Single Storey Terrace Homes (Charm & Rejoice) @ 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
RM475k+
Tenure
Freehold
Completion
—
NewProjek Verdict
- •**Pricing & Value**: RM475,000 entry price is competitive for freehold terrace homes in Penang's northern corridor, offering reasonable value relative to built-up area and tenure, though pricing power may be limited by the relatively modest location tier within the state's property hierarchy.
- •**Location & Connectivity**: Kepala Batas positioning provides accessibility via major highways (North-South Expressway) but lacks direct MRT connectivity, making it dependent on personal vehicles or bus networks; proximity to Penang's commercial centers is moderate, suiting commuters willing to travel 30-45 minutes.
- •**Risk & Timing**: Absence of specified completion date presents execution risk and potential delays in asset realization; market absorption timing for this price segment in northern Penang remains uncertain, and buyer exit liquidity may be constrained compared to properties in established urban hotspots, warranting patience-oriented investment horizon.
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
RM1,700–2,300
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
5.4x
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 |
|---|---|---|---|
| Vivo Executive Apartment | Penang Property | Seberang Perai | RM270k | Completed |
| TreeO | Bayan Lepas | RM300k | Completed |
| Ideal Venice Residency @ Island Glades, Penang | Bukit Gambir | RM300k | Completed |
Why Consider
- • Freehold tenure ensures long-term ownership and wealth accumulation
- • SP Setia's reputation guarantees quality construction and after-sales service
- • Strategic Kepala Batas location offers affordability with growth potential
- • Single storey design perfect for families seeking low maintenance
- • RM475,000 entry price provides excellent value for landed property
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.