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
Teluk Kumbar
Penang Island's most affordable coastal address
Condo PSF
RM 250–420
Avg Yield
4%
Avg Rent (condo)
RM 1,100
Active projects
3
What is the average PSF in Teluk Kumbar in 2026?
The average condo PSF in Teluk Kumbar is roughly RM250–420 as of 2026, based on NAPIC/Brickz-checked benchmarks for the area.
- Condo PSF rangeRM 250–420
- Gross rental yield4%
- Avg. condo rentRM 1,100/mo
Character
The southernmost area of Penang Island, Teluk Kumbar retains a predominantly Malay fishing-village character. It offers the most affordable condo prices on the island — a genuine budget alternative for buyers who want an island address without the north-island price tag. Amenities are basic and car-dependency is total, but the coastal setting and quiet pace attract families seeking space over convenience. Pantai Jerejak is the nearest accessible beach.
Lifestyle scorecard
Zac's honest 1–10 rating across the dimensions buyers care about most.
✅ Pros
- Lowest condo PSF on Penang Island — units from RM250/sqft asking
- Coastal and quiet — fishing-village character preserved
- Pantai Jerejak beach nearby
- Strong bumiputera/bumi lot availability for eligible buyers
- Less crowded than north island corridors
⚠️ Cons
- Weakest public transport on the island — fully car-dependent
- Very limited amenities — all major shopping, hospitals, schools require a 20+ min drive
- Not on Mutiara LRT alignment — no near-term transit catalyst
- Lower rental demand and yields compared to other island areas
- Limited corporate/expat rental pool constrains investor returns
Transaction benchmark
Trailing 12 months to Q1 2026 (indicative)Median PSF (all-residential)
RM null
Sample
Very low transaction volume — no clean locality aggregate available
25th–75th percentile range: RM200,000 – RM450,000 (estimated; PropertyGuru/iProperty asking prices run 5–15% above transacted)
No verified Brickz locality-aggregate median surfaced for Teluk Kumbar. The area has thin transaction volume. Project-level asking PSF of RM250–420 is used as the primary proxy. Buyers should check brickz.my for individual project transaction histories before committing.
Sources
For unit-by-unit recent transactions on any specific Teluk Kumbar project, ask Zac for the latest →
📈 What to watch over the next 3 years
Verifiable upcoming events from named, dated announcements — not price speculation.
- Teluk Kumbar is not on the Mutiara LRT alignment and no extension to this area has been announced. Transit-driven capital uplift seen in Bayan Lepas and Batu Maung will not materialise here in the near term. Price appreciation will remain linked to broader south-island spillover demand.
- Continued south-island population growth from FIZ expansion and Batu Kawan development may gradually push demand southward, benefiting Teluk Kumbar as the last affordable island pocket. This is a slow-burn thesis with a 5–10 year horizon rather than 3 years.
- Supply risk is moderate — multiple projects (D-Starlingtton, The Stardom, Dua Residensi, Emerald Residence, Ramah Pavilion) are in the pipeline within the same sub-RM420 PSF bracket. Rental vacancy risk is real if these projects complete simultaneously.
Every project in Teluk Kumbar, priced
All 7 tracked projects — 3 selling, 4 trading sub-sale. Rendered from our project records, so a correction updates this table everywhere it appears.
3 of 7 tracked projects are currently selling, alongside 4 trading sub-sale.
Selling now
| Project | Price | PSF | Tenure | Land title | Built | Status |
|---|---|---|---|---|---|---|
| D'Tiara Residence | RM300K | 428 | Freehold | confirm | 2026 | selling |
| Laguna Bay Residences | RM300K | 333 | Freehold | confirm | 2027 | selling |
| D' Starlingtton | RM486K | 378–486 | Freehold | confirm | 2026 | selling |
Sub-sale — 4 projects
| Project | Price | PSF | Tenure | Land title | Built | Status |
|---|---|---|---|---|---|---|
| Ramah Pavilion | RM395K–RM520K | 319–443 | Freehold | confirm | 2018 | sub-sale |
| Emerald Residence | RM420K | 376–448 | Freehold | confirm | 2021 | sub-sale |
| M Tree Hill Condominium | RM895K | 681 | Freehold | confirm | 2023 | sub-sale |
| One Tree Hill Residence | RM980K | 519 | Freehold | Residential | 2021 | sub-sale |
Price bands
Foreign buyers
1 of 7 have at least one unit clearing the RM1M island minimum. 5 do not: D' Starlingtton, D'Tiara Residence, Emerald Residence, Laguna Bay Residences, Ramah Pavilion. One has no recorded ceiling and an entry below the floor — confirm whether a larger unit qualifies: One Tree Hill Residence. 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 Teluk Kumbar stock — each one a live list, not a static page.
Projects in Teluk Kumbar
3 selling · 0 upcoming · 4 completed
Selling now & under construction
Hero photo: Wikimedia Commons contributor (verify exact uploader on file page) · CC-BY-SA-4.0 (verify on file page before use)
Sources & data gaps (4)
Honest list of what couldn't be verified from public sources for this area (research completed 2026-06-25). These need Zac's direct input.
- •No verified Brickz locality-level PSF aggregate for Teluk Kumbar — transaction volume too thin.
- •No quantitative rental yield data — estimate derived from asking prices and implied demand.
- •No LRT catalyst — long-term appreciation thesis depends on unquantified south-island spillover.
- •Bumiputera lot breakdown per project not verified — buyers must confirm with individual developers.