Sungai Nibong · Subsale Market
Novus Subsale — Sungai Nibong, Penang
Current asking prices, Zac's honest take, and what to check before you buy. Ask for the current shortlist on WhatsApp.
Novus is a completed freehold condominium in Sungai Nibong, Penang, completed in 2020 by Prisma Bumiraya Sdn. Bhd. (Pearl Ocean). It has 273 units. Subsale asking prices currently run about RM616–753 per sq ft (from roughly RM 660K).
Price at a glance
Prices as at November 2026 — Subsale asking prices basis. Last checked 2026-10-09.
| Unit type | Size (sqft) | Price from | PSF from |
|---|---|---|---|
| All units | 860–1,155 | RM660,000 | RM616 |
Zac’s Take
Zac Ong
Six hundred-odd ringgit per square foot is where Novus sits — roughly RM570 to RM690 across a 273-unit freehold condominium in Sungai Nibong, finished in 2020 by Prisma Bumiraya under the Pearl Ocean banner. Layouts run 860 to 1,155 sqft, which is a genuine family size rather than an investor studio, and 273 units on the block keeps lift queues and carpark pressure sensible. The catch is the title: ask your lawyer to confirm whether this is residential or commercial land title, because that single line changes your utility tariff, your assessment bill and the margin a bank will lend against it. Listings in September 2026 ran from about RM660,000 to RM790,000 for 1,155 sq ft three-bedrooms, under the RM1,000,000 island floor for foreign buyers, so this is a Malaysian and PR market and nothing else. It suits a working family that wants a five-year-old building with Queensbay Mall two kilometres away and schools inside a kilometre. It does not suit anyone who needs a prestige address or a sea view — Sungai Nibong offers neither, and you should not pay as though it does.
Available Listings
No listings currently on file. Zac may have off-market units available.
Ask Zac about availabilityWhy buy a Novus 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
Sungai Nibong's noise levels, traffic, neighbour mix, and JMC quality are known quantities at Novus.
Established maintenance
The building has a track record. Ask for the management accounts, sinking fund balance and recent meeting minutes before you commit.
How Novus is priced within Sungai Nibong
At roughly RM616 psf, Novus sits toward the value end of Sungai Nibong's condo band (RM560–1000 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
6 years
Completed 2020
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.
The Novus pre-purchase checklist
- 1.Remaining lease (if leasehold) — Ask for the exact expiry year. Banks tighten lending as the remaining term shortens, which affects both your loan and your future buyer's.
- 2.Outstanding charges and caveats — Your lawyer should run a full land search for caveats, charges or restrictions in interest before you release any deposit.
- 3.Genuine transacted comparables — Ask for recent transacted prices in the same block, not asking prices. Asking prices tell you what sellers hope for, not what the market pays.
- 4.Exit tax position — Model your RPGT before you buy, not when you sell. Holding period changes the maths substantially, especially for foreign owners.
- 5.Vacant possession terms — Agree in writing what stays — air-conditioners, built-ins, curtains, lights. Fixture disputes at handover are entirely avoidable.
Novus price 2026
What Novus trades at on the sub-sale market, last checked 2026-10-09.
| Asking from | RM660,000 – RM790,000 |
| PSF | RM616 – 753 |
| Built-up | 860 – 1,155 sqft |
| Completed | 2020 |
| Units | 273 |
Verified sub-sale asking prices. Asking is not transacted — expect movement between the two.
Recent prices. September 2026 listings about RM660,000–790,000 for 1,155 sq ft three-bedrooms.
The building is 6 years 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.
Novus for sale & for rent
Looking to buy or rent a unit in Novus? 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.
Novus key facts
- Developer
- Prisma Bumiraya Sdn. Bhd. (Pearl Ocean)
- Area
- Sungai Nibong, Penang
- Type
- condominium
- Tenure
- freehold
- Completed
- 2020
- Total units
- 273
- Asking PSF
- RM616–753
- Price from
- RM 660K
Sungai Nibong — area snapshot
Full area guide →Price range
RM 405K – RM 850K
asking prices in area
Active projects
0
selling or under construction
Subsale condos
4
completed projects
Total tracked
5
properties in this area
Other projects in Sungai Nibong
Other projects in Sungai Nibong
All 4 others we track here, cheapest first — all trading sub-sale.
- Casa AnggunRM405K
- Iconic RegencyRM480K
- The Sun @ Sungai NibongRM730K
- Celesta ResidencyRM850K
Novus subsale — common questions
What is the price of Novus?
September 2026 listings about RM660,000–790,000 for 1,155 sq ft three-bedrooms.
Is Novus freehold or leasehold?
Novus 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 Novus?
Yes, if you are on MM2H. MM2H participants can buy residential property in Penang from RM500,000 (up to two homes), and Novus 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 Novus completed?
Novus was completed in 2020 by Prisma Bumiraya Sdn. Bhd. (Pearl Ocean), so homes here are bought from existing owners.
How big are the homes at Novus?
Homes range from about 860 to 1,155 sq ft. There are 273 homes in total.
Who developed Novus?
Prisma Bumiraya Sdn. Bhd. (Pearl Ocean).
More on the neighbourhood:
Sungai Nibong 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.