Sierra Vista

Sierra Vista located at Bukit Jambul Indah comprises 32 units of 3 storey semi-detached homes. Sierra Vista, a low density development ensure privacy and exclusivity to the homeowners.

The Semi-D comes with a built-up area of 2,841 sq.ft. and also caters for 3 covered car parks with gated security features to ensure the residents safety.

Property Project : Sierra Vista
Location : Bukit Jambul, Penang
Property Type : 3-Storey Semi Detached Homes
Built-up Area : 2,841 sq.ft.
Total Units : 32
Developer : IJM Properties


August 25, 2008 at 4:29 PMAnonymous

Has the project been launched? What the price range?

October 28, 2008 at 12:51 AMKah Lok

Launching in Novermber 2008, Semi-D starting at 820k and Studio Apt starting at 230k

October 28, 2008 at 1:13 AMDrag

820k for leasehold semi-d? Heard it's guarded community, and the maintenance fee is about RM400 per month?

November 21, 2008 at 5:17 PMKah Lok

Open House tomorrow (22/11/08) and sunday (23/11/08) from 10am to 5pm. Everyone is invited to come.

November 27, 2008 at 10:50 PMKK

Semi-D = RM300
Studio apartment = RM70

December 3, 2008 at 11:47 AMKah Lok

Show Unit open for viewing

January 2, 2009 at 1:04 AMAnonymous

where is the show unit ?

January 6, 2009 at 4:10 PMKah Lok

The show unit is at the site. View by appointment

March 19, 2009 at 11:29 PMChai

I am looking at SP as my 1st choice. However, before I consider this, I would like to seek your frank opinion on the traffic condition especially during peak hours such as morning and evening period. I prefer commentator who is someone staying around this area and is commuting this roadpath daily.

Your sincere opinion and constructive comments are truly appreciated.

March 22, 2009 at 4:17 PMChai

Lease hold strata title, only 88 years left.
Monthly maintenance fee at 400+.
Erected on hillside.

Showhouse is always locked, no one is there to entertain you. I spoke to the guard, the guard told me many potential buyers just walk away due to the showroom is locked.

IJM could have done something better to manage this.

March 23, 2009 at 9:50 AMSing Lok


The maintenance fee is less than 300, the semi-d got many other good features too

-Home security alarm come with visitor intercom
-Nice ambiance and country feeling at the site
-Maintenance is free for the 1st year

March 23, 2009 at 10:04 AMKK88

Apartment leasehold is ok (because I will not live in apartment that is 90 years old especially there's earthquake tremor once a while). But if landed property leasehold, I'm 100% sure its a bad deal.

April 26, 2009 at 3:24 PMChai

Sing Lok,

Here is the methametics :

4 guards, monthly salary : 1500 * 4=6K
1 gardener, monthly salary : 2000
Security firm, monthly charges : 2000
Electrician, monthly salary : 2000

Total monthly expense :11K.

Total 32 units, each unit= 11,000/32=340, plus sinking fee will comes out to be around 400 per month.

Moreover,it is 88 years, annual depreciation = 833,000/88=9.5K.

Will you buy ?

May 29, 2009 at 3:37 PMMS

Just confirmed, only 1 unit were sold. I think the problem of the real estate agent that they appointed have a problem. They only entertain you on call basis. Also, daily opening hour is from 10am to 2pm. Who the hell will come at this hour to view ?

May 31, 2009 at 7:50 PMDrag

Just wait a bit longer I am sure IJM will do promotion. Probably free gift such as free aircon and stuff...

IJM staff is contributing as well: before the completion I've approached their staff for inquiry but they have never follow up. At that time they only interested in selling me Nautilus Bay. Within a few words of inquiry they'll drag the topic to nautilus bay... I'm totally disappointed hence moved away from this property. After knowing it's leasehold yet selling at 800k I run even further...

July 27, 2009 at 7:57 PMsam

I'm looking for landed property and quite interested in this but just because of the leasehold status. Anyway here's some latest status with some of my finding just for sharing ...
1) 9/10 unit studio house sold. Left one unit at ground floor.
2) 11/32 unit semi-D sold & 2 reserved.
3) OC will be obtained in 1-3 months time from what salesman told.
4) The row of units we can see from downhill is facing south while the another roll is facing north.
5) Promotion now is stamp-duty/s&p/loan legal fee FOC + RM35K rebate. Once S&P signed, the RM35K will be paid back.
6) Free 19" Sharp Aquos TV (maroon or white color) for purchasing any IJM property while stock last. Salesman told it's till 31st of July for Sierra Vista.
7) I prefer the layout to SP-Setia 3-storey terrace i.e. staircase area. Ground & 2nd floor alr come with plaster ceiling. Ground floor bathroom is superb small. Kitchen also not big but can demolish the wall between kitchen & ground floor living hall to give a wider space feel.
8) No facility but a committee hall near to the T&B generator.
9) The land strata is government-leased. With law allowing leasehold landed property to apply for freehold status now, not sure whether there's a potential for residence/ijm to apply for status change in the future. But for sure with extra $$$.
10) Show unit alr sold at ~RM1.2mil. The unit alr locked as requested by owner. But there're still empty units for viewing.

July 27, 2009 at 8:19 PMsam

Most of the projects on Bukit Jambul are leasehold. Comparing leasehold properties around Sierra Vista ...

1) HillCrest luxury condo launch by Equatorial Hotel boss --> ~719K(2000sq++) to ~2.27mil(7000sq++). Project not yet launch where show unis only open for viewing starting few weeks back per call basis. Block-1 only for bulk-purchase and not yet open for sell. Block-2 ~60% sold especially those units facing north-east & south-east.

2) Jambul Cove (think that's the correct name) at Bukit Jambul hiking entrance --> ~800K (3-storey terrace) to ~1mil++ (bungalow).

3) There's a project just launched at Sierra Vista downhill, at T-junction to Lake Plaza. The land is owned by IJM originally but sold to another developer.

4) There's a piece of land opposite Hillcrest owned by IJM. Per what Henry Butcher agent said IJM will develop medium-low cost low-rise apartment on the land.

July 31, 2009 at 2:48 PMMike

I was attracted and still by the surrounding of this property. Frankly speaking I think is it rather easy to get a sale person for viewing. IJM has put up a big and clear sign board displaying "For viewing please contact XXX", come on if you are interested just pick up your hand phone and make an appointment with the sale person. I glad I did and the surrounding really captivates me. After talking to the sale person, 13/32 unit of semiD have been sold and 2 more had make reservation for the properties. I am interested to get 1 unit for my own after been to so many other show units from various locations, to mine opinion Sierra Vista is still thus far has the best surrounding and view (May be I am a person that like greens).
Couples of concerns still prompt up but the most important is “Lease Hold”. Understand from the sale person and higher officer (from IJM building), IJM still has at least 3 more plots of land in BJ and they are requesting to extend the lease period or converting to free hold. Hopefully it is true and not ended up another Buah Pala case.

August 20, 2009 at 12:18 PMHenry

I think Sierra Vista is worth to buy,is very hard to find such a nice place,especially near hillside,even is lease hold about 86 year, we can't live that longer if you not plan to invest this property.I have seen a lot of show unit near that area such as sp setia,I & P and another project near hiking entrance( forget the name), finally i prefered here. I bought show unit .

August 29, 2009 at 1:20 AMsv

Ohhh Henry ... so you're the one asking sales person to lock the show unit :) I bought one anyway. Just at opposite row of yours. Heard that OC is going to obtain soon in Sep?

August 29, 2009 at 12:16 PMMike

Finally I had my dream unit there, with IJM "MySpace" package (Promotion last until end of Sept09, you can check it out at it make more sense to own a unit there. Quality of the workmanship is good and thoughtful design save you alot of money for renovation. I purposely drove there these few days after rain and walked around the site, frankly speaking its like holiday stay... go there and experience yourself.

August 30, 2009 at 11:24 AMHenry

Oh SV , actually I am not purposely want to lock that show unit,when the moment i decided to buy that unit.I do some inspection on ID make sure everything ok b4 I pay deposite, I found that a few thing was missing like 2nd Room Lamp bulb was missing and cabinet scratch .sorry for not let you guy viewing,nvm after OC obtained I show you ok hahaha,I don't think OC can be obtained by sept. may be Oct I was told by IJM MIss Ong.

August 30, 2009 at 10:40 PMsv

Not sure how much was the initial price when Sierra Vista first launch? Anyone went to IJM sales office recently and know about how many units left?

September 24, 2009 at 11:07 PMsv

Went to IJM sales office today. All 10 studio unit + 20 out of 32 semi-D sold. Crazy.

September 25, 2009 at 10:47 AMJoe

I initially was very interested in this project. But the row that facing the road is kind of suspended with nothing beneath the floor except supported by the pillars. That was the time when i heard the Bukit Antarabangsa in the news. And I fully agreed that the ambience is very nice with frequent sighting of goats from the farm not far away and natural waterfall.

September 28, 2009 at 12:42 PMVincent

HI Mike,

I am also interested on the unit.

Can you email me the package that you managed to negotiate. Thanks.

September 28, 2009 at 11:30 PMsv

I think below's the standard package. If got any extra interesting offer I also wanna know :)
1) Stardard unit RM840K with reno package discount RM35K. So cheapest unit RM799K.
2) Free legal/loan/stamp-duty fee except state concent need to pay by buyer ~RM2K++.
3) 95+5% loan package for few bank i.e. Maybank. Heard it's until end of Sep but not sure how true is this.
4) Free maintanance fee for the first year after OC obtained.
5) Free 19" Sony Aquos TV for those buying few weeks back.

September 29, 2009 at 6:22 PMMike

Hi Vincent

I think SV had listed out the package that IJM offering (until 30th Sept 09), except the 19" LCD which I believe was offered until 31st Aug.

September 30, 2009 at 10:06 AMVincent

Hi Mike and SV,

Yes, I contacted IJM sales person, mr Yip and confirmed that the RM35K package is only valid until today...

I was interested at unit 17.

According to Yip, maintainance is RM 0.10 per sqf @ RM 258 per month and with sinking fun, It might come to RM 300 per month.

I have to agreed that 32 unit and it is on top of hill (200+ foot above sea level) is that not easy to get in PG. The enviroment here ready feel very exclusive.

September 30, 2009 at 1:00 PMVincent

Sorry, THe maintenance shld be RM 400 a month.

358 + sinking fund.

September 30, 2009 at 6:30 PMsv

Note that the house num alr changed with one row even num (facing hill) & one row odd num(facing downhill). Make sure you get the correct house num for your unit.

October 2, 2009 at 9:44 AMVincent

Yup, Check, the unit 17 is number 36.

By the way, there are total 16 unit sold, not 20. which mean, 1/32, 50% sold...

OC is very soon, in normal case, the developer will push some unit to the contractor to off set the debt. And Contractor will normally selling at 10% below market price... It mean, the price might be drop for sub-sales.

Anyway, I must agreed that this property is mean to be own stay, not investment. Leasehold property won't give good return. I will be very happy if 10 years down the road, the property price will maintain at around RM1 mil after taking into consider inflation and renovation that put in...

Honestly, I am really liek teh enviroment there... however, my concern is, if I need to dispose the unit in the next 5 or 10 years, what would be the price?

October 2, 2009 at 6:28 PMsv

Really? Sub-sales will get cheaper price? We'll wait for that then. Hopefully still got good units available. Thx Vincent.

October 4, 2009 at 12:49 AMVincent

Well, today visited Nautilus Bay and Alila home.

Both project also OC obtained. One think I realise is, IJM and Hunza never push their unitt to contractor to contra debt. They fell it is important to take care the property price of unit sold....

Hence, it is unlikely Seirra Vista can get cheaper price than what the developer is selling lor...

October 4, 2009 at 12:52 AMVincent

Well, IJM promised to convert Nautilus bay to free hold. The current property title has released. However, they hold it as they are confidentt they can get the free hold convertion very soon. Look like there are serious to their promise even now they have only few unit left.

thumb up for them.

October 4, 2009 at 1:00 AMVincent

Well, after discuss with my wife, we are only consider sierra vista and Alila Home.

We like Sierra Vista for the space, the exclusivee feel. However, we are also like the green concept that Alila home has... the garden for every unit...wah...

Both unit are at about same price. Seirra vista got total build up 2800+ but Alila only got about 2400 sqf. one is semi-d with 86 year left lease hold. Another one is terrace free hold strata title...

Really hard to make up the mind...

October 21, 2009 at 12:17 AMsv

One residence openning for booking. Perhaps another choice for consideration. Anyway it's DST. Heard Sierra Vista is going to obtain OC by November. Any news on that?

October 24, 2009 at 3:22 PMKL Wong

OC Inspection already done on Friday , 23/10/09, after 2 weeks, OC will be obtained.

November 15, 2009 at 1:27 PMchangi

So, OC already obtained?

November 15, 2009 at 5:34 PMMike

Yes OC obtained, I have received the confirmation letter from IJM.

December 11, 2009 at 6:03 PMsv

Saw some units start renovating already. Any owner here can give comment on the project?

December 17, 2009 at 10:43 AMHenry

Grill design have to follow the IJM guide line, told by property manager ah jin

December 18, 2009 at 10:26 PMsv

I think better be that way. Else we'll see lots of different grill around like rojak :) I personaly like the simple design.

December 21, 2009 at 11:02 AMHenry

Yea..SV.. Agreed that... what is your address number?

December 29, 2009 at 2:01 PMsv

Hi Henry, I'm lot 28.

January 1, 2010 at 9:31 AMHenry

Finally, IJM property manager ah Jin call me to collect the TNB & PBA registration has been wait for few week.

January 1, 2010 at 12:08 PMsv

The studio house shielded car park abit killing the overall nice view but still is needed, as if I'm the unit owner, I'll ask for the same thing also. Time to ask IJM clearing the bushes along the roadside for those odd# SDs. The defeats were fixed pretty efficient. Big claps for IJM so far.

April 11, 2010 at 12:51 PMsv

3 units stayed in so far. 5 units under renovation. Another 2 units owner start coming to look for the house, perhaps renovation soon.

May 4, 2010 at 8:02 AMguy

May I know the house facing direction?

May 4, 2010 at 9:44 AMKL Wong

the inner row of the house main entrance facing south-west, the outer row which the back of the house is facing the main road, the main entrance is facing north-east

May 6, 2010 at 1:46 AMsv

5 units moved in. 4 units under renovation. 2 more units have electricity meter install, owner should be ready to renovate.

May 15, 2010 at 6:49 PMNoelCS

can somebody give me the price of 3-storey semi detached?

May 16, 2010 at 9:55 PMsv

If not mistaken, price should be starting from RM834K.

June 26, 2010 at 10:18 PMTan

Sierra Studio, super low density with lift below RM250K, Cheap maintenance fees, good security, intercomm, Inter camera systems, all windows with alarm systems preinstall, can said a very good deal. Heard got owner want to for go RM330K. Quiet and good place to stay in.

Easy access to town and bayan Lepas area. Convenience to get food. Can for see, this project, all genuine buyer had no regret at all although this project is leasehold project.

Saw studio suite, there is still unit not follow the grill design. Can?

Saw some unit not install grill @ all but I guess it is safe enough. Most of the family stay in are small family, student, Soho office. You can hear waterfall sounds after rainning season.

urban life style...just imagine, after a tiring day, back to quiet sweet home @ sierra, feeling great ......after all day long

August 21, 2010 at 10:46 PMsv

Snakes? You will hear birds chirping in the morning. Grasshoppers, butterflies, mantids, dragonflies, crickets, ladybugs are pretty commonly seen. And of course ants - red, black, small, big, any types. You'll see moths sometimes and cicada singing at night. And Frogs croaking especially during raining nights. Surprisingly seldom see mosquito in house at night, but I'm not asking you to look for them in the bushes for sure. We have 5 dogs within the gate so far, and also 1 cat. I believe there should be squarrels around, just that not seeing them yet. Not sure if you knew that there's a kandang at hill top behind the project? You'll see goose and goats there, and also chickens and ducks I think.

Welcome to the nature world :) And yes, I'm one of residents here.

August 24, 2010 at 8:09 PMsv

It's hill side with trees and bushes around, empty units without regular clean-up may have snakes come and rest on cement since it's cooler. When I first entering my unit, even got 1 snake in living area next to kitchen.

The area is ~15mins drive to Queensbay, ~15mins to Bayan Lepas Sunshine market, ~20mins to airport, ~30mins to Georgetown & Gurney.

I'm staying at the outer row. Yes, there's noise of cars & motorcycles especially in the morning during weekdays and evening 6-8am. But after 1-2wks already used to it.

You may consider getting those units from the middle of row since there're some lands outside the terrace. Your balcony is facing Bukit Jambul Lake. When more owners moving in, should ask IJM to clear those trees and bushes at slope.

It's leasehold with ~85yrs left I think. You know The address IJM is going to launch nearby Equitorial Hotel? IJM has extended the lease to another 99 yrs. If all owners here agreed to pay extra $$$, we can request IJM to apply with state government also. That will boost the price here. But of course it's just my thought only. Risk is always there when we want to invest on something.

Toilet separated from rooms is good or bad? I think it's personal preference. If like it, you'll see it as a plus, if no, it will be a minus for you.

I'm not here to promote the place. Just to tell what I know and how I feel on this place so far. You still need to think deep deep before getting any property :)

August 26, 2010 at 12:17 AMsv

Yeap. It's because of the surrounding that Sentral Greens is selling at 700/800K++. The high ceiling design at living hall is really nice. Just that the kitchen is abit small for those who like cooking. If not mistaken, ground floor washroom is facing main entrance, just blocked by a pillar. But again, this is per personal preference.

Landed property around this area at ~700-900K? I assume freehold title is a must for you, SPI, Sunway Merica & 1/2/3-Residence in SgAra should fall under this list. There should be more that I'm not aware of.

Yeap. Paying extra to extend lease or paying more to convert to freehold, depends on availability of choices when time comes. Perhaps I'm dreaming and perhaps I'm not a wise investor :) It's for my own stay anyway.

By the way, if there's any landed-property in Jesselton/Gurney area with freehold titled, high ceiling design, 1 toilet per room, no snake and no bug, and it's selling at 700-900K, do let me know. I'll want to get one for investment :)

August 31, 2010 at 1:22 AMsv

Huhu... All the best in searching for the house you like and best suits you Ally.

September 6, 2010 at 5:11 PMsv

Hi Ally,
If you already went there to see the place, you should have entered the units to check all out. Kitchen is small, only ground floor is covered by 2x2 tiles, no skirting for tile-flooring, bath rooms are not grand with no bath tub in master room, no room at ground floor. All these could be minus to the place for buyers.

September 13, 2010 at 1:39 PMsv

IJM is giving thank you gift to existing buyers of SV. Get your Samsung digital frame (white or pink) at IJM office before end of month.

October 2, 2010 at 2:23 AMCIDER

Can anyone share the SA contact? or I just call the IJM office for unit viewing?

October 3, 2010 at 9:52 PMsv

Usually sales person AhYik is on site ~9am-4pm Monday-Saturday. There're 8 units left. More and more family are moving in.

October 24, 2010 at 3:35 PMwinnie

Attention of all the buyers. Please read all the comments and see all the picture of IJM PLATINO in this blog b4 you continue buying IJM projects.

Dont simply waste your hard earn money... For those you have bought it, be ready for big big disappointment with IJM Project.

Foreigners, please see the Luxury Platino in this forum b4 you make your decision to buy any projects from IJM.

October 24, 2010 at 6:12 PMsv

Sorry to hear about your disatisfaction of the project you bought. If it's really serious, perhaps filing a complaint to Penang Consumer Association could be a way.

Express your disappointment on Platino blog could be a good channel. Anyway, it might not be appropriate to blast it in other blogs since there're people who like their house. And this is unfair to them.

May 24, 2016 at 5:44 PMAnthony

I have some units for sale and rent. Pls call or watsapp Anthony from Popular Realty. 0124333370 or 0124338798. U can also email to TQ
Will try my best to negotiate for u. TQ and have a nice day.