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 area — near the Bukit Jambul LRT station.

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

Condo PSF

RM 440–590

Active projects

What is the average PSF in Sungai Ara in 2026?

Most condos in Sungai Ara are priced at roughly RM440–590 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 440–590

Character

Affordable family area 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

Bukit Jambul LRT station in the neighbouring suburb (target opening December 2031)
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-area — 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 nine stations from Silicon Island to Bukit Jambul; the Bukit Jambul station 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 8 tracked projects — 0 selling, 8 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 — 8 projects

Project	Price	PSF	Tenure	Land title	Built	Status
Fairview Residence	RM378K–RM580K	454–577	Freehold	confirm	2020	sub-sale
TreeO	RM395K–RM520K	442–554	Freehold	confirm	2023	sub-sale
Skycube Residence	RM446K–RM950K	—	Freehold	confirm	—	sub-sale
SenzVilles	RM500K–RM680K	470–555	Freehold	confirm	2020	sub-sale
Imperial Grande	RM515K–RM700K	482–650	Freehold	confirm	2021	sub-sale
Setia Pinnacle	RM540K–RM850K	464–594	Freehold	confirm	2016	sub-sale
Isle of Palm @ Setia Pearl Island	RM980K–RM2.48M	578–1021	Freehold	confirm	2018	sub-sale
Casa Rica @ Setia Greens	RM1.9M	660–740	Freehold	Residential	2024	sub-sale

Price bands

Under RM700K6

RM700K–1M1

RM1–2M1

RM2M+0

Foreign buyers

0 of 8 have at least one unit clearing the island minimum (RM1M strata, RM3M landed). 8 do not: Casa Rica @ Setia Greens, Fairview Residence, Imperial Grande, Isle of Palm @ Setia Pearl Island, SenzVilles, Skycube Residence, TreeO, Setia Pinnacle. The threshold depends on property type, not title class.

Title & tenure

7 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 · 8 completed

8 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 Area →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 About RM1.9M →

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