Penang Mainland

Butterworth

Mainland transport hub — ferry, KTM rail, Penang Sentral gateway

Condo PSF

RM 220–480

Avg Yield

5.5%

Avg Rent (condo)

RM 1,100

Active projects

What is the average PSF in Butterworth in 2026?

The average condo PSF in Butterworth is roughly RM220–480 as of 2026, based on NAPIC/Brickz-checked benchmarks for the area.

Condo PSF rangeRM 220–480
Gross rental yield5.5%
Avg. condo rentRM 1,100/mo

Character

The mainland gateway to Penang Island — Penang Sentral integrated transport terminal (KTM ETS, ferry, bus), Sunway Carnival Mall, and a working-port economy. Distinct from Bukit Mertajam (commercial centre further inland). Affordable older flats and newer mid-rise stock dominate.

Lifestyle scorecard

Zac's honest 1–10 rating across the dimensions buyers care about most.

Walkability

5/10

Food scene

7/10

Schools

6/10

Beach access

2/10

Traffic / commute

5/10

Family-friendly

6/10

Public transport

9/10

Expat community

3/10

✅ Pros

Penang Sentral integrated transport hub (KTM ETS, ferry, LRT terminus 2031)
Most affordable PSF in Greater Penang
Mainland 2% foreign-buyer levy vs 3% on island
Sunway Carnival mall catchment

⚠️ Cons

Distinct from Bukit Mertajam — fewer Chinese-vernacular school choices
Older Bagan stock dominates resale market
Lower foreign-buyer interest = thinner exit liquidity
Industrial/port character not lifestyle-driven

Transaction benchmark

April 2024 - March 2025 (trailing 12 months)

Condo PSF (low)

RM 220

Condo PSF (high)

RM 480

Sample

Brickz Butterworth locality aggregate; project anchors include Harbour Place (~RM420-480/sf newer serviced), Sunway Wellesley (RM350-420/sf), older Bagan Jermal walk-ups RM220-280/sf.

Butterworth is the affordable mainland transport-hub locality. Penang Sentral catchment commands a premium versus port-side Bagan stock. Mainland 2% foreign-buyer levy applies (vs 3% on island); RM600k mainland foreign threshold easily exceeds most Butterworth condos — exit liquidity is local-buyer dependent.

Sources

For unit-by-unit recent transactions on any specific Butterworth project, ask Zac for the latest →

📈 What to watch over the next 3 years

Verifiable upcoming events from named, dated announcements — not price speculation.

Penang Sentral integrated transport terminal (KTM ETS, RapidPenang, ferry, Mutiara LRT mainland terminus) — Phase 1 retail/transport hub operational; Phase 2 commercial + residential blocks under MRCB are progressing. Mutiara LRT terminates at Penang Sentral (cross-channel via the new dedicated rail bridge), making Butterworth the only mainland Penang locality with confirmed funded LRT — a structural tailwind through 2031.
RapidKL/RapidPenang ferry service modernisation (new RORO ferries delivered 2024-25) restores reliable Butterworth–Georgetown crossing for foot/motorcycle commuters and tourists.
Sunway Carnival Mall extension (completed 2023, ~700,000 sq ft retail) plus surrounding township densification keeps Butterworth as the mainland's largest mall catchment.
Active mid-rise pipeline along Jalan Bagan Jermal (Enesta, Rubica @ Harbour Place, Silkspring Residence) means sustained new affordable-to-mid stock competing with resale through 2027.

Sources (3)

Every project in Butterworth, priced

All 7 tracked projects — 5 selling, 2 trading sub-sale. Rendered from our project records, so a correction updates this table everywhere it appears.

5 of 7 tracked projects are currently selling, alongside 2 trading sub-sale.

Selling now

Project	Price	PSF	Tenure	Land title	Built	Status
Ari Mellizo	RM250K	263	Freehold	Residential	2027	selling
Harbour View Residence	RM250K	263	Freehold	Residential	2028	selling
Rubica @ Harbour Place	RM484K	512	Freehold	Residential	2026	selling
Majestic Aman	RM585K	382	Freehold	Residential	2027	selling
Taman Selayang Jaya	RM1.09M	573	Freehold	Residential	2026	selling

Sub-sale — 2 projects

Project	Price	PSF	Tenure	Land title	Built	Status
Marminton House	RM430K	366	Freehold	confirm	2022	sub-sale
Wellspring Residences	RM527K	443	Freehold	confirm	2024	sub-sale

Price bands

Under RM700K6

RM700K–1M0

RM1–2M1

RM2M+0

Foreign buyers

2 of 7 have at least one unit clearing the RM600K mainland minimum. 4 do not: Ari Mellizo, Harbour View Residence, Majestic Aman, Wellspring Residences. One has no recorded ceiling and an entry below the floor — confirm whether a larger unit qualifies: Marminton House. The threshold never varies by title class.