For years, Penang Island has been seen as the natural home for million-ringgit residences — from seafront condos to exclusive landed houses. But across the bridge, Penang Mainland (Seberang Perai) is quietly building its own luxury housing market, with guarded communities now fetching prices once thought exclusive to the island.

The following Top 10 Guarded Homes ranking is based on actual resale transactions recorded in Penang Mainland over the past two years. To ensure the numbers reflect genuine market demand, only projects with at least three completed resales were included — no developer launch prices, no speculation, just real transactions.

The data paints a clear picture: bungalows dominate the upper tier, while Bukit Mertajam (especially Alma) emerges as a strong growth hotspot. Below is a closer look at the findings.

Bungalows command the highest premiums

The top five entries are all bungalow-focused projects, with average resale values ranging between RM1.4m and RM2.5m. This segment clearly drives the luxury market in Penang Mainland, where scarcity of large, gated bungalow plots translates into sustained demand.

The Residence stands out, appreciated more than 60% in value from its RM1.5m launch to a RM2.51m average today.

Even projects in less central areas, like Orchard Villa (Simpang Ampat), are pushing above RM1.8m, highlighting buyers’ willingness to pay for exclusivity.

Bukit Mertajam and Alma are growth magnets

Four of the top 10 developments are in Alma/Bukit Mertajam, making it the most represented location on the list. Semi-detached homes here now average around RM1m–RM1.3m, having at least doubled from their launch levels.

This trend is driven by:

• Expanding commercial activity in Alma (retail hubs, schools, healthcare).
• Relative affordability compared to island properties.
• Gated community appeal for upgrading families.

Early entrants have seen the strongest appreciation

Projects launched before 2012 — such as Dedaun Bungalow Village (Batu Kawan, 2008) — have more than doubled in price. Buyers who entered these markets early enjoyed substantial capital gains, reflecting how infrastructure growth (bridges, expressways, Batu Kawan’s development) has re-rated property values over time.

Not all projects outperform launch prices

Interestingly, Sentrino Residence shows an average resale price (RM1.07m) below its 2014 launch (RM1.19m). This indicates that not all gated projects guarantee immediate capital appreciation — performance depends on factors like accessibility, maintenance standards, and buyer perception.

Terraces break into the RM1 million club

While luxury enclaves are often associated with bungalows or semi-detached homes, Orange Garden (Butterworth) proves that terrace houses in well-planned gated communities can cross the RM1m threshold. With launch prices at RM689k, resale values now average RM1.04m. This signals rising acceptance of premium terraces in urbanised parts of the mainland.

What This Means for the Market

The data underscores several broader trends shaping the Penang Mainland housing scene:

• Guarded communities as a premium benchmark: Buyers are increasingly valuing safety, exclusivity, and lifestyle amenities, which explains why these projects outperform typical non-guarded landed homes.
• Shift of luxury demand to the mainland: Once considered a more affordable alternative to the island, mainland projects are now firmly in the high-value bracket, supported by secondary market evidence.
• Long-term investment resilience: Established projects with solid maintenance records and good connectivity have demonstrated sustained value appreciation over more than a decade.

Penang Mainland is no longer just the ‘spillover market’ from the island. Instead, it is carving out a distinct luxury housing segment, anchored by guarded bungalow enclaves and increasingly by high-value semi-detached and terrace homes. With new and modern townships mushrooming in Batu Kawan — including Eco Horizon and Viluxe — adding a fresh wave of gated landed projects, the mainland’s position in the luxury bracket looks set to strengthen further as these schemes enter the resale market in the years ahead.

– Ken Lim
(Founder, PenangPropertyTalk.com)

Penang has taken another step forward in its hospitality sector yesterday with the official opening of The Millen Penang, the state’s first Autograph Collection hotel under Marriott International.

Launched by Chief Minister Chow Kon Yeow, the development is seen as a significant marker of Penang’s appeal to international investors and operators in the premium travel segment.

“This is more than just the launch of another hotel. It reflects how far Penang has transformed into a natural magnet for the global hospitality industry,” Chow said at the event.

He noted that the increasing presence of international brands underscores the robustness of Penang’s tourism ecosystem — from its UNESCO World Heritage city and cultural assets to its acclaimed food scene, festivals, and skilled workforce.

Importantly, Chow emphasised that growth in the hospitality sector must generate tangible benefits for the wider economy. “I hope it translates into meaningful opportunities for our people — from artisans and hawkers to restaurants and young entrepreneurs. This is how tourism can truly become an engine of shared prosperity,” he said.

The Millen, developed by HNG Capital in partnership with Marriott International, was positioned as both a benchmark in luxury hospitality and a reflection of Penang’s heritage. The design draws on the legacy of Millionaire’s Row and Penang’s colonial past while offering contemporary experiences aimed at discerning global travelers.

Chow also highlighted the strategic timing of the launch, coinciding with China’s Golden Week holidays and ahead of Visit Malaysia Year 2026, which is expected to accelerate tourist arrivals and investment flows. He further called on industry players to integrate sustainability, digitalisation, and innovation into their business models to ensure long-term competitiveness.

Marriott International’s Malaysia market vice-president, George Varughese, described the hotel as a milestone for both the company and the destination.

“The Millen is not only the first Autograph Collection hotel in Penang, but it also represents a shared vision to set a new standard of luxury while staying true to Penang’s culture and spirit,” he said, adding that the property was designed to connect travelers with the island’s heritage and identity.

In a bold move set to reshape the future of urban development, Asia Green has officially launched its Green Vision Rebranding, introducing a transformative strategy built around the groundbreaking “3+X” model — a new framework to guide the creation of smart, sustainable, and purpose-driven communities.

This forward-thinking model integrates four key pillars:

• Technology: Leveraging smart solutions to enhance daily life and well-being.
• Ecology: Protecting the environment and promoting harmony with nature.
• Art & Culture: Preserving heritage and fostering creativity for vibrant communities.
• X: Representing wellness, inclusivity, and the human connection at the heart of every township.

A Commitment to Purposeful, Sustainable Growth

The launch event, marked more than a rebranding — it was a declaration of intent. Speaking at the event, Asia Green CEO Ms. Tan Li Mei said:

“With the 3+X model and our SISHENG framework – Living, Ecology, Vitality, and Business – we aim to create smart, ecological townships where people, nature, and innovation thrive together. Our mission ‘Building with Love, Living with Purpose’ guides everything we do.”

Ms. Tan shared how personal experiences during the pandemic shaped this new direction:

“At one point, I was struggling with my own well-being, and it made me realize that without health and happiness, nothing else matters. That is why wellness – physical, emotional, and mental – will be at the heart of our future developments.”

Her words underline the emotional and human-centered foundation of Asia Green’s strategy — one that seeks to prioritize holistic well-being alongside innovation and sustainability.

Aligned with Penang 2030 Vision

The 3+X model is closely aligned with the Penang 2030 Vision for a family-focused, green, and smart state. By blending sustainable design, cultural identity, and cutting-edge technology, Asia Green aims to help future communities thrive both locally and globally.

A Strategic Global Partnership

In a key highlight of the launch, Asia Green announced its strategic collaboration with Consulus, a global innovation consultancy operating in 23 countries across Asia, Europe, Africa, and the Americas. The partnership, formalized between Tan Li Mei and Consulus Group CEO Lawrence Chong, will establish the Consulus Penang Centre — turning Penang into a hub for sustainability and thought leadership in the region.

Government Leaders Back the Vision

Several Penang state leaders were present at the event and voiced strong support for Asia Green’s forward-looking initiatives:

• YB Jagdeep Singh Deo, Deputy Chief Minister II, highlighted the synergy between Asia Green’s plans and Penang’s drive for sustainability and innovation.
• YB Jason H’ng, State EXCO for Local Government & Town and Country Planning, emphasized the importance of balancing economic progress with environmental stewardship.
• YB Dato’ Seri Sundarajoo, State EXCO for Housing & Environment, noted that developments must focus on community building and long-term legacies.
• YB Fahmi Zainol, State EXCO for Agriculture, Food Security & Cooperatives, welcomed Asia Green’s role in creating new opportunities and vitality for local communities.

“Our goal is to start in Penang, where our roots are, and bring these ideas to the world with the support of our partners and the community,” Mei concluded.

Property owners in Seberang Perai who have yet to settle their second quarter 2025 assessment tax will face enforcement action starting Oct 6.

Mayor Dato’ Haji Baderul Amin bin Abdul Hamid said defaulters risk having their movable assets seized if payment is not made promptly.

“Owners are urged to make payment immediately, either through the ASPIRE app, authorised online platforms, or at MBSP counters,” he said after chairing the city council’s meeting on Monday.

Meanwhile, he also reminded the public not to damage recreational spaces under the council’s management, warning that stern action awaits violators.

He said the facilities were developed for the community’s benefit and to create a greener, more livable environment.

“Acts such as illegal construction, private planting or misuse of these areas are strictly prohibited. They not only mar the city’s image but also pose safety and hygiene risks,” he said.

The council will step up patrols and enforcement, with offenders facing possible legal action.

Taman Perdana Putera is a landed residential project by SA Jade Development Sdn. Bhd., located in Simpang Ampat. The site is along Jalan Perdana, next to Casa Perdana, and near the Simpang Ampat Small Medium Industrial Park. It is about a 10-minute drive from the Bukit Tambun Toll Plaza, providing access to the North–South Expressway. Amenities within a 5km radius include GEMS International School, Pearl City Mall, banks, markets, eateries, and several public schools.

The project comprises 63 two-storey terrace houses with two layout options. Type A measures 22′ x 60′ and accounts for 50 units, while Type A1 measures 22′ x 75′ with 13 units, featuring a 15-foot back garden. Each unit has a built-up area of around 1,900 square feet with four bedrooms and four bathrooms. Prices start from RM645,000 onwards

Property Project : Taman Perdana Putera
Location : Simpang Ampat
Property Type : Residential
Tenure: Freehold
Total Units : 63
Land Area: 22′ x 60′ onwards
Built-up Size: 1,900 sq.ft.
Indicative Price : RM645,000 onwards
Developer : SA Jade Development Sdn. Bhd.

Location Map:

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.