Bayan Indah, Bayan Lepas · Completed 2017 · Subsale
Tropicana Bay Residences
The first residential phase of Penang World City, by Tropicana Ivory: six freehold 22-storey towers off the Tun Dr Lim Chong Eu Expressway, with studio to 4-bedroom homes of 400–1,945 sq ft.
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Answer block
Tropicana Bay Residences at a glance
Every figure here comes from the developer, the government housing register or the property records named at the foot of the page. Where sources disagree, the range is shown. Where nobody has published a number, it is not on this page.
Development
Tropicana Bay Residences
By Tropicana Ivory Sdn Bhd, a joint venture of Tropicana Corporation and Ivory Properties
Address
Persiaran Bayan Indah
Penang World City, 11900 Bayan Lepas
Tenure
Freehold
Completed
2017
iProperty and Tropicana Corporation
Towers
6 towers (A–F), 22 storeys
Six serviced-residence towers per PropertyGuru and a 2017 Kwong Wah Yit Poh article on Tropicana’s website; the first sub-phase was four towers
Units
1,343
Records differ: a Star article on Tropicana’s website gives 1,248 units in four towers, probably the first sub-phase only
Layouts
400–1,945 sq ft
Studios and 1 to 4 bedrooms; the smallest is a 400 sq ft studio in Tower F (iProperty)
Foreign buyers
Mostly not eligible
Most asking prices are below the RM1 million island minimum
Why this address
Four things buyers weigh at Tropicana Bay Residences
A large freehold condominium between the two Penang bridges. Here is the case, and the catch.
Between the two bridges
Tropicana Corporation places the project between the first and second Penang Bridges, about 10 minutes’ drive from the airport, with Queensbay Mall nearby.
A long facilities list
EdgeProp lists an infinity pool, sky gym, rooftop lounge, mini cinema, tennis and squash courts, sauna and jogging track.
Rental demand
Mudah showed more than 200 rental listings in 2026, and EdgeProp puts the implied gross yield at about 4.85%.
What to weigh: plenty of competing units
With more than 1,200 units and many listings for sale and rent, buyers have choice and landlords face competition. Recorded prices have also eased (iProperty notes a fall of about 7.8%).
The development
Tropicana Bay Residences, decoded
Phase 1 of Penang World City in Bayan Indah: six 22-storey towers (A–F) on 10.55 acres. Unit counts differ between records: a Star article on Tropicana’s website gives 1,248 units in four towers, probably the first sub-phase, while EdgeProp, iProperty and PropertyGuru give 1,343 units.
Facilities
As listed by EdgeProp and Tropicana Corporation; floor levels are not published.
Water
Pools
- Infinity pool
- Swimming pool
- Jacuzzi
- Sauna
Active
Sports and fitness
- Sky gym
- Tennis court
- Squash court
- Badminton and basketball courts
- Jogging track
Residents
Shared spaces
- Mini cinema
- Rooftop lounge
- Multi-purpose hall
- BBQ area
- Playground
Where the project is now
Layouts
All 10 Tropicana Bay Residences layouts
10 layout types, from 400 to 1,945 sq ft. Sizes from the developer’s published plans, checked October 2026. Other layouts may exist; ask for the full list. Tap any layout and the drawing comes to your WhatsApp.
Type A1 — 400 sq ft
1 bed 1 bath · 400 sq ft · smallest studio/1-bed variant
Get this floor planAsk price & availability →Premium / largest unit — 1,945 sq ft
1,945 sq ft · largest unit
Get this floor planAsk price & availability →Price and rent by layout
What each layout is asking at Tropicana Bay Residences
Asking prices and rents seen on PropertyGuru in October 2026, matched to each layout by size. Asking prices are not sale prices; compare them with the recorded transactions above.
| Layout | Size | Asking price | Asking rent | Listings |
|---|---|---|---|---|
| Type A1 | 400 sq ft | RM365,000–400,000 | – | 2 |
| Type B1 | 550 sq ft | RM450,000–560,000 | – | 3 |
| Type B | 615 sq ft | RM430,000 | – | 1 |
| Type C / C1 | 872 sq ft | RM560,000–699,000 | – | 4 |
| Type D2 | 980 sq ft | RM588,000 | – | 2 |
| Type D | 1,020 sq ft | RM630,000–680,000 | – | 2 |
| Type E2 | 1,320 sq ft | RM735,000–1.08m | – | 5 |
| Premium / largest unit | 1,945 sq ft | RM1.3m | – | 1 |
Location & connectivity
Where Tropicana Bay Residences sits
Persiaran Bayan Indah, Penang World City, 11900 Bayan Lepas, Penang.
The recorded numbers
The price numbers
Recorded sales and asking prices are different things. Transacted figures come from deals recorded with the government valuation department; asking figures are what owners or the developer are listing at.
| Measure | Figure | Source and date |
|---|---|---|
| Transacted price median, last 48 months | RM665 psf · typical RM606–722 psf | EdgeProp, viewed Oct 2026 |
| Transacted price median, 2023–2026 | RM671 psf · typical RM613–712 psf | iProperty transaction records, viewed Oct 2026 |
| Launch price at launch | From RM430,000 | StarProperty project review |
| Asking price for sale | RM380k–1.3m; most RM430–750k · 872 sq ft about RM550–680k | Mudah listings, Oct 2026 |
| Asking rent whole units | Studios about RM1,600–1,700; 872–1,020 sq ft about RM1,800–3,400, most RM2,000–2,500 a month | Mudah listings, viewed Oct 2026 |
The two transacted rows are recorded sales from EdgeProp and iProperty, which cover slightly different periods. Launch, asking sale and asking rent rows are listing or launch prices, not transactions. EdgeProp puts the implied gross yield at about 4.85%.
Track record
About Tropicana Ivory Sdn Bhd
Tropicana Bay Residences was built by Tropicana Ivory Sdn Bhd, a joint venture between Tropicana Corporation and Ivory Properties Group.
It is the first phase of Penang World City in Bayan Indah, off the Tun Dr Lim Chong Eu Expressway.
Around the building
What is near Tropicana Bay Residences
The closest places on the map, measured in a straight line from the building. Driving distances are longer.
🚉 Getting around
- Sungai Nibong Bus Terminal~1.0 km
- Bayan Baru Bus Terminal~3.7 km
🛍️ Malls
- Queensbay Mall~1.2 km
- Bukit Jambul Complex~2.3 km
- One Precinct~3.4 km
🎓 Schools
- Sekolah Kebangsaan Sungai Nibong~1.2 km
- Sekolah Menengah Jenis Kebangsaan Phor Tay~1.5 km
- Sekolah Jenis Kebangsaan (Cina) Kwang Hwa, Sungai Nibong~1.7 km
- Sekolah Jenis Kebangsaan (Cina) Shih Chung Cawangan~1.7 km
🏛️ Colleges and universities
- Anjung Budi~1.6 km
- PPIK~1.7 km
- School of Humanities~1.8 km
🏥 Hospitals
- Spinecare Chiropractic Penang~900 m
- Pantai Integrated Rehab (Satellite)~3.7 km
- Pantai Hospital Penang~3.9 km
Map data © OpenStreetMap contributors. Names as recorded on the map; check opening and enrolment details yourself.
Is it for you?
Which kind of buyer are you?
The same building suits different people for different reasons. Pick the line that sounds like you.
🏠 Living here yourself
Layouts here run from about 400 to 1,945 sq ft. Ask me which stacks get the better view and the least afternoon sun; that changes the price more than the floor.
💰 Buying to rent out
Compare the recorded rents in "The price numbers" above with the instalment on your loan. Smaller layouts usually rent faster; larger ones hold tenants longer.
👨👩👧 Family with children
Check the school and clinic distances in the location section, the number of car parks per unit and how busy the lifts are at 7.30 am.
✈️ Buying from overseas
Foreigners can only buy above the state minimum price and pay 8% stamp duty from 2026. Ask me which units here qualify before you shortlist.
Straight talk
What I will not hide from you
Every project has trade-offs. These are the ones I would want to know before paying a deposit.
- ⚠️ A newer project, so many owners are renting out at the same time. Expect competition for tenants for the first few years.
- ⚠️ Asking prices are not sale prices. Compare any offer with the recorded transacted price per sq ft above before you commit.
The real cost
What buying here costs in 2026
Worked example for a unit at RM750,000, around the typical asking price here. Your figures will differ with the price and the bank.
| Malaysian buyer (90% loan) | Foreign buyer (70% loan) | |
|---|---|---|
| Purchase price | RM750,000 | RM750,000 |
| Down payment | RM75,000 | RM225,000 |
| Loan amount | RM675,000 | RM525,000 |
| Stamp duty on transfer (MOT) | RM16,500 | RM60,000 |
| Stamp duty on loan (0.5%) | RM3,375 | RM2,625 |
| Lawyer, sale agreement (incl. 8% SST) | RM9,450 | RM9,450 |
| Lawyer, loan agreement (incl. 8% SST) | RM8,640 | RM7,020 |
| Cash needed before keys | RM112,965 | RM304,095 |
| State consent fee for foreigners | – | Set by each state; ask me for the figure |
Estimates only. Stamp duty: 1–4% tiers for Malaysians and PRs, 8% flat for foreigners from 1 Jan 2026. Legal fees follow the Solicitors’ Remuneration Order 2023. First-time Malaysian buyers of homes up to RM500,000 may get a stamp duty exemption until 2027. Valuation, disbursements and moving costs are not included.
Get these numbers for a real unitCalculate my exact costs →Straight answers
Frequently asked questions
How many units and what sizes?
EdgeProp, iProperty and PropertyGuru give 1,343 units in six 22-storey towers; a Star article on Tropicana’s website gives 1,248 units in four towers, probably the first sub-phase. Layouts run from 400 to 1,945 sq ft, from studios to 4 bedrooms.
Is Tropicana Bay Residences freehold?
Yes. StarProperty and iProperty record freehold tenure.
Can a foreigner buy here?
On Penang Island a foreigner can generally buy a strata home priced at RM1 million or more (RM3 million for landed homes and landed strata), with state consent from the Penang Land and Mines Office. The state charges an approval levy of 3% of the price, reduced to 1.5% for island strata homes priced between RM1 million and RM1.5 million, and a foreign owner may resell only after three years from the SPA date. Stamp duty on the transfer of a home is a flat 8% for foreign buyers from 1 January 2026. Most asking prices here are below RM1 million, so most units are not open to foreign buyers. Only a few large units listed at RM1 million or more could qualify, subject to consent.
How much does it rent for?
Studios are listed at about RM1,600 to RM1,700 a month, and 872–1,020 sq ft units at about RM1,800 to RM3,400, most between RM2,000 and RM2,500 (Mudah, 2026).
Berapa harga Tropicana Bay Residences?
Harga transaksi median ialah RM665 sekaki persegi (EdgeProp, 48 bulan terakhir). Harga tawaran semasa kebanyakannya RM430,000 hingga RM750,000. Hartanah ini pegangan bebas dan siap pada 2017.
Tropicana Bay Residences 价格多少？租金多少？
根据EdgeProp，过去48个月成交中位价约每平方尺RM665；目前挂牌价多在RM43万至RM75万之间，872至1,020平方尺单位月租约RM1,800至RM3,400。永久地契，2017年完工。
Which schools are near Tropicana Bay Residences?
On map data, the nearest schools are Sekolah Kebangsaan Sungai Nibong (~1.2 km), Sekolah Menengah Jenis Kebangsaan Phor Tay (~1.5 km), Sekolah Jenis Kebangsaan (Cina) Kwang Hwa, Sungai Nibong (~1.7 km). Distances are straight-line from the building.
Is there a train or bus station near Tropicana Bay Residences?
The nearest stations on map data are Sungai Nibong Bus Terminal (~1.0 km), Bayan Baru Bus Terminal (~3.7 km).
What is the nearest hospital and mall to Tropicana Bay Residences?
The nearest hospital on map data is Spinecare Chiropractic Penang (~900 m), and the nearest mall is Queensbay Mall (~1.2 km).
How much cash do I need to buy at Tropicana Bay Residences?
For a unit at RM750,000,, a Malaysian buyer with a 90% loan needs about RM7,020 before getting the keys, covering the down payment, stamp duty and legal fees. A foreign buyer with a 70% loan needs about RM112,965, before the state consent fee. The full table is in "What buying here costs in 2026".
Compare
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Same area first, then a similar budget. Chosen so you can compare the numbers yourself, not for which one pays the agent more.
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The Clovers
Freehold, three 42-storey blocks in Sungai Ara, completed 2017. Recorded median about RM466 psf, about 3 km from the airport.
View project →Get the current price list and units available at Tropicana Bay Residences
Prices move and the better units go first. Tell me your budget and whether you are buying to live in or to rent out, and I will send back the units that fit, not a generic brochure.
Buying, selling or renting: one conversation, no obligation.
Jason Lim
10 years in Malaysian property · Johor Bahru & Kuala Lumpur · REN 84424 · IQI Realty Sdn. Bhd. E (1) 1584/6
I work with local families, investors and buyers from Singapore and overseas. If a project is not right for what you need, I will say so; that is usually worth more than the brochure.