Pinggiran Pengkalan Bayu2.5 Storey Semi-D
- Tenure
- Freehold
- Completion
- 2027 Jul
Key Features
- Freehold Individual Title
- Completed Show House To View
- Only 8 Units, Guarded Entry
Starting price shown. Prices, layouts and availability change — message us for the latest.
Pinggiran Pengkalan Bayu review: pros, cons and who it suits
Pinggiran Pengkalan Bayu is a 2.5 Storey Semi-D in Pengkalan & St18, Ipoh, Perak, on 35' x 109' lots, 5+1 bedrooms and 5 bathrooms, freehold, completing 2027 Jul. Starting at RM998,000.
Who it suits
- Freehold title is a firm requirement for you
- You need the rooms — the layout is 5+1, four main bedrooms plus one more room
Who it does not suit
- You were counting on the first-home stamp duty exemption — that ceiling is RM500,000, and this is above it
- You need to move in soon — completion is estimated 2027 Jul
All 4 Type A units were open on the developer’s March 2026 layout, priced from RM998,000 to RM1,120,000 by lot size. Confirm availability before you plan around a specific lot.
Project details
Type A is the 2.5 storey design. The completed show house is one of these.
| Type A | 2.5 storey semi-D · 5+1 bedrooms · 5 bathrooms |
|---|---|
| Built-up | 3,521 – 3,523 sq ft (25′ × 63′) |
| Land | 35′ × 109′ to 35′ × 110′ · 3,823 to 5,091 sq ft |
| Facing | North-east |
| Price | RM998,000 to RM1,120,000 by lot size |
| Developer | Associated Builders And Contractors Sdn. Bhd. |
| Units | 8 in two blocks · 4 Type A (2.5 storey) and 4 Type B (2 storey) |
| Title | Freehold, individual title |
| Security | Guardhouse, automated boom gate and licence plate recognition |
| Car porch | 2 to 3 cars |
| Package | SPA and loan agreement legal fees borne by the developer. No rebate. |
| Booking fee | RM10,000, collected once the loan is approved |
| Maintenance fee | Not yet set by the developer |
| Completion | Estimated July 2027 · construction about 50–60% done in March 2026 |
From the developer’s project summary (updated 25 March 2026) and price list. Bumi lots carry a separate 7% discount with its own eligibility conditions, so it is not the starting price.
The show house (Type A)
Photos of the completed show house, taken in March 2026. It is a Type A unit — the 2.5 storey design.
The show house is a bare unit. The table and chairs in the dining photo belong to the sales office and are not part of the purchase. The unit beside it was still under construction when these were taken.
Pinggiran Pengkalan Bayu at a glance
| Project | Pinggiran Pengkalan Bayu |
|---|---|
| Property type | 2.5 Storey Semi-D |
| Location | Pengkalan & St18, Ipoh, Perak |
| Starting price | From RM998,000 |
| Lot Size | 35' x 109' |
| Bedrooms | 5+1 |
| Bathrooms | 5 |
| Tenure | Freehold |
| Completion | 2027 Jul (under construction) |
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 Pinggiran Pengkalan Bayu
Freehold — confirm which kind of title
Pinggiran Pengkalan Bayu is freehold, so there is no lease term to renew and no state consent to wait for when you sell. The question still worth asking is whether the title finally issued is an individual title or a strata title, because that decides whether a management body and a monthly charge come with the house. Ask which one the SPA provides for — on a landed development it is not always the one buyers assume.
Completion is targeted for 2027 Jul
Handover is close. At this stage the useful questions are what the build has actually reached on site today, how much of the progressive schedule has already been billed, and whether the finishes on site still match what the SPA specifies — near the end is exactly when substitutions show up. Confirm the specification against the SPA rather than the brochure, and treat the date as the developer's target rather than a guarantee.
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 Pinggiran Pengkalan Bayu 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
Pinggiran Pengkalan Bayu is a 35' x 109' lot, 3,521 sq ft built-up, 5+1 bedrooms and 5 bathrooms. At 35 feet of frontage this is a wide lot, and the practical gain is at the sides: room to walk around the house, windows on the side elevation, and space to extend later without building to the boundary. The 109-foot depth is generous — once the building footprint is taken out there is usable garden left, not just a strip.
The “+1” is not a bedroom
This layout is listed as 5+1. The “+1” is the extra room most terrace layouts sacrifice to reach the headline bedroom count — usually sized as a study rather than a bedroom. Look at it in person and decide whether it works as the room you actually need, because the number on the price list does not tell you its size.
What else this budget reaches in Pengkalan & St18
4 of the 5 projects we cover in Pengkalan & St18 start lower than Pinggiran Pengkalan Bayu. Cheaper is not automatically better — check tenure, land size and completion date in the same row.
| Project | From | Type | Land | Tenure | Completion |
|---|---|---|---|---|---|
| Lapangan Harmoni | RM395,000 | Single Storey Terrace House | 22' x 70' | Freehold | Completed (CCC obtained) |
| Shatin Residence | RM523,000 | Double Storey Terrace House | 22' x 75' | Leasehold | Completed (CCC obtained) |
| Pinggiran Pengkalan Bayu | RM918,000 | Double Storey Semi-D | 35' x 95' | Freehold | 2027 Jul |
| The Grand 9 | RM950,000 | Double Storey Semi-D | 35' x 100' | Leasehold | Completed (CCC obtained) |
| Pinggiran Pengkalan Bayu — this page | RM998,000 | 2.5 Storey Semi-D | 35' x 109' | Freehold | 2027 Jul |
Common questions about Pinggiran Pengkalan Bayu
How much does Pinggiran Pengkalan Bayu cost?
Pinggiran Pengkalan Bayu starts from RM998,000. 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.
What unit types are available at Pinggiran Pengkalan Bayu?
Pinggiran Pengkalan Bayu releases 2 unit types: 2.5 Storey Semi-D from RM998,000 (3,521 sq ft built-up) and Double Storey Semi-D from RM918,000 (2,905 sq ft built-up). They sit on the same development, tenure and completion date, so the choice comes down to floor area, number of floors and budget.
How big are the units at Pinggiran Pengkalan Bayu?
Lots are 35' x 109'. Built-up area is 3,521 sq ft. Each home has 5+1 bedrooms and 5 bathrooms. Room-by-room measurements are on the developer’s floor plan.
Where is Pinggiran Pengkalan Bayu located?
Pinggiran Pengkalan Bayu is in Pengkalan & St18, Ipoh, Perak. Nearby: AEON Mall Station 18 and Lotus’s.
Is Pinggiran Pengkalan Bayu freehold or leasehold?
Pinggiran Pengkalan Bayu is Freehold. Freehold has no lease expiry, which is one less variable on financing and resale.
When will Pinggiran Pengkalan Bayu be completed?
Vacant possession is estimated for 2027 Jul. That is the developer’s target rather than a guaranteed date — check what the SPA measures the completion period from, and the liquidated damages position if it runs late.
What would the monthly instalment be for Pinggiran Pengkalan Bayu?
Roughly RM3,817 a month on a RM998,000 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 Pinggiran Pengkalan Bayu?
The main upfront item is the 10% down payment, about RM99,800 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 Pinggiran Pengkalan Bayu suitable for?
On the published specification the main draws are Freehold Individual Title, Completed Show House To View and Only 8 Units, Guarded Entry. Whether it fits depends on your budget, how long you intend to hold it and how the location works for your daily commute.
Is Pinggiran Pengkalan Bayu gated and guarded?
Pinggiran Pengkalan Bayu 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 Pinggiran Pengkalan Bayu?
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 Pinggiran Pengkalan Bayu 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 Pinggiran Pengkalan Bayu compare with The Grand 9?
The Grand 9 is the closest thing to Pinggiran Pengkalan Bayu on price in Pengkalan & St18: RM950,000 against RM998,000, a difference of about RM48,000. The Grand 9 is a double storey semi-d on leasehold. 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.