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Best-Selling residential projects in Johor and Penang


In 2022, the Malaysian property industry, particularly the residential market showed a healthy and steady recovery after significant downtrends during the COVID pandemic. As we anticipate continued, gradual improvements for the housing market in 2023 – let’s take a look at what sold well during the past year.

7 townships in Johor with properties below RM650,000
© Trisno Quartris / EyeEm/ 123RF

A recent in-depth analysis was conducted on residential transaction activity in the subsale property market between July 2021 to June 2022*, examining the best-selling properties in 4 main states in Malaysia – Kuala Lumpur, Selangor, Penang and Johor. In this second part of a two-series article, we will elaborate on both landed and high-rise properties of sizes between 1,000 – 1,500 sq ft as well as above 1,500 sq ft in Penang and Johor.

2022 Property market performance

According to NAPIC’s Annual Property Market Report 2022, the residential segment in Penang led the state’s overall property market, contributing 76.2% of the total transactions in 2022. It recorded the highest volume and value of transactions for the past 5 years (17,892 transactions worth RM7.96 billion), which is an increase of 31.1% and 33.4% respectively as compared to 2021. In terms of property types, high-rise units (condominium, apartment and flat) accounted for 35.6% of the total transactions.

Meanwhile, in Johor, the residential sector recorded 28,087 transactions worth RM10.91 billion, a positive improvement in its YOY growth by 24.3% in volume and 28.6% in value. More than half of the residential transactions were terraced houses (53.4%; 4,996 units) consisting of 6,189 single-storey homes and 8,807 double-storey homes.

Best-selling landed properties in Penang (1,000 to 1,500 sq ft)

ProjectProperty Type  Total TransactionsAverage median price (RM) Average median size   (sq ft)  
Putera Villas, Kepala BatasTown House57275,0001,130
Bandar Tasek Mutiara, Simpang AmpatTerrace House42330,0001,302  
Taman Widuri, Sungai JawiTerrace House38185,0001,195
Taman Merak, Simpang AmpatTerrace House26250,000  1,001
Taman Bidara, Bukit MertajamTerrace House22 270,0001,195

Putera Villas in Kepala Batas is starting first in this category, a freehold townhouse development. Putera Villas is perhaps one of the few landed properties in Kepala Batas with a strata title. It has facilities such as a swimming pool, gymnasium, clubhouse, and a 24-hours security system. In terms of connectivity, this project is 5 minutes away from the North-South Highway via Bertam exit, 25 minutes to Penang Bridge and 15 minutes away from KTM Tasek Gelugor station.

There are several tertiary education premises within the vicinity, including Universiti Sains Malaysia Kepala Batas (Advanced Medical and Dental Institute), Maktab Rendah Sains Mara (MRSM) Kepala Batas and Universiti Teknologi MARA (UiTM) Cawangan Bertam. Residents in Putera Villas also have easy access to other facilities like hypermarkets (Mydin and Lotus), banks, and various local eateries.

Bandar Tasek Mutiara, which is also known as Pearl City, came in second. This freehold, integrated township is located east of Simpang Ampat and consists of various residential developments, including Pearl 28, Pearl Harmoni, Pearl Saujana, Pearl Tropika, Raintree Park, and Raintree Park 2.

One of the unique selling points of this project is that it has its own private school, i.e., GEMS International School. In addition to this institution, Bandar Tasek Mutiara also has primary schools and secondary schools, which include SRK Bandar Tasek Mutiara and SMK Bandar Tasek Mutiara. The commercial hub of Bandar Tasek Mutiara sits in the middle of the township, where the residents can enjoy all the amenities and facilities, such as banks, restaurants, clinics, and local supermarkets.

Travelling out of Bandar Tasek Mutiara is also convenient as the Simpang Ampat KTM Station and trunk road (Federal Route 1) are just a short distance and about 20 minutes from the Second Penang Bridge.

It is worth noting that all properties in this category are in Penang mainland, bearing price tags within the affordable price range (below RM500,000). These transactions indicate that many of the landed properties in this area are available for young professionals and families of B40 and M40 income earners.

Best-selling landed properties in Penang (above 1,500 sq ft)

ProjectProperty Type  Total TransactionAverage median price (RM) Average median size   (sq ft)  
Bertam Perdana, Kepala BatasTerrace House33360,0001,540  
Seri Tanjung Pinang, Tanjung TokongTerrace House241,950,0001,920
Sanctuary Garden, Bukit MertajamSemi-Detached24750,0002,583
Taman Sri Rambai, Bukit MertajamSemi-Detached18393,0002,800
Taman Bukit Juru, JuruBungalow18750,0004,445  
Eco Horizon (Fasa1), Batu KawanTerrace House16797,0001,800
Hill Park Residensi, Bukit MertajamBungalow16830,0003,627  

Topping off this list is another development from Kepala Batas, i.e. Bertam Perdana, a freehold township less than 10 minutes from Putra Villas. This project is also 5 minutes away from the North-South Highway via the Bertam exit and a 25-minute drive away from Penang Bridge. For residents who use public transportation, the KTM Tasek Gelugor station is located 15 minutes away.

Bertam Perdana is extremely attractive to homebuyers with families as it is surrounded by good amenities such as a playground and multipurpose hall. The Penang Golf Course is also just a 10-minute drive from the township for residents looking for recreational activity. In terms of educational institutions, there are several schools and vocational colleges within its vicinity, such as SK and SMK Bertam Perdana, as well as Institute Latihan Perindustrian (ILP) Kepala Batas and Institut Latihan Kementerian Kesihatan Malaysia Bertam.

Next up on the list is Tanjung Pinang, a freehold township built by a reputable and prestigious developer, i.e., Eastern & Oriental (E&O) Group. It is within the northeastern part of Penang Island and is close to mature neighbourhoods like Tanjong Tokong, Tanjung Bungah and Georgetown.

Most of the residential homes in the township were built incorporating Peranakan and contemporary colonial architecture. Not to mention its most significant appeal – the residential development is built along the coastline of Penang, making the famous Batu Ferringhi only about 20 minutes away.

Regarding connectivity, Tanjung Pinang is directly linked to Jalan Tanjung Tokong. By heading south, residents can go to Gurney Drive, the Penang Bridge, and other areas such as Air Itam and Sungai Nibong. Heading north on Jalan Tanjung Tokong can lead to Tanjung Bungah, Batu Ferringhi, and Teluk Bahang. Tanjung Pinang is also served by Rapid Penang’s Congestion Alleviation Transport (CAT) Tanjung Tokong route, a free-of-charge feeder bus service, which offers 13 routes on Penang Island and Penang Mainland.

There are plenty of facilities and amenities within the Tanjung Pinang neighbourhood, including the Straits Quay, where plenty of restaurants, cafes, art galleries, retail outlets, children’s indoor playgrounds, an upscale grocery store, medical facilities and the Performing Arts Centre of Penang can be found.

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Best-selling high-rise properties in Penang (1,000 to 1,500 sq ft)

William Wong |
ProjectProperty Type  Total TransactionAverage median price (RM) Average median size   (sq ft)  
The Tamarind, Tanjung TokongService Residence21720,0001,047
Tree Sparina, Bayan LepasCondominium21580,0001,130
The Golden Triangle, Sungai AraCondominium18500,0001,216
Palma Laguna, PeraiApartment18350,0001,040
One Imperial, Sungai AraCondominium           17530,0001,206
Sandilands, George TownCondominium           17730,0001,335

Reigning in the top spot is The Tamarind at Tanjong Tokong, an exclusive waterfront township. As one of Penang’s most sought-after addresses, this seven-acre freehold development has 1,104 units over two towers with built-up sizes ranging from 1,047 sq ft to 1,372 sq ft.

In line with its high-end surroundings, The Tamarind is designed with lush landscaping and ample waterscapes, immersing residents in a luxurious, resort-like environment. As such, with no surprise, this project is very appealing to young professionals and families that want to live and bring their children up in the vibrant seaside lifestyle.

The development can be easily connected via Jalan Tanjung Tokong, Jalan Batu Ferringghi, Jalan Lembah Permai and Jalan Kelawei. Besides its strategic location, the area is surrounded by plenty of amenities, which include walking distance to Straits Quay, Penang’s first retail marina. Famous Penang shopping malls like Gurney Plaza and Gurney Paragon are also less than 15 minutes drive.

Next in line is Tree Sparina @ Ideal Vision Park, located near Sungai Ara, Bayan Lepas, Penang. This freehold development has 548 units with built-up sizes ranging from 1,130 sq ft to 1,300 sq ft. Like Tamarind, the condominium was designed with resort architectural styles, which attracts many homebuyers.

The Tree Sparina is adjacent to a mature neighbourhood like Bayan Lepas, which provides its residents with plenty of amenities such as shopping malls, hospitals, and schools. The development is easily accessible via Tun Dr Lim Chong Eu Highway and is connected to other major roads such as Jalan Tun Dr Awang and Jalan Sultan Azlan Shah. In terms of transportation facilities, The Penang International Airport is also nearby.

Best Selling High-Rise Properties in Penang (above 1,500 sq ft)

ProjectProperty TypeTotal TransactionAverage median price (RM) Average median size   (sq ft)  
Quayside, Tanjung TokongCondominium201,950,0002,145
Orange Regency, ButterworthApartment18590,0001,765
Shineville Park Condo, Ayer ItamCondominium16573,0001,647
Andaman At Quayside, Tanjung TokongCondominium112,950,000            2,827
The Light Collection II, GelugorCondominium101,530,0001,701

Heading this list is Quayside, located in Tanjung Tokong in Penang. Also known as Quayside Seafront Resort Condominiums, this project is the first to build a private water park in their development on Penang Island.

Quayside has five high-rise and two medium-rise towers and is built in resort-style architecture. Each high-rise tower at Quayside consists of a total of 298 units with built-up sizes ranging from 1,137 sq ft to 7,000 sq ft. There are 12 units per typical floor with five different layouts and each tower is served by 4- 5 lifts.

Most of the units in this project have a splendid view of the seaside, with beautifully landscaped perimeters of 7 acres of tropical greeneries, including a garden, a one-acre open park, and a jogging/cycling path (1.4km long). As Quayside Penang is well connected to major roads such as Jalan Tanjung Tokong, Jalan Fettes and Jalan Tanjung Bungah, the residents enjoy easy access to all the famous hotspots along Tanjung Tokong.

The runner-up is Orange Regency, a mixed freehold development in Bagan Lalang, Butterworth. Also known as Regensi Oren, this project has 314 units with built-up from 1,430 sq ft to 1,765 sq ft. One of the unique selling points of Orange Regency is the layout of the living and dining areas is well designed, which gives an impression of spaciousness.

One of Butterworth’s most sought-after urban addresses, the development is easily accessible via the Butterworth Outer Ring Road that meets with the trunk road, Jalan Teluk Air Tawar. It is also strategically situated between two major roads, i.e., Jalan Bagan Lallang and Jalan Ong Yi How.

In addition, the condominium is about 10 minutes away from the Butterworth jetty. It is also moderately near to the Perai industrial area and the Penang Bridge – about 20 minutes to each- making it a convenient place to live while working in nearby towns on mainland Penang or the island itself.

It is interesting to note that four out of five properties had designed most of their units with a scenic sea view and easy access to the beach, a great appeal to homebuyers with higher bracket income, who are looking for a resort-based lifestyle.

Best-selling landed properties in Johor (1,000 to 1,500 sq ft)

Lywen Thye |
ProjectProperty TypeTotal TransactionAverage median price (RM) Average median size   (sq ft)  
Taman Universiti, SkudaiTerrace House  171308,0001,302
Taman Bukit Indah, Iskandar PuteriTerrace House156580,000  1,399  
Taman Setia Indah, TebrauTerrace House110500,0001,399  
Taman Kota Masai, Pasir GudangTerrace House80350,0001,302
Taman Nusantara, Iskandar PuteriTerrace House61360,000  1,076  
Taman Sri Impian / Bandar Sri Impian, KluangTerrace House61250,0001,399

Rank the top spot in the list is Taman Universiti, a mature neighbourhood in Skudai, Johor. Started as a university town due to its proximity to Universiti Teknologi Malaysia (UTM), this township now has a healthy mixture of residential and commercial properties. It is surrounded by other established developments, including Bukit Indah, Kangkar Pulai, Taman Pulai Utama and Taman Desa Skudai.

There are ample amenities near Taman Universiti, such as the AEON mall and other commercial outlets such as restaurants, coffee cafes, clinics, beauty parlours, banks, clinics, a. It is also nearby established schools, i.e., Sekolah Kebangsaan Taman Universiti 1, Sekolah Kebangsaan Taman Universiti 2 

In terms of connectivity, Taman Universiti is easily accessible to its surrounding areas via main roads and major highways such as Jalan Universiti, Jalan Pontian Lama, and the Skudai – Pontian Highway. It is also connected to other parts of Johor as well as other states in Malaysia via the North-South Highway.

In second place is the well-known Bukit Indah, a suburb in Iskandar Puteri. This established township started in 1997 and one of its attractions to homebuyers is the intricately designed landscape and lush greenery. As such, it is with no surprise that this development has won numerous awards, such as the Johor State Landscape Award 2001, National Landscape Award Competition 2001 and Best of the Best National Landscape Award 2005.

Bukit Indah’s strategic location is another factor attracting home buyers and investors alike. It is served by a network of highways such as the Eastern Dispersal Link (EDL), Coastal Highway, Second Link Expressway and North-South Expressway.

With such connectivity, the development is just 13km from Johor Bahru City via the Coastal Highway and 26km to neighbouring Singapore by the Second Link Expressway. Regarding transportation hubs, the Senai International Airport and the Port of Tanjung Pelepas are also close to the township.

The properties show that most homebuyers prefer buying homes within established townships with good facilities and connectivity. In addition, both these developments have lush greenery and open parks, a crucial factor for many young professionals and families who want to live a healthy and balanced lifestyle.

Furthermore, the first three developments in this category also recorded high transactions, i.e., 100 transactions and above. This high volume of purchases indicates homebuyers are able to buy their residential home in mature neighbourhood surroundings within the affordable price range (RM500,000 and below).

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Best-selling landed properties in Johor (above 1,500 sq ft)

ProjectProperty TypeTotal TransactionAverage median price (RM) Average median size   (sq ft)  
Taman Mutiara Rini, SkudaiTerrace House  111645,0001,606
Taman Bukit Indah, Iskandar PuteriTerrace House99610,0001,765  
Taman Perling, PerlingTerrace House94470,0001,668
Taman Daya, TebrauTerrace House94450,0001,540
Bandar Putra, KulaiTerrace House93450,0001,539

Topping off the list is Mutiara Rini, an integrated township covering a total land area of 1,438 acres and has a 6km frontage onto Jalan Skudai-Gelang Patah. It is surrounded by established housing estates, namely Taman University, Taman Ungku Tun Aminah, Taman Skudai Baru, and Taman Sri Orkid.

It is located within the western corridor of Johor Bahru, 13km northwest of Johor Bahru City Centre. In terms of connectivity, the residents of Mutiara Rini have a direct entrance/exit point to the township via the Skudai-Pontian Highway.

Launched in 1996, Mutiara Rini has since developed and handed over more than 10,000 homes, and most residential phases in Taman Mutiara Rini are gated and guarded. It is also surrounded by commercial outlets, making it a self-sustained township. Another attraction in this development is the 64-acre Urban Forest and Recreational Centre located in the township.

Coming in next is again Taman Bukit Indah, a township with over 10,000 houses. Apart from its strategic location and natural attraction, Bukit Indah has a range of amenities and facilities convenient for its residents, such as restaurants, cafes, banks, entertainment, and fitness, to name a few.

Given its location within Iskandar Puteri, the residents also stand to benefit from the high-end facilities available in the zone, such as the EduCity, Columbia Asia Medical Hub and LEGOLAND theme park.


The transaction volume was particularly significant for Selangor and Johor’s landed properties, with built-up sizes ranging from 1,000 to 1,500 sq ft. Many of the best-selling properties are also well-equipped with excellent facilities in a tranquil, nature-centric environment, showing that the livability factor is strong as ever and the preferred choice for many homebuyers.

As we move forward in 2023, we expect that the residential property market will focus on landed properties. Meanwhile, demand for high-rise apartments in the affordable price range of around and under RM500,000 in popular locations and niche high-end projects in good locations will continue.

The stamp duty exemptions announced earlier this year will help aid the demand recovery for homes this year – full exemption for homes valued at RM500,000 and below and 75% stamp duty exemption for houses valued from RM500,001 to RM1 million.

Find out what were the best-selling residential projects in Kuala Lumpur and Selangor HERE.


1. The raw transaction data is obtained from JPPH Malaysia (Valuation and Property Services Department). 

2. The data system from JPPH officially records a property transaction in Malaysia once the stamp duty for the Sales and Purchase Agreement is paid.  

3. *The period of July 2021 to June 2022 is selected for the purpose of this article as it is the most recent date with the complete list of subsale property transactions that have been supplied by JPPH.

The opinions stated in this article are not in any form an endorsement or recommendation by Individuals are encouraged to perform their due diligence and seek independent advice before investing. 

Disclaimer: The information is provided for general information only. Malaysia Sdn Bhd makes no representations or warranties in relation to the information, including but not limited to any representation or warranty as to the fitness for any particular purpose of the information to the fullest extent permitted by law. While every effort has been made to ensure that the information provided in this article is accurate, reliable, and complete as of the time of writing, the information provided in this article should not be relied upon to make any financial, investment, real estate or legal decisions. Additionally, the information should not substitute advice from a trained professional who can take into account your personal facts and circumstances, and we accept no liability if you use the information to form decisions.

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