Zen 9


Following the successful sales of The Zen affordable housing scheme and Zen 6, Asia Green Group will be launching yet another mixed development within the same vicinity at Bayan Mutiara soon. It is strategically along Tun Dr. Lim Chong Eu Expressway, near the exit of Penang Bridge’s Bayan Lepas exit on the Island. It is known as Zen 9.

The proposed development comprises 38-storey skyscraper with two residential towers, featuring a total of 934 serviced residence units with 64 retail shop lots at level 1 and 2. There will be 7 levels of car parking podium.

The project is still pending approval. More details will be available upon official launch.

Property Name: Zen 9
Location : Bayan Mutiara, Penang
Property Type : Mixed development
Total Units : 934 (serviced residence), 64 (shop lot)
Land Tenure : (to be confirmed)
Indicative Price : (to be confirmed)
Developer : Asia Green Construction Sdn. Bhd. (Asia Green Group)

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DISCLAIMER: This article is solely based on research done using publicly available data. This is not an advertisement. Any claim, statistic, quote or other representation about a project or service should be verified with the developer, provider or party in question.

  1. John
    March 22nd, 2021 at 20:33 | #1

    Hopefully Zen9 will be better than Zen6 in design such as balcony & improvement in layout.
    Zen6 layout so terrible as developer copy & paste from affordable house to jerk up the price & selling. Living room very narrow & less than 10ft. Balcony finishing also poor in quality & seen like a lower market catergory.

  2. Coyotito
    March 22nd, 2021 at 23:12 | #2

    Is there affordable home here as well?

  3. Sharon
    May 26th, 2021 at 12:50 | #3


    Don’t expect affordable house in Zen 9, developer has built The Zen affordable houses to meet the government requirement.

  4. John
    May 28th, 2021 at 08:48 | #4

    Similar design of layout probably the same as Zen6. Narrow & long living room. Depend on individual preferance. Hope they improve quality build but not copy a same design like affordable house & add on a balcony to sell double price up.

  5. Jacky Ong
    June 2nd, 2021 at 11:29 | #5

    Zen 9 is SERVICE RESIDENCE!!!!!

  6. Orange
    June 2nd, 2021 at 17:54 | #6

    Good location for AirBNB

  7. Daniel
    October 9th, 2021 at 14:57 | #7

    This will just be another white elephant units in Penang. Nothing more.

  8. Sin
    October 12th, 2021 at 20:18 | #8

    Yes. You’re right. This is the worst development in this area. A superb location but with plenty of lousy development & not planning for long term by developer since Ivory/Tropicana already out from this project. Now land piece by piece sold off & no more master plan like PWC.

  9. Sin
    October 12th, 2021 at 20:20 | #9

    Currently AG developer just to build high density to maximize their profit.

  10. Hello
    October 13th, 2021 at 13:15 | #10

    Zen9 ~ 1000 units
    Zen6 ~ 800 units
    Zen Affordable ~ 1200 units

    I think the empty land beside Zen6/Zen affordable will build another 2 -3 high density tower?
    Another 4000 units in the future….

  11. Sin
    October 13th, 2021 at 16:44 | #11

    Nobody can answer. PWC plan changed time to time as land sold piece by piece. Currently plan is commercial shopping mall & hear under discussion from KL pavilion mall. But no ideas if deal happened or not. And off course plenty of office tower& commercial suites will be up coming in surrounding. And that’s a big floating mosque to build near by seaside in front of Quaywest.

  12. Andy
    October 14th, 2021 at 12:15 | #12

    Still PWC masterplan… gone case oredi…

    Out of 4 seafront masterplan (seri tanjung pinang, the light waterfront, PWC, mahsing southbay), 2 tapao 2 survive…

    So dont put high hope on PWC, it is just another concrete jungle with few thousands unit

  13. Goppal
    February 9th, 2022 at 22:55 | #13

    hi, which one tapao,

    southbay is OK, just it’s at its own pace, supply – demand.
    STP is superbly successful
    the light is pretty good too,
    PWC started as Ideal property project right, but now like the above said, land selling to other developer piece by piece, or maybe JV with other developer

  14. Ana
    February 9th, 2022 at 23:04 | #14

    I think you received a wrong info. Ideal has no project in PWC.
    PWC is belong to Ivory JV with tropicana starting with bay residence then now Asia green took over as developer to build Quaywest/The Zen affordable /Zen6 and Zen9 up next.
    Queens residence by Ideal is allocated out of PWC which in front of Queensbay mall. You may refer back to PWC master plan.

  15. -.-
    June 4th, 2022 at 10:55 | #15

    Those who want to buy Asia Green project please think twice. Read the reviews from The Clover owners and check the QuayWest Residence progress (launch in 2013, now 2022 not yet complete).

  16. Green Asia
    June 7th, 2022 at 20:56 | #16

    My friend bought 2. One from Quaywest another Zen6. All seen good progress & reasonable price & luxury seaview condo.
    Zen6 600k with fully seaview & Quaywest dual key private lift 800k. Very nice & reasonable price compared to other developers.

  17. Zen 6 Resident
    June 8th, 2022 at 14:57 | #17

    @Green Asia
    How many units you buy? Zen6 is the best development in Penang. No buy is damn stupid. Buy more buy more!

  18. Green Asia
    June 8th, 2022 at 23:13 | #18

    @Zen 6 Resident
    Same. Buy 1 Zen6 & 1 Quaywest because got give recommend commission by developer.
    Zen6 is a great wall of Bayan mutiara. I think Zen6 no more already. Mostly all sold out except penthhouse.
    Those buy majority are youngster. Many apply for affordable house The Zen couldn’t get so they buy Zen6. Zen6 The Zen no different all are best affordable house in this area.

  19. Zen 6 Resident
    June 9th, 2022 at 10:06 | #19

    @Green Asia
    Faster go sapu all penthouse. Can become your kingdom on air! Go buy ZEN6..BUY BUY BUY

  20. Hamilan
    January 6th, 2023 at 12:26 | #20

    When this project open for sale?

  21. Hamilan
    January 6th, 2023 at 14:44 | #21

    Tankuku la.

  22. landslide123
    January 8th, 2023 at 08:51 | #22

    i think most dulan is D residence resident..such high dense apartment definitely will affect their fengshui

  23. GG
    January 8th, 2023 at 14:45 | #23

    D Residence residents should be grateful that they are situated near The Zen, Zen 6 and Zen 9, 3 of the best developed projects in the world instead of worrying (not to forget QuayWest which is the best across galaxy). It’s a privileged to be near to Asia Green projects and not the other way round.

    In fact, it’s The Zen, Zen 6 and Zen 9 residents who should be worried if D Residence will drag down their property prices…

    It’s everyone’s dream to own Asia Green projects

  24. CG
    January 8th, 2023 at 16:24 | #24

    Yes. Definitely. Zen9 is another high-end condo & great addition in this area. It’s definitely much high end than Queens residence as it comes with better seaview/quality & privacy.
    Don’t forget it is a green building.

  25. LL
    January 9th, 2023 at 01:06 | #25

    Zen should not compare themselves to Queens Residence.
    Zen and QuayWest are the best projects in the world and they should benchmark themselves against those luxury projects. They are akin to 汤臣一品 which is the most luxury project in China.
    All should consider to invest in Zen/QuayWest now. It will appreciate at least by 300% by end of this year and another 1000% within 5 years. I ‘All In’ my entire fortune already into Asia Green projects

  26. CG
    January 9th, 2023 at 07:16 | #26

    Don’t talk simply. Please talk with fact.
    We shared opinion based on fact. Property appreciation wouldn’t be like last time in fast pace. But Zen6 or Zen9 are a great development as it allocated in a much prime location where all convenient shoplot/privacy and full seaview.
    It’s properly won’t be the perfect project for everyone as it depending on individual needs. But it’s definitely better than Queens. Please check it out.

  27. Hamilan
    January 9th, 2023 at 11:23 | #27

    i saw this project been removed from AG website. GG liao la

  28. Hamilan
    January 9th, 2023 at 11:25 | #28

    so high rise and blocking wind flow, still wanna claim green building ah?

  29. Hamilan
    January 9th, 2023 at 11:30 | #29

    from scientific study, the higher the building, the greater the carbon impact
    The Asia Giant girl talk cock syok sendiri

  30. Hamilan
    January 9th, 2023 at 12:18 | #30



    You only sit at home and facing laptop or webpage. No wonder just talk about theory.
    The construction site of Zen9 start clearing. Shoplots taken.
    You still sleeping and waiting AG update info for you.. hahaha

  31. CG
    January 9th, 2023 at 12:24 | #31


    I can see nowaways people like you only know how to talk without fact. Only waiting people to feed you. Please check on criteria & requirement of how Green house index awarded.
    We don’t care about developer. Only see the project development. FYI. Zen6 is high dense but still a great development than many project surrounding. Definitely better than Queens. You’re welcome to have a visit once CCC this year.

  32. LL
    January 9th, 2023 at 12:45 | #32

    no need view The Zen also can know it’s a great project in Bayan Mutiara as well as Penang..
    no project is comparable to The Zen at that area
    Zen is the best. Getting ready my cheque book to jump in for Zen 9

  33. GE
    January 9th, 2023 at 12:59 | #33

    Off course. But don’t blow here. Once Zen6 done please go up for viewing.
    You got time to hang around yet. The Zen &Zen6 different.
    Zen6 will be out class to Queens as Zen6 is luxury high-end condo.
    If you look at the viewing deck, it definitely offer you a best view of bridge/sea & Penang 360 view.
    It’s a luxury product unless The Zen or Queens.

  34. alamak
    January 9th, 2023 at 13:45 | #34


    damn suey siao 3 low cost high rise just next to D residence. There should be a high end residence area ended up affordable flat next to million banglo

  35. ZenZenZen
    January 9th, 2023 at 15:10 | #35

    Zen6 is not an affordable house. It’s a luxury condo.
    It has one of best sky viewing deck &great privacy in this area. It’s a landmark of Queensbay area. I would say this is one of condo provide best bridgeview and seaview in this area.

  36. 3338
    January 9th, 2023 at 21:37 | #36

    May i know if the lower ground of the zen will be same like queens waterfront? Or any restaurant will be there? Also, will there be a direct entry form Jalan lim choong yew to the zen since we need to drive through a long road to get into the zen. If like that, how possible the shoplot in the zen can survive since people may think that it is easier to go to waterfront?

  37. LL
    January 9th, 2023 at 22:01 | #37

    The Zen will have strict control like airport to prevent strangers from entering lobby while also ensuring public have access to the commercial. The Zen security is top-notch and they are consultant for a lot of airport/border control. No need worry, just jump in and buy The Zen, you will not regret and enjoy 10x price appreciation within 5 years.
    The Zen is luxury high-end condo. It’s multi-million dollar project sold under one million. It’s almost a steal and rip-off. Just buy….My only regret is not buying a few units of Zen 6…should have sapu few more units

  38. ZenZenZen
    January 10th, 2023 at 05:51 | #38

    The existing community of 2000 units are more than enough for marketing shop business activities here. If to include Zen9 then it’s about 2800 units in this area. No need to worry about commercial. The concept of The Zen commercial activities will be much better for Queens as it was allow to drive through alike all season place. That’s nothing much of shoplot in Queens. The seperation in The Zen residence & commercial will provide more privacy for residence. It’s different concept from Queens. Infact future we expect more people will come to The Zen commercial due to it’s variety activities here.

  39. alamak
    January 10th, 2023 at 16:43 | #39


    Luxury price, affordable flat layout. hehehe

  40. Hamilan
    January 11th, 2023 at 09:54 | #40

    No money to buy then don kao pek kao boh here

  41. LL
    January 11th, 2023 at 10:57 | #41

    Zen is the best..all who can’t afford to buy Zen is poor people and don’t deserve to comment here
    please go away

  42. alamak
    January 11th, 2023 at 11:19 | #42



    congratulation wor! buy poor workmanship and affordable layout flat at luxury price still so happy hehehe. so ngong 7 these ppl

  43. ZenZenZen
    January 11th, 2023 at 12:20 | #43

    House all same. But location is vital. If privacy security & viewing I will go for Zen6. Better seaview as well.
    Queens has nothing special where a place crowded with racing motor & less privacy. Seaview is arguable as I would say only straits view instead of seaview. And in psf price definitely Zen6 has more potential & appreciation.

  44. LL
    January 11th, 2023 at 12:39 | #44

    Zen is the best and no project in Malaysia is comparable to Zen. Only Asia Green projects are comparable

    Even Zen affordable project at 300K is even better than those multi-million projects across Malaysia. To start off, Zen is definitely better than those high-end project like Setia V, Gurney Paragon, City of Dream…even those rich billionaires living at Jesselton dream of owning Zen

    Those who stay in Zen will also have longer life longevity and live up to 120 years

  45. jack
    January 11th, 2023 at 13:11 | #45

    They have achieved the zen, we still worry about our daily life. :(

  46. Pin
    January 11th, 2023 at 13:12 | #46

    SetiaV still selling hard.
    Gurney paragon non privacy project. And everyone can see your facilities such as swimming pool.
    City of dream is a fail project as build at very near to terrace.
    Developer back ground really questionable. And no balcony.
    Jesselton no longer a rich person area. That’s up coming affordable house on going.

  47. LL
    January 11th, 2023 at 13:57 | #47

    That’s why I say Zen is the best and no project comes even close to it
    Best project in the whole world
    Zen valuation is more like RM3Million but is now sold at a fraction of the price…a true bargain and steal

  48. Rubi
    January 11th, 2023 at 21:31 | #48

    Good. Best in the world. Don’t follow Queens ya. The access control alike 118 tower security system. Stranger move or walk in also don’t know. Zen6 is an exclusive condo.

  49. GG
    January 11th, 2023 at 22:07 | #49

    Sleep well & sweet dream my son. You will get it in a dream later with million ringgit project.
    Zen6 will shoot up to 1M later & Queens will drop to 700k soon as they manage like an affordable house.

  50. alamak
    January 12th, 2023 at 17:20 | #50


    soooo sad why worry about your daily life.. not yet own a house yet? wait Asia Green for new affordable project then.. Cant deny Asia Green affordable unit is a good steal, QuayWest affordable unit price increase around 50%, but the normal price unit :/ good luck

  51. WAVANA
    January 13th, 2023 at 01:11 | #51

    GG :
    Sleep well & sweet dream my son. You will get it in a dream later with million ringgit project.
    Zen6 will shoot up to 1M later & Queens will drop to 700k soon as they manage like an affordable house.

    Yes definitely :)

    Lucky I bought Zen Affordable & Quaywest Affordable Hiak Hiak Hiak

  52. jack
    January 13th, 2023 at 10:08 | #52

    Didn’t buy from AG that’s why can’t achieve zen mindset like you all. Burdened by loan liao cannot afford another property :(

  53. GG
    January 15th, 2023 at 07:51 | #53

    You are talking Roti canai. It’s up to you to put into correct bucket to grow for your fund. Quaywest &Zen are the best property investment in this few year. You miss the boat.
    Non of any other property better than this 2 as of now.
    Bought at 300k & now after renovated already at 600k.
    Full facilities & great privacy. It’s far better than all project surrounding & on top of Queens residence as well.
    Zen & Quaywest on path for rm1000psf now due to high demand.

  54. LL
    January 15th, 2023 at 10:40 | #54

    let me correct you there…
    Zen & QuayWest is on path towards rm2000psf due to unprecedented demand from local and overseas buyers. Even Billionaires like Elon Musk, Jeff Bezos, Gates, Zuckerberg are eyeing for Zen & QuayWest

    Zen & QuayWest will achieve rm2000psf by end of this year, and rm5000psft by 2025

  55. GG
    January 15th, 2023 at 19:21 | #55

    Let me correct you here.
    Those billianires mention in the list will join you in your wonderful dream tonight.

    Zen &QW will fly up into your dreams & have a dancing stage with you. No worries. You will have a wet underwear later wake up from dream…

  56. Hamilan
    January 16th, 2023 at 12:25 | #56

    Penang state gov will relocate the undersea tunnel to Mega Zen project site by 2027

    Apple, Hermes, Ferrari, BMW, Samsung & etc will open their flagship shop in Zen 9

    Google, Microsoft, Amazon, Facebook, Coca-cola, Visa and Mastercard will move their HQ to Zen 9 soon

    Disneyland will open their new theme park beside by the bay besides Zen 9

  57. Hamilan
    January 16th, 2023 at 14:47 | #57

    Lol. You really worst than me. Talk all nonsense only.
    All above mentioned shoplot flagship shop or HQ not interested in here. You have zero knowledge basically. Simply boom and blow only. Zen9 only doing F&B business. If you entertain me with some famous branded F&B then it will be fine.

    Speaking of Dinesyland, it’s not big enough to allocated Disneyland in this area. If you told me Dinesyland will build in whole Jerejak Island as Disney sea then I will accept your ideas. Hehe..

  58. LL
    January 16th, 2023 at 15:57 | #58

    Zen 9 is a dream place to open F&B restaurants. All the world 3-starred Michelin Restaurants will move into Malaysia and open their outlet in Zen 9

    Zen is moving towards rm10k psf….to the moon!

  59. Hamilan
    January 16th, 2023 at 16:16 | #59

    Very nice. That’s correct. 1/3/5 stars Michelin holder all will come if developer doing well manage.

    Give some face to Queens or Quaywest owners too.
    If The Zen can move towards rm1000psf then is good enough. Congrats to all buyers.

  60. LL
    January 16th, 2023 at 23:51 | #60

    QuayWest will also be rm10k psft…QuayWest and Zen are rm10k psft potential

    Government will also consider relocating their office to there as well…

  61. Hamilan
    January 17th, 2023 at 08:35 | #61

    Scrolling the page, most comments are nonsense. Why u so serious here?

  62. alamak
    January 17th, 2023 at 10:46 | #62


    keep on dreaming >< Quaywest million ringgit condo also full of defects (check fb : Dr. House Home Inspection / & also google review), can imagine how good Zen low cost flat quality is :\

  63. Hamilan
    January 17th, 2023 at 11:34 | #63

    Ya. Your mouth full of nonsense.
    If defect please fix it. Don’t make a joke here.
    Later whole building collapse & panel glass fly off piece by piece due to poor workmanship. Residence safety is important.

  64. alamak
    January 17th, 2023 at 12:00 | #64


    Quaywest glass panel broken cases every month :\ and the shattered glass found in swimming pool. wonder how the developer gotta settle these defects or just ignore the defects which will endanger the residents there

  65. Hamilan
    January 17th, 2023 at 12:15 | #65

    Quaywest still ok. If you look at Queens residence that’s even worst. Quaywest is month & Queens is weekly for sure as different quality. Queens management privacy out & material totally out too. Many facilities or glass panel broken already.

  66. LL
    January 17th, 2023 at 14:09 | #66

    Even if QuayWest glass broke also it won’t harm the residents because the glass will be able to miraculously evade all residents. I’m pretty sure every single defect found on QuayWest is actually caused by ill-intention non-QuayWest residents who sneak into QuayWest at night to cause all the defect. Of course I understand it’s not easy to sneak into QuayWest due to tip-top security so they could have used black magic.

    Defect is non-issue for AsiaGreen projects. Defect is a myth and illusion.

  67. Hamilan
    January 17th, 2023 at 15:11 | #67

    No fall down. That’s only rumour.
    Now most of unit already shoot up to 1M+. Market is high demand & spacious that’s why value appreciated.
    Queens quality quite low & alike pigeon hole. The value drop slowly.

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