From RM536,000, open to all
An intermediate or end lot any buyer can buy: 2,403 sq ft built up.
JT Homes
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JT Homes
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Phase 2 · Menglembu, Ipoh · Leasehold
Forty-two double-storey terraces in Menglembu, four bedrooms each with its own bathroom, from RM536,000 — about RM2,300 a month with 10% down.
Why Desa Rishah Indah Phase 2
An intermediate or end lot any buyer can buy: 2,403 sq ft built up.
Every bedroom has its own bathroom, on the developer's own plans.
With its own bathroom beside it, so a parent need not climb the stairs.
Phase 1 next door is the same design and is the show house; Phase 2 completes December 2027.
The idea
Desa Rishah Indah Phase 2 is 42 double-storey terraces of 2,403 sq ft in Menglembu. Every bedroom has its own bathroom and one is on the ground floor, so children, parents and grandparents each have their own space. Phase 1 next door is the same house, built, so you can walk it first.
Location
At Desa Rishah, Menglembu, on Ipoh's west side between Menglembu and Falim. The map marks three places, numbered as in the list, and every figure here is a straight-line distance measured from the site — not a drive time, which is always longer.
The house
These are photographs of a Phase 1 house on site — not renders. It is bare and unfurnished, so what you see is the house as it is handed over. Phase 2 is the same design.
The ground floor
The front door opens straight into the living room, with the staircase beside it. Further in are the dining area, the kitchen and, on the developer's plan, a bedroom with its own bathroom — so a parent need not climb the stairs at all.
The kitchen
A tiled sink counter and its own back door. The developer tiles the kitchen walls to the ceiling, as it does every bathroom, so there is no painted wall to stain behind the cooking.
Upstairs
A sliding glass door onto the front balcony, and a bathroom of its own. The two other bedrooms upstairs each have a bathroom too: four bedrooms, four bathrooms.
Tap any photograph to enlarge it.
Floor plan
The developer's own drawings. The thing worth finding on them first is the ground-floor bedroom with its bathroom beside it. Tap a plan to enlarge it.
The developer's approved advertisement gives 2,403 sq ft built up for an intermediate or end house and 2,741 sq ft for a corner house, which carries more land.
Specification
Taken from the developer's own specification sheet. Read it against the Fourth Schedule of the sale and purchase agreement before you sign.
Who it suits
It suits some buyers very well and some not at all. Honestly:
A bedroom with its own bathroom on the ground floor, so the stairs are optional for whoever sleeps there.
Four bedrooms, four bathrooms — one off every bedroom on the developer's plans.
Phase 1 is built and is the show house. Walk the same design before you decide.
The lease runs to 2096, about 70 years from now, and completion is expected at the end of 2027. If either matters, tell us and we will show you what fits.
Questions
42 double-storey terrace houses at Desa Rishah, Menglembu, Ipoh, on 22 by 70 foot lots. Every house is the same design: four bedrooms and four bathrooms, 2,403 sq ft built up.
Phase 2 is expected to be completed on 31 December 2027, as the developer's approved advertisement states. Phase 1, the same design, is built but not yet handed over, and its houses serve as the show houses — the photographs on this page are a bare Phase 1 house.
From RM536,000, for an intermediate or end lot open to every buyer. Corner lots, with more land and a larger house, cost more — up to RM797,000 for the largest, as the developer's approved advertisement states. Bumiputera quota lots carry a 7% discount.
About RM2,300 a month, with 10% down over 30 years at 4.0% a year, at the lowest price on this page, RM536,000. 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 RM3,900 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 RM2,300 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.
No. There is no developer package on this project, so the legal fees and the stamp duty are the buyer's. The calculator on our homepage works them out with the down payment.
Yes. Bumiputera quota lots carry a 7% discount. The price we quote is for a lot any buyer can buy.
Leasehold, to 29 October 2096, as the developer's approved advertisement states.
Yes. The developer's approved advertisement states a restriction in interest on the title: the land can be sold or leased only with the State Authority's written consent. Ask us what that means if you are thinking about selling or renting the house out later.
On the ground floor, a car porch for two cars, the living room, the staircase, the dining area, the kitchen and a bedroom with its own bathroom; upstairs, the master bedroom with its own bathroom and a front balcony, two more bedrooms each with a bathroom, and a family area.
On the developer's floor plans, yes: the ground-floor bedroom and the master bedroom each have their own bathroom, and so do the two other bedrooms upstairs. The plans on this page show it.
2,403 sq ft for an intermediate or end house, as the developer's approved advertisement states; a corner house is larger, at 2,741 sq ft.
The plans show it with a side garden on the ground floor and a side balcony upstairs. How much land comes with an end or corner lot varies from lot to lot, so ask us about the one you have in mind.
Per the developer's specification: a motorised folding steel gate, an alarm system on the ground floor, ceramic tiles to the ceiling in every bathroom and the kitchen, a shower screen in each bathroom, four water-heater points, two air-conditioner points and a fibre-optic point. The full list is on this page.
Yes. The developer's layout plan shows an open space, a kawasan lapang, beside Phase 2.
Not that we can confirm. The developer's advertisement does not describe a guard house or any security service, so we do not claim one. Each house has an alarm system on the ground floor.
We do not know yet. The developer's material does not say, and not stated is not the same as none. Ask us and we will get the answer in writing.
At Desa Rishah, Menglembu, on Ipoh's west side between Menglembu and Falim. Measured straight-line from the site: Imperial International School Ipoh 0.6 km, AEON Ipoh Falim 2.0 km and Medan Kidd bus terminal 3.4 km. Those are straight-line distances rather than drive times, which are always longer.
Yes. Phase 1 is the same design and its houses serve as the show houses. Message us and we will arrange a viewing.
Measured straight-line from the project site: Imperial International School Ipoh 0.6 km. Those are straight-line distances, not drive times, which are always longer.
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 how many years the lease has left: it runs to 2096, about 70 years, which matters for a loan and a resale. 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.
That changes faster than a web page does, so it is not printed here. WhatsApp us and we will tell you what is genuinely left.
It can be, if two things clear: the cash you need at the start and your debt service ratio (DSR). Those, not the monthly instalment, are what usually stop a first-time buyer. It is priced from RM536,000. The calculator on our homepage works out the instalment, the down payment, both sets of legal fees and the stamp duty together, and the DSR check next to it tells you whether the commitments you already carry will clear. Run those two before you fall in love with a layout, and send us the result if you want us to read it with you.
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, although it is a double-storey house. It was drawn with this in mind: there is a bedroom on the ground floor with its own bathroom next to it rather than a shared one, so a parent moving in with you, or you yourself later on, never has to take the stairs. The floor plans on this page show it. Walk the show house 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.
