Taman Jasa Ria Garden Villas (Phase 4) @ Bukit Mertajam, Penang
The last 49 homes of Wing Tai Asia’s Garden Villas: 42 freehold semi-detached houses and 7 bungalows, laid out around the already-completed Phase 3. Building has only begun — the register shows 5% — yet 24 homes were recorded as sold by 5 October 2026. Every permit band clears Seberang Perai’s RM1,000,000 landed floor, so foreign buyers can apply for the open lots with state consent.
⚡ Typical reply within 15 minutes, 9am–10pm MYT · No obligation
Taman Jasa Ria Garden Villas (Phase 4) @ 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 4A Wing Tai Asia project · developer DNP Land Sdn. Bhd. · on the register as Taman Jasa Ria, Fasa 3
- Where it is
- Jesselton Hills, Alma, Bukit MertajamMukim 15, Seberang Perai Tengah · on Jalan Jasa Ria, beside the completed Phase 3
- Tenure
- FreeholdStated on the developer’s page, which also lists land encumbrances as nil
- House types
- Semi-detached and bungalowBoth two storeys · landed homes sold under Schedule G
- Units
- 4942 semi-detached and 7 bungalows · 24 sold and 25 not yet sold on 5 Oct 2026
- Sizes
- 2,740 and 3,900 sq ft built-upLots of 34′ x 88′ and 49′ x 90′ · the filed advertisement puts the bungalow at about 3,700 sq ft
- Bedrooms
- 4+1 and 5+1Four bathrooms in the semi-detached house, six in the bungalow · the +1 is a flexi space
- Completion
- Expected May 2028The developer’s stated date · the filed advertisement says October 2027 · 5% built, on track
- Government permit
- 7432-22/03-2028/0187(N)-(L)Valid 7 Mar 2026 to 6 Mar 2028
- Foreign buyers
- Eligible on open lots, with state consentBoth permit bands are above the RM1,000,000 landed floor for Seberang Perai · quota lots are closed
Explore related topics
Curated hubs, each with its own guide — not auto-generated tag archives.
Garden Villas Phase 4: four strengths and two open questions
This is the newest piece of an enclave whose first three phases are already lived in. Here is what the developer’s page and the housing register say in its favour, and where the two do not agree.
The neighbourhood is already built
Garden Villas’ earlier phases were certified in March 2022, August 2023 and October 2025, according to the register. A buyer here is not guessing what the streets, the landscaping or the neighbours’ houses will look like — they are standing a few steps from the Phase 4 lots today.
A bathroom for nearly every bedroom
The semi-detached house is planned as 4+1 bedrooms with four bathrooms, the bungalow as 5+1 with six. That is a change from the completed phase beside it, where the register records five bedrooms sharing three bathrooms, and it suits households with grandparents or grown children under one roof.
Seven bungalows, and no more
The register counts only three detached houses among the 187 homes of the three earlier Garden Villas phases, the same tally Wing Tai’s parent company publishes. Phase 4 adds seven on 49′ x 90′ lots, which the site plan sets in a single row across from the phase’s own pocket of green. If you want a detached house inside Jesselton Hills, this row is the supply.
Almost half taken up within months
The first sale and purchase agreement on the register is dated 23 May 2026. By 5 October 2026 it recorded 24 of the 49 homes as sold — 22 semi-detached and two bungalows. That is a register count, not a sales claim, and it tells you local buyers moved early.
Two completion dates, and 5% built
The advertisement filed with the register gives October 2027 as the expected completion; the developer’s page says May 2028, which matches the 24-month contractual deadline. With the register at 5% built, plan around the later date and treat anything sooner as a pleasant surprise.
Check the phase number, the bungalow size and the lot status
The register calls this phase Fasa 3, not 4. The bungalow is 3,900 sq ft on the developer’s page but about 3,700 sq ft on its filed advertisement. And 14 of the 25 unsold homes are Bumiputera-quota lots, so the open choice is 11 houses. I will confirm all three for the exact lot you like.
The whole development, decoded
Every number here is the developer’s own or the government register’s.
Pick your house type
Double-storey semi-detached
Forty-two semi-detached houses with 2,740 sq ft of built-up space each, planned by the developer as four bedrooms plus a flexi space, with four bathrooms. The published drawing shows two versions, one for end and corner lots and one for intermediate lots, and puts a guest room downstairs and a family area upstairs. On 5 October 2026 the register recorded 22 as sold; of the 20 left, eight were open lots and twelve were Bumiputera-quota lots.
Double-storey bungalow
Seven detached houses on 49′ x 90′ lots, drawn on the site plan as one row looking onto the phase’s landscaped open space. The developer’s page gives 3,900 sq ft of built-up space, five bedrooms plus a flexi space and six bathrooms; its drawing shows wet and dry kitchens, a ground-floor guest room and two balconies upstairs. The advertisement filed with the register says about 3,700 sq ft, so have the figure confirmed. Two were recorded as sold; three open lots and two quota lots remained.
Facilities
These are the green spaces the developer actually draws or describes. Its Phase 4 page is silent on a clubhouse, on how the enclave is secured and on any monthly charge, so I will not assume them — ask, and I will get the developer’s answer for you.
Marked on the Phase 4 site plan
- Landscaped open space facing the bungalow row
- Larger open space to the south-west
- Retention pond south of the estate road
Jesselton Hills
- Parks
- Lake gardens
Where the project is now
Both Garden Villas Phase 4 floor plans
Two house types, two official drawings. The built-up figures are the ones printed on the developer’s plans; the bungalow is the one where its filed advertisement gives a smaller number.
Double-storey semi-detached — 2,740 sq ft
Get this floor plan
Double-storey bungalow — 3,900 sq ft
Get this floor planWhy there are no renders on this page
No images from the developer’s marketing are reproduced here. A render is drawn to sell. It is not something the developer is contractually bound to build, and there is nothing in it you can check against a document.
Ask for these three in writing instead: the approved building plan, the unit layout with its stated built-up area, and the specification schedule attached to the sale and purchase agreement. Those bind the developer. A render does not.
Where Taman Jasa Ria Garden Villas (Phase 4) @ Bukit Mertajam, Penang sits
On Jalan Jasa Ria inside Jesselton Hills, Alma — south-east Bukit Mertajam, Seberang Perai Tengah. The developer’s sales gallery on Jalan Rozhan is 1.2 km away in a straight line, AEON Mall Bukit Mertajam 1.3 km and Bukit Mertajam KTM station 7.0 km.
The coordinates filed with the register for 7432-22 are rounded figures that land roughly 0.9 km outside the estate, so I have not used them. The developer’s site plan draws Phase 4 on the lots around the completed neighbouring phase; the pin therefore sits midway between the register points of that phase (7432-21) and the earlier one to its north-west (7432-17). Distances are straight-line from the pin.
- Wing Tai Asia sales gallery, Jalan Rozhan1.2 kmstraight-line
- AEON Mall Bukit Mertajam1.3 kmstraight-line
- SJK(C) Permatang Tinggi2.4 kmstraight-line
- Sri KDU International School, Penang4.6 kmstraight-line
- SJK(C) Kim Sen4.8 kmstraight-line
- Juru Auto City6.9 kmstraight-line
- Bukit Mertajam KTM station7.0 kmstraight-line
- IKEA Batu Kawan10.9 kmstraight-line
- Second Penang Bridge19.7 kmstraight-line
The register knows it as 7432-22, Taman Jasa Ria ‘Fasa 3’ — 49 homes at 5% built
The developer on record is DNP Land Sdn. Bhd. (7432), whose housing developer’s licence runs to 12 March 2028. Wing Tai’s own Phase 4 page quotes permit 7432-22, so there is no doubt the two names describe the same homes: Garden Villas Phase 4 in the sales material, Taman Jasa Ria Fasa 3 in the government file. The 62 completed homes next door are the reverse — Phase 3 to the developer, Fasa 4 (7432-21) to the register.
| Project code | Registered name | Advertising permit | Permit expires | Units | Bed / bath | Status |
|---|---|---|---|---|---|---|
| 7432-22 | Taman Jasa Ria (Fasa 3) — two-storey semi-detached houses | 7432-22/03-2028/0187(N)-(L) | 6 Mar 2028 | 42 | 4 / 4 | 5% built · on track |
| 7432-22 | Taman Jasa Ria (Fasa 3) — two-storey detached houses | 7432-22/03-2028/0187(N)-(L) | 6 Mar 2028 | 7 | 5 / 6 | 5% built · on track |
| Total | 49 | Licensed developer: DNP Land Sdn. Bhd. (7432) | ||||
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=7432-22
49 homes in two components, matching the developer’s page
The register lists 42 two-storey semi-detached houses (four bedrooms, four bathrooms, 254 sq m) and seven two-storey detached houses (five bedrooms, six bathrooms, 343 sq m). The semi-detached lots are PT 3552 to PT 3579 and PT 3642 to PT 3655; the bungalows are PT 3656 to PT 3662. On 5 October 2026 it showed 24 sold and 25 not yet sold, and 14 of those 25 carried the Bumiputera-quota flag — twelve semi-detached lots and two bungalows.
Two permit bands, both above the foreign-buyer floor
For the semi-detached houses the permit records RM1,506,000 to RM2,233,500; for the bungalows, RM2,208,500 to RM2,617,250. Each is the band on the advertising permit, not the price of any unit. Seberang Perai’s minimum for a non-citizen buying landed property is RM1,000,000, so both bands clear it. A foreign buyer still needs state consent, pays the 3% state levy and the flat 8% stamp duty, cannot resell for three years and cannot take a quota lot.
Schedule G: 24 months from your agreement
The agreement is Schedule G, the standard form for landed homes, with a 24-month delivery period and no extension on record. The register’s first agreement is dated 23 May 2026, so the latest delivery date under that agreement is 23 May 2028 — the same month the developer names. Your own 24 months start on the date you sign.
5% built, on track, no certificate yet
The latest progress return puts both components at 5% and the project status at ‘lancar’, meaning on track. No certificate of completion and compliance or vacant possession date is recorded, as you would expect this early. The October 2027 date on the filed advertisement is the developer’s estimate, not a contractual promise.
About Wing Tai Asia
The name on the brochure is Wing Tai Asia; the name on the licence is DNP Land Sdn. Bhd., which has 23 projects on the national housing register. Wing Tai Asia is the Malaysian face of Singapore-listed Wing Tai Holdings Limited, and its Penang work is concentrated in Bukit Mertajam, where its sales gallery stands on Jalan Rozhan in Alma.
Jesselton Hills is its 120-acre township there, built in stages. Wing Tai’s completed list shows Taman Jasa Indah Phase 1 in 2013 (136 homes), Lakeside Superlink in 2017 (198 homes), the first two Garden Villas phases in 2022, and four phases of Garden Superlink between 2023 and 2025 with 70, 75, 59 and 78 homes. Garden Villas is the township’s semi-detached quarter.
Phase 4 is small by comparison and deliberately so: 49 homes described by the developer as a low-density enclave, taking Garden Villas from 184 semi-detached houses and three bungalows to 226 and ten. On delivery the register’s record is mixed: the first two phases each had the 24-month period extended with approval, by six months and by five, while the third was certified about nine months ahead of its deadline with no extension.
My reservation is about documents, not bricks. The developer’s own page and its filed advertisement disagree on the bungalow’s size and on the completion month, the phase carries different numbers in the sales material and the government file, and nothing is published about security or upkeep costs. These are easy to settle before signing, and you should settle them in writing.
Frequently asked questions
How many homes does Garden Villas Phase 4 have?
Forty-nine: 42 double-storey semi-detached houses and seven double-storey bungalows. The developer’s page and the register agree on both numbers.
On 5 October 2026 the register recorded 24 as sold. Of the 25 remaining, 11 were open lots — eight semi-detached and three bungalows — and 14 were Bumiputera-quota lots.
Is Garden Villas Phase 4 freehold?
Yes. The developer’s Phase 4 page states the land tenure as freehold and the land encumbrances as nil, and the advertisement filed with the register says the same in Malay.
Each house will sit on its own lot under a Schedule G agreement. Ask your solicitor to confirm the title details and any restriction in interest for the lot you choose.
What sizes and layouts are available?
The semi-detached house has 2,740 sq ft of built-up space on a 34′ x 88′ lot, with 4+1 bedrooms and four bathrooms. The bungalow sits on a 49′ x 90′ lot with 5+1 bedrooms and six bathrooms.
For the bungalow, the developer’s page and drawing say 3,900 sq ft while its filed advertisement says about 3,700 sq ft. Both official floor plans are on this page; I will get the bungalow figure confirmed before you rely on it.
Can foreigners buy at Garden Villas Phase 4?
Yes for the open lots, with state consent. The permit bands are RM1,506,000 to RM2,233,500 for the semi-detached houses and RM2,208,500 to RM2,617,250 for the bungalows, all above the RM1,000,000 landed minimum for non-citizens in Seberang Perai.
Expect a 3% state levy on approval, a flat 8% stamp duty and a three-year bar on resale. Bumiputera-quota lots are closed to foreign buyers, which matters here because 14 of the 25 unsold homes carry that flag.
When will Garden Villas Phase 4 be ready?
The developer’s page says May 2028. The advertisement it filed with the register says October 2027. The register itself showed 5% built and on track in October 2026.
Legally, the developer has 24 months from the date of your agreement. The first agreement on record is dated 23 May 2026, which makes 23 May 2028 the outer date for that buyer.
Semi-detached or bungalow — and which lot?
The semi-detached house is the practical family choice and comes in an end or corner-lot version and an intermediate version, so compare the land area lot by lot. The bungalow gives you no shared wall, a wider 49-foot frontage and two more bathrooms, in a row of only seven.
On the site plan the seven bungalows sit in one row beside the landscaped open space, while the semi-detached lots are spread along Jalan Jasa Ria and the lane behind the bungalows. Tell me whether you would rather be beside the green or on the through road and I will check which open lots are left.
What does it cost, and what are the monthly charges?
I publish only the government permit bands: RM1,506,000 to RM2,233,500 for the semi-detached houses and RM2,208,500 to RM2,617,250 for the bungalows. Those are the bands on the advertising permit, not the price of any unit.
The developer has not published an estate or security charge. Message me and I will send the current price list for the lots still open, with the charges and the payment schedule in the developer’s own documents.
How does it compare with Taman Nara, also in Alma?
Taman Nara, 2.2 km to the north in a straight line, is a completed scheme of 21 freehold two-storey homes by Jayamas, of which only four are semi-detached. It is a small standalone row; Garden Villas Phase 4 is 49 homes inside a 120-acre township with its own parks.
Choose Taman Nara if you want a finished house now and a smaller address. Choose Phase 4 if you want a newer layout, a bungalow option or the township setting, and can wait for construction.
Is Alma a good place for a family, and can I rent the house out?
For Chinese-medium schooling I measured SJK(C) Permatang Tinggi at 2.4 km and SJK(C) Kim Sen at 4.8 km; Sri KDU International School in Simpang Ampat is 4.6 km. AEON Mall Bukit Mertajam is 1.3 km away and Juru Auto City 6.9 km, all straight-line.
A large landed house rents to a narrow group — expatriate managers and families relocating for work in the mainland’s industrial parks. I do not quote rents. Buy for your own household’s needs and let rental be the fallback, not the plan.
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 2026-10-05 · Last verified 2026-10-05 against Wing Tai Asia’s Garden Villas Phase 4 page, the advertisement the developer 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.
Ask a specific question
If you would rather not use WhatsApp, use this. I answer them myself. Only your name and one contact method are required.
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).
7432-22 · TAMAN JASA RIA
Overall status: Lancar — on schedule
| Component | Bed / bath | Built-up | Units | Price on the permit | Complete |
|---|---|---|---|---|---|
| Rumah Berkembar 2 storeys Lancar | 4 / 4 | 254 m² ≈ 2,734 sq ft | 42 | RM1,506,000.00 – RM2,233,500.00 | 7.86% |
| Rumah Sesebuah 2 storeys Lancar | 5 / 6 | 343 m² ≈ 3,692 sq ft | 7 | RM2,208,500.00 – RM2,617,250.00 | 9.29% |
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 7432-22. 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.