Jalan Kulim, Machang Bubok, Bukit Mertajam, Penang
A 69.2-acre freehold gated landed township beside the Bukit Mertajam Rainforest Reserve, planned with 497 homes, 7.23 acres of parkland, a private residents-only clubhouse and The Shoppes. Homes are designed for intergenerational living with 4 bedrooms and en-suite bathrooms, with built-ups from 2,230 sq ft. Entry price starts from RM803,000.
Embun Hills is strongest for families and upgraders who value landed space, security and green living. The supplied 2km POI data shows schools, clinics, supermarkets, a market, petrol and bus/transit stops within short route times. The 4-bedroom en-suite layouts and elderly-friendly ground-floor room support multi-generation living. Trade-offs include no nearby LRT/MRT and a hilly setting with nearby industrial activity.
Embun Hills records 39/50 for livability, led by very strong Safety (9/10) and Long-Term Fit (9/10). Convenience and Comfort both score 7/10, supported by nearby education/daily amenities, landed space and a green setting. Life Efficiency is 7/10 under the revised scoring, with petrol, public transport and banking not counted within the 10-minute threshold. Overall, the project is better suited to family/upgrader living than to rail-oriented urban convenience.
9/10 — Very strong safety profile. Embun Hills offers a generally safe living environment with gated security, no major flooding concern, and a stronger own-stay profile, making it suitable for families who prioritize peace of mind.
7/10 — Strong car-based daily convenience. The score gives full marks for 3+ education options and 3+ daily-essential facilities within 2km. Retail/market coverage is only partial. Good for routine family needs, but not a rail-connected lifestyle.
7/10 — Comfortable landed-living profile. With 497 homes, the project sits in the mid-density band, while landed housing avoids the lift congestion typical of high-rise projects. The rainforest-reserve setting and 7.23-acre parkland earn full environmental points.
9/10 — Excellent long-term family fit. Four bedrooms, four bathrooms, freehold tenure and a built-up above 2,000 sq ft all score strongly; the current parking allocation scores 2/3. This combination is highly suitable for growing or multi-generational families and buyers planning to hold the home for many years.
7/10 — Seven of ten daily-life categories meet the current 10-minute rule: kindergarten, primary school, secondary school, college, supermarket, market/F&B and clinic. Petrol station, public transport and bank are not counted in the score, making these the main gaps in day-to-day efficiency.
* Remark: Our evaluation results are based on default setting parameters. Please contact us for your specific requirements.
With the scoring, Embun Hills has a moderate 26/50 investment profile. Supply/Demand and Entry Cost are reasonable, Product USP is solid, while Cash Flow remains the weakest area and Appreciation is moderate. The project therefore makes more sense as an own-stay or long-hold purchase with resale defensibility than as an income-first investment.
26/50 — Moderate investment profile. The scores lift Supply/Demand to 6/10, Appreciation to 4/10 and Entry Cost to 7/10, while Product USP is 7/10. Cash Flow remains weak at 2/10. This points to credible long-term own-stay/resale appeal, but the current yield is not strong enough to make Embun Hills a cash-flow-led investment.
6/10 — Moderate supply-demand conditions. The current scoring assumes a broadly balanced local vacancy situation, about two competing new projects within 2km, and a relatively concentrated tenant source. Demand is adequate rather than scarce, so unit selection and resale positioning still matter.
2/10 — Weak cash-flow profile. The worksheet's estimated gross rental yield is about 3.29%, which maps to 2/10 under the current rubric. At this level, rental income is unlikely to cover financing and holding costs comfortably, so this is not an income-first purchase unless rent or entry price improves.
4/10 — Moderate appreciation potential. The scoring reflects one nearby catalyst, a Tier-2 / mature-residential location and a broadly flat-to-stable recent price trend. There is room for gradual upside, but the case is more dependent on long-term area maturity than on a major near-term infrastructure catalyst.
7/10 — Relatively manageable entry threshold for the product price. The current worksheet input for upfront cash falls in the RM20,000–RM40,000 scoring band (4/5), while the monthly loan installment of about RM3,029 falls in the RM2,000–RM4,000 band (3/5). Buyers should still budget separately for any buyer-paid transaction and holding costs.
7/10 — Strong product differentiation. The rubric currently recognises seven defensible USP points: Paramount's developer track record, listed-company backing, adjacency to the rainforest reserve / parkland, north-south orientation, EV and solar readiness, strong gated-CPTED security, and a residents-only clubhouse. These features support own-stay and resale appeal, although they do not fully offset the weak rental yield.
* Remark: Our evaluation results are based on default setting parameters. Please contact us for your specific requirements.
Answer one question at a time. The same 7-question standard is used across Propmula residential project pages.
Families and upgraders seeking a larger gated landed home with four bedrooms, long-term own-stay suitability and a greener Bukit Mertajam setting. Multi-generational households that value large built-ups, four en-suite bathrooms and long-term freehold ownership.
The workbook places Embun Hills along Jalan Kulim in Machang Bubok, Bukit Mertajam, with multiple named education, supermarket/market and clinic POIs within the current 10-minute Life Efficiency scoring rule.
Freehold gated landed positioning; Large 2,230-2,518 sqft built-up range; Four bedrooms and four en-suite bathrooms; 39/50 manual livability score; Strong 9/10 Safety and 9/10 Long-Term Fit scores; Rainforest-reserve adjacency and 7.23 acres of parkland; Residents-only clubhouse and sustainability-oriented product features.
The workbook supports Embun Hills as a strong family-oriented own-stay and long-hold product, especially for buyers who value space, gated landed living and a greener environment. Its investment case is more defensible on product differentiation and long-term resale appeal than on current rental cash flow.
The supplied workbook identifies Embun Hills along Jalan Kulim, Machang Bubok, Bukit Mertajam, Penang.
The workbook identifies Embun Hills as freehold and records a strata gated-and-guarded title profile, with 2-storey terrace, Cluster Semi-D and Semi-D homes.
The workbook states a built-up range of 2,230-2,518 sqft, with 4 bedrooms and 4 en-suite bathrooms. It does not provide a complete unit-by-unit layout mapping.
The workbook states a starting price of RM803,000. Its affordability setup uses 90% financing over 35 years at 3.6% p.a., with a stated loan amount of RM722,700 and monthly instalment of about RM3,028.87.