Bukit Gambier · Subsale Market
Starhill Luxury Residence Subsale — Bukit Gambier, Penang
Current asking prices, Zac's honest take, and what to check before you buy. Ask for the current shortlist on WhatsApp.
Starhill Luxury Residence is a completed freehold condominium in Bukit Gambier, Penang, completed in 2015 by Aroma Development Sdn. Bhd.. It has 537 units. Subsale asking prices start from roughly RM 516K.
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 | 1,503–5,300 | RM516,000 | ~RM343 |
Zac’s Take
Zac Ong
Starhill Luxury Residence is a large freehold condominium on Bukit Gambier, completed in 2015, popular with families and USM staff because it sits close to the university and an easy drive from Queensbay and the bridge.
Most homes trading in 2026 are three- and four-bedrooms of about 1,248 to 1,515 sq ft, listed around RM722,000 to RM868,000, and the cheapest units appear from about RM516,000. Rents run roughly RM1,500 to RM3,000 a month.
It suits buyers who want a big, freehold family home on the island at a mid-market price. With over 500 homes there's always stock on the market, so be patient and pick the view you want; most homes are below the RM1M minimum for ordinary foreign buyers.
Reviews and comparisons
Available Listings
No listings currently on file. Zac may have off-market units available.
Ask Zac about availabilityWhy buy a Starhill Luxury 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
Bukit Gambier's noise levels, traffic, neighbour mix, and JMC quality are known quantities at Starhill Luxury 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 Starhill Luxury Residence is priced within Bukit Gambier
At roughly RM343 psf, Starhill Luxury Residence sits toward the value end of Bukit Gambier's condo band (RM480–776 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 Gambier — 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 Starhill Luxury 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.
Starhill Luxury Residence price 2026
What Starhill Luxury Residence trades at on the sub-sale market, last checked 2026-10-09.
| Asking from | RM516,000 – RM870,000 |
| Built-up | 1,503 – 5,300 sqft |
| Completed | 2015 |
| Units | 537 |
Verified sub-sale asking prices. Asking is not transacted — expect movement between the two.
Recent prices. 2026 listings mostly about RM722,000–868,000 for three- and four-bedrooms of about 1,248–1,515 sq ft; the cheapest units from about RM516,000, with rare large units listed far higher.
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.
Starhill Luxury Residence for sale & for rent
Asking rents at Starhill Luxury Residence ran from about RM1,500–3,000 a month in September–October 2026, from 750 sq ft three-bedroom homes to four-bedroom homes of about 1,280 sq ft. Rents depend on the floor, view and furnishing, so message Zac for what is actually available to buy or rent today.
Starhill Luxury Residence key facts
- Developer
- Aroma Development Sdn. Bhd.
- Area
- Bukit Gambier, Penang
- Type
- mixed
- Tenure
- freehold · residential
- Completed
- 2015
- Total units
- 537
- Price from
- RM 516K
Bukit Gambier — area snapshot
Full area guide →Bukit Gambier is a quiet residential hill pocket between Georgetown and USM, with relatively low new supply.
Price range
RM 458K – RM 589K
asking prices in area
Active projects
1
selling or under construction
Subsale condos
1
completed projects
Total tracked
4
properties in this area
Other projects in Bukit Gambier
Other projects in Bukit Gambier
All 3 others we track here, cheapest first — 1 of them still selling.
- Arte SRM458K
- Pinnacle Bukit GambierRM589K
- Vona Parkcity—
Starhill Luxury Residence subsale — common questions
What is the price of Starhill Luxury Residence?
2026 listings mostly about RM722,000–868,000 for three- and four-bedrooms of about 1,248–1,515 sq ft; the cheapest units from about RM516,000, with rare large units listed far higher.
Is Starhill Luxury Residence freehold or leasehold?
Starhill Luxury 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 Starhill Luxury Residence?
Yes, if you are on MM2H. MM2H participants can buy residential property in Penang from RM500,000 (up to two homes), and Starhill Luxury Residence 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.
How much is the rent at Starhill Luxury Residence?
Asking rents ran from RM1,500 to RM3,000 a month in September–October 2026, from 750 sq ft three-bedroom homes to four-bedroom homes of about 1,280 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 Starhill Luxury Residence completed?
Starhill Luxury Residence was completed in 2015 by Aroma Development Sdn. Bhd., so homes here are bought from existing owners.
How big are the homes at Starhill Luxury Residence?
Homes range from about 1,503 to 5,300 sq ft. There are 537 homes in total.
More on the neighbourhood:
Bukit Gambier 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.