A house under RM250,000
From RM232,000; the developer pays the legal fees on the SPA and the loan.
JT Homes
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JT Homes
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Bemban, Batu Gajah, Perak · Completed 2023
Single-storey terraces at Bemban, Batu Gajah, completed and on individual titles, from RM232,000 — about RM1,000 a month with 10% down.
Why Medan Bemban Mesra
From RM232,000; the developer pays the legal fees on the SPA and the loan.
Completed October 2023: walk a real house before you decide.
Three bedrooms and two bathrooms on one level.
Every house on its own individual title, leasehold to 2118.
The idea
Medan Bemban Mesra is single-storey terraces at Bemban, Batu Gajah, completed in October 2023. Three bedrooms on one level and an individual title, from RM232,000, with the developer paying the legal fees on the SPA and the loan: a first home you walk into, not a drawing. LPPSA loans are accepted.
Location
At Bemban, west of Batu Gajah town, beside the Kinta Golf Club. Batu Gajah is its own town in the Kinta district, south-west of Ipoh. Every figure here is a straight-line distance measured from the site — not a drive time, which is always longer.
The house
Phase 1 is built, so these are photographs of a finished house — not renders. No. The furniture in the photographs belongs to the show house only. Houses are handed over without it.
One level
From the car porch the living and dining area runs straight back, and the three bedrooms, both bathrooms and the kitchen open off it — all on the same floor.
The kitchen
The cabinets, worktops and shelving are the show house's dressing. What the developer specifies is a kitchen sink and ceramic wall tiles to five feet — the full list is under the floor plan.
Three bedrooms
There is no staircase anywhere in the design, so every bedroom is on the ground — which is why buyers thinking about a parent moving in, or about retiring, look here.
Tap any photograph to enlarge it.
Floor plan
The developer's own drawing, two mirrored houses. Worth tracing first: all three bedrooms and both bathrooms are on this one sheet, because there is no second floor. Tap the plan to enlarge it.
The developer does not publish a built-up area, so we do not print one. Ask us and we will get the number in writing.
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:
The house is single storey, so there is no upstairs at all, now or in twenty years.
From RM232,000, completed, with the developer paying the legal fees and disbursements on both the SPA and the loan. Run it through the DSR check on our homepage first, then message us.
Phase 1 was completed in October 2023. Walk a real house, not only a drawing.
It is leasehold, to 2118. If that matters, tell us and we will show you what fits.
Questions
A scheme of single-storey terrace houses at Bemban, Batu Gajah, on a 16-acre site. Phase 1 has 41 houses, every one the same design: three bedrooms and two bathrooms on one level, on a 20 by 70 foot lot with its own individual title.
Finished. Phase 1 was completed in October 2023, so you are looking at a built street, and you can walk a real house before you decide anything.
From RM232,000 for a standard lot. End and corner lots cost more. The figure we quote is what you actually pay. The price written into the sale and purchase agreement is a higher number, which changes what you borrow — so we put both figures in front of you before you sign anything.
About RM1,000 a month, with 10% down over 30 years at 4.0% a year, at the lowest price on this page, RM232,000. 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 RM1,700 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 RM1,000 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. There is no staircase in the design, which is why buyers thinking about retirement, or about a parent moving in, tend to look here.
Leasehold, running to 12 December 2118, with an individual title for each house rather than a master title.
A car porch at the front, then the living and dining area, three bedrooms, two bathrooms and the kitchen, all on one level.
The developer does not publish one, and we are not going to work one out from the lot size and present it as theirs. Ask us and we will get the number.
The developer pays the SPA legal fees and disbursements and the loan agreement legal fees and disbursements. For anything else in the cost of buying, message us and we will go through it with you.
Yes. Government servants can buy here with an 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 qualify for.
Yes. 14 of the 41 houses in Phase 1 are Bumiputera lots, and they carry a 5% discount. The other lots are open to every buyer, and the price we quote is for those.
No. The furniture in the photographs belongs to the show house only. Houses are handed over without it.
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 Bemban, on the west side of Batu Gajah. Measured straight-line from the site: Kinta Golf Club 0.9 km, Hospital Batu Gajah 1.9 km, KFC Batu Gajah 2.0 km, TF Value-Mart Batu Gajah 2.8 km and Silverlakes Village Outlet Mall 3.4 km. Those are straight-line distances rather than drive times, which are always longer.
Batu Gajah is its own town south-west of Ipoh, in the same Kinta district, rather than a suburb of it. If your working day is in Ipoh, drive it once at your own leaving time before you decide.
Yes. The scheme is complete, so there is a real house to walk as well as the show house. Message us and we will arrange it.
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 whether there is a maintenance fee: the developer's material does not say, so we will get it in writing. 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 RM232,000. 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, and it is the clearest case on our site. Every house in this scheme is single storey, so the stairs question does not have to be managed around - it does not arise. That holds now and it still holds in twenty years, which is the part people tend to underestimate. 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.
