Double Storey Terrace Homes (Glamour & Shine) @ Amansara North, Setia Fontaines, Penang
Powered by verified data + DOSM
Generated 29 July 2026
Developer
SP Setia
Location
Kepala Batas, Penang
Type
Landed House
Price
RM589k+
Tenure
Freehold
Completion
—
NewProjek Verdict
- •**Value & Pricing**: Priced from RM589,000, these double-storey terrace homes offer competitive positioning for landed properties in Kepala Batas, though pricing appears moderate relative to freehold tenure and SP Setia's established brand, warranting comparison against similar developments in the same locality.
- •**Location & Connectivity**: Kepala Batas offers accessibility via trunk roads and federal highways, but the absence of nearby MRT connectivity limits public transportation options, making car dependency necessary and potentially affecting long-term appeal as transport infrastructure develops in Penang.
- •**Risk & Timing**: Completion timeline is unspecified, creating uncertainty for investment planning and cash flow projections; this ambiguity, combined with the property's distance from rapid transit networks, presents moderate timing risk if market conditions shift during the development period.
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
6.6x
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
RM7,386/mo
DOSM 2024
Mean Household Income
RM9,152/mo
DOSM 2024
Households Above RM8k
~42%
Estimated for Penang
Similar projects in Penang
| Project | Location | Price From | Status |
|---|---|---|---|
| Ideal Venice Residency @ Island Glades, Penang | Bukit Gambir | RM300k | Completed |
| TreeO | Bayan Lepas | RM300k | Completed |
| Aston Acacia @ Bukit Mertajam, Penang | Bukit Mertajam | RM319k | Completed |
Why Consider
- • Freehold landed property at affordable RM589,000 entry price
- • SP Setia reputable developer with proven track record
- • Strategic Kepala Batas location near Penang economic zones
- • Strong rental demand potential in growing North Penang
- • Established Setia Fontaines township with complete amenities
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.