If there is one stretch of Penang Island that consistently draws buyers who have done their research, it's Tanjung Tokong. And in 2026, one thing has changed: the window for sub-RM1M freehold here is genuinely closing. Crown Penang is the only new launch still offering that entry point, and beyond it the sub-sale market is where most transactions actually happen.
This is the pillar reference for the corridor. If you arrive with a Tanjung Tokong question — new launch versus sub-sale, expat rental yield, foreign-buyer rules, downsizing your bungalow, choosing between here and Gurney or Tanjung Bungah — you'll either find the answer below or a direct link to the specific piece that goes deeper.
Tanjung Tokong Condos 2026 — New Launches + Subsale Directory
If you searched "tanjung tokong 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 here:
- BNM cut the Overnight Policy Rate to 2.75% 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% from 1 January 2026 (previously a tiered 1–4%). Combined with the 3% Penang state levy on the island, foreign buyers should budget roughly 11–12% in upfront transaction cost. Full breakdown in my foreign-buyer cost guide.
- NAPIC Q1 2026 reported 32,801 overhang units nationally — but Tanjung Tokong's core freehold stock is not part of that overhang. Most overhang sits in leasehold high-density launches elsewhere. Context in my overhang read.
Tanjung Tokong at a glance (2026)
You want the corridor in one paragraph: it's Penang Island's most established expat and lifestyle stretch, wrapped around the Straits Quay marina, walking distance to Uplands and Dalat international schools, and dominated by freehold titles in the well-known projects. Active new-launch PSF runs RM700–955+. Sub-sale PSF spans roughly RM350–1,500 depending on tier. Gross yields sit at 3.5–4.5%. Foreign buyers need at least RM1M and pay a flat 8% stamp duty plus the 3% state levy.
| Metric | Tanjung Tokong 2026 |
|---|---|
| New launch PSF | RM700–955+ |
| Sub-sale PSF | RM350–1,500 |
| Gross rental yield | 3.5–4.5% |
| Predominant title | Freehold (some commercial HDA on newer stock) |
| Foreign buyer minimum | RM1,000,000 |
| Foreign-buyer transaction cost | ~11–12% of price (8% MOT + 3% state levy + legal) |
Why buyers keep landing here
The honest answer is lifestyle infrastructure that already exists — not a masterplan promise.
Straits Quay isn't just a marina. It's the social anchor of the north-island expat community. Restaurants, a performing arts centre, weekend markets, and a walkable waterfront promenade all sit inside a single precinct. If you want to walk to brunch on a Sunday and feel like you're somewhere rather than just somewhere in Penang, this corridor delivers that in a way very few sub-areas on the island can.
The international school catchment is real. Uplands International School and Dalat International School are both within easy reach, which creates a reliable expat rental demand that other areas simply can't replicate. Two- and three-bedroom units near Straits Quay find expat tenants faster than comparable stock further inland, and those tenants tend to stay longer.
Freehold tenure dominates the better-known projects, and that matters. When a buyer is choosing between freehold Tanjung Tokong and leasehold Batu Ferringhi at a similar price, freehold wins almost every time on a ten-year-plus horizon. The resale premium is consistent in the portal data I track.
Accessibility is mature — congested at school peaks, fine most of the time. If the Penang LRT eventually reaches the north corridor, this area is well positioned to benefit; if it doesn't, the existing infrastructure still holds up.
Where PSF actually sits today
Active new-launch PSF runs RM700–955+ across the two currently selling towers. Sub-sale freehold condos generally sit RM800–1,100 PSF in established projects like The Cove, Gurney Park, and the Botanica.CT area, with older leasehold stock RM700–900 depending on condition. Landed sub-sale in the Seri Tanjung Pinang corridor is an entirely different market — those numbers live further down.
Portal listings on PropertyGuru and iProperty typically run 5–15% above actual transacted prices. Always anchor your negotiation on transacted data.
Active new launches in Tanjung Tokong
Two towers are actively selling here. Both are worth understanding before you commit to sub-sale.
Crown Penang — the headline. Priced from RM704,000, units 614–1,851 sq ft, 0–3 bedrooms, around RM955 PSF, 588 units, estimated completion 2029. It's the only sub-RM1M freehold new launch in this corridor right now. One caveat the brochures underplay: it sits on commercial title under the HDA, not residential. That means commercial-rate electricity and water tariffs, potentially a lower margin of financing, and a different assessment basis. Budget for it before you compare PSF against residential-title stock. Full breakdown in the Crown Penang review.
Eight & Eight — the second active launch. Verify tenure and unit mix against the developer's price list. Full review in the Eight & Eight review.
If you're weighing these two against each other, the Gvinton vs Crown Penang comparison also frames a nearby alternative in Tanjung Bungah — useful if you're open to crossing the boundary.
Sub-sale mini-directory by price band
Beyond the two new launches, most Tanjung Tokong activity in 2026 sits in the sub-sale market. Established freehold projects give you immediate vacant possession and proven management. Here's the shortlist by budget — one buyer-fit line per project, then click through for the full review.
RM800K–1.5M — accessible freehold entry
The Tamarind — freehold sea-facing condominium, sub-sale asking from around RM900K. Suits an owner-occupier who wants an established building with proven management and a real view, not a rendered one.
The Landmark — freehold, mid-tier, sub-sale from around RM750K. One of the more accessible established freehold entry points in the corridor. Good fit if your priority is address and tenure over view.
City Residence — freehold, family-scale layouts, larger built-up per Ringgit than most Tanjung Tokong stock. Best fit for a family upgrader who values space over marina proximity.
The Meg — freehold, contemporary spec. Fits a buyer who wants newer finishes without paying new-launch premium.
Fettes Residence — freehold, quieter setting, Fettes Park side. Works for a buyer who wants the address without the Straits Quay foot traffic.
RM1.5M–3M — sea-view and Quayside premium
Andaman @ Quayside — freehold, premium waterfront condominium adjacent to Straits Quay. Strong resale liquidity because of the sought-after Quayside address. Best fit for a buyer prioritising view, walkability, and future exit.
18 East at Andaman — freehold, mid-premium positioning within the Quayside precinct. Good middle ground between Andaman and the more affordable sub-sale tier.
City of Dreams — freehold (commercial HDA title), sea-view condominium, sub-sale in the mid-RM1M range. House rules do not permit Airbnb — important if short-term rental is part of your thesis.
Straits Quay Suites — the marina address itself. Compact, dual-key friendly, best for a landlord targeting corporate expat tenants who want to walk to work at Straits Quay.
Andaman @ Quayside vs City of Dreams breaks down the two most-compared Quayside options head-to-head.
RM3M+ — Seri Tanjung Pinang landed
The Straits Quay–Seri Tanjung Pinang corridor holds one of the most concentrated landed freehold sub-sale markets on Penang Island. Supply is limited, absolute Ringgit values are meaningfully higher, and the buyer pool is genuinely narrow. But for buyers who specifically want landed freehold on the north island, this corridor is where the actual options live.
Seafront terraces: Ariza Seafront Terraces from ~RM2.7M — one of very few sea-facing landed products on the island. Amaris from ~RM4M — E&O's terrace-by-the-sea format with 5+1 bedrooms and a lift as standard.
Villas and semi-Ds: Avalon, Acacia, Caspian, and Cayman Super Semi-D span roughly RM3.28M to RM6.07M within the STP precinct. The Villas by the Sea trilogy — Skye, Abrezza, Martinique — sits at the trophy tier from RM4M to RM6.7M+.
Transactions here are slower than condo sub-sale. Sellers are rarely distressed, and portal browsing is not how these deals close. If landed is your brief, message me and I'll match a shortlist to your criteria.
Landed in this corridor
If you have decided landed is the answer and Tanjung Tokong is the address, this is the working shortlist. Every one below is freehold, and every one sits inside the Seri Tanjung Pinang precinct or its immediate perimeter. Bungalow-tier stock starts around RM4M — cars, gardens and multi-generational family living are the real reason buyers land here, not yield.
Ariza Seafront Terraces — from around RM2.7M, up to RM5M for the larger sea-facing terraces. One of the very few actual seafront landed products on Penang Island. Fits a family that wants water frontage on landed without stepping into full bungalow money.
Amaris — from around RM4M. E&O's terrace-by-the-sea format with 5+1 bedrooms and a lift as standard. Suits a three-generation household that will actually use the extra floor.
Avalon @ Seri Tanjung Pinang — from around RM3.3M, freehold, residential title. Semi-D scale inside the STP cluster. Fits an upgrader who wants the STP address without the sea-facing premium.
Acacia @ Seri Tanjung Pinang — from around RM3.7M, freehold, residential title. The workhorse mid-tier STP terrace. Suits an owner-occupier already anchored in the north who wants proximity to Uplands, Straits Quay and the STP marina without a coastal-line ticket.
Andorra Skyloft Terraces — from around RM4M, freehold, residential title. The 2019 skyloft format inside STP. Fits a buyer who wants the newer STP build year on paper rather than a 2013-vintage villa.
Skye @ Seri Tanjung Pinang — from around RM4M. Villas-by-the-sea trilogy scale. Suits second-property owners who want a landed anchor on the northern coast.
Caspian @ Seri Tanjung Pinang — from around RM4.6M, freehold, residential title. Larger villa footprint than the terrace tier — a genuine multi-generational option inside STP.
Cayman Super Semi-D — from around RM6.1M. Trophy semi-D scale for a family that has outgrown the terrace format but is not committing to a full detached bungalow.
Martinique — from around RM6.7M. Full villa scale inside STP. Buyers here are typically anchored elsewhere on the island and buying a flagship north-coast landed holding.
Abrezza — from around RM7.5M. The top of the STP villa trilogy — panoramic frontage, private garden footprint, low-density living.
Check if Tanjung Tokong is within your budget →DSR-based affordability ceiling using the current 2.75% OPR.Seri Tanjung Pinang — Phase 1 vs Phase 2 (Andaman Island)
STP is not one address. It is two reclamation phases with different product logic, different price points and different buyer profiles. Confusing them is the single most common mistake I see buyers make when they arrive with a "Seri Tanjung Pinang" brief.
STP Phase 1 — the original ~240-acre reclaimed peninsula built out through the 2000s and 2010s. This is where the landed you've been reading about lives: Amaris, Ariza, Avalon, Acacia, Caspian, the Villas-by-the-Sea trilogy (Skye, Abrezza, Martinique). Strata inventory here is anchored by Andaman @ Quayside, Quaywest Residence and 18 East at Andaman, with Straits Quay marina retail as the walkable core. Freehold residential title across the board. Established landscape, mature neighbours, resale liquidity that clears at market. This is where buyers who want STP-as-a-lifestyle land.
STP Phase 2 (Andaman Island) — the newer ~253-acre reclaimed island directly north of Phase 1, still building out. Denser vertical stock: The Meg — E&O's 1,020-unit high-rise (freehold, commercial-HDA title, 567–897 sqft, RM600–780K asking) — is the completed anchor. Maris and further towers sit in the E&O pipeline. Landscape and retail mix are not yet mature; parts of the island are still active construction. The trade-off is real: you buy earlier in a master-plan story with E&O pedigree, but you accept ongoing build-out noise and thinner day-one amenity depth than Phase 1 offers.
Which one fits you. If your brief is "landed freehold, established address, family that will hold long term" — Phase 1. If your brief is "smaller strata unit, E&O address, willing to underwrite build-out for a five-to-ten-year capital story" — Phase 2. If you're a foreign buyer clearing the RM1M floor, both phases work; Phase 1 landed prices you into the RM3M–7M bracket and Phase 2 strata clears the floor comfortably at the larger unit sizes but the smaller Meg units sit below the RM1M foreign minimum and are for local buyers only.
Schools and healthcare nearby
Uplands International School is walking distance from most central Tanjung Tokong clusters. Dalat International is a 5–10 minute drive. St Christopher's International Primary and Tenby International are both accessible on short drives.
For healthcare, four major private hospitals sit within a 15-minute window: Island Hospital and Gleneagles Penang in Pulau Tikus, Loh Guan Lye Specialists Centre, and Penang Adventist Hospital on Burma Road. This depth covers most specialty needs and matters practically for expat retirees and family buyers.
The Saturday morning test
From most central Tanjung Tokong condos, within a 15-minute walk you can reach the Straits Quay marina precinct with its restaurants and weekend markets, Tesco Tanjung Tokong, multiple cafés along the main road, limited beach access, yoga studios, boutique gyms, and a 7-Eleven within five minutes of almost any residential entrance.
A short Grab (5–10 minutes) opens up Gurney Plaza, Gurney Paragon, the Gurney Drive promenade, and Pulau Tikus food street.
That walkable amenity density is what justifies Tanjung Tokong's PSF premium over Tanjung Bungah — where the same Saturday morning requires a car.
Comparisons — which post fits your question
Tanjung Tokong is often compared against three or four nearby corridors. Each of the pieces below goes deeper than a pillar can:
- Weighing this corridor against Gurney Drive on lifestyle and price? Read the Tanjung Tokong vs Gurney Drive breakdown.
- Choosing between here and Tanjung Bungah for a family or a rental play? The Tanjung Tokong vs Tanjung Bungah post is where I settle that one.
- Pulau Tikus on your shortlist too? Pulau Tikus vs Tanjung Tokong compares the older, denser hospital corridor against this newer marina one.
- Considering Gelugor for value? Gelugor vs Tanjung Tokong explains the tradeoff you're actually making.
- New-launch shootouts: Andaman @ Quayside vs City of Dreams for two sub-sale Quaysiders; W Residence vs Marriott Residences and Marriott vs Setia V for the branded-residence tier that keeps pulling from the same buyer pool.
Buyer origin — which post fits you
Most buyers who read this pillar arrive from one of five profiles. Each has a dedicated deep-dive:
- 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 Tanjung Tokong specifically appeals. Singapore buyer guide.
- MM2H applicants — visa, property tier, and how the two decisions interact. MM2H 2026 property buying.
- Family offices — Penang as a base, freehold as an asset class. Family office base in Penang.
Selling in Tanjung Tokong
If you already own here — a bungalow, a Quayside unit, an older sub-sale condo — 2026 is a genuinely different selling window than 2023 or 2024. Lower interest rates broaden the local buyer pool, and the 8% foreign-buyer stamp duty rewires how you price for overseas interest.
If you're downsizing out of a Tanjung Tokong bungalow into a lock-up-and-leave condo, downsizing a Tanjung Tokong bungalow walks through the tax, timing, and the two or three condos that actually make sense as the next step.
For sellers weighing the RPGT window, Malaysian citizens hit 0% from year 6; foreigners stay at 10%. The gap between exiting year 5 versus year 6 can be material — model it in the RPGT calculator before you list.
Broader corridor context that shapes selling decisions: Penang areas appreciating vs stagnating, subsale areas outperforming new launches, and is now a good time to buy Penang property all touch this corridor directly.
Infrastructure catalysts (5-year outlook)
Penang LRT Mutiara Line — the planned route runs through Bayan Lepas rather than the north island directly. Any meaningful island-wide transit upgrade still reduces friction here, but don't buy on the LRT thesis alone.
Seri Tanjung Pinang Phase 2 and broader north-island reclamation continue to add premium residential and lifestyle infrastructure adjacent to Tanjung Tokong, raising the ceiling over time.
Uplands and Dalat have both shown sustained enrolment growth, directly supporting the expat rental demand thesis.
The main headwind is traffic. School-hour congestion is the practical ceiling on how much density this corridor can absorb without a transit upgrade.
Buyer profile fit
Tanjung Tokong is the right address if you fit one of these:
- International-school family — walking distance to Uplands or Dalat is the single strongest use case here.
- Walkable-lifestyle owner-occupier who wants marina dinners and no-car errands.
- Expat yield investor targeting long-term corporate expat and school-catchment families.
- Upgrader from Gurney who wants newer freehold stock with marina proximity.
It's not the right fit if you're a budget-constrained first-time buyer, a pure short-term-rental investor (many buildings ban Airbnb), a beach-facing-only buyer (Tanjung Bungah is closer to the sand), or someone who drives everywhere anyway.
Landed buyers with RM3M+ budgets should also check the best gated communities in Penang piece and the island landed under RM2.5M piece for adjacent context.
Zac’s Take
Zac Ong
Tanjung Tokong is the right address if you want freehold tenure, proven expat rental demand, and a lifestyle you can actually feel on a daily basis — not just on paper. You're paying for infrastructure that already exists here, and that premium is justified. Where it falls short: yields are modest at 3.5–4.5%, and if you're chasing strong capital growth in the short term, there are higher-beta areas on the island. Crown Penang is a genuinely rare sub-RM1M freehold entry — beyond that, the sub-sale market at Andaman @ Quayside, The Tamarind, and The Landmark is where most Tanjung Tokong buyers actually transact.
If you're serious about Tanjung Tokong and want to talk through whether a new launch, a sub-sale condo, or a landed unit suits your situation best, I'm happy to work through the numbers with you. Start with the affordability calculator and reach out 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% from 1 January 2026 per Budget 2026 (Ministry of Finance). Penang state levy of 3% island / 2% mainland per Penang state policy. BNM OPR of 2.75% per the 9 July 2026 MPC statement. NAPIC Q1 2026 overhang of 32,801 units per NAPIC Property Market Report. 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.