Penang Mainland
Bukit Mertajam
Seberang Perai's commercial heartland — Chinese-majority hill-foot town
Condo PSF
RM 260–520
Avg Yield
5%
Avg Rent (condo)
RM 1,300
Active projects
9
What is the average PSF in Bukit Mertajam in 2026?
The average condo PSF in Bukit Mertajam is roughly RM260–520 as of 2026, based on NAPIC/Brickz-checked benchmarks for the area.
- Condo PSF rangeRM 260–520
- Gross rental yield5%
- Avg. condo rentRM 1,300/mo
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 2% 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 Corridor Economic Region plan, RMK13) improve BM's role as a feeder town for cross-border Kedah commuters.
Every project in Bukit Mertajam, priced
All 12 tracked projects — 9 selling, 3 trading sub-sale. Rendered from our project records, so a correction updates this table everywhere it appears.
9 of 12 tracked projects are currently selling, alongside 3 trading sub-sale.
Selling now
| Project | Price | PSF | Tenure | Land title | Built | Status |
|---|---|---|---|---|---|---|
| Grains Residences | RM136K–RM719K | 320–619 | Freehold | confirm | 2028 | selling |
| Iconic Harmony | RM225K | 250 | Freehold | confirm | 2028 | selling |
| Aston Minka Residences | RM250K | 263 | Freehold | confirm | 2026 | selling |
| Sejahtera 113 | RM369K–RM400K | 409 | Freehold | confirm | 2028 | selling |
| Sevora Residences | RM400K | 421 | Freehold | Residential | 2029 | selling |
| The Rimbun | RM400K | 408 | Freehold | Residential | 2026 | selling |
| Serene Villas @ Sunway Wellesley | RM680K | 260–400 | Freehold | confirm | 2027 | selling |
| Embun Hills | RM803K | 360 | Freehold | Residential | 2028 | selling |
| Garden Villas | RM1.19M–RM1.43M | 447 | Freehold | confirm | 2026 | selling |
Sub-sale — 3 projects
| Project | Price | PSF | Tenure | Land title | Built | Status |
|---|---|---|---|---|---|---|
| Marc Residences | RM548K | 420 | Freehold | confirm | 2024 | sub-sale |
| Garden Superlink Phase 4 | RM846K | 374 | Freehold | confirm | 2025 | sub-sale |
| Hijauan Jernih | RM975K | 430 | Freehold | confirm | 2020 | sub-sale |
Price bands
Foreign buyers
6 of 12 have at least one unit clearing the RM600K mainland minimum. 6 do not: Aston Minka Residences, Iconic Harmony, Sejahtera 113, Sevora Residences, The Rimbun, Marc Residences. The threshold never varies by title class.
Title & tenure
- 9 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 · 3 completed
Selling now & under construction
More on Bukit Mertajam
Guides and comparisons specific to this area.
Mainland 2% foreign-buyer levy applies (vs 3% on island); RM600k 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