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

Sungai Ara

Affordable Bayan Lepas family corridor — LRT-adjacent value.

Best forFIZ workforcefirst-time buyersaffordable rental yield investorsfamilies on local schools

Condo PSF

RM 333–508

Avg Yield

Avg Rent (condo)

RM 2,200

Active projects

What is the average PSF in Sungai Ara in 2026?

The average condo PSF in Sungai Ara is roughly RM333–508 as of 2026, based on NAPIC/Brickz-checked benchmarks for the area.

Condo PSF rangeRM 333–508
Gross rental yield4%
Avg. condo rentRM 2,200/mo

Character

Affordable family corridor on Penang Island's south. Established Malaysian family demographic. LRT Bukit Jambul station within easy access; affordable PSF compared to other island sub-areas.

Lifestyle scorecard

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

Walkability

4/10

Food scene

7/10

Schools

6/10

Beach access

4/10

Traffic / commute

3/10

Family-friendly

6/10

Public transport

6/10

Expat community

4/10

✅ Pros

LRT Bukit Jambul station easy access
Affordable family entry on the island
Established neighbourhood — verified noise, traffic, neighbours

⚠️ Cons

Older stock — renovation budgets matter
750-unit affordable supply may pressure prices
Commute to Georgetown is 25-40 min

Transaction benchmark

Project transactions trailing 12-24 months (various)

Condo PSF (low)

RM 333

Condo PSF (high)

RM 508

Sample

Project anchors: Springfield Condo 3 tx Mar 2025-Jan 2026 (RM333/sf, RM290k median); Setia Pinnacle 4 tx Apr-Oct 2025 (RM508/sf, RM581.5k); Sunrise Garden 4 tx Jun 2024-May 2025 (RM411/sf, RM451k); The Golden Triangle 6 tx Feb-Dec 2025 (RM446/sf, RM505k); Regency Heights 13 tx May 2024-Apr 2025 (RM402/sf, RM510k).

Sungai Ara is the affordable Bayan Lepas sub-corridor — PSF band RM333-RM508 across active projects, with median project prices RM290k-RM582k. Materially below Bayan Mutiara seafront band (RM611+).

Sources

For unit-by-unit recent transactions on any specific Sungai Ara 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 serves the Bayan Lepas district with 8 stations; the Bukit Jambul station (S09) is the nearest LRT station to the Sungai Ara catchment via Jalan Tengah / SPICE. Construction active; line completion December 2031. Sungai Ara itself does NOT have a named station on the alignment.
InvestPenang held a Bayan Lepas/Bayan Baru/Batu Maung/Sungai Tiram town hall covering 200+ stakeholders with early works (utility relocation, road widening, site clearance) starting Oct 2025 and full construction Dec 2025. FIZ North and FIZ South stations along Jalan Sultan Azlan Shah are the two key stations directly serving the Free Industrial Zone workforce — a tailwind for Sungai Ara affordable rental demand.
Active affordable-housing pipeline in Sungai Ara including a 34-storey, 750-unit affordable project (standard 872 sq ft, 3BR/2BA/1 carpark) plus Havana Beach Residences (Bayan Lepas, 100 freehold units, ~5 min to Heng Ee/FIZ/Airport) due 2026. Sustained new affordable-segment supply will cap PSF upside but anchor rental demand from FIZ workforce.

Sources (4)

Every project in Sungai Ara, priced

All 7 tracked projects — 0 selling, 7 trading sub-sale. Rendered from our project records, so a correction updates this table everywhere it appears.

There is no active launch in Sungai Ara right now. Everything here trades sub-sale.

Sub-sale — 7 projects

Project	Price	PSF	Tenure	Land title	Built	Status
TreeO	RM398K–RM499K	442–554	Freehold	confirm	2023	sub-sale
Fairview Residence	RM440K–RM560K	454–577	Freehold	confirm	2020	sub-sale
SenzVilles	RM480K	470–555	Freehold	confirm	2020	sub-sale
Skycube Residence	RM519K–RM1.88M	450–681	Freehold	confirm	2016	sub-sale
Imperial Grande	RM520K–RM650K	482–650	Freehold	confirm	2020	sub-sale
Casa Rica @ Setia Greens	RM1.9M	660–740	Freehold	Residential	2024	sub-sale
Isle of Palm @ Setia Pearl Island	RM2.2M	578–1021	Freehold	confirm	2018	sub-sale

Price bands

Under RM700K5

RM700K–1M0

RM1–2M1

RM2M+1

Foreign buyers

4 of 7 have at least one unit clearing the RM1M island minimum. 3 do not: Fairview Residence, Imperial Grande, TreeO. The threshold never varies by title class.

Title & tenure

6 have no land title on record. Confirm it in writing before committing — it changes your financing.

Narrow it down

Filtered views of Sungai Ara stock — each one a live list, not a static page.

Projects in Sungai Ara

0 selling · 0 upcoming · 7 completed

7 completed buildings in Sungai Ara — browse subsale inventory →

More on Sungai Ara

Guides and comparisons specific to this area.

Sungai Ara Property Guide 2026 — The Family Upgrader's Southern Corridor →Selling Your Sungai Ara Semi-D in 2026 — What It's Actually Worth, and How to Price It Right →Casa Rica @ Setia Greens Review 2026 — SP Setia's Sungai Ara Semi-D from RM1.8M →

Hero photo: Wikimedia Commons contributor · CC-BY-SA-4.0

Sources & data gaps (4)

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 clean locality aggregate Brickz median surfaced for Sungai Ara as a whole; project-level anchors used.
•No quantitative congestion or pollution index; PPT comments cite pollution from industrial activities qualitatively.
•No named Reddit r/penang or Lowyat thread surfaced with substantive Sungai-Ara-specific buyer questions.
•Closest-LRT-station distance to specific Sungai Ara projects not published; implied from alignment only.

📲 Ask Zac about buying in Sungai Ara