If you drive north out of Tanjung Tokong on the coastal road, the shift happens somewhere around the Uplands turn-off. The buildings step back, the ridge rises on your left, and the sea opens up on your right. That's Tanjung Bungah. Ten minutes from Gurney Plaza on a clear afternoon, and yet the neighbourhood feels a full generation quieter — hillside residential, school-catchment quiet, families-with-golden-retrievers quiet.
This is the pillar reference for Tanjung Bungah. If you arrived with a Bungah question — Waterstone versus a sub-sale seafront tower, Uplands catchment versus Dalat catchment, foreign-buyer rules, selling an older hillside condo, weighing here against Tanjung Tokong or Batu Ferringhi — you'll either find the answer below or a direct link to the piece that goes deeper.
Tanjung Bungah Condos 2026 — Freehold Seaview Directory
If you searched "tanjung bungah condo" — this pillar IS the directory. Scroll to the sub-sale mini-directory below for the full list by price band, or jump to the FAQ at the bottom for the direct answer.
What's new for buyers as of September 2026
Three 2026 shifts you should factor in before comparing any project in Tanjung Bungah.
- BNM cut the Overnight Policy Rate to 2.75 per cent at the 9 July 2026 MPC — the lowest since the pandemic era. Home-loan pricing has followed and your affordability ceiling is meaningfully higher than 12 months ago. Model it in the affordability calculator before you shortlist.
- Budget 2026 raised foreign-buyer stamp duty to a flat 8 per cent from 1 January 2026 (previously tiered at 1 to 4 per cent). With the 3 per cent Penang state levy on top, foreign buyers should budget roughly 11 to 12 per cent in upfront transaction cost. Full breakdown in the true cost for foreign buyers guide.
- NAPIC's Q1 2026 report shows 32,801 overhang units nationally, with Penang fifth at 3,165. Tanjung Bungah's freehold hillside stock is essentially not part of that overhang — the overhang sits in leasehold high-density launches on the mainland and the island south. Context in my Penang overhang read.
Tanjung Bungah at a glance (2026)
You want the corridor in one paragraph: Tanjung Bungah is the island's freehold hillside seaview belt, wrapped around Uplands and Dalat International Schools, defined by supply that has been frozen since the 2017 Bukit Kukus moratorium, and anchored right now by exactly one meaningful new launch — Waterstone. New-launch PSF runs RM900 to 1,200 nett. Sub-sale PSF spans roughly RM650 to 1,400 depending on tier. Gross yields sit at 3.5 to 4.5 per cent. Foreign buyers need at least RM1M and pay a flat 8 per cent stamp duty plus the 3 per cent state levy.
| Metric | Tanjung Bungah 2026 |
|---|---|
| New launch PSF | RM900–1,200 nett |
| Sub-sale PSF | RM650–1,400 |
| Gross rental yield | 3.5–4.5% |
| Predominant title | Freehold dominant |
| Foreign buyer minimum | RM1,000,000 |
| Foreign-buyer transaction cost | ~11–12% of price (8% MOT + 3% state levy + legal) |
Why Tanjung Bungah holds its scarcity premium
Tanjung Bungah doesn't sell itself on new-launch novelty. The thesis here is exactly the opposite — nothing new can arrive, and that is the point.
The 2017 Bukit Kukus moratorium froze the pipeline. After the fatal landslide during Bukit Kukus construction, the state tightened hillside development approvals across Penang, and Tanjung Bungah's ridge sits squarely inside the affected zone. Nine years on, that policy has held. What already exists is what will exist. The corridor's freehold seaview stock is now a fixed pool, and each cycle of demand from families, retirees and MM2H buyers presses against the same inventory.
Uplands International School is the demand anchor that separates Bungah from every other north-island address. Uplands sits inside the corridor. Dalat International School is minutes up the hill. A meaningful share of expat families who arrive on a work pass or an MM2H visa lock their entire Penang search inside a 10-minute drive of these two schools, and Tanjung Bungah sits at the centre of that circle. Gurney has healthcare, Tokong has retail — Bungah has the schools.
Loh Guan Lye Specialist Centre is a short drive down the coastal road. For families weighing where to base retired parents alongside school-age children, the combination — international school in the neighbourhood, private specialist medical centre 10 minutes away — is genuinely hard to reproduce elsewhere on the island.
The seaview is real, and it's elevated. Bungah's hillside stock isn't perched on reclaimed land — it's built against a ridge that rises directly from the strait. Mid-floor and above in a well-sited tower delivers a panorama you can't buy in Gurney at any price, because Gurney's frontage runs flat.
And the pace is family-oriented. This is not Gurney's arterial transit corridor. It's not Tokong's Straits Quay lifestyle strip. It's quieter than either, without stepping into Batu Ferringhi's remoteness or its weekend tourist congestion. That balance — beach access, school catchment, but daily-liveable — is what most Bungah buyers are actually buying.
Where PSF actually sits today
The mid-seafront strip of established freehold condos generally runs RM750 to 950 PSF sub-sale, with older hillside stock closer to RM650 to 800. Premium seafront anchors — Infinity Beachfront, Nineten, Alila 2, The Cove — sit RM900 to 1,400 PSF depending on floor and view. Waterstone, the active new launch, enters around RM965 PSF and pushes to roughly RM1,200 PSF at the premium end.
Portal listings on PropertyGuru and iProperty typically run 5 to 15 per cent above actual transacted prices. Anchor your negotiation on transacted data, not asking prices.
Active new launch in Tanjung Bungah
Waterstone is the corridor's only meaningful active new launch — and the piece almost every serious Bungah conversation eventually lands on. Priced from RM1.287M, 365 units, freehold, unit sizes 1,334 to 2,195 square feet in 3- and 4-bed family layouts. Entry-level PSF around RM965; completion expected 2028. Foreign-buyer eligible.
The format is unambiguously family own-stay. Unit sizes are generous by modern Penang standards, the hillside position means mid-floor and above should deliver strong straits views, and the developer — BSG Property — is credible on execution. If you want a well-configured family condo on freehold with a credible developer, this is the one I point buyers to first in the area. Full breakdown in the Waterstone review.
The two comparisons buyers actually run when weighing Waterstone: Lumina vs Waterstone for the family-condo shortlist that widens the search into Tanjung Tokong, and Merione vs Waterstone for the mainland-versus-island comparison that comes up more often than you'd think.
Sub-sale mini-directory by price band
Most Tanjung Bungah activity in 2026 sits in sub-sale, not new launch — which is exactly what you'd expect in a corridor where meaningful new supply has been frozen since 2017. Established freehold towers give you immediate vacant possession, proven management, and — in this corridor specifically — a resale exit that has held up because the pool is fixed. Here's the shortlist by budget, with a buyer-fit line per project and a link through to the full review.
RM400K–800K — the accessible freehold entries
Granito @ Permai — freehold, completed condominium, sub-sale asking from around RM397K. Older stock, further from the seafront, mid-tier facilities. Fits a buyer who wants a Tanjung Bungah address at the lowest possible quantum and treats view as a nice-to-have rather than the reason for the purchase.
Alila Horizons — freehold, sub-sale from around RM700K. Sits inland from the coastal road with hillside positioning and reasonable views from higher floors. Suits a first-time buyer or a landlord targeting long-stay professional tenants who want the Bungah postcode without the seafront premium.
Pearl View Condominium — freehold, sub-sale from around RM780K. Established management, family-friendly layouts, walkable to local amenity. Fits an owner-occupier who wants a proven building at the entry tier and doesn't need direct sea frontage.
RM800K–1.5M — the working core of the corridor
Horizon Tower — freehold, sub-sale from around RM1.1M. Mid-tier freehold in the seafront strip, family-sized layouts, straightforward management. Best fit for buyers who want the Bungah lifestyle at a workable quantum without stretching for premium anchor stock.
Mira Residence — freehold, sub-sale from around RM1.07M. One of the more contemporary hillside condos in the corridor, popular with the Uplands and Dalat catchment renter pool. Suits a family own-stayer or a landlord targeting international-school expat tenants. The Mira Residence vs Alila 2 comparison is where this decision often gets made.
Waterstone (as above) — the new-launch option in this band from RM1.287M, if the trade-off of waiting to 2028 for a modern, freshly designed family layout works for you.
RM1.5M–3M — seafront anchors and premium hillside
Alila 2 — freehold, completed, sub-sale from around RM1.68M. One of Bungah's genuine seafront anchors, with large family layouts and direct straits views from mid-floor and above. Fits an upgrader who wants premium seafront positioning and doesn't need branded finish.
Nineten — freehold, sub-sale from around RM2.5M. Contemporary seafront condominium with generous unit sizes, well-regarded management, and one of the corridor's cleaner architectural products. Best fit for buyers who want the newest premium seafront stock available in sub-sale form here.
Infinity Beachfront — freehold, sub-sale from around RM2.7M. Direct beach frontage, large layouts, established prestige positioning. Suits a buyer who wants seaview and sand — literal beach access matters to them, not just a coastal view line.
The Cove Condominium — freehold, sub-sale from around RM2.7M. Boutique block, seafront frontage, low-density feel. Fits an owner-occupier who values a smaller resident community over resort-scale facilities.
RM3M+ — the trophy tier
1 Tanjong — freehold landed cluster, sub-sale from around RM3.6M. Rare landed product on the seafront with strong straits frontage. Buyers here are typically second-property owners or foreign HNW families who want a landed anchor without leaving the coast.
Springtide Residences — freehold, sub-sale from around RM3.8M. Large sea-facing units with generous floor plates and long-established prestige positioning. Suits a buyer who wants scale and address weight in equal measure.
Skyhome — freehold, sub-sale from around RM4.39M. The corridor's top-tier hillside villa product with panoramic views and low-density living. This is the trophy end of Tanjung Bungah, and it's where the corridor's supply-frozen thesis is most defensible on resale.
Landed in this corridor
Purpose-built gated landed inside Tanjung Bungah is a one-project answer, not a shortlist. The corridor built out as hillside condominiums and low-rise villas — genuine landed enclaves are the exception, not the rule.
Nineten — freehold, from around RM2.5M and up to RM3.95M, completed around 2013. Contemporary seafront landed cluster with generous plot sizes, straits frontage from the frontline units, and the corridor's cleanest architectural product on the landed side. Fits a family that wants the Bungah lifestyle with landed keys and multi-car driveway parking, and is comfortable at the RM2.5M-plus entry.
Beyond Nineten, Tanjung Bungah landed inventory is almost entirely older single-owner detached homes on Jalan Tanjung Bungah, Mount Erskine and the hillside feeder roads. These rarely list on portals — sellers are not distressed and buyers are typically found through introduction, not search. If a landed brief is firm and Nineten is either sold out on the size you want or above your budget, the honest neighbouring options are Batu Ferringhi landed from RM1.3M for a smaller hillside enclave, or Seri Tanjung Pinang in Tanjung Tokong from around RM2.7M for the island's densest freehold landed cluster.
Check if Tanjung Bungah is within your budget →DSR-based affordability ceiling using the current 2.75% OPR.Schools and healthcare nearby
For schools, Uplands International School sits inside the corridor and Dalat International School is a short drive up the hill. Both draw the expat family pool that anchors Bungah's rental market. St Christopher's International Primary is a short drive south into Tanjung Tokong, and Tenby International is reachable within 15 minutes. Several strong national and Chinese-medium primary schools sit within easy reach for local families.
Healthcare is more of a short-drive story here than a walkable one. Loh Guan Lye Specialist Centre is 10 to 15 minutes down the coastal road — this is the medical anchor buyers in the corridor rely on. Penang Adventist on Burma Road is 15 to 20 minutes out. Gleneagles Penang and Island Hospital sit further south in Pulau Tikus, 20 to 25 minutes away depending on traffic. It's not Gurney's private-hospital density, but it's serviceable for the buyer profile — and the school proximity is what people prioritise here anyway.
The Saturday morning test
From most Tanjung Bungah residential clusters, within a 15-minute walk you reach a stretch of the seafront promenade, the local kopitiam and casual F&B along the main coastal road, a wet market, small convenience shops, and — from many towers — actual beach access without needing to drive to Batu Ferringhi.
A short Grab opens up Straits Quay in Tanjung Tokong, Tesco Tanjung Pinang, the Uplands and Dalat school runs, Loh Guan Lye, and the Batu Ferringhi beach belt on weekends.
The walkability profile is quieter-residential rather than urban-lifestyle. That's the trade you're making, and it's the trade most buyers in this corridor actively want.
The supply story you can't reproduce elsewhere
The Bukit Kukus moratorium sounds like a footnote until you trace what it actually did to Bungah's supply curve. Almost every meaningful project on the ridge dates from before 2017. What's been added since is limited to sites that were already approved or that sit below the coastal road. Waterstone is a rare exception — a legacy hillside parcel that cleared the compliance bar.
The practical read for buyers: what you can buy in Tanjung Bungah in 2026 is essentially what will be available in 2030. That's not true in Bayan Lepas, on the mainland, or even in Tanjung Tokong, where Seri Tanjung Pinang phase 2 keeps adding stock. Bungah's freehold hillside seaview has become a genuinely fixed pool, and that structural constraint is the single strongest argument for holding value through a soft cycle.
Comparisons — which post fits your question
Tanjung Bungah is most often compared against two nearby corridors and one project shortlist. Each of the pieces below goes deeper than a pillar can.
- Weighing Bungah against Tanjung Tokong on lifestyle, price and school proximity? Read the Tanjung Tokong vs Tanjung Bungah breakdown.
- Choosing between Bungah and Batu Ferringhi for a family or a lifestyle play? Tanjung Bungah vs Batu Ferringhi settles that one — this is where the beach-access question really lives.
- Weighing Waterstone against a Tanjung Tokong family condo shortlist? Lumina vs Waterstone is the direct comparison, and Merione vs Waterstone is the mainland-versus-island cut.
- Choosing between two premium seafront anchors in the corridor? Mira Residence vs Alila 2 is the head-to-head.
Buyer origin — which post fits you
Most buyers who read this pillar arrive from one of four profiles. Bungah pulls a specific slice of international family demand — school-driven, medium-hold, own-stay first, yield second — so each of these deep-dives applies here specifically.
- Taiwan buyers — inheritance, currency, Taipei-to-Penang comparison. Start with my Taiwan buyer guide.
- Hong Kong buyers — HKD framing, exit planning, family-office context. See the Hong Kong buyer guide.
- Singapore buyers — the cost differential, MM2H tradeoff, and why Bungah's family-catchment thesis appeals more than Gurney's branded-residence pitch. Singapore buyer guide.
- MM2H applicants — visa, property tier, and how the two decisions interact. Bungah is where MM2H families with school-age children most often land. MM2H 2026 property buying.
Selling in Tanjung Bungah
If you already own in Bungah — an older hillside condo, a mid-tier seafront layout, a landed unit above the coastal road — 2026 is a different selling window than 2023 or 2024. The OPR cut broadens the local buyer pool, Waterstone launching resets the reference PSF for family stock, and the 8 per cent foreign-buyer stamp duty rewires how you price for overseas interest.
For sellers weighing the RPGT window: Malaysian citizens hit 0 per cent from year 6; foreigners stay at 10 per cent. On a Bungah unit that has appreciated over five years, the gap between exiting at year 5 and year 6 can be material. Model it in the RPGT calculator before you list.
The honest liquidity note: Bungah moves slower than Tokong. The buyer pool is narrower — family own-stayers with a specific school-catchment thesis. If your plan requires a fast exit inside 12 months, this is not the corridor for it. If you can hold for the right buyer and price to the transacted comparable rather than the wishful asking, the market rewards that patience.
Broader corridor context that shapes selling decisions in Bungah: Penang areas appreciating vs stagnating — Bungah remains in the appreciating column, quietly, on the strength of frozen supply; sub-sale areas outperforming new launches, where Bungah's seafront strip is a specific case study; and if your unit is landed, Penang island landed under RM2.5M is the framing your buyer pool is reading.
Infrastructure catalysts (5-year outlook)
The Penang LRT Mutiara Line runs through Bayan Lepas and does not touch the north island directly. Don't buy Bungah on an LRT thesis. What actually matters here is Waterstone's 2028 completion setting the new benchmark for freehold hillside family stock, the continued growth of Uplands and Dalat enrolments supporting the school-catchment rental market, and the practical ceiling of a corridor where the 2017 moratorium has essentially closed the supply valve for the foreseeable future.
The main headwind is traffic. The coastal road becomes a single congestion point during Uplands and Dalat school runs, and it thickens again on weekends with beachgoers heading to Batu Ferringhi. Buyers who work in Georgetown or Bayan Lepas need to test their actual commute at 7:45 am on a school day before committing — not a Sunday afternoon drive.
Buyer profile fit
Tanjung Bungah is the right address if you fit one of these.
- Family with children at Uplands or Dalat — walking or short-drive proximity to the school is the single strongest use case for this corridor.
- Sea-view lifestyle owner-occupier — hillside positioning delivers straits panoramas at PSF that would be unthinkable in Gurney for comparable views.
- MM2H family or expat retiree — the school catchment, Loh Guan Lye proximity, and quieter residential feel line up cleanly with the visa profile.
- Long-term freehold holder — the frozen supply thesis is genuinely defensible, and the resale exit is stable if your horizon is 8 to 10 years, not 3.
- Semi-retired lifestyle buyer — beach access without Batu Ferringhi's remoteness, quiet enough to feel residential, urban enough to have a wet market and a kopitiam within walking distance.
It's not the right fit if you're a budget-constrained first-time buyer who needs walkable daily conveniences, a yield-first investor chasing above 5 per cent gross (Bungah has never been that market), a short-term-rental operator (most Bungah buildings restrict Airbnb, and Georgetown is a better STR play), or someone whose exit horizon is under 3 years — the liquidity is real but slow.
Zac’s Take
Zac Ong
Tanjung Bungah is the corridor I recommend to buyers who are actually going to live here, and I'm careful about recommending it to anyone else. The frozen supply, the school catchment and the freehold seaview are genuinely defensible reasons to hold, but the tenant pool is narrower than Tokong's and the resale timeline is slower. Where buyers win here is when they buy for a school run, or for a medium-hold family base, or for a semi-retired lifestyle they've already decided on — the trade of convenience for space and view. Where they struggle is when they buy on a spreadsheet with a 3-year exit and expect Tokong-like liquidity. Bungah rewards patience and a clear reason for being here.
If you're seriously considering Tanjung Bungah — whether it's Waterstone, an Alila 2 or Nineten sub-sale, or a hillside villa in the trophy tier — reach out and I'll walk you through what the numbers actually look like at your budget. This corridor rewards buyers who understand what they're getting into, and a 20-minute conversation usually makes that very clear.
Start with the affordability calculator and message me when you're ready to go deeper.
Sources: Project prices, PSF, sizes, unit counts, tenure and completion year from my verified project database, compiled from developer price lists, official project sites and public listings. Sub-sale asking verified from live portal listings using the median-anchored method, with bait listings and relisted units excluded. RPGT rates and s.21B retention per the Real Property Gains Tax Act (LHDN). Foreign-buyer stamp duty of a flat 8 per cent from 1 January 2026 per Budget 2026 (Ministry of Finance). Penang state levy of 3 per cent island / 2 per cent mainland per Penang state policy. BNM OPR of 2.75 per cent per the 9 July 2026 MPC statement. NAPIC Q1 2026 overhang of 32,801 units national and Penang fifth at 3,165 per NAPIC Property Market Report. The 2017 Bukit Kukus hillside development moratorium per Penang state policy. Rental yields derived from my own tracked asking rents and prices — directional, not an official benchmark. Figures move with the market — confirm current details with the developer or your solicitor before committing.