The verdict
4.7/ 5Avalon is one of E&O's two original semi-detached clusters in Seri Tanjung Pinang, with Acacia: 26 three-storey semi-Ds completed in 2009, each about 4,030 sq ft built-up with five bedrooms plus a staff room, on 40 by 80 ft lots of about 3,200 sq ft.
- Price
- RM3.28M–RM4.50M
- 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.
Avalon is the boutique 26-unit alternative to Acacia at Seri Tanjung Pinang's accessible-tier semi-D. Same E&O developer, same 4,000 sqft built-up format on 40x80 plots, same freehold residential title — but at less than half the cluster size. Current asking RM3.28M-4.5M, portal-verified September 2026. For a buyer who wants the STP address at accessible entry but with genuine boutique-cluster scale (26 units versus Acacia's 58), Avalon is the answer.
The essentials: 26 freehold semi-D units at STP, residential title, ~4,000 sqft built-up on 40x80 plots, three-storey format. Current asking RM3.28M-4.5M. Foreign-buyer eligible (landed minimum RM3M, which the entry price just clears). Rating 4.7/5.
Because 26 units means thin listing frequency, private-alert makes more sense than shopping active inventory only. WhatsApp me with your criteria and I'll flag serious buyers when the right specific unit surfaces.
Avalon 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 | 26 |
| Land plot | ~3,200 sqft (40x80) |
| Built-up | ~4,030 sqft, 5+1 bedrooms |
| Rent (2026 listings) | about RM6,500 – 9,000 a month |
| Current asking | RM3.28M – RM4.5M |
| Foreign-buyer eligible | Yes (landed minimum RM3M) |
| Zac's rating | 4.7/5 |
The Avalon-versus-Acacia decision
For most buyers this is the comparison that matters. Both Avalon and Acacia sit at Tier 3 accessible STP semi-D — same E&O developer, same 4,000 sqft built-up format, same freehold residential title, overlapping asking bands. The functional differences that actually affect the decision:
Cluster scale. Avalon 26 units versus Acacia 58 units. If boutique feel is a priority — smaller resident base, quieter shared landscaping, more "private neighbourhood" atmosphere — Avalon delivers it. If you'd rather have a broader active listing inventory to shop from, Acacia's 58 units gives you real depth.
Resale liquidity trade-off. At 26 units, Avalon has stronger pricing power when you exit (competing sellers within the cluster are typically zero to one) but longer time-to-market. Acacia's 58 units gives you faster likely sale but usually one or two comparable listings against you.
Listing frequency when buying. Avalon listings surface less often. Expect to wait 4-9 months for the right specific unit if you have particular plot or renovation preferences. Acacia's higher turnover means you can usually see 3-5 active listings at any point.
Character. The smaller cluster does feel more private on viewing. Whether the exclusivity premium is worth paying (or worth waiting for) depends on how you weight that against practical availability.
Serious buyers walking both clusters back-to-back usually settle the question in a single day. If you're in that decision, I can arrange it.
Questions worth asking before you buy
26 units means thin listing frequency. If you have any timeline constraint (need to move in within 6 months, family relocation, school year), Avalon may not surface fast enough. Acacia at 58 units usually does. Don't force-fit Avalon into a defined timeline — better to look at Acacia or Andorra Skyloft (20 units but different format) than to compromise on wrong-unit-fit.
Renovation state and corner-unit premium drive most of the asking spread. Same story as at Acacia — a well-renovated Avalon at RM4M+ is often the better total-cost buy than an RM3.28M original-condition unit that needs RM700K-1M of renovation. Model total cost of ownership, not the sticker.
Landed maintenance is your responsibility. Roof, exterior, plumbing, gardener — on the owner. Budget 1-1.5% of purchase price annually for exterior upkeep on the 13-year-old semi-D. Buyers moving from strata usually underestimate this transition.
Reclaimed-land geotechnical due diligence. Standard STP due diligence — ask your solicitor to read the geotechnical report before signing. All STP developments sit on E&O's reclamation; land is settled but at RM3.28M+ ticket the due diligence is worth doing.
Zac’s Take
Zac Ong
Avalon @ Seri Tanjung Pinang is E&O's 26-unit boutique semi-D cluster at STP — freehold residential title, ~4,000 sqft built-up on 40x80 plots, current asking RM3.28M-4.5M. My view: this is the boutique alternative to Acacia at the same accessible tier. Same format, same E&O precinct, same clean freehold — with the boutique 26-unit scale that gives you stronger resale pricing power and quieter daily neighbourhood feel. Trade is thinner listing frequency — if you have a defined move-in timeline within 6 months, Acacia's 58-unit inventory usually works better. If boutique cluster is the priority, Avalon is the honest answer. Otherwise the choice is close enough that walking both back-to-back settles it in a day.
What it rents for
Asking rents at Avalon @ Seri Tanjung Pinang in the listings I tracked in September–October 2026 ran from about RM6,500 to RM9,000 a month for semi-detached homes (Avalon and Acacia). 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 Avalon @ Seri Tanjung Pinang project page.
Where to start
Send me on WhatsApp whether boutique cluster scale matters more to you than listing frequency, plus your budget and timeline. If you're comparing Avalon and Acacia, back-to-back viewing on the same day is usually the fastest way to settle the decision.
Broader reads: Seri Tanjung Pinang Landed Villas 2026 is the full 8-cluster ranked read, Acacia @ STP review for the parallel accessible-tier alternative at larger cluster scale, Andorra Skyloft Terraces review if you want more space, with a private lift on its corner units. For foreign-buyer costs, see the foreign buyer guide.
Sources: Avalon @ STP project spec, tenure, unit count and current asking checked against E&O Property Development materials and portal listings September 2026 (PropertyGuru RM3.28M rare-unit listing, PropSocial guide RM3.3M-4.5M). Prices change often, so ask for the current figure on the home before you make an offer. Asking rents from listings I track (September–October 2026).