Ipoh Garden East, Ipoh · Completed 2016 · Subsale
D’Festivo Residences
A leasehold condominium of 240 units by Emerald Capital in Ipoh Garden East, with homes from 475 sq ft one-bedroom units to 3,666 sq ft penthouses and a recorded median of about RM432 psf.
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Answer block
D’Festivo Residences 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
D’Festivo Residences
Built with D’Festivo Square, 9 double-storey shops
Address
Jalan Medan Ipoh 1F
Off Jalan Sultan Azlan Shah Utara, 31400 Ipoh
Tenure
Leasehold
Remaining term not published
Completed
2016
Developer gives Q2 2016; works began May 2013
Building
21 storeys
One building (developer and PropertyGuru); StarProperty’s review gives 2 towers of 17 storeys
Units
240
The developer says every unit is a corner unit
Layouts
475–3,666 sq ft
1 bedroom to penthouse, 5 layout types
Foreign buyers
Check first
Perak limits subsale purchases by foreigners
Why this address
Four things buyers weigh at D’Festivo Residences
A mid-sized condominium in an established part of Ipoh. Here is the case, and the catch.
In the Ipoh Garden belt
The site is in Ipoh Garden East off Jalan Sultan Azlan Shah Utara, with Festival Walk and a Tesco nearby.
Every unit a corner unit
The developer says all 240 units are corner units, from 1-bedroom to 3+1-bedroom layouts and penthouses.
A recorded yield near 6%
EdgeProp records a median of about RM432 psf and estimates a gross yield of about 6.0%. Whole units are listed at about RM1,400–2,500 a month.
What to weigh: leasehold and mixed records
The land is leasehold and an older review gives a different height and tower count from the developer, so check the title and the remaining lease with your lawyer.
The development
D’Festivo Residences, decoded
A 21-storey condominium with four levels of covered parking, built from May 2013 to 2016 alongside the D’Festivo Square shops.
Facilities
As listed by the developer and PropertyGuru.
Water
Pools
- Resort-style pool
- Beach pool
- Jacuzzi
Active
Sports and fitness
- Gym
- Tennis and squash courts
- Basketball court
- Jogging track
Residents
Shared spaces
- Multi-purpose hall
- Children’s play area
- BBQ area
- Sauna and steam room
- Reflexology path
Where the project is now
Layouts
All 5 D’Festivo Residences layouts
5 layout types, from 475 to 2,742 sq ft. Sizes from the developer’s published plans, checked October 2026. Tap any layout and the drawing comes to your WhatsApp.
Type E (penthouse) — 2,742 sq ft
2,742 sq ft · penthouse · so about 8 units are penthouses · derived
Get this floor planAsk price & availability →Price and rent by layout
What each layout is asking at D’Festivo Residences
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 |
|---|---|---|---|---|
| Type A | 475 sq ft | RM335,000 | – | 1 |
| Type B | 850 sq ft | RM242,800–428,000 | RM1,700–2,000/mo | 10 |
| Type C | 1,070 sq ft | – | RM1,900–2,400/mo | 3 |
| – | about 500–600 sq ft | – | RM1,400–1,500/mo | 4 |
| – | about 1,300–1,400 sq ft | RM381,000–550,000 | – | 2 |
| – | about 1,800–1,900 sq ft | – | RM2,500/mo | 1 |
Gallery
D’Festivo Residences in pictures
Images from the developer’s marketing material unless stated. Ask for the full set on WhatsApp.
Location & connectivity
Where D’Festivo Residences sits
Jalan Medan Ipoh 1F, off Jalan Sultan Azlan Shah Utara, Ipoh Garden East, 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 |
|---|---|---|
| Transacted price median, last 48 months | RM432 psf · typical RM330–453 psf | EdgeProp, viewed 2 Oct 2026 |
| Launch price 2013 | From RM315,000 | StarProperty review |
| Asking price for sale | From about RM242,000 · RM286–670 psf | PropertyGuru, Oct 2026 |
| Asking rent whole units | About RM1,400 – RM2,500 a month, typical RM1,800 | PropertyGuru listings, Oct 2026 |
EdgeProp estimates the gross yield at about 6.0%. Listing figures are asking prices, not transactions.
Track record
About Emerald Capital Development Sdn Bhd
Emerald Capital has been active since 2005, according to StarProperty, and built D’Festivo Residences together with the D’Festivo Square shops. The developer’s own website gives the company as Emerald Capital Development Sdn Bhd; PropertyGuru lists Emerald Capital (Ipoh) Sdn Bhd.
The developer put the project’s gross development value at about RM130 million.
Around the building
What is near D’Festivo Residences
The closest places on the map, measured in a straight line from the building. Driving distances are longer.
🚉 Getting around
- Tasek~3.6 km
🛍️ Malls
- Aeon Kinta City~700 m
- Glamour Square~1.1 km
- Angsana Mall Ipoh~3.3 km
🎓 Schools
- SJK (T) Kg. Simee~700 m
- Sekolah Menengah Kebangsaan Jalan Tasek~1.1 km
- SJK (C) Chung Tack~1.4 km
- My Craft Studio~1.5 km
🏛️ Colleges and universities
- Kompas International College~1.5 km
- Shen Jai School Of Commerce~1.5 km
- FMM Institute Perak~2.1 km
🏥 Hospitals
- Hospital Fatimah~1.1 km
- Pantai Hospital Ipoh~1.9 km
- Hospital Raja Permaisuri Bainun~3.8 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 475 to 2,742 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.
- ⚠️ A newer project, so many owners are renting out at the same time. Expect competition for tenants for the first few years.
- ⚠️ 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 RM320,000, 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 | RM320,000 | RM320,000 |
| Down payment | RM32,000 | RM96,000 |
| Loan amount | RM288,000 | RM224,000 |
| Stamp duty on transfer (MOT) | RM5,400 | RM25,600 |
| Stamp duty on loan (0.5%) | RM1,440 | RM1,120 |
| Lawyer, sale agreement (incl. 8% SST) | RM4,320 | RM4,320 |
| Lawyer, loan agreement (incl. 8% SST) | RM3,888 | RM3,024 |
| Cash needed before keys | RM47,048 | RM130,064 |
| 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 D’Festivo Residences freehold?
No. It is leasehold. The remaining lease term is not published, so check the title before you buy.
What sizes are available?
Five layout types from 475 sq ft (1 bedroom) to 3,666 sq ft (penthouse), with most units 2- or 3-bedroom. The developer lists 16 one-bedroom, 96 two-bedroom, 56 three-bedroom and 64 three-plus-one units, which add up to 232; the remaining eight or so are presumably the penthouses.
How much does it rent for?
Whole units are listed at about RM1,400 to RM2,500 a month, typically about RM1,800 (PropertyGuru, October 2026).
Can a foreigner buy here?
Possibly, but check first. Perak sets foreign-buyer rules by zone, and Ipoh is Zone 1. In the position circulated by the Malaysian Bar in December 2024, foreigners could buy Ipoh homes only direct from a developer (strata from RM500,000) and subsale purchases were not permitted. Guides published in 2026 report a PTG Perak circular, in force from 4 March 2026, that allows subsale purchases at higher minimums, with a state levy. State consent is needed in every case, and stamp duty on homes is a flat 8% for foreign buyers from 1 January 2026. Confirm with a Perak conveyancing lawyer before you pay a booking fee.
Berapa harga D’Festivo Residences?
Harga transaksi median ialah kira-kira RM432 sekaki persegi (EdgeProp, 48 bulan terakhir). Unit ditawarkan dari kira-kira RM242,000. Pegangan pajakan, siap 2016.
D’Festivo Residences 价格多少？
根据EdgeProp，过去48个月成交中位价约每平方尺RM432；挂牌价约RM24.2万起。租赁地契，2016年完工，共240个单位。
Which schools are near D’Festivo Residences?
On map data, the nearest schools are SJK (T) Kg. Simee (~700 m), Sekolah Menengah Kebangsaan Jalan Tasek (~1.1 km), SJK (C) Chung Tack (~1.4 km). Distances are straight-line from the building.
Is there a train or bus station near D’Festivo Residences?
The nearest stations on map data are Tasek (~3.6 km).
What is the nearest hospital and mall to D’Festivo Residences?
The nearest hospital on map data is Hospital Fatimah (~1.1 km), and the nearest mall is Aeon Kinta City (~700 m).
How much cash do I need to buy at D’Festivo Residences?
For a unit at RM320,000,, a Malaysian buyer with a 90% loan needs about RM3,024 before getting the keys, covering the down payment, stamp duty and legal fees. A foreign buyer with a 70% loan needs about RM47,048, 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 D’Festivo Residences
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.