12.97-Acre Freehold Commercial-Zoned Land For Sale, Tapah, Perak

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The Subsale Land Opportunity Matrix.

8 factors built specifically for judging a resale land parcel, distinct from the 12-factor matrix used on our new-launch project pages. Equally weighted, scored the same disciplined way: here's the headline number, then the full breakdown.

7.1/ 10

Overall: 7.1 / 10

A genuinely strong file on title, price and legal zoning standing, the gazetted rezoning and clean Freehold titles are real, verified facts most subsale land listings can't produce. What holds the score back: the title conversion isn't finished on one of the three lots, and vacant possession carries a real, disclosed cost.

Who this suits: a commercial or institutional buyer (or a well-capitalised individual) able to fund the balance of title conversion and tenant clearance, building for the medium term rather than an immediate build-and-flip.
Who it does not: a buyer who needs a fully clean, subdivided, vacant title on day one, or one unwilling to underwrite an unknown conversion premium on part of the site.

The full breakdown

All 8 factors, scored.

Each factor is rated 1–10 at an equal 12.5% weight, sorted into primary strengths, neutral factors, and risk & disclosure. This is the working behind the 7.1, including the part that counts against it.

Primary strengths

Scores 8–10

Title & Tenure12.5% weight

All three lots verified Freehold directly on the official titles, with zero restrictions in interest recorded on any of them.

9/10

The 1.353-hectare lot: Freehold, zero restrictions in interest.
The 0.232-hectare lot: Freehold, no category restriction, zero restrictions in interest.
The 3.667-hectare lot: Freehold, no category restriction, zero restrictions in interest.
Ownership verified directly against the individual land titles, not taken from a sales brochure. Title reference numbers and the registered owner's identity are kept private and confidential, available to a serious buyer on request.

Weight 12.5% × score 9/10 = 1.13 of 10 points toward the final score.

Price vs Market12.5% weight

RM13 psf against a RM19 psf town-wide median and RM34–39 psf on comparable large agricultural parcels nearby, priced below the market it's already in, before counting the rezoning upside.

8/10

Tapah's overall land-transaction median (all land types) is RM19 psf, per Brickz.my transaction data, February 2025–March 2026.
Comparable large agricultural parcels near Tapah have transacted or listed at RM34.59 psf (Sungkai, 80,937 sq ft) and RM39.34 psf (Kampung Batu 3, 45,757 sq ft), per PropertyGuru listings.
At RM13 psf, this listing sits roughly a third below the town median and well under half the psf of those agricultural comparables, before any credit for the gazetted commercial zoning this land already carries and plain agricultural land doesn't.
Indicative total quantum: approximately RM7.35 million for the full 12.97 acres (564,997 sq ft × RM13), negotiable. The seller has described the position as motivated to sell.

Weight 12.5% × score 8/10 = 1.00 of 10 points toward the final score.

Location & Accessibility12.5% weight

Direct frontage on the Tapah–Bidor trunk road, under 1km from Tapah town, positioned for a real multi-town catchment beyond Tapah itself.

8/10

Fronts Route 1, the main Tapah–Bidor federal trunk road, directly, not a lot set back from it.
Less than 1 km from Tapah town centre, adjacent to Kampung Bukit Pagar.
The planner's own justification for a supermarket here names a catchment beyond Tapah itself: Bidor, Temoh, Chenderiang, Langkap and Sungkai.

Weight 12.5% × score 8/10 = 1.00 of 10 points toward the final score.

Development Readiness12.5% weight

A licensed town planner has already produced and gazetted-referenced a full 5-plot layout: a buyer starts from an approved concept, not a blank canvas.

8/10

A licensed registered town planner (Jururancang Bandar Berdaftar, member of the Malaysian Institute of Planners) produced a full development layout in a 2012 report.
The layout subdivides the 12.97 acres into 5 components: a 5.42-acre supermarket/pasaraya plot, two petrol station plots totalling 2.18 acres, a 0.45-acre commercial reserve lot, a 1.62-acre retained agricultural plot, and the balance in buffer strip, substation site, septic/sewage tank site and internal roads. Full breakdown below.
This concept sits behind an actual gazetted zoning change (Warta Kerajaan Negeri Perak, 27 March 2014, No. 604), a legally binding state planning approval, not a developer's hopeful application.

Weight 12.5% × score 8/10 = 1.00 of 10 points toward the final score.

Infrastructure & Utilities12.5% weight

Electricity, water and telephone already run nearby, needing only connection, not a remote site.

8/10

Electricity, water and telephone lines already run near the site.
The planner's own report states these need only connection or extension.
Additional electrical substations are to be built as required, already anticipated in the approved layout's 0.07-acre substation site.

Weight 12.5% × score 8/10 = 1.00 of 10 points toward the final score.

Neutral factors

Scores 6–7

Zoning & Legal Development Rights12.5% weight

A real, gazetted state-government planning approval for commercial use exists (2014), genuine legal standing most "zoned for commercial" claims don't have. But the underlying titles aren't converted yet, and the conversion premium is unknown until subdivision.

6/10

The State Authority of Perak officially gazetted the approved alteration of Land Use Zone BPK 2.4 covering these exact lots, published in the Warta Kerajaan Negeri Perak, 27 March 2014, No. 604, under the Town and Country Planning Act 1976 (Act 172).
This is a real, legally binding planning approval already passed, not a submission still pending.
Despite the gazette, the individual land titles have not been formally converted. The smallest lot (1.353 ha, about 10% of the site) is still categorised "Pertanian" (agricultural) with an express condition restricting it to rubber cultivation ("Tanaman Komersial - Getah").
The conversion premium payable to the state for this lot is explicitly unknown and unpaid, to be determined only during the formal subdivision-of-titles process.
By contrast, the other two lots, together nearly 74% of the total site area, already carry no stated land-use category restriction at all on their titles, a meaningfully smaller conversion burden than the whole parcel might suggest at first glance.

Weight 12.5% × score 6/10 = 0.75 of 10 points toward the final score.

Liquidity & Exit Profile12.5% weight

A rezoned, road-frontage site near an underserved town is more liquid than raw farmland, but this remains a single large parcel needing a specific commercial/institutional buyer, not retail-easy to flip.

6/10

The gazetted commercial zoning and direct trunk-road frontage make this a more liquid asset than plain agricultural land nearby.
Still, at 12.97 acres in one parcel, the realistic buyer pool is a specific commercial or institutional developer able to fund the balance of conversion and clearance work, not a small individual buyer.
No subdivision into smaller saleable plots has happened yet, a buyer is acquiring the whole approved concept, not a single ready-to-build lot.

Weight 12.5% × score 6/10 = 0.75 of 10 points toward the final score.

Risk & disclosure

Scores 4 or below

Vacant Possession Risk12.5% weight

22 tenancies expired years ago and were never actually cleared despite a 2003 eviction notice; realistic budget is around RM176,000 to get the site fully vacant.

4/10

About 22 land tenancies expired years ago; rent collection under the previous owner stopped at various points between 1986 and 2000.
An eviction notice was already issued back in 2003, but the land was never actually cleared.
The seller's own estimate for resolving this is roughly RM176,000 (22 tenants × an assumed RM8,000 each) as a "moving out" payment to the remaining occupants.
A buyer should budget and plan for this before assuming a fully vacant site on day one. This is the page's single lowest-scoring factor for a reason.

Weight 12.5% × score 4/10 = 0.50 of 10 points toward the final score.

How the 7.1 adds up, all 8 factors, to scale

0= 7.1 / 10, the score stated at the top of this section10

Want to see the title documents and the gazette behind this score? WhatsApp me and I’ll walk you through it →

This 7.1/10 isn’t a guess: one factor is genuinely marked down on purpose, because that’s what the title documents show.

Scoring is our own professional assessment as at September 2026, using the Subsale Land Opportunity Matrix, a distinct 8-factor framework from the 12-factor Property Survey Matrix used on our new-launch project pages, built specifically for evaluating a resale land parcel. It is an opinion formed from the seller's Facts Sheet, the individual land titles for the three lots, the 2012 town-planning consultant's report, and the 27 March 2014 Perak state gazette, not a valuation, a forecast, or a guarantee of any future approval, subdivision timeline or resale outcome. Sources: seller's Facts Sheet; official land titles (reference numbers kept private and confidential); 2012 development layout report by a licensed registered town planner; Warta Kerajaan Negeri Perak, 27 March 2014, No. 604; Brickz.my land-transaction data (Tapah, Feb 2025–Mar 2026); PropertyGuru listings for comparable agricultural parcels near Tapah. Please obtain independent professional and legal advice before you decide.

Straight answers

Frequently asked.

Raw land: see what a conversion premium is and when you’d need one. Read more on the Knowledge page →

Where exactly is this land, and what's it zoned for?

Three adjoining freehold lots in Mukim Batang Padang, Daerah Batang Padang, Perak, together 12.97 acres (564,997 sq ft) fronting Route 1, the Tapah–Bidor trunk road, less than 1 km from Tapah town centre and next to Kampung Bukit Pagar. The State Authority of Perak gazetted an approved change of Land Use Zone BPK 2.4 covering this exact parcel from residential to commercial, published in the Warta Kerajaan Negeri Perak, 27 March 2014, No. 604, under the Town and Country Planning Act 1976 (Act 172).

Is the land freehold?

Yes. All three individual titles are verified Freehold directly on the land titles, held in perpetuity, with zero restrictions in interest recorded on any of them.

How much does it cost?

RM13.00 per square foot, negotiable. Across the full 564,997 sq ft, that works out to an indicative total of approximately RM7.35 million. The seller has described the position as motivated to sell and open to a reasonable offer.

If it's zoned for commercial use, why hasn't the title been converted?

The 2014 gazette approves the planning zone, not the individual titles. The smallest of the three lots (1.353 hectares, about 10% of the site) is still categorised "Pertanian" (agricultural) on its title, with a condition restricting it to rubber cultivation, and the conversion premium payable to the state is unknown until the formal subdivision-of-titles process. The other two lots, together nearly 74% of the site, already carry no stated land-use category restriction on their titles, a smaller conversion burden than the whole 12.97 acres might suggest.

Can I get vacant possession immediately?

Not on day one. About 22 land tenancies expired years ago, rent collection stopped at various points between 1986 and 2000, and while an eviction notice was issued back in 2003, the land was never actually cleared. The seller's own estimate to resolve this is roughly RM176,000 as a moving-out payment to the remaining occupants. Budget and plan for this before assuming a fully vacant site.

What's actually approved to be built here?

A licensed registered town planner's 2012 report, which sits behind the 2014 gazette, lays out a 5-component commercial layout: a 5.42-acre supermarket/pasaraya (42.6% of the site), two petrol station plots totalling 2.18 acres (17.1%), a 0.45-acre commercial reserve lot, a 1.62-acre retained agricultural plot in the south, and the balance in a buffer strip, an electrical substation site, a septic/sewage tank site and internal roads (2.57 acres).

How does RM13 psf compare to other land around Tapah?

Tapah's overall land-transaction median across all land types is RM19 psf (Brickz.my, transactions February 2025–March 2026). Comparable large agricultural parcels near Tapah have transacted or listed at RM34.59 psf (Sungkai, 80,937 sq ft) and RM39.34 psf (Kampung Batu 3, 45,757 sq ft), per PropertyGuru. This listing's RM13 psf sits well below both, before even factoring in the gazetted commercial-use upside plain agricultural comparables don't have.

What infrastructure is already available?

Electricity, water and telephone lines already run near the site. The town planner's report states these need only connection or extension, with additional electrical substations to be built as required, this isn't a remote parcel needing services brought in from a distance.

Subsale Land For Sale · 12.97 Acres · Tapah, PerakGazetted for commercial use in 2014.
Still priced like it isn’t.

A land title isn’t a brochure. It still deserves a score.

This isn’t a hopeful rezoning application. It’s already gazetted.

On Route 1 itself, not near it.

What's confirmed

The Subsale Land Opportunity Matrix.

Overall: 7.1 / 10

All 8 factors, scored.

Primary strengths

Neutral factors

Risk & disclosure

A 5-component commercial layout, already on paper since 2012.

Not a generic pitch, a specific, local gap.

Not taken on faith, verified against the individual land titles.

1.353 hectares

0.232 hectares

3.667 hectares

“If the zoning is gazetted and the title is freehold, why hasn't this sold already?”

Frequently asked.

12.97 freehold acres. Gazetted commercial zoning since 2014.

Request the title documents & the gazette.

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