Pulau Tikus · Subsale Market
Codrington Residence 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.
Codrington Residence is a completed freehold condominium in Pulau Tikus, Penang, completed in 2026 by Primary Spectra Development Sdn. Bhd. (BSG Property & VST Group JV). It has 198 units. Subsale asking prices currently run about RM1058–1436 per sq ft (from roughly RM 1.40M).
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 | 1,288–1,612 | RM1.4M | RM1,058 |
Zac’s Take
Zac Ong
Codrington Residence is Primary Spectra Development's new high-rise on Lebuhraya Codrington — 198 units sitting on the Pulau Tikus / Western Road / Georgetown fringe in one of the highest-pedigree pre-war residential pockets on the island. Verdict: worth visiting if you want Pulau Tikus central address with new-build spec rather than buying an aged subsale in the same catchment. The Codrington/Western Road axis is one of the most walkable premium addresses on the island. Developer track record: Primary Spectra is a smaller, less-known name versus E&O or Belleview — that means build quality is unproven at the brand level and you should inspect the show unit finishing critically and ask about defect-liability terms upfront. Unit configuration sweet spot: from 1,400 sqft, the larger configurations are positioned for own-stay upgrader rather than investor — at 198 units with this size profile, this is a low-density-feel product. Target buyer: Penang upgrader trading out of older Pulau Tikus stock who wants new-build with the same address; HK/SG semi-retiree wanting walkable Georgetown-fringe living; mature own-stayer downsizing from landed. Not for: investor chasing yield (size and PSF don't yield well); foreign buyer below the RM1M strata floor (units sit comfortably above this). Genuine concern: smaller developer means delivery risk and post-handover defect-handling are bigger question marks than with a tier-one name. Mitigation: ask for the developer's prior project list and visit one completed building to inspect quality before committing.
Reviews and comparisons
- Codrington Residence Review 2026 — Is Top-of-Band psf Worth It?
- Scots Pavilion Review 2026 — A Small, Elderly-Friendly Condo on Scotland Road
- Batu Ferringhi for Singapore & Hong Kong Retirees — The 2026 Honest Read
- Buying Penang Property as a UK Citizen 2026 — The Full Process, Step by Step
- Cost of Living in Penang for UK Retirees 2026 — A Monthly Budget in Pounds
- Retiring to Penang from the UK in 2026 — Visas, Pensions, Healthcare and Where British Retirees Buy
Available Listings
No listings currently on file. Zac may have off-market units available.
Ask Zac about availabilityWhy buy a Codrington Residence 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 Codrington Residence.
Established maintenance
The building has a track record. Ask for the management accounts, sinking fund balance and recent meeting minutes before you commit.
How Codrington Residence is priced within Pulau Tikus
At roughly RM1058 psf, Codrington Residence sits mid-band for Pulau Tikus (RM850–1440 psf). This is the range where unit-specific factors — floor, view, renovation, facing — matter more than the address itself when you negotiate.
vs NAPIC median
+196%
Area median RM357 psf (all residential)
Building age
0 years
Completed 2026
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.
What to inspect before you commit at Codrington Residence
- 1.Internal pipes and electrical — For buildings past the ten-year mark, ask for a recent plumbing inspection. Full repiping is a five-figure cost you do not want to discover after VP.
- 2.Waterproofing and ceiling stains — Check bathroom floors, balcony thresholds and the ceiling directly under any upstairs wet area. Old stains that were painted over will reappear.
- 3.Lift modernisation status — Lifts have a service life. Ask whether modernisation has been done or is being planned — it is one of the largest special assessments a JMB can raise.
- 4.Original vs renovated layout — Confirm any structural alteration by a previous owner was approved. Unapproved hacking can complicate financing and your own future resale.
- 5.Actual unit orientation — Visit at the time of day you would normally be home. Afternoon west sun in Penang changes both comfort and your electricity bill.
Codrington Residence price 2026
What Codrington Residence trades at on the sub-sale market, last checked 2026-10-12.
| Asking from | RM1.4M – RM2.1M |
| PSF | RM1058 – 1436 |
| Built-up | 1,288 – 1,612 sqft |
| Completed | 2026 |
| Units | 198 |
Verified sub-sale asking prices. Asking is not transacted — expect movement between the two.
Handed over this year. There is no resale track record yet, so any asking price here is a seller's hope rather than a market rate. The defects liability period is still running — get the developer's defect list and check what has been rectified before you take over the liability.
A foreign buyer can purchase here — the RM1M minimum is cleared. 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.
Codrington Residence for sale & for rent
Asking rents at Codrington Residence ran from about RM4,700–6,000 a month in September–October 2026, for homes of about 1,288–1,400 sq ft. Rents depend on the floor, view and furnishing, so message Zac for what is actually available to buy or rent today.
Codrington Residence key facts
- Developer
- Primary Spectra Development Sdn. Bhd. (BSG Property & VST Group JV)
- Area
- Pulau Tikus, Penang
- Type
- condominium
- Tenure
- freehold · residential
- Completed
- 2026
- Total units
- 198
- Asking PSF
- RM1058–1436
- Price from
- RM 1.40M
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
- ArcadiaRM850K
- Moulmein RiseRM2.1M
- Cantonment ResidenceRM2.6M
- The AntonRM3.9M
- The Cantonment—
Codrington Residence subsale — common questions
What is the price of Codrington Residence?
Codrington Residence runs RM1,400,000 to RM2,100,000. These are verified sub-sale asking prices, not transacted figures — expect movement between the two. That works out to about RM1,058–1,436 per square foot. Checked 2026-10-12.
Is Codrington Residence freehold or leasehold?
Codrington Residence is freehold, on a residential title. Those are two separate facts and only the first usually appears in marketing.
Can a foreigner buy at Codrington Residence?
Yes. Penang Island sets a RM1,000,000 minimum for foreign buyers of strata property. Add the state levy, a flat 8% stamp duty, and 3–4 months for state consent.
How much is the rent at Codrington Residence?
Asking rents ran from RM4,700 to RM6,000 a month in September–October 2026, for homes of about 1,288–1,400 sq ft. These are asking rents on the main property portals, not signed leases. Short-term holiday letting isn't allowed in condos on Penang Island, so think in one- or two-year tenancies.
When was Codrington Residence completed?
Codrington Residence was completed in 2026 by Primary Spectra Development Sdn. Bhd. (BSG Property & VST Group JV), so homes here are bought from existing owners.
How big are the homes at Codrington Residence?
Homes range from about 1,288 to 1,612 sq ft. There are 198 homes in total.
Who is the developer of Codrington Residence Penang?
Primary Spectra Development Sdn. Bhd. — a smaller developer name. Inspect show unit quality carefully and ask about defect-liability terms; brand-level build track record is less established than tier-one names.
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.