Pulau Tikus · Subsale Market
Arcadia Subsale — Pulau Tikus, Penang
Current asking prices, Zac's honest take, and what to check before you buy. Ask for the current shortlist on WhatsApp.
Arcadia is a completed freehold condominium in Pulau Tikus, Penang, completed in 1989. It has 30 units. Subsale asking prices currently run about RM850–1100 per sq ft (from roughly RM 850K).
Price at a glance
Prices as at November 2026 — Subsale asking prices basis. Last checked 2026-10-06.
| Unit type | Size (sqft) | Price from | PSF from |
|---|---|---|---|
| All units | 900–1,000 | RM850,000 | RM850 |
Zac’s Take
Zac Ong
Arcadia is a tiny freehold low-rise on Jalan Kelawei, in the heart of Pulau Tikus — just 30 units, completed 1989. You buy it for the address and the density, not the vintage.
My take: prime Kelawei/Pulau Tikus prestige, strong expat rental pull, a high price per square foot (roughly RM850–1,100). It's an older low-rise, so it's a location-and-scarcity play, not a spec play. From around RM850K. For a buyer who wants a foothold in the best part of Pulau Tikus, it's rare stock. Ask me what's listing.
Reviews and comparisons
Available Listings
No listings currently on file. Zac may have off-market units available.
Ask Zac about availabilityWhy buy an Arcadia 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
Pulau Tikus's noise levels, traffic, neighbour mix, and JMC quality are known quantities at Arcadia.
Established maintenance
The building has a track record. Ask for the management accounts, sinking fund balance and recent meeting minutes before you commit.
How Arcadia is priced within Pulau Tikus
At roughly RM850 psf, Arcadia sits toward the value end of Pulau Tikus's condo band (RM850–1440 psf). That usually reflects building age, floor level, or distance from the area's prime frontage — worth checking which, because the first two are negotiable and the third is not.
vs NAPIC median
+138%
Area median RM357 psf (all residential)
Building age
37 years
Completed 1989
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.
5 things to check before signing the Arcadia SPA
- 1.Sinking fund health — Confirm the current balance and whether any special assessment is pending in the next 12 months. A thin sinking fund on an ageing building means you inherit the bill.
- 2.Last 3 maintenance billings — Verify payment is up to date and no dues are outstanding from the seller — arrears transfer with the unit, not the person.
- 3.JMC minutes (last 12 months) — Look for recurring complaints, structural concerns, or planned major works. This is the single most revealing document most buyers never ask for.
- 4.Common-area condition — Physically walk the pool deck, lifts, lobbies, gym and parking ramps. Photograph anything concerning — it is negotiation leverage.
- 5.Management track record — Ask who manages the building and how long they have held the contract. Frequent turnover of managing agents usually signals a difficult JMB.
Arcadia price 2026
What Arcadia trades at on the sub-sale market, last checked 2026-10-06.
| Asking from | RM850,000 – RM1M |
| PSF | RM850 – 1100 |
| Built-up | 900 – 1,000 sqft |
| Completed | 1989 |
| Units | 30 |
Verified sub-sale asking prices. Asking is not transacted — expect movement between the two.
Recent prices. 30 freehold three-bedroom apartments of about 1,000 sq ft in a 5-storey block completed in 1989; asking about RM850,000–1M in 2026.
The building is 37 years old. At this age the questions are the sinking fund, whether the management corporation has done a major refurbishment, and how much lift and waterproofing work is still ahead. Ask for two years of MC accounts before you offer.
A foreign buyer can purchase here — the RM1M minimum is cleared by the larger units, though not at the entry price. Add the state levy, a flat 8% stamp duty and 3–4 months for state consent.
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.
Arcadia for sale & for rent
Looking to buy or rent a unit in Arcadia? 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.
Arcadia key facts
- Area
- Pulau Tikus, Penang
- Type
- condominium
- Tenure
- freehold · residential
- Completed
- 1989
- Total units
- 30
- Asking PSF
- RM850–1100
- Price from
- RM 850K
Pulau Tikus — area snapshot
Full area guide →Pulau Tikus is a mature, low-rise residential neighbourhood favoured for its quiet streets and proximity to international schools. Low new supply makes completed units here relatively scarce.
Price range
RM 699K – RM 3.9M
asking prices in area
Active projects
0
selling or under construction
Subsale condos
5
completed projects
Total tracked
7
properties in this area
Other projects in Pulau Tikus
All 6 others we track here, cheapest first — all trading sub-sale.
- CascadiaRM699K
- Codrington ResidenceRM1.4M
- Moulmein RiseRM2.1M
- Cantonment ResidenceRM2.6M
- The AntonRM3.9M
- The Cantonment—
Arcadia subsale — common questions
What is the price of Arcadia?
30 freehold three-bedroom apartments of about 1,000 sq ft in a 5-storey block completed in 1989; asking about RM850,000–1M in 2026.
Is Arcadia freehold or leasehold?
Arcadia is freehold, on a residential title. Those are two separate facts and only the first usually appears in marketing.
Can a foreigner buy at Arcadia?
Yes, on the larger units. Penang Island sets a RM1,000,000 minimum for foreign buyers of strata property, which the entry price does not clear. MM2H participants have a lower minimum of RM500,000 (residential, up to two homes), which opens the cheaper units too. Add the state levy, a flat 8% stamp duty, and 3–4 months for state consent.
When was Arcadia completed?
Arcadia was completed in 1989, so homes here are bought from existing owners.
How big are the homes at Arcadia?
Homes range from about 900 to 1,000 sq ft. There are 30 homes in total.
Why is Arcadia sought after?
Prime Jalan Kelawei/Pulau Tikus location, very low density, and strong expat rental demand — you buy the address and scarcity.
More on the neighbourhood:
Pulau Tikus 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.