Znen Landmark Development Sdn Bhd
Grains Residences
Bandar Perda, Bukit Mertajam, Penang Mainland
From
RM 284K
RM 454–708 PSF · Completion 2028
Current real market asking RM283,500-616,500 at RM454-708 psf (portal-verified Oct 2026). Developer "indicative" range of RM136,000-719,000 included below-market anchor pricing that the resale market has not reflected — buyers should model from the real RM283K+ entry, not the indicative floor.
Tenure
freehold
Title
TBC
Total Units
401
Completion
2028
- From
- RM 284K
- PSF
- RM 454–708
- Tenure
- freehold
- Total units
- 401
- Status
- under construction
- Completion
- 2028
Price at a glance
Prices as at November 2026 — Developer prices basis. Last checked 2026-10-05. The project has not completed — no resale market yet.
| Unit type | Size (sqft) | Price from | PSF from |
|---|---|---|---|
| Studio | 425 | RM307,000 | ~RM722 |
Zac’s Take
Zac Ong
Grains Residences is a 46-storey freehold serviced residence of 401 homes by Znen Landmark Development in Bandar Perda, Bukit Mertajam, with seven levels of parking and facilities on the roof.
Layouts run from studios of about 425 sq ft to dual-key homes of about 1,162 sq ft, with prices from roughly RM280,000–310,000. Completion has been quoted for around 2027.
It suits investors and young professionals who want a compact, new home next to Bandar Perda's government offices and the Bukit Mertajam hospitals. It's a serviced residence, so check the title and how utilities are billed.
Grains Residences price list 2026
1 of 3 unit types have a published price · entry from RM307,000 · completing 2028
| Type | Size (sqft) | Price from | PSF (derived) | Units |
|---|---|---|---|---|
| Studio | 425 | RM307,000 | ~722 | — |
| 2BR | 1,020 | On application | — | — |
| Dual-Key | 1,162 | On application | — | — |
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 2026-10-05. Developers reprice between phases — confirm the current list before committing.
No published unit type clears the RM500,000 foreign-buyer minimum, but 2 types are priced on application — those may qualify. Ask before ruling the project out.
2 unit types are priced on application
Usually the penthouses and duplexes — developers hold those back rather than publish them. I can get you the current figure and the floor plan directly.
📲 Ask for the current price listGrains 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 Mertajam
🎓 Schools
- SMK Bandar Baru Perda
🛍 Shopping
- AEON Mall Bukit Mertajam
- Sunway Carnival Mall
Monthly Instalment Calculator
Monthly Instalment
RM 1,145
Total Interest
RM 225,790
Total Outlay
RM 509,290
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 12 others we track here, cheapest first — 8 of them still selling.
- Iconic HarmonyRM225K
- Aston Minka ResidencesRM298K
- Sejahtera 113RM369K
- Sevora ResidencesRM388K
- The RimbunRM400K
- Marc ResidencesRM485K
- Sunway WellesleyRM520K
- Serene Villas @ Sunway WellesleyRM680K
- Embun HillsRM803K
- Garden Superlink Phase 4RM818K
- 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
4
completed projects
Total tracked
13
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 28,350 |
| SPA stamp duty (tiered 1–4%) | RM 4,670 |
| SPA legal fee | RM 3,544 |
| MOT stamp duty (at VP) Tiered 1–4% on transfer value. Paid at Vacant Possession stage. Buyer's cost — rarely absorbed by developer. | RM 4,670 |
| Loan stamp duty (0.5%) | RM 1,276 |
| Loan agreement legal fee | RM 1,276 |
| Valuation fee | RM 1,000 |
| Search, admin, misc | RM 1,000 |
| Gross upfront total | RM 45,785 |
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
What is the price of Grains Residences?
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Is Grains Residences freehold or leasehold?
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Can a foreigner buy at Grains Residences?
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When will Grains Residences be completed?
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How big are the homes at Grains Residences?
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Who is the developer of Grains Residences?
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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 284K
Grains Residences