Bayan Lepas · Subsale Market
Tierra Residences Subsale — Bayan Lepas, Penang
Current asking prices, Zac's honest take, and what to check before you buy. Ask for the current shortlist on WhatsApp.
Tierra Residences is a completed freehold landed development in Bayan Lepas, Penang, completed in 2021 by Northern Gold Development Sdn. Bhd.. It has 65 units. Subsale asking prices currently run about RM410 per sq ft (from roughly RM 930K).
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 | — | RM930,000 | RM410 |
Zac’s Take
Zac Ong
Sixty-five freehold landed units on Jalan Dato Ismail Hashim, Bayan Lepas, completed in 2021 — that's a decent-sized enclave for the area, and the RM410 psf entry price is notably lower than most of what's on this list, which tells you this is positioned as a mid-market family home rather than a status buy. Northern Gold isn't a household name the way Sunway or SP Setia is, so do your homework on their track record before you commit. The facility list (community hall, jogging track, BBQ area, gated-and-guarded) is sensible for 65 landed units, not overreaching into condo territory. Bayan Lepas itself is the draw: proximity to the industrial free trade zone and airport makes this attractive to tenants and owner-occupiers working in electronics and manufacturing.
Reviews and comparisons
- Penang Island landed under RM2.5M in 2026 — every option, ranked
- Trehaus Bukit Jambul Review 2026 — Semi-D Villas and Condo Villas Five Minutes From the Factories
- The Penang LRT Just Went Vertical — 32 Columns, 5 Catchments, and What to Buy in Each This Month
- Maldives Residences Review 2026 — Does the Bayan Lepas Yield Actually Pencil Out?
Available Listings
No listings currently on file. Zac may have off-market units available.
Ask Zac about availabilityWhy buy a Tierra Residences 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
Bayan Lepas's noise levels, traffic, neighbour mix, and JMC quality are known quantities at Tierra Residences.
Established maintenance
The building has a track record. Ask for the management accounts, sinking fund balance and recent meeting minutes before you commit.
Due diligence before buying at Tierra Residences
- 1.Individual title status — Confirm whether individual title has issued and is in the seller's name. Master-title landed transactions carry extra steps and time.
- 2.Approved extensions — Most landed resales have some extension. Ask for the approved plan — unapproved structures can be an issue at your own resale or refinancing.
- 3.Drainage and ground level — Walk the perimeter and ask neighbours directly about flooding history. Penang's heavy-rain events are the honest test, not a dry-day viewing.
- 4.Gated scheme fees and rules — For gated-and-guarded schemes, confirm the monthly fee, what it covers, and the collection rate. Poor collection means declining security cover.
- 5.Roof, structure and termites — Commission an inspection for anything over fifteen years old. Roof and termite remediation are the two costs that most often blow a landed budget.
Tierra Residences price 2026
What Tierra Residences trades at on the sub-sale market, last checked 2026-10-09.
| Asking from | RM930,000 – RM1.5M |
| PSF | RM410 |
| Completed | 2021 |
| Units | 65 |
Verified sub-sale asking prices. Asking is not transacted — expect movement between the two.
Recent prices. Launched from about RM1.298M; listings from late 2024 to 2026 ranged about RM930,000–1.5M for 3-storey terraces of about 2,872 sq ft.
The building is 5 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 RM3M 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.
Tierra Residences for sale & for rent
Looking to buy or rent a home in Tierra Residences? Asking prices and rents move with the market and with the specific home — 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.
Tierra Residences key facts
- Developer
- Northern Gold Development Sdn. Bhd.
- Area
- Bayan Lepas, Penang
- Type
- landed
- Tenure
- freehold
- Completed
- 2021
- Total units
- 65
- Asking PSF
- RM410
- Price from
- RM 930K
Bayan Lepas — area snapshot
Full area guide →Bayan Lepas is the island's industrial and tech hub, home to the Free Trade Zone and Penang International Airport. Condo demand comes primarily from professionals working in the area.
Price range
RM 315K – RM 705K
asking prices in area
Active projects
5
selling or under construction
Subsale condos
9
completed projects
Total tracked
15
properties in this area
Other projects in Bayan Lepas
All 14 others we track here, cheapest first — 5 of them still selling.
- Tropicana Bay ResidencesRM315K
- Avion ResidenceRM342K
- One ForestaRM395K
- London PavilionRM418K
- Forest VilleRM420K
- Havana Beach ResidencesRM450K
- Maldives ResidencesRM498K
- Solaria ResidencesRM500K
- Tree SparinaRM540K
- SummerSkye ResidencesRM597K
- Lucerne ResidencesRM599K
- The AmareneRM620K
- Goodwood ResidenceRM678K
- SENZE @ PICCRM705K
Tierra Residences subsale — common questions
What is the price of Tierra Residences?
Launched from about RM1.298M; listings from late 2024 to 2026 ranged about RM930,000–1.5M for 3-storey terraces of about 2,872 sq ft.
Is Tierra Residences freehold or leasehold?
Tierra Residences 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 Tierra Residences?
Yes, if you are on MM2H. MM2H participants can buy residential property in Penang from RM500,000 (up to two homes), and Tierra Residences is priced above that. Other foreign buyers need RM3,000,000 for landed 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 Tierra Residences completed?
Tierra Residences was completed in 2021 by Northern Gold Development Sdn. Bhd., so homes here are bought from existing owners.
How many homes are there at Tierra Residences?
65 in total.
What facilities does Tierra Residences have?
A community hall, children's playground, jogging track, BBQ area, and 24-hour gated-and-guarded security.
Why buy landed in Bayan Lepas rather than Batu Maung or Bayan Baru?
Bayan Lepas sits closest to the Free Trade Zone and airport, which tends to draw tenants and owner-occupiers working in the electronics/manufacturing area. Ask Zac for a side-by-side against neighbouring projects.
More on the neighbourhood:
Bayan Lepas 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.