Buyers who get into the accessible-tier STP landed conversation at the RM3.2-4.5M band almost always weigh Acacia and Avalon against each other. Same E&O developer, same freehold residential title, same semi-D format on 40x80 plots with ~4,000 sqft built-up, same 2009-era completion, overlapping asking bands. The honest comparison turns on two inputs: cluster scale (Acacia 58 units versus Avalon 26) and whether you'll walk both back-to-back before deciding. Most buyers settle it in one afternoon.
The short version
- Buy Acacia if: you want faster listing availability (58 units, broader inventory), you have a defined move-in timeline, or you'd rather shop multiple active options at once.
- Buy Avalon if: boutique cluster scale matters (26 units feels more exclusive), you want stronger pricing power on exit (fewer competing sellers), and you're happy to wait 4-9 months for the right specific unit.
- Both wrong if: you need standard private lift (Andorra Skyloft Terraces at RM3.88-3.98M has that), or you want proper terrace format instead of semi-D (Ariza Seafront Terraces at RM2.7M+).
Side by side
| Factor | Acacia @ STP | Avalon @ STP |
|---|---|---|
| Developer | E&O Property (Penang) Sdn. Bhd. | E&O Property (Penang) Sdn. Bhd. |
| Tenure | Freehold | Freehold |
| Land title | Residential | Residential |
| Format | 3-storey semi-D | 3-storey semi-D |
| Total units | 58 | 26 |
| Built-up | ~4,000 sqft | ~4,000 sqft |
| Land plot | ~3,200 sqft (40x80) | ~3,200 sqft (40x80) |
| Completion | around 2009 | 2009 |
| Current asking | RM3.2M – 5.3M | RM3.28M – 4.5M |
| Foreign-eligible | Yes, substantial margin | Yes, substantial margin |
| Zac's rating | 4.6/5 | 4.7/5 |
This is the closest comparison in the whole STP landed cluster
Reviewing both villa clusters honestly: Acacia and Avalon are substantively the same product. Both built by E&O on the same reclamation in the same year to the same semi-D specification. Interior scale is identical. Legal setup is identical. Precinct amenity is identical. Entry price bands overlap substantially.
What differs is cluster size and the trade-offs that follow from it.
Acacia (58 units) has broader active-listing inventory. At any point you'll see 3-5 listings on the portals. Renovation-state variance is wider — fully renovated units at RM4.2M, corner units at RM4.5M, original-condition entries at RM3.2M, ceiling asking at RM5.3M. If you have specific requirements (particular orientation, specific plot location, renovation state), the probability of finding a right-fit unit within 2-3 months is reasonable.
Avalon (26 units) has boutique cluster scale. Daily building feel is quieter — fewer households, more neighbourhood cohesion, fewer vehicles coming in and out of the cluster. Listing frequency is thinner — expect 1-2 active listings at any point. Pricing power on exit is stronger because competing sellers within the cluster are fewer. Asking band tops out slightly lower (RM4.5M versus Acacia's RM5.3M) because the ultra-renovated or specific-position stock surfaces less often at this smaller cluster.
For most buyers, this is a close call. The decision is usually made by walking both — and the one that resonates on viewing is usually the right one.
The things to check first
Renovation state drives most of the asking spread at both. A well-renovated Acacia at RM4.2M or Avalon at RM4M is often the better total-cost buy than an entry-tier original-condition unit requiring RM700K-1M of renovation. Model total cost of ownership, not sticker.
Corner-unit premium. Both clusters have corner units at meaningful premium. If you'll use the extra side garden, better ventilation, and wider plot aspect that corners deliver, worth paying for. If you won't, intermediate units at either cluster give the same interior scale at RM3-500K less.
Timeline flexibility. If you need to move in within 3-6 months, Acacia is more likely to deliver. If you can wait 6-12 months for the right specific unit, Avalon's boutique scale becomes a feature rather than a constraint.
Landed maintenance responsibility at both. Roof, exterior, plumbing, gardener — all on the owner. Budget 1-1.5% of purchase price annually for exterior upkeep on a 13-year-old semi-D. Buyers moving from strata often underestimate this transition.
What I'd do
If I were sitting across from you with the Acacia-versus-Avalon decision in front of us, the honest first move would be to arrange back-to-back viewings on the same day. The clusters are 5 minutes apart within the STP masterplan. Walk both. The one that feels right to you on viewing is almost always the right one — the differences on paper are small enough that intangibles (neighbourhood feel, specific-plot orientation, renovation state of what's available right now) matter more than the cluster-brand distinction.
If timeline forces the decision — you need to move in soon — Acacia's broader inventory is the practical answer. If timeline is flexible and boutique feel matters, Avalon is the honest fit.
If neither resonates on viewing, two things to consider. If budget stretches, Andorra Skyloft Terraces at RM3.88-3.98M gives you a larger, newer 20-unit terrace, with a private lift and lap pool on the corner units. If you want more premium specification at semi-D footprint and budget permits RM4.6M+, Caspian is the mid-tier semi-D step up.
Zac’s Take
Zac Ong
Acacia and Avalon are the closest head-to-head comparison in the entire STP landed cluster. Same E&O developer, same freehold residential title, same semi-D format, same ~4,000 sqft built-up, same 2009-era completion, overlapping asking bands RM3.2-5.3M versus RM3.28-4.5M. The functional distinction is cluster scale: Acacia 58 units (broader inventory, faster time-to-fit, more competing sellers at exit) versus Avalon 26 units (boutique feel, stronger exit pricing power, thinner listing frequency). Most buyers settle the question walking both back-to-back in one afternoon. Timeline-constrained buyers usually land on Acacia; buyers who value boutique scale and can wait usually land on Avalon. Both are legitimate for the right buyer at this accessible-tier.
If you're ready to look
Send me on WhatsApp your timeline flexibility (3-6 months versus 6-12 months) and whether boutique cluster character matters to you. I can arrange back-to-back Acacia and Avalon viewings on the same day — the fastest way to settle this decision.
Full reads: Acacia @ STP review, Avalon @ STP review, STP Landed Villas 2026 for the full 8-cluster context, Andorra Skyloft Terraces review if you want more space, with a private lift on the corner units. For foreign-buyer costs, see the foreign buyer guide.
Sources: Both projects' specs checked against E&O Property Development materials and portal listings September 2026. Treat these figures as a guide and check the current price of any unit you're serious about.