E&O Property Development
Amaris
Seri Tanjung Pinang, Tanjung Tokong
From
RM 4M
RM 650–840 PSF · Completion 2017
Tenure
freehold
Title
TBC
Total Units
29
Completion
2017
- From
- RM 4M
- PSF
- RM 650–840
- Tenure
- freehold
- Total units
- 29
- Status
- completed
- Completion
- 2017
Zac’s Take
Zac Ong
Amaris needs a clarification up front: it's not a high-rise condo — it's a gated cluster of 3-storey seafront terraced villas at Seri Tanjung Pinang, developed by E&O, just 29 units, freehold, with the final batch completed in 2017.
That's why the psf looks low (about RM650–840) against a RM4M-plus entry — you're pricing landed built-up plus land, not a strata unit. What you're buying is a private seafront terrace in a marquee E&O address next to Straits Quay.
My honest take: this is a landed-lifestyle buy for someone who wants their own front door and sea frontage rather than a condo lobby. Because it's landed, the foreign-ownership rules are stricter than for a condo — get that checked early. Ask me what's currently available; at 29 units, listings are rare.
Facilities
What's nearby
🏥 Healthcare
- Mount Miriam Cancer Hospital2.0km
- Penang Adventist Hospital3.5km
- Island Hospital Penang4.5km
🎓 Schools
- SK Tanjung Tokong1.5km
- Pelita International School2.5km
- Dalat International School3.5km
- Tenby International School Penang3.0km
🛍 Shopping
- Straits Quay1.0km
- Island Plaza2.0km
- Gurney Plaza3.8km
💎 Premium tier — what actually matters
At this price tier, buyers care about a different set of numbers
Most Amaris buyers pay cash or use private banking — so monthly instalments aren't the metric. The questions Zac gets asked are:
- · Resale liquidity — how long to find a buyer in 5 years
- · Capital appreciation — what the area has done over 3, 5, 10 years
- · Carrying cost — maintenance + tax + utilities, not loan
- · Estate planning — title structure, inheritance handling
- · Foreign buyer levy & consent — true total cost basis
- · Lawyer / private banker network — who handles transactions well
Tanjung Tokong — area snapshot
Full area guide →Tanjung Tokong is Penang Island's most active condo market, anchored by Straits Quay and home to a mix of expat and local upgrader demand. Low-density and ultra-luxury projects command significant premiums here.
Price range
RM 300K – RM 6.7M
asking prices in area
Active projects
2
selling or under construction
Subsale condos
24
completed projects
Total tracked
28
properties in this area
Total Cost Breakdown
Every cost you'll pay — stamp duty, legal fees, loan documentation, foreign levy. Real Penang numbers, not generic Malaysia estimates.
| Downpayment | RM 400,000 |
| SPA stamp duty | RM 144,000 |
| SPA legal fee | RM 34,250 |
| MOT stamp duty (at VP) Tiered 1–4% on transfer value. Paid at Vacant Possession stage. Buyer's cost — rarely absorbed by developer. | RM 144,000 |
| Loan stamp duty (0.5%) | RM 18,000 |
| Loan agreement legal fee | RM 18,000 |
| Valuation fee | RM 3,500 |
| Search, admin, misc | RM 1,000 |
| Gross upfront total | RM 762,750 |
New launch — typical developer savings
Toggle what the developer is absorbing. Confirm the actual package before signing.
Net upfront (after savings)
Based on typical 2026 new launch package
Estimates based on 2026 Penang state rules. Actual costs vary by bank, lawyer, and case complexity. Confirm exact figures with Zac →
Frequently asked questions
Is Amaris a condo or landed?
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Is Amaris freehold?
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What are prices at Amaris?
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How many units are there?
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Can foreigners buy landed property like Amaris?
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Substitutes worth comparing
Open full comparison →Same area family, same property type, similar price band — what most buyers actually cross-shop.
From
RM 4.0M
Amaris