CompletedKlemeru 2
Double Storey Terrace House
Part of the Klemeru township — compare all 6 phases
- Tenure
- Leasehold
- Completion
- Completed (CCC obtained)
Key Features
- Gated & Guarded
- Free Solar Panel & EV Car Charger
- Free Partial Furnished
Starting price shown. Prices, layouts and availability change — message us for the latest.
Klemeru 2 review: pros, cons and who it suits
Klemeru 2 is a Double Storey Terrace House in Klebang / Meru, Ipoh, Perak, on 22' x 75' lots, 4 bedrooms and 3 bathrooms, leasehold, already completed. Starting at RM488,000.
Who it suits
- You are a first-time buyer and a Malaysian citizen — at RM488,000 this sits under the RM500,000 ceiling, so stamp duty on both the transfer and the loan agreement is exempt
- You need somewhere to move into rather than wait — this one is already completed
- You need 4 bedrooms for a family, or three plus a study
Who it does not suit
- You will only buy freehold — this is leasehold
Klemeru 2 at a glance
| Project | Klemeru 2 |
|---|---|
| Property type | Double Storey Terrace House |
| Location | Klebang / Meru, Ipoh, Perak |
| Starting price | From RM488,000 |
| Lot Size | 22' x 75' |
| Bedrooms | 4 |
| Bathrooms | 3 |
| Tenure | Leasehold |
| Completion | Completed (CCC obtained) |
Price and monthly instalment
Indicative figures. Your actual instalment depends on the bank’s valuation, the margin you are approved for and the rate you are offered. Adjust any of it on the instalment calculator.
What to check before you buy Klemeru 2
Leasehold, and the title already exists
Klemeru 2 is leasehold and already completed, which means the title is issued and the clock has been running. Ask for the commencement date and the expiry date on the title itself and work out the remaining years — that number, not the word "leasehold", is what your bank and the next buyer will look at. Selling later also needs state consent, which adds time to the transaction. What happens when a leasehold title expires in Perak sets out the rest.
It is built, so inspect it properly
The advantage of a completed house is that nothing has to be imagined, so use it. Go in daylight. Check the ceiling corners and the wet areas for staining, run every tap and flush, open and close every door and window, and look at the workmanship on the finishes rather than the show-unit styling. Ask whether CCC (Certificate of Completion and Compliance) has been issued for this unit, and walk the actual street and the actual neighbours — not the masterplan. An off-plan buyer cannot verify any of this before committing; you can.
Monthly maintenance: not published
A maintenance charge may apply to a guarded entrance and the common areas behind it, because shared areas and managed services have to be paid for by someone. The documented rate for Klemeru 2 is not published in the project information available to me, and I will not estimate one. Request the written maintenance rate and the sinking fund contribution from the developer, and ask what they are calculated on, before you compare this price against a house with no shared facilities.
What the land gives you
Klemeru 2 is a 22' x 75' lot, 4 bedrooms and 3 bathrooms. At 22 feet, the frontage is wider than the 20 feet most common at this size. The difference is felt in the car porch and in how wide the rooms directly behind it can be — not in the total floor area. (the built-up area: not stated in the information I have — worth asking for.)
What else this budget reaches in Klebang / Meru
2 of the 8 projects we cover in Klebang / Meru start lower than Klemeru 2. Cheaper is not automatically better — check tenure, land size and completion date in the same row.
| Project | From | Type | Land | Tenure | Completion |
|---|---|---|---|---|---|
| Klebang Ria (6C&6D) | RM338,000 | Single Storey Terrace House | 22' x 65' & 22' x 70' | Freehold | 2026 Q4 |
| Klemeru 4 | RM398,800 | Single Storey Terrace House | 22' x 70' | Leasehold | 2028 |
| Klemeru 2 — this page | RM488,000 | Double Storey Terrace House | 22' x 75' | Leasehold | Completed (CCC obtained) |
| Klebang Ria (8A) | RM548,800 | Single Storey Semi-D | 35' x 80' | Freehold | 2028 Q1 |
| Klemeru 3 | RM568,000 | Single Storey Semi-D | 45' x 70' | Leasehold | 2027 |
| Klemeru 3 | RM678,000 | 1.5 Storey Semi-D | 45' x 70' | Leasehold | 2027 |
| Klemeru 4 Panorama Residence | RM699,800 | Single Storey Terrace House | 5,543 – 5,802 sqft | Leasehold | 2028 |
| Klemeru 4 Pavilion Bungalow | RM699,800 | Single Storey Bungalow | 6,588 sqft | Leasehold | 2028 |
Also in Klebang / Meru
Common questions about Klemeru 2
How much does Klemeru 2 cost?
Klemeru 2 starts from RM488,000. That is the entry unit type — corner, end and larger lots are priced higher. Prices move as units sell, so confirm the current chart before budgeting around any figure.
How big are the units at Klemeru 2?
Lots are 22' x 75'. Each home has 4 bedrooms and 3 bathrooms. Room-by-room measurements are on the developer’s floor plan.
Where is Klemeru 2 located?
Klemeru 2 is in Klebang / Meru, Ipoh, Perak. Nearby: Sentra Mall Ipoh Klebang, Mydin Mall Meru Raya, SJK(C) Poi Lam and SMJK Poi Lam.
Is Klemeru 2 freehold or leasehold?
Klemeru 2 is Leasehold. On leasehold what matters is the years remaining, because that is what a bank prices against and what a future buyer inherits.
When will Klemeru 2 be completed?
Klemeru 2 is already completed, so you can inspect the actual unit rather than a show unit, and move in or let it once the purchase goes through.
What would the monthly instalment be for Klemeru 2?
Roughly RM1,866 a month on a RM488,000 home with a 10% down payment over 35 years at around 3.7%. This is an estimate, not a loan offer — your margin, tenure and rate are set by the bank. Change any of the numbers on the instalment calculator.
How much cash do I need to buy Klemeru 2?
The main upfront item is the 10% down payment, about RM48,800 at the starting price, less whatever the booking fee already covers. On top of that come the loan agreement stamp duty and legal fees, and the MOT stamp duty where the developer does not absorb them. Work your own figure on the upfront cost calculator.
Who is Klemeru 2 suitable for?
On the published specification the main draws are Gated & Guarded, Free Solar Panel & EV Car Charger and Free Partial Furnished. Whether it fits depends on your budget, how long you intend to hold it and how the location works for your daily commute.
Is Klemeru 2 gated and guarded?
Klemeru 2 is marketed as a gated and guarded development. A guarded scheme means a controlled entrance and shared areas that somebody has to run, which is what the monthly maintenance charge pays for. Ask for that rate in writing before you compare the price against an open-title house.
Is there a maintenance fee at Klemeru 2?
Yes — any development with shared areas or security carries a monthly maintenance charge, because those areas have to be staffed, cleaned, insured and eventually repaired. I do not have a documented rate for Klemeru 2 and will not estimate one. Ask the developer for the figure in writing and ask what it is calculated on (a flat rate per unit, or per square foot), and check whether the sinking fund is inside that number or charged on top.
How does Klemeru 2 compare with Klebang Ria (8A)?
Klebang Ria (8A) is the closest thing to Klemeru 2 on price in Klebang / Meru: RM548,800 against RM488,000, a difference of about RM60,800. Klebang Ria (8A) is a single storey semi-d on freehold. At this kind of gap the deciding factors are usually tenure, completion date and how the layout actually suits you, not the price itself — open both pages side by side before you pick one.