Znen Landmark Development Sdn Bhd
Grains Residences
Bandar Perda, Bukit Mertajam, Penang Mainland
From
RM 136K
RM 320–619 PSF · Completion 2028
Tenure
freehold
Title
TBC
Total Units
401
Completion
2028
- From
- RM 136K
- PSF
- RM 320–619
- Tenure
- freehold
- Total units
- 401
- Status
- under construction
- Completion
- 2028
Price at a glance
Prices as at September 2026 — Developer prices basis. Last checked 2026-07-30. The project has not completed — no resale market yet.
| Unit type | Size (sqft) | Price from | PSF from |
|---|---|---|---|
| Studio | 425 | RM307,000 | ~RM722 |
| 2BR | 1,020 | RM722,160 | ~RM708 |
| Dual-Key | 1,162 | RM822,896 | ~RM708 |
Project Tracking
We're tracking Grains Residences — not yet personally reviewed by Zac
This project is in our database from public sources (6 sources) from Znen Landmark Development Sdn Bhd. Full pricing, floor plans, unit availability and Zac's honest take are available on direct request — most developers update pricing weekly and we share the current numbers immediately.
- 📋 Latest price list & available unit types
- 🏗️ Current construction stage and photos
- 💬 Zac's honest assessment for your situation
- 📞 Direct introduction to the developer if you want to view
Grains Residences price list 2026
3 of 3 unit types have a published price · entry from RM307,000 · completing 2028
| Type | Size (sqft) | Price from | PSF (derived) | Units | Foreign buyer |
|---|---|---|---|---|---|
| Studio | 425 | RM307,000 | ~722 | — | Below RM600,000 |
| 2BR | 1,020 | RM722,160 | ~708 | — | Eligible |
| Dual-Key | 1,162 | RM822,896 | ~708 | — | Eligible |
PSF is derived, not quoted — each row divides that type's price by its own square footage. Developers do not always state whether a published size is built-up or nett, and the two can differ by 20%. Ask for both in writing before you sign.
Developer price — the project has not completed, so there is no resale market to compare against, last checked 2026-07-30. Developers reprice between phases — confirm the current list before committing.
Foreign buyers must clear RM600,000 per unit (Seberang Perai mainland floor), then pay a state levy and a flat 8% stamp duty on top. See the true cost of buying as a foreigner.
Grains Residences completion date
Grains Residences is expected to complete in 2028. It is under construction now.
Read that as the developer's target, not a guarantee. What matters contractually is the vacant possession date in your SPA — 36 months from the sale and purchase agreement for a strata title under the Housing Development Act, with liquidated damages payable if the developer misses it. A launch year quoted in marketing and the VP date you can enforce are different things, so check the SPA schedule before you plan a move-in or a tenancy.
Building specifications
- Blocks
- 1
- Floors
- 45
- Total units
- 401
Facilities
What's nearby
🏥 Healthcare
- Hospital Bukit Mertajam2.0km
🎓 Schools
- SK Bandar Perda1.0km
- SMK Bandar Baru Perda1.2km
🛍 Shopping
- AEON Mall Bukit Mertajam1.5km
- Sunway Carnival Mall4.0km
Monthly Instalment Calculator
Monthly Instalment
RM 549
Total Interest
RM 108,315
Total Outlay
RM 244,315
Estimates only — not an offer, quotation, or representation of the developer's actual pricing or package. Actual instalments depend on the bank's approved rate, tenure and margin of financing.
📲 Discuss financing options with ZacOther projects in bukit mertajam
All 11 others we track here, cheapest first — 8 of them still selling.
- Iconic HarmonyRM225K
- Aston Minka ResidencesRM250K
- Sejahtera 113RM369K
- Sevora ResidencesRM400K
- The RimbunRM400K
- Marc ResidencesRM548K
- Serene Villas @ Sunway WellesleyRM680K
- Embun HillsRM803K
- Garden Superlink Phase 4RM846K
- Hijauan JernihRM975K
- Garden VillasRM1.19M
Bukit Mertajam — area snapshot
Full area guide →Bukit Mertajam is the mainland's commercial and residential hub on the Penang Mainland, serving as a transit node between Butterworth and the northern/southern corridors.
Price range
RM 225K – RM 1.2M
asking prices in area
Active projects
8
selling or under construction
Subsale condos
3
completed projects
Total tracked
12
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 13,600 |
| SPA stamp duty (tiered 1–4%) | RM 1,720 |
| SPA legal fee | RM 1,700 |
| MOT stamp duty (at VP) Tiered 1–4% on transfer value. Paid at Vacant Possession stage. Buyer's cost — rarely absorbed by developer. | RM 1,720 |
| Loan stamp duty (0.5%) | RM 612 |
| Loan agreement legal fee | RM 612 |
| Valuation fee | RM 1,000 |
| Search, admin, misc | RM 1,000 |
| Gross upfront total | RM 21,964 |
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 only, based on 2026 Penang state rules — not an offer, quotation, or representation of the developer's actual package. Actual costs vary by bank, lawyer, and case complexity. Confirm exact figures with Zac →
Frequently asked questions
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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 136K
Grains Residences