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
Pulau Tikus
Established premium island area — expat heartland.
Condo PSF
RM 850–1440
Active projects
0
What is the average PSF in Pulau Tikus in 2026?
Most condos in Pulau Tikus are priced at roughly RM850–1440 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 850–1440
Character
One of George Town's oldest premium residential pockets — known for its food scene, international school proximity, and tight-knit expat community. Lower density than Tg Tokong, more central than Tg Bungah.
Lifestyle scorecard
Zac's honest 1–10 rating across the dimensions buyers care about most.
✅ Pros
- Walkable to international schools and Gurney amenities
- Established expat community
- Strong food/F&B scene
⚠️ Cons
- No LRT on funded alignment
- Premium PSF — entry above RM700K for most condos
- Limited new freehold supply
Transaction benchmark
Trailing 12 months (search snippet date stamp April 2025 - March 2026 for non-landed aggregate)Condo PSF (low)
RM null
Condo PSF (high)
RM null
Sample
Brickz aggregate for Pulau Tikus non-landed residential (locality aggregate; mixes old walk-ups with newer condos)
Locality aggregate is dragged down by older flats/apartments. Premium freehold condo benchmarks within Pulau Tikus run much higher: Moulmein Rise median ~RM1,187/sq ft trailing 12 months; Bellisa Court median RM723/sq ft (also reported RM830/sq ft Dec-2023 to Oct-2024 window). Bellisa Row (commercial shoplots) median RM543/sq ft / RM1.2m, 5 transactions Mar-Dec 2025. Use the condo-specific figures for premium-segment articles.
Sources
For unit-by-unit recent transactions on any specific Pulau Tikus project, ask Zac for the latest →
📈 What to watch over the next 3 years
Verifiable upcoming events from named, dated announcements — not price speculation.
- Pulau Tikus is NOT on the funded Mutiara LRT Line alignment (line runs island-south Silicon Island/Bayan Lepas to Komtar then crosses to Penang Sentral). Relative transit-access advantage will shift toward Bayan Lepas and Komtar area over the next 3 years, not Pulau Tikus.
- Codrington Residence (BSG Property + VST Property JV), a 198-unit, 28-storey freehold condo on Codrington Avenue in Pulau Tikus, is targeting completion in Q4 2026 with prices from RM1.27m and units from 1,300 sq ft — directly adding premium new-stock competition for Pulau Tikus resale stock.
- The Jalan Mount Erskine - Jalan Burma underpass (RM330m, ~700m, federal + MBPP co-funded) is approved under Budget 2026 with construction expected to begin Q4 2026; utility relocation alone may take 18 months. The area directly serves Pulau Tikus traffic flows (Burmah Road / Kelawei Road / Jalan Mount Erskine), so 2027-2028 will see disruption before any flow benefit.
Sources (6)
- en.wikipedia.org/wiki/Mutiara_line
- laluanmutiara.mymrt.com.my/lrt-mutiara-line
- myrealestate.com.my/property/codrington-residence-pulau-tikus
- www.mypropertydeals.com.my/codrington-residence-pulau-tikus-new-project
- www.pocketnews.com.my/2025/10/10/budget-2026-mount-erskine-underpass-project-approved-to-ease-penang-traffic
- www.freemalaysiatoday.com/category/nation/2025/10/18/penang-activists-slam-federal-approval-of-underpass-project-funds
Every project in Pulau Tikus, priced
All 7 tracked projects — 0 selling, 6 trading sub-sale. Rendered from our project records, so a correction updates this table everywhere it appears.
There is no active launch in Pulau Tikus right now. Everything here trades sub-sale.
Sub-sale — 6 projects
| Project | Price | PSF | Tenure | Land title | Built | Status |
|---|---|---|---|---|---|---|
| The Cantonment | — | — | Freehold | Residential | 2015 | sub-sale |
| Cascadia | RM699K–RM920K | 651–933 | Freehold | Residential | 1993 | sub-sale |
| Arcadia | RM850K–RM1M | 850–1100 | Freehold | Residential | 1989 | sub-sale |
| Codrington Residence | RM1.4M–RM2.1M | 1058–1436 | Freehold | Residential | 2026 | sub-sale |
| Moulmein Rise | RM2.1M–RM3M | 1178–1402 | Freehold | Residential | 2016 | sub-sale |
| The Anton | RM3.9M–RM7.85M | 1241–1408 | Freehold | Residential | 2026 | sub-sale |
Price bands
Foreign buyers
5 of 7 have at least one unit clearing the island minimum (RM1M strata, RM3M landed). One does not: Cascadia. One has no recorded ceiling and an entry below the floor — confirm whether a larger unit qualifies: The Cantonment. The threshold depends on property type, not title class.
Title & tenure
Narrow it down
Filtered views of Pulau Tikus stock — each one a live list, not a static page.
Projects in Pulau Tikus
0 selling · 1 upcoming · 6 completed
🚀 Upcoming
- Cantonment Residence · BSG Property and VST (joint venture)
More on Pulau Tikus
Guides and comparisons specific to this area.
Hero photo: Wikimedia Commons contributor · CC-BY-SA-4.0
Sources & data gaps (5)
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.
- •No condo-only Brickz median surfaced for Pulau Tikus; locality non-landed aggregate (RM357/sf) blends old apartments with premium condos and understates the premium-condo benchmark.
- •No quantitative congestion index for Burmah Road / Kelawei Road; qualitative only.
- •Reddit r/penang and Lowyat searches for 'Pulau Tikus' returned no usable on-topic threads with substantive questions; recommend manual scrape of Penang Property Talk Pulau Tikus comment threads.
- •No MM2H-by-postcode data; expat density inferred from rental-index commentary.
- •Condo PSF band rebuilt 3 verified sub-sale projects (median-anchored portal asking, Aug 2026); unswept projects excluded so launch prices do not widen the band.