Bukit Jambul · Subsale Market
Jambul Heights Subsale — Bukit Jambul, Penang
Current asking prices, Zac's honest take, and what to check before you buy. Ask for the current shortlist on WhatsApp.
Jambul Heights is a completed freehold condominium in Bukit Jambul, Penang, completed in 2015 by Aurora Properties Sdn. Bhd.. It has 62 units. Subsale asking prices currently run about RM575 per sq ft (from roughly RM 600K).
Price at a glance
Prices as at November 2026 — Subsale asking prices basis. Last checked 2026-10-04.
| Unit type | Size (sqft) | Price from | PSF from |
|---|---|---|---|
| All units | 1,462–2,347 | RM600,000 | RM575 |
Zac’s Take
Zac Ong
Jambul Heights is a low-density freehold condominium in Bukit Jambul: a single 18-storey block of about 62 homes, completed around 2015.
The homes are big for the price. Three-bedroom units of about 1,462 sq ft were listed at roughly RM600,000–820,000 in 2026, and four-bedroom units of about 2,346 sq ft at around RM790,000–970,000, often around RM400 per sq ft. Facilities include a gym, tennis court and barbecue area.
It suits families who want space near Bayan Lepas and the Bukit Jambul shops without paying northern-coast prices. Because the building is small, listings are infrequent. Every unit is below Penang Island's RM1M minimum, so it's a building for Malaysian buyers.
Reviews and comparisons
Available Listings
No listings currently on file. Zac may have off-market units available.
Ask Zac about availabilityWhy buy a Jambul Heights 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
Bukit Jambul's noise levels, traffic, neighbour mix, and JMC quality are known quantities at Jambul Heights.
Established maintenance
The building has a track record. Ask for the management accounts, sinking fund balance and recent meeting minutes before you commit.
How Jambul Heights is priced within Bukit Jambul
At roughly RM575 psf, Jambul Heights sits toward the value end of Bukit Jambul's condo band (RM575–659 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.
Building age
11 years
Completed 2015
This band is derived from the 3 tracked condo projects we hold PSF data for in Bukit Jambul — indicative only, not a published transaction range. Compare against the Penang Price Index for areas with fuller benchmark data. 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 Jambul Heights
- 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.
Jambul Heights price 2026
What Jambul Heights trades at on the sub-sale market, last checked 2026-10-04.
| Asking from | RM600,000 – RM970,000 |
| PSF | RM575 |
| Built-up | 1,462 – 2,347 sqft |
| Completed | 2015 |
| Units | 62 |
Verified sub-sale asking prices. Asking is not transacted — expect movement between the two.
The building is 11 years old. Old enough that the sinking fund and the state of common property matter more than the finishes. Ask for the MC accounts and the last AGM minutes — arrears across the building are the number that predicts your future maintenance bill.
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.
Jambul Heights for sale & for rent
Looking to buy or rent a unit in Jambul Heights? 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.
Jambul Heights key facts
- Developer
- Aurora Properties Sdn. Bhd.
- Area
- Bukit Jambul, Penang
- Type
- condominium
- Tenure
- freehold
- Completed
- 2015
- Total units
- 62
- Asking PSF
- RM575
- Price from
- RM 600K
Bukit Jambul — area snapshot
Bukit Jambul is a well-developed mid-island area near Queensbay Mall. Projects here are popular with locals and mainland workers who commute to the north.
Price range
RM 530K – RM 905K
asking prices in area
Active projects
0
selling or under construction
Subsale condos
2
completed projects
Total tracked
3
properties in this area
Other projects in Bukit Jambul
Other projects in Bukit Jambul
All 2 others we track here, cheapest first — all trading sub-sale.
- Terraces CondominiumRM530K
- TrehausRM905K
Jambul Heights subsale — common questions
What is the price of Jambul Heights?
Jambul Heights runs RM600,000 to RM970,000. These are verified sub-sale asking prices, not transacted figures — expect movement between the two. That works out to about RM575 per square foot. Checked 2026-10-04.
Is Jambul Heights freehold or leasehold?
Jambul Heights is freehold. I have not been able to confirm the land title class — check it with the developer, because a commercial title changes your utility tariffs and loan margin.
Can a foreigner buy at Jambul Heights?
Yes, if you are on MM2H. MM2H participants can buy residential property in Penang from RM500,000 (up to two homes), and Jambul Heights 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 Jambul Heights completed?
Jambul Heights was completed in 2015 by Aurora Properties Sdn. Bhd., so homes here are bought from existing owners.
How big are the homes at Jambul Heights?
Homes range from about 1,462 to 2,347 sq ft. There are 62 homes in total.
Substitutes worth comparing
Open full comparison →Same area family, same property type, similar price band — what most buyers actually cross-shop.