Queens Residences

Queens Waterfront development

Queens Residences, a luxury waterfront development by Ideal Property Group at Bayan Bay with gross development value (GDV) of RM600mil. This development is located in front of BayStar Condominium, just stone’s throw away from Queensbay Mall.

This project will be developed in 4 phases. First two phases are currently in progress, featuring a total of 950 residential units in two residential blocks.

Property Project : Queens Residences
Location : Bayan Bay, Penang
Property Type : Condominium
Total Units: (to be confirmed)
Built-up Area: 950 sq.ft. to 1,650 sq.ft.
Indicative Price: RM780 psf.
Developer : Ideal Property Group

Register your interest here

(This information will be used to keep you updated on the project and future development.)
*By submitting this Form, you hereby agree to our PDPA Consent Clause.

Location Map:



Progress update by our reader (15 Oct 2018)


Progress update by our reader (May 2019)


Tags: ,
  1. Jezz
    March 1st, 2017 at 10:30 | #1

    I see, mine is 17-07. So you bought 2 units of level 9 & 10? I think this is a good buy looking at Penang Properties price keep increasing since I can’t remember when, when I bought my last property 3 yrs ago and everyone keep telling me I’m stupid to buy it at x price but look at it now.The price never stop increasing, just the matter of increasing fast or slow.

  2. Queenie
    March 2nd, 2017 at 00:29 | #2

    Do u think Unit 7 and Unit 8 , 1200 sf is a bit small in size. Only 2 rooms + 1 Study room.

  3. Jezz
    March 2nd, 2017 at 01:29 | #3

    If according to sf it suppose to be big but somehow I don’t understand how it can only allocate 2 rooms and a study without door. Anyway, for me it’s just holiday home so it should be fine kut Bcos all I wanted was the seaview and the location. But if for own stay permanent house day to day, yes I do think it’s a bit small.

  4. JT
    March 22nd, 2017 at 00:26 | #4

    Anyone can share what’s the price different between Phase 1 and 2?

    • Lee
      November 28th, 2018 at 23:21 | #5

      Hi Jt , The package & pricing for Phase 1 & 2 is same actualy

  5. Penang Lang
    April 27th, 2017 at 00:08 | #6

    Is this property commercial or residential title?

  6. Tim
    April 27th, 2017 at 13:03 | #7

    @Penang Lang
    Residential title

  7. Pgt
    May 11th, 2017 at 02:22 | #8

    Any update on this project? How is the reclamation work going on? What’s the schedule?

  8. LoL
    June 3rd, 2017 at 01:27 | #9

    If buy for investment, forget about it. Queensbay area too over supply and pricing there already hit the peak, no more appreciation. Future sure hard to get buyer / tenant, at least 3,000 of unit are my competitor. No value for investment purpose.

  9. CKS
    June 3rd, 2017 at 13:48 | #10

    Hi Lol, you seem to be very familiar and knowledgable with prop.
    Can you share more what is the best place for investment now, with value and why and places with room for appreciation.. will appreciate and thank you….

  10. SK Ch’ng
    July 18th, 2017 at 23:50 | #11

    Any buyer who wish to know more bout queens residences u may

    call / whatsapp me @

    SK Ch’ng

    • Evelyn
      January 28th, 2020 at 11:11 | #12

      Hi interested on waterfront.my hp 0124697842

  11. Richard
    September 15th, 2017 at 14:57 | #13

    It has been very quiet for this project after the phase 11 launched, what happen ?

  12. Goh
    September 28th, 2017 at 11:56 | #14

    Still any unit available?

  13. Buyer 100
    October 26th, 2017 at 10:05 | #15

    Anyone receive SMS from Ideal to sign the SnP?

  14. buyer913
    November 15th, 2017 at 15:21 | #16

    Hi all, last week I pass deposit 20k to sale person, he told me the deposit can refund if I want to quit the project any time before sign S&P. He say all IDEAL project can refund without question before S&P.
    Is that true? How come IDEAL so confident or the sale person mislead me?
    Please share your thought. thanks.

  15. TBR Buyer
    November 15th, 2017 at 15:39 | #17

    Yes, as long as u have not sign the SPA, they should refund u.
    My 20K have been given 6 months ago and the cheque already expired already.

  16. Buyer 100
    November 15th, 2017 at 16:34 | #18

    Just signed the SPA last week but the sales person told me, this project not approve yet. Ideal asking for 10% payment and return the 20k deposit cheque to me. They call this is Pre-SPA while waiting approval from State. Anyone sign the SPA too?

  17. buyer913
    November 15th, 2017 at 16:44 | #19

    I just call to IDEAL PROPERTY GROUP CARELINE : +604-645 6888
    Customer service staff told me, all deposit can fully refund without single question before SnP, this is IDEAL policy. Sound good and feel confidence to this company. Thanks for the good policy.

  18. Buyer 100
    November 15th, 2017 at 17:04 | #20

    Ideal asking for 10% payment by cheque with dated 30/Nov. SPA & Loan Agreement will not send for stamping at this moment while waiting project approval. If failed, cheque will return accordingly. I’m surprise the project not approved yet. Anyone can try to ask and see what the sales person reply.

  19. edisongan
    November 15th, 2017 at 23:29 | #21

    buyer913 :
    I just call to IDEAL PROPERTY GROUP CARELINE : +604-645 6888
    Customer service staff told me, all deposit can fully refund without single question before SnP, this is IDEAL policy. Sound good and feel confidence to this company. Thanks for the good policy.

    Dude, nothing special, no need being too 大惊小怪
    Many developers do the sameeeeeeeeeee

  20. songsang
    November 16th, 2017 at 08:21 | #22

    from now the state gov have to check properly.
    is the plan approved by all department?
    if not Hill land already fall, reclaim land tenggelam / flood

  21. ryu
    November 16th, 2017 at 09:41 | #23

    Many developers require banks loan reject letter, otherwise no full refund, please take note.

    Few developers want you to give reason for cancellation if without loan rejection and need management approval.

    Ideal is exempted on all cases as at now.

    All above conditions apply on SnP not yet signed.

  22. TBR Buyer
    November 16th, 2017 at 16:22 | #24

    I think they worry about The Mezzo @ The Light.
    They are trying to lock down purchaser.

  23. TBR Buyer
    November 16th, 2017 at 16:53 | #25

    It is not legal to ask buyer to pre-sign SPA and collect 10%.
    Buyer have all the right not to sign and pay, until they obtain APDL.

  24. Buyer 100
    November 16th, 2017 at 17:56 | #26

    The lawyer said the SPA will not go for stamping until IDEAL obtaion the approval (APDL) and the 10% will not going to bank in too. That why, they ask to put the cheque dated on 30/Nov and they believe IDEAL will obtain the approval very soon. Is it legal?

  25. Buyer 100
    November 17th, 2017 at 10:07 | #27

    Is it the normal practise for developer to ask buyer to Pre-sign SPA? Looking for advice.

  26. practical
    November 17th, 2017 at 10:33 | #28

    @Buyer 100

    Normal lah dont worry.

  27. Buyer 100
    November 17th, 2017 at 11:12 | #29

    Thanks for inputs

  28. ES
    November 29th, 2017 at 16:16 | #30

    Queens Residences Phase 1 – estimated APDL to be out within Dec 2017 if everything goes smoothly. Phase 2 will be slightly later. Showroom available for viewing, those keen may contact/whatsapp me :
    Ewen HP (Marketing Agent)
    Tqvm :)

  29. BBB
    November 30th, 2017 at 14:27 | #31

    ES :
    Queens Residences Phase 1 – estimated APDL to be out within Dec 2017 if everything goes smoothly. Phase 2 will be slightly later. Showroom available for viewing, those keen may contact/whatsapp me :
    Ewen HP (Marketing Agent)

    Construction duration is 36 or 48 mths ? That means completion date is 2020 or 2021. So late…

  30. SK Ch’ng
    December 7th, 2017 at 01:28 | #32


    Dear BBB,

    Construction Duration is 48 Months from Your SnP date .
    Still have Good Unit for Booking,

    For More Info/ Showroom Viewing Appointment ,

    U May Whatsapp / Call Me , SK Ch’ng

    ~ Thanks alot for your fully Support ya ~ :-)

    • Foo
      October 28th, 2018 at 11:22 | #33

      Is the show room available for viewing today? Am interested to view it. The show room is the located at ideal, office, near sunshine square right? I m free to view at 1pm today

  31. SK Ch’ng
    December 12th, 2017 at 17:55 | #34

    GOOD NEWS !!!!


    For Those Already booked Q2 , Can now apply their loan

    For Those Still Not Yet Place A Booking,

    Now U Can Whatsapp / Call Me @ SK Ch’ng , Queen Residences Marketing Agent

    Thanks a lot for your support ya :-)

  32. JW
    December 15th, 2017 at 18:22 | #35

    This is ridiculuous.. investor must really look at this carefully.. their project suck.. people bought a new property at 600k, but eventually only able to sell at 495k after completion. Strategic location, urgly outlook.. make the market price drop 100k. Take the risk to buy.. dare to loose… good luck buyer.

  33. Buyer 100
    January 9th, 2018 at 14:25 | #36

    Queens Residences Phase 1 – estimated APDL to be out within Dec 2017 if everything goes smoothly.

    Hi all, called from Ideal, project approved. SPA will start stamping on 15/Jan/18 onwards. Anyone received call from Ideal too. Looking for sharing.

  34. Buyer100
    January 9th, 2018 at 16:12 | #37

    Project APDL approved and now going to stamping Spa by next Mon onwards. Looking for sharing if u received the call from Ideal

  35. SK Ch’ng
    January 19th, 2018 at 09:53 | #38

    GOOD NEWS !!! APDL START STAMPED d on 15 Jan 2018 For Phase 1,

    So for Those still wish to Invest or Buy for Retirement home , u may Whatsapp or Contact me :
    SK Ch’ng
    [ Queen Residences Marketing Agent]

    My Contact can get at Upstair Marketing Agents column :-)

  36. buyer913
    January 24th, 2018 at 13:32 | #39

    Hi Buyer,

    Just sharing Bank interest rate.
    Hong Leong Bank.
    1-24 months BR + 0.37% p.a.
    Thereafter BR + 0.52% p.a.

    Anyone get better offer from others bank? Please share. Thanks.

  37. Buyer 100
    February 22nd, 2018 at 10:09 | #40

    Hi Buyer,

    Any update for the project, looking for sharing?


  38. Buyer 100
    March 2nd, 2018 at 16:35 | #41

    Latest update,
    Bank disagree IDEAL SPA by put completion in 48months. To them, any project completion more than 36months must get approval from JPN (Jabatan Perumahan Negara). Now, the Bank asking IDEAL to provide approval letter from JPN for extended the completion period from 36months to 48months.
    Looking for sharing from others buyer…

  39. SK CH’NG
    March 16th, 2018 at 18:39 | #42


    price from 805k ++, still have available units for booking


    all size have also bro :-)

    u may whatsapp me so that i can sent u the sale chart :-)

  40. Jessica
    April 28th, 2018 at 18:59 | #43

    Hi, Keen in this project. Still have available units? can email sale chart?

  41. happy
    June 16th, 2018 at 00:52 | #44

    any low costs or affordable units in Queen’s residence? as now all projects need to hv that right? so need to know where will it be ? thx

  42. Sk Ch’ng
    July 21st, 2018 at 22:15 | #45

    What’s the special promo now?

  43. SK CH’NG
    July 23rd, 2018 at 22:46 | #46

    @Sk Ch’ng

    Special Promo is Saving Interest part as Rebate for selected unit

  44. Jay
    August 2nd, 2018 at 16:36 | #47

    @SK CH’NG
    I’m interested. Can send me more info? Couldn’t find your no. in this page?

  45. SK CH’NG
    August 27th, 2018 at 15:11 | #48


    Dear Jay,

    What is your contact ? or U can Call / whatsapp me direct , MY contact can be found at above marketing agent column, thanks ya

  46. SK CH’NG
    November 19th, 2018 at 00:34 | #49

    GOOD NEWS & TIPS !!!

    Queens Residense Phase 1 & 2 Estimated can be Completed by End 2020 Year

    Pulau Jerejak Will Be Become New Attraction Theme Park Soon !!! A New Tourist Attraction Which Can Bring the Value Up in Future !!!

    For Those Who Still wish to grab a unit here ,

    Fast Call / Whatsapp me to View Our showroom

    SK Ch’ng , My contact can be found @ Marketing Agent Column, Thanks ya :-)

    • Rae
      September 1st, 2019 at 12:49 | #50

      I can’t locate ur contact number.

  47. MohongKouh
    March 25th, 2019 at 13:00 | #51

    Hi SK CH’NG,

    Whats the current offer and promotional packages?

  48. tailow
    April 18th, 2019 at 14:49 | #52

    heard that ideal property had sold off Q3 AND Q4 to another party, so they will only complete Q1 and Q2. in that case, the whole masterplan might be affected, such as who is going to build the small stadium and the sports centre.what about the access 6 lanes road? anyone got answer?

  49. TRIUNI
    June 16th, 2019 at 14:46 | #53

    GOOD NEWS !!!







    SK CH’NG

    My Contact Number Can be found at above Marketing Agents Collumn, Thanks alot ya :-)

  50. P_buyer
    June 28th, 2019 at 14:57 | #54

    When is the completion for Q1 &2 . Some said end 2022 , some end 2021 and end 2020. Good buy now ? See price drop and booking fee from 20K to 5K ?

  51. lost
    June 29th, 2019 at 11:03 | #55

    i m lost too. when I first visited the showroom, the sales person told me this project will be ready end 2020, and mostly sold out, especially Q2. later, when I took my GF to visit again 1 month later, the other sales person told me it will be ready end 2021. (1 year delay). then, last week,when I took my parents to visit the showroom for the third times, another sales told me this project will be ready end 2022. WHAT….. (2 years delay). what is happening ??

    my conclusion … those sales are from some agencies , so they do not really understand this project. SO… when you asked them, they just simply bla… bla… bla… USELESS AGENT.

    for ideal project, be prepared for inferior quality product as they can produce low/medium cost housing only. never expect a low cost housing developer to build a good and nice high end condo for you. also, be prepared to face the gangster contractor when you move in , so never be happy when you got it cheap….. cheap thing will never be good because you have to compromise for the quality, service,depreciation ….

  52. lossss
    June 29th, 2019 at 12:29 | #56

    At the end , did you place the booking after 3rd visit ? Just wondering in SnP , 36 months or 48 month? I heard some buyer need to sign the consent letter to follow developer bank in booking date , instead of follow SNP date if want to enjoy the HOC.

  53. ryu
    June 29th, 2019 at 20:28 | #57

    @lossss, the completion date is 45 months from SnP, the buyer needs to sign a consent letter to follow developer bank in-date a few months later. You can enjoy interest-free for a few months also. Win-Win situation.

  54. notlost
    July 1st, 2019 at 10:20 | #58

    ideal is a good developer, give cheap n stayable housing for poor penang people. their projects are good but sometime come with quality problem. if u wan quality house, pls look for quality developer like E&O, IJM . they will not hav inhouse contractor.

  55. QR
    July 1st, 2019 at 18:43 | #59

    Any whatsapp group for buyer Q2?

  56. queen
    July 4th, 2019 at 15:23 | #60

    anymore seaview unit ? when Q3 open ?

    why all seaview unit facing pulau jerejak ? why price drop so much ? cannot sell ??

  57. SK CH’NG
    July 27th, 2019 at 23:52 | #61


    Q1 Estimated Completed End of 2020 , take key early of 2021

    Q2 Estimated Completed End of 2021 , Take key Early of 2022


    BECAUSE We Giving HOC Discount , Under HOC Programme,

    for Non Seaview Unit Booking is RM5K ONLY

    for Seaview unit Booking is Rm 20k only

    We Can make appointment for showroom viewing 1st , then only u decide later ,
    Now is Really A Good Buy time if u compare this Waterfront project with sungai nibong , sungai ara & etc , coz psf also quite same the price

    My name is SK CH’NG , My Contact @ Above Marketing Agents Column

    Thanks alot for your fully Support :-)

    • Ang Geok Ee
      September 1st, 2019 at 12:44 | #62

      Can email me the sales chart. Thanks.

  58. lost
    August 6th, 2019 at 10:57 | #63

    finally, I have decided to book 1 unit , facing q’bay, cost around 700k. since I m working at bayan lepas FTZ, I think it is easy for me to get to work. (now staying at farlim).

    my friend told me that the gangster contractor is actually not gangster, but just indoor contractor. if you let them do some renovation, then everything will be OK. their price is quite reasonable and unlike some bad comments. if you do not choose them as contractor, then just pay them some rubbish collector fee, which I think is quite reasonable.

  59. ckII
    August 6th, 2019 at 14:49 | #64

    @lost your friend too young or you are too young! hos many of your friends ald purchased idea projects and you get the right information. The currently just completed project one foresta, affordable house, you know how much sampah fees they collect? The fees are totally notnecessary because the jobs should be done by own contractors. Imagine how many units there how much extra they collecting. The practice of sampah fees only happened in Penang island (most area but not all) and not other places and states.

    Also, the cements price are higher then outside and not reasonable. If they are not ganster, then they should give onwer to use own contractors without the sampah fees. I wonder why the ganster always like to bully chinese and poor people even the affordable projects. Authorities can’t do anythings. If you are from their side, sincerely hope you can think about it. we should helping each other instead of bullying the poor and citizen, right?

  60. lost
    August 9th, 2019 at 11:20 | #65

    what is your problem..??? if you can buy a 700k–1 mil condo,but you cannot pay the 500–1000 sampah fee, what a joke !!!

    outside contractor also charge very expensive now, some even cut your throat if you did not make comparison . as long as the contractor behave themselves, what problem do you have ??

  61. ckII
    August 9th, 2019 at 13:53 | #66


    Can or cannot pay is not the main problem, the problem is about why need to pay the extra?

  62. ryu
    September 1st, 2019 at 23:19 | #67

    happy just buy, unhappy then go for other projects. I just bought one too, facing QB (where to find so cheap freehold project and comes with 2 side by side car park), even Triuni Residence also comes with tandem car park for the smallest size.

  63. Jo
    September 3rd, 2019 at 09:54 | #68

    Just bought one under the HOC.

  64. CSResi
    September 3rd, 2019 at 20:41 | #69

    Very good deal

  65. Brig
    September 6th, 2019 at 12:09 | #70

    I just bought a unit too.Full unobstructed Seaview. I think it’s a perfect location with amenities easily accessible as well.

  66. Ultimata Y
    September 8th, 2019 at 11:45 | #71

    How many units left? Any idea?

  67. Ranee
    September 10th, 2019 at 10:48 | #72

    May I know what is d unit size and how much you paid for it?

    • Brig
      September 11th, 2019 at 09:50 | #73

      Hi Ranee, 1400sq 3 bedrooms. 1.5m. You looking for 3 bedrooms too?

  68. Ranee
    September 11th, 2019 at 11:28 | #74

    My budget only go for 950sqft facing QB mall.

    • Brig
      September 11th, 2019 at 12:21 | #75

      I’m sure you will like the location and the unit as much as I do:)

    • Ultimata Y
      September 11th, 2019 at 12:22 | #76

      Did u guys how many percent sold off and unit left now?

      • Brig
        September 11th, 2019 at 14:41 | #77

        Hi Ultimata.

        According to my agent only 40+ units left for Q1 500units.

  69. Ranee
    September 12th, 2019 at 10:45 | #78

    Not only the location but the concept of waterfront with marina cum commercial under, that is rare.

    • Brig
      September 12th, 2019 at 15:26 | #79

      Hi Ranee.Yes I just love everything about it. So excited and looking forward for the completion.

  70. tai
    September 12th, 2019 at 14:55 | #80

    i bgt 1 too, better choose Q1 than Q2, bcos it is nearer to QB. also. wen Q1 ready , Q2 is almost done, so not so much of noise n dust. But, for Q2, some units facing Q3, will hav to bear the piling noise n dust. therefore, it is better to choose Q1.

    my unit is semi sea view, better discount and looking towards penang bridge. there r a lot of units facing pulau jerejak, not a good view to me.

  71. Queens
    October 8th, 2019 at 22:24 | #81

    Hello everyone, i am new to here.

  72. queen
    October 8th, 2019 at 22:25 | #82

    Hello everyone

  73. J
    November 1st, 2019 at 15:27 | #83

    Any fb group for Queens Residences?

  74. chestonchoo
    November 1st, 2019 at 16:17 | #84

    Seems like hot selling and almost fully sold. No wonder my China client like to say Penang people hogiak… Then their buying ideas really totally different and make more senses. Just a one day trip and really learn a lot by listening 3rd party point of view, it’s clear and straight to the point. #pigs Property Insights Go Simple

  75. Sweetie
    November 1st, 2019 at 22:30 | #85

    Yes, pls check and send the request

  76. Ultimata Y
    November 2nd, 2019 at 21:34 | #86

    Is there a FB group for q1 resident?

  77. Ownstay
    November 3rd, 2019 at 17:13 | #87

    Pls search in FB.
    Queens Residences (Q1 and Q2)

  78. J
    November 4th, 2019 at 09:33 | #88


    hi, the group seem like not active and not much owner join in.

  79. Ownstay
    November 5th, 2019 at 23:28 | #89

    Pls follow, i will add u after verified u are buyers.

  80. Linda
    January 29th, 2020 at 08:59 | #90

    Potential Buyer

  81. Bryan
    February 3rd, 2020 at 16:35 | #91

    Is it still worth to get 1 from this project?

  82. ckII
    February 3rd, 2020 at 17:22 | #92

    now the cheapest unit 650K ?? worth to get a unit

  83. Bryan
    February 4th, 2020 at 13:35 | #93

    Cheapest units are with afternoon sun. Facing north 700K+ onward, and sea view close to 1M onward.

    Any issue on the reclamation land?

  84. Ryu
    February 4th, 2020 at 17:04 | #94

    @Bryan, it would be impossible for us to know whether there is any issue on the reclamation land right now. Time will tell… But I believe many people had considered this project because of the strategic location, future aspect and QW marina.

  85. Dreamer
    February 17th, 2020 at 07:49 | #95

    I feel it is rather expensive to get a 2 bedroom for nearly 900k.. with the current unknown virus outbreak, not sure we can still survive through. Keep our money and see how.. there is always new project around.

  86. Brig
    February 22nd, 2020 at 22:06 | #96

    Beautiful project.Eagerly waiting for the completion.Indeed very Excited!Its a dream come true.

  87. G2020
    July 7th, 2020 at 14:55 | #97

    Hi! Does anyone know, from the 23rd floor (top floor) of Queens Residences Q2, what will the view be? Without tilting the head downwards, can a person see the water or only Pulau Jerejak and the sky?

  88. Ranee
    July 8th, 2020 at 11:11 | #98

    You may pay a visit to their on site show room which locates on Q1 7th floor sea view unit.
    BY appointment only.

  89. Heng
    July 8th, 2020 at 16:09 | #99

    you may cry if u bought for seaview purpose, coz in future fully blocked by new development, which is reclaim land. same thing happened at tropicana bay block by quaywest, and quaywest blocked by future reclaim land project.

  90. Heng
    July 8th, 2020 at 16:09 | #100

    Heng :
    is a good project.

  91. G2020
    July 8th, 2020 at 17:19 | #101

    Thanks Ranee! I’m a purchaser, and I’ve visited the on-site showroom already. I was wondering whether my unit on the 23rd floor would be able to see the water or not. However, I’ve calculated that, 100m above sea level (expected height of 23rd floor), with a human eye lower vision field of 70 degrees, it would be possible to see the water in between Penang and Pulau Jerejak (which is 1km away). However, even at the 23rd floor, it would not be possible to see “over” Pulau Jerejak as its highest point is around 200m. Another tip is to consider furniture placement carefully. When you are seated on the sofa or being on your bed (which are both seat against a wall), you are not looking straight out the window but at an angle. For some units, it may be better to flip your furniture arrangement so that you get a better/unobstructed view when seated on the sofa or being in bed.

  92. QR
    July 17th, 2020 at 02:15 | #102

    Is it a good time to enter at this time? Seaview units are selling at around RM900psf. Plus, Ivory is planning to build another 1000unit service apartment nearby. Traffic congestion will be an issue?

  93. neighbourhood
    July 20th, 2020 at 00:02 | #103

    that place is super traffic jam when comes to weekend especially Dec year end holiday. @QR

  94. G2020
    July 20th, 2020 at 12:11 | #104

    It’s a very bad idea to buy this property.

    First of all, why would anyone want to live at the waterfront? Isn’t it better to live amongst other high rise apartments where you can look into other apartment units? This way, you feel more connected to other people. This is so much better than looking at an untouched island, the blue water and the sky.

    Secondly, it makes no sense to live next to one of the largest shopping malls in Penang. You see, you bought a car for a reason right? You would not be maximizing the value of your car if you don’t drive at least 20 minutes to a shopping mall. Also, you won’t achieve the “family outing” feeling if it is so convenient to go to the mall.

    Thirdly, do you really think you will enjoy using the infinity pool with uninterrupted views of the water? I mean you are already *in the water*, duh, why do you also need to see more water? So much better to have a swimming pool near the city center where the soundtrack of city life (e.g. cars honking) can be better appreciated.

    Lastly, why do you want a marina and food and beverage waterfront promenade concept at your doorstep? It is too luxurious! I mean do you really want other people to say that you are so spoilt that you can just take the lift down from your condo and enjoy a Frappuccino ice blended? What happened to hard work and perseverance? People, we were not put on this Earth to enjoy ourselves!

  95. doctor
    July 20th, 2020 at 12:56 | #105

    pls be reminded to take your daily dosage.

  96. G2020
    July 20th, 2020 at 20:13 | #106

    Alamak. So you really didn’t get it? :) Read again.

  97. QR
    July 20th, 2020 at 23:13 | #107

    Any reason why you chose Q2 over Q1?

  98. G2020
    July 20th, 2020 at 23:29 | #108


    Some reasons I selected Q2:

    – Lower density in the development (500 vs 450) for very similar land size as well as lower density per floor (Q2 has more floors)

    – 1200sq ft “-07” and “-08” units in Q2 have better sea views (less obstructed by other units); however, for 1400sq ft units, the Q1 “-08” units have the best views for both front and side

    – Pool in Q2 is more impressive: it is larger and has unobstructed views, being at the edge of the building

    – Developer/contractor can improve Q2 based on lessons learned in Q1

    • QR
      July 21st, 2020 at 13:25 | #109

      I tried to look for details of the facilities for both Q1 and Q2 but couldn’t find it. Are you able to share it here?

  99. Looking around
    July 21st, 2020 at 12:23 | #110

    This project still selling at 1000+ psf? Not sure if it is a good idea to buy now during COVID especially at that price, we are on global recession soon. Btw, heard there is a rooftop at highest level? This is a private rooftop anyone know and how big is it?

  100. G2020
    July 21st, 2020 at 15:57 | #111


    I think the facilities are very similar. You can see the website here. Why not speak to a property agent or visit the Ideal showroom?



    Advantages of Q1 over Q2:
    – Faster completion (and therefore safer investment)
    – Closer walking distance to Queensbay
    – Some units might better; for example, west facing units that face the to-be-built serviced residences may be protected from afternoon sun

    @Looking around

    It is expensive per square foot, no doubt. I am buying for personal stay, so financial returns are less of a consideration. I might think twice if buying for investment. Some people say that for such prices, better invest in the North. However, there will be some wealthy people who want to stay in this area, and this is at the moment the only premium apartment building in South of Penang. Prices per square feet are higher than Putra Marine, but the units are large, so those start from RM 1.2 million, but I’d rather have a smaller, and higher-spec unit in Queens Residences. Putra Marine has risen in value, but when constructed, it was not a luxury development, so the material and facilities are not the same level.

    • QR
      July 22nd, 2020 at 06:28 | #112

      They claimed Q1 has more facilities compared to Q2, hence the maintenance fees are the same. When were asked for the detailed, seems like no answer.

  101. Jensen
    July 21st, 2020 at 16:38 | #113

    Queens Waterfront is not fully develop yet, the price surely will rise in the future for Queens because the seaview will always be there. Unlike some other seaview projects, mostly have plans or already reclaiming the land right in front of them – sorry for seaview unit buyer. But there is not much space between Jerejak island and Queens waterfront, that;s why they will not reclaim there. Jerejak Island will develop though. Contact me if you want view showroom, I can provide more information. Cheapest unit starts from 750k+.

    @Looking around
    They are selling at around 750-800psft for some units.

    • QR
      July 23rd, 2020 at 01:49 | #114

      750psf definitely not seaview units

  102. Jensen
    July 21st, 2020 at 23:17 | #115

    Queens Waterfront is not fully develop yet, the price surely will rise in the future for Queens because the seaview will always be there. Unlike some other seaview projects, mostly have plans or already reclaiming the land right in front of them, sorry for seaview unit buyer. But there is not much space between Jerejak island and Queens waterfront, that’s why they will not reclaim there. Jerejak Island will develop though.

  103. teoh
    July 23rd, 2020 at 09:06 | #116

    I see, so what you’re saying is “It is expensive per square foot, no doubt.”, and not a good buy for investment. I strongly agree with you.

  104. Jensen
    July 23rd, 2020 at 15:46 | #117

    Haha, you are right. Seaview is around 800+ psft hehe. But also considered one of the cheapest confirmed seaview you can get around. Many seaview condos only promising in the first 10-20 years.

  105. G2020
    July 23rd, 2020 at 21:24 | #118


    It is expensive per square foot, just as Rolex watches are expensive. Whether it is worth the price is a bit more subjective. When I said I would “think twice” as an investment, I meant it literally. I meant I would think carefully, I didn’t mean that I would avoid it.

    Especially for personal stay, the reality is that the proposition is very attractive. It’s not just next to a major mall. It’s not just on the waterfront. It’s both, and the sum is more than the individual parts. Also, waterfront is not the same as sea view. Waterfront means you are directly in front of the water, not even having a road between you and the water (in the case of Queens Residences, I guess technically there is a pedestrian promenade). There aren’t a lot of waterfront apartments in Penang. Also there are very few premium apartments where you can walk to a major shopping mall. If this were to be in Sydney and Melbourne, I cannot imagine what the price would be!

    • QR
      July 24th, 2020 at 02:02 | #119

      Just out of curiousity, why did you choose this over Quaywest?

  106. G2020
    July 25th, 2020 at 00:53 | #120


    Queens Residences is on the waterfront and is within walking distance to Queensbay Mall. Quaywest has sea view, but is not on the waterfront, and it is more likely to lose its view to future reclamation works. It is not really realistic to walk from Quaywest to Queens Residences. Queens Residences is also freehold and residential title (not sure about Quaywest). Queens Residences does not have affordable housing integrated into the development; Quaywest does.

    Can you tell us a bit about your views too? Did you buy or past over Queens and QuayWest?

  107. teoh
    July 25th, 2020 at 15:09 | #121

    Hahaha, the way you hard sell it, it definitely does not sound like “you’re buying for own stay”. But anyway, to be honest, based on pass experience, a “luxury” property located next to a shopping mall in Penang almost never ended up being sought after. If at all a condo adjacent to a mall is valuable, it is due to other reasons rather than the location. However, a medium cost condo/apartment located near a mall is always popular as it can easily be rented out to those people working at the mall, therefore a good investment.

    • QR
      July 26th, 2020 at 10:40 | #122

      If you want the best rental, find an apartment next to a private college/uni. Students always pay.

  108. QR
    July 26th, 2020 at 01:29 | #123

    Projects I have viewed so far:
    Triuni – Poor transport connectivity, dual key concept with tandem car park (heck don’t know what they are thinking)

    Zen 6 – Small hallway, low cost design floorplan, afforable units next tower makes it comparably much expensive, high density per tower. PWC wholly sold to Hemat who?

    Muze (PICC) – no comment. don’t like the location.

    Quaywest – not much choices (units) left to be considered. So far the masterplan do not show there will be reclaimation work at the seaside directly infront of Quaywest. Commercial title, but no commercial lot below. Nice floor tiles.

    Queens Residences – QB mall within walking distance, traffic congestion after completion is a concern. If the sports center having weekly event it will be even worse. Sales person claimed there won’t be any future reclaimation work, but who can guarantee? I know there will be a marina there, government can just compensate and move the marina further out and give right to reclaim to any developer willing to pay the price.

    Waterside residence – ghost town? Basically nothing there, yet.

  109. Ranee
    July 26th, 2020 at 11:13 | #124

    I had similar situation as you at end of last year.
    End up I took Queens cos Ideal slashed price from 800k to 600k plus for smaller units.
    During that time there was also having HOC package.
    Till today no regret on my decision.

    • QR
      July 26th, 2020 at 13:38 | #125

      600k plus meaning facing QB mall right? Q1 or Q2? What made you decide not to go for seaview unit instead?

  110. G2020
    July 26th, 2020 at 12:02 | #126


    I’m buying for own stay / holiday home. Of course Queens Residences has disadvantages too such as (a) relatively high density (and full maximization of plot size), (b) wide range of pricing (RM 650k – RM 2m) leaving a possible question mark on the quality of the overall development and common facilities, (c) not in a true premium area like Seri Tanjung Pinang and (d) as QR said above, might suffer from congestion due to the proposed sports center.

    Do you have a theory on why luxury apartments near malls tend not to do well? Do you think because it is not considered exclusive enough, being near a big mall? For me, Queens Residences is not in the luxury category but is below that, in the “premium” category.

    I would have gone for Gurney Paragon or other supercondos near Gurney Plaza but unfortunately the prices there are too high for me. I wonder if the reason for the low demand that you mentioned relating to luxury properties near malls is the size and price of the units, taking the supercondos near Gurney Drive as an example. (There aren’t many other other examples?)

    In Kuala Lumpur, the equivalent might be Pavilion Residences (expensive but successful) and Four Seasons Residences (RM 3 million for 1,000 sq ft)

    Overseas, I think luxury / premium city center condos are highly sought after, even when they don’t benefit form being simultaneously on the waterfront. In Sydney, the Park Hyatt Sydney is an incredibly successful and expensive hotel because it is in the city centre and is at the waterfront, facing the Sydney Opera House.


    Thanks for your thoughts and analysis. I agree the sports center is a bit of a red flag. Hopefully the additional roads that they build will somewhat alleviate the issue. Maybe the sports center will not be built for another 10 years? You are right that no one can guarantee future reclamation work in front of Queens Residences but I think the likelihood is low. Firstly, there will hopefully be a popular waterfront promenade there (enjoyed by the public), and they are building the marina there. Secondly, the government appears to be claiming land immediately south and adjoining Queens Residences. They are claiming almost exactly as much further out to the water as Queens Residences. The shape will be odd if they claim further in front of Queens Residences. https://www.penangpropertytalk.com/2020/07/linear-waterfront/

    On Quaywest – I believe there are affordable units in the development. I am not sure whether the facilities are shared or not.

    Zen 6 – can you elaborate on what do you mean by “low cost design floorplan’? Are you referring to things like the kitchen window facing the corridor? What other red flags should I look for?

  111. Looking around
    July 26th, 2020 at 23:39 | #127

    Are you sure full seaview unit only RM800+ psf? I think full seaview unit only for those 1400 sqft and above units? I was quoted nearly RM1200 psf for those though.

  112. QR
    July 27th, 2020 at 03:55 | #128

    Quaywest – Yes there are affordable units for that project, some even without car park so night time will have a lot of cars parking at the road side. Facilities are not shared. Commercial rate for assessment.

    Zen 6 – Small living room & dining area make it seems like LMC flat.

    @Looking around
    RM800+ psf is side seaview, means you will have to turn your sight about 45° to see the sea water.

  113. teoh
    July 27th, 2020 at 09:05 | #129

    So when I said “a luxury property located next to a shopping mall in Penang almost never ended up being sought after”, I meant if you were to compare luxury condos next to a mall vs one far away from a mall (eg. tanjung bunga), there is almost no difference in demand, therefore drawing the conclusion that being adjacent to a mall does not give a condo any premium in terms of value.

    And when you said “Queens Residences is not in the luxury category but is below that”, then the price tag of RM1000psf average certainly does not reflect that, in other words, overpriced?

    And my friend, don’t talk about what Sydney lah, what Opera House lah, and Pavillion lah, they are all irrelevant lah. This is Penang, a small town in Boleh land where roads are full of potholes.

  114. G2020
    July 27th, 2020 at 11:42 | #130


    It isn’t luxury in the sense that the development is dense and the unit is small. It would be luxury if it was RM 1000psf but the unit sizes are 2500 sq ft and above, for example. In my mind anyway….


    Thanks for your thoughts.

  115. Looking around
    July 27th, 2020 at 14:55 | #131

    I remember MBI wanted to acquire Ideal, Guess that didn’t happen as MBI boss on the run Liao? 😀 Why Ideal wanted to sell this project to MBI in the first place though. How strong Ideal as a company? Don’t want later the developer cao Lor…Cham!! LOL

  116. Looking around
    July 27th, 2020 at 15:00 | #132

    If you have a choice to choose between Queens vs Setia V at Gurney…assuming at the same price, which one will you choose. Sorry if the question sounded a bit dumb. 😀

  117. Looking around
    July 27th, 2020 at 15:03 | #133

    Why sounded so agitated? Cool lah…luxury or not is subjective lah…like me staying in cheap and small flat…to me, Queens is already Super luxury but to some people, it is not lah…depends on what one perceive as luxury.
    To me, to be able to eat hawker food is luxury compare to fine dining…again, sorry for the dumb analogy. Chill… 😉

  118. G2020
    July 27th, 2020 at 15:50 | #134

    @Looking around

    Do you mean total price (not price per sq ft)? If total price, of course Setia V!

  119. G2020
    July 27th, 2020 at 16:06 | #135

    @Looking around

    I think Setia V units are at least 2500 sq ft, and some of the units have private pools attached. So if they cost the same amount as Queens Residences, I would certainly go for Setia V.

  120. teoh
    July 27th, 2020 at 17:29 | #136

    @Looking around
    Agitated? You mean this –> “And my friend, don’t talk about what Sydney lah, what Opera House lah, and Pavillion lah, they are all irrelevant lah. This is Penang, a small town in Boleh land where roads are full of potholes.”???

    Of course agitated lah! Hahaha…you have any idea how many potholes and bumps we have to drive over everyday in our short drive from Pulau Tikus to Georgetown?? It’s a serious embarrassment whenever I have to bring friends from out-a-town around sightseeing in Georgetown, not to mention the safety hazard for the many motorcyclists in PG.

  121. Looking around
    July 27th, 2020 at 17:37 | #137

    Ohh, then no need to see already…can’t afford! lol

  122. Ownstay
    July 27th, 2020 at 17:44 | #138

    For real SPA name owners, if u wish to join our Queens Residences’s WhatsApp group.
    Pls whatsapp to ol2-4l84834

  123. Looking around
    July 27th, 2020 at 17:55 | #139

    Haha, always take the positive lah…with the potholes, it actually train you to be a better driver/rider. Although small, Penang is renowned globally leh, that’s why a lot of gwai lo wants to retire here. :)

  124. Looking around
    July 27th, 2020 at 17:57 | #140

    Ohh, what they call part seaview, not full seaview…but seaview at night very dark leh…at night city view is better but that’s just my personal opinion lah

    • QR
      July 28th, 2020 at 00:02 | #141

      Those partial seaview can see either bridge.

  125. Looking around
    July 27th, 2020 at 18:26 | #142

    Meaning only for those Queens owner right?

  126. MIL
    July 28th, 2020 at 00:24 | #143

    want but buy, dont want buy dont kap

    • QR
      July 28th, 2020 at 05:55 | #144

      You bought already?

  127. Jensen
    July 29th, 2020 at 17:04 | #145

    If same price I’d go for Queens for the view, Setia V for the location

  128. Truth
    November 22nd, 2020 at 16:25 | #146

    Be careful of this developer esp. if you are buying 100% cash. They have a few ongoing legal cases involving multiple transactions on the same units (i.e. selling the same unit a few times to different buyers). Very ungrateful developer …father and son team…..if don’t believe, check with people in legal industry.

  129. ryu
    November 23rd, 2020 at 17:22 | #147

    @truth, I don’t think its going to happen whereby many buyers are paying for the same unit, not to mention this purchasing process need to witness & approved by bankers, lawyers and stamp duty waiver for MOT. Your point of view does not make sense. By the way, I’m the purchaser for this project too and proper documentation had been prepared, approved and also certified by their external auditor.

  130. Qkumba
    November 25th, 2020 at 22:03 | #148

    Reading back at all these comments. It was fully sold out back in 2017? How come now people still get to buy? And why the prices has gone down so much?

  131. Laura
    December 1st, 2020 at 13:03 | #149

    The price didn’t drop, and those units that are sold out in 2017 are mostly 950sqft units. If you’re looking for bigger size, 1000sf onwards still available.

  132. Can
    January 8th, 2021 at 12:51 | #150

    Just left few units available for phase 1&2 only.
    Any idea on phase 3 launching date? Possibly this year?

  133. Tim
    January 8th, 2021 at 17:15 | #151

    Can :
    Just left few units available for phase 1&2 only.
    Any idea on phase 3 launching date? Possibly this year?

    Still plenty of unsold units. Not much different when last view on CNY last year vs. last mth visit to Ideal Sales Gallery. Normally price will maintain but after construction is finish, we will see new special discounted package.

    • QR
      January 9th, 2021 at 17:00 | #152

      Mind to share what makes you think that there will be more discount after completion? As far as I know price will appreciate after completion.

      And I heard they are launching phase 3 this year.


  134. TR
    January 10th, 2021 at 09:13 | #153

    QR :
    Mind to share what makes you think that there will be more discount after completion? As far as I know price will appreciate after completion.
    And I heard they are launching phase 3 this year.

    Mind to tell us why the price will appreciate after completion? Any projects that completed in the last 3 yrs got price appreciate? I am asking about actual sub sale transaction price not asking price. TQ.

  135. Can
    January 10th, 2021 at 10:12 | #154

    I see. I paid a visit yesterday. Not much unit available & choice to choose. All sold out. Few units left only. We decide to wait for phase 3 instead. Hopefully the price won’t increase much.

  136. Can
    January 10th, 2021 at 10:17 | #155

    Actually if you look around on current market, actual value transaction VS asking price not tally. Got value & no market as of now. Anyway, property is a long term investment project.

  137. Bing
    January 10th, 2021 at 11:56 | #156

    Nowadays, all sold out does not mean price appreciation as you have a lot of purchasers out there buying for investments, and not for own stay. The factor that keeps price from appreciating is
    (1) market sentiment (which is bad, and will be worse)
    (2) you will see many owners desperate to sell after completion (bad for price appreciation)
    (3) rental market is ridiculously bad, which makes situation worse.

    A good example is The Tamarind by E&O. In spite of almost all sold out before OC, the resale price after OC was terrible with many owners selling at a lost, and rental was the worst I have ever seen in recent history compared to the price owners paid when buying (meaning the rental yield was super low).

    Also, Ideal has the habit of keeping a lot of units for itself, so the so-called “almost sold out” does not reflect the actual market demand at all.

    If you are still thinking of buying properties for investment, then God bless you. Based on PG state policy and market situation, your chances of making money out of property investment would be as high as the chances of Dr M becoming the PM for the 3rd time. Well, you make your own judgement. :)

  138. TR
    January 10th, 2021 at 14:05 | #157

    Can :
    Actually if you look around on current market, actual value transaction VS asking price not tally. Got value & no market as of now. Anyway, property is a long term investment project.

    I do agree all property is for long term investment. Current market is a sure no for short term flipper. Latest housing loan is about 2.9% PA. If I hold this property 10 yrs, do you think this property can appreciate more than bank interest cost? Unless one is paying by cash then shouldn’t be a problem for investment.

  139. fiona
    January 11th, 2021 at 08:07 | #158

    I believe it is the same whether you take a mortgage loan or buy with cash. You have to pay 2.9% interest if you take loan, but you also have to forego a 2.5% pa fixed deposit interest if you buy with cash. Even worse for cash buyer, the opportunity cost could be higher as you might be able to make 10-20% pa from stock market with that cash, instead of having your money sitting idle with that property.

    In summary, property is the worst investment. DON’T BUY!

    • QR
      January 13th, 2021 at 14:40 | #159

      Jack up the price, let foreigner buy.

  140. TR
    January 11th, 2021 at 19:48 | #160

    Good advice. Thank you! I believe the worst yet to come.

  141. KT
    January 12th, 2021 at 21:59 | #161

    All dont buy, go back home sleep and sweet dreams

  142. chowkonyeow
    January 13th, 2021 at 11:20 | #162


    Absolutely agree. New launches/phases by developer will be priced higher than their previously completed project but that is primary market. As an investor you want to make money from secondary market and from what i see, prices in subsale market is weak. Gone are the days for flippers to flip their property at high price after completion.

  143. Kelly
    June 18th, 2021 at 14:23 | #163

    I’m interest for a lot facing sea view.

  144. John
    June 19th, 2021 at 21:09 | #164

    No need to drop a comment here.
    You can ask developer as currently some units released.
    Still available.

  145. David wong
    June 20th, 2021 at 12:58 | #165

    John :
    No need to drop a comment here.
    You can ask developer as currently some units released.
    Still available.

    panda rider asking for sea view food order.

  146. JJ POP
    June 21st, 2021 at 10:45 | #166

    @David wong

    On behalf of panda rider, we do not have client ask for sea view food order.

  147. simple question
    June 22nd, 2021 at 17:07 | #167

    One simple question guys.

    How does the improvement of the traffic is it going to be for this project?

    The existing jam is horrible and nightmare, and what will happen after there’s a stadium is built?

    And another question.

    What happens to another new 3k density and 5k of capacity


  148. JJ POP
    June 28th, 2021 at 20:29 | #168

    simple question :
    One simple question guys.
    How does the improvement of the traffic is it going to be for this project?
    The existing jam is horrible and nightmare, and what will happen after there’s a stadium is built?
    And another question.
    What happens to another new 3k density and 5k of capacity

    No money buy dont ask questions here.

  149. Sea
    December 3rd, 2021 at 14:04 | #169

    What is the conclusion now after 5 years of discussion?
    Everyone happy to receive their unit?
    Is the price worth every single cent money spend?
    Anyone happy with purchase or regret?
    More to come Q2/3/4

  150. JJ POP
    December 5th, 2021 at 14:53 | #170

    Sea :
    What is the conclusion now after 5 years of discussion?
    Everyone happy to receive their unit?
    Is the price worth every single cent money spend?
    Anyone happy with purchase or regret?
    More to come Q2/3/4

    Conclusion is everyone is happy and its worth every single cents, but don’t mention about cents n being cheapskate. Here no cheapskate people so we mention about dollar and USD or maybe by hundred ringgit not cents.

  151. Sea
    December 6th, 2021 at 08:21 | #171

    @JJ POP
    Yes. And i hear too some owners looking forward to buy extra unit too. Many are waiting for Q3. Great purchase for Q1/Q2. However Q3 will be from 800k above due to inflation & post pandemic..

  152. Ice Kacang
    December 20th, 2021 at 21:12 | #172

    Sea :
    @JJ POP
    Yes. And i hear too some owners looking forward to buy extra unit too. Many are waiting for Q3. Great purchase for Q1/Q2. However Q3 will be from 800k above due to inflation & post pandemic..

    Need to prepare money for Q3 already people say Q1 quality superb 10 bintang

  153. Ong
    January 13th, 2022 at 08:46 | #173

    @Ice Kacang
    I hear Q3 will be managed by Marriott. And price per square may go up to 1kpsf and above due to fully furnish.

  154. TuaLamPa
    January 13th, 2022 at 12:13 | #174

    The concept of having an international hotel brand manage a property as a hotel is very common in KL, you have the Hilton Garden Inn Puchong and Park Inn Radisson Serdang, just to name a few that I have stayed in recently. The rates are pathetically low at RM100++, although they were well renovated and furnished to the standard of those hotel operators. There is a Four Points Sheraton in Puchong too with room rates going at RM200++. The difference I observed is when room rates go below RM200, business is ok, but once you go above RM200, like Four Points Puchong, the hotel becomes very quiet. Courtyard Marriott Penang is charging RM300++ for their rooms at the moment, but that won’t last long as Tropicana is running a big loss now due to low occupancy.

  155. Ice Kacang
    January 14th, 2022 at 02:17 | #175

    Ong :
    @Ice Kacang
    I hear Q3 will be managed by Marriott. And price per square may go up to 1kpsf and above due to fully furnish.

    yes, then they will use some 999 gold finishing on the fitting to avoid rust and to add more elegant

  156. Ong
    January 14th, 2022 at 09:20 | #176

    @Ice Kacang
    haha..They build more smaller unit i guess. But Q3 will be very expensive. Those who want to buy prepare for at least 1kpsf & above. Any info about Q3 density & how Marriott going to manage it? It probably a super luxury…

  157. Lim
    January 19th, 2022 at 08:26 | #177

    Aiyo… why Ideal developers like to put a big big “IDEAL” label as part of their condo appearance? This is ugly, simply spoil the beauty of the condo. and it’s like…scare people don’t know this condo was built by them??

  158. Lee
    January 19th, 2022 at 08:37 | #178

    As a part of the recognition& advertisement of wonderful seahorse project.
    Anyhow, after JMB put then it’s up to residents in AGM decide to take down or not.
    Location for this project is good but price seen like out of control. Maybe developer should build some much affordable house in this area..

  159. Lim
    January 19th, 2022 at 11:59 | #179


    Ya… Hope that the big label can be removed eventually to maintain the beauty of the condo. Many of my friends passed by the condo; I asked when they see the big label, they can’t accept it too. If the condo is impressive, definitely people will find out who is the developer themselves.

    Agree, let’s see if the sub-sale price will get adjustment or not when owners are desperate to sell later.

  160. Lee
    January 19th, 2022 at 12:15 | #180

    Honestly speaking, i don’t think the price will move down trend.
    Infront of queensbay mall carpark land which belong to Ivory transaction in RM650+psf an empty land. In future i think mostly all surrounding are a premium project. Not sure if any affordable project but personally feel unlikely. Q3 price probably more smaller unit & crazy price. I hear also subsale currently around 800k+ for smallest unit which not in my budget. Too bad. Maybe looking for Zen6 or other project. No choice.

  161. Andy
    January 19th, 2022 at 13:22 | #181

    For sure Ivory gonna build small units because the big units are hard to sell in these area.

    Let’s see how the subsale demand for Q1, especially those million dollar house…

  162. Lee
    January 19th, 2022 at 14:05 | #182

    Correct. And it should be service condo instead of residential. And if build bigger unit without seaview then harder to sell as blocked by waterfront. Anyhow, price psf for Ivory for sure rm1k++ above due to high value of buying this land. Maybe 650sqf but with RM650k no surprise also. Again selling point will be just infront of & walking distance to queensbay mall & seafront.

  163. JJ
    January 23rd, 2022 at 13:16 | #183

    This is a premium location so definitely premium price.
    No affordable! However, i have no confident in Idxxl management based on their past project. Lousy developer. Later dump all money to sea. Seriously doubt in this develop in Condo management. Later may just give a big hole & rubbish for AGM to clear once pass over.
    Better wait for up coming project from Ivory & Asia green(Victoria bay).

  164. Mrs Chan
    January 28th, 2022 at 12:06 | #184

    What do you think of the common area ID? Too many blue furnishing and safety hazard spotted

  165. benji
    January 30th, 2022 at 19:24 | #185

    When Ideal launched this project many years ago, the smallest unit on the lowest floor was already being sold at 760k (before discount) upwards. So when you said “I hear also subsale currently around 800k+ for smallest unit”, it is definitely not surprising, and the seller could be still making a loss too as for units on higher floor or better facing, they were more expensive. It would be hard for any seller/investor to make any profit at the moment given that :-
    (1) purchase price was already high when buying from developer
    (2) owners will be making a loss renting any unit out below 3k, and there is very limited (but not totally none) rental unit demand for rental more than 3k.

  166. ryu
    February 3rd, 2022 at 17:13 | #186

    @benji, Ideal drop the price up to RM140k for facing QB and RM100k facing Seaview in year 2019 similar to Setia Skyville (RM100k) for afternoon sun units. So the lowest price for those purchasers is about RM6XXk… Those sellers is hard to sell at loss.

  167. ganesh
    February 4th, 2022 at 09:17 | #187

    the market is bad, almost all developers slashed their selling price. For long term investment purposes, you need a rental of at least 3k if buying anything between 750k to 900k, so there is actually a very limited market for this rental bracket, not to mention those units costing more than 900k, it will be even worse. If for flipping purposes, there is not much prospects too, considering the unlimited supply coming into the market with high development plot ratios allowed by the current state gov. Specifically for Queens, I personally find the seaview very “dull”. I believe it is due to that Pulau Jerejak blocking out a lot of natural light and also you loose the horizon view.

  168. Sea
    February 4th, 2022 at 17:18 | #188

    Then those who bought at low price already earning much.
    Currently subsale up to 800k to 900k already for smallest unit. And somemore Q2 950sqf 3 bedroom i guess starting 880k at least if to sell. Is this consider a premium location if compare to Quaywest? With 800k to 900k then you can easily get 1470sqf in Quaywest also.

  169. John Chee
    February 6th, 2022 at 16:28 | #189

    Not only Queens, the entire property market same.
    Now is all about owner/buyers holding power.
    Most of buyers of this project due to strategic location with easy access to FTZ & walking distance to Queensbay mall & plenty of future development. This is one of lowest price for seafront condo not to mention future development in front of Ivory land & next land from Asia green. Those area are all premium. Property investment is for long term & probably some of buyers for own stay purpose.
    If for flipping, it’s not the right time for current market. Overall this project still good for own stay & if you go to Gurney/Tanjung tokong that’s even headache as traffic jam is very common & plot unit ratio even higher.

  170. Jardeep
    February 16th, 2022 at 21:02 | #190

    If you think QR seaview is dull then you may go for Straits quay/The light/Gurney drive or Tanjung bunga. It’s all depend on individual preference. I work in FTZ under MNC & it’s convenient for me as i avoid traveling & saving alot of time. I done work at 4.30pm & reach home within 15 minutes & i have plenty of time to exercise/gym & with my kids. And the seaside promenade is wonderful place for a walk. In Queens, we not only getting a cheaper price of seafront condo but also a better life style. I did cancel my booking for The light condo before decided to buy Queens. Due to consider of daily traffic flow/Jam in The light highway within bridge & also U turn in order to go town area.

  171. CY
    February 18th, 2022 at 08:00 | #191

    I’m considering between quaywest and queens. Just wondering why didn’t you consider quaywest since it is so much cheaper as compared to queens?

  172. Jardeep
    February 18th, 2022 at 10:36 | #192

    That’s pro & cons. It depends on individual brother.
    Somebody concern about commercial title related & next to affordable units even though seperate in 2 towers. Higher density. And future reclaimed land infront of Quaywest also. Carpark is at basement not side by side for smallest unit 1270sqf++
    Even if you pick a 1400sqf, anyhow you will get spacious space compare to queens but mostly non seaview just riverside. For Quaywest, they have private lift for bigger unit to catter high dense issue.
    I pick Queens because of queens waterfront are all under same catergory of luxury development Q1 to Q4. Off course seafront promenade/unblock full seaview & walking distance to Queensbay mall is reason for me to pick.

  173. Jardeep
    February 18th, 2022 at 10:41 | #193

    If you considering on cheaper price & spacious unit then you should go for Quaywest. But don’t forget that’s no proper balcony for most of QW units as it comes with just 2ft planter box. Just my humble input..

  174. winny
    February 18th, 2022 at 13:25 | #194


    I believe if you’re willing to pay the price for QR, you should have plenty of other choices all over Penang, unless you MUST stay in that location. Bear in mind, if you’re really looking for an unblock seaview unit, it will cost you a lot, and you should seriously look around other places for a better deal if you have that budget. Many units at QR are in fact non seaview, unless you really stand out in the balcony and stretch your neck.

    Condos are good to look at when they are new, but only the very few can stand the test of time. Look at Baystar, it used to be a rose among the thorns, but see today, it’s treated like an old whore from Lorong Garu. QR will be no exception.

  175. CY
    February 18th, 2022 at 15:03 | #195

    Thanks bro! I was looking at 1400sqft++ unit with private life. If I were to get a similar size unit in QR, that’s almost 2x the price or may be close to. Balcony and views are secondary. Balcony is part of the built-up. If I opt for bigger balcony, the actual house size will be smaller.

    Anyway, thanks again for your input. I guess budget is the key factor here.

  176. CY
    February 18th, 2022 at 15:09 | #196

    Agreed. Tempted to get a unit at QR, but it’s significantly more expensive. That’s why qw is my second option.

  177. Jardeep
    February 18th, 2022 at 17:44 | #197

    Yes. Go ahead with QW if you need more space. Personally i think current price is too high for Queens. During launching time after Ideal did drop the price & some good package offer to buyer & 1200sqf for about 900k+ that time. Now is overprice & depend on your budget. And don’t expect about Q3, it will be definetely more higher than Q2&1. Most of buyer pick Queens because of walking distance to mall. I will go for QW if you were let me to choose now because really over price. And bigger units start from 1200sqf really difficult to sell later in secondary market unless to those rich for holiday home.

  178. winny
    February 18th, 2022 at 18:22 | #198

    “And bigger units start from 1200sqf really difficult to sell later in secondary market unless those rich for holiday home.”–> you are half right, yes, properties costing more than 1 million are difficult to re-sell. Having said that, at this moment, properties below 1 mil are also difficult to sell (that’s where you’re half wrong).

    In fact, it’s all about SUPPLY and DEMAND. Consider these scenarios :-

    (1) Demand for 100 units of 1 million dollar condos and there is a supply of 200 units, the result will be “difficult to sell”.
    (2) Demand for 800 units of 600k dollar condos and there is a supply of 3000 units, the result will be “difficult to sell”.
    (3) Demand for 800 units of 600k dollar condos and there is a supply of 900 units, the result will be “easy to sell”.
    (4) Demand for 100 units of million dollar condos and there is a supply of 130 units, the result will be “easy to sell”.

    No matter what the price range is, if supply is much more than demand (demand as in real residential demand, not speculative demand), sooner or later, it will always be shitty for sellers. And as far as Penang is concerned, it will ALWAYS be difficult as our state gov is giving developers very very high development plot ratios, making supply of thousands of units within a short period possible. So, good luck!

  179. Jardeep
    February 18th, 2022 at 19:16 | #199

    Yes. I agreed your above sharing. It’s all about sharing & caring. Queens still consider not too higher density yet if based of unit plot ratio if compare to new development surrounding.FYI. 950sqf facing queensbay mall view demand quite high in secondary market. Due to poor slow market, some selling in lost or maybe earning. It’s depend. But smaller unit demand higher. Even my neighbors selling 2 of their smaller unit with 800k & 820k. And the buyers are working in FTZ & another was a young couple.

  180. Joyce
    February 18th, 2022 at 19:47 | #200

    I did reviewed back for past few years back in this forum. I did see all more or less a same answer here. Plenty of complain & concern. I believed another 10 years you going to tell the same answer. This is product now you take it or just leave it & move on. You can have many choice such as The Cove/1 Tanjung/ Gurney 8/ City of dream or get a land to build a banglo. Up to you if you have a budget. No point of speculation. Let the market to respond. If you see the market for this project in sub sales gradually average price decreased & plenty of lelong units which mean poor demand. Nobody want. No need to talk so much as market will respond to it. You or me can not decide the market & value of the house. But if the price remain promising which mean that’s high demand or all buyers are high profile buyers

  181. winny
    February 18th, 2022 at 20:04 | #201

    Actually when I mention plot ratio, the concern is not density, but more on the in coming supply into the market. With a high plot ratio given to developers by the state gov nowadays, any developer can just build 1000+ units in one project on a small piece of land. By now, everyone should know Penang residential demand is really very small, relative to what the market is capable of supplying. So you look around this Queensbay area, there’s actually enough land to build another at least 30-40k new condo units. And that is not only this area, here, there, everywhere, based on current plot ratio, there will never be a shortage of units in the market, therefore, speculators and investors beware.

  182. Max
    February 26th, 2022 at 15:57 | #202

    This is going to be like i-Santorini, but the only difference is a better lobby.

  183. Max
    February 26th, 2022 at 15:59 | #203

    Agreed, I don’t think they are as good in building premium products especially since they have been building affordable housing for the past 10 years.

  184. Gmax
    February 26th, 2022 at 20:24 | #204

    You’re careless. At least got balcony. Hahaha..

  185. Gmax
    February 26th, 2022 at 20:29 | #205

    Don’t worry my friend. Regardless of similar to I santorini or even just an affordable house, you couldn’t decide everything.
    Market will reflect the demand & holding power of buyer in subsale. If demand is that off course it will grow later. If no demand or terrible house then for sure no buyer later in subsale. Market will respond on it. You couldn’t decide that. You can only see & make noise if not your preference project.
    So, just wait & see.

  186. Max
    February 27th, 2022 at 18:05 | #206


    Balcony so small can hardly notice lol

  187. Gmax
    February 27th, 2022 at 20:26 | #207

    At least got. Meaning you’re not detail. Better than nothing or fake balcony. Lol

  188. Fish
    February 28th, 2022 at 11:12 | #208

    To be honest, a balcony in the context of Penang, is something you use more for drying clothes, than anything else, based on personal observation around high-rise living in Penang, even those expensively priced luxury ones.

  189. Max
    February 28th, 2022 at 20:46 | #209

    That’s why affordable house is the best. Majority are without balcony & no clothes hanging outside.

  190. Jayden
    March 2nd, 2022 at 16:40 | #210

    I think base on personal preference, for my own preference I still prefer without balcony unit.
    Balcony for me very dirty and always need to clean up, and like u said most of people here still prefer use balcony to hang cloth even though today condo already design to have dry yard. Imagine u look up a condo you will see all color full cloths hanging at balcony, it is like spoilt the beauty outlook of condo.

  191. Max
    March 2nd, 2022 at 20:59 | #211

    Correct that’s why we need more affordable house rather than million condo in Penang Island. Why need to build &buy Gurney paragon/The cove/ 8 Gurney/Summerton/Gold coast? Imagine all hang out clothes/inner wear with multi colour in million condo definitely image spoiled. And you know many penang people like you lazy to clean. Hopefully developer will propose more condo without balcony like CIty of dream so that every one no need to clean balcony. If condo without balcony will be much better & organise like affordable house. But hopefully they don’t hang out at window later.

  192. TY
    April 25th, 2022 at 21:11 | #212

    Hey, since Q1 already CC for quite sometimes, would like to check if anyone who bought it facing those gangster contractor issues on this project?

  193. Banglababy
    June 26th, 2022 at 08:38 | #213

    Advertised asking rental for Queens has been dropping fast, for small units (950sf), rentals are expected to reach slightly below 2k by end of the year or early next year, with the impending interest rates increase.

  194. Pakistanis
    June 27th, 2022 at 12:16 | #214

    Where got 2k ? Soon RM1.5k rental monthly for sure.
    I also want to rent. Hopefully can get rm1.5k monthly later.
    Tenant decide the market not owner. It’s all about demand of market. Hehehe..

  195. Alexander
    June 27th, 2022 at 14:58 | #215

    Good ideal. However it’s not going to happen in Queens.
    It may happen only in Quaywest or PWC Bay residences.
    Queens demand are rather strong specially for seaview unit.
    If market slow then rental for smallest unit may drop to Rm2.5k lowest. That’s all. If you look for below further than that no chance. Queens is seafront luxury condo a different category of product.

  196. sun
    June 27th, 2022 at 16:34 | #216

    i think the market so bad, so the house owner going to rent out to get some money for food to survive.

  197. Food
    June 27th, 2022 at 20:58 | #217

    Haha.. You think all those owners are chapalang owner or beggars? Many of owners are not interested to sell or rent in cheap as they don’t survive for food. Hahahah..

  198. andyyy
    June 27th, 2022 at 22:05 | #218

    mark my word……the non-seaview facing rental (2 bedroom fully furnish) will eventually reach 2k-2.3k mark…..there is simply not much demand for these west facing units for locals and un-attractive for foreigners…..for foreigner or those who can pay more for seaview unit, probably the rental are a bit better (3k+ at least).

  199. Palang
    June 28th, 2022 at 05:59 | #219

    No need to mark your word. Market is open.
    Market will tell you everything. Only owners group know what’s happening. Currently all rm2.5k to 3.5k for non seaview fully furnish. Those seaview may rm3.5k above. However, let’s wait & see. Keep my word here instead mark your word unless you’re owners. Or else rather than just predicting where not make anysense. Just property prediction yourself. Wait & see in dec.

  200. Pakistanis
    June 28th, 2022 at 07:01 | #220

    Mark my word. You’re wrong.
    By end of dec it will drop to RM1300+ rental for smallest unit & RM2500 for seaview unit. We also want to rent later.
    Nice seaview & walking distance shopping & nice place for morning jogging. Huhu. Waiting for price to drop then rent or buy later. Rental may drop to RM1300+ later & house price rm750k+ only for smallest unit. Huhu. Cantik..

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