Double Storey Terrace Homes (Glamour & Shine) @ Amansara North, Setia Fontaines, Penang
Powered by verified data + DOSM
Generated 14 June 2026
Developer
SP Setia
Location
Kepala Batas, Penang
Type
Landed House
Price
RM589k+
Tenure
Freehold
Completion
—
NewProjek Verdict
- •**Value & Pricing**: At RM589,000 for double-storey terrace homes, the project offers competitive pricing within the Penang landed property market; however, the absence of specified completion dates limits clarity on value-for-money assessment and buyer confidence in delivery timelines.
- •**Location & Connectivity**: Kepala Batas provides accessibility via major highways (North-South Expressway proximity) and established road networks, but the lack of nearby MRT connectivity restricts public transport options and may limit appeal to commuters relying on mass transit to Penang Island or George Town.
- •**Risk & Timing**: The absence of a specified completion date presents a material risk regarding project delivery and financing certainty; early-stage investment requires due diligence on SP Setia's track record, while economic conditions and interest rate fluctuations during an undefined construction period could impact buyer affordability and resale timing.
NewProjek Score
7.5
Worth Considering
- • Developer verification status not confirmed
- • Freehold tenure provides long-term ownership security
- • Priced in line with area median
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
RM2,100–2,800
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
7.5x
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 |
|---|---|---|---|
| TreeO | Bayan Lepas | RM300k | Recently Completed |
| Ideal Venice Residency @ Island Glades, Penang | Bukit Gambir | RM300k | Completed |
| Aston Acacia @ Bukit Mertajam, Penang | Bukit Mertajam | RM319k | Completed |
Why Consider
- • Freehold tenure ensures long-term ownership and asset appreciation
- • SP Setia's reputable developer track record guarantees quality construction
- • Strategic Kepala Batas location offers growing commercial and residential opportunities
- • Affordable RM589,000 entry point for double storey landed property
- • Proximity to Setia Fontaines amenities provides excellent lifestyle convenience
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 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.