Sitiawan · Completed · Subsale
Bandar Baru Setia Awan Perdana
A freehold township by Lagenda Properties (Taraf Nusantara Sdn Bhd) beside the West Coast Expressway at Sitiawan, planned for 10,500 affordable homes. The developer lists 12 phases; four of them, with 3-bedroom, 2-bathroom single-storey terraces and semi-D cluster homes of 800–900 sq ft, are on IQI.
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Answer block
Bandar Baru Setia Awan Perdana at a glance
Every figure here comes from the developer, the government housing register or the property records named at the foot of the page. Where sources disagree, the range is shown. Where nobody has published a number, it is not on this page.
Development
Bandar Baru Setia Awan Perdana (BBSAP)
Phases 2D, 3C, 4A and 4B are on IQI. The developer lists 12 phases in all: 1A, 1C, 1D, 2B, 2C and 3B (completed) and 2D, 3A, 3C, 4A, 4B and 4C
Address
Sitiawan, Manjung district
Beside the West Coast Expressway and 54 km from Ipoh (developer); Phases 4A and 4B listed at Jalan Rajawali
Tenure
Freehold
All four phases
Title
Residential (2D, 3C); commercial on the listing (4A, 4B)
Check the title of the unit you buy
Completion
Sep 2022 – Dec 2024 (developer’s record)
By phase: see the timeline
Layouts
800–900 sq ft
3 bedrooms, 2 bathrooms in every phase. Developer: 2D semi-D cluster (32′ × 60′ lots), 3C terrace (20′ × 65′), 4A semi-D cluster (30′ × 60′), 4B terrace (20′ × 60′)
Price range
RM198,000 – RM450,000
IQI list prices across the four phases. The developer’s website gives lower starting prices for some phases (3C from RM195,000, 4B from RM200,000), so records differ
Foreign buyers
Not open
Freehold in Perak has been closed to foreigners since September 2023
Why this address
Four things buyers weigh at Bandar Baru Setia Awan Perdana
An affordable freehold township on Perak’s west coast. Here is the case, and the catch.
A complete township
The developer lists its own primary and secondary national schools, a health clinic, a mosque and surau, a petrol station, a commercial area and a lake park.
A large clubhouse
An Olympic-sized pool, golf driving range, gym, futsal and badminton courts and a multi-purpose hall, with cycling and jogging tracks.
Beside the WCE
Beside the West Coast Expressway, about 10 minutes to Lumut and Seri Manjung, 54 km from Ipoh and about 30 km to Pangkor Island, per the developer.
What to weigh: supply and title
Thousands of similar homes are planned, so resale competition can be high. Phases 4A and 4B are recorded with a commercial title, and freehold rules out foreign buyers in Perak.
The development
Bandar Baru Setia Awan Perdana, decoded
A large township in Sitiawan, Manjung district, built in 12 phases of 3-bedroom single-storey terraces and semi-D cluster homes. The developer keeps ownership of the commercial property within it.
Facilities
As listed by the developer on the IQI project listing.
Clubhouse
Sport and water
- Olympic-sized swimming pool
- Golf driving range
- Gymnasium
- Futsal court
- Badminton court
- Tennis and basketball courts
Outdoors
Parks and play
- Recreational park
- Football field
- Cycling track
- Jogging track
- Wading pool
- Kids’ playgrounds (dry and wet)
Community
Township services
- Multi-purpose hall
- Surau and mosque
- Primary and secondary schools
- Health clinic
- Community app for bookings and alerts
Where the project is now
Layouts
All 8 Bandar Baru Setia Awan Perdana layouts
8 layout types, from 800 to 900 sq ft. Sizes from the developer’s published plans, checked October 2026. Other layouts may exist; ask for the full list. Tap any layout and the drawing comes to your WhatsApp.
Phase 1C · single-storey semi-D cluster
3 bed 2 bath · land 33′ x 60′ · completed
Get this floor planAsk price & availability →Phase 2C · single-storey semi-D cluster
3 bed 2 bath · land 40′ x 80′ · completed
Get this floor planAsk price & availability →Phase 4C · single-storey semi-D cluster
3 bed 2 bath · land 30′ x 60′
Get this floor planAsk price & availability →Phases 1A, 1D, 2B, 3A, 3B · single-storey terrace
3 bed 2 bath · land 20′ x 65′
Get this floor planAsk price & availability →Phase 4A · single-storey semi-D cluster — 800 sq ft
3 bed 2 bath · 800 sq ft · land 30′ x 60′
Get this floor planAsk price & availability →Phase 4B · single-storey terrace — 800 sq ft
3 bed 2 bath · 800 sq ft · land 20′ x 60′
Get this floor planAsk price & availability →Phase 2D · single-storey semi-D cluster — 880 sq ft
3 bed 2 bath · 880 sq ft · land 32′ x 60′
Get this floor planAsk price & availability →Phase 3C · single-storey terrace — 900 sq ft
3 bed 2 bath · 900 sq ft · land 20′ x 65′
Get this floor planAsk price & availability →Price and rent by layout
What each layout is asking at Bandar Baru Setia Awan Perdana
Asking prices and rents seen on PropertyGuru in October 2026, matched to each layout by size. Asking prices are not sale prices; compare them with the recorded transactions above.
| Layout | Size | Asking price | Asking rent | Listings |
|---|---|---|---|---|
| Phase 2D · single-storey semi-D cluster | 880 sq ft | RM198,000–220,000 | – | 3 |
| Phase 3C · single-storey terrace | 900 sq ft | RM168,000–195,000 | – | 6 |
Gallery
Bandar Baru Setia Awan Perdana in pictures
Images from the developer’s marketing material unless stated. Ask for the full set on WhatsApp.
Location & connectivity
Where Bandar Baru Setia Awan Perdana sits
Bandar Baru Setia Awan Perdana, Sitiawan, Perak. Phase 2D is listed on IQI as D’Kayangan Link House (the developer calls it a single-storey semi-D cluster); Phases 4A and 4B at Jalan Rajawali.
The recorded numbers
What units here sell and rent for
Recorded sales and asking prices are different things. Transacted figures come from deals recorded with the government valuation department; asking figures are what owners or the developer are listing at.
| Measure | Figure | Source and date |
|---|---|---|
| Asking resale, by house type | RM192,000 – RM333,000 (about RM217 psf) | PropertyGuru project page, Oct 2026 |
| Asking Phase 4B single-storey terrace, one listing | RM155,000 | EdgeProp listing, Oct 2026 |
| Asking rent single-storey and cluster homes | RM550 – RM700 a month | iProperty and EdgeProp listings, Oct 2026 |
| Developer list price (launch) · Phase 2D developer list price on IQI | RM228,000 – RM238,000 | IQI Project Centre, 2026 |
| Developer list price (launch) · Phase 3C developer list price on IQI | RM235,000 | IQI Project Centre, 2026 |
| Developer list price (launch) · Phase 4A developer list price on IQI | RM198,000 | IQI Project Centre, 2026 |
| Developer list price (launch) · Phase 4B developer list price on IQI | RM219,000 – RM450,000 | IQI Project Centre, 2026 |
Sale and rent figures in the first three rows are asking prices from listings seen in October 2026, not recorded sales; no transacted median was found. Only a few rental listings were live, mostly unfurnished, at RM550–700 a month. The remaining rows are the developer’s list prices for each phase on IQI; the developer’s own website gives lower starting prices for some phases (3C from RM195,000, 4B from RM200,000), so records differ. Ask Jason for recorded subsale prices before you offer.
Track record
About Lagenda Properties (Taraf Nusantara Sdn Bhd)
Lagenda Properties Berhad markets Bandar Baru Setia Awan Perdana on its own website; Taraf Nusantara Sdn Bhd is the developer named on the IQI listings. The developer says it owns all the commercial property in the township so it can manage the tenant mix.
It lists 12 phases: 1A, 1C, 1D, 2B, 2C and 3B are completed, with 2D, 3A, 3C, 4A, 4B and 4C shown as ongoing. It also lists a community app for facility bookings, emergency alerts, notices, bills and parcels, and security and police patrols in the township. Taraf Nusantara is also the developer recorded for Lagenda Teluk Intan.
PropertyGuru names Lagenda Properties Berhad, the listed group behind Taraf Nusantara, as the township developer and records about 11,205 homes across the whole township (October 2026).
Around the building
What is near Bandar Baru Setia Awan Perdana
The closest places on the map, measured in a straight line from the building. Driving distances are longer.
🚉 Getting around
None found nearby on the map
🛍️ Malls
None found nearby on the map
🎓 Schools
None found nearby on the map
🏥 Hospitals
None found nearby on the map
Map data © OpenStreetMap contributors. Names as recorded on the map; check opening and enrolment details yourself.
Is it for you?
Which kind of buyer are you?
The same building suits different people for different reasons. Pick the line that sounds like you.
🏠 Living here yourself
Layouts here run from about 800 to 900 sq ft. Ask me which stacks get the better view and the least afternoon sun; that changes the price more than the floor.
💰 Buying to rent out
Compare the recorded rents in "The price numbers" above with the instalment on your loan. Smaller layouts usually rent faster; larger ones hold tenants longer.
👨👩👧 Family with children
Check the school and clinic distances in the location section, the number of car parks per unit and how busy the lifts are at 7.30 am.
✈️ Buying from overseas
Foreigners can only buy above the state minimum price and pay 8% stamp duty from 2026. Ask me which units here qualify before you shortlist.
Straight talk
What I will not hide from you
Every project has trade-offs. These are the ones I would want to know before paying a deposit.
- ⚠️ Landed homes: check the land title, the facing, and whether the house has had extensions that need approved plans.
- ⚠️ Asking prices are not sale prices. Compare any offer with the recorded transacted price per sq ft above before you commit.
The real cost
What buying here costs in 2026
Worked example for a unit at RM220,000, around the typical asking price here. Your figures will differ with the price and the bank.
| Malaysian buyer (90% loan) | Foreign buyer (70% loan) | |
|---|---|---|
| Purchase price | RM220,000 | RM220,000 |
| Down payment | RM22,000 | RM66,000 |
| Loan amount | RM198,000 | RM154,000 |
| Stamp duty on transfer (MOT) | RM3,400 | RM17,600 |
| Stamp duty on loan (0.5%) | RM990 | RM770 |
| Lawyer, sale agreement (incl. 8% SST) | RM2,970 | RM2,970 |
| Lawyer, loan agreement (incl. 8% SST) | RM2,673 | RM2,079 |
| Cash needed before keys | RM32,033 | RM89,419 |
| State consent fee for foreigners | – | Set by each state; ask me for the figure |
Estimates only. Stamp duty: 1–4% tiers for Malaysians and PRs, 8% flat for foreigners from 1 Jan 2026. Legal fees follow the Solicitors’ Remuneration Order 2023. First-time Malaysian buyers of homes up to RM500,000 may get a stamp duty exemption until 2027. Valuation, disbursements and moving costs are not included.
Get these numbers for a real unitCalculate my exact costs →Straight answers
Frequently asked questions
Which phases of Bandar Baru Setia Awan Perdana are on IQI?
Four of the developer’s 12 phases: Phase 2D (listed on IQI as D’Kayangan; single-storey semi-D cluster homes, 880 sq ft), 3C (412 single-storey terraces, 900 sq ft), 4A (668 single-storey semi-D cluster homes, 800 sq ft) and 4B (932 single-storey terraces, 800 sq ft). Every home has 3 bedrooms and 2 bathrooms.
Is Bandar Baru Setia Awan Perdana freehold?
Yes, all four phases are freehold. Phases 2D and 3C have residential titles; 4A and 4B are recorded with a commercial title on the listing, so check the title of the unit you buy.
Can a foreigner buy in Bandar Baru Setia Awan Perdana?
Generally no. Since September 2023 Perak has not let foreigners acquire freehold property, and every phase here is freehold. Affordable and Bumiputera-quota homes are also closed to foreigners.
What rent can a house in Bandar Baru Setia Awan Perdana fetch?
The few rental listings seen in October 2026 asked about RM550 to RM700 a month, mostly for unfurnished single-storey or cluster homes (iProperty and EdgeProp). These are asking rents.
Berapa harga rumah di Bandar Baru Setia Awan Perdana?
Harga senarai pemaju di IQI antara RM198,000 (Fasa 4A) hingga RM450,000 (Fasa 4B). Iklan jualan semula pada Oktober 2026 meminta sekitar RM155,000 hingga RM333,000, dan sewa sekitar RM550 hingga RM700 sebulan. Ini harga tawaran, bukan harga transaksi.
实兆远 Bandar Baru Setia Awan Perdana 离吉隆坡多远？
约155公里。发展商估计，西海岸大道（WCE）全面通车后，车程可从约3小时缩短至约1.5小时。
Is there a train or bus station near Bandar Baru Setia Awan Perdana?
Map data shows no train or bus station within about 4 km, so most residents drive or use e-hailing.
How much cash do I need to buy at Bandar Baru Setia Awan Perdana?
For a unit at RM220,000,, a Malaysian buyer with a 90% loan needs about RM89,419 before getting the keys, covering the down payment, stamp duty and legal fees. A foreign buyer with a 70% loan needs about RM500,000, before the state consent fee. The full table is in "What buying here costs in 2026".
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View project →Get the current price list and units available at Bandar Baru Setia Awan Perdana
Prices move and the better units go first. Tell me your budget and whether you are buying to live in or to rent out, and I will send back the units that fit, not a generic brochure.
Buying, selling or renting: one conversation, no obligation.
Jason Lim
10 years in Malaysian property · Johor Bahru & Kuala Lumpur · REN 84424 · IQI Realty Sdn. Bhd. E (1) 1584/6
I work with local families, investors and buyers from Singapore and overseas. If a project is not right for what you need, I will say so; that is usually worth more than the brochure.