PROJECT DETAILS
Embun Hills at a glance
Embun Hills is a landed project in Machang Bubok, Penang. The published tenure is freehold, with 2,230–2,685 sq ft and 4 bedrooms with selected flex or utility spaces. The indicative starting SPA price is RM 924,000; current packages and available units need confirmation. The published completion reference is Expected August 2028. 2-acre freehold township in Machang Bubok with terrace, cluster semi-detached and semi-detached homes. Compare the exact site, usable layout, total purchase cost and monthly commitment before deciding. Ask for layout details, maintenance charges and management rules, and confirm the delivery terms for your selected property.
- Entry priceFrom RM 924,000
- TenureFreehold
- Published sizes2,230–2,685 sq ft
- CompletionExpected August 2028
- Matched entry PSFTo enlighten
- Parking entitlementTo enlighten
- Maintenance feeTo enlighten
Developer, scale and bedrooms
- Developer
- Paramount Property (PG) Sdn Bhd
- Total homes / units
- 497
- Bedrooms / layouts
- 4 bedrooms with selected flex or utility spaces
Disclaimer: Gross price for reference purpose only. Consult us for the applicable promotional package.
LAYOUT & PRICE
Unit layout and indicative price summary
Use this summary to shortlist a configuration, then request the latest layouts and price information.
Start with the published 2,230–2,685 sq ft and 4 bedrooms with selected flex or utility spaces. Compare each plan’s usable space, access, orientation and furniture placement. Use the layout-specific price below where available; the lowest project entry price may apply to a different configuration.
| Unit type | Size | Bedrooms | Indicative SPA price |
|---|---|---|---|
| Terrace | 2,230–2,232 sq ft | 4 bedrooms | RM 924,000 |
| Cluster Semi-D | 2,509–2,530 sq ft | 4 bedrooms | RM 1,101,000 |
| Semi-D | 2,518–2,685 sq ft | 4 bedrooms | RM 1,190,000 |
Disclaimer: Gross price for reference purpose only. Consult us for the applicable promotional package.
Embun Hills terrace home floor plan
Project indicative price from RM 924,000 onwards
REGISTER YOUR INTEREST
Interested in Embun Hills?
Choose a layout and tell Willy what you’d like to know. We’ll help you take the next step.
COMPARE THREE PROJECTS · OR FIVE
Compare 3 or 5 Penang projects
Choose a three-project or five-project comparison, then select the other developments you want to review.
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PROPIN TAKE
Why could Embun Hills deserve a place on your shortlist?
What stands out
2-acre freehold township in Machang Bubok with terrace, cluster semi-detached and semi-detached homes.
What we’d watch
Its listed reference points include Machang Bubok town and Bukit Mertajam. Assess everyday routes to work, shops, schools and healthcare, alongside nearby anchor businesses and future supply. For rental use, consider the likely tenant profile and competing homes; amenity proximity alone does not establish occupancy intake.
Who we’d shortlist for
The published 2,230–2,685 sq ft provides a starting point for comparing layout choice and household fit. Shortlist it where the location and layout match the buyer’s daily priorities. Visit at different times to understand traffic and the surrounding environment. Distinguish established amenities from proposed development.
Read the full assessment
These observations interpret the referenced project facts and surrounding location. They are desk-research opinions, not a claim of a site visit, measured occupancy or guaranteed returns.
PropIn editorial interpretation · Project reference 2026-09-11. Where these details come from ↓
More on buyer suitability
BUYER FIT
Is Embun Hills suitable for you?
May suit you if:
- You want a home or investment property in Machang Bubok.
- The published 4 bedrooms with selected flex or utility spaces and 2,230–2,685 sq ft fit your space needs.
- The freehold tenure and property format suit your priorities.
- The purchase price, maintenance and financing fit your budget.
Compare other projects if:
- You need a different location for your regular commute.
- You require a different layout or more usable internal space.
- You prefer another property category or tenure.
- Your budget or move-in date requires an alternative.
LOCATION
Where is Embun Hills?
Embun Hills is listed at Jalan Kulim, Machang Bubok, Bukit Mertajam, Penang. Nearby reference points include Machang Bubok town, Bukit Mertajam, Kulim employment corridor. Check the mapped reference, actual entrance and peak-hour route; nearby does not imply walking distance.
- AddressJalan Kulim, Machang Bubok, Bukit Mertajam, Penang
- DistrictCentral Seberang Perai District (SPT)
- Near toMachang Bubok town
- Near toBukit Mertajam
- Near toKulim employment corridor
Exact project-site coordinate supplied in the PropIn Project Reference workbook and applied on 2026-09-20. Driving times depend on traffic, route and the confirmed project entrance.
More on the project setting
WHY THIS PROJECT?
Why consider Embun Hills?
A 69.2-acre freehold township in Machang Bubok with terrace, cluster semi-detached and semi-detached homes. The first residential release pairs family layouts with a central park and private clubhouse.
- Machang Bubok locationEmbun Hills is in Machang Bubok, Penang, near Machang Bubok town and Bukit Mertajam.
- Property formatFreehold 2-storey Terrace / Cluster Semi-D, with 497 homes or units.
- Layouts for comparison4 bedrooms with selected flex or utility spaces across published built-up sizes of 2,230–2,685 sq ft.
- Project highlightsApproximately 7.23 acres of parkland · Private clubhouse with pool and gym · Solar conduit and EV isolator provisions
Check these features against your intended use, daily route, budget and the approved project documents.
Ask Willy about this project ↗Historical price context
PRICE CONTEXT
How should you assess the price of Embun Hills?
The published entry reference is RM 924,000. Compare total price with the selected unit’s size, floor, condition, tenure and package. A smaller entry price does not establish better value; confirm the latest price information before comparing.
Embun Hills
Machang Bubok
- Indicative entry
- From RM 924,000
- Published sizes
- 2,230–2,685 sq ft
- Tenure
- Freehold
Taman Nara
Alma, Bukit Mertajam
- Indicative entry
- From RM 740,000
- Published sizes
- Terrace house footprint approximately 20 × 40 ft on the ground floor and 20 × 44 ft upstairs; semi-detached plans vary by Type A and Type B plot
- Tenure
- Freehold individual residential title
d'Courtyards
Taman Serikaya, Machang Bubok
- Indicative entry
- From RM 728,000
- Published sizes
- Type A: 26 × 42 ft house footprint on 26 × 65 ft land; Type B: 22 × 43 ft house footprint on 22 × 75 ft land; Type C: 21.6 × 43 ft house footprint on 21.6 × 78 ft land
- Tenure
- Freehold individual residential title
Reference figures may come from different dates and unit releases. These are shortlist comparisons, not valuations. Match the price to its actual unit area before calculating price per square foot.
FACILITIES
Explore the home and outdoor spaces
Move through the facility cards with the arrows or dots. Select any card to enlarge it.
Browse nearby projects
NEARBY PROJECT COMPARISON
Compare with nearby projects
Compare projects within 5 km of Embun Hills first, followed by relevant options in Central Seberang Perai District (SPT). Distances are straight-line estimates from the mapped project coordinates.
Convert price and area units
BUYER CONVERSION TOOL
View price and built-up in familiar units
Placed beside the layout and price decision point, this indicative tool converts Malaysian Ringgit and the published built-up size. Live exchange rates are requested when available.
Estimate a monthly loan payment
PROPERTY LOAN CALCULATOR
Estimate your monthly property loan
Adjust the property price, financing margin, interest rate and tenure to see an indicative repayment.
This is an illustrative estimate. Bank approval, effective rates, lock-in terms, mortgage insurance, legal fees and other costs may change the actual repayment.
Full buyer checks
THINGS TO CONSIDER
What should you check before choosing Embun Hills?
Price and package
Confirm the current gross SPA price, package and availability.
Financing and costs
Test repayment at a higher rate and include legal fees, insurance, furnishing or fit-out, and ongoing charges.
Delivery and condition
The published completion reference is indicative. Confirm delivery obligations in the signed SPA.
Location and future supply
Check actual routes in Machang Bubok, surrounding development and competing supply for your intended use.
Layout and maintenance
Check usable internal space, accessory parcels, service charges, sinking fund and management rules.
Rental and household fit
Assess your household needs and competing rental options; rental income and future resale values remain uncertain.
QUICK ANSWERS
Frequently asked questions about Embun Hills, Penang
Direct answers based on the latest reviewed project information.
What is Embun Hills in Penang?
Embun Hills is a freehold landed development in Machang Bubok, Penang, by Paramount Property (PG) Sdn Bhd. It offers a 2-storey terrace / cluster semi-d format for buyers comparing private space, land title, maintenance and commute.
Where exactly is Embun Hills located?
Embun Hills is located at Jalan Kulim, Machang Bubok, Bukit Mertajam, Penang. Exact project-site coordinate supplied in the PropIn Project Reference workbook and applied on 2026-09-20.
What is the indicative price for Embun Hills?
The current reference starts from RM 924,000. Current official minimum for terrace homes; cluster semi-detached and semi-detached homes have separate prices. Ask for the latest approved price list because availability and pricing can change.
What unit sizes and bedrooms are available at Embun Hills?
Published information lists 4 bedrooms with selected flex or utility spaces across built-up sizes of 2,230–2,685 sq ft. Confirm the precise internal area and accessory parcels on the selected plan.
When will Embun Hills be completed?
Expected August 2028. The signed SPA is the controlling document for the applicable delivery timeline.
What facilities does Embun Hills provide?
Published highlights include Approximately 7.23 acres of parkland, Private clubhouse with pool and gym, Solar conduit and EV isolator provisions. Final facilities, specifications and operating rules should be checked against approved project documents.
What is distinctive about Embun Hills for a Penang property shortlist?
A 69.2-acre freehold township in Machang Bubok with terrace, cluster semi-detached and semi-detached homes. The first residential release pairs family layouts with a central park and private clubhouse. It offers a 2-storey terrace / cluster semi-d format for buyers comparing private space, land title, maintenance and commute.
Which district is Embun Hills in?
Embun Hills is grouped under Central Seberang Perai District (SPT), around Machang Bubok. Nearby reference points include Machang Bubok town, Bukit Mertajam, Kulim employment corridor.
How can I compare Embun Hills with other Penang new launches?
Compare the actual location, tenure, built-up size, bedroom configuration, indicative SPA price and completion timing. Select two other projects below and send the comparison list to Willy Saw, REN 30641.
Who is Embun Hills best suited for?
Buyers comparing landed property in Machang Bubok whose space needs, tenure preference, budget and timeline fit the published facts. Review the buyer-fit section and selected plan before deciding.
How much is the monthly instalment for Embun Hills?
Use the loan calculator on this page with the selected property price, financing margin, interest rate and tenure. It produces an illustrative monthly repayment; bank approval and other purchase costs require confirmation.
Is the published size at Embun Hills suitable for my needs?
The published size reference is 2,230–2,685 sq ft. Check dimensions, usable internal space, circulation and furniture and household requirements on the published layout; area alone does not establish suitability.
Prefer to send a written enquiry?
PROJECT REGISTRATION
Request current information for Embun Hills
Send your contact details and questions to Willy Saw. Your enquiry will be sent securely to PropIn.
Where these details come from
WHERE THESE DETAILS COME FROM
Reviewed project information
Research method and author
PropIn brings together project references and editorial comparisons. Contact: Willy Saw, REN 30641, IQI Realty / Bricksmen. Check current registration ↗. Profile details are supplied by Willy; desk research is distinguished from dated site observations.
- Project reference
- Source date: 2026-09-11. Current price and availability require confirmation.
- Parking entitlement
- To enlighten
- Maintenance fee
- To enlighten
- APDL / HDA
- Pending clarification — to enlighten through Willy
A developer licence and advertising and sales permit are separate records. Match the developer and project phase using KPKT / TEDUH ↗. Commercial title alone does not establish HDA applicability. Recorded research is not a guarantee of current permit validity, short-stay permission or investment returns. KPKT legislation reference ↗.
Project reference reviewed 2026-09-11. Comparison research checked 2026-10-07. A source review is not a current available-unit quotation or a whole-project verification.
APDL status: Pending verification
Developer/public project disclosure read 07 Oct 2026: licence 30948/01-2030/0004(A), valid to 05 Jan 2030; permit 30948-1/07-2028/0565(A)-(S), valid to 14 Jul 2028. Applies to advertised housing phase only; independent TEDUH match pending. Source: https://paramountproperty.my/developments/paramount-embun-hills/ | Register: https://teduh.kpkt.gov.my/semakan-lesen-permit
Price, parking and maintenance evidence
- Price status
- Historical reference
- Price checked
- Reference price; ask for latest availability
- Price basis
- Current official minimum for terrace homes; cluster semi-detached and semi-detached homes have separate prices
- Parking
- To enlighten
- Furnishing
- Confirm specification
- Maintenance
- To enlighten
- Maintenance basis
- To enlighten
The supplied summary contains an earlier starting price. Confirm the current home type, land size, approved price, strata conditions and construction milestone before selecting a unit.
APDL verification is limited to the documented register match and date. It does not establish short-stay permission, investment returns, current stock or construction progress. Owner-supplied records remain identified as such; private documents are not published here.
PROPIN PENANG PROPERTY
Understand the project before choosing the unit.
PropIn Consultancy organises Penang new-launch information by location, layout, price and delivery timing. Willy Saw, REN 30641, provides project comparisons through IQI Realty and IQI Bricksmen.
About PropIn and Willy Saw ↗