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5 gorgeous homes outside Klang Valley below RM500K


Look outside the box for housing bargains!


Despite the challenging economic environment in the past few years, there seems to be some light at the end of the tunnel for property buyers.

For example, there were some uncertainties about the possible impact of the new Sales and Services Tax (SST) on the property market, where some were worried that houses would get more expensive and move further beyond the reach of the average home buyer. Rest assured, this is not the case – the new government announced in September 2018 that construction materials such as such as bricks, cement, sand as well as construction services will be exempted from the SST. 

Our Finance Minister Lim Guan Eng also recently applauded the Real Estate Housing Developers Association (REHDA) Penang’s plan to reduce house prices in the state. In line with the SST exemption by the federal government, REHDA Penang plans to bring down prices by 10% for homes costing above RM300,000 and by 6% for affordable housing.

Hopefully, this move will create shock waves and other states will follow suit soon. In fact just 2 days ago, Lim Guan Eng who was speaking during the REHDA Institute CEO Series 2018 said that he hopes to see a reduction in house prices soon and if developers fail to drop property prices, the SST exemption will be removed! So, fingers crossed that we will be seeing these SST savings being passed on to homebuyers soon. 

In the meantime, there are still relative bargains in the market for property buyers, especially families. To paraphrase a popular saying, you have to look outside the box for value in the property market.

Here are some affordable developments in areas outside Klang Valley, priced below RM500,000, for your consideration:

#1 Casa Residence, Bukit Mertajam, Penang


Area: 1,235 – 1,299 sq. ft /3 bedrooms
Price: Starting from RM484,830
Monthly instalment: From RM2,186 per month (Considering a 90% loan, 30-year tenure at a 4.4% interest rate)
Completion: September 2019

What is happening here?
Bukit Mertajam in Seberang Prai is not often mentioned in the same breath as some of the more popular property hotspots in Penang island and the mainland. Although developers have often focused on projects in Penang island in the past, areas with ample land banks such as Bukit Mertajam are gaining traction. Bukit Mertajam has been transformed rapidly from an agricultural driven town to a modern commercial and industrial area.

Hence, it is not surprising to note that most of Penang’s property seekers are looking for terrace homes in Bukit Mertajam. The search trend (as of December 2017) was captured from website traffic in the past year. Also, according to the latest data compiled by, the top transacted property type was also for terraces in Bukit Mertajam.


Those seeking ample living space should check out Casa Residences. Even though these are high-rise units, the gated and guarded homes are at least 1,200 sq ft each and they are complemented by various facilities including a Club House, Gymnasium, Jacuzzi, Playground and Swimming Pool. 

Other than that, food-loving residents can hop around to the various hawker stalls and restaurants for popular hawker delicacies such as Yam Rice, Duck Egg Char Kuey Teow, Laksa Kelang Lama, Rojak and Li Guang Popiah. Nothing beats eating authentic local food!

 #2 PROMiNENCE, Bukit Mertajam, Penang


Area: 1,162-1,508 sq. ft/3 bedrooms
Price: Starting from RM380, 000
Monthly instalment: From RM1,713 per month
Promo: ♦ Anniversary Discount with Zero Entry Programme RM 75,000 off + Zero Down Payment & Zero Entry Cost *T&C Apply

What is happening here?
As iterated above, mainland Penang is now a hotbed for landed homes; many Penangites are shifting from the smaller high-rise units in the island onto the mainland to more spacious landed homes there.

Another great investment option is PROMINENCE located along Jalan Permatang Batu. The newly completed serviced residences boast comprehensive facilities including an aquatic gym and a golf putting green!

Strategically located, PROMINENCE is just minutes away from commercial hotspots, F&B outlets, shopping centres, schools and other conveniences.


If you are looking to invest in Penang and find other areas within your budget, Bukit Mertajam could hit your sweet spot. 

#3 Primrose Cluster, Bandar Baru Sri Klebang, Ipoh


    Area: 2,387 sq. ft/4 bedrooms
    Price: Starting from RM478,800
    Monthly instalment: From RM2,158 per month
    Completion: May 2020
    Promo: ♦RM25k + 2% rebate from Selling Price (for double-storey only) Free 3 years Centro subscription Free legal fee on transfer Free 50” Smart LED TV that comes with Sound Bar (Malaysia Day Promo)

    What is happening here?
    The sleepy town of Ipoh is another city that has risen in stature in recent years among property buyers. A case in point is the thriving Bandar Baru Sri Klebang township in Ipoh which used to be a 650-acre rubber plantation. It has now flourished as a prime development in the heart of Ipoh, with various modern amenities and facilities.

    As well as a foodie haven, Ipoh is also a magnet for coffee lovers. Ipoh white coffee is so popular that Ipoh was named one of the top three coffee towns by travel guide publisher Lonely Planet. Hot properties and hot coffee make for an irresistible combo!

    #4 Bintang Maya 2, Sungai Petani, Kedah 


    Area: From 2,086 sq. ft
    Price: Starting from RM399,000
    Monthly instalment: From RM1,798 per month

    What is happening here?
    Better known for its paddy fields, Kedah is now slowly gaining a reputation among property hunters. With green views and a laid back environment, it attracts investors who want to escape the hustle and bustle of city living.

    Sungai Petani is the largest town in Kedah with a population of about 420,000 people and is one of the fastest growing towns in the northern region. So if you are in the market for a property that could be the antidote to your stressful urban life, the lush and serene beauty of Sungai Petani might just be the answer to your prayers!

    Completed in August 2019, the 2-storey terrace homes of Bintang Maya 2 is located south of Sungai Petani with easy access to the town centre via the Eastern Bypass. Seberang Jaya, Butterworth and Penang Island can be easily accessed via the North-South Highway as the Sungai Petani South Toll is just a stone throw away.  Nearby modern conveniences include Giant Supermarket Parkson, Taman Sejati Central Square Shopping Mall, Amanjaya Mall, Metro Medical Centre, Hospital Sultan Abdul Halim and Regent University International School

    #5 Meridin East, Iskandar Malaysia, Johor


    Area: 1,622-2,333 sq. ft/4 bedrooms
    Price: Starting from RM405,450
    Monthly instalment: From RM1,704 per month (Considering a 90% loan and 35-year tenure at an interest rate of 4.4%)
    Completion: Q3 2019

    What is happening here?
    Although Iskandar’s success story has been many years in the making, believe it or not, it still has much more to offer its residents in the future. Property buyers can be assured that their investments in Iskandar, Johor are not just for quick profit, but will provide long-term value. 

    In terms of investment, Iskandar Malaysia saw an additional investment of RM25.07 billion in the 1Q2018, bringing the cumulative investment up by 10.6% to RM262.43 billion. Iskandar Malaysia has set to achieve cumulative investment of RM300 billion by 2018. –Knight Frank’s Real Estate Highlights 1H2018

    Meridin East is in Zone D of Iskandar Malaysia, which is called the Eastern Gateway development. It has already seen the completion of a wide array of projects such as Tanjung Langsat Port, Tanjung Langsat Industrial Park, Johor Port and Pasir Gudang Industrial Park, just to name a few.

    With more projects in the pipeline, property buyers in the area can look forward to having the best facilities, infrastructure and amenities in the region. What more can you ask for?

    Moreover, the developer of Meridin East will work on widening Jalan Kong Kong to a 40-meter, four-lane thoroughfare to further enhance accessibility into the township. Also, the group is currently constructing a link road into the Tanjung Langsat-Cahaya Baru Toll Connecting Highway, which is part of  Senai Desaru Expressway (SDE). This will shorten travel time to Tanjung Langsat and Pasir Gudang.

    These aren’t what you are looking for? Check out more residential options here.

    Written by Rudi Rajamani| Edited by Reena Kaur Bhatt

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