Lucerne Residences @ Bayan Lepas, Penang
Powered by NAPIC + DOSM data
Generated 29 April 2026
Developer
—
Location
Bayan Lepas, Penang
Type
Condominium
Price
RM663k+
Tenure
—
Completion
—
NewProjek Verdict
- •Lucerne Residences @ Bayan Lepas, Penang by the developer is a Condominium development in Bayan Lepas, Penang starting from RM663k.
- •With standard tenure, it offers a new launch opportunity worth evaluating against comparable projects in the area.
NewProjek Score
5.3
Moderate
- • Developer verification status not confirmed
- • Priced 28% above area median
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
RM2,300–3,200
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
8.5x
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 |
|---|---|---|---|
| La Casa Ara, Courtyard Villament (Townhouse) @ Tasek Gelugor, Penang | Seberang Perai | RM339k | Completed |
| Tropicana Bay Residences @ Bayan Lepas Tropicana Corporation | Gelugor | RM360k | Completed |
| Versa @ Aspen Vision City, Batu Kawan, Penang | Batu Kawan | RM370k | New Launch |
Why Consider
- • Strategic Bayan Lepas location near tech hub and commercial centers
- • Affordable entry price at RM663,000 for condominium living
- • Proximity to Penang International Airport and major highways
- • Strong rental demand area with excellent tourism and expat community
- • Established neighbourhood with mature amenities and infrastructure development
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.