Four bedrooms under RM400,000
From RM388,000, on a 20 by 65 foot lot.
JT Homes
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JT Homes
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Tambun, Ipoh · Leasehold
A 4-bedroom single-storey terrace from RM388,000 (about RM1,700 a month with 10% down) — 22 houses in two rows, and not one staircase between them.
Why Arena Perpaduan Utama
From RM388,000, on a 20 by 65 foot lot.
Two rows, and that is the whole scheme: not a phase of something larger.
Four bedrooms and two bathrooms, all on one level.
One unit is built and finished: walk it before you decide. Completion 2027.
The idea
Arena Perpaduan Utama is 22 single-storey terraces in Tambun: four bedrooms and two bathrooms in 908 sq ft, with nothing upstairs. The children's rooms, a room for a parent and a study all fit on one level under a raked ceiling, from RM388,000.
Location
The site is on Persiaran Perpaduan 20, off Jalan Perpaduan. The map below numbers the five places as in the list; every distance here was measured straight-line from the project's own coordinates, not driven. Sunway Medical Centre and The Banjaran are both about 1.2 km out, and Lost World of Tambun is under two.
The house
These are photographs of a completed unit on site — not renders. It is unfurnished, deliberately: this is the house exactly as it is handed over, with nothing staged into it.
The living floor
Living, dining and kitchen run the depth of the house under a raked ceiling with a band of clerestory windows above the bedroom doors. On a single-storey terrace that is the difference between a normal room and a tall one.
Front to back
The rear wall is a full-height sliding door onto the back yard. Together with the clerestory band it lights the middle of the house from both ends — the part of a terrace that usually goes dark.
The kitchen
A marble-look tiled wall, a fitted counter with the sink and tap in, and a rear service door with its own grille. Handed over at this level rather than as bare brick.
Tap any photograph to enlarge it.
Floor plan
The developer's own drawing. Worth tracing before anything else: all four bedrooms and both bathrooms are on this one sheet, because there is no second sheet. Tap the plan to enlarge it.
The developer prints 908 sq ft as the built-up area. The drawing dimensions the built portion at 20 by 42 feet, with the rest of the 65-foot lot as car porch at the front and yard at the back — the two figures measure different things, and it is the 908 sq ft that goes in your Sale and Purchase Agreement.
Who it suits
One house design answers three quite different situations here, and the reason is the same in all three: everything is on one floor.
From RM388,000 for a four-bedroom house on its own individual title. At 908 sq ft on one level this is a family house rather than a starter box, and it is among the lower entry prices for new landed stock on our site. Run it through the DSR check on our homepage first, then message us.
This is the clearest case on our site. Every room is on one floor — there is no staircase in the house at all, so the stairs question never has to be managed around, now or in twenty years. Four bedrooms means a live-in carer or visiting family has somewhere to sleep, and Sunway Medical Centre is 1.2 km away in a straight line.
It is not guarded or gated, and it is leasehold, on a 99-year term. If either matters, tell us and we will show you what fits.
Questions
Leasehold, on a 99-year term, with an individual residential title for each house. The title is the part that matters when you come to sell or refinance, and here it is individual rather than strata or master title.
One house design, repeated: a single-storey terrace with 4 bedrooms and 2 bathrooms and a built-up area of 908 sq ft, on a standard lot of 20 by 65 feet. What changes from unit to unit is the land underneath, not the house on top of it.
Twenty-two, in two rows. That is the whole scheme, not a phase of something larger.
From RM388,000 for a standard intermediate lot. The corner lots cost more because they carry more land — between RM460,000 and RM600,000 depending on which one. Ask us for the figure on the specific lot you want rather than working from a range.
About RM1,700 a month, with 10% down over 30 years at 4.0% a year, at the lowest price on this page, RM388,000. Those are the homepage calculator's starting figures, so this is an illustration, not a loan offer: your bank's rate, your age and your other commitments decide the real number. Send us your income and we will work it out properly before you pay anything.
About RM2,800 take-home pay a month, if you have no other loans. As a rough guide, banks look at how much of your take-home pay goes to loans, and at about RM1,700 a month that keeps it under 60%, the line our homepage calculator warns at. Car loans, PTPTN and credit cards all count, and banks differ, so send us your figures and we will check properly.
Yes. It is a single-storey terrace, so all four bedrooms, both bathrooms, the living, dining and kitchen are on the ground floor. There is no staircase anywhere in the house.
The living and dining area sits under a raked ceiling with a band of clerestory windows above the bedroom doors, and the rear wall is a full-height sliding door onto the back yard. Both are photographed on this page — that is the finished house, not a rendering.
Not according to the developer: its own project summary records none against the maintenance fee and sinking fund line. That is landed housing on individual title behaving the way landed housing usually does, but confirm it in your Sale and Purchase Agreement rather than taking a web page's word for it.
No. The developer's summary records no security tier for this project, so we are not going to describe it as guarded. If a guarded scheme is what you need, say so and we will point you at the ones on our site that genuinely are.
The scheme launched in October 2025 and completion is targeted for 2027. One unit is already built and finished — every photograph on this page is of it. Message us for where the rest of the site has actually got to; that is more use than a date on a web page.
On Persiaran Perpaduan 20, in the Tambun area of Ipoh. Measured straight-line from the project's own coordinates: Sunway Medical Centre Ipoh 1.2 km, The Banjaran Hotsprings Retreat 1.2 km, Lost World of Tambun 1.9 km, Politeknik Ungku Omar Kampus Bercham 2.0 km and Xscape Tambun @ Kundig 2.6 km. These are straight-line distances rather than drive times, and driving is always further.
Three things. That your loan will be approved for the amount you need: ask us to check before you pay anything. The exact house and its price on today's list. And where the site has got to: completion is targeted for 2027. We go through all three with you.
No. For a new project the developer pays the agency fee, so our help costs you nothing. Your own costs are the price, the legal fees and stamp duty, and the loan costs.
Both move, so neither is printed here — a number or an offer on a web page is out of date the moment it changes. WhatsApp us with the lot type you have in mind and we will tell you what is genuinely available and what applies today.
It is one of the lower entry prices for a new landed house on our site, and at 908 sq ft with four bedrooms on one level it is a real family house rather than a starter box. Run the numbers through the DSR check on our homepage before you commit to anything, then message us and we will go through what the bank is likely to say.
Yes. Government servants can buy here with a Lembaga Pembiayaan Perumahan Sektor Awam (LPPSA) loan. LPPSA works to its own eligibility rules rather than a bank's, so send us your grade and length of service and we will go through what you actually qualify for before you commit to anything.
Yes. This is the clearest case for it we have. Every room is on one level, so the stairs question does not have to be managed around — it does not arise, now or in twenty years. The four bedrooms mean a live-in carer or visiting family has somewhere to sleep, and the individual title keeps things simple later on. Come and walk it before you decide.
One message is enough: your budget, who the house is for and when you would like to move. You get today's price list, the houses still open and a straight answer on what your loan will carry, before you drive out to see it. Asking costs nothing and commits you to nothing, and we have sold 300+ properties in Ipoh.
