The verdict
4.6/ 5Acacia is the larger of E&O's two original semi-detached clusters in Seri Tanjung Pinang: 58 three-storey semi-Ds completed around 2009, each about 4,030 sq ft built-up with five bedrooms plus a staff room, on 40 by 80 ft lots.
- Price
- RM3.20M–RM5.30M
- Tenure
- Freehold
- Land title
- Residential
- Completion
- 2009
Zac’s own rating, not user reviews.
Zac’s own rating, not an average of user reviews. It reflects one licensed agent’s assessment of this project against others he tracks in Penang.
Acacia is the accessible entry into Seri Tanjung Pinang landed. E&O's 58-unit semi-D cluster completed around 2009, freehold residential title, 3-storey format on 40x80 plots with about 4,000 sqft built-up. Current asking spans RM3.2M-5.3M — a wide spread driven mostly by renovation state and corner-unit premiums rather than fundamental product variance. If Cayman Super Semi-D at RM6.5M is where the STP landed conversation gets premium features and Abrezza at RM6.7M+ is where it becomes a detached villa, Acacia is where a family upgrader from strata condo actually enters the STP landed segment at a workable ticket.
The essentials: 58 freehold semi-D units at STP, residential land title, 3-storey format, ~4,000 sqft built-up on 40x80 plots. Current asking RM3.2M-5.3M with fully renovated stock at RM4.2M and corner units at RM4.5M. Foreign-buyer eligible with substantial margin. Rating 4.6/5.
Because Acacia has one of the broader listing inventories in the STP landed cluster (58 units), the useful move is a filter conversation before we look at anything — WhatsApp me with your budget ceiling and whether renovation state or plot orientation matters more.
Acacia at a glance
| Feature | Detail |
|---|---|
| Developer | E&O Property (Penang) Sdn. Bhd. |
| Tenure | Freehold |
| Land title | Residential |
| Location | Seri Tanjung Pinang, Tanjung Tokong |
| Property type | 3-storey semi-D |
| Total units | 58 |
| Land plot | ~3,200 sqft (40x80) |
| Built-up | ~4,000 sqft |
| Bedrooms | 4-5 depending on unit |
| Current asking | RM3.2M – RM5.3M |
| Foreign-buyer eligible | Yes, with substantial margin |
| Zac's rating | 4.6/5 |
Why the RM2.1M spread within one cluster
Acacia's asking runs from about RM3.2M at entry to RM5.3M at ceiling — a 65% spread inside the same development. That's larger than at most STP clusters, and understanding why is central to shopping the building well.
Renovation state drives most of it. Acacia was completed around 2009, meaning about 17 years post-handover. Some units have been fully custom-renovated in the last 5-8 years — new kitchens, updated bathrooms, refreshed finishes, sometimes structural interior changes. Some units are largely original-condition 2009-era finishes. A well-renovated Acacia trades near RM4-4.5M; an original-condition unit trades closer to RM3.2M. That's roughly RM800K-1M of the spread accounted for by "someone else did the renovation" versus "you'll do it."
Corner units carry a premium. End-unit Acacia has three exposed sides instead of two, meaning better ventilation, more windows, wider side garden, and higher psf. Corner listings tend to cluster around RM4.5M rather than RM3.2M. Not every buyer needs the corner, but the premium is real when it's a fit.
Fully-furnished versus unfurnished. Some Acacia listings include furniture and fixtures at asking; others are unfurnished. On a RM4M+ purchase, RM100-200K of furniture-and-fittings is a meaningful variable to factor in.
Practical rule: never accept an Acacia psf number without knowing renovation state, corner or intermediate, and whether furniture is included. Two apparently similar listings can be noticeably different products.
Where Acacia sits in the STP landed hierarchy
Tier 3 accessible semi-D. Acacia and Avalon share this tier — both around 4,000 sqft built-up on similar plots at RM3.2-5.3M asking. Noticeably less interior than Tier 2 clusters (Caspian 5,040 sqft, Andorra Skyloft 5,696 sqft) and noticeably less than the Tier 1 detached villas (Abrezza 5,322 sqft, Martinique villa-scale).
What Acacia gives you at this tier: freehold residential title inside E&O's proven precinct, 58 units of active listing inventory to actually shop, and the area's accessible landed entry at a workable ticket. What you give up versus Tier 2 clusters: no standard private lift, smaller built-up, tighter plot dimensions.
For a family upgrader moving from a Tanjung Tokong strata condo to their first landed home, Acacia is often the honest answer. You get proper landed title, real semi-D format, and the STP address without stretching to the RM4.6M+ Caspian or RM6.5M+ Cayman ticket.
Who this actually fits
Family upgraders — the strata-to-landed move for Malaysian professional households at the RM3.2-4.5M budget band. Second-home buyers from Hong Kong, Singapore or Taiwan looking at STP landed at the accessible entry without stretching to top-tier villa price. Retirees consolidating from a larger landed home elsewhere on the island to a smaller managed-precinct semi-D at reasonable ticket. Malaysia My Second Home applicants using the RM3.2M+ property to satisfy the property leg with modest headroom.
Who Acacia doesn't fit: buyers needing more than 4,000 sqft built-up (Caspian, Andorra Skyloft, or the top-tier villas fit that), buyers who want a private lift (the corner units at Andorra Skyloft from about RM3.88M, or Cayman at about RM6.5M), and buyers who want fully-renovated stock at the accessible entry (the RM3.2M Acacia is usually original-condition).
Things to think through first
Renovation state before ticket. Never fall for the sticker without understanding what you're paying for. A RM4.2M fully-renovated Acacia versus a RM3.2M original-condition unit is often the same total cost of ownership after you factor in RM800K-1M of renovation on the cheaper one. The RM4.2M unit isn't 30% more expensive; it may be 5% cheaper on total-cost basis.
Corner premium requires you to actually value the corner. If you'll use the side garden, the ventilation and the extra windows, corner Acacia is worth RM3-500K more. If you won't use those features, intermediate Acacia at RM3.5-4M is the more rational buy at similar interior scale.
Landed maintenance is real ongoing cost. Roof, exterior paint, plumbing, gardener — on you, not the JMC. Budget 1-1.5% of purchase price annually for exterior upkeep on a 13-year-old semi-D. Buyers moving from strata often underestimate.
Reclaimed-land geotechnical due diligence. All STP developments sit on E&O's reclamation. At RM3.2M+ ticket, worth asking your solicitor to read the geotechnical report before signing. Standard due diligence, not a warning sign.
Zac’s Take
Zac Ong
Acacia @ Seri Tanjung Pinang is E&O's 58-unit accessible-tier semi-D at STP — freehold residential title, ~4,000 sqft built-up on 40x80 plots, completed around 2009. Current asking RM3.2M-5.3M with fully renovated stock at RM4.2M and corner units at RM4.5M. My view: this is the honest first stop for family upgraders moving from strata to their first STP landed home. Best fit for the RM3.2-4.5M budget band who want proper semi-D format inside E&O's precinct without stretching to premium-spec clusters. Renovation state drives most of the RM2.1M asking spread — a well-renovated Acacia at RM4.2M is often the better total-cost buy than an RM3.2M original-condition needing RM800K-1M renovation. Best-fit alternatives: Avalon at 26-unit cluster (RM3.28-4.5M) for smaller-cluster boutique feel, Andorra Skyloft (RM3.88-3.98M) if you want more space, with a private lift on its corner units.
What it rents for
Asking rents at Acacia @ Seri Tanjung Pinang in the listings I tracked in September–October 2026 ran from about RM7,000 to RM9,000 a month for semi-detached homes. Furnishing, floor and view move the number a lot, so treat this as a range to test against the specific unit, not a promise.
Current details and listings are on the Acacia @ Seri Tanjung Pinang project page.
If you're ready to look
Send me on WhatsApp your budget ceiling, whether renovation state matters more than absolute ticket, and whether the corner premium is worth paying. Because Acacia has real listing depth (58 units), I can usually put 3-4 current options in front of you within the same day.
Broader reads: Seri Tanjung Pinang Landed Villas 2026 is the full 8-cluster ranked read, Avalon @ STP review covers the parallel accessible-tier alternative, Andorra Skyloft Terraces review for a larger, newer terrace with a private lift on its corner units. For foreign-buyer costs, see the foreign buyer guide.
Sources: Acacia project spec, tenure, unit count and current asking checked against E&O Property Development materials and portal listings September 2026 (PropertyGuru, EdgeProp, iRumah listings — fully renovated RM4.2M, corner unit RM4.5M, ceiling asking RM5.3M). Treat these figures as a guide and check the current price of any unit you're serious about. Asking rents from listings I track (September–October 2026).