Vista Ixora @ Lahat
70 double-storey terrace houses on 20′ x 65′ lots in Bandar Lahat Baru, beside Vista Tropika: 1,520 sq ft built-up, 4 bedrooms and 3 bathrooms. 99-year lease to 2120, with no land charge on record.
⚡ Typical reply within 15 minutes, 9am–10pm MYT · No obligation
Vista Ixora at a glance
Figures come from the statutory particulars on the developer’s e-brochure, the building specification, site plan and floor plans, and the developer’s project notes (January 2024). Gaps are marked.
- Location
- Hala Lahat Mines 5, Bandar Lahat Baru, Lahat, IpohBeside Vista Tropika; SMK Lahat on the developer’s aerial
- Type of building
- Double-storey terrace (link) house
- Total units
- 706 blocks, lots PT 278539 – PT 278608
- Tenure
- Leasehold, 99 yearsExpires 18 April 2120 — about 93 years left in 2026
- Lot size
- 20′ x 65′ (1,302 sq ft)Corner lots widen to 40′ at the rear
- Built-up area
- 1,520 sq ftHouse 20′ x 38′ per floor
- Bedrooms
- 4 bedrooms / 3 bathroomsBedroom 4 and bathroom 3 on the ground floor
- Completion
- May 2025 (statutory target)Developer’s website lists it as completed
- Security & fees
- Not gated or guardedMaintenance fee and sinking fund: nil
- Developer
- Excellent Realty Sdn Bhd706647-X · licence 13357/01-2029/1473(R)
- Advertising & sale permit
- 13357-20/07-2025/0842(N)-(L)Valid 24/07/2023 – 23/07/2025
- Approving authority
- Majlis Bandaraya Ipoh (MBI)
What would you like to know?
Jump straight to the part you came for.
5 things that actually separate Vista Ixora from the rest of Lahat
Not a feature list. What the paperwork shows, and what to check.
A lease that starts almost fresh
The statutory particulars give a 99-year lease that expires 18 April 2120, so roughly 93 years remain in 2026 — far better than many older leasehold estates around Lahat, and it keeps bank and resale questions simple. There is no land charge on record.
1,520 sq ft on a 20′ x 65′ lot
The house is 20′ x 38′ on each floor, giving 1,520 sq ft built-up with 4 bedrooms and 3 bathrooms, including a ground-floor bedroom and bathroom and a store under the stairs. Trade-off: 65′ is the standard depth, so the porch is shorter than on 70′ lots.
Corner lots with real side land
The ground-floor plan shows the corner lot widening to 40′ at the rear (20′ house + 4′ + 16′), with a side terrace off the dining area. There are only a handful of corners across the 6 blocks.
Schools inside walking range
The developer’s aerial marks SMK Lahat right beside the site and SJK (C) Lahat nearby, plus the Bandar Lahat Baru badminton hall. The site plan reserves an open space and retention pond (PT 278610) and a TNB substation lot.
No maintenance fee
Not gated and not guarded, and the developer lists the maintenance fee and sinking fund as nil. You pay the MBI assessment and quit rent like any terrace. If you want a guardhouse, this is not the scheme.
70 terraces, specified item by item
The developer published a specification schedule for “70 units double-storey terrace house (20′ x 65′)”. These are the items I would compare.
Estate and specification
No clubhouse or guardhouse; township facilities are Waterfront City’s and Bandar Lahat Baru’s. What is published:
Estate
- 6 blocks, 70 lots (PT 278539–PT 278608)
- Open space / retention pond lot PT 278610
- TNB substation lot PT 278609
- Porch for 2 cars
- No Bumiputera lots, per the developer’s notes
- Not gated or guarded
Structure & finishes
- Clay or Kalsa brick walls
- GI lightweight or timber roof truss, cement roof tiles
- Plasterglass ceiling with skim coat
- Ceramic floor and wall tiles
- Aluminium windows and sliding doors, green-tinted glass
- Brick front and side walls; mild-steel swing gate
Sanitary
- Sitting WCs 3, wash basins 3
- Shower heads 3, bib taps 3
- Garden tap 1, washing-machine tap 1
- Stainless-steel double-bowl kitchen sink
- Poly water tank
Electrical
- Ceiling lights 17, wall lights 2
- Ceiling-fan points 5, 13A sockets 14
- 15A air-cond points 2
- Water-heater points 2
- TM fibre point, TV point
- Gate-pillar lights and auto-gate point (1 pair each)
What is on the record, and when
Both published layouts, smallest to largest
One 20′-wide house design, drawn for intermediate and corner lots.
Intermediate — 20′ x 65′, 1,520 sq ft, 4 bedrooms
Ground floor: car porch, living and dining in one run, staircase with a store beneath, kitchen at the back, and bedroom 4 with bathroom 3 at the rear. First floor: master bedroom at the front with bathroom 1 and a balcony, bedrooms 2 and 3 at the back sharing bathroom 2. The architect’s plan gives the house as 38′ deep.
💬 Ask about intermediate units
Corner — 20′ house on a lot widening to 40′, 4 bedrooms
Same rooms as the intermediate unit, with windows on the side wall and a terrace opening from the dining area. The lot is splayed at the front and widens to 40′ at the rear on the drawing, so land area differs from lot to lot — ask me for the title area of the corner you want.
💬 Ask about corner unitsPlans are the developer’s. Built-up (1,520 sq ft) and lot (1,302 sq ft) figures are from the developer’s project notes.
Vista Ixora in pictures
All images are the developer’s own artist’s impressions / photographs. Artist’s impressions are not a representation of the finished building.
💬 Ask for current photos of the finished housesWhere Vista Ixora sits, and what is measurably near it
Vista Ixora is in Bandar Lahat Baru, Lahat, on the south-west side of Ipoh, beside the developer’s earlier Vista Tropika and a short drive from Waterfront City. The developer’s map pin is at 4.5317° N, 101.0434° E.
The map loads only when you click it, so this page does not send anything to Google before you ask it to.
On the developer’s aerial
- SMK Lahat — beside the site
- Dewan Badminton Bandar Lahat Baru — nearby
- SJK (C) Lahat — near Lahat town
- Waterfront City — towards the Ipoh–Lumut road
Retail
- AEON and Lotus’s Station 18, AEON BIG Falim — 1.5 km (developer)
- Lahat town — ~2 km
- Menglembu town — ~5 km
Highways
- Ipoh–Lumut highway — 2 km (developer)
- North–South Expressway (PLUS) — ~3–5 km
Neighbouring schemes
- Vista Tropika (same developer) — next door
- Banyan Kayangan (same developer) — ~0.8 km
City, air & healthcare
- Ipoh city centre — ~11 km
- Ipoh railway station (ETS) — ~11 km
- Sultan Azlan Shah Airport — ~9 km
- Hospital Raja Permaisuri Bainun — ~12 km
Figures marked “developer” are printed on the e-brochure; the 1.5 km retail figure looks short to me for AEON BIG Falim, so measure your own route on Waze. Figures marked “~” are my approximate road distances from the developer’s map pin.
Advertising and sale permit — Vista Ixora
Malaysian law requires every housing advertisement to print these particulars. Copied from the foot of the developer’s e-brochure (printed January 2024); check them on KPKT’s TEDUH portal (teduh.kpkt.gov.my).
| Phase | Advertising & sale permit no. | Permit validity | Approving authority / plan ref. | Building type | Tenure | Units | Target completion |
|---|---|---|---|---|---|---|---|
| Vista Ixora (single phase) | 13357-20/07-2025/0842(N)-(L) | 24/07/2023 – 23/07/2025 (lapsed) | Majlis Bandaraya Ipoh · MBI.OSC(172-A)L/B/1/45/623/22 | Double-storey terrace, 20′ x 65′ | Leasehold 99 years, expires 18/04/2120 | 70 (per the building specification) | May 2025 |
Developer’s licence: 13357/01-2029/1473(R), valid 04/01/2024 – 03/01/2029. Land encumbrance: none (“Bebanan tanah: tiada”). Restriction in interest: the land may be transferred or leased only with the State Authority’s written consent. Land: PT 278539 – PT 278608, “Lahat Mines Resort – Block C”, Mukim Hulu Kinta, Daerah Kinta. Developer: Excellent Realty Sdn Bhd (706647-X), No. 8, Lahat Mines 2, Bandar Lahat Mines, 31500 Lahat, Ipoh, Perak.
Statutory selling-price band printed in the advertisement particulars (not a current price list or offer): min RM418,880 – max RM537,880.
Foreign buyers: what Perak allows
Foreigners, including Singaporeans, can buy residential property in Perak only above the state’s minimum threshold, set by state policy (generally RM1,000,000 — confirm the current figure before you commit), and with State Authority consent. The whole statutory price band here sits below that level, so in practice this project is for Malaysian buyers.
What is not published, and therefore not on this page
- CCC date (the developer now lists the project as completed)
- A renewed advertising permit after 23/07/2025
- Land area of each corner lot
- Total land area of the scheme
- Why PropertyGuru shows 68 units against the developer’s 70
About Excellent Realty Sdn Bhd and Waterfront City
Start with the fact you can check yourself. The statutory particulars name the developer as Excellent Realty Sdn Bhd (706647-X), No. 8, Lahat Mines 2, Bandar Lahat Mines, 31500 Lahat, Ipoh, with developer’s licence 13357/01-2029/1473(R) valid to 3 January 2029.
Excellent Realty is the developer of Waterfront City in Lahat, described by Ipoh Echo in 2019 as a 303-hectare lakeside township; its sister company Sunrise Palace Sdn Bhd built Clearwater Bay Resort there. The developer’s website lists Vista Ixora among its completed projects, alongside Banyan Kayangan, Water Villa 28, The Lakeside Residence, Sunrise Boulevard and Vista Tropika.
What that means for a buyer: a private, unlisted developer that keeps building in the same corner of Ipoh. Vista Tropika next door is the easiest way to see how its terraces look a few years on.
Project website: https://www.waterfrontcity.com.my/projects/vista-ixora/
Frequently asked questions
Is Vista Ixora freehold or leasehold?
It is leasehold: a 99-year lease that expires on 18 April 2120, according to the statutory particulars. That leaves about 93 years in 2026, and the land has no encumbrance on record.
How many units are there and what size?
There are 70 double-storey terrace houses in 6 blocks, on 20′ x 65′ lots (1,302 sq ft). Each has 1,520 sq ft built-up, 4 bedrooms and 3 bathrooms.
Is Vista Ixora completed?
The developer’s website lists Vista Ixora as a completed project; the statutory target completion was May 2025. Ask me for the CCC date and the vacant-possession letter for the unit you are looking at.
Where exactly is it?
It is at Hala Lahat Mines 5, Bandar Lahat Baru, Lahat, Ipoh, beside Vista Tropika and next to SMK Lahat. The developer quotes 2 km to the Ipoh–Lumut highway.
Is there a maintenance fee?
No. The developer lists the maintenance fee and sinking fund as nil, because the scheme is not gated or guarded.
Are there Bumiputera lots?
The developer’s notes say there are no Bumiputera lots in this project. Confirm on your sale and purchase agreement.
Can foreigners or Singaporeans buy?
In practice, no. Perak generally requires foreigners to buy residential property above RM1,000,000 (state policy — confirm the current figure), and the whole statutory price band is below that.
Is the ground-floor bedroom a full bedroom?
Yes. Bedroom 4 sits at the rear of the ground floor next to bathroom 3, which has its own WC, basin and shower.
How much can I borrow?
For your first and second residential property, Malaysian banks generally lend up to 90% of the price, subject to income and credit record.
How do I view a unit?
WhatsApp me on +60 10-906 6685. Viewings are by appointment; I will send you the current price list and the units still open before we go.
5 things worth asking for before you book
The paperwork here is better than most, but these are still worth getting in writing. I will ask for all of them on your behalf:
- The CCC and vacant-possession date for your unit
- The title for your lot, showing the 2120 lease expiry and no encumbrance
- The land area of your lot, especially for corners
- A current advertising & sale permit, since the printed one ran to July 2025
- The defect liability period remaining on your unit
No obligation, and no mailing list.
Louis Koh
11 years in Malaysian property · Johor Bahru, Kuala Lumpur & Ipoh new launches · English & 中文
I work with cross-border buyers from Singapore and with local investors and owner-occupiers. I’ll tell you when a project isn’t right for you — that’s usually worth more than the brochure.
Published 2026-09-30 · Last verified 2026-09-30 against the developer’s e-brochure (statutory particulars, plans, aerial), building specification, site plan, floor plans, project notes (January 2024), waterfrontcity.com.my and PropertyGuru. 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: Excellent Realty (Waterfront City) (8 developments on this site)
Where it is: Ipoh, Perak
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).
13357-20 · VISTA IXORA
Overall status: Siap Dengan CCC — completed
| Component | Bed / bath | Built-up | Units | Price on the permit | Complete |
|---|---|---|---|---|---|
| Rumah Teres 2 storeys Siap Dengan CCC | 4 / 3 | 141 m² ≈ 1,518 sq ft | 68 | RM418,880.00 – RM537,880.00 | 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 2026-10-01, project code 13357-20. 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.