot.
Five bedrooms on a 34-foot frontage
The register records five bedrooms and about 248 sq m of floor area per house, and Wing Tai describes the layout as 5+1 bedrooms planned for families and multi-generational living. Lots run about 34 feet wide and 88 to 90 feet deep, so there is real side garden on a semi-detached plot.
Alma’s daily errands are a short drive
Measured in a straight line from the site, AEON Mall Bukit Mertajam is 1.3 km away and Lotus’s Bukit Mertajam 1.5 km. Simpang Ampat KTM station is 3.8 km and Hospital Bukit Mertajam 5.3 km. This is an established suburb, not a township waiting for its first shop.
Phase 3 to the developer, Fasa 4 to the government
Wing Tai sells these 62 homes as Garden Villas Phase 3. The register files them as Taman Jasa Ria – Fasa 4, code 7432-21, and gives the name Fasa 3 to the newer phase next door. It is a labelling quirk, not a defect, but make sure your agreement cites the project code and a lot between PT 3580 and PT 3641.
An expired permit and some unpublished basics
The advertising permit ran out on 1 May 2026 and the register shows no newer one, while 15 homes are still recorded as not yet sold. Ask the developer how the remaining units are being sold. The floor plans on this page come from the advertisement the developer filed with the government register; any monthly estate charges and the security arrangement are not published, so I will get them in writing.
The whole development, decoded
Every number here is the developer’s own or the government register’s.
Pick your phase
Phase 3 (this page)
The finished phase: 62 two-storey semi-detached houses of about 2,670 sq ft on lots roughly 34 feet wide, filed on the register as Taman Jasa Ria – Fasa 4 (7432-21). The register recorded 47 as sold and 15 as not yet sold on 5 October 2026, so what you are choosing from is a short list of real, inspectable houses.
Phase 4 (next door)
The newer phase on the lots around this one: 42 semi-detached houses of about 2,740 sq ft, which the developer lays out as 4+1 bedrooms with four bathrooms, and seven two-storey bungalows. The register files it as Taman Jasa Ria Fasa 3 (7432-22) and showed it at an early stage of building when I read it. Full details are on the Garden Villas Phase 4 page.
Facilities
Wing Tai describes Garden Villas as set within the township’s parks and lake gardens, and its site plan marks the open spaces listed here. It does not publish a clubhouse, a pool or a guard-house specification for this phase, so treat those as questions to ask on site.
Jesselton Hills township
- Parks
- Lake gardens
Drawn on the developer’s site plan
- Landscaped open space off Jalan Jasa Ria
- Open space on the south-west edge
- Retention pond to the south
Where the project is now
The Garden Villas Phase 3 house, in the developer’s and the register’s numbers
There is one house type. Three sources describe it slightly differently — 2,660 sq ft on Wing Tai’s listing, about 2,670 sq ft on the filed advertisement and 248 sq m on the register. The drawings come from the advertisement the developer filed with the government register: the ground floor is on the card below and the first floor is in the gallery.
Two-storey semi-detached — 2,670 sq ft
Get this floor planGarden Villas Phase 3 site plans and first-floor plan
Where Taman Jasa Ria Garden Villas (Phase 3) @ Bukit Mertajam, Penang sits
Inside the Jesselton Hills township at Alma, on the south-eastern side of Bukit Mertajam — Mukim 15 in Seberang Perai Tengah. AEON Mall Bukit Mertajam is 1.3 km away in a straight line and Simpang Ampat KTM station 3.8 km.
Pinned to the coordinates filed with the national housing register for project 7432-21 (Taman Jasa Ria – Fasa 4), which is this phase. Distances are straight-line from that point.
- AEON Mall Bukit Mertajam1.3 kmstraight-line
- Lotus’s Bukit Mertajam1.5 kmstraight-line
- SJK(C) Permatang Tinggi2.4 kmstraight-line
- Simpang Ampat KTM station3.8 kmstraight-line
- Hospital Bukit Mertajam5.3 kmstraight-line
- Jit Sin Independent High School5.7 kmstraight-line
- KPJ Penang Specialist Hospital8.3 kmstraight-line
- Batu Kawan Industrial Park11.2 kmstraight-line
- Penang Bridge16.3 kmstraight-line
On the government register this is 7432-21, ‘Taman Jasa Ria – Fasa 4’ — 62 homes, completed
The housing developer’s licence belongs to DNP Land Sdn. Bhd. (7432), the company named as developer on Wing Tai’s project pages, with 23 projects on the national register. Taman Jasa Ria has four entries there: Fasa 1 (7432-15), Fasa 2 (7432-17), Fasa 4 (7432-21, the homes on this page) and Fasa 3 (7432-22, the newer phase Wing Tai sells as Garden Villas Phase 4).
| Project code | Registered name | Advertising permit | Permit expires | Units | Bed / bath | Status |
|---|---|---|---|---|---|---|
| 7432-21 | Taman Jasa Ria – Fasa 4 — two-storey semi-detached houses (sold by the developer as Garden Villas Phase 3) | 7432-21/05-2026/0361(A)-(L) | 1 May 2026 (expired) | 62 | 5 / 3 | 100% built · completed, CCC 24 Oct 2025 |
Swipe sideways to see the full table →
Read from teduh.kpkt.gov.my on 5 October 2026. Check it yourself: teduh.kpkt.gov.my/semakan-status-kemajuan?kodProjek=7432-21
62 on the register, 62 on the developer’s site — under different phase numbers
The register lists one component: 62 two-storey ‘rumah berkembar’ (semi-detached houses), each with five bedrooms, three bathrooms and 248 sq m of floor area. Its unit list runs from lot PT 3580 to PT 3641, and none of the 62 is flagged as a Bumiputera-quota lot. On 5 October 2026, 47 were recorded as sold and 15 as not yet sold; an advertisement the developer filed earlier had stated 33 units remaining. Wing Tai’s website shows the same 62 homes as Phase 3.
What the permit band says, and what it means for non-citizens
The permit records RM1,189,000 to RM1,430,000 across the 62 homes. That is the band on the advertising permit, not the price of any unit. Seberang Perai’s floor for a foreign buyer of landed property is RM1,000,000, and the entire band sits above it, so a non-citizen may apply — subject to state consent, the 3% state levy on approval, the flat 8% stamp duty for non-citizens and the rule against reselling within three years.
Schedule G, 24 months — and handed over ahead of time
Sales are under Schedule G, the statutory agreement for landed property, with a 24-month delivery period and no extension on record. The first agreement is dated 31 July 2024, which set the latest delivery date at 31 July 2026. The certificate of completion and compliance and vacant possession are both dated 24 October 2025, roughly nine months inside that deadline.
The permit has lapsed — one thing to confirm
The advertising and sale permit shown on the register was valid from 2 May 2024 to 1 May 2026, and no newer permit is listed for 7432-21, although 15 homes are still recorded as not yet sold. I state that as the register shows it and do not guess at the reason. Before you sign for one of the remaining houses, ask the developer for the current permit position in writing; I will ask on your behalf.
About Wing Tai Asia
Wing Tai was founded in Hong Kong in 1955 and incorporated in Singapore in 1963; its parent, Wing Tai Holdings Limited, has been listed on the Singapore Exchange since 1989. In Malaysia it trades as Wing Tai Asia through Wing Tai Malaysia Sdn. Bhd., developing in Kuala Lumpur and Penang, and DNP Land Sdn. Bhd. is the licensed developer for its Bukit Mertajam land.
Its Penang list goes back three decades on its own website: 72 Scotland Park in George Town (1993), Taman Nagasari in Prai (1997), then a long run in Bukit Mertajam — Taman Seri Impian, the BM Utama phases, Menara Mahkota Impian. Inside Jesselton Hills it has completed Taman Jasa Indah, the 198-unit Lakeside Superlink and four Garden Superlink phases before and alongside Garden Villas.
Garden Villas itself is a four-phase semi-detached enclave. The register shows Fasa 1 with 59 homes certified on 24 March 2022, Fasa 2 with 66 homes certified on 17 August 2023, these 62 homes certified on 24 October 2025, and a final 49-home phase that had only just started building when I read it. The first two phases each had their 24-month Schedule G delivery period extended with approval, by six months and by five; this third one needed no extension at all.
One honest caveat: the paperwork does not line up neatly. The developer’s phase numbers and the register’s are swapped for the last two phases, Wing Tai’s completed-projects list gives 122 homes for Phases 1 and 2 where the register adds up to 125, and this phase’s permit has expired without a replacement on record. None of that points to a problem with the houses, but it is why I match every lot to its register entry before a client signs.
Frequently asked questions
How many houses are there in Garden Villas Phase 3?
Sixty-two, all two-storey semi-detached. The developer’s website and the government register give the same count.
On the register they are lots PT 3580 to PT 3641 under project 7432-21. When I read it on 5 October 2026, 47 were recorded as sold and 15 as not yet sold.
Is Garden Villas Phase 3 freehold?
Yes. The advertisement the developer filed with the housing register states ‘hakmilik kekal’, which is freehold, and declares no encumbrance on the land.
For a completed house you should still have your solicitor run a title search on the exact lot before signing, to confirm the tenure, any restriction in interest and whether the individual title has been issued.
How big are the houses and what is the layout?
About 2,670 sq ft of built-up area according to the filed advertisement — 248 sq m on the register and 2,660 sq ft on Wing Tai’s listing — on lots of roughly 34 feet by 88 to 90 feet.
The register records five bedrooms and three bathrooms; the developer calls it a 5+1-bedroom layout for multi-generational families. The drawings on the advertisement the developer filed with the government register show a guest bedroom, a bathroom and a utility room on the ground floor, and upstairs the master bedroom with its own bathroom, three more bedrooms, a second bathroom and a family area. Both drawings are on this page; message me and we can confirm on site which room the developer counts as the ‘+1’.
Can foreigners buy a house at Garden Villas Phase 3?
In principle, yes. The permit band is RM1,189,000 to RM1,430,000, and all of it is above Seberang Perai’s RM1,000,000 minimum for a non-citizen buying landed property. The register flags none of these 62 lots as Bumiputera quota.
You will need Penang state consent, pay a 3% state levy on approval and a flat 8% stamp duty as a non-citizen, and you may not resell within three years. The final test is the price on your own agreement, so let me check the specific house first.
Is Garden Villas Phase 3 completed? When can I move in?
It is completed. The register dates the certificate of completion and compliance and vacant possession at 24 October 2025, about nine months before the 31 July 2026 deadline set by the first sale and purchase agreement.
If you buy one of the houses the developer still holds, the handover date depends on your loan and legal paperwork, not on construction. Ask how the defect liability period will apply to a house completed in 2025 and get the answer written into the documents.
Which of the remaining houses should I pick?
With 15 homes left on the register, start by asking which lots they are. On a semi-detached row the differences that matter are end or corner lot versus intermediate, the land area on the title, which way the front faces and how close you are to the estate road junctions.
The developer’s site plan also marks the parcel south of Lorong Jasa Ria as ‘future development’, with a retention pond beyond it. If your shortlisted house backs onto that side, ask what is planned there before you commit.
What is the price, and are there monthly fees?
The only public price information I repeat is the government permit band, RM1,189,000 to RM1,430,000 — the band on the advertising permit, not the price of any unit. I do not quote portal listings.
Wing Tai has not published any monthly estate or security charge for Garden Villas. Message me for the current price list of the remaining houses and the charges, in writing from the developer.
How does Phase 3 compare with Garden Villas Phase 4 next door?
Phase 3 is the finished one: 62 semi-detached homes of about 2,670 sq ft with five bedrooms and three bathrooms. Phase 4 wraps around it with 42 semi-detached homes of about 2,740 sq ft, laid out as 4+1 bedrooms with four bathrooms, plus seven bungalows — and the register showed it at an early stage of construction when I read it.
So the choice is between a house you can inspect and move into now, and a newer layout with more bathrooms that you wait for. Phase 4’s permit band also starts higher; the figures are on that page.
What is daily life like in Alma, and is there rental demand?
Groceries and banking are at AEON and Lotus’s, 1.3 km and 1.5 km away in a straight line. For schools I measured SJK(C) Permatang Tinggi at 2.4 km and Jit Sin Independent High School at 5.7 km; Hospital Bukit Mertajam is 5.3 km and KPJ Penang Specialist Hospital 8.3 km.
On renting: tenants for a five-bedroom semi-detached house are mostly families and senior staff posted to the mainland’s industrial parks, a much thinner pool than for apartments. I do not quote rental figures. Buy this one to live in first, and treat any rent as a bonus.
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 2026-10-05 · Last verified 2026-10-05 against Wing Tai Asia’s Penang project pages, 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: Wing Tai Asia (3 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).
7432-21 · TAMAN JASA RIA – FASA 4
Overall status: Siap Dengan CCC — completed
| Component | Bed / bath | Built-up | Units | Price on the permit | Complete |
|---|---|---|---|---|---|
| Rumah Berkembar 2 storeys Siap Dengan CCC | 5 / 3 | 248 m² ≈ 2,669 sq ft | 62 | RM1,189,000.00 – RM1,430,000.00 | 100.00% |
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 7432-21. 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.