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Seri Embun is a double-storey terrace housing collection within Puncak Warisan, a large-scale township development in Kulai, Johor. The project is positioned around a greener, more tranquil residential environment, with the master plan incorporating residential, commercial and community components across approximately 429.3 acres. The township is designed around landscaped areas, a central lake garden and a range of planned community amenities.
For Seri Embun specifically, the homes are designed as 20' x 70' double-storey terraces, offering four bedrooms and three bathrooms. The layout is targeted towards families looking for a landed home with more generous frontage and depth compared with smaller terrace formats.
Location & connectivity
Puncak Warisan is located in the Kulai area, with access to surrounding residential, education, commercial and transportation nodes. The wider township is positioned within the established Kulai–Indahpura area, providing connections towards Kulai town, Senai and Johor Bahru.
The project's sales material places several major destinations within driving distance, including KTM Kulai Station, Senai-Desaru Expressway, Johor Premium Outlets, Senai International Airport and AEON Mall Kulai Jaya. The wider road network also provides connections towards Skudai, Johor Bahru and the Second Link corridor.
Nearby amenities
Healthcare
- Clinic planned within Puncak Warisan
- Temenggong Seri Maharaja Tun Ibrahim Hospital
- Kulai Besar Health Clinic
Education
- Kolej Yayasan Pelajaran Johor
- Foon Yew High School
- SMK Bandar Putra
- Little Big Hearts International & Private Pre-School
- Proposed primary and secondary schools within Puncak Warisan
Retail
- Lotus's Kulaijaya
- AEON Mall KulaiJaya
- IOI Mall Kulai
- TJ Mart
- Johor Premium Outlets
- Proposed hypermarket and commercial lots within Puncak Warisan
Project details
- Developer Opti Vega Sdn. Bhd.
- Land size 429.3 acres (the whole township of Puncak Warisan)
- Total units 639 units (2-storey terrace house)
- Unit size 20’ x 70’ (individual land size)
- Tenure Leasehold
- Target completion 2026
Key project highlights
One of Seri Embun's main characteristics is its 20' X 70' landed format, paired with four bedrooms and three bathrooms. This gives the homes a family-oriented configuration, with sufficient room for multiple bedrooms and shared living areas across two floors.
The larger Puncak Warisan township is another key consideration. The master plan covers 429.3 acres and combines residential areas with commercial and community facilities. The planned environment includes a clubhouse, central lake garden, swimming pool, gymnasium, jogging track and children's playground.
Facilities
The central lake garden is intended to form one of the township's main recreational spaces, complemented by walking and jogging areas and landscaped surroundings. Facilities planned within the wider Puncak Warisan township include:
- Clubhouse
- Central Lake Garden
- Swimming pool
- Gymnasium
- Jogging track
- Kids' playground
- Community garden
- Community hall
- Multi-purpose hall
- Mosque
- Kindergarten
- Proposed schools
- Proposed clinic
- Proposed hypermarket
- Police station
Build & spec
Seri Embun adopts a conventional double-storey terrace house format with a 20’ x 70’ land footprint. The official project page confirms four bedrooms and three bathrooms, with separate ground- and first-floor plans.
The ground-floor arrangement is centred around common living spaces, kitchen and dining areas, while the upper floor accommodates bedrooms and family-oriented spaces. The overall configuration is therefore suited to households that require several bedrooms while retaining conventional landed-home living.
Pricing & availability
The developer's statutory advertisement currently lists Seri Embun at approximately RM504,000 to RM716,000, although actual availability and applicable packages should be checked directly with the sales team as units and promotional terms can change.
At the lower end of the stated range, the project enters the mid-RM500,000 landed-home segment, while selected units can reach above RM700,000. The final purchase cost will also depend on factors such as lot position, applicable rebates and current sales packages.
Layouts
The official Seri Embun page currently highlights one main layout:
- 20' x 70'
- 4 bedrooms
- 3 bathrooms
- 2-storey terrace house
- Ground Floor + First Floor
Market positioning
Seri Embun is positioned as a family-oriented landed residential development within a larger master-planned township rather than as a standalone terrace housing project. Its 20’ x 70’ configuration provides a relatively spacious landed format, while the four-bedroom arrangement caters to growing households.
The wider Puncak Warisan development also creates a longer-term township setting, with planned commercial, educational, healthcare and recreational components. The master plan is intended to accommodate a mix of residential and commercial uses, with the overall development comprising thousands of residential units alongside shop offices and supporting facilities.
Market insights
From a market perspective, Seri Embun's main consideration is the combination of landed-home ownership, a 20' x70' lot and access to a sizeable landed-home ownership, a 20' x 70' lot and access to a sizeable township environment. The four-bedroom layout can suit owner-occupiers who prioritise space for children, working-from-home areas or multigenerational living.
The development is also located within the broader Kulai growth corridor, where connectivity to Senai, the airport, major highways and established commercial areas supports everyday accessibility. At the same time, buyers should consider the 99-year leasehold tenure, the scale of future township development and the actual pace at which proposed amenities are delivered when assessing longer-term value.
Lifestyle & community
The lifestyle concept behind Seri Embun is centred on greenery, open space and a quieter landed-home environment. The official project description highlights landscaped surroundings and a nature-oriented setting, while Puncak Warisan's wider master plan incorporates a central lake garden, recreational facilities and community spaces.
For families, the combination of landed housing, children's facilities, proposed schools and community amenities creates a neighbourhood-oriented setting. The planned commercial components within Puncak Warisan could also reduce reliance on travelling outside the township for selected daily needs as the development matures.
Conclusion
Puncak Warisan Seri Embun is a 20' x 70' double-storey terrace development in Kulai, offering four bedrooms and three bathrooms within a much larger 429.3-acre master-planned township. Its proposition centres on landed family living, greenery and access to a growing mix of residential, recreational, commercial and community facilities.
With 639 units in the phase and an advertised price range of RM504,000 to RM716,000, Seri Embun sits within the mid-market landed housing segment in the Kulai area. Buyers considering the project should assess the specific lot, current availability, tenure, surrounding connectivity and progress of the wider township facilities before making a purchase decision.
