The verdict
4.7/ 5Andaman is the tower pair I point to when a buyer says "I want Quayside but newer." E&O built the Andaman series as the second phase of its seven-tower Quayside development: towers 1F and 1H (169 homes each, launched in 2012) and the final tower, 18 East, all complete by 2017.
- Price
- RM1.28M–RM7M
- Tenure
- Freehold
- Land title
- Residential
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.
Every serious conversation about buying property on Penang's northern seafront runs into the same building eventually. Andaman @ Quayside is where E&O finished its Quayside development almost a decade ago — two freehold towers of 169 homes each, marina retail next door, seafront promenade at the door. Everything else in the area is either older stock inherited from before the reclamation, or newer stock still being built. Andaman sits in the middle of that timeline as the area's reference point, and eight years post-completion, it is doing what the developer promised it would.
Current subsale asking runs RM1,280,000 to about RM7,000,000, spanning about 914 to 4,800 square feet at RM1,086 to RM1,955 per square foot. That's a wide spread inside a single building, and understanding why is the whole point of this review.
What Andaman @ Quayside actually is
E&O's Seri Tanjung Pinang is a reclaimed-land masterplan in Tanjung Tokong. Andaman @ Quayside is the second phase of E&O's seven-tower Quayside development inside it: the Andaman series of three towers, of which 1F and 1H (338 homes, launched 2012) carry the Andaman @ Quayside name and 1G is branded 18 East. All three were complete by 2017; freehold on residential title. Sitting on the same reclamation are the Straits Quay Marina retail spine, Fettes Residence, Ariza Seafront Terraces, the STP landed villa cluster (Abrezza, Caspian, Martinique and others), and a few adjacent E&O products like 18 East @ Andaman and The Tamarind. Everything that says "STP" or "Quayside" ties back to this one masterplan.
The important thing to know before you shop here: this is not boutique. Andaman's two towers hold 338 homes and sit inside E&O's seven-tower Quayside estate, and that scale is what pays for the amenity depth around it. Straits Quay Marina downstairs, the promenade a walk away, and the surrounding retail and F&B that a smaller development can't sustain — all of it exists because a large estate is funding it. If you want boutique low-density, Fettes Residence at 195 units next door is a different product with a different trade-off.
Andaman at a glance
| Feature | Detail |
|---|---|
| Developer | E&O Property Development |
| Tenure | Freehold |
| Location | Seri Tanjung Pinang, Tanjung Tokong |
| Total units | 338 (towers 1F and 1H) |
| Unit sizes | about 914 – 4,800 sqft |
| Bedrooms | 1, 2, 3 |
| Completion | by 2017 |
| Current asking (Sept 2026) | RM1.28M – RM7M |
| PSF | RM1,086 – RM1,955 |
| Foreign-buyer eligible | Yes, every layout |
| Zac's rating | 4.7/5 |
Why the price spread is nearly 2x within one building
RM1,086 psf at the low end, RM1,955 at the high end. That's an 80% spread inside the same tower. Nothing about the address changes across those numbers — what changes is unit size, floor, and view axis.
Small units carry higher psf, large units carry lower. This is normal for towers this size but at Andaman the effect is pronounced. The compact one-bedroom units trade at the top of the psf band because compact stock is easier to price up and the pool of buyers is larger. The penthouses, at up to about 4,800 sqft, trade at the lower psf because oversized layouts always trade at a per-square-foot discount — the buyer pool who can write that cheque is much narrower. On absolute price the compact is RM1.28M and the largest is RM7M; on quality-of-space per ringgit, the largest is usually better value.
Floor and view matter more than in most buildings. Andaman's siting inside the masterplan means some units face straight across the strait, some face the marina, some face the internal precinct. Higher floors on the sea-facing units command a meaningful premium; lower floors facing the internal precinct trade closer to the lower psf band. Two units on the same floor can be priced 30-40% apart on a per-square-foot basis just from orientation.
Practical rule for buyers: never accept a psf number for Andaman without knowing the stack and the floor. Someone quoting you "Andaman goes for RM1,500 psf" is either citing an average that doesn't apply to any specific unit, or the exact unit they want you to see. Ask for the exact unit.
What eight years of operational track record actually tells you
Andaman is finished, occupied, and running. That matters more than the marketing implies. The JMC has been managing the building for close to a decade under E&O's institutional standards. Sinking fund position, maintenance history, resident mix — all of it is a matter of record rather than a promise. For a buyer coming from a poor experience with a first-time developer's handover, that operational maturity is worth real money.
Two things this shows up in on viewings. First, the common areas are in good shape — the pool, the gym, the lobbies have been maintained rather than deferred. Second, the resident base is stable. Most of the original owners either still live there or lease long-term to families in a similar bracket. You are not buying into a building where 30% of the units are trying to run daily Airbnb; you are buying into a settled family-and-second-home community.
That said, the eight-year clock also means the next major maintenance cycles are starting to appear on the horizon. First lift refurbishments, first facade servicing, first chiller replacements — normal for any tower at this age. Ask the JMC for the sinking fund position before you commit. Not as a warning sign but as basic due diligence at year eight of a tower's life.
Foreign buyer arithmetic on a typical unit
Say you're a Hong Kong, Singapore or Taiwan buyer looking at a mid-band unit at RM2M. The cash-to-close breakdown:
| Item | Amount |
|---|---|
| Purchase price | RM2,000,000 |
| Stamp duty (flat 8% from 1 January 2026) | RM160,000 |
| Penang state levy (3% on full price) | RM60,000 |
| Legal fees + disbursements (~1%) | RM20,000 |
| Loan LTV (foreign standard) | 70% |
| Loan price | RM1,400,000 |
| Downpayment (30%) | RM600,000 |
| Total cash to close | ~RM840,000 |
State consent under Section 433B of the National Land Code usually takes 3-4 months from signing to registration. Full cost-stack detail: hidden costs of buying Penang property.
For MM2H applicants using Andaman to satisfy the property leg — the RM1M+ requirement is cleared on every unit in the building, so no unit-selection gymnastics required. Full sequencing: MM2H 2026 property buying playbook.
Where Andaman fits versus the natural alternatives
Most buyers looking at Andaman are also weighing at least one of four other addresses. Quick read on each:
- Fettes Residence (195 units, from RM1.14M) — the boutique freehold neighbour. Trade masterplan amenity for smaller-tower character. My default recommendation for buyers who value quiet common areas over precinct depth.
- 18 East @ Andaman (210 units, from RM1.1M) — same E&O family, smaller scale, more accessible. Sits inside Phase 2 of the precinct.
- Marriott Residences on Gurney (294 units, from RM1.6M, completed 2023) — the branded flagship. Different area, hotel-service layer, commercial land title. The comparison is worth its own read.
- W Residence Gurney Bay (498 units, from RM2.37M, target 2028) — the newest branded, residential title. Different tier, different completion horizon.
For the head-to-head reads: Andaman @ Quayside vs W Residence Gurney Bay is the most-asked comparison in this cluster.
What deserves harder thought before you commit
The scale of Andaman is a feature for amenity funding and a cost on daily density. Lifts feel busier at peak hours than you'd get at a 200-unit boutique. The pool has more families in it on a Saturday. Common-area foot traffic is real. If the appeal of Tanjung Tokong for you is "quiet coastal enclave," Andaman is the wrong building in the right area — Fettes or 18 East fits that brief better. Andaman is for the buyer who wants the precinct amenity to be there when they walk downstairs.
Rental yield is moderate at 3-4% gross. Andaman is not a yield product. If letting the unit while you're overseas is a factor, the numbers work but they don't excite; if yield is the primary criterion, cheaper south-island or mainland stock, where tracked rents imply roughly 4–5% gross, is the honest answer. Andaman is a lifestyle-and-long-hold building, not an income asset.
And the unit-by-unit story matters more here than at any peer. Two units at the same asking price can be noticeably different products at Andaman — orientation, view line, and how far the balcony sits from adjacent stacks all change the daily experience. Never buy on the psf number alone; the walk-through is the point.
Zac’s Take
Zac Ong
Andaman @ Quayside is E&O's 338-home freehold seafront tower pair at Seri Tanjung Pinang — complete by 2017, current asking RM1.28M-7M at RM1,086-1,955 psf. My view: this is the area's reference building, a settled masterplan-integrated freehold that close to a decade of operation has quietly proven out. Best fit is the buyer who wants precinct depth (marina + retail + promenade) as part of their daily life rather than a lock-and-leave boutique tower. The specific unit matters far more than the address here — 80% psf spread across the building is unit-and-floor-driven, not building-value-driven. Walk the exact unit and ask for the sinking-fund position before you offer.
What it rents for
Asking rents at Andaman @ Quayside in the listings I tracked in September–October 2026 ran from about RM3,700 to RM12,000 a month, from about 1,137 sq ft one-bedroom homes to large sea-facing units. Furnishing, floor and view move the number a lot, so treat this as a range to test against the specific unit, not a promise.
The practical next step
Send me your budget range and what actually matters to you — precinct amenity, boutique scale, brand credibility, family layout — on WhatsApp. Because Andaman turns over meaningful inventory (338 homes, plus 18 East in the same series, means real listing depth), I can usually put two or three current options in front of you the same day, with the read on which unit is worth viewing this month and which to skip.
Area context if you're zooming out first: Tanjung Tokong property guide 2026 is the umbrella read, Best condos in Tanjung Tokong 2026 is the ranked shortlist. For the foreign-buyer costs, see the foreign buyer guide; for MM2H sequencing, the MM2H 2026 property buying playbook.
Sources: Andaman @ Quayside project spec, tenure, unit count, layout ranges and current subsale asking checked against E&O Property Development materials and live portal listings September 2026. Foreign-buyer rules per Penang state policy and Budget 2026. 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).