Penang · Area guide
Bayan Lepas, Bayan Baru & Gelugor property
The south-east of Penang Island, where the jobs are: the Bayan Lepas free industrial zone and the airport, Queensbay Mall, and Gelugor near Universiti Sains Malaysia and the Penang Bridge.
7 projects on this site
Projects in Bayan Lepas, Bayan Baru & Gelugor
Each has its own page with layouts, facilities, recorded prices and rents, and the rules for foreign buyers.
Gelugor
Arte S
Freehold serviced apartments near USM, completed 2018. Listed from about RM480,000.
Near USM and the bridge · Freehold below RM1 million
Completed5.1 km to Penang Bridge
Facts and buying guide →Bayan City, Bayan Baru
Elit Heights
Freehold on commercial title, 600 units in three towers in Bayan Baru, completed 2014. Asking about RM367–602 psf.
Near the jobs · Daily needs close by
Completed~8.7 km to the Penang Bridge
Facts and buying guide →Bayan Lepas
Queens Residences Q2
Freehold seafront tower opposite Queensbay Mall, completed 2022. Recorded median about RM1,136 psf.
Opposite Queensbay Mall · Close to the jobs
Completed8 km to the airport
Facts and buying guide →Bayan Indah, Bayan Lepas
Summerton Condominium
Large 3+1 and 4+1-bedroom homes near Queensbay Mall, completed 2014. Recorded median about RM468 psf.
Queensbay on the doorstep · Large homes
Completed~5 min to the Penang Bridge
Facts and buying guide →
Sungai Ara, Bayan Lepas
The Clovers
Freehold, three 42-storey blocks in Sungai Ara, completed 2017. Recorded median about RM466 psf, about 3 km from the airport.
Close to the airport and the FIZ · Freehold at a mid-market price
Completed~3.1 km to Penang airport
Facts and buying guide →
The Light Waterfront, Gelugor
The Light Linear
Freehold, 328 three-bedroom units in IJM’s The Light Waterfront, completed 2012. Recorded median about RM700 psf.
Part of The Light Waterfront · Three bedrooms throughout
Completed
Facts and buying guide →Bayan Indah, Bayan Lepas
Tropicana Bay Residences
Freehold, first phase of Penang World City in Bayan Indah, completed 2017. Recorded median about RM665 psf.
Between the two bridges · A long facilities list
Completed
Facts and buying guide →The numbers
Prices and rents in Bayan Lepas, Bayan Baru & Gelugor
One line per project, as cited on its page: recorded transactions where published, otherwise asking prices, with the source and date.
| Project | Tenure | Completed | Price | Rent |
|---|---|---|---|---|
| Arte S | Freehold | 2018 | RM480k–719k · about RM429–828 psf PropertyGuru listings, Oct 2026 | About RM2,000–3,200 a month PropertyGuru listings, Oct 2026 |
| Elit Heights | Freehold | 2010–2014 | RM500,000–1.2 million · about RM367–602 psf PropertyGuru listings, Oct 2026 | About RM1,800–2,500 a month, most RM2,000–2,200 PropertyGuru listings, Oct 2026 |
| Queens Residences Q2 | Freehold | 2022 | RM1,136 psf · typical RM984–1,265 psf EdgeProp, viewed 2 Oct 2026 | About RM3,000–4,800 a month PropertyGuru listings, Oct 2026 |
| Summerton Condominium | Freehold and leasehold | 2014 | RM468 psf · typical RM441–539 psf EdgeProp, viewed Oct 2026 | About RM2,000–5,300 a month, most RM3,000–4,500 PropertyGuru listings, Oct 2026 |
| The Clovers | Freehold | 2017 | RM466 psf · typical RM445–522 psf iProperty transaction records, viewed Oct 2026 | About RM1,100–3,000 a month; 776 sq ft about RM1,400, 1,598 sq ft about RM1,600–2,500 Mudah listings, Oct 2026 |
| The Light Linear | Freehold | 2012 | RM700 psf · typical RM651–751 psf EdgeProp, viewed 5 Oct 2026 | About RM2,600–3,200 a month, most RM2,700–3,000 iProperty listings, Sep–Oct 2026 |
| Tropicana Bay Residences | Freehold | 2017 | RM665 psf · typical RM606–722 psf EdgeProp, viewed Oct 2026 | 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 |
Figures and sources as shown on each project page, checked October 2026. Asking prices are what owners want, not what units sold for.
Living here
What to know about Bayan Lepas, Bayan Baru & Gelugor
Getting around
The Tun Dr Lim Chong Eu Expressway links the area to George Town and the Penang Bridge, and Penang International Airport is in Bayan Lepas. Rapid Penang buses run from Sungai Nibong and Bayan Baru.
Everyday life
Queensbay Mall, the Bayan Baru market and food courts, Universiti Sains Malaysia, and the factories and offices of the free industrial zone.
Before you buy
Tenant demand comes largely from engineers and factory staff, so rents follow the industrial zone. Check rents and vacancies in the same building before you buy to let.
Foreign buyers
The Penang rules that apply in Bayan Lepas, Bayan Baru & Gelugor
Minimum price, island strata: RM1 million
Foreign individuals and companies may buy a condominium or serviced apartment on Penang Island only at RM1 million or more (state guideline, in force since 1 July 2012).
Minimum price, island landed: RM3 million
Landed homes and landed strata on the island need a price of RM3 million or more, for sale agreements from 1 April 2017.
Minimum price, Seberang Perai strata: RM500,000
On the mainland the strata minimum for foreign buyers is RM500,000 from 28 April 2017. For mainland landed homes, press reports (2017–2019) give RM1 million; confirm with your lawyer.
Summary of the state rules on the Penang property page. Confirm the current position with your lawyer. See also Can a foreigner buy it?
Straight answers
Frequently asked questions
Which projects in Bayan Lepas, Bayan Baru & Gelugor are freehold?
On this site: Arte S, Elit Heights, Queens Residences Q2, The Clovers, The Light Linear, Tropicana Bay Residences. For the others, the title is leasehold or not confirmed; check the tenure and the years remaining on the title before you buy.
Can a foreigner buy property in Bayan Lepas, Bayan Baru & Gelugor?
Yes, subject to the Penang rules: Minimum price, island strata: RM1 million; Minimum price, island landed: RM3 million. State consent is needed and stamp duty for foreigners buying a home is 8% from 1 January 2026.
What do units in Bayan Lepas, Bayan Baru & Gelugor rent for?
Examples from the project pages: Arte S: About RM2,000–3,200 a month (PropertyGuru listings, Oct 2026); Elit Heights: About RM1,800–2,500 a month, most RM2,000–2,200 (PropertyGuru listings, Oct 2026); Queens Residences Q2: About RM3,000–4,800 a month (PropertyGuru listings, Oct 2026); Summerton Condominium: About RM2,000–5,300 a month, most RM3,000–4,500 (PropertyGuru listings, Oct 2026).
Can you find me a unit in Bayan Lepas, Bayan Baru & Gelugor?
Yes. Send me your budget, size and timing on WhatsApp and I will shortlist units across the IQI network, with recorded prices for each building.
Looking in Bayan Lepas, Bayan Baru & Gelugor?
Tell me your budget, size and timing. I will send a shortlist with recorded prices and rents for each building.