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

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.

Yes — a foreigner can buy a landed home at Nineten, and every one of its 40 units clears the RM1,000,000 Penang Island minimum with room to spare. 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 corridor. 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 corridor 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. Tesco Extra 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. Eligibility is straightforward: the same RM1,000,000 minimum and state consent as any foreign purchase on the island, and every Nineten unit clears the threshold easily. Budget the 3% state levy 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.

The Buyer This Is For

Nineten suits families who want land title on Penang's north coast, where that is genuinely 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 our tracked dataset. Sub-sale asking verified from live portal listings using the median-anchored method (outliers and relisted units excluded), August 2026. Foreign-buyer threshold, 3% state levy and 8% foreign stamp duty per Penang state and federal rules.

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.