M Zenni
Powered by verified data + DOSM
Generated 24 May 2026
Developer
Mah Sing Group
Location
Batu Maung, Penang
Type
Serviced Residence
Price
RM531k+
Tenure
—
Completion
—
NewProjek Verdict
- •**Value & Pricing**: Entry-level pricing at RM530,800 offers competitive affordability for the serviced residence segment in Penang, though lack of transparency on tenure and completion timeline makes it difficult to assess true value proposition relative to comparable projects.
- •**Location & Connectivity**: Batu Maung provides proximity to established residential and commercial areas, but the absence of nearby MRT connectivity and limited public transport information suggests reliance on personal vehicles, potentially limiting appeal to buyers seeking urban accessibility.
- •**Risk & Timing**: Critical information gaps—including unspecified tenure (freehold/leasehold), completion date, and developer track record specifics for this particular project—present timing and investment certainty risks that warrant clarification before purchase commitment.
NewProjek Score
6.5
Moderate
- • Developer verification status not confirmed
- • 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
RM1,900–2,500
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
6.8x
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 | New Launch |
Why Consider
- • Located in Batu Maung, Penang
- • By Mah Sing Group
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.