Bukit Tambun, Simpang Ampat · Completed · Subsale
Royale Heights @ Tambun Royale City
Part of Tambun Royale City, with 145 freehold landed homes: 3-storey bungalows, 2-storey zero-lot bungalows and 3-storey terraces, from 2,786 to 8,000 sq ft.
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Answer block
Royale Heights @ Tambun Royale City 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
Royale Heights
Within Tambun Royale City, by Taman Jadi Group
Address
Jalan Lembah Indah, Taman Lembah Impian Indah
14100 Simpang Ampat
Tenure
Freehold
Residential title
Completion
2016–2023, in phases
Records differ: PropertyGuru dates Phase 1 to 2016; the developer’s IQI record gives Dec 2023. Ask for the CCC of the unit you buy
Unit mix
145 homes on about 12.35 acres
21 bungalows, 64 zero-lot bungalows, 60 terraces (36 Type A, 24 Type B)
Layouts
2,786–8,000 sq ft
4 to 6 bedrooms, 4 or 5 bathrooms
Security
Guarded
Guardhouse, 24-hour patrols and CCTV
Foreign buyers
Only at the top of the range
Mainland landed minimum reported at RM1 million; list prices RM498,420–1,821,420
Why this address
Four things buyers weigh at Royale Heights @ Tambun Royale City
Large freehold landed homes in a mainland township near the highway. Here is the case, and what to check.
Room to spread out
Built-ups from 2,786 to 8,000 sq ft, with 4 to 6 bedrooms.
Highway and bridge access
Next to the North–South Expressway and the Tambun PLUS interchange, and minutes from the Penang Second Bridge, Penang Bridge, Penang Science Park and the Bukit Minyak industrial park, according to the developer.
Township facilities
An infinity pool, clubhouse, fitness centre, yoga studio, forest park and jogging track within Tambun Royale City.
What to weigh: price spread and location
Asking prices start around RM588,000 but psf varies from about RM163 to RM335 across house types, so compare like with like. A StarProperty review flagged nearby factories and a flood risk from surrounding rivers in heavy rain, so ask about drainage history.
The development
Royale Heights @ Tambun Royale City, decoded
Four house types within Tambun Royale City: 21 three-storey bungalows, 64 two-storey zero-lot bungalows, and 36 Type A and 24 Type B three-storey terraces.
Facilities
As listed by the developer on the IQI project listing.
Leisure
Township facilities
- Infinity pool
- Children’s pool
- Sauna
- Yoga studio
- Fitness centre
- Jogging track
- Forest park
- Clubhouse
Services
On site
- Cafeteria
- Salon
- Nursery
- Business centre
- Playground
Security
As listed
- Guardhouse
- 24-hour patrols
- CCTV surveillance
Where the project is now
Layouts
All 4 Royale Heights @ Tambun Royale City layouts
4 layout types, from 3,312 to 5,695 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-storey terrace Type A — 3,312 sq ft
5 bed 5 bath · 3,312 sq ft · 36 units · not split A/B
Get this floor planAsk price & availability →2-storey zero-lot bungalow — 3,347 sq ft
4 bed 4 bath · 3,347 sq ft · 64 units
Get this floor planAsk price & availability →3-storey bungalow — 5,695 sq ft
6 bed 6 bath · 5,695 sq ft · 21 units
Get this floor planAsk price & availability →Price and rent by layout
What each layout is asking at Royale Heights @ Tambun Royale City
Asking prices and rents seen on iProperty and 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 |
|---|---|---|---|---|
| 2-storey zero-lot bungalow | 3,347 sq ft | RM788,000 | – | 1 |
| 3-storey bungalow | 5,695 sq ft | RM1m–1.34m | – | 5 |
| – | about 2,350–2,550 sq ft (terrace) | RM588,000–630,000 | – | 2 |
| – | about 2,750–2,800 sq ft | RM650,000–898,000 | – | 2 |
| – | about 3,700 sq ft (bungalow) | RM830,000 | – | 1 |
| – | about 4,650 sq ft (bungalow) | RM1.1m | – | 1 |
| – | about 6,000 sq ft (bungalow) | RM1.3m | – | 1 |
Gallery
Royale Heights @ Tambun Royale City in pictures
Images from the developer’s marketing material unless stated. Ask for the full set on WhatsApp.
Location & connectivity
Where Royale Heights @ Tambun Royale City sits
Jalan Lembah Indah, Taman Lembah Impian Indah, 14100 Simpang Ampat, Penang.
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 price for sale (11 listings) | From RM588,000 · about RM163–335 psf | PropertyGuru project page, Oct 2026 |
| Launch price from, as reported | RM758,800 | StarProperty project review |
| Developer list price (launch) on the IQI listing | RM498,420 – RM1,821,420 | IQI Project Centre, 2026 |
No transacted figures could be checked: EdgeProp listed nine homes but showed no sold-price summary, and Brickz would not load. The asking row is from PropertyGuru in October 2026 and covers several house types, which explains the wide psf spread; no homes were listed for rent. The launch rows are developer prices, not sales. Ask Jason for recorded sales by house type.
Track record
About Taman Jadi Group
Royale Heights is the landed phase of Tambun Royale City by Taman Jadi Group, alongside Royale Nova (182 terraces) and the Royale Infinity condominium (about 700 units), according to StarProperty.
The developer lists mosques, temples, clinics, shops and the Japan–Malaysia Technical Institute around the township.
Around the building
What is near Royale Heights @ Tambun Royale City
The closest places on the map, measured in a straight line from the building. Driving distances are longer.
🚉 Getting around
- Simpang Ampat~2.4 km
🛍️ Malls
- Asas Super Centre~3.5 km
- Pearl City Mall~3.8 km
- AEON MALL Bukit Mertajam~4.1 km
🎓 Schools
- SMK Taman Perwira~1.8 km
- SMK Simpang Empat~2.1 km
- SJK (C) Keng Koon~2.1 km
- SK Bukit Tambun~2.1 km
🏛️ Colleges and universities
- Nibong Tebal Community College~2.4 km
- GiatMARA~3.4 km
- Top Skills College~3.7 km
🏥 Hospitals
- Columbia Asia Hospital~6.0 km
- Klinik Pergigian L~7.3 km
- Hospital Bukit Mertajam~7.9 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 3,312 to 5,695 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 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
What types of homes are there?
145 homes: 21 three-storey bungalows, 64 two-storey zero-lot bungalows and 60 three-storey terraces (36 Type A and 24 Type B), from 2,786 to 8,000 sq ft with 4 to 6 bedrooms.
Is Royale Heights freehold?
Yes. It is freehold on a residential title.
Can a foreigner buy at Royale Heights?
Simpang Ampat is in Seberang Perai. For mainland landed homes, press reports give a foreign minimum of RM1 million, so confirm with your lawyer. Only the upper end of the RM498,420 to RM1,821,420 list range clears that. Every foreign purchase needs State Authority consent from PTG Pulau Pinang, a 3% state levy, 8% stamp duty on homes from 1 January 2026, and a three-year hold before resale.
Is flooding a concern at Royale Heights?
A StarProperty review of Tambun Royale City noted a flood risk from surrounding rivers during heavy rain, and factories nearby. Ask the seller and the management about any past flooding at the specific street before you buy.
Apakah jenis rumah di Royale Heights?
Terdapat 145 unit: 21 banglo 3 tingkat, 64 banglo zero-lot 2 tingkat dan 60 rumah teres 3 tingkat (36 Jenis A dan 24 Jenis B). Pada Oktober 2026, harga tawaran di PropertyGuru bermula sekitar RM588,000; tiada iklan sewa ditemui.
Royale Heights 是永久地契吗？
是的，属于永久地契（freehold），住宅地契。共有145间独立洋房、零地界洋房和三层排屋。
Which schools are near Royale Heights @ Tambun Royale City?
On map data, the nearest schools are SMK Taman Perwira (~1.8 km), SMK Simpang Empat (~2.1 km), SJK (C) Keng Koon (~2.1 km). Distances are straight-line from the building.
Is there a train or bus station near Royale Heights @ Tambun Royale City?
The nearest stations on map data are Simpang Ampat (~2.4 km).
What is the nearest hospital and mall to Royale Heights @ Tambun Royale City?
The nearest hospital on map data is Columbia Asia Hospital (~6.0 km), and the nearest mall is Asas Super Centre (~3.5 km).
How much cash do I need to buy at Royale Heights @ Tambun Royale City?
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".
Compare
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View project →Get the current price list and units available at Royale Heights @ Tambun Royale City
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.