A guarded home from RM447,450
An intermediate lot after the developer's 5% discount.
JT Homes
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JT Homes
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Bercham, Ipoh · Gated & guarded · Double storey
Gated and guarded link houses, four bedrooms and four bathrooms with one bedroom downstairs, from RM447,450 — about RM1,900 a month with 10% down.
Why Olive Grove
An intermediate lot after the developer's 5% discount.
A guardhouse, a clubhouse and a central green inside the scheme.
2,001 sq ft, with a guest room and a bedroom downstairs.
The show house is open by appointment; completion in the first quarter of 2028.
The idea
Olive Grove is gated and guarded double-storey link houses on the Bercham side of Ipoh, toward Tambun, built round a central green with a clubhouse. The intermediate house is 2,001 sq ft with four bedrooms and four bathrooms, and a guest room and a bedroom downstairs: room for parents and visitors.
Location
Off Jalan Perpaduan, between Bercham and Tambun. Every figure here is a straight-line distance measured from the project site — not a drive time, which is always longer. Viewings are by appointment: WhatsApp us and we will meet you there.
The house
Photographs of the show house on site — not renders. It is furnished: the furniture, curtains and fitted kitchen are the show house's dressing, so ask us what comes with yours.
The ground floor
The living room takes the front, the dining area runs back to the kitchen, and the staircase rises along one side. Bedroom 4 and the guest room are behind, on the same floor.
The kitchen
The plan gives the house two kitchens: a dry kitchen open to the dining area, and a wet kitchen at the back beside the guest room and the back yard. The cabinets here are the show house's.
Upstairs
The master bedroom runs the width of the house at the front, with its own bathroom. A family area sits at the top of the stairs, and bedrooms 2 and 3 are at the back.
Tap any photograph to enlarge it.
Floor plan
The developer's drawing of the intermediate house, both floors. Tap the plan to enlarge it.
The four lot types, per the developer's summary:
Site plan
The developer's site plan: the houses face inward round a central green and the clubhouse, inside a perimeter road. Colours mark the lot types. Tap it to enlarge it.
Who it suits
It suits some buyers very well and some not at all. Honestly:
A gated and guarded scheme with a clubhouse and its own green.
A bedroom on the ground floor with a bathroom beside it, and a guest room.
Politeknik Ungku Omar's Bercham campus is 1.0 km away in a straight line.
Completion is expected in the first quarter of 2028, on a leasehold strata title to 2115. If either matters, tell us and we will show you what fits.
Questions
A gated and guarded scheme of 380 double-storey link houses on the Bercham side of Ipoh, in three phases over 34 acres; the phase on sale, 6C, has 129. The intermediate house has four bedrooms and four bathrooms, 2,001 sq ft built up on a 20 by 75 foot lot.
The developer's summary gives the first quarter of 2028. The show house on site is built and furnished, so you can walk the layout before you decide.
From RM447,450, for a 20 by 75 foot intermediate lot: the developer's price after its 5% discount, which is the price the SPA states. Corner lots carry extra land and a larger house, up to RM690,920. There is no separate Bumiputera discount. Prices and packages change, so ask us for today's figure on the lot you want.
About RM1,900 a month, with 10% down over 30 years at 4.0% a year, at the lowest price on this page, RM447,450. 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 RM3,300 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 RM1,900 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, the developer's summary describes it as gated and guarded, and the guardhouse at the entrance is already built.
A landed strata title, leasehold for 99 years, expiring in 2115, per the developer's summary.
Yes, because it is a gated strata scheme: the developer's summary estimates RM0.18 per sq ft. Ask us what that comes to for the lot you want.
Downstairs: the car porch and foyer, the living and dining area, the dry kitchen, a wet kitchen, a guest room, bedroom 4, bathroom 3 and a back yard. Upstairs: the master bedroom with its own bathroom, a family area, and bedrooms 2 and 3 with bathroom 2.
Four lot types, per the developer's summary: intermediate 20 by 75 feet with 2,001 sq ft built up; intermediate corner and corner A, 22 by 75 feet with 2,518 sq ft; and corner B, 24 by 75 feet with 2,717 sq ft. The corners carry 1,050 to 2,461 sq ft of extra land.
The developer's plan draws two cars in the porch of the intermediate house.
Yes. The furniture, the curtains and the fitted kitchen you see are the show house's dressing; ask us exactly what comes with the house you buy.
Off Jalan Perpaduan on the Bercham side of Ipoh, toward Tambun. Measured straight-line from the project site: Politeknik Ungku Omar's Bercham campus 1.0 km, TF Value-Mart Tambun 2.5 km, Lost World of Tambun 2.5 km and Xscape Tambun @ Kundig 2.8 km. Those are straight-line distances, not drive times, which are always longer.
Yes. Viewings of the show house are by appointment: message us and we will arrange a time and meet you there.
Measured straight-line from the project site: Politeknik Ungku Omar, Kampus Bercham 1.0 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 the monthly maintenance fee, about RM0.18 per sq ft on the developer's summary, and what it covers. 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 RM447,450. 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: the ground floor has a bedroom of its own, with a bathroom on the same floor just beside it. So a parent moving in with you, or you yourself later on, can sleep and wash downstairs without taking the stairs every day. The floor plan on this page shows both. Walk the 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.
