This is a standalone deep-dive. For the wider Tanjung Tokong corridor — Crown Penang, Eight & Eight, the sub-sale directory by price band — see my Tanjung Tokong 2026 buyer's guide. This piece goes deeper into Seri Tanjung Pinang and Andaman Island specifically.
A Taiwanese family messaged me last month convinced that "Seri Tanjung Pinang" was one address they could simply go and view. I had to walk them back: it's a 760-acre reclamation stretching across two separate phases, with freehold villas on one end and brand-new high-rise on the other, and the two don't behave like the same market at all.
If you've searched "Seri Tanjung Pinang property" and landed here, this is the direct answer: STP is E&O's flagship masterplan on Penang Island's north coast, split into STP1 (the mature, largely landed original phase, completed 2019) and STP2 — rebranded Andaman Island — a newer, still-building reclamation backed by a RM60 billion, roughly 30-year commitment announced in November 2024. Depending on which phase and which product you're looking at, entry prices run from around RM600,000 for a compact strata unit to RM7.5M-plus for a flagship villa.
Key takeaways:
- STP is two reclamation phases, not one address — STP1 (~253 acres, completed 2019) and Andaman Island/STP2 (~507 acres, still under construction, targeted 2028)
- STP1 holds Penang Island's most concentrated freehold landed enclave — Amaris, Ariza, and the Skye/Abrezza/Martinique villa trilogy
- Andaman Island's flagship strata tower Arica sold out by November 2024 — it's resale-only now
- The Meg, Andaman Island's completed strata anchor, finished in 2026, but most of its unit sizes sit below the RM1,000,000 foreign-buyer floor
- E&O's RM60 billion masterplan means this corridor keeps building for decades — a long-hold thesis, not a quick flip
What Seri Tanjung Pinang actually is
E&O, through its subsidiary Tanjung Pinang Development Sdn Bhd, holds one of the only large-scale coastal land reclamation concessions ever granted on Penang Island — 760 acres reclaimed from the sea specifically to create freehold landed and resort-grade strata supply that the island's geography had run out of.
STP1 reclamation (about 253 acres, 102.38 hectares) completed in December 2019 and now houses three precincts: Shoreline, Canalside and Gurney Green — freehold, mature landscaping, resale liquidity that clears at market.
STP2 reclamation, spanning a further roughly 507 acres (205.17 hectares), is still underway and expected to complete by 2028. E&O renamed this phase Andaman Island when it unveiled its RM60 billion masterplan in November 2024, with the full estate projected to take about 30 years to fully build out.
What's new for buyers as of September 2026
A few 2026 shifts worth factoring in before you compare anything here:
- BNM cut the Overnight Policy Rate to 2.75% at the 9 July 2026 MPC — the lowest since the pandemic era, which lifts your affordability ceiling meaningfully versus 12 months ago. Check your affordability
- Budget 2026 set foreign-buyer MOT stamp duty at a flat 8% from 1 January 2026 (previously a tiered 1–4%). With the 3% Penang state levy on the island, foreign buyers should budget roughly 11–12% in upfront transaction cost.
- Arica @ Andaman Island sold out its entire allocation by around November 2024. It's resale-only now — see my full Arica review for what resale buyers actually pay.
- The Meg completed in 2026, E&O marking vacant possession in May. It's the finished strata anchor on Andaman Island for now.
- E&O's RM60 billion Andaman Island masterplan, announced November 2024, is the single biggest signal that this corridor keeps improving for decades rather than stalling once the current towers sell out.
STP1 vs Andaman Island (STP2) — the honest split
This is the split that trips buyers up more than anything else about this corridor. Same developer concession, same coastline, two very different products.
| STP1 (Seri Tanjung Pinang) | Andaman Island (STP2) | |
|---|---|---|
| Status | Reclamation completed 2019, mature estate | Still under construction, targeted complete 2028 |
| Product mix | Landed-heavy — terraces, semi-Ds, villas — plus established strata | Denser strata; landed extensions in the pipeline |
| Entry price | ~RM1.1M (strata) to RM7.5M+ (villas) | ~RM600K (strata) to RM3.6M+ (landed pipeline) |
| Land title | Freehold, residential title on landed | Freehold, mostly commercial-HDA on completed strata |
| Amenity depth | Mature — landscaping, Straits Quay retail all live | Still building out; parts of the island are active construction |
| Foreign-buyer fit | Landed and larger strata clear RM1M easily | Smaller strata units often sit below the RM1M floor |
If your brief is "landed freehold, established address, family holding long term" — STP1 is your answer. If your brief is "newer E&O address, smaller strata ticket, willing to underwrite build-out noise for a longer capital story" — Andaman Island is where you look, with eyes open about what's not finished yet.
Landed in STP1 — the freehold enclave that doesn't exist anywhere else
This is the part of the pitch that's genuinely true: STP1 is Penang Island's most concentrated freehold landed enclave, full stop. Nowhere else on the island gives you this density of terraces, semi-Ds and villas on residential-titled freehold land, because nowhere else has 253 acres of reclaimed coastline to build it on.
Entry point is Ariza Seafront Terraces — from around RM2.7M, one of the very few actual seafront landed products on the island. Amaris, E&O's three-storey terrace format, starts around RM4M with 5+1 bedrooms and a lift as standard — priced like a condo quantum, but you're paying for 5,262–6,540 sq ft of built-up on real land.
Above that sit Avalon (from ~RM3.3M) and Acacia (from ~RM3.7M), then Caspian (from ~RM4.6M) and Cayman Super Semi-D (from ~RM6.1M). At the top, the villa trilogy: Skye from ~RM4M, Abrezza from ~RM7.5M, and flagship Martinique from ~RM6.7M — the largest land parcels in the whole estate.
For a unit-by-unit walk through this landed portfolio and PSF benchmarks, my E&O landed buyer's guide goes further than this pillar can.
Average response: under 1 hour, 9am–7pm Mon–Sat.
📲 Get current STP landed listingsStrata in STP1 — Andaman @ Quayside and 18 East
STP1's strata anchor is Straits Quay, the marina and retail precinct that gives this whole corridor its Saturday-morning lifestyle case. Two towers sit directly inside it.
Andaman @ Quayside — completed 2018, from RM1,280,000, RM1,200–1,500 psf, sharing the resort deck and private water park with the original Quayside towers. This is the tower most people mean when they say "Andaman" without qualifying which one.
18 East at Andaman — E&O's final Quayside phase, completed 2017, from RM1,100,000, RM1,000–1,500 psf. A genuinely separate 210-unit tower from Andaman @ Quayside, though agents frequently conflate the two — check which building you're actually being shown.
Both are freehold and both clear Penang's RM1M foreign-buyer floor at their entry price. Straits Quay retail itself — the restaurants, weekend markets and walkable promenade — is what makes this precinct feel finished rather than just built.
Strata in Andaman Island — The Meg, Arica, and what comes next
Andaman Island's strata story is younger and less settled than STP1's.
The Meg is the completed anchor — vacant possession came in May 2026, two towers, 1,020 units and 14 retail lots, built-ups of 567–897 sq ft. Sub-sale asks run RM600,000–780,000, roughly RM1,036–1,146 psf. It carries commercial-HDA title, which means commercial electricity and water tariffs and a different loan margin than residential-title stock — factor that in before you compare PSF against STP1's freehold terraces.
Arica @ Andaman Island launched from RM800,000 and sold out its entire developer allocation by around November 2024 — one 45-storey tower, 380 units, still under construction toward 2027 handover. Whatever you see listed now is a resale from an existing owner. Confirm the seller actually holds a valid SPA before you get emotionally invested in a unit.
Beyond these two, E&O's pipeline includes further towers and a landed extension planned for later stages — the estate is still expanding.
Ask Zac what's still availableThe foreign buyer reality
Penang Island's foreign-buyer minimum is RM1,000,000, and it doesn't move by title class or by which phase of STP you're in. On top, foreigners pay a flat 8% MOT stamp duty plus the 3% Penang state levy — roughly 11–12% in upfront transaction cost.
STP1 landed clears that floor with room to spare, and its established strata (Andaman @ Quayside, 18 East) clears it comfortably from RM1.1M–1.28M. Andaman Island's smaller strata is where the math gets tighter: The Meg's published range tops out around RM780,000 — below the floor — so most of that building's stock is for local buyers only. This is the most common mistake I see: assuming "E&O, Andaman Island" automatically means eligible, without checking the specific unit's price against the RM1M line.
Schools and medical anchor
Uplands International School and Dalat International School are both within easy reach of most STP clusters — Uplands closer to walking distance from the STP1 core, Dalat a five-to-ten-minute drive. Tenby International School is also accessible on a short drive, giving this corridor genuine depth on the international-school front, which is a major reason expat and MM2H families target it in the first place.
For healthcare, Gleneagles Penang and Loh Guan Lye Specialists Centre are both roughly 15 minutes away, alongside Island Hospital and Penang Adventist Hospital slightly further inland. That's a reasonable spread of private specialist care for a retiree or family buyer weighing this address.
Why the RM60 billion masterplan matters for long-hold buyers
E&O's FY2025 results showed revenue of RM741.1 million, up 75% year-on-year, and net income of RM168.6 million, up 26%, with unbilled sales of RM1.5 billion. Combined with the RM60 billion Andaman Island commitment, that reads as a developer actively building out its next several decades, not managing a declining asset.
That matters here because a masterplanned estate's value depends on what gets built around your unit for years after you move in. A 30-year build-out means the neighbourhood you buy into today is the early chapter of the story, not the finished product — the case for treating STP, and especially Andaman Island, as a long-hold thesis rather than a short flip. As with any listed company, review E&O's current financials before committing serious capital.
How STP compares — Gurney, Tanjung Tokong wider, Batu Ferringhi
Against Gurney Drive, STP's edge is landed supply — Gurney is a branded high-rise strip with zero landed stock. STP is the only place on the island where that product exists at scale.
Against the wider Tanjung Tokong corridor, STP is the freehold landed and masterplan-lifestyle half; the rest of Tanjung Tokong (Crown Penang, older sub-sale further from the marina) holds the more affordable strata entry points.
Against Batu Ferringhi, STP wins on tenure certainty and masterplan backing; Batu Ferringhi wins on beachfront access and a lower entry price, but carries more leasehold and older-title stock.
Who STP is for, and who it isn't
STP fits a landed-freehold buyer who wants gated, low-density living with genuine multi-generational space, a lifestyle buyer who wants Straits Quay's marina within a short drive or walk, and a long-hold investor comfortable underwriting a 20–30-year masterplan story over Andaman Island specifically.
It's not the right fit if you need a sub-RM1M foreign-eligible strata unit today, if you want a finished, zero-construction-noise environment right now (parts of Andaman Island are still active worksite), or if yield is your primary thesis — this corridor prices on scarcity and address, not rental return.
Selling from STP right now
If you already own here, 2026 is a different selling window than 2023 or 2024. Lower interest rates broaden the local buyer pool for STP1 landed, and the flat 8% foreign-buyer stamp duty rewires how you price for overseas interest.
Landed transactions in STP1 remain slow by nature — sellers are rarely distressed, and portal browsing isn't how these deals close. Andaman Island strata, especially anything genuinely sold-out like Arica, sees resale demand precisely because the developer allocation is gone; a confirmed valid SPA and a clean transfer history are your strongest selling points there.
For sellers weighing the RPGT window, Malaysian citizens hit 0% from year 6; foreigners stay at 10%. Model the gap between exiting year 5 versus year 6 in the RPGT calculator before you list.
My call as your agent
STP earns its reputation. It's the one corridor on Penang Island where a foreign buyer can genuinely own freehold landed housing at scale, backed by a developer with a real, funded, multi-decade build-out plan rather than a vague promise. That's rare, and it's why I keep sending serious landed buyers here first.
Where I push back: don't buy Andaman Island strata purely on the "E&O, same estate as the villas" story without checking the unit's actual price against the RM1M foreign floor, and don't buy into Arica or any sold-out project assuming developer protections still apply — you're in the resale market now, with a private seller, and the due diligence is different.
Zac’s Take
Zac Ong
Seri Tanjung Pinang is the most defensible freehold landed corridor on Penang Island, and the RM60 billion Andaman Island commitment is a genuine long-hold signal, not marketing. But STP1 and Andaman Island are not interchangeable — STP1 gives you a finished, mature address with landed supply nowhere else on the island can match; Andaman Island gives you a newer E&O ticket at a lower quantum, with construction noise and thinner amenity depth as the honest trade-off. If landed and long-hold is your brief, start at Ariza or Amaris. If you want the smaller strata ticket, check the specific unit against the RM1M foreign floor before you assume you qualify.
What to do next
If you want to talk through STP1 versus Andaman Island for your specific budget and timeline, I'm happy to work through the numbers with you — landed shortlist, strata eligibility check, or a resale walk-through for Arica or The Meg.
Average response: under 1 hour, 9am–7pm Mon–Sat.
💬 Talk to Zac about Seri Tanjung PinangStart with the affordability calculator to check your ceiling at today's rates, or read my foreign-buyers guide for the full eligibility and cost breakdown before you shortlist. For a broader view of Penang's luxury tier, best luxury condos in Penang puts STP1's strata alongside the rest of the island's top end.
Sources: Project prices, PSF, sizes, tenure, land title and completion year from my verified project database, cross-checked against developer materials and public listings. E&O's Andaman Island masterplan figures and FY2025 financials per E&O's public announcements. Regulatory constants (foreign-buyer minimum, stamp duty, state levy, RPGT) per Malaysian and Penang state policy — see the RPGT calculator. Figures move with the market — confirm current details with me or your solicitor before committing.