The verdict
4.7/ 5Mira Residence is BSG Property's completed premium tower pair in Tanjung Bungah — freehold residential title, two 32-storey blocks finished in 2016, with layouts running from around 1,350 sqft up to 3,642 sqft duplexes.
- Price
- RM1.07M–RM1.80M
- Tenure
- Freehold
- Land title
- Residential
- Completion
- 2016
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.
Part of my Tanjung Bungah 2026 buyer's guide. For the full corridor read — every project, PSF band, foreign-buyer angle and honest catch — start there. This piece drills into one specific decision within it.
Who actually lives at Mira Residence? Mostly families — and that single fact explains almost everything about how the building is priced, laid out and cross-shopped. BSG Property completed the two freehold towers in Permai Village, Tanjung Bungah, in 2016, with 376 units, only six of them per floor, under 10ft ceilings. Nearly a decade on, it is a pure sub-sale building with a known maintenance record and an established resale market, and the buyers it attracts are the ones who want floor area and quiet corridors more than a seafront address.
Key takeaways:
- Freehold, residential title, 376 units across two towers, completed 2016 — settled stock with a real track record.
- Six units per floor and 10ft ceilings are the product; this is a low-density tower, not a facilities-list tower.
- Tracked PSF RM600–1,000, with live asking currently from RM1,070,000 at roughly RM734–979 PSF.
- The duplexes come bare — budget RM200,000 or more and three to six months before you can move in.
- Not for anyone who needs a finished large unit on day one, or who wants the cheapest entry in Tanjung Bungah.
Six Units a Floor and 10ft Ceilings — the Density Argument in Numbers
Spread 376 units over two 32-storey towers served by five lifts and you arrive at six units per floor per lift core. The mass-market Penang towers of similar height that Mira gets compared to typically run eight to twelve. That difference shows up every single day: shorter lift waits, quieter landings, fewer neighbours sharing your corridor. Add a 10ft ceiling where 9ft is the norm, and the units feel larger than their already-generous floor plates suggest. Maintenance runs around RM0.30 PSF a month, which for a building pitching itself as premium-feel is restrained. If you have walked out of a tower because the corridor felt like a hotel floor, this is the counter-example.
Five Layouts, 1,352 to 3,642 sqft — and the One I'd Pick
| Type | Layout | Size |
|---|---|---|
| A1 | 3-bedroom | 1,352 sqft |
| B1 | 3+1 bedroom | 1,635 sqft |
| C3 | 4-bedroom | 1,980 sqft |
| C1 | 4-bedroom | 2,203 sqft |
| Duplex | Duplex (bare) | 3,482–3,642 sqft |
The 1,635 sqft B1 is the unit I would put in front of most families: room for children and a helper, without stepping into the duplex's renovation commitment, and the size that resells to the widest pool. The A1 at 1,352 sqft is the entry point. The 4-bedroom C3 and C1 suit larger households who still want a finished unit. Sizes reflect the confirmed unit schedule; check current sub-sale availability directly.
The Bare Duplex: RM200,000 Before You Move In
The 3,482–3,642 sqft duplexes are the trophy units, and they typically come as a shell — no kitchen, no built-ins, no finishing. A realistic fit-out is RM200,000 or more, and a duplex-scale renovation usually takes three to six months. None of that is a reason to avoid them; the floor area and the freedom to plan a two-level home from scratch can be worth it. The mistake is buying one expecting a move-in-ready unit at the quoted price. Add the fit-out to your purchase budget and the timeline to your move date, and decide with both numbers in view.
Reading the Price: RM1,070,000 Asking Against the Tracked Band
Our tracked dataset puts the building's PSF across RM600–1,000 with an entry around RM1.35M; what is actually listed today starts from RM1,070,000, in a tighter RM734–979 PSF band. The spread between those figures is floor, facing and size doing their usual work — a high-floor unit with a clean northeast sea glimpse is a different purchase from a low-floor unit facing the hill. For a foreign buyer the entry already clears the RM1,000,000 island minimum, so the only question is the 3% state levy (RM32,100 on a RM1,070,000 purchase), state consent, and the exit: RPGT of 30% in years 1–5 and 10% from year 6, modelled in a minute on my RPGT tool. Stamp duty, legal fees and financing are set out in what a foreign purchase really costs.
Permai Village Is a School Run, Not a Seafront
Location is where the family profile becomes obvious. Tenby International School is 1.5km away, SMK Tanjung Bungah 1.2km, TAR University College 2.5km and Dalat International School 3km. Straits Quay is 3.5km and Gurney Plaza 5km, so you are driving to the malls and the coast rather than walking — the trade for a hillside, residential pocket that is quieter than the strip. Healthcare is close too: Mount Miriam Cancer Hospital 3.5km, Penang Adventist 5km. I cover how Permai Village sits against the coast-road stock in my guide to Tanjung Bungah.
Mira or Alila 2 — Value Against Pedigree
The building Mira gets cross-shopped with most is Alila 2, a short distance away within Permai Village. Put bluntly: Mira gives you more units, a lower way in and smaller starter layouts; Alila 2 gives you Hunza Group's name, a minimum unit of 1,905 sqft and pricing from RM2.4M. You are choosing between value and pedigree, not between good and bad, and my side-by-side of the two buildings goes through it unit type by unit type.
So who is Mira for? Families who want real floor area and low corridor density at a more accessible price than the pedigree tier; buyers who prefer a settled, decade-old building with a known maintenance record to an off-plan wait; and renovation-minded buyers eyeing a duplex with the fit-out already priced in. If you need a large unit finished on day one, look at the A1 or B1 types — or a different building. Current listings sit on the Mira Residence project page.
Zac’s Take
Zac Ong
Mira Residence is BSG Property's completed premium tower pair in Tanjung Bungah — freehold residential title, two 31-storey blocks finished in 2016, with layouts running from around 1,352 sqft up to 3,642 sqft duplexes. In the subsale market it typically asks RM1.35M and up depending on size, floor, and facing. What makes it work for the segment: only 6 units per floor, 10ft ceilings, and a low-density feel you don't get in mass-market towers — plus a settled JMC and known maintenance track record, which is the whole point of buying completed rather than off-plan. My honest take: the ~1,635 sqft Type B is the sweet spot — big enough for a family, not so big that resale narrows. The duplexes usually come bare, so budget RM200K+ for fit-out. Ask me which stack faces the cleanest northeast sea-glimpse — facing is what separates a fair unit from a good one here.
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📲 Get current Mira Residence listingsSources: Project prices, PSF, sizes, unit counts, tenure, land title, developer and completion year from our tracked dataset, compiled from developer price lists, official project sites and public listings. Sub-sale asking verified from live portal listings using the median-anchored method, with bait listings and relisted units excluded. RPGT rates and the s.21B retention per the Real Property Gains Tax Act (LHDN). The foreign-buyer minimum purchase price, 3% island / 2% mainland state levy and state consent requirement per Penang state policy and s.433B of the National Land Code. MM2H tiers per MOTAC. Figures move with the market — confirm current details with the developer or your solicitor before committing.