Vesta Garden @ Kota Permai, Bukit Mertajam
A small freehold landed scheme of 67 two-storey homes off Jalan Bukit Minyak — 65 terraces and one semi-detached pair, four bedrooms each, 891 m in a straight line from Billion Kota Permai. The register files it as Taman Aman Permai and shows it 85% built. Foreign eligibility is decided house by house, because the permit band crosses the mainland floor for landed homes.
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Vesta Garden @ Kota Permai, Bukit Mertajam 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
- Vesta GardenRegistered as Taman Aman Permai · developer Thunderflash Realty Sdn Bhd
- Where it is
- Kota Permai, Bukit MertajamLot 33441, Mukim 14, off Jalan Bukit Minyak, Seberang Perai Tengah
- Tenure
- Freehold‘Hakmilik Kekal’ on the developer’s filed advertisement, with no restriction in interest stated
- House types
- 2-storey terrace and semi-detachedLanded homes sold under Schedule G agreements
- Units
- 6747 Type A terraces, 18 Type B terraces and 2 Type C semi-detached
- Layouts
- 4 bedrooms · 3 bathroomsSemi-detached pair advertised with 4 bathrooms · areas from 111 sqm on the register
- Facilities
- None publishedA small street-level scheme; the filed site plan shows one green pocket
- Completion
- Advertised for September 2026Register in October 2026: 85% built, overall status late
- Government permit
- 30664-1/09-2026/0887(A)-(L)Valid 30 Sep 2024 to 29 Sep 2026 · no newer permit listed on 5 Oct 2026
- Foreign buyers
- Decided unit by unitTerrace permit band crosses the RM1,000,000 mainland floor for landed homes; the semi-detached band is above it
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Vesta Garden in six points: four in its favour, two to check
Everything here is taken from the advertisement Thunderflash Realty filed with the housing register, or from the register itself. Where neither says anything, I say so.
Freehold landed title in the middle of Bukit Mertajam
The filed advertisement carries a ‘Hakmilik Kekal’ banner and states that the land has no lease and no restriction in interest. For a terrace house in an established part of Bukit Mertajam, that is the cleanest form of title a buyer can ask for, and it keeps resale and refinancing simple.
Only 67 homes
This is one phase and one small site: three rows of terraces, one more row along the eastern edge and a single semi-detached pair. There is no later phase on the register and no high-rise component, so what you see on the site plan is the whole neighbourhood.
Jit Sin is 1.2 km away
SMJK Jit Sin is 1.2 km from the site in a straight line, and the developer’s own map marks it. For families who chose Bukit Mertajam for its Chinese-medium schools, a home 1.2 km from the school gate is a daily saving in time.
Groceries and the highway both within 2.3 km
Billion Kota Permai is 891 m away, AEON Big Bukit Minyak 1.2 km and the Juru toll plaza on the North-South Expressway 2.3 km, all straight-line. The Bukit Minyak industrial area is 3.1 km south, which is where much of the area’s working population is employed.
Running behind its own date
The advertisement gives September 2026 as the expected completion. In October 2026 the register shows the scheme 85% built with an overall status of ‘Lewat’, which means late. Under the first agreement on record, delivery is due by 27 November 2026. Ask me for the developer’s current handover date in writing before you sign.
Thin published detail, and a permit to confirm
Built-up areas and any security arrangement are not in the filed advertisement, and I could not find a project website. The standard lot sizes (21 ft × 57 ft, 20 ft × 60 ft and 35 ft × 76 ft) are listed only on the developer’s earlier advertisement, and the semi-detached pair has no published drawing. The advertising permit shown on the register ended on 29 September 2026 with no newer one listed on 5 October 2026. Both are things to confirm with the developer, and I will chase them for you.
The whole development, decoded
Every number here is the developer’s own or the government register’s.
Pick your house type
Type A terrace
Forty-seven two-storey terrace houses with four bedrooms and three bathrooms. On the site plan in the developer’s filed advertisement these are the three parallel rows numbered 1 to 47, facing internal roads behind Jalan Bukit Minyak. The register records areas from 111 sqm (about 1,195 sq ft) for this type, rising to 270 sqm at the row ends. On the day I read the register, 24 were recorded as sold and 23 as not yet sold.
Type B terrace
Eighteen two-storey terrace houses, also four bedrooms and three bathrooms. The filed site plan shows them as lots 50 to 67, a single line along the eastern boundary where the access road comes in from Jalan Bukit Minyak. The register’s area range for this type starts at 112 sqm (about 1,206 sq ft) and reaches 296 sqm. Nine were recorded as sold and nine as not yet sold when I read it, and this is the one component the register marks as on track.
Type C semi-detached
A single pair of two-storey semi-detached houses, lots 48 and 49 on the filed site plan, set beside the green pocket at the northern end. The advertisement shows four bedrooms and four bathrooms; the register entry says four and three, so ask for the drawing. Areas on the register run from 255 to 357 sqm. One of the two was recorded as sold when I read it.
Where the project is now
All 3 Vesta Garden @ Kota Permai, Bukit Mertajam floor plans
Three house types. The developer’s filed advertisement gives bedroom and bathroom counts but no built-up figures, so the sizes shown are the smallest areas recorded on the register for each type. The Type A and Type B drawings are the developer’s marketing artwork; no drawing of the Type C semi-detached pair has been published.
Type A · 2-storey terrace — 1,195 sq ft
Get this floor plan
Type B · 2-storey terrace — 1,206 sq ft
Get this floor planType C · 2-storey semi-detached — 2,745 sq ft
Get this floor planVesta Garden site plan and location plan
Where Vesta Garden @ Kota Permai, Bukit Mertajam sits
On Lot 33441, Mukim 14, reached from Jalan Bukit Minyak on the southern edge of Kota Permai — between Bukit Mertajam town and the Juru interchange, with Alma to the east.
Pinned to the coordinates filed with the national housing register for project 30664-1, which sit about 30 m from the project’s own Google Maps listing. Distances are straight-line from that point.
- Billion Shopping Centre, Kota Permai891 mstraight-line
- SMJK Jit Sin1.2 kmstraight-line
- AEON Big Bukit Minyak1.2 kmstraight-line
- Juru toll plaza, North-South Expressway2.3 kmstraight-line
- Bukit Minyak industrial area3.1 kmstraight-line
- AEON Mall Bukit Mertajam3.1 kmstraight-line
- Bukit Mertajam KTM station3.5 kmstraight-line
- KPJ Penang Specialist Hospital4.3 kmstraight-line
- Penang Bridge12.0 kmstraight-line
On the government register it is Taman Aman Permai, project 30664-1
The housing developer’s licence is held by Thunderflash Realty Sdn Bhd (30664). Vesta Garden is the marketing name; the register and the title documents use Taman Aman Permai. It is the only project this licensee has on the national register.
| Project code | Registered name | Advertising permit | Permit expires | Units | Bed / bath | Status |
|---|---|---|---|---|---|---|
| 30664-1 | Taman Aman Permai — Type A, two-storey terrace | 30664-1/09-2026/0887(A)-(L) | 29 Sep 2026 | 47 | 4 / 3 | 85% built · late |
| 30664-1 | Taman Aman Permai — Type B, two-storey terrace | 30664-1/09-2026/0887(A)-(L) | 29 Sep 2026 | 18 | 4 / 3 | 85% built · on track |
| 30664-1 | Taman Aman Permai — Type C, two-storey semi-detached | 30664-1/09-2026/0887(A)-(L) | 29 Sep 2026 | 2 | 4 / 3 | 85% built · late |
| Total | 67 | Licensed developer: Thunderflash Realty Sdn Bhd (30664) | ||||
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=30664-1
67 on the register, 67 on the advertisement
The register splits the scheme into three components: 47 two-storey terrace houses, 18 more two-storey terrace houses and 2 two-storey semi-detached houses. That adds up to 67, the same total and the same Type A, B and C split printed on the developer’s filed advertisement. On 5 October 2026 the unit list showed 34 homes recorded as sold and 33 as not yet sold: 24 and 23 in Type A, 9 and 9 in Type B, and 1 and 1 in the semi-detached pair.
The permit band and the foreign-buyer floor
The permit records RM779,000 to RM1,172,000 for Type A, RM809,000 to RM1,235,000 for Type B and RM1,360,000 to RM1,580,000 for the semi-detached pair. That is the band on the advertising permit, not the price of any unit. A foreign individual needs a landed home on the mainland to be at least RM1,000,000, so the terrace band crosses the floor and eligibility is decided unit by unit at the price in the sale and purchase agreement, while both semi-detached figures sit above it. Bumiputera-quota lots are closed to foreigners in any case.
Schedule G, 24 months, no extension on record
These are landed homes sold under Schedule G, which gives the developer 24 months from the date of the agreement to hand over vacant possession. The register shows the first agreement dated 27 November 2024, so the earliest buyers are due their keys by 27 November 2026, and no approved extension of time is recorded. Your own 24 months run from the date of your agreement, and late delivery carries the damages set out in the agreement.
85% built, and a permit date to confirm
The latest 7(f) progress return puts all three components at 85% complete. Type A and the semi-detached pair are marked late, Type B is marked on track, and the overall status is late. No certificate of completion and compliance is recorded yet. Separately, the advertising permit shown on the register ended on 29 September 2026 and no newer one was listed on 5 October 2026; I will confirm the renewal with the developer before any paperwork is prepared.
About Thunderflash Realty
Thunderflash Realty Sdn Bhd is the developer and licence holder. Its filed advertisement gives a head office at Wisma Thunderflash in Taman Perindustrian Plentong, Masai, Johor, and a branch at Pusat Perniagaan Permai Utama in Bukit Mertajam. The company signs its advertisement with the line ‘we build homes that last a lifetime’.
Its developer’s licence, number 30664/01-2029/0006(A), runs from 4 January 2024 to 3 January 2029. The building plans were approved by Majlis Bandaraya Seberang Perai under reference MBSP/40/20-44/158 (12), and the advertisement states that the land carries no lease and no restriction in interest.
Vesta Garden is a plain product by design: two-storey houses on a compact site, no clubhouse and no published list of shared facilities. That keeps the running cost of the neighbourhood low, but it also means the value rests on the house, the title and the address, not on amenities.
The honest caveat is track record. Taman Aman Permai is the only project under this licence on the national register, so there is no earlier completed scheme by the same licensee that I can point you to there, and I could not find a developer website with past projects. Combined with a status of late at 85%, that is a reason to visit the site, look at the workmanship on the houses already standing and get the handover date in writing.
Frequently asked questions
How many houses are there at Vesta Garden?
67 in total: 47 Type A two-storey terraces, 18 Type B two-storey terraces and 2 Type C two-storey semi-detached houses. The developer’s advertisement and the government register give the same numbers.
It is a single phase. The register showed 34 recorded as sold and 33 as not yet sold on 5 October 2026.
Is Vesta Garden freehold?
Yes, according to the developer. The advertisement filed with the housing register is headed ‘Hakmilik Kekal’, which is freehold, and states that there is no land lease and no restriction in interest.
These are landed homes under Schedule G, so each house is meant to carry its own individual title. Your solicitor’s land search at signing is the final confirmation.
What are the house sizes and layouts?
Every home has two storeys and four bedrooms. The terraces have three bathrooms; the advertisement shows four for the semi-detached pair, while the register entry records three, so check the drawing.
The filed advertisement does not print built-up areas. The register records areas of 111 to 270 sqm for Type A, 112 to 296 sqm for Type B and 255 to 357 sqm for Type C; the wide spread within each type points to lot areas, with the larger figures at the row ends. The developer’s earlier advertisement lists standard lots of 21 ft × 57 ft for Type A, 20 ft × 60 ft for Type B and 35 ft × 76 ft for Type C. The Type A and Type B floor plans are on this page; I can send you the Type C plan and the lot schedule.
Can foreigners buy at Vesta Garden?
Some houses, not all. A foreign individual must buy a landed home on mainland Penang at RM1,000,000 or more. The terrace permit bands start below that figure and end above it, so each house is judged at its own agreement price; both figures for the semi-detached pair are above the floor.
A foreign purchase also needs state consent, carries a 3% state levy on approval, cannot be resold for three years and attracts the flat 8% stamp duty for non-citizens. Bumiputera-quota lots are not available to foreigners. Tell me which house you are looking at and I will check it against these rules.
When will Vesta Garden be completed?
The developer’s advertisement gave September 2026. In October 2026 the register shows the scheme 85% built and marks its overall status as late, with no completion certificate recorded.
Contractually, a Schedule G agreement allows 24 months from the date you sign. The first agreement on the register is dated 27 November 2024, which makes 27 November 2026 the latest date for those buyers. I will ask the developer for its current target date for you.
Which house should I pick?
Start with the site plan, shown in the gallery on this page. Lots 1 to 47 sit in three inner rows; lots 50 to 67 form a line along the eastern edge beside the access road; lots 48 and 49 are the semi-detached pair next to the green pocket. Inner rows are further from Jalan Bukit Minyak, and row-end lots carry the larger land areas.
With 33 homes not yet recorded as sold, there is still a real choice of position. Ask me which lots remain and I will mark them on the plan, with the land area and facing direction of each.
What is the price, and are there monthly fees?
The only public price information is the government permit band: RM779,000 to RM1,172,000 for Type A, RM809,000 to RM1,235,000 for Type B and RM1,360,000 to RM1,580,000 for the semi-detached pair. That is the band on the advertising permit, not the price of any unit, and I do not repeat figures from property portals.
The developer has not published any monthly charge, and nothing in the filed advertisement says the scheme is gated. Message me for the current price list, the remaining lots and any charges, in writing.
How does Vesta Garden compare with Embun Hills?
They are different kinds of landed living. Vesta Garden is 67 freehold houses on a town site at Kota Permai, with no shared facilities published and construction already at 85%. Embun Hills, 5.8 km to the east at Machang Bubok, is Paramount Property’s gated township with a private clubhouse and central park, and its first phase is expected in August 2028.
If you want to move in soon and live 1.2 km from Jit Sin and 2.3 km from the Juru toll plaza, look here. If you want a gated township with a clubhouse and can wait, read the Embun Hills page as well.
Is Kota Permai convenient for daily life and for renting out?
For daily life, Billion Kota Permai is 891 m away, AEON Big Bukit Minyak 1.2 km, AEON Mall Bukit Mertajam 3.1 km and KPJ Penang Specialist Hospital 4.3 km, all straight-line. Kota Permai is a mature neighbourhood, so shops, clinics and eating places are already running.
For renting, demand around here comes from families with children at Jit Sin, 1.2 km away, and from people working in the Bukit Minyak industrial area, 3.1 km south. I do not quote rental figures; ask me what comparable houses in Kota Permai are actually let for and I will show you current evidence.
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 2026-10-07 against The developer’s advertisement filed with the housing register, the developer’s earlier advertisement, 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: Thunderflash Realty (1 development 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).
30664-1 · TAMAN AMAN PERMAI
Overall status: Lewat — behind schedule
| Component | Bed / bath | Built-up | Units | Price on the permit | Complete |
|---|---|---|---|---|---|
| Rumah Teres 2 storeys Lewat | 4 / 3 | 111 – 270 m² | 47 | RM779,000.00 – RM1,172,000.00 | 85.00% |
| Rumah Teres 2 storeys Lancar | 4 / 3 | 112 – 296 m² | 18 | RM809,000.00 – RM1,235,000.00 | 85.00% |
| Rumah Berkembar 2 storeys Lewat | 4 / 3 | 255 – 357 m² | 2 | RM1,360,000.00 – RM1,580,000.00 | 85.00% |
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 30664-1. 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.