Georgetown · Subsale Market
22 Macalisterz Subsale — Georgetown, Penang
Current asking prices, Zac's honest take, and what to check before you buy. Ask for the current shortlist on WhatsApp.
22 Macalisterz is a completed freehold condominium in Georgetown, Penang, completed in 2025 by Exsim Group. It has 418 units. Subsale asking prices start from roughly RM 580K. Note: it sits on commercial title, so utilities may be billed at commercial rates.
Price at a glance
Prices as at November 2026 — Subsale asking prices basis. Last checked 2026-10-12.
| Unit type | Size (sqft) | Price from | PSF from |
|---|---|---|---|
| All units | 340–497 | RM580,000 | ~RM1,706 |
Zac’s Take
Zac Ong
22 Macalisterz is Exsim's serviced residence on Macalister Road in George Town, completed in 2025: freehold, 418 units, built with rental investors in mind.
Units are small, with studios from about 340 sq ft, and 2026 listings ran from about RM580,000 to RM750,000, against a launch range of about RM491,000–736,800. It's on commercial title.
It suits an investor who wants a new, central unit to let to long-term tenants. Short-stay letting needs the owners' 75% vote and a council licence, so check the building's rules before counting on it. It's below the RM1M foreign-buyer minimum.
Reviews and comparisons
- 22 Macalisterz Review 2026 — A 418-Unit Rental Tower Built Around a Colonial Mansion
- Beacon Executive Suites Georgetown Review 2026 — Service Residence After the STR By-Law
- George Town vs Tanjung Tokong 2026 — Heritage Streets or Seafront Living?
- Noordinz Suites Review 2026 — Sold Out Off-Plan: What a Resale Buyer Should Check
- Tropicana 218 Macalister Review 2026 — Suites, Serviced Residences and a Marriott Hotel on George Town's Busiest Road
Available Listings
No listings currently on file. Zac may have off-market units available.
Ask Zac about availabilityWhy buy a 22 Macalisterz subsale (vs a new launch elsewhere)
Immediate occupancy
Move in within months, not years. Most resales complete in four to six months, a little longer if you need state consent as a foreign buyer.
Verified surroundings
Georgetown's noise levels, traffic, neighbour mix, and JMC quality are known quantities at 22 Macalisterz.
Established maintenance
The building has a track record. Ask for the management accounts, sinking fund balance and recent meeting minutes before you commit.
How 22 Macalisterz is priced within Georgetown
At roughly RM1706 psf, 22 Macalisterz prices toward the upper end of Georgetown's condo band (RM740–1810 psf). Expect to justify that with something concrete: sea view, low density, branded management, or a genuinely superior position within the area.
Building age
1 years
Completed 2025
PSF bands are area-level indicative ranges from our own tracking, cross-checked against NAPIC/JPPH and Brickz transaction data — see the Penang Price Index. Unit-level pricing varies with floor, view and renovation; ask Zac for the actual transacted comparables in this building.
Before you sign at 22 Macalisterz — the commercial-title checks
- 1.Utility tariff in practice — Commercial title usually means commercial TNB and water rates. Ask current owners what they actually pay monthly, not what the brochure implies.
- 2.Financing margin — Some banks cap loan-to-value lower on commercial-title residential units. Get an in-principle approval before you pay a booking fee.
- 3.Short-stay house rules — Serviced-apartment does not automatically mean Airbnb is allowed. Read the current house rules — management can and does restrict short-stay letting.
- 4.Resale buyer pool — Commercial title narrows who can buy from you later. Make sure the entry price reflects that, not just the location.
- 5.Maintenance rate per sq ft — Compare the psf maintenance charge against nearby residential-title blocks. On big units the annual gap is meaningful.
22 Macalisterz price 2026
What 22 Macalisterz trades at on the sub-sale market, last checked 2026-10-12.
| Asking from | RM580,000 – RM750,000 |
| Built-up | 340 – 497 sqft |
| Completed | 2025 |
| Units | 418 |
Verified sub-sale asking prices. Asking is not transacted — expect movement between the two.
Recent prices. Launched at about RM491,000–736,800 (The Edge); 2026 resale asking about RM580,000–750,000 across 340–497 sq ft. Vacant possession 9 August 2025.
The building is 1 year old. Still young. The defects liability period has long expired, so anything outstanding is now the management corporation’s problem and, through the sinking fund, partly yours. Check what was actually rectified.
Every unit here sits below the RM1M foreign-buyer minimum, so this building is open to Malaysian and PR buyers only.
Selling rather than buying? The RPGT rates and the 21B retention decide what you keep — and if you are near the five-to-six-year line, the date matters more than the price.
22 Macalisterz for sale & for rent
Looking to buy or rent a unit in 22 Macalisterz? Asking prices and rents move with the market and with the specific unit — floor, facing, condition — so rather than quote a stale number, message Zac for the current listings and a straight read on what is realistic today.
22 Macalisterz key facts
- Developer
- Exsim Group
- Area
- Georgetown, Penang
- Type
- serviced apartment
- Tenure
- freehold · commercial
- Completed
- 2025
- Total units
- 418
- Price from
- RM 580K
Georgetown — area snapshot
Full area guide →Georgetown is the UNESCO World Heritage City and Penang's urban core. Heritage shophouses and modern serviced suites coexist; buyer profiles range from heritage lovers to city professionals.
Price range
RM 436K – RM 2.2M
asking prices in area
Active projects
4
selling or under construction
Subsale condos
4
completed projects
Total tracked
9
properties in this area
Other projects in Georgetown
All 8 others we track here, cheapest first — 4 of them still selling.
- Scott @ LoganRM436K
- Mansion OneRM550K
- Tropicana 218 MacalisterRM580K
- G'VintonRM596K
- Noordinz SuitesRM627K
- Beacon Executive SuitesRM700K
- Lumina ResidenceRM1.03M
- Shorefront ResidencesRM2.18M
22 Macalisterz subsale — common questions
What is the price of 22 Macalisterz?
Launched at about RM491,000–736,800 (The Edge); 2026 resale asking about RM580,000–750,000 across 340–497 sq ft. Vacant possession 9 August 2025.
Is 22 Macalisterz freehold or leasehold?
22 Macalisterz is freehold, on a commercial title. Those are two separate facts and only the first usually appears in marketing. A commercial title means commercial utility and assessment tariffs, and a tighter loan margin at most banks.
Can a foreigner buy at 22 Macalisterz?
Yes, if you are on MM2H. MM2H participants can buy residential property in Penang from RM500,000 (up to two homes), and 22 Macalisterz is priced above that. Other foreign buyers need RM1,000,000 for strata property on the island, which homes here do not reach. Add the state levy, a flat 8% stamp duty, and 3–4 months for state consent.
When was 22 Macalisterz completed?
22 Macalisterz was completed in 2025 by Exsim Group, so homes here are bought from existing owners.
How big are the homes at 22 Macalisterz?
Homes range from about 340 to 497 sq ft. There are 418 homes in total.
Is 22 Macalisterz good for short-stay?
It was built for rental/short-stay, on a prime central road — but short-stay is governed by the building rules; confirm the current stance with Zac.
More on the neighbourhood:
Georgetown area guide — schools, transport, PSF, lifestyle scorecard →Substitutes worth comparing
Open full comparison →Same area family, same property type, similar price band — what most buyers actually cross-shop.