Gelugor · Subsale Market
Zen6 Subsale — Gelugor, Penang
Current asking prices, Zac's honest take, and what to check before you buy. Ask for the current shortlist on WhatsApp.
Zen6 is a completed freehold condominium in Gelugor, Penang, completed in 2023 by Asia Green Group. It has 730 units. Subsale asking prices currently run about RM538 per sq ft (from roughly RM 565K).
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 | — | RM565,000 | RM538 |
Zac’s Take
Zac Ong
Zen6 is Asia Green's freehold 47-storey tower in the Penang World City development at Bayan Mutiara: 730 homes, completed around 2023, nearly all three-bedrooms of about 1,050 sq ft, beside The Zen affordable block on a shared shop-office podium.
Seven hundred and thirty near-identical homes is the number to sit with. It means a busy car park and lift lobby, and a steady supply of competing listings when you sell. Entry well under RM1M means foreign buyers can't buy, so your resale market is Malaysian owner-occupiers and the Bayan Lepas and USM rental market.
It suits a first-time buyer or a landlord who accepts a commodity floor plan in a very large building. It's not for someone who wants a quiet, low-density address.
Available Listings
No listings currently on file. Zac may have off-market units available.
Ask Zac about availabilityWhy buy a Zen6 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
Gelugor's noise levels, traffic, neighbour mix, and JMC quality are known quantities at Zen6.
Established maintenance
The building has a track record. Ask for the management accounts, sinking fund balance and recent meeting minutes before you commit.
How Zen6 is priced within Gelugor
At roughly RM538 psf, Zen6 sits toward the value end of Gelugor's condo band (RM630–1750 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
3 years
Completed 2023
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 Zen6 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.
Zen6 price 2026
What Zen6 trades at on the sub-sale market, last checked 2026-10-09.
| Asking from | RM565,000 – RM750,000 |
| PSF | RM538 |
| Completed | 2023 |
| Units | 730 |
Verified sub-sale asking prices. Asking is not transacted — expect movement between the two.
Recent prices. April–August 2026 listings about RM565,000–750,000 for 1,050 sq ft three-bedrooms. The 850 sq ft units sold under the same portal name are The Zen, the affordable block next door.
The building is 3 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.
Zen6 for sale & for rent
Asking rents at Zen6 ran from about RM1,700–2,600 a month in September–October 2026, 1,050 sq ft three-bedrooms, partly to fully furnished. Rents depend on the floor, view and furnishing, so message Zac for what is actually available to buy or rent today.
Zen6 key facts
- Developer
- Asia Green Group
- Area
- Gelugor, Penang
- Type
- condo
- Tenure
- freehold
- Completed
- 2023
- Total units
- 730
- Asking PSF
- RM538
- Price from
- RM 565K
Gelugor — area snapshot
Full area guide →Gelugor is a central island location close to USM and the Light Waterfront. Infrastructure is established, and The Light Waterfront development has lifted profile significantly.
Price range
RM 693K – RM 2.0M
asking prices in area
Active projects
6
selling or under construction
Subsale condos
10
completed projects
Total tracked
17
properties in this area
Other projects in Gelugor
All 16 others we track here, cheapest first — 6 of them still selling.
- Merione GrandRM693K
- STARK TowerRM700K
- Pearl RegencyRM790K
- Keeperz SuitesRM844K
- The Light LinearRM850K
- The LighthauzRM890K
- Mezzo @ The Light CityRM1M
- Middleton @ Minden HeightsRM1.08M
- The Light Collection IRM1.3M
- The Light Collection IIRM1.45M
- Merione ResidencesRM1.58M
- The Light Collection IVRM1.73M
- The Light PointRM1.8M
- Vilaris Courtyard HomesRM1.86M
- The Light Collection IIIRM1.9M
- Lightwater ResidencesRM2.05M
Zen6 subsale — common questions
What is the price of Zen6?
April–August 2026 listings about RM565,000–750,000 for 1,050 sq ft three-bedrooms. The 850 sq ft units sold under the same portal name are The Zen, the affordable block next door.
Is Zen6 freehold or leasehold?
Zen6 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 Zen6?
Yes, if you are on MM2H. MM2H participants can buy residential property in Penang from RM500,000 (up to two homes), and Zen6 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 Zen6?
Asking rents ran from RM1,700 to RM2,600 a month in September–October 2026, 1,050 sq ft three-bedrooms, partly to fully furnished. 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 Zen6 completed?
Zen6 was completed in 2023 by Asia Green Group, so homes here are bought from existing owners.
How many homes are there at Zen6?
730 in total.
More on the neighbourhood:
Gelugor 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.