Nineten Review 2026 — Forty Freehold Bungalows in Permai Village, Tanjung Bungah

This is part of my Tanjung Bungah 2026 buyer's guide. Start there for the bigger picture: every building in the area, what homes cost, and what foreign buyers need to know.

Yes, a foreigner can buy at Nineten. If you're on MM2H, every home here is open to you, because MM2H participants can buy landed property from RM500,000. Other foreign buyers face Penang Island's RM3,000,000 landed minimum, and with asking prices of about RM2.5M to RM3.95M, only some homes clear it. That is usually the first question I get about this project, because landed freehold is the thing Tanjung Bungah almost never offers at any price. BSG Property completed Nineten in Permai Village in 2013: 40 freehold bungalow-scale homes of roughly 4,800 sqft, five bedrooms each, with verified sub-sale asking of RM2,500,000 to RM3,950,000 at RM762–854 psf. The second question — is it worth it — depends entirely on how much you value owning the ground under your house.

Key takeaways:

• Landed, not strata: your own plot, no shared sinking fund, no service charge scaling with square footage.
• Forty homes — a private enclave with real security, not a development with a lobby.
• RM762–854 psf sits between The Cove (from RM450) and Springtide (from RM920), but for a different asset class entirely.
• Inland and hillside. Permai Village is not the beach; every trip to the water is a drive.
• Completed 2013 — the newest of the three large Tanjung Bungah options I track, and the lowest entry.

What Land Title Changes When Everyone Else Is Selling Strata

Tanjung Bungah is a high-rise area. Nearly everything at RM2.5M and above is an apartment, however large or well-placed. Nineten is one of the few ways to hold land here, and the difference is practical rather than sentimental. You own the plot, not a share of common property. There is no sinking-fund call for a façade or lift replacement voted through by a committee. There is no monthly charge that grows with your floor area — the arithmetic that catches buyers of 6,000 sqft apartments off guard. And you get outdoor space of your own, which on this island is scarce enough to be worth paying for. If you have priced a very large seafront apartment and stalled at the running cost, this is the alternative you were circling.

Forty Homes at About 4,800 sqft, Five Bedrooms Each

The homes are bungalow-scale, not terrace: around 4,800 sqft with five bedrooms, which is proper multi-generational space. The shared facilities are proportionate to forty households — pool, gym, BBQ area, playground, jogging track, function room, 24-hour security and CCTV. Think private clubhouse, not resort, and at this unit count that is the right call: a resort-scale facilities deck split forty ways would be a maintenance burden, not a perk.

One honest note on age. At a 2013 completion, fittings and finishes will read as dated next to a 2023 launch. On landed that matters less than on strata, because you can renovate freely without a management committee's sign-off — but put it in the budget rather than discover it on the walk-through.

Nineten, The Cove, Springtide — Why the PSF Column Misleads

Do not rank these three by the PSF column. Nineten is the only landed entry, and a plot with a house on it is not the same asset as a floor in a tower, whatever the per-foot figure says. What the table shows fairly is that Nineten is the newest of the three and has the lowest entry price — RM2.5M against RM2.7M at The Cove and RM3.8M at Springtide — while the two condos deliver the seafront that Nineten does not. How the rest of the area stacks up is in my Tanjung Bungah area guide.

Permai Village Is Inland, and No Renovation Fixes That

Permai Village is the hillside pocket behind the coast road — greener and quieter, and not on the water. Lotus's Tanjung Bungah is about 1km away and Straits Quay about 4km. The beach and the coast road are a short drive, but a constant one. Hillside access means gradient, and in heavy rain slower going; drive it on a wet weekday before deciding. Where units have a sea view it is from elevation and distance, not the frontage that Springtide or The Cove deliver. This is permanent, and it is the price of the land.

Consent for Landed Is Slower — Plan the Timeline Around It

Back to the foreign buyer. If you're on MM2H, any home here works, since the MM2H landed minimum is RM500,000. Otherwise, landed property on the island needs RM3,000,000 or more for a foreign purchase, so filter your shortlist to homes at or above that price before you get attached to one. Budget the 3% state levy, the RM10,000 consent application fee and the flat 8% foreign stamp duty on top of the price. The operational point is that state consent for landed property gets closer scrutiny than strata, so give your solicitor time and do not build the purchase around a tight completion date. Visa or relocation plans that assume a quick close are where landed deals on this coast go wrong.

What it rents for

Asking rents at Nineten in the listings I tracked in September–October 2026 ran from about RM4,500 to RM7,800 a month for three-storey semi-detached homes. 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 Buyer This Is For

Nineten suits families who want land title on Penang's north coast, where that is rare; buyers put off by the running cost of very large apartments; privacy-first households who want forty neighbours and a gate; and long-hold owners who prefer to renovate on their own terms. It does not suit anyone who wants the sea at the door — that is The Cove or Springtide — or the yield investor, because a RM2.5M-plus five-bedroom in Tanjung Bungah does not rent at a sensible return. Nor does it suit a buyer who needs new: landed stock here rarely turns over, so the choice is thin. Listings, when they surface, sit on the Nineten project page.

Sources: Asking prices, PSF, sizes, bedrooms, unit count, tenure, developer and completion year from developer material and live portal listings checked in August 2026, with outliers and relisted units set aside. Foreign-buyer threshold (RM3M for island landed, RM500,000 for MM2H participants), levy and the 8% foreign stamp duty per the Penang state schedule and Budget 2026. Asking rents from listings I track (September–October 2026).

Forty units means listings are rare. If landed in Tanjung Bungah is what you want, tell me your size and budget and I will watch for it — including telling you when the honest answer is Permai Village's resale market rather than this project.