Bercham, Ipoh · Completed · Subsale
Bercham Prima (Ipoh Kiara)
A 13-storey leasehold condominium of 214 large units by Morubina in Bercham, sold as “semi-detached in the sky”, with 3- to 5-bedroom homes of 1,005–2,674 sq ft listed from under RM300,000.
Replies on WhatsApp from Jason himself · No obligation
Answer block
Bercham Prima (Ipoh Kiara) 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
Bercham Prima
Also known as Ipoh Kiara
Address
Lebuh Bercham Selatan
Taman Sri Kurau, 31400 Ipoh
Tenure
Leasehold
Remaining term not published
Completed
Not published
EdgeProp records sales from 2007
Building
13 storeys
Single tower
Units
214
Layouts
1,005–2,674 sq ft
3–5 bedrooms, 2–5 bathrooms
Foreign buyers
Generally not eligible
Asking prices are below Perak’s minimums
Why this address
Four things buyers weigh at Bercham Prima
Big units at a low price per square foot. Here is the case, and the catch.
Landed-sized space in a lift building
Units of 1,005–2,674 sq ft with 3 to 5 bedrooms, sold on a “semi-detached in the sky” idea of privacy and light.
Low price per square foot
Asking prices run from about RM285,000 to RM760,000, or RM255–329 psf.
Near Kinta City
AEON Mall Kinta City is about 2.3 km away, Ipoh Parade about 6.9 km and the airport about 9.7 km.
What to weigh: an older building
EdgeProp records sales here since 2007 and the land is leasehold, so check the remaining lease, the lifts and the sinking fund before you offer.
The development
Bercham Prima (Ipoh Kiara), decoded
A single 13-storey tower in Taman Sri Kurau, Bercham.
Facilities
As listed by PropertyGuru and iProperty.
Water
Pools
- Swimming pool
- Wading pool
Active
Sports and fitness
- Gym
- Badminton court
- Jogging track
- Golf putting green
Residents
Shared spaces
- Multi-purpose hall
- Children’s playground
- BBQ pit
- Sauna and steam room
Where the project is now
Layouts
All 5 Bercham Prima (Ipoh Kiara) layouts
5 layout types, from 1,005 to 2,674 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.
3-bedroom (smallest) — 1,005 sq ft
3 bed 2 bath · 1,005 sq ft
Get this floor planAsk price & availability →5-bedroom (largest) — 2,674 sq ft
5 bed 5 bath · 2,674 sq ft
Get this floor planAsk price & availability →Price and rent by layout
What each layout is asking at Bercham Prima (Ipoh Kiara)
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 |
|---|---|---|---|---|
| 3-bedroom (smallest) | 1,005 sq ft | RM329,000 | RM1,300/mo | 2 |
| 2-bedroom | 1,025 sq ft | RM285,000 | – | 1 |
| 3-bedroom | 1,141 sq ft | RM310,000–338,000 | RM1,500/mo | 6 |
| 3-bedroom | 1,200 sq ft | RM308,000–338,000 | RM1,300–1,500/mo | 9 |
Location & connectivity
Where Bercham Prima (Ipoh Kiara) sits
Lebuh Bercham Selatan, Taman Sri Kurau, Bercham, 31400 Ipoh, Perak.
The recorded numbers
The price numbers
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 price for sale | About RM285,000 – RM760,000 · RM255–329 psf | PropertyGuru, Oct 2026 |
| Asking rent whole units | From about RM1,300 a month | PropertyGuru and iProperty, Oct 2026 |
EdgeProp shows no transactions in the last 48 months for this building. Listing figures are asking prices, not transactions.
Track record
About Morubina Sdn Bhd
Morubina Sdn Bhd is named as the developer on PropertyGuru and iProperty.
Little else about the developer is published online, so rely on the strata title and the management records.
Around the building
What is near Bercham Prima (Ipoh Kiara)
The closest places on the map, measured in a straight line from the building. Driving distances are longer.
🚉 Getting around
- Tasek~3.2 km
🛍️ Malls
- Glamour Square~900 m
- Aeon Kinta City~2.4 km
- Angsana Mall Ipoh~5.3 km
🎓 Schools
- SMK Tambun~900 m
- SJK (C) Bercham~1.3 km
- Sekolah Kebangsaan Pakatan Jaya~1.6 km
- SK Perpaduan~1.9 km
🏛️ Colleges and universities
- Sunway College Ipoh~1.7 km
- Kompas International College~2.9 km
- Shen Jai School Of Commerce~3.0 km
🏥 Hospitals
- Sunway Medical Centre Ipoh~2.2 km
- Hospital Fatimah~3.0 km
- Pantai Hospital Ipoh~3.2 km
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 1,005 to 2,674 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.
- ⚠️ Leasehold title. Check how many years remain on the lease; banks lend less, and buyers pay less, as the lease gets shorter.
- ⚠️ 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 RM760,000, 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 | RM760,000 | RM760,000 |
| Down payment | RM76,000 | RM228,000 |
| Loan amount | RM684,000 | RM532,000 |
| Stamp duty on transfer (MOT) | RM16,800 | RM60,800 |
| Stamp duty on loan (0.5%) | RM3,420 | RM2,660 |
| Lawyer, sale agreement (incl. 8% SST) | RM9,558 | RM9,558 |
| Lawyer, loan agreement (incl. 8% SST) | RM8,737 | RM7,096 |
| Cash needed before keys | RM114,515 | RM308,114 |
| 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
Is Bercham Prima freehold?
No. It is leasehold. The remaining lease term is not published, so check the title before you buy.
How big are the units?
From 1,005 to 2,674 sq ft, with 3 to 5 bedrooms and 2 to 5 bathrooms.
How much does it rent for?
Whole units are listed from about RM1,300 a month (PropertyGuru, October 2026).
Can a foreigner buy here?
Generally no. Asking prices here are below the minimums Perak sets for foreign buyers in Ipoh, and in the December 2024 position foreigners could not buy subsale homes in Perak at all. Confirm with a Perak conveyancing lawyer.
Berapa harga Bercham Prima (Ipoh Kiara)?
Unit ditawarkan sekitar RM285,000 hingga RM760,000 (RM255 hingga RM329 sekaki persegi). Unit besar 1,005 hingga 2,674 kaki persegi, 3 hingga 5 bilik tidur. Pegangan pajakan.
Bercham Prima (Ipoh Kiara) 价格多少？
挂牌价约RM28.5万至RM76万（每平方尺RM255至RM329），单位面积1,005至2,674平方尺，3至5间卧室。租赁地契。
Which schools are near Bercham Prima (Ipoh Kiara)?
On map data, the nearest schools are SMK Tambun (~900 m), SJK (C) Bercham (~1.3 km), Sekolah Kebangsaan Pakatan Jaya (~1.6 km). Distances are straight-line from the building.
Is there a train or bus station near Bercham Prima (Ipoh Kiara)?
The nearest stations on map data are Tasek (~3.2 km).
What is the nearest hospital and mall to Bercham Prima (Ipoh Kiara)?
The nearest hospital on map data is Sunway Medical Centre Ipoh (~2.2 km), and the nearest mall is Glamour Square (~900 m).
How much cash do I need to buy at Bercham Prima (Ipoh Kiara)?
For a unit at RM760,000,, a Malaysian buyer with a 90% loan needs about RM7,096 before getting the keys, covering the down payment, stamp duty and legal fees. A foreign buyer with a 70% loan needs about RM114,515, 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 Bercham Prima (Ipoh Kiara)
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.