This projectEmbun Hills
Bukit Mertajam · Landed
- Tenure
- Freehold
- Built-up
- 2,230 – 2,518 sq ft
- Bedrooms
- 4
- Completion
- August 2028
- Units
- 497
- From
- RM 803,000
Embun Hills
Embun Hills | Machang Bubuk, Bukit Mertajam | Freehold Gated Landed Township
From RM 803,000around RM 3,100 a monthFreehold4 bed2,230 – 2,518 sq ft497 homesCompletion August 2028
Floor plans, price list, availabilityIn short
Embun Hills is a landed property in Bukit Mertajam, Penang by Paramount Property. The development holds 497 units, 2 storeys, 4 bedroom layouts, built-ups from 2,230 to 2,518 sq ft. The land is freehold, completion is set for August 2028.
About Embun Hills
Embun Hills sits in Bukit Mertajam, Penang, on a site of 69.2 acres. It is planned as 497 homes, 2 floors.
There are 3 layouts on offer covering 4 bedrooms between 2,230 and 2,518 sq ft. That range puts Embun Hills within reach of more than one kind of buyer.
Embun Hills is developed by Paramount Property on freehold land. The land usage is classified as residential.
The numbers behind it: 2 storeys, a site of 69.2 acres, a residential land title.
Unit types
Get the floor plans →Embun Hills is released in 3 layouts from 2,230 to 2,518 sq ft. The entry plan is Type 2-Storey Terrace at 2,230 sq ft with 4 bedrooms. The largest is Type 2-Storey Semi-Detached at 2,518 sq ft running to 4 bedrooms.
| Layout | Rooms | Size |
|---|---|---|
| 2-Storey Terrace | 4 bed · 4 bath | 2,230 sq ft |
| 2-Storey Cluster Semi-D | 4 bed · 4 bath | 2,509 sq ft |
| 2-Storey Semi-Detached | 4 bed · 4 bath | 2,518 sq ft |
Floor plans
Ask for full resolution →Gallery
12 artist impressions
Why buyers take it
Completion set for August 2028. A published target gives the liquidated damages clause in the sale and purchase agreement something to bite on. Ask for the date in the agreement, which is the one that counts.
Paramount Property has 4 other projects listed here. A developer with completed stock nearby can be checked rather than taken on trust. Visit an older one, look at the common areas and ask the residents how handover went.
69.2 acres of site. Land that size leaves room between blocks rather than the tight footprint most infill sites are built on. Ask which way your stack faces and what is planned on the empty part of the site.
Layouts running to 4 bedrooms. Family-sized stock is a smaller pool than studios and twos, which cuts both ways: fewer competing units when you sell, and fewer comparables when a bank values it.
Freehold. No lease to run down and no state consent needed on a future sale — which also means no lease-extension cost landing on a later owner.
Why some walk away
No facility list is on record here. Ask for one in writing. What is shared decides a good part of the monthly charge, and a render of a pool is not a commitment to build one.
The smallest house here is 2,230 sq ft. A big house costs more to cool, light and maintain than a small one, and on landed stock none of that is shared. Work out the running cost on the size you are actually buying.
It is not built yet. What you are buying is a drawing and a delivery date. Completion is set for August 2028, and dates set by developers move. Read the sale and purchase agreement on the liquidated damages clause, not the brochure.
Landed stock is priced on the land, not the built-up. Two houses with the same floor area on different lot widths are not the same purchase. Get the lot dimensions in writing and compare those, not the square footage in the brochure.
Every figure on this page comes from the developer. Unit counts, built-ups, distances and completion dates are as published by the developer or its appointed agents, and none of it is independently verified. Check anything you intend to rely on against the sale and purchase agreement.
Our take
Which home type makes most sense at Embun Hills?
Embun Hills, in Machang Bubuk, Bukit Mertajam, is best chosen by most families as a 2-storey cluster semi-D. It has the same 4-bed, 4-bath count as the terrace but gives 2,509 sq ft built-up (279 sq ft extra), a porch for three cars and a 12-foot side garden. The terrace is the better call only when an 11-foot ceiling outweighs all that.
- Why the cluster semi-D
- The plan puts the dining area next to a deck set into the side garden. Cluster homes additionally run on three-phase power, whereas terraces have single-phase supply.
- Pick differently if
- The terrace (22′ x 70′) offers the same rooms on a slimmer lot backed by a green laneway. The semi-detached (35′ x 75′, 2,518 sq ft) has a lot that is five feet deeper.
- Check before you book
- Both floor plans show bathroom 4 opening from the kitchen rather than from inside bedroom 4. Have the developer confirm this before you set that room aside for a parent.
Shall I mark the cluster semi-D lots on the masterplan? Ask us on WhatsApp →
By the MyPropertyHub team · Our view, based on the developer's specifications and floor plans.
Project details
| Handover | August 2028 |
|---|---|
| Title | Freehold · Residential |
| Building | Landed Property |
| Homes | 497 |
| Storeys | 2 |
| Site | 69.2 acres |
| Address | Jalan Kulim, Machang Bubuk, Bukit Mertajam |
| Built by | Paramount Property |
What it costs a month
Full calculator →Starting price RM 803,000, at a 90% margin over 35 years at 3.7%. Change any figure and the instalment follows.
Monthly instalment—
Loan amount—
Down payment—
Total interest over the tenure—
Total repayment—
An indication only. The starting price moves with each release, and a floating rate moves with the OPR.
Location
Embun Hills is located in Bukit Mertajam, Penang at Jalan Kulim, Machang Bubuk, Bukit Mertajam.
Developer: Paramount Property
Embun Hills, answered
What is the land tenure of Embun Hills?
Freehold — Embun Hills sits on a residential land title.
Which layouts and sizes does Embun Hills come in?
3 layouts, 2,230 to 2,518 sq ft: 2,230 sq ft (Type 2-Storey Terrace), 2,509 sq ft (Type 2-Storey Cluster Semi-D), 2,518 sq ft (Type 2-Storey Semi-Detached).
How many homes are there in Embun Hills?
497 homes over 2 storeys.
When is Embun Hills due to complete?
The developer's target is August 2028. Handover can move with construction progress, so check the date in the SPA.
Which developer is behind Embun Hills?
It is a Paramount Property project.
What is the address of Embun Hills?
The address on record is Jalan Kulim, Machang Bubuk, Bukit Mertajam, Penang.
How much is Embun Hills?
From RM803,000 for built-ups from 2,230 sq ft — the developer's indicative list price. Ask us for the current price list, which moves with each release.
How do I get the floor plans for Embun Hills?
Ask on WhatsApp. We send every floor plan for Embun Hills with the developer's current price list and the units still open, at no cost to you.
Something here not answered?Ask about Embun Hills on WhatsApp →
Compare
Embun Hills vs Frieden and Garden Superlink
The 2 closest new launches in Bukit Mertajam, side by side.
This project
Frieden
Bukit Mertajam · Landed
- Tenure
- Freehold
- Built-up
- 1,800 sq ft
- Bedrooms
- 4
- Completion
- December 2026
- Units
- 52
- From
- RM 794,700
vs Embun Hills: RM 8,300 lower starting price · keys 2 yrs earlier · layouts from 1,800 sq ft
Garden Superlink
Bukit Mertajam · Landed
- Tenure
- Freehold
- Built-up
- 1,900 – 2,230 sq ft
- Bedrooms
- 4
- Completion
- Completed (CCC obtained)
- Units
- 78
- From
- RM 818,000
vs Embun Hills: RM 15,000 higher starting price · already completed · layouts from 1,900 sq ft
Guides worth reading before you decide
Bukit Mertajam: all freehold, and priced like the mainland
The Bukit Mertajam market this sits in.
Freehold vs leasehold, and what it changes for you
Freehold on a residential title — the combination that costs least to run.
Penang island or mainland: the same budget, four times the floor area
What the same budget buys on the other side of the channel.
Batu Kawan or Bukit Mertajam: the mainland's two answers
The mainland's two answers, side by side.
More in Bukit Mertajam
See all 16 in Bukit Mertajam →
Bukit Mertajam, Penang
Floor plans, current price list, unit availability.
Ask about Embun Hills and it comes back the same day.