Data-quality note: 3 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
Bayan Lepas
Penang's tech hub — high demand, strong yields
Condo PSF
RM 400–750
Avg Yield
5.2%
Avg Rent (condo)
RM 1,800
Active projects
5
What is the average PSF in Bayan Lepas in 2026?
The average condo PSF in Bayan Lepas is roughly RM400–750 as of 2026, based on NAPIC/Brickz-checked benchmarks for the area.
- Condo PSF rangeRM 400–750
- Gross rental yield5.2%
- Avg. condo rentRM 1,800/mo
Character
Home to the Penang International Airport, Intel, Bosch, Infineon, and Malaysia's largest E&E industrial zone. Strong rental demand from tech sector workers makes this Penang's highest-yield residential market. More practical than aspirational.
Lifestyle scorecard
Zac's honest 1–10 rating across the dimensions buyers care about most.
✅ Pros
- Highest rental yields in Penang (5%+ gross)
- Consistent demand from tech sector workforce
- Airport proximity for frequent travellers
- More affordable than northern corridor
- Strong long-term demand from ongoing E&E sector expansion
⚠️ Cons
- Industrial character — not a lifestyle destination
- Limited high-end dining and retail
- Traffic congestion on Jalan Bayan Lepas during shift changes
Transaction benchmark
April 2024 - March 2025 (trailing 12 months) for area aggregate; specific projects dated within this windowCondo PSF (low)
RM 346
Condo PSF (high)
RM 668
Sample
365 residential transactions across the locality
Brickz aggregate. Condo PSF range derived from specific projects: Platinum III RM346/sf (median RM465k), Villa Emas RM498, Putra Place RM560, Solaria RM543, Baystar RM668 (median RM1.1m), FieraVista@One Residence RM403. Wide range reflects mix of older mass-market blocks vs newer high-end Bayan Indah / Bayan Mutiara stock.
Sources
For unit-by-unit recent transactions on any specific Bayan Lepas 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 Line construction is active in Bayan Lepas with 8 stations serving the district (PSR-A/Silicon Island, Permatang Damar Laut, Penang International Airport, Sungai Tiram, FIZ South, FIZ North, Jalan Tengah, SPICE, Bukit Jambul). Major traffic diversions in Bayan Lepas began early 2026; airport station is one of the two most advanced sites. Line completion: December 2031.
- Silicon Island reclamation has reached ~133.5 hectares as of March 2026 (target Phase 1: 513.95 ha by 2031). First building targeted for 2026, first factory by 2027, administrative centre by 2028. Directly adds new industrial and residential demand to Bayan Lepas catchment over the next 3 years.
- Bayan Lepas FIZ continues to anchor demand: Food Bayana (semi-automated food court at FIZ Phase IV) opened catering to factory workforce, and the airport cargo terminal is slated for expansion under Transport Minister Loke's announced upgrade plan - reinforcing the area as Penang's tech-employment core.
Sources (8)
- en.wikipedia.org/wiki/Mutiara_line
- www.malaymail.com/news/malaysia/2025/10/02/penang-lrt-mutiara-line-major-traffic-diversion-in-bayan-lepas-to-start-in-early-2026/193135
- www.thestar.com.my/metro/metro-news/2026/05/29/steady-progress-on-mutiara-lrt
- en.wikipedia.org/wiki/Silicon_Island
- www.thevibes.com/articles/news/102944/silicon-islands-first-building-to-be-up-by-2026-says-penang-cm
- www.malaymail.com/news/malaysia/2025/08/20/penangs-silicon-island-81-hectares-reclaimed-mega-project-on-track/188356
- www.bernama.com/en/news.php?id=2488794
- thesmartlocal.my/food-bayana
Every project in Bayan Lepas, priced
All 15 tracked projects — 5 selling, 10 trading sub-sale. Rendered from our project records, so a correction updates this table everywhere it appears.
5 of 15 tracked projects are currently selling, alongside 10 trading sub-sale.
Selling now
| Project | Price | PSF | Tenure | Land title | Built | Status |
|---|---|---|---|---|---|---|
| Avion Residence | RM342K | — | Freehold | Commercial | 2028 | selling |
| London Pavilion | RM418K | 426 | Freehold | confirm | 2028 | selling |
| Maldives Residences | RM498K | 460–580 | Freehold | Residential | 2027 | selling |
| Lucerne Residences | RM664K–RM938K | 553 | Freehold | confirm | 2028 | selling |
| SENZE @ PICC | RM705K–RM5.67M | 1073–1300 | Freehold | confirm | 2027 | selling |
Sub-sale — 10 projects
| Project | Price | PSF | Tenure | Land title | Built | Status |
|---|---|---|---|---|---|---|
| Tropicana Bay Residences | RM315K–RM850K | 568–1100 | Freehold | Residential | 2017 | sub-sale |
| One Foresta | RM375K–RM468K | 417–520 | Freehold | confirm | 2019 | sub-sale |
| Havana Beach Residences | RM400K–RM560K | 465–647 | Freehold | confirm | 2024 | sub-sale |
| Forest Ville | RM450K | 428–450 | Freehold | confirm | 2020 | sub-sale |
| Solaria Residences | RM480K | 500 | Freehold | confirm | 2017 | sub-sale |
| Tree Sparina | RM486K | 500 | Freehold | confirm | 2016 | sub-sale |
| SummerSkye Residences | RM598K | 535–560 | Freehold | confirm | 2018 | sub-sale |
| The Amarene | RM630K | 570–680 | Freehold | confirm | 2021 | sub-sale |
| Goodwood Residence | RM678K | 465–580 | Freehold | confirm | 2025 | sub-sale |
| Tierra Residences | RM1.2M | 410 | Freehold | confirm | 2021 | sub-sale |
Price bands
Foreign buyers
2 of 15 have at least one unit clearing the RM1M island minimum. 11 do not: Tropicana Bay Residences, Forest Ville, Goodwood Residence, Havana Beach Residences, London Pavilion, Maldives Residences, One Foresta, Solaria Residences, SummerSkye Residences, The Amarene, Lucerne Residences. 2 have no recorded ceiling and an entry below the floor — confirm whether a larger unit qualifies: Avion Residence, Tree Sparina. The threshold never varies by title class.
Title & tenure
- 1 on commercial title — lower LTV ceiling, commercial utility and quit-rent tariffs: Avion Residence.
- 12 have no land title on record. Confirm it in writing before committing — it changes your financing.
Narrow it down
Filtered views of Bayan Lepas stock — each one a live list, not a static page.
Projects in Bayan Lepas
5 selling · 0 upcoming · 10 completed
Selling now & under construction
More on Bayan Lepas
Guides and comparisons specific to this area.
Concerns buyers raise publicly
Real concerns and questions from public Penang property discussion (Lowyat, Reddit, and other forums). These are the hard things people debate openly — Zac addresses each of these directly. Ask him for his honest take.
“Why are developers building luxury condos in Bayan Lepas when it's a working-class area?”
Lowyat 'Bayan Lepas Property Glut at Danger Level' thread - poster questioning mismatch between product mix and local affordability.
forum source →“Are the '15 minutes from town' marketing claims realistic given Batu Maung-area congestion?”
Same Lowyat thread - posters disputing developer travel-time claims for projects near Batu Maung priced RM500-600k.
forum source →“Do the recent transacted-price drops (e.g. 1300 sf RM680k -> RM615k) indicate genuine market correction or oversupply?”
Lowyat - posters citing specific resale price movements as evidence of inventory glut.
forum source →“How bad is airplane noise / rempit noise from the nearby flyovers for residents?”
Lowyat - location-specific drawbacks raised by forum members.
forum source →“Is Bayan Baru / Bayan Lepas in a property downturn?”
Lowyat thread title 'Bayan Baru also facing property downturn' - general buyer-side sentiment thread.
forum source →Active foreign buyer interest from Taiwan and Hong Kong specifically for yield + LRT speculation. Most condos here are at or near the RM 1M minimum; landed gated developments in Sungai Ara may fall below threshold — verify per project.
Foreign buyer guides →Hero photo: Wikimedia Commons (verify uploader) · CC-BY-SA-4.0 (verify)
Sources & data gaps (2)
Honest list of what couldn't be verified from public sources for this area (research completed 2026-06-24). These need Zac's direct input.
- •Tenby Setia Pearl Island and other school exact distances not individually verified - score based on directory presence.
- •No public expat-density-by-postcode data.