The long-awaited North Coastal Paired Road (NCPR) is set to bring major relief to Penang’s northern coastline, providing residents, commuters, and tourists with a crucial alternative to the often-congested Jalan Batu Ferringhi.

For years, the single-carriageway route from George Town to Batu Ferringhi and Teluk Bahang has struggled with overwhelming traffic, particularly during peak hours, festive periods, and holiday weekends. Accidents, heavy rain, or fallen debris frequently worsen the situation, leaving vehicles stranded in gridlock for hours and delaying emergency services.

To address these long-standing challenges, the Penang government is pressing forward with the NCPR project, a 10.61km highway that will drastically cut travel times and improve accessibility. According to state Infrastructure, Transport and Digital Committee chairman Zairil Khir Johari, the NCPR will consist of 8.41km of at-grade road and a 2.2km coastal viaduct.

The new route will stretch from Tanjung Bunga to Teluk Bahang, bypassing key choke points along the current road. It will pass the iconic Masjid Terapung (Floating Mosque), extend over the sea near Shamrock, cut through Batu Ferringhi, and end in Teluk Bahang. Once completed, the highway will slash peak travel times from 30–45 minutes to just seven minutes.

Construction of the RM2.9 billion project, which includes RM500 million for land acquisition, is expected to begin in 2026 following final agreements between the state government and Consortium Zenith Construction (CZC). Detailed design work, along with environmental and land processes, will take up to 1.5 years. Work will first commence on state-owned land.

“This is more than just a road project,” said Zairil. “The NCPR is a vital lifeline that will ease severe congestion, improve emergency response times, and enhance safety along Penang’s northern corridor.”

Beyond resolving traffic woes, the NCPR is also expected to stimulate socio-economic development. By strengthening connectivity, the project could open new opportunities for businesses and tourism in the northern coastal belt, further driving Penang’s economic growth.

“With this investment, we are ensuring Penang remains competitive and resilient,” Zairil added. “The NCPR will benefit residents, businesses, and visitors alike, supporting sustainable growth for decades to come.”

Scheduled for completion in 2031, the North Coastal Paired Road promises not only smoother and safer travel but also a stronger foundation for Penang’s long-term development.

Penang Chief Minister Chow Kon Yeow has confirmed that the much-anticipated Sungai Dua to Juru elevated highway project is progressing to the next phase, with tendering and contractor appointments currently underway. The groundbreaking ceremony is expected to take place in early November, officiated by Prime Minister Datuk Seri Anwar Ibrahim.

Although the project is estimated to take at least five to six years to complete, Chow stressed its long-term significance. Once finished, the elevated highway will not only ease traffic flow between Sungai Dua and Juru but also enhance accessibility around major connecting points, such as Jalan Kebun Nenas and the Penang Bridge interchange along the North-South Expressway.

Chow reiterated his view that the future of Penang lies in Seberang Perai, where rapid industrial growth continues to fuel economic activity and stimulate housing development. However, he acknowledged that with expansion comes challenges. Rising population numbers and vehicle ownership have led to worsening traffic congestion, especially during peak hours. “If road issues are not resolved promptly, residents will continue to face daily gridlocks—whether commuting to work or school,” he noted.

The state government, he said, is committed to tackling such concerns by securing several large-scale infrastructure projects. Among them, the Sungai Dua–Juru elevated highway stands out as one of the quickest to receive federal approval after Penang raised the matter with the Prime Minister. “Traffic congestion along the North-South Expressway is extremely serious. We highlighted this to the Prime Minister, and this project was approved faster than many others I have sought. I believe it will bring meaningful relief to the situation,” Chow explained.

About Seiras Residences @ Utropolis

A modern high-rise within the 44.3-acre Utropolis Batu Kawan integrated development, strategically positioned near UOW Malaysia KDU, The Ship Campus, Columbia Asia Hospital, IKEA, Design Village, and the Second Penang Bridge. Introducing Penang’s first triple-key concept, it offers highly flexible layouts—from dual-key units with a private studio to triple-key units featuring three self-contained suites—designed for multi-generational living, co-living, or strong rental potential.

Each home comes with 2–3 parking spaces, while residents enjoy extensive lifestyle facilities such as co-working spaces, co-kitchen and dining areas, gaming and fitness zones, Olympic-size pool, jacuzzi, pickleball court, and vibrant ground-floor retail. Blending smart design with community living, Seiras Residences is both a forward-looking home and a savvy investment in Batu Kawan’s fastest-growing hub.

*Photo taken in Aug 2025

Find out more about Seiras Residences 

JKP Sdn. Bhd. (JKPSB), a wholly-owned subsidiary of the Minister of Finance Incorporated (MKD) and implementing agency for the Penang Bumiputera Development Council (MPBPP), has launched Phase 6 and Phase 7 of its flagship Taman Seri Saujana project in Seberang Perai Selatan.

The pre-launch ceremony, held at Nibong Tebal Arena, was officiated by MPBPP chairman and JKPSB chairman Tan Sri Khalid Ramli. The event drew more than 1,000 attendees, including state leaders, government officials, industry partners, potential buyers, and members of the public.

Modern homes at competitive prices

Phase 6 features 32 double-storey semi-detached homes, while Phase 7 offers 42 double-storey terrace units, designed with modern layouts and family-friendly spaces. Each unit comes with four bedrooms and four bathrooms, catering to growing households seeking comfort and practicality.

• 2-storey semi-detached homes: From RM550,000 (Lot size min. 34’ x 70’, built-up min. 24’ x 37’)
• 2-storey terrace homes: From RM461,000 (Lot size min. 22’ x 65’, built-up min. 22’ x 32’)

Buyers will also enjoy added perks such as free legal fees for Sales & Purchase Agreements. The project is open to both Bumiputera and non-Bumiputera purchasers.

A strategic township development

Spanning 34.3 acres, Taman Seri Saujana is a mixed development across seven phases, featuring affordable cluster homes, terrace houses, semi-detached units, shop offices, a community hall, and a surau. Its location in Mukim 7, Jalan Bukit Panchor, offers residents easy access to schools, healthcare facilities, recreational areas, Mydin, C-Mart, and other amenities.

The project has been designed to balance affordability with exclusivity, providing modern two-storey homes that emphasise both spaciousness and functionality.

Kenduri Rakyat brings community together

In line with JKPSB’s commitment to “merakyatkan pembangunan” (people-centric development), the launch was accompanied by a Kenduri Rakyat. Guests enjoyed a kampung-style feast, cultural performances, a children’s colouring contest, clown and face-painting activities, as well as exhibitions and financing counters by participating banks.

The event fostered a sense of togetherness while giving the community first-hand access to information about the project.

Commitment to community well-being

JKPSB Chief Executive Officer Farizul Arif Abd Mutalib said the company’s mission goes beyond property development.

“JKPSB is committed not only to delivering quality housing but also to uplifting community well-being through projects that are accessible and beneficial to the Bumiputera community in Penang,” he said.

With Phases 6 and 7 now open for sale, Taman Seri Saujana continues to strengthen its position as one of Seberang Perai Selatan’s key township projects, offering families modern homes in a strategic and vibrant setting.

So, you’ve probably seen those property ads promising a dreamy “Guaranteed Rental Return” (or GRR for short). They’re everywhere. The deal sounds sweet: buy a place, and the developer promises to pay you a steady 5% to 10% return every year. No tenant headaches, no landlord drama—just easy, passive income. Especially for first-time investors, it’s a seriously tempting offer.

But before you get swept up in the glossy brochures and smooth sales talk, let’s pull back the curtain. The reality of these schemes is a lot more complicated and risky than it seems.

That “Guarantee” Isn’t What You Think

Here’s the first big red flag: that “guarantee” isn’t legally protected like your main property contract is. If things go south, you can’t just go to the housing tribunal. You’re looking at a messy and expensive lawsuit in civil court.

And the company promising you all this money? It’s often not the big, stable developer you’re buying from. It’s usually a tiny side company with barely any money to its name. If the scheme fails, that little company can just vanish into thin air, and you’ll be left holding the bag.

The Fine Print is Full of Tricks

Even if you do get your payments, there’s a catch. That “guaranteed” money isn’t a gift—it’s already baked into your purchase price. You’re basically paying a premium for your own money back.

Plus, those contracts are often loaded with sneaky clauses that let the company cancel the whole deal with very little notice. On top of your mortgage, you might also be stuck paying for mandatory fancy furniture packages or high maintenance fees.

What Happens When the Music Stops?

After the guaranteed period ends (usually 2-5 years), the party’s over. Suddenly, every single unit in your building hits the rental market at the same time. With so much supply, rental prices crash. And good luck selling—new buyers will know the original price was inflated, so your property’s value takes a nosedive. The developer, having fulfilled their promise, has zero reason to help you find a tenant.

We’ve Seen This Movie Before in Malaysia

The Arc @ Cyberjaya is a famous example of a GRR scheme failure. Buyers were promised a guaranteed 8% annual return for up to 25 years. However, the payments stopped very quickly, often within the first year. The company behind the guarantee was a separate entity with no money, making legal action pointless. Owners were suddenly stuck with mortgage payments for empty units in an oversaturated market, causing property values to crash and resulting in major financial losses for investors.

The lesson from these stories? If it sounds too good to be true, it almost always is.

The Bottom Line for Buyers

Don’t let a flashy “guarantee” blind you. Do your homework:

• Check who’s backing the guarantee. Is it a reputable company with real money, or just a flimsy shell company?
• Get a lawyer to read every single line of that contract before you sign anything.
• Compare the promised yield to what similar properties actually rent for in the open market. Is it realistic?
• Ask yourself the most important question: “Would I still buy this property if the guarantee didn’t exist?”

If the answer is no, then walk away. A real investment should stand on its own two feet, not on a shaky promise.

– Ken Lim
(Founder, PenangPropertyTalk.com)