Tok Jembal, Kuala Nerus · Completed 2023 · Developer stock and subsale
Sarai 2.0 @ Kuala Terengganu Golf Resort
23 two-storey bungalows by UDA Land (East) inside the gated Kuala Terengganu Golf Resort, with 5-bedroom homes of about 2,000 sq ft on large lots, launched at RM714,000–979,200 and completed in 2023.
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Answer block
Sarai 2.0 @ Kuala Terengganu Golf Resort 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
Sarai 2.0, KTGR P5P2
Phase 5P2 of the Kuala Terengganu Golf Resort
Address
Tok Jembal, Kuala Nerus
21300 Terengganu
Tenure
Leasehold
Check the title: a nearby golf-resort listing shows a Malay Reserve title
Status
Completed
30 May 2023 per UDA; UDA’s page still showed 3 units left in October 2026
Homes
23 bungalows
Two storeys
Built-up
2,002–2,125 sq ft
5 bedrooms, 5 bathrooms; UDA names the 2,125 sq ft design Type A, and the 2,002 sq ft type is not named
Land
About 6,000–10,300 sq ft
Records differ: 6,415–9,591 or 6,045–10,344 sq ft
Foreign buyers
Generally not eligible
Below RM1 million, and Malay Reserve titles are barred
Why this address
Four things buyers weigh at Sarai 2.0
A large bungalow on a golf course for under RM1 million. Here is the case, and the catch.
Golf at the gate
The homes are connected to a 72-acre golf club with an 18-hole course, clubhouse, driving range, pool and café, behind a gated and guarded entrance.
Space for the money
About 2,000 sq ft of built-up on lots of roughly 6,000 to 10,000 sq ft, at launch prices below RM1 million.
Near the universities
UDA lists Universiti Malaysia Terengganu and SK Tok Jembal at 4.8 km, UniSZA at 5.1 km and Mydin Mall at 4.8 km.
What to weigh: title and resale depth
A listing in the same golf resort shows a Malay Reserve title and a lease to 2096, and there is no published transaction record for Sarai 2.0. Check the title, lease expiry and who may buy before you commit.
The development
Sarai 2.0 @ Kuala Terengganu Golf Resort, decoded
A small phase of 23 two-storey bungalows inside the Kuala Terengganu Golf Resort.
Facilities
As listed by UDA and PropertyGuru.
Active
Golf and sport
- 18-hole golf course
- Driving range
Water
Pool
- Swimming pool
Residents
Shared spaces
- Clubhouse
- Café
- Children’s playground
- Surau
- Gated and guarded, 24-hour security
Where the project is now
Layouts
All 2 Sarai 2.0 @ Kuala Terengganu Golf Resort layouts
2 layout types, from 2,002 to 2,125 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.
2-storey bungalow (smaller type, likely Type B) — 2,002 sq ft
5 bed 5 bath · 2,002 sq ft
Get this floor planAsk price & availability →Type A 2-storey bungalow — 2,125 sq ft
5 bed 5 bath · 2,125 sq ft
Get this floor planAsk price & availability →Location & connectivity
Where Sarai 2.0 @ Kuala Terengganu Golf Resort sits
Kuala Terengganu Golf Resort, Tok Jembal, 21300 Kuala Nerus, Terengganu.
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 |
|---|---|---|
| Launch price developer’s range | RM714,000 – RM979,200 | The Edge Malaysia advertorial for UDA (2021) |
| Asking price golf-resort bungalow listed under Sarai 2.0 | RM550,000 · 6,405 sq ft land | PropertyGuru listing, 29 Sep 2026 |
No transaction record for Sarai 2.0 was found. The one listing PropertyGuru files under Sarai 2.0 describes a renovated single-storey, 3-bedroom bungalow on a Malay Reserve title, so it may be an older golf-resort house rather than a Sarai 2.0 unit. Ask UDA for its current price list.
Track record
About UDA Land (East) Sdn Bhd
UDA Land (East) Sdn Bhd is a subsidiary of UDA Holdings Berhad, according to PropertyGuru.
UDA’s east-coast work also includes the Coast @ Kemaman shop offices, launched in 2015 (The Edge Malaysia advertorial).
Around the building
What is near Sarai 2.0 @ Kuala Terengganu Golf Resort
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
- Sekolah Kebangsaan Tok Jembal~1.2 km
🏛️ Colleges and universities
- Malaysia Terengganu University~1.2 km
- Universiti Sultan Zainal Abidin~2.0 km
🏥 Hospitals
- Hospital Pengajar UniSZA~1.6 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 2,002 to 2,125 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.
- ⚠️ 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 RM710,000, 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 | RM710,000 | RM710,000 |
| Down payment | RM71,000 | RM213,000 |
| Loan amount | RM639,000 | RM497,000 |
| Stamp duty on transfer (MOT) | RM15,300 | RM56,800 |
| Stamp duty on loan (0.5%) | RM3,195 | RM2,485 |
| Lawyer, sale agreement (incl. 8% SST) | RM9,018 | RM9,018 |
| Lawyer, loan agreement (incl. 8% SST) | RM8,251 | RM6,710 |
| Cash needed before keys | RM106,764 | RM288,013 |
| 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
When was Sarai 2.0 completed?
On 30 May 2023, according to UDA’s project page. At launch in January 2021, completion had been planned for January 2023.
How much were the Sarai 2.0 bungalows?
UDA launched them at RM714,000 to RM979,200 (The Edge Malaysia advertorial). UDA’s project page still showed three units left in October 2026.
Can a foreigner buy a bungalow at Sarai 2.0?
Terengganu is under the National Land Code. The Bar Council’s table of state rules (as at October 2024) sets a RM1,000,000 minimum for a foreign buyer of a home, with every foreign purchase subject to state EXCO approval and a levy. Units on Malay Reserve land, low- and low-medium-cost units and Bumiputera units are excluded, and stamp duty on the transfer of a home is 8% for foreign buyers from 1 January 2026. Launch prices here are below RM1 million, and at least one golf-resort title is Malay Reserve, so these homes are generally not open to foreign buyers.
Berapa keluasan banglo Sarai 2.0?
Keluasan binaan 2,002 hingga 2,125 kaki persegi, 5 bilik tidur dan 5 bilik air. Keluasan tanah berbeza mengikut rekod, sekitar 6,000 hingga 10,300 kaki persegi.
Sarai 2.0 是谁发展的？
由UDA Holdings旗下的UDA Land (East) Sdn Bhd发展，共23间双层独立式洋房，2023年5月完工。
Which schools are near Sarai 2.0 @ Kuala Terengganu Golf Resort?
On map data, the nearest schools are Sekolah Kebangsaan Tok Jembal (~1.2 km). Distances are straight-line from the building.
Is there a train or bus station near Sarai 2.0 @ Kuala Terengganu Golf Resort?
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 Sarai 2.0 @ Kuala Terengganu Golf Resort?
For a unit at RM710,000,, a Malaysian buyer with a 90% loan needs about RM6,710 before getting the keys, covering the down payment, stamp duty and legal fees. A foreign buyer with a 70% loan needs about RM106,764, 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 Sarai 2.0 @ Kuala Terengganu Golf Resort
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.