Aston Acacia @ Bukit Mertajam, Penang
Powered by NAPIC + DOSM data
Generated 29 April 2026
Developer
—
Location
Bukit Mertajam, Penang
Type
Serviced Apartment
Price
RM319k+
Tenure
Freehold
Completion
—
NewProjek Verdict
- •**Value & Pricing**: The entry price of RM319,000 for a serviced apartment in Bukit Mertajam is competitively positioned for the secondary market; however, without specified unit sizes and amenities breakdown, the cost-per-square-foot comparison cannot be fully assessed against comparable developments in the area.
- •**Location & Connectivity**: Bukit Mertajam offers established infrastructure and accessibility via major roads, but the absence of nearby MRT connectivity limits appeal for those dependent on rapid transit; proximity to commercial and education hubs would strengthen the investment case, particularly for rental yields.
- •**Risk & Timing**: The lack of a specified completion date introduces timeline uncertainty and potential funding risk; additionally, serviced apartment projects in secondary Penang locations face market absorption challenges, particularly if tenant demand and occupancy rates cannot be clearly demonstrated.
NewProjek Score
7.5
Worth Considering
- • Developer verification status not confirmed
- • Freehold tenure provides long-term ownership security
- • Priced below area median — potential value opportunity
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
RM1,100–1,500
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
4.1x
National avg: 6.8x
Loan Eligibility by Salary
| Monthly Salary | Max Affordable | Can Afford? |
|---|---|---|
| RM5,000 | RM704k | Yes |
| 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 |
|---|---|---|---|
| Ari Altitude @ Alma, Bukit Mertajam, Penang | Bukit Mertajam | RM250k | New Launch |
| Vivo Executive Apartment | Penang Property | Seberang Perai | RM270k | Recently Completed |
| Ideal Venice Residency @ Island Glades, Penang | Bukit Gambir | RM300k | New Launch |
Why Consider
- • Freehold tenure ensures permanent ownership and strong asset value
- • Strategic Bukit Mertajam location offers excellent connectivity and accessibility
- • Competitively priced serviced apartment ideal for first-time buyers
- • Growing commercial hub presents strong rental and capital appreciation
- • Well-established neighbourhood with established amenities and infrastructure development
Risk Factors
- • Under construction — completion delays are possible
- • 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.