SITE PROGRESS: The Zen & Zen 6 (Aug 2023)


About The Zen

A mixed development by Asia Green at Bayan Mutiara. It is located next to Tun Dr. Lim Chong Eu Expressway, just a short drive away from the ongoing Penang World City township development by Tropicana Ivory. This development comprises a 46-storey skyscraper with two residential towers, and shop offices located at lower level. The residential component will feature 1,200 affordable units and 730 bigger open market units.

Find out more about The Zen development

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  1. LL
    August 9th, 2023 at 09:00 | #1

    excited and can’t wait to get the key…who’s equally excited as I am neighbours? The design looks so sleek and luxury!

  2. Oh nice
    August 9th, 2023 at 11:16 | #2

    the landed neighborhood next door won’t be as excited as you…

  3. LL
    August 9th, 2023 at 12:01 | #3

    @Oh nice
    On the contrary, the landed owners are quite happy with Zen for the following reasons:
    1. Zen and Zen6 shield them from afternoon sun so their house will not be hot in the afternoon
    2. Zen and Zen6 is like the “kao shan” for them, so this is beneficial from fengshui perspective
    3. Zen and Zen6 bring in commercial activities into their neighbourhood so it will be convenient for them
    4. They are privileged to be situated beside Zen and Zen6 luxurious projects
    5. A lot of the landed owners, if not all, also own Zen6, so they can actually use the facilities

  4. Pika
    August 9th, 2023 at 13:34 | #4

    What do u think of the market value for the zen

  5. JJ
    August 9th, 2023 at 19:06 | #5

    Such a dense condo lol

  6. millionaire
    August 9th, 2023 at 19:37 | #6

    Later there will be a lot of cars parking around the landed house area making traffic obstruction.
    You think those landed owners will be happy? Use common sense.

  7. Stevelee
    August 9th, 2023 at 20:19 | #7

    Don’t forget about The Pier(Zen 9). It’s another great development.
    Overall master plan is The Zen. It’s going to boost up entire commercial activities for sountern part region of Penang.

  8. LJ
    August 9th, 2023 at 21:57 | #8

    I can see it gonna become another bangla condo in 10 years future..

  9. LL
    August 9th, 2023 at 23:57 | #9

    it won’t be because we have strict management

  10. Batu Lawan
    August 10th, 2023 at 08:02 | #10

    That’s no Airbnb allow & simply rental out for foreigners.
    That’s limited card access given & it definitely won’t sell or rent in cheap. Expected The Zen starting rent from RM1.8k onwards. Zen6 starting from RM2.5k onwards or 3k onwards.
    Zen6 is a luxury condo like Putra marine or Queens.
    It’s a seaview condo & you expect to rent to Bangla with below 2k?

  11. LL
    August 10th, 2023 at 11:28 | #11

    RM1K psf minimum after CCC

  12. jack
    August 10th, 2023 at 11:37 | #12

    The real Zen owners thinking “finally can sell my unit” haha

  13. Batu Lawan
    August 10th, 2023 at 12:50 | #13

    The location is prime & it may shoot up to RM1k psf later. Maybe 2 years after. This place is alike Gurney at southern part of Penang. Zen6 subsale mostly start from 900k because best seaview & upper class ATAS area.

  14. LLLJ
    August 10th, 2023 at 16:26 | #14

    Lol, say Queen residence no market, mat rempit, build on reclamation land, temporary seaview yet somehow we have this magical property nearby with same and more issue will yield 1k psf and higher rental rate

  15. LL
    August 10th, 2023 at 16:31 | #15

    because zen has better control point and better built quality. The facade design is way better and the layout of zen is very efficient for household. direct seaview and penang bridge view
    Absolutely gorgeous. Another million condo. Congratulations to all buyers.

  16. Batu Lawan
    August 11th, 2023 at 19:28 | #16

    If you really visit to Queens res & review again on The Zen& Zen6 then you will understand here.
    The security access system definitely much better in control alike all season park & drive through system. As of resident that’s grand lobby & enjoy privacy in The Zen. It’s needless to say seaview unless developer propose another 60 to 70 floors condo & best bridgeview too. The viewing deck yet finish & in progress for more landscaping. Looking forward more tenant to move in for shoplot too. It’s going to be a great happening place soon.

  17. LPLJ
    August 11th, 2023 at 22:49 | #17

    @Batu Lawan
    Lol, ‘ATAS’ area lagi~ compacted with large dense volume of affordable unit, how ATAS it will be? seaview just nothing nowadays, making the house cap with hot air from sea only~ yet not mention about there will be future building blocking it for sure~

  18. LL
    August 12th, 2023 at 14:49 | #18

    It won’t block because from what I understand, the angle is adjusted nicely and all will continue to enjoy seaview. I was talking to my friend to the other day and they all regretted not trusting me and missed this project

  19. Batu Lawan
    August 12th, 2023 at 21:15 | #19

    Again as mention Zen6 & The Zen are totally different as affordable house with Luxury condo. You are right as close to seafront is very hot as Queens res experience that now & low demand. Zen6 that’s some distance away from sea but eventually you get a seaview too. So that’s won’t impact for Zen6. The commercial at below of condo will appreciate the value of residence condo.

  20. Minion
    August 13th, 2023 at 00:15 | #20

    This is the next N-Park in the making :)

  21. Batu Lawan
    August 13th, 2023 at 18:31 | #21

    Zen6 is a luxury condominium & The Zen is Affordable house.
    But the price already appreciated now as fully seaview.
    The Zen even public selling at RM600k+ & Zen6 already close to 800k. N park & The Zen development totally different concept as allocated at prime location.
    Zen6 is same catergory as Queens res & Mezzo as all are seaview product.

  22. Nice
    August 21st, 2023 at 06:40 | #22

    Probably some people don’t know identify design of art.
    If you notice it carefully, Zen6 has a similar design as The Muze from building colour & matching colour too. Zen6 a little bit advantage as seaview with prime location.

  23. LPPL
    August 23rd, 2023 at 13:08 | #23

    Great Wall of Penang…

  24. Nicee
    August 23rd, 2023 at 16:21 | #24


    Dont compare zen6 design to the Muze. The Muze wave design is real facade architectual of the long and short balcony, it look expensive. However, Zen6 facade is like low cost effort. Just paint the wave shape on the facade. At first they paint a fish shape design, now they change it to two lousy stripe of wave is not going to be any better. Zen affordable look better with even grey color without any shape drawing.

  25. LL
    August 23rd, 2023 at 18:15 | #25

    yea, this will be the next key landmark of Penang, just like what Great Wall of China is to China

  26. LL
    August 23rd, 2023 at 22:31 | #26


    Tons of Terracotta Warriors staying inside~ XD

  27. PenangPlayBoy
    October 12th, 2023 at 14:38 | #27

    Looking at the comments, can see this LL dude is either someone working with developer or the owner themselves. Keep defending even the flaws until niama also cannot recognise. Please lah, from the public perspective, we know this project sucks, can see from the workmanship to the density to the cheap design to the location with terrible traffic, everything about it does not looks good. MYR1000 psqft after CCC?? maybe 40 years time later when penang no longer have enough land or place to support the population or our MYR value become too low. lol

  28. Besting
    October 13th, 2023 at 08:41 | #28

    This project not even CCC & we couldn’t judge on the workmanship yet. It’s RM600k to 750k price of condo in such a strategic location. That’s still chance of appreciation since this is allocated at new location. If Queens able to sell at 1M with small unit & definitely Zen6 also as spacious with full better seaview & unblock from Jerejak.

  29. Islander
    October 13th, 2023 at 10:32 | #29

    Those greedy water fish anyhow also still will fall for it one la, if it doesn’t work then people won’t build like that already.

    Let the believer continue what they believe


  30. kay
    October 13th, 2023 at 11:16 | #30

    Even for those with good build quality, RM1000 psf is a challenge. Yes, there is a market for owner occupiers, but the market size is very limited, compared to the potential huge supply. As for rental markets, RM1000psf homes are definitely money-losing for owners. For RM1000psf, breakeven point is RM4psf rental. There is only a handful of tenants who are willing to pay that price, unless owner is willing to rent out at lower than RM4 psf, which is a loss making venture.

  31. Hai
    October 13th, 2023 at 11:29 | #31

    That’s why Queens now also hardly to survive.
    At least Zen6 with lower entry price & with seaview. That’s advantage.
    Both quite similar.

  32. PenangPlayBoy
    October 13th, 2023 at 22:07 | #32

    HAHA, ok. Just keep believing lah. With our current economy and surplus of properties around penang, if you still believe RM1000 per sqft is possible within this few years, then I wish you all the luck in this world.
    Regarding the workmanship, haha, I think I rest my case. Just ask all the owners of their past projects on how “good” is their workmanship and the level of defects compared to other developers, you will know the answer

  33. PenangPlayBoy
    October 13th, 2023 at 22:18 | #33

    Yup, definitely a challenge, check out BSG The Marriott, a project I can assure you far more superior compared to this Zen6 with superb and well established location with assured build quality since it is under Marriott branding but the unit sales are hardly moving with >1K per sqft. Same goes for few other projects with better location and more established developers that trying to command 1K and above per sqft. The market sentiment is different nowadays.

    Ya lor, all the best to those believer. Let them believe they can ( When You Believe by Mariah Carey and Whitney Houston as the background music)

  34. millionaire
    October 15th, 2023 at 19:18 | #34

    Who told you that Queens hardly to survive.
    My friend’s unit entry price only 650k+ for the smallest unit, with minor renovation, now is renting out at 3.5k.
    You think Zen 6 can challenge Queens either on sub sale or rental market? Maybe half of it.

  35. Hai
    October 16th, 2023 at 06:46 | #35

    We as a modern person. We don’t challenge or fight.
    Each property has it’s unique. Queens really hard to survive as not every unit has a lucky tenant to rent high price & the view of 650k not that scenery than Zen6. I believe only see Batu with 650k.
    Zen6 has low entry starting 500k but 650k with full seaview & bridge view definitely better environment. Rm3k rental above no problem.

  36. Hai
    October 16th, 2023 at 08:17 | #36

    650k Queens is non seaview with pigeon size.
    650k Zen6 is fully seaview with bridge view & bigger size.

    These info already enough to prove Zen6 way much better in those area.

  37. Islander
    October 16th, 2023 at 09:03 | #37


    Since when our market so “poor” as you described lol.
    We ain’t lacking of “rich” buyer, most of the noise from lower end consume who probably only afford 1 house in their life time, in which they trying to justify their options in order to make themselves better by condemning others.

  38. Hai
    October 16th, 2023 at 18:39 | #38

    In forum here, we’re not justify anything. Fact is a fact.
    Nobody care who rich or poor here.
    If you’re a tenant & logically thinking.
    Both same price RM3.5k monthly for rent.
    One with seaview 1070sqf (Zen6) & another without seaview(Queens). You should know the answer.

  39. GG
    October 17th, 2023 at 12:54 | #39

    (1) Seaview is not the only consideration when renting. Interior layout, furnishing, neighbors, locations, car park on which floor etc all are major considerations.
    (2) For RM3.5k, you are talking about mostly a foreigner tenant market, very few locals come with a budget of RM3.5k for rental.
    (3) Foreigner rental market is not big, especially for Zen6, which is not near an international school, so the only market would be corporate tenant. But to be honest, with that density, I think most of them won’t want to stay here.

    in short, I am not saying it is impossible to rent out at RM3.5k, but it would be a situation whereby 200 vacant units all fighting for that 20 tenants. And in the end (though might take some time after leaving the units empty), rental drop.

  40. millionaire
    October 17th, 2023 at 15:05 | #40

    Too risky to make assumption on high rental yield of Jen 6.
    Time will tell.
    Base on assumption start to do comparison to Queens will be ridiculous.

  41. PenangPlayBoy
    October 17th, 2023 at 18:28 | #41

    True that. Most of my foreigner friends working in Bayan Lepas ( Mainly from US, German, Japan and Korea) all of them are staying at Gurney or straits Quay area as it has the established community and not to mention plenty of well known international school nearby. They do not mind travelling even though they have plenty of options in Bayan Lepas area ( with bigger sqft and nicer view and nearer to their work place). With 3.5K rental for example, I can get seaview also at The Tamarind, nicer quality and nearby international school.

  42. Din Djarin
    November 24th, 2023 at 12:25 | #42

    Are they repainting the ugly wave design now…?

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