Aston Acacia @ Bukit Mertajam, Penang
Powered by verified data + DOSM
Generated 14 June 2026
Developer
—
Location
Bukit Mertajam, Penang
Type
Serviced Apartment
Price
RM319k+
Tenure
Freehold
Completion
—
NewProjek Verdict
- •**Value & Pricing**: Entry-level pricing at RM319,000 positions this project competitively for first-time buyers and investors seeking affordable serviced apartments; however, limited market comparables for this specific location make it difficult to assess whether pricing reflects true value relative to similar developments in Penang.
- •**Location & Connectivity**: Bukit Mertajam offers established residential infrastructure and commercial amenities as a secondary township; however, the absence of MRT connectivity and reliance on vehicle/bus transport may limit appeal to buyers prioritizing public transportation access compared to developments near Penang's evolving transit network.
- •**Risk & Timing**: The absence of a specified completion date presents execution and delivery risk; investors should clarify the project timeline and developer track record before committing, as delays could impact rental yield timelines and overall investment returns in this segment.
NewProjek Score
8
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 (Verified)
| 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%
Verified 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 |
|---|---|---|---|
| Vivo Executive Apartment | Penang Property | Seberang Perai | RM270k | Recently Completed |
| TreeO | Bayan Lepas | RM300k | Recently Completed |
| Ideal Venice Residency @ Island Glades, Penang | Bukit Gambir | RM300k | Completed |
Why Consider
- • Freehold tenure ensures long-term ownership and asset appreciation
- • Strategic Bukit Mertajam location offers excellent connectivity to major towns
- • Affordable entry price at RM319,000 for serviced apartment
- • Growing residential area with strong rental and resale potential
- • Convenient access to schools, shops, and amenities nearby
Risk Factors
- • No MRT/LRT station listed nearby — may affect future demand
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Disclaimer: This report is generated using publicly available data from the government, 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.