Pearl View Review 2026 — 1,400 Sq Ft of Freehold Tanjung Bungah for Under RM810K

If you're still choosing an area, read my Tanjung Bungah 2026 buyer's guide first.

Who actually lives in Tanjung Bungah's older hillside blocks? Families who did the arithmetic. At Pearl View, about RM780,000 buys a 1,400 sq ft freehold home, roughly RM560 per sq ft. The same money at a new Tanjung Bungah launch buys around 800 sq ft. IOI's Palmex finished the 90-home development in 1998, and that single date is both the discount and the catch.

Key takeaways:

• 90 freehold homes (84 standard, 6 penthouses) in three blocks on a 3.5-acre hillside, completed 1998 by Palmex (IOI).
• 1,400 sq ft homes ask about RM758,000–810,000; larger homes about RM1M–1.5M.
• Low density, quiet, sea views from the right stacks.
• Budget to renovate, and read the management accounts before you offer.

What you get

Three blocks on a hillside off Jalan Bunga Pudak: a car-park block and residential blocks of about 7 and 13 storeys, so nobody is high up a tower and lifts are rarely busy. Standard homes run from about 1,400 to 2,000 sq ft, and the six penthouses are about 3,500 sq ft. It's freehold on residential title, with household utility rates and normal loan terms.

The space arithmetic

Put RM800,000 in front of a Tanjung Bungah buyer and a new launch like Waterstone, at around RM965 per sq ft, gives you roughly 830 sq ft. Pearl View gives you 1,400 sq ft and up. For a family with two children, that's a third bedroom and a study. The price per square foot is low for one honest reason: the building is from 1998 and sells on its floor plan, not its finishes.

What 1998 asks of you

A realistic budget for kitchens, bathrooms and finishes, and, more importantly, a look at the management accounts, the sinking-fund balance and any planned works before you offer. IOI's name tells you the building was put up properly; how it has been looked after since is in the documents. A well-run 1998 block is a quiet bargain. A neglected one is a special levy waiting to arrive.

Prices and rents in 2026

The 1,400 sq ft homes asked about RM758,000–810,000, roughly RM540–580 per sq ft. Larger homes asked about RM1M–1.5M. Rents in the listings I tracked ran about RM1,800–3,000 a month. On a RM780,000 home renting at RM2,200, that's about 3.4% gross before costs: fair, but this is a family home first.

Getting around

Measured road distances at free-flow speeds (school-run traffic is slower):

• Dalat International School: about 1.3 km, 3 minutes.
• Tenby International School: about 3 km, 4 minutes.
• Straits Quay: about 3.3 km, 5 minutes.
• Gurney Plaza: about 6 km, 8 minutes.
• Gleneagles: about 8 km, 9 minutes.
• Uplands (Batu Ferringhi): about 8 km, 9 minutes.

Hillside or seafront?

Tanjung Bungah's large older homes split two ways. On the water, Horizon Tower has 2,300 sq ft homes from about RM1.1M. Up the slope, Pearl View stays under RM810,000 for 1,400 sq ft with quieter streets. The seafront gives you frontage and a foreign-eligible price; the hillside gives you calm and a smaller loan. For a newer, smaller and cheaper home in the same area, Granito is the modern alternative.

Current details and listings are on the Pearl View Condominium project page.

Sources: Developer, completion, unit mix, blocks, land area and sizes from StarProperty and Penang Travel Tips building pages; asking prices from portal listings in 2026; asking rents from listings I track (September–October 2026). Road distances measured on OpenStreetMap routing.