Taman Jasa Ria, Alma, Bukit Mertajam, Penang
A freehold individual-title landed enclave with only 49 homes — 42 two-storey semi-detached houses and 7 bungalows. Semi-D built-ups around 2,660–2,740 sq ft and bungalow built-ups around 3,700–3,900 sq ft, prices start from RM1.081 million. Selected bungalows are described as garden-facing, making this a low-density, space-led option for families seeking larger landed homes.
Garden Villa is shaped around family own-stay living: a 49-home low-density landed setting, freehold individual title and large Semi-D/bungalow formats support privacy, space and long-term use. Everyday accessibility is a standout strength, with seven Life Efficiency categories reachable within 10 minutes based on the POI route data. The main trade-offs in the scorecard are the open-community security profile and the absence of rail-transit points.
37/50 — Strong family livability. Comfortability (8/10), Long Term Fit (9/10), supported by low density, generous landed space, freehold tenure and short routes to daily needs. Safety scores 7/10 and Convenience 6/10, mainly because the scheme is open rather than fully gated-and-guarded and rail access does not contribute to the score.
The score reflects an open-community security setup, a moderate flood/terrain risk allowance, good separation from towers/high-voltage or pollution sources, and a lower short-term-rental risk profile.
Education, shopping/market access and multiple daily-service categories contribute positively within the convenience framework. Rail transit contributes no points, so the location works better for car-based daily routines than rail-oriented living.
Very low density, landed-home movement efficiency, a pleasant outlook and usable outdoor/yard space create a spacious day-to-day living profile, especially for households that value privacy and room to spread out.
The score selection reflects 3+ car spaces, 3+ bedrooms, at least 3 bathrooms and freehold tenure, giving the homes strong long-term suitability for growing and multi-generation families.
Key examples include SK Alma Jaya (~5.7 min), SMK Taman Sejahtera (~8.3 min), Top Skills College (~5.7 min), AEON Mall Bukit Mertajam (~5.8 min), Caltex Alma (~4.7 min) and Maybank Alma (~7.9 min).
* Remark: Our evaluation results are based on default setting parameters. Please contact us for your specific requirements.
Garden Villa presents a product-led investment case rather than a high-yield profile. Freehold individual title, only 49 homes and large landed formats support scarcity and family appeal, while the scorecard points to a moderate supply-demand balance, about 3.06% gross rental yield, limited near-term infrastructure catalysts and a stable rather than rapid appreciation backdrop. Entry-cost scoring is comparatively strong, keeping the overall profile balanced rather than aggressive.
22/50 — Moderate investment profile. Entry Cost (7/10) is the strongest component, followed by Supply/Demand and Product USP at 5/10 each. Cash Flow (2/10) and Appreciation (3/10) are the main constraints, so the case depends more on long-term landed ownership and product differentiation than on immediate rental return or catalyst-driven upside.
The score assumes a broadly balanced market, around three competing projects within the comparison radius and a relatively concentrated tenant/buyer source. Demand is present, but competition and audience concentration keep this from becoming a high-conviction supply-demand score.
The estimated gross rental yield is about 3.06%, placing it in the 3.0%–3.5% range. This suits buyers who prioritise asset ownership and long-term holding more than investors targeting strong monthly yield.
A mature residential catchment supports the location, but the score includes no major 3km infrastructure catalyst and assumes a generally stable five-year price trend. Upside therefore looks more organic than event-driven.
The score places upfront cash in the lowest assessed band while the estimated monthly instalment falls in the RM4,000–RM8,000 range. This gives the project a relatively favourable entry-cost score despite the higher ongoing financing commitment of a large landed home.
Freehold individual-title ownership, large plot sizes, a 49-home low-density phase, modern landed design and developer track-record positioning create a clear product story. The strengths are centred on ownership quality and family appeal rather than investment-specific features.
* 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 very low-density landed home with generous internal space, 3–4 car spaces and freehold ownership. Multi-generational households that value a 5+1 room configuration, four to five bathrooms and larger semi-detached or bungalow formats.
Seven current Life Efficiency categories meet the 10-minute route benchmark, including primary school, secondary school, college, mall, dining, petrol station and banking access.
Freehold individual-title landed positioning; Only 49 homes in the phase; 42 semi-detached houses and 7 bungalows; Built-up range about 2,660–3,900 sqft; 3 to 4 car parks; 5+1 room configuration; 37/50 manual livability score; Strong 9/10 Long-Term Fit and 8/10 Comfortability scores.
Garden Villa is best positioned as a spacious low-density family own-stay or medium- to long-term landed holding. Its strongest case comes from freehold individual-title ownership, large home formats and limited internal supply, while the investment profile is less compelling for buyers focused primarily on rental yield.
Garden Villa is located in Taman Jasa Ria, Alma, Bukit Mertajam, Penang.
Garden Villa is a freehold, individual-title landed development comprising two-storey semi-detached houses and bungalows.
Semi-D built-ups are about 2,660–2,740 sqft and bungalow built-ups about 3,700–3,900 sqft. The page-info data records a 5+1 room configuration, four to five bathrooms and three to four car parks.
The current page-info entry price is RM1,081,096. The affordability setup uses 90% financing over 35 years at 3.6% p.a., with a loan amount of RM972,986.40 and monthly instalment of about RM4,077.84.