In Tanjung Bungah you can choose between a beachfront apartment with just two homes per floor and a hillside family condo where nearly half the land is garden, and the two are only a few minutes' drive apart. That range is what makes this stretch of Penang's northern coast so popular with foreign families and retirees, and it's also what makes it confusing to shop.
This guide sorts it out: every condo in Tanjung Bungah worth knowing, grouped by what kind of life it suits, with current prices and a clear note on which ones a foreign buyer can actually purchase.
Key takeaways: Tanjung Bungah splits into two kinds of home. On the hillside are family condos such as Alila 2, Mira Residence and the new Waterstone, from roughly RM1M to RM3M. On the coast road are large seafront apartments such as Infinity Beachfront, Springtide and The Cove, mostly from RM2.7M upward. Foreign buyers need a unit priced at RM1M or more, and several older buildings sit below that line. Tenby and Dalat schools are both here, and you'll drive for most things.
Tanjung Bungah in a nutshell
Tanjung Bungah sits between Tanjung Tokong and Straits Quay to the south and Batu Ferringhi's beaches to the north. It's quieter than Gurney Drive, closer to town and the hospitals than Batu Ferringhi, and it's home to two of Penang's international schools: Tenby Schools Penang, in the Lembah Permai neighbourhood, and Dalat International School. That keeps the area busy with families all year round.
Homes fall into two groups. The hillside buildings, many around Lembah Permai and Permai Village, offer space, greenery and sea views from the higher floors. The seafront buildings along the coast road offer very large apartments right on the water. Either way, this is a driving area: the supermarket, Straits Quay and the beach are short drives rather than walks.
The buildings at a glance
| Building | Setting | Completed | Home sizes | Price guide | Open to foreign buyers? |
|---|---|---|---|---|---|
| Alila 2 | Hillside, gardens | late 2010s | 1,905 to about 5,789 sq ft | about RM1.68M–3.1M | Yes, every home |
| Mira Residence | Hillside | 2016 | 1,352 to about 3,642 sq ft | about RM850K–2.15M | Units at RM1M+ |
| Waterstone | Hillside, new launch | due 2028 | 1,334–2,195 sq ft | from about RM1.29M | Yes, every home |
| Surin Condominium | Hillside, set back from the coast | 2011 | 1,307–2,827 sq ft | from about RM618K | Larger units at RM1M+ |
| Horizon Tower | Seafront | 1988 | about 2,300–2,400 sq ft | about RM1.1M–1.6M | Yes |
| Infinity Beachfront | Beachfront | 2010 | about 3,700–7,500 sq ft | about RM2.7M–6.9M | Yes |
| The Cove | Seafront | 2008 | about 5,800–6,000 sq ft | about RM2.7M–5M | Yes |
| Springtide Residences | Seafront | 2009 | 4,112–5,221 sq ft | about RM3.8M–5M | Yes |
| 1 Tanjong | Seafront | 2015 | from about 4,760 sq ft | from about RM3.6M | Yes |
| Skyhome | Seafront | 2010 | about 6,300–12,600 sq ft | about RM4.7M–8M | Yes |
| Pearl View | Hillside | 1998 | 1,400–2,100 sq ft | about RM758K–1.5M | Larger units at RM1M+ |
| Alila Horizons | Hillside | 2008 | 1,356–1,450 sq ft | about RM700K–900K | No (below RM1M) |
| Granito @ Permai | Hillside | — | about 861 sq ft | about RM435K–550K | No (below RM1M) |
Prices are current asking guides and change with each listing.
Hillside family homes
These are the buildings most families and retirees end up choosing between.
Alila 2 is the one with the gardens. The developer says 47% of its 9.8-acre site is trees and planting, homes start at 1,905 sq ft, and the views take in the sea on one side and the hills on the other. It's the priciest of the three hillside favourites, and every home is open to foreign buyers. Full review.
Mira Residence is the fair-price family option: finished in 2016, six homes per floor, 10 ft ceilings and a 1,635 sq ft layout that suits most families. Listings start around RM850,000, so foreign buyers should look at units priced at RM1M or more; MM2H participants can consider every unit, since their minimum is RM500,000. Full review.
Waterstone is the new one, by the same developer as Mira, due in 2028. Homes of 1,334 to 2,195 sq ft start at about RM1.29M, and entry units fall in the reduced 1.5% levy band for foreign buyers. Several of my UK clients have bought here. Full review.
Torn between them? Alila 2 vs Waterstone vs Mira Residence puts all three side by side.
Pearl View, completed in 1998, offers big hillside homes at sensible prices: the 1,400 sq ft units sit under RM1M, but the larger 1,873–2,100 sq ft homes (about RM1M–1.5M) are open to foreign buyers. Alila Horizons and the newer, compact Granito @ Permai are priced below RM1M, so they're for Malaysian buyers, and good value if you qualify.
Seafront living
If you want to look straight out at the water, Tanjung Bungah's coast road has some of Penang's most generous apartments, mostly completed between 2008 and 2015.
Infinity Beachfront, by Hunza, sits right on the beach with just two homes per floor and apartments of about 3,700 to 7,500 sq ft. The Cove goes further, with roughly one home per floor. Springtide Residences has 77 homes of 4,112 to 5,221 sq ft. 1 Tanjong offers two 41-storey towers with just two homes per floor, from about 4,760 sq ft, and Skyhome is the most exclusive of all, with just 52 homes of about 6,300 sq ft and penthouses of around 12,600 sq ft.
All of these are open to foreign buyers, and all are big homes with big running costs to match. Older buildings need a careful look at the management accounts and the sinking fund (the savings pot for major repairs).
The most affordable way onto the seafront is Horizon Tower: 56 homes of around 2,300 sq ft for about RM1.1M to RM1.58M. It was completed in 1988, so the price reflects its age, but you get space and frontage that newer buildings charge far more for. Full review.
Good value off the seafront
Surin Condominium, completed in 2011, sits on a hillside set back from the coast, where higher floors look over the bay. It offers 1,307 to 2,827 sq ft homes at noticeably lower prices than the newer hillside towers, with three-bedroom units listed from about RM618,000 in September 2026. The smaller units are for Malaysian buyers, but the larger homes can clear the RM1M foreign minimum.
Which one suits you?
A family with children at Tenby or Dalat: start with Mira Residence or Alila 2, both close to the schools.
A UK or other foreign retiree who'd miss a garden: Alila 2.
A buyer planning a few years ahead who wants something new: Waterstone.
Someone who wants to wake up to the sea: Infinity Beachfront, Springtide or The Cove if the budget allows, or Horizon Tower if it doesn't.
A foreign buyer keen to keep costs down: units priced between RM1M and RM1.5M, such as Waterstone's entry homes or Mira's mid-sized units, pay a 1.5% state levy rather than 3%.
Good to know before you buy
Foreign buyers can purchase condos on Penang Island from RM1M (RM500,000 for MM2H participants, up to two homes), with the flat 8% stamp duty, the state levy, a RM10,000 consent fee and state consent of three to four months. With a mortgage, budget about 13–14% on top of the price. The UK buyer's guide walks through the steps, and they're the same for every nationality.
Short-term holiday letting isn't allowed in island condos under the 2026 homestay by-law, so think of any of these as a home or a long let. Tanjung Bungah's international schools keep long-let demand steady.
If you'd rather a house than a condo, Tanjung Bungah has very little landed property; Nineten in Permai Village is the main one, and the garden homes guide covers your options, including the MM2H route that lowers the minimum for a house to RM500,000.
For what each building actually lets for, see renting in Tanjung Bungah; for the same developer's new and finished options side by side, Waterstone vs Mira Residence; and for houses, Permai vs Seri Tanjung Pinang.
For the wider area, including schools, hospitals and how Tanjung Bungah compares with its neighbours, see my Tanjung Bungah buyer's guide and Tanjung Bungah vs Batu Ferringhi.
Zac’s Take
Zac Ong
In Tanjung Bungah the real choice is usually between a hillside family home and a seafront apartment, and the answer comes down to how you'll spend your days. Families usually do best with Mira or Alila 2, for the schools and the space. Buyers who want the sea on their doorstep and have the budget go to the coast road. Tell me how you'll use the home and I'll narrow this list to two or three to see in person.
Average response: under 1 hour, 9am–7pm Mon–Sat.
📲 Get a Tanjung Bungah shortlistSources: Building details from developer material and portal building pages; asking prices from PropertyGuru, EdgeProp, iProperty and Mudah listings, checked September–October 2026. School locations from the schools' published addresses. Foreign-buyer rules from the Penang state schedule and Budget 2026; short-term rental rules from Penang's Private Homestay By-Law 2026. Prices change with every listing, so check the figure for the exact unit you're considering.