A big semi-D under RM900,000
From RM886,550 net, a standard lot open to every buyer; the SPA figure is higher, and we show you both.
JT Homes
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JT Homes
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Pengkalan, Ipoh · Leasehold · 8 houses
Eight double-storey semi-Ds on 35 by 100 foot lots, four bedrooms and four bathrooms, from RM886,550 — about RM3,800 a month with 10% down.
Why The Grand 9
From RM886,550 net, a standard lot open to every buyer; the SPA figure is higher, and we show you both.
The porch is drawn for four cars, on a 35 by 100 foot lot.
The guest bedroom is on the ground floor, with a bathroom beside it.
Eight semi-detached houses on 1.1 acres, and the corner show house is built: walk it first.
The idea
The Grand 9 is eight double-storey semi-detached houses in Pengkalan, Ipoh, each on a 35 by 100 foot lot with 2,775 sq ft built up: four bedrooms and four bathrooms, a guest bedroom downstairs, and 13-foot ceilings on the developer's brochure. The corner show house is built, so you can walk the actual house before you decide.
Location
On Jalan Pinggiran Pengkalan in Taman Pengkalan Jaya, south Ipoh, between Station 18 and the airport. The map marks the places the developer's sales kit lists, 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 the corner show house on site — not renders. It is bare and unfurnished, so what you see is the house as it is handed over. A corner house carries more land than a standard one; the rooms are the same.
The ground floor
A tiled open space from the front door to the staircase, with the dining area beyond. The developer's brochure gives the house 13-foot ceilings, which is what makes a 25-foot-wide room feel this open.
Downstairs
On the developer's ground-floor plan the guest bedroom sits at the back of the house with a bathroom beside it, so a parent or a guest need not climb the stairs at all.
Upstairs
Two basins, a rain shower and the house's one bathtub, on the developer's specification. Upstairs the floors are laminated timber, and each of the three bedrooms has a bathroom.
Tap any photograph to enlarge it.
Floor plan
The developer's own drawings, a pair of houses side by side. The thing worth finding on them first is the guest bedroom with its bathroom on the ground floor. Tap a plan to enlarge it.
The developer's price list gives 2,775 sq ft built up for a standard house and 3,108 sq ft for a corner house, which carries more land. The plans show a standard house.
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 guest bedroom on the ground floor with a bathroom beside it, so the stairs are optional for whoever sleeps there.
The porch is drawn for four cars, on a 35 by 100 foot lot.
The corner show house is built. Walk the actual house before you decide.
Nothing in the developer's material describes a gate or guards, so we do not claim one. If that matters, tell us and we will show you what fits.
Questions
Eight double-storey semi-detached houses on 1.1 acres in Pengkalan, Ipoh: six standard houses on 35 by 100 foot lots and two corner houses. There is one design: four bedrooms and four bathrooms, 2,775 sq ft built up, 3,108 sq ft on a corner.
The houses are built: the photographs on this page are of the corner show house, taken on site. The developer's approved advertisement gives a completion date of January 2027. We have not had the CCC confirmed yet, so ask us for the current status before you commit.
From RM886,550 net, for a standard lot open to every buyer. The SPA figure is higher, and we show you both before you sign. The two corner houses, with more land and a larger house, cost more.
About RM3,800 a month, with 10% down over 30 years at 4.0% a year, at the lowest price on this page, RM886,550. 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 RM6,400 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 RM3,800 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.
The legal fees, yes; the stamp duty, no. The developer pays the SPA legal fees and disbursements and the loan agreement legal fees and disbursements. The MOT stamp duty and the loan stamp duty are the buyer's; the calculator on our homepage works them out with the down payment.
Leasehold, 99 years, to 8 December 2114, 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 transferred 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 drawn for four cars, the living and dining rooms, the kitchen, and a guest bedroom with a bathroom beside it; upstairs, the master bedroom with a dressing area, its own bathroom and a front balcony, two more bedrooms each with a bathroom, and a family hall with a side balcony.
On the developer's plans, yes: the master bedroom and the two other bedrooms upstairs each have a bathroom, and the guest bedroom downstairs has one beside it. Four bedrooms, four bathrooms; the plans on this page show it.
2,775 sq ft for a standard house and 3,108 sq ft for a corner house, on the developer's price list.
The developer's plan draws four cars on the porch, which is 35 feet deep, and the brochure says the same.
13 feet, on the developer's brochure. On a 25-foot-wide house that height is what makes the ground floor feel as open as it does in the photographs.
The two corner houses sit on 50 by 100 foot lots on the developer's approved advertisement, with a side garden and a larger house of 3,108 sq ft. The photographs on this page are of the corner show house, with its side land not yet landscaped.
The developer's brochure notes a 16-foot backyard behind each house and says it can take a wet kitchen and an extra room later. Any extension needs the council's approval, so check before you plan one.
Per the developer's specification: laminated timber floors upstairs, matte black powder-coated aluminium windows, a bathtub in one bathroom, four water-heater points, two air-conditioner points, an auto-gate point, a brick fence and an aluminium sliding or folding gate. The full list is on this page.
Not that we can confirm. The developer's material does not describe a guard house or any security service, so we do not claim one.
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.
On Jalan Pinggiran Pengkalan in Taman Pengkalan Jaya, Pengkalan, on the south side of Ipoh near Station 18. Measured straight-line from the site: TF Value-Mart Botani 1.3 km, AEON Mall Ipoh Station 18 1.3 km, Lotus's Station 18 1.6 km, Sultan Azlan Shah Airport 2.0 km, Econsave Bandar Seri Botani 4.1 km and Ipoh railway station 5.1 km. Those are straight-line distances rather than drive times, which are always longer.
Yes. The corner show house is built. Message us and we will arrange a viewing.
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 CCC: the developer's approved advertisement gives January 2027 for completion, and we have not had the CCC confirmed yet, so we will check it for you before you book. 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 RM886,550. 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.
