Data-quality note: 4 fields on this guide are unverified or pending Zac's direct input — see "Sources & gaps" at the bottom of this page for the full list.
Penang Island
Batu Maung
South island gateway — airport, bridge, and FIZ at your doorstep
Condo PSF
RM 350–550
Avg Yield
5%
Avg Rent (condo)
RM 1,600
Active projects
2
What is the average PSF in Batu Maung in 2026?
The average condo PSF in Batu Maung is roughly RM350–550 as of 2026, based on NAPIC/Brickz-checked benchmarks for the area.
- Condo PSF rangeRM 350–550
- Gross rental yield5%
- Avg. condo rentRM 1,600/mo
Character
A pragmatic south-island township shaped by its proximity to Penang International Airport and the Free Industrial Zone. The Second Bridge (Sultan Abdul Halim Mu'adzam Shah Bridge) landfall sits here, giving residents fast access to Batu Kawan and mainland Penang. The fishing-village heritage survives in the old Batu Maung kampung and Sam Poh Tong temple. New condo supply targets industrial workers and budget-conscious island buyers rather than the premium expat market.
Lifestyle scorecard
Zac's honest 1–10 rating across the dimensions buyers care about most.
✅ Pros
- Most affordable condo PSF on Penang Island among established areas
- Strong rental demand from FIZ and airport workforce
- Direct Second Bridge access to Batu Kawan / mainland
- Mutiara LRT Airport station on planned alignment — potential uplift if confirmed
- Established seafood dining precinct and fishing-village character
⚠️ Cons
- Limited island-side amenities — most shopping and schools require a drive
- Industrial surroundings reduce lifestyle appeal for premium buyers
- Ferry terminal is the furthest point from Batu Maung on the island (~16 km)
- Oversupply risk from multiple concurrent launches targeting similar buyer profile
Transaction benchmark
Trailing 12 months to Q1 2026 (indicative)Median PSF (all-residential)
RM null
Sample
Low transaction volume locality — no clean locality-level aggregate available
25th–75th percentile range: RM300,000 – RM600,000 (estimated range based on project-level asking prices; PropertyGuru/iProperty asking prices run 5–15% above transacted)
No verified Brickz locality-aggregate median surfaced for Batu Maung. Project-level asking PSF of RM350–550 used as proxy. Sunway Cassia (completed) and Phoenix Residences provide the clearest data anchors on brickz.my. Figures are asking-price estimates, not NAPIC transacted data.
Sources
For unit-by-unit recent transactions on any specific Batu Maung project, ask Zac for the latest →
📈 What to watch over the next 3 years
Verifiable upcoming events from named, dated announcements — not price speculation.
- Mutiara LRT Airport/Batu Maung station is on the published alignment (laluanmutiara.mymrt.com.my). If construction timeline is confirmed, this is the single largest potential price catalyst for the area. Timeline risk remains high — construction start not confirmed as of June 2026.
- Batu Kawan development continues to pull commercial and retail gravity across the Second Bridge — benefiting Batu Maung as an affordable residential node for workers in both the FIZ and Batu Kawan industrial/retail precinct.
- Multiple concurrent launches (Phoenix Residences, Penang 757 Residence, Esenview Residences) targeting similar sub-RM600K buyer profile risk short-term oversupply in the rental market. Monitor vacancy rates before committing to investment units.
Every project in Batu Maung, priced
All 6 tracked projects — 2 selling, 4 trading sub-sale. Rendered from our project records, so a correction updates this table everywhere it appears.
2 of 6 tracked projects are currently selling, alongside 4 trading sub-sale.
Selling now
| Project | Price | PSF | Tenure | Land title | Built | Status |
|---|---|---|---|---|---|---|
| Ventus & Tradesmen | RM480K | — | Freehold | confirm | 2028 | selling |
| M Zenni | RM657K | — | Freehold | confirm | 2029 | selling |
Sub-sale — 4 projects
| Project | Price | PSF | Tenure | Land title | Built | Status |
|---|---|---|---|---|---|---|
| M Vista @ Southbay | RM420K | 600 | Freehold | confirm | 2021 | sub-sale |
| Sunway Cassia | RM999K | 720 | Freehold | confirm | 2019 | sub-sale |
| Phoenix Residences | RM1.12M | 600 | Freehold | confirm | 2019 | sub-sale |
| The Loft @ Southbay City | RM1.6M | 900 | Freehold | confirm | 2017 | sub-sale |
Price bands
Foreign buyers
2 of 6 have at least one unit clearing the RM1M island minimum. 4 have no recorded ceiling and an entry below the floor — confirm whether a larger unit qualifies: M Vista @ Southbay, M Zenni, Sunway Cassia, Ventus & Tradesmen. The threshold never varies by title class.
Title & tenure
- 6 have no land title on record. Confirm it in writing before committing — it changes your financing.
Narrow it down
Filtered views of Batu Maung stock — each one a live list, not a static page.
Projects in Batu Maung
2 selling · 0 upcoming · 4 completed
Selling now & under construction
More on Batu Maung
Guides and comparisons specific to this area.
Hero photo: Wikimedia Commons contributor (verify exact uploader on file page) · CC-BY-SA-4.0 (verify on file page before use)
Sources & data gaps (4)
Honest list of what couldn't be verified from public sources for this area (research completed 2026-06-25). These need Zac's direct input.
- •No verified Brickz locality-level PSF aggregate for Batu Maung — project-level only.
- •No quantitative vacancy or rental yield data — yield range estimated from asking prices and anecdotal broker commentary.
- •Mutiara LRT timeline risk high — construction start not confirmed as of June 2026.
- •No named expat community or MM2H concentration data for this locality.