Facade / first impression
Check whether Klemeru Ipoh feels easy to recognise, presentable and suitable for your buyer or tenant profile.
Project review
Klemeru Ipoh
Ipoh, Perak
Klemeru 2 & 3 @ Klebang Meru | Ipoh Landed Property for Sale | Double Storey & Single Storey Semi-D Homes from RM468K Lewis Chong can help you compare Klemeru Ipoh with nearby Ipoh, Perak projects, ch...
Price From
RM 468,000
Built-up
2204 sqft
Tenure
Leasehold
Completion
Ask Lewis
Nearest MRT / LRT
Verify nearest rail station …
Last checked: July 2026
Gallery and floor / layout plans
Use the photos like a viewing sequence: first impression, lifestyle, unit feel, floor/layout and surrounding area.
Ask Lewis for the latest confirmed photo or video.
Facilities / lifestyle
Look for usable facilities, not only pretty brochure angles. Pool, gym, lobby and drop-off matter for rent and own stay.
Ask Lewis for the latest confirmed photo or video.
Show unit / interior feel
Use interior photos to judge layout efficiency, natural light, furnishing budget and whether the space feels practical.
Ask Lewis for the latest confirmed photo or video.
Floor / layout plan
Floor plan and layout plan mean the same thing here. Check bedrooms, usable space, storage, balcony and wasted corners.
Ask Lewis for the latest confirmed photo or video.
Location / surroundings
For Ipoh, compare the photo impression with the actual route, traffic, daily retail and surrounding supply.
Floor / layout plans
Request latest
Artist impressions
Request latest
Brochure media
Ask Lewis
Request latest images from Lewis
Ask Lewis for the current gallery, show unit, facilities photos and available floor/layout plans.
Brochure and media links
Ask Lewis for the latest brochure before booking.
Request floor / layout plan
Request current layout options, size range, facing, floor level, and available unit stack.
Quick summary
Quick Facts
Fact-sheet summary for buyers to compare key project details before the deeper review.
Best For
First-Time Buyer
Location Focus
Ipoh, Perak
Entry Budget
RM 468,000
Buyer Profile
Entry budget
Main Strength
Ipoh location with Perak property demand
Main Risk
Traffic and actual travel time should be checked during weekday peak hour.
Lewis Verdict
CONDITIONAL
| Best For | First-Time Buyer |
|---|---|
| Location Focus | Ipoh, Perak |
| Entry Budget | RM 468,000 |
| Buyer Profile | Entry budget |
| Main Strength | Ipoh location with Perak property demand |
| Main Risk | Traffic and actual travel time should be checked during weekday peak hour. |
| Lewis Verdict | CONDITIONAL |
Latest Update Checklist
Project pages should stay useful only when package, availability, rental logic and media are refreshed regularly.
Project page
July 2026
Static brochure facts stay useful, but buyer-facing package details must be reconfirmed.
Latest package
July 2026
om RM468K Discover Klemeru 2 & 3 @ Klebang Meru, Ipoh - New Launch Landed Homes Starting from RM468,000! Looking for a spacious and secure landed property in Ipoh? Klemeru 2 & 3 @ Klebang Meru is the per
Availability
Weekly check needed before sharing to buyers
New launch package subject to developer update
Rental guide
July 2026
Refresh with PropertyGuru, iProperty, SPEEDHOME and nearby completed supply before relying on yield.
Media / floor plan
Fresh media request needed
Floor plan and layout plan mean the same buyer-facing item. Ask Lewis for latest stack and facing.
| Project page | July 2026 Static brochure facts stay useful, but buyer-facing package details must be reconfirmed. |
|---|---|
| Latest package | July 2026 om RM468K Discover Klemeru 2 & 3 @ Klebang Meru, Ipoh - New Launch Landed Homes Starting from RM468,000! Looking for a spacious and secure landed property in Ipoh? Klemeru 2 & 3 @ Klebang Meru is the per |
| Availability | Weekly check needed before sharing to buyers New launch package subject to developer update |
| Rental guide | July 2026 Refresh with PropertyGuru, iProperty, SPEEDHOME and nearby completed supply before relying on yield. |
| Media / floor plan | Fresh media request needed Floor plan and layout plan mean the same buyer-facing item. Ask Lewis for latest stack and facing. |
Project Details Table
Key project information must stay readable in text, not only inside brochure images.
Project Name
Klemeru Ipoh
Location
Ipoh, Perak
Developer
Ask Lewis
Tenure
Leasehold
Completion Year
Ask Lewis
Price From
RM 468,000
Built-up Range
2204 sqft
Bedrooms
3 - 5
Maintenance Fee
Ask Lewis to confirm latest maintenance fee estimate
Total Units
Ask Lewis
Nearest MRT / LRT
Verify nearest rail station and walking route before viewing.
Nearest Mall
Confirm nearest daily retail node before shortlisting.
| Project Name | Klemeru Ipoh |
|---|---|
| Location | Ipoh, Perak |
| Developer | Ask Lewis |
| Tenure | Leasehold |
| Completion Year | Ask Lewis |
| Price From | RM 468,000 |
| Built-up Range | 2204 sqft |
| Bedrooms | 3 - 5 |
| Maintenance Fee | Ask Lewis to confirm latest maintenance fee estimate |
| Total Units | Ask Lewis |
| Nearest MRT / LRT | Verify nearest rail station and walking route before viewing. |
| Nearest Mall | Confirm nearest daily retail node before shortlisting. |
Want the latest package?
Ask latest package
Send your budget, purpose and preferred layout. Lewis can confirm current package, available units, viewing timing and suitable alternatives.
Key selling points
A clean first scan of the project before you compare package, layout and risk.
Ipoh location with Perak property demand
Leasehold condominium option
Verified starting price RM 468,000
2204 sqft layout range
Suitable for own-stay and investment comparison with Lewis
Entry budget
Price and unit guide
Use these numbers as a shortlist guide. Confirm latest nett price, rebate and available units before booking.
Layout range
3 - 5
Built-up range
2204 sqft
Price guide
RM 468,000
Car park
Ask Lewis to confirm car park allocation
Availability
New launch package subject to developer update
Last checked
July 2026
3 investment scenarios
A simple stress test using the project price guide, rental guide and monthly holding guide. Confirm real rent, loan terms and package before booking.
Scenario
Conservative
Monthly Rent
RM 1,350
Gross Yield
3.5%
Vacancy Buffer
2 months / year
Monthly Holding
RM 3,065
Cash Gap
-RM 1,715
What it means
Stress-test case. Use this when you want more buffer for vacancy, furnishing and rental competition.
Scenario
Balanced
Monthly Rent
RM 1,450
Gross Yield
3.7%
Vacancy Buffer
1 month / year
Monthly Holding
RM 3,065
Cash Gap
-RM 1,615
What it means
Base planning case. Useful for checking whether the project still feels comfortable after normal vacancy buffer.
Scenario
Optimistic
Monthly Rent
RM 1,550
Gross Yield
4.0%
Vacancy Buffer
0.5 month / year
Monthly Holding
RM 3,065
Cash Gap
-RM 1,515
What it means
Upside case. Only use after checking strong furnished rental evidence and tenant demand.
| Scenario | Monthly Rent | Gross Yield | Vacancy Buffer | Monthly Holding | Cash Gap | What it means |
|---|---|---|---|---|---|---|
| Conservative | RM 1,350 | 3.5% | 2 months / year | RM 3,065 | -RM 1,715 | Stress-test case. Use this when you want more buffer for vacancy, furnishing and rental competition. |
| Balanced | RM 1,450 | 3.7% | 1 month / year | RM 3,065 | -RM 1,615 | Base planning case. Useful for checking whether the project still feels comfortable after normal vacancy buffer. |
| Optimistic | RM 1,550 | 4.0% | 0.5 month / year | RM 3,065 | -RM 1,515 | Upside case. Only use after checking strong furnished rental evidence and tenant demand. |
This is a decision guide, not a guaranteed return. It excludes personal tax, insurance, special assessment and future rate changes.
Cost and affordability check
Hidden cost guide
SPA / legal buffer
RM 4,680
Developer package may absorb part of this.
Stamp duty buffer
RM 14,040
Final amount depends on buyer profile and latest rules.
Loan agreement buffer
RM 2,340
Confirm with bank and lawyer before booking.
Renovation / move-in buffer
RM 11,700
Useful for curtains, lights, appliances and defects follow-up.
Monthly holding guide
Estimated instalment
RM 2,137
Maintenance guide
RM 771
Sinking fund guide
RM 77
Assessment / quit rent buffer
RM 80
Monthly Holding Cost
Quick guide only. Lewis can help check a more realistic bank package before you book.
Estimated instalment
RM 1,916
Maintenance guide
RM 771
Sinking fund guide
RM 77
Monthly holding guide
RM 2,884
Cash buffer guide
RM 67,860
Loan Snapshot
RM 1,920 / month
Estimate based on 90% loan, 35 years, 4.2% interest. Actual approval, rate, DSR and package depend on bank profile.
Indicative loan: RM 421,200
Income guide: Around RM 5,500 / month
Location intelligence
Use this as a viewing checklist. Confirm exact travel time with Google Maps or Waze on your actual viewing day.
Nearest MRT / LRT
Verify nearest rail station and walking route before viewing.
Source check: Google Maps / MRT Corp check
Nearest mall
Confirm nearest daily retail node before shortlisting.
Source check: Google Maps check
Nearest hospital
Check nearest hospital or medical centre if healthcare access matters.
Source check: Google Maps check
Nearest university / school
Local schools
Source check: Google Maps check
Nearest commercial hub
Ipoh city amenities
Source check: Google Maps / area research
Travel time to KLCC
Check live weekday peak-hour route before viewing.
Source check: Google Maps / Waze check
Travel time to TRX
Verify route to TRX if city-office tenant demand is part of the plan.
Source check: Google Maps / Waze check
Travel time to Mid Valley
Use live maps to compare this route with your daily commute.
Source check: Google Maps / Waze check
Site visit notes
What I like
Ipoh location with Perak property demand Leasehold condominium option Verified starting price RM 468,000
What I don't like
May not suit buyers who need confirmed walking distance to rail transit.
Traffic condition
Check weekday morning and evening routes before booking because brochure distance does not show real travel time.
Accessibility
For Ipoh, verify the actual route to rail, highways, malls, offices and daily needs before treating access as a strength.
Walkability
Confirm shade, crossing points, road width, safety and exact walking route during viewing.
Actual environment
Ask for current site, showroom, facility or surrounding photos and videos when available.
Viewing checklist
Check route timing for work, school, and family needs.
Compare layout, facing, floor level, and maintenance cost.
Review brochure facts before booking or submitting loan.
Ask for nearby competing supply before deciding.
Lewis investment analysis
The opinion, score, yield estimate, risks and alternatives are grouped here so the page stays light at first glance.
Quick Project Decision
A short buyer-facing answer before you go deeper into photos, price and risk.
Good investment?
CONDITIONAL. Worth studying, but only after confirming transaction evidence, rent, supply and unit selection.
Best for
First-Time Buyer. Entry budget.
Ask before booking
Latest nett price, available unit stack, floor/layout plan, car park allocation and alternatives.
Worth studying, but only after confirming transaction evidence, rent, supply and unit selection.
Suitable for
First-Time BuyerOwn-Stay BuyerLong-Term Holder
Avoid if
Short-Term FlipperBuyer needing immediate move-inFreehold-only buyer
Risk
Low-Medium
Holding Period
5-10 years
Confidence
7.0/10
Overall Score
7.2/10
Relative Value
Whether the entry price is justified by location quality, rental support, supply risk control and resale audience.
6.9/10
Location Score
Area strength, amenity depth, maturity and daily convenience.
7.7/10
Rental Demand
Tenant depth from jobs, lifestyle, education, medical, rail and city demand.
7.0/10
Accessibility
Rail, road, commute and practical access signals from public information and maps.
6.5/10
Future Growth
Infrastructure, commercial development, township maturity and growth catalysts.
7.9/10
Supply Risk Control
Higher score means healthier control against nearby competing supply.
7.2/10
Liquidity
Estimated resale audience depth and ability to exit later.
7.3/10
Score is a value-first Lewis framework using brochure facts, public map/infrastructure signals, rental-source checks, supply-risk control and market-source verification. A low price alone does not create a high score.
How Lewis reads this score
The score is not a decoration. Each factor points to what must be verified before booking.
Factor
Relative Value
Score
6.9/10
Why it matters
Whether the entry price is justified by location quality, rental support, supply risk control and resale audience.
What to verify next
Compare price against location quality, rent support, supply risk and resale audience before treating it as a good deal.
Factor
Location Score
Score
7.7/10
Why it matters
Area strength, amenity depth, maturity and daily convenience.
What to verify next
Check daily route, surrounding amenities, road access and actual neighbourhood feel.
Factor
Rental Demand
Score
7.0/10
Why it matters
Tenant depth from jobs, lifestyle, education, medical, rail and city demand.
What to verify next
Compare current PropertyGuru, iProperty and SPEEDHOME rental listings before relying on the estimate.
Factor
Accessibility
Score
6.5/10
Why it matters
Rail, road, commute and practical access signals from public information and maps.
What to verify next
Verify Google Maps or Waze travel time during peak hour, not only brochure distance.
Factor
Future Growth
Score
7.9/10
Why it matters
Infrastructure, commercial development, township maturity and growth catalysts.
What to verify next
Check MRT Corp, DBKL, developer masterplans and latest area development news.
Factor
Supply Risk Control
Score
7.2/10
Why it matters
Higher score means healthier control against nearby competing supply.
What to verify next
Compare nearby launches, completed stock, rental competition and density before booking.
Factor
Liquidity
Score
7.3/10
Why it matters
Estimated resale audience depth and ability to exit later.
What to verify next
Check Brickz, EdgeProp and comparable resale supply so the exit audience is realistic.
| Factor | Score | Why it matters | What to verify next |
|---|---|---|---|
| Relative Value | 6.9/10 | Whether the entry price is justified by location quality, rental support, supply risk control and resale audience. | Compare price against location quality, rent support, supply risk and resale audience before treating it as a good deal. |
| Location Score | 7.7/10 | Area strength, amenity depth, maturity and daily convenience. | Check daily route, surrounding amenities, road access and actual neighbourhood feel. |
| Rental Demand | 7.0/10 | Tenant depth from jobs, lifestyle, education, medical, rail and city demand. | Compare current PropertyGuru, iProperty and SPEEDHOME rental listings before relying on the estimate. |
| Accessibility | 6.5/10 | Rail, road, commute and practical access signals from public information and maps. | Verify Google Maps or Waze travel time during peak hour, not only brochure distance. |
| Future Growth | 7.9/10 | Infrastructure, commercial development, township maturity and growth catalysts. | Check MRT Corp, DBKL, developer masterplans and latest area development news. |
| Supply Risk Control | 7.2/10 | Higher score means healthier control against nearby competing supply. | Compare nearby launches, completed stock, rental competition and density before booking. |
| Liquidity | 7.3/10 | Estimated resale audience depth and ability to exit later. | Check Brickz, EdgeProp and comparable resale supply so the exit audience is realistic. |
Expected rental
RM 1,350 - RM 1,550
Estimated yield
3.4% - 4.0%
Tenant profile
First-Time Buyer
Estimate only. Confirm current furnished rent, vacancy buffer, maintenance fee and competing completed supply before booking. Updated: July 2026.
Ipoh location with Perak property demand Leasehold condominium option Verified starting price RM 468,000
Ipoh location with Perak property demand
Leasehold condominium option
Verified starting price RM 468,000
2204 sqft layout range
Suitable for own-stay and investment comparison with Lewis
May not suit buyers who need confirmed walking distance to rail transit.
Traffic and actual travel time should be checked during weekday peak hour.
Final package, rebate, car park allocation and legal fee support can change without notice.
Rental estimate should be checked against current completed supply nearby.
Construction timeline and VP date should be reconfirmed with the developer.
Leasehold tenure and remaining lease details should be checked before booking.
May not suit buyers who need confirmed walking distance to rail transit.
May not suit buyers who need to move in immediately or inspect the exact completed unit.
May not suit buyers who only want freehold tenure.
May not suit families who prioritise school and park convenience above all else.
Why this project is worth asking about
Three practical angles buyers normally care about before they spend time on a viewing.
Own-stay angle
68/100
Ipoh should be checked by daily route, facilities, nearby retail and comfort for your household.
Rental-income angle
64/100
RM 1,350 - RM 1,550 rent guide. Estimate only. Confirm current furnished rent, vacancy buffer, maintenance fee and competing completed supply before booking.
Capital-growth angle
72/100
Likely target audience: local own-stay families, upgraders or practical renters in the surrounding area.
Choose what you want Lewis to check
Use one clear WhatsApp request so the reply can be faster and more useful.
Who should not buy
May not suit buyers who need confirmed walking distance to rail transit.
May not suit buyers who need to move in immediately or inspect the exact completed unit.
May not suit buyers who only want freehold tenure.
May not suit families who prioritise school and park convenience above all else.
May not suit: Short-Term Flipper.
Risk Check
Use this as a first risk filter before confirming latest package, rent evidence and transaction data.
Supply Risk
Low-Medium
Traffic and actual travel time should be checked during weekday peak hour.
Rental Competition
7.0/10 demand score
Verify with current PropertyGuru, iProperty and SPEEDHOME listings.
Exit Strategy
Likely target audience: local own-stay families, upgraders or practical renters in the surrounding area.
This website does not invent transaction prices. Ask Lewis to verify current Brickz, EdgeProp or NAPIC evidence before treating any figure as transaction-backed.
Entry Price Risk
om RM468K Discover Klemeru 2 & 3 @ Klebang Meru, Ipoh - New Launch Landed Homes Starting from RM468,000! Looking for a spacious and secure landed property in Ipoh? Klemeru 2 & 3 @ Klebang Meru is the per
Confirm nett price, rebate and booking terms before paying.
Tenant Demand
Estimate only. Confirm current furnished rent, vacancy buffer, maintenance fee and competing completed supply before booking.
Updated: July 2026
| Supply Risk | Low-Medium Traffic and actual travel time should be checked during weekday peak hour. |
|---|---|
| Rental Competition | 7.0/10 demand score Verify with current PropertyGuru, iProperty and SPEEDHOME listings. |
| Exit Strategy | Likely target audience: local own-stay families, upgraders or practical renters in the surrounding area. This website does not invent transaction prices. Ask Lewis to verify current Brickz, EdgeProp or NAPIC evidence before treating any figure as transaction-backed. |
| Entry Price Risk | om RM468K Discover Klemeru 2 & 3 @ Klebang Meru, Ipoh - New Launch Landed Homes Starting from RM468,000! Looking for a spacious and secure landed property in Ipoh? Klemeru 2 & 3 @ Klebang Meru is the per Confirm nett price, rebate and booking terms before paying. |
| Tenant Demand | Estimate only. Confirm current furnished rent, vacancy buffer, maintenance fee and competing completed supply before booking. Updated: July 2026 |
Exit Strategy
Likely target audience: local own-stay families, upgraders or practical renters in the surrounding area.
Before booking, compare entry price against nearby completed projects so the resale gap is clear.
For rental planning, check realistic furnished rental, maintenance fee and vacancy buffer instead of only gross yield.
Risk Notes
Traffic and actual travel time should be checked during weekday peak hour.
Final package, rebate, car park allocation and legal fee support can change without notice.
Rental estimate should be checked against current completed supply nearby.
Construction timeline and VP date should be reconfirmed with the developer.
Leasehold tenure and remaining lease details should be checked before booking.
Best Units To Ask First
Ask first for 3 - 5 room layouts with efficient usable space.
For rental, compare smallest practical layout against maintenance fee and furnishing budget.
For own stay, prioritise quieter facing, parking convenience and future family needs over the cheapest unit only.
Unit Stack / Facing Guide
Ask for available stack, floor level, facing, afternoon sun exposure and nearby road/noise direction.
For Ipoh, compare convenience against privacy, view and traffic movement before choosing a unit.
Shortlist at least two layouts so you have a backup if the preferred stack is taken.
Questions Before Booking
What is the latest nett price and package for Klemeru Ipoh?
Is the rebate confirmed in writing and until when is it valid?
Which unit stacks, floor levels and facings are still available?
What are the layout types and exact built-up sizes?
How many car parks are included and where are they located?
What is the estimated maintenance fee and sinking fund?
Related Buyer Guides
Freehold vs leasehold
Booking checklist
First investment guide
Loan comfort guide
New launch vs subsale
Continue your research
Use these internal links as the next reading path: area context, budget tools, comparisons, guides and videos.
Understand the area first
Check budget and return
Compare alternatives
FAQ and enquiry
Common buyer questions, related projects and a shorter enquiry form for next-step checks.
Is Klemeru Ipoh suitable for own stay?
Klemeru Ipoh can suit own-stay buyers comparing Ipoh because it offers condominium options RM 468,000, with leasehold tenure and layouts around 2204 sqft.
Is Klemeru Ipoh suitable for investment?
For investment, compare Klemeru Ipoh against nearby completed rental supply, realistic furnishing cost, maintenance fee and tenant demand before booking.
What should I ask before booking Klemeru Ipoh?
Ask for latest nett price, rebate, package validity, available unit stack, car park allocation, maintenance estimate, floor plan and loan comfort check.
Who can help compare Klemeru Ipoh?
Lewis Chong, REN 69566 under IQI Global, can help compare latest package, floor plan, loan comfort, rental logic and alternatives.
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Klemeru Ipoh is currently verified from RM 468,000. Pricing, rebates, packages, and unit availability can change, so WhatsApp Lewis for the latest checked information.
Get price list, floor plans & rental yield
Enter your details and Lewis sends the latest price list, floor plans and rental-yield notes on WhatsApp. Usually within ~15 min (9am–9pm).
Prefer to chat directly?
WhatsApp LewisProject Decision Checklist
Send a quick request and Lewis can reply with the key items you should confirm before booking.
Budget and monthly comfort
Layout, facing and available stack
Rental estimate and tenant demand
Risk notes and better alternatives
Decision check
Want Lewis to check this project before booking?
Send your budget, buying purpose, preferred layout and timeline. Lewis can compare latest package, floor/layout plan, rental logic, risks and alternatives.
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Same area, useful for checking price, density, package and tenant audience.
Need Lewis to check if this project fits you?
Send your budget, buying purpose and preferred layout. Lewis can compare the latest package, floor plan, rental logic, risk notes and alternatives.