Mira Residence vs Alila 2 — Tanjung Bungah's Two Established Sub-Sale Condos Compared (2026)

Tanjung Bungah's established sub-sale market has two names that come up constantly when buyers shortlist freehold condos on the hillside-sea-view corridor — Mira Residence and Alila 2. Both freehold, both from credible developers, both fully completed and occupied. If you're deciding between them, the honest framing isn't "newer vs older" — it's value-and-space (Mira) vs pedigree-and-format (Alila 2). Here's how they actually compare.

Key takeaways:

• Mira Residence (BSG Property, completed 2016, 322 units) is the larger-scale, lower-entry building — from ~RM1.35M at RM600–1,000 psf, with smaller starter units (1,352 sqft) but a range topping out at 3,642 sqft.
• Alila 2 (Hunza Group, completed 2018, 270 units) carries the Hunza pedigree and a larger minimum unit (1,800 sqft) — from ~RM1.95M at RM775–1,458 psf.
• Alila 2 is marginally the newer building (2018 vs 2016), but both are 8–10 years old with real resale history — age isn't the deciding factor.
• Both are freehold, residential-title, and clear the RM1M foreign-buyer floor — this isn't a developer-risk or a tenure comparison.
• Pick Mira for entry PSF and space-per-ringgit; pick Alila 2 for the larger standard unit, Hunza management, and a proven premium ceiling.

At a Glance

Full data on each building sits on my Mira Residence sub-sale page and Alila 2 sub-sale page.

Are these actually "new" buildings? No — and that matters

Let me clear up the single biggest misconception first: neither of these is a new building. Mira Residence completed in 2016 and Alila 2 in 2018. Both have had years of transactions, so their asking prices reflect a settled market rather than a launch-cycle guess — which is exactly what you want when you're buying sub-sale. You can walk the corridors, check the lift waiting times, read the AGM minutes, and see how the sinking fund is actually managed before you commit a ringgit.

If a new-build in the same corridor is also on your list, the trade-offs there are different — I break down the completed-vs-launch decision in my sub-sale vs new-launch guide, and BSG's newer hillside flagship in the same area gets an honest going-over in my Waterstone Tanjung Bungah review.

The PSF comparison — and where the gap really comes from

Mira Residence's asking band (RM600–1,000 psf) sits below Alila 2's (RM775–1,458 psf), and the gap widens at the top. Part of that is scale: Mira spreads 322 units across two blocks and 31 floors, so there's simply a wider spread of floor levels, aspects and view quality setting the range. Part of it is view premium — in both buildings the clean sea-facing stacks command the top of the band, while hill-view and lower-floor units anchor the bottom.

The practical read: the headline PSF gap overstates the real difference for like-for-like units. Alila 2's lower band (RM775) overlaps Mira's upper band (RM1,000), so a mid-floor Alila 2 unit and a high-floor sea-view Mira unit can land in similar PSF territory. What moves your actual number is stack and floor, not the building badge. Ask me which Alila 2 stacks genuinely see the sea — not every "sea view" listing on this stretch actually does.

Sources: asking PSF ranges are drawn from current sub-sale listings for each building; for the wider Tanjung Bungah PSF context see the Penang Price Index.

Worked example: what RM2M buys in each

Take a straight RM2,000,000 budget and apply each building's mid-band asking PSF (illustrative, rounded — actual sqft depends on the specific unit and view):

At the same money, Mira tends to buy more floor area — which is the whole point of its value positioning. Alila 2 asks you to pay up for the Hunza name, the newer completion, and the larger minimum format. Neither is "cheaper" in a vacuum; they're pricing different things. Run your own budget against monthly repayments on the affordability calculator before you fall in love with a specific unit.

Unit sizes and layouts

Alila 2's minimum stated size (1,800 sqft) is larger than Mira Residence's minimum (1,352 sqft), so at entry level Alila 2 is the more consistently large-format building — good if you want a big footprint without hunting for the rare oversized unit. Mira, by contrast, offers a graduated ladder: 3-bedroom at 1,352 sqft, 3+1 at 1,635 sqft, and 4-bedroom layouts running up to 3,642 sqft. That makes Mira the more flexible pick if your space requirement is specific — you can size into exactly the layout you need rather than starting at 1,800 sqft.

If you want the single largest unit in this pair, it's usually a Mira 4-bed — but the largest unit available at any given moment depends entirely on what's listed, so compare live stock rather than headline maximums.

Running costs — the number buyers forget

Here's a detail that doesn't show up in the asking price but hits you every month: Mira Residence's maintenance charge runs around RM0.30 psf. On a 1,352 sqft unit that's roughly RM406/month; on a 2,203 sqft 4-bed, about RM660/month. That's genuinely low for a hillside condo of this age, and it's a real ownership advantage over the life of the asset.

Always ask for the current maintenance rate and the sinking-fund balance on any Alila 2 unit before comparing — a lower asking PSF that comes with a heavier monthly charge can quietly erase the saving. For investors, feed both the rent and the maintenance into the ROI calculator so you're comparing net yield, not gross.

Developer track record

Both BSG Property and Hunza Group are credible, multi-project Penang developers — this isn't a first-time-developer risk comparison. BSG's Penang footprint (Marriott Residences, Nineten, Middleton @ Minden Heights, Quin) and Hunza's (Gurney Paragon, Tropicana Bay Residences) both give you a real body of prior work to judge build quality and after-sales management against. And because both buildings are already complete and occupied, you're assessing a track record you can physically inspect — not a brochure.

Foreign buyers: both clear the floor

For non-Malaysian buyers, the good news is simple: both buildings clear Penang Island's RM1,000,000 minimum purchase price for foreigners — Mira from ~RM1.35M, Alila 2 from ~RM1.95M — so neither runs into the entry-price wall. Both are freehold with residential title. Budget for the Penang Island 3% state consent levy on top of price, and a 2–4 month state consent timeline. On exit, remember foreigners pay RPGT of 30% in years 1–5 and 10% from year 6 — model your holding period with the RPGT calculator before you buy, because the year-5-vs-year-6 difference is material.

When to pick each

Pick Mira Residence if:

• You want the most floor area per ringgit and a lower entry PSF
• You need a specific layout (3-bed, 3+1 or a large 4-bed) rather than one standard format
• Low monthly maintenance over a long hold matters to you

Pick Alila 2 if:

• You want a larger minimum unit as standard, without hunting for the rare oversized listing
• The Hunza name and its management reputation carry weight for you
• You're comfortable paying a higher PSF for the building's proven premium ceiling

If you're comparing these two directly or want current sub-sale listings across either building, reach out directly. For wider area context, see my Tanjung Bungah property guide and the Tanjung Bungah area guide.