Penang Mainland
Bukit Mertajam
Seberang Perai's commercial heartland — Chinese-majority hill-foot town
Condo PSF
RM 260–450
Active projects
9
What is the average PSF in Bukit Mertajam in 2026?
Most condos in Bukit Mertajam are priced at roughly RM260–450 per sq ft in 2026, based on asking and launch prices across the condo projects we track in the area. These are asking prices, not transacted prices.
- Condo PSF rangeRM 260–450
Character
The mainland's largest commercial centre and Chinese-majority town, distinct from Butterworth (port/transport hub). Anchored by the Bukit Mertajam hill recreation forest, AEON Bukit Mertajam, and SMJK Jit Sin — one of the most prestigious Chinese-medium secondary schools in northern Malaysia. Strong industrial-park feeder (Bukit Tengah, Bukit Minyak, Juru) supports manufacturing-manager and SME-owner demographics.
Lifestyle scorecard
Zac's honest 1–10 rating across the dimensions buyers care about most.
✅ Pros
- SMJK Jit Sin school prestige drives sustained family demand
- Affordable freehold landed inventory vs island
- Industrial park feeder (Bukit Tengah / Bukit Minyak / Juru) supports rental
- Bukit Mertajam Recreational Forest — rare green-belt urban amenity
- Sungai Petani / Kulim road feeder broadens commuter catchment
⚠️ Cons
- Not directly served by Mutiara LRT (terminates at Penang Sentral)
- Lower foreign-buyer activity than island
- Older town-centre stock needs renovation budgets
- Penang Bridge commute to island is 25-40 min off-peak, much worse peak
Transaction benchmark
April 2024 - March 2025 (trailing 12 months)Condo PSF (low)
RM 260
Condo PSF (high)
RM 520
Sample
Brickz Bukit Mertajam locality aggregate; project anchors include Majestic Heights (RM450-520/sf newer), Taman Desa Damai (~RM280-340/sf landed-mix), older BM town walk-ups RM260-300/sf.
BM commands a small premium over Butterworth driven by SMJK Jit Sin school catchment and Chinese-majority demographics. Landed inventory dominates — condo PSF is the thinner sub-segment. Mainland 3% foreign-buyer levy applies; foreign interest historically minimal.
Sources
For unit-by-unit recent transactions on any specific Bukit Mertajam project, ask Zac for the latest →
📈 What to watch over the next 3 years
Verifiable upcoming events from named, dated announcements — not price speculation.
- BM does NOT have a Mutiara LRT station on the funded alignment (line terminates at Penang Sentral on the mainland side). Over the next 3 years, BM's commuters will need to drive/feeder-bus to Butterworth/Penang Sentral for the LRT — limiting transit-driven uplift versus Butterworth itself.
- Bukit Minyak / Bukit Tengah / Juru industrial park expansion (semiconductor and E&E suppliers tied to Batu Kawan and Bayan Lepas FIZ) continues to drive engineer/manager rental demand into BM's mid-tier condos.
- AEON Bukit Mertajam catchment maturity plus active landed pipeline (Majestic Aman, Taman Selayang Jaya, Scientex Sungai Dua) keeps mid-market supply healthy through 2027.
- Sungai Petani / Kulim federal road upgrades (under the Northern Area Economic Region plan, RMK13) improve BM's role as a feeder town for cross-border Kedah commuters.
Every project in Bukit Mertajam, priced
All 13 tracked projects — 9 selling, 4 trading sub-sale. Rendered from our project records, so a correction updates this table everywhere it appears.
9 of 13 tracked projects are currently selling, alongside 4 trading sub-sale.
Selling now
| Project | Price | PSF | Tenure | Land title | Built | Status |
|---|---|---|---|---|---|---|
| Iconic Harmony | RM225K | 250 | Freehold | confirm | 2028 | selling |
| Grains Residences | RM284K–RM617K | 454–708 | Freehold | confirm | 2028 | selling |
| Aston Minka Residences | RM298K–RM380K | 263 | Freehold | confirm | 2027 | selling |
| Sejahtera 113 | RM369K–RM400K | 409 | Freehold | confirm | 2028 | selling |
| Sevora Residences | RM388K–RM489K | 421 | Freehold | Residential | 2030 | selling |
| The Rimbun | RM400K | 408 | Freehold | Residential | — | selling |
| Serene Villas @ Sunway Wellesley | RM680K–RM1.14M | 260–400 | Freehold | confirm | 2027 | selling |
| Embun Hills | RM803K–RM1.2M | 360 | Freehold | Residential | 2028 | selling |
| Garden Villas | RM1.19M–RM1.43M | 447 | Freehold | confirm | 2026 | selling |
Sub-sale — 4 projects
| Project | Price | PSF | Tenure | Land title | Built | Status |
|---|---|---|---|---|---|---|
| Marc Residences | RM485K–RM550K | 420 | Freehold | confirm | 2024 | sub-sale |
| Sunway Wellesley | RM520K–RM1.4M | — | Freehold | confirm | 2017 | sub-sale |
| Garden Superlink Phase 4 | RM818K–RM1.01M | — | Freehold | confirm | 2025 | sub-sale |
| Hijauan Jernih | RM975K | — | Freehold | confirm | 2026 | sub-sale |
Price bands
Foreign buyers
7 of 13 have at least one unit clearing the mainland minimum (RM500K strata, RM1M landed). 5 do not: Aston Minka Residences, Iconic Harmony, Sejahtera 113, Sevora Residences, The Rimbun. One has no recorded ceiling and an entry below the floor — confirm whether a larger unit qualifies: Hijauan Jernih. The threshold depends on property type, not title class.
Title & tenure
- 10 have no land title on record. Confirm it in writing before committing — it changes your financing.
Narrow it down
Filtered views of Bukit Mertajam stock — each one a live list, not a static page.
Projects in Bukit Mertajam
9 selling · 0 upcoming · 4 completed
Selling now & under construction
More on Bukit Mertajam
Guides and comparisons specific to this area.
Mainland 3% foreign-buyer levy applies; RM500k mainland threshold. Foreign-buyer activity historically minimal in BM — primary buyer pool is local Chinese-Malaysian families and SME owners. Exit liquidity is local-buyer dependent.
Foreign buyer guides →Hero photo: Wikimedia Commons contributor · CC-BY-SA-4.0