Bayan Lepas · Subsale Market
Tree Sparina 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.
Tree Sparina is a completed freehold condominium in Bayan Lepas, Penang, completed in 2016 by Ideal Property Group. It has 548 units. Subsale asking prices currently run about RM500 per sq ft (from roughly RM 540K).
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 | 1,130 | RM540,000 | RM500 |
Zac’s Take
Zac Ong
Ideal Vision Park is a self-contained pocket off Jalan Tun Dr. Awang, and Tree Sparina is its residential piece — 548 freehold units completed by Ideal Property Group in 2016, three bedrooms, 1,130 sqft, from RM486,000 at roughly RM500 psf. Hold onto that psf: a freehold island condominium under five hundred ringgit a foot, in an area that feeds the Bayan Lepas factories, is a rational offer on the numbers alone. The trade-offs are density and sameness. Five hundred and forty-eight households put a lot of cars on one access road, and most homes share a single layout, meaning every unit you compete against at resale is identical to yours — you win on floor level and condition, nothing else. Check the land title early. Sitting under RM1,000,000, it is closed to foreign buyers by the island's minimum purchase price. Sensible for a young Penang family, or for an FIZ-linked landlord who wants a straightforward three-bedroom to let. Not for a buyer chasing a distinctive unit, a view worth a premium, or a small footprint at a small price.
Available Listings
No listings currently on file. Zac may have off-market units available.
Ask Zac about availabilityWhy buy a Tree Sparina 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 Tree Sparina.
Established maintenance
The building has a track record. Ask for the management accounts, sinking fund balance and recent meeting minutes before you commit.
How Tree Sparina is priced within Bayan Lepas
At roughly RM500 psf, Tree Sparina sits toward the value end of Bayan Lepas's condo band (RM440–1100 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
10 years
Completed 2016
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.
5 things to check before signing the Tree Sparina SPA
- 1.Sinking fund health — Confirm the current balance and whether any special assessment is pending in the next 12 months. A thin sinking fund on an ageing building means you inherit the bill.
- 2.Last 3 maintenance billings — Verify payment is up to date and no dues are outstanding from the seller — arrears transfer with the unit, not the person.
- 3.JMC minutes (last 12 months) — Look for recurring complaints, structural concerns, or planned major works. This is the single most revealing document most buyers never ask for.
- 4.Common-area condition — Physically walk the pool deck, lifts, lobbies, gym and parking ramps. Photograph anything concerning — it is negotiation leverage.
- 5.Management track record — Ask who manages the building and how long they have held the contract. Frequent turnover of managing agents usually signals a difficult JMB.
Tree Sparina price 2026
What Tree Sparina trades at on the sub-sale market, last checked 2026-10-09.
| Asking from | RM540,000 – RM690,000 |
| PSF | RM500 |
| Built-up | 1,130 sqft |
| Completed | 2016 |
| Units | 548 |
Verified sub-sale asking prices. Asking is not transacted — expect movement between the two.
Recent prices. 2026 listings about RM540,000–690,000 for three-bedrooms of about 1,130–1,300 sq ft.
The building is 10 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.
Tree Sparina for sale & for rent
Asking rents at Tree Sparina ran from about RM1,500–2,000 a month in September–October 2026, for furnished three-bedroom homes of about 1,130–1,300 sq ft. Rents depend on the floor, view and furnishing, so message Zac for what is actually available to buy or rent today.
Tree Sparina key facts
- Developer
- Ideal Property Group
- Area
- Bayan Lepas, Penang
- Type
- condominium
- Tenure
- freehold
- Completed
- 2016
- Total units
- 548
- Asking PSF
- RM500
- Price from
- RM 540K
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 930K
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
- SummerSkye ResidencesRM597K
- Lucerne ResidencesRM599K
- The AmareneRM620K
- Goodwood ResidenceRM678K
- SENZE @ PICCRM705K
- Tierra ResidencesRM930K
Tree Sparina subsale — common questions
What is the price of Tree Sparina?
2026 listings about RM540,000–690,000 for three-bedrooms of about 1,130–1,300 sq ft.
Is Tree Sparina freehold or leasehold?
Tree Sparina 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 Tree Sparina?
Yes, if you are on MM2H. MM2H participants can buy residential property in Penang from RM500,000 (up to two homes), and Tree Sparina 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 Tree Sparina?
Asking rents ran from RM1,500 to RM2,000 a month in September–October 2026, for furnished three-bedroom homes of about 1,130–1,300 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 Tree Sparina completed?
Tree Sparina was completed in 2016 by Ideal Property Group, so homes here are bought from existing owners.
How big are the homes at Tree Sparina?
Homes range from about 1,130 sq ft. There are 548 homes in total.
Who developed Tree Sparina?
Tree Sparina was developed by Ideal Property Group.
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.