Allure Double Storey Superlink Homes @ Amansara North, Setia Fontaines, Penang
Powered by NAPIC + DOSM data
Generated 29 April 2026
Developer
SP Setia
Location
Kepala Batas, Penang
Type
Townhouse
Price
RM708k+
Tenure
Freehold
Completion
—
NewProjek Verdict
- •**Value & Pricing**: At RM708,000 for a double storey superlink home, the pricing is competitive for the Penang market; however, lack of specified completion timeline creates uncertainty in assessing value trajectory and may delay capital appreciation.
- •**Location & Connectivity**: Kepala Batas offers affordable suburban living with road access to Penang's urban centers, but the absence of nearby MRT connectivity limits public transportation options and may restrict buyer appeal compared to developments along the Penang Transport Master Plan routes.
- •**Risk & Timing**: The absence of a published completion date presents a material risk for investors and end-users regarding project delivery, occupancy timelines, and potential cost escalation; early-stage projects also face market absorption risks given the competitive townhouse supply in Penang's northern corridor.
NewProjek Score
7.5
Worth Considering
- • Verified developer with established track record
- • Freehold tenure provides long-term ownership security
- • Priced 36% above area median — premium pricing
Is this project priced fairly?
Pulau Pinang — Median Condo Prices (NAPIC)
| Year | Median Price | YoY Change |
|---|---|---|
| 2021 | RM470,000 | — |
| 2022 | RM482,000 | +2.6% |
| 2023 | RM495,000 | +2.7% |
| 2024 | RM508,000 | +2.6% |
| 2025 | RM520,000 | +2.4% |
Est. Monthly Rental
RM2,500–3,400
Based on similar properties in Penang
Gross Rental Yield
4.5%–5.5%
Annual rental / property price
Area Price Trend
+10.6%
NAPIC data 2021–2025
Price-to-Income
9.1x
National avg: 6.8x
Loan Eligibility by Salary
| Monthly Salary | Max Affordable | Can Afford? |
|---|---|---|
| RM5,000 | RM704k | Stretch |
| RM7,000 | RM1.0 mil | Yes |
| RM10,000 | RM1.5 mil | Yes |
| RM15,000 | RM2.3 mil | Yes |
| RM20,000 | RM3.2 mil | Yes |
Based on 4.5% interest, 35-year tenure, 70% DSR, RM500 existing commitments, 90% loan margin
DOSM income data for Penang
Median Household Income
RM6,502/mo
DOSM 2022
Mean Household Income
RM8,267/mo
DOSM 2022
Households Above RM8k
~37%
Estimated for Penang
Similar projects in Penang
| Project | Location | Price From | Status |
|---|---|---|---|
| Tropicana Bay Residences @ Bayan Lepas Tropicana Corporation | Gelugor | RM360k | Completed |
| Versa @ Aspen Vision City, Batu Kawan, Penang | Batu Kawan | RM370k | New Launch |
| Havana Beach Residences @ Bayan Lepas, Penang | Bayan Lepas | RM408k | Recently Completed |
Why Consider
- • Freehold tenure offers long-term ownership security and appreciation
- • Strategic Kepala Batas location between Penang's major commercial hubs
- • Competitive RM708k price point for double storey townhouse
- • Setia Fontaines established community with proven infrastructure development
- • Strong rental demand potential in growing northern Penang corridor
Risk Factors
- • Under construction — completion delays are possible
- • Premium pricing relative to area median may limit resale upside
- • No MRT/LRT station listed nearby — may affect future demand
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Disclaimer: This report is generated using publicly available data from NAPIC, DOSM, and developer disclosures. Rental estimates, yield projections, and risk assessments are indicative only and do not constitute financial advice. Market conditions may change. Consult a licensed property valuer or financial advisor before making investment decisions. NewProjek is not responsible for any decisions made based on this report.