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M Amaya, Bayan Lepas

M Amaya, Bayan Lepas

Mah Sing Group · Serviced residence · Freehold · Selling

From RM 480,000 · 721–1,432 sq ft · 1–4 bed

  1. 1Price against the areaRM 666≈ 0% vs new launches nearby+33% vs completed condos
  2. 2The area+16.6%Change in Penang house prices over the four years to Q1 2026
  3. 3Other options at this price8other new launches within 15% of RM 666 per sq ft
  4. 4Cost and risksRM 56,600Cash upfront and RM 1,991 a month after that

M Amaya is a freehold serviced residence in Bayan Lepas, Penang, by Mah Sing. Prices start from RM480,000 for a 721 sq ft unit, about RM666 psf. That is 33% above the NAPIC 2025 median of RM500 psf for completed condos in the Barat Daya district. Checked against the developer's website on · Developer's project page

Location

Southbay, Batu Maung, Bayan Lepas, Penang

Nearby, as listed by the developer

  • LRT S02-Permatang Damar Laut (Mutiara Line, upcoming)
  • Penang Second Bridge
  • Komtar
  • Village Grocer
All 5 new launches in Bayan Lepas All 37 new launches in Penang

1M Amaya price compared with the area

Prices start from RM 480,000. With the smallest layout at 721 sq ft, that works out to about RM 666 per sq ft.

NAPIC recorded 12 completed condos in the Barat Daya district in 2025. That area includes Bayan Lepas. Its entry price per sq ft is higher than three quarters of the prices recorded in the area. New launches usually cost more per sq ft than completed condos nearby.

This launch
RM 666
Desaria (Regency Heights) RM 401Arasia Perdana (The Clovers) RM 431One Imperial Condominium RM 446Imperial Residences RM 472Forestville RM 492Ideal Vision Park @ Tree Sparina RM 496Skycube Residence RM 503Imperial Grande RM 528Fairview Residence RM 551Putra Place Condominium RM 638Muze @ Picc RM 798Queens Residences Q1 @ Queens Waterfront RM 1,150
Middle half of recorded prices: RM 465 – RM 573+33% vs median

See the 12 completed condos NAPIC recorded in the Barat Daya district on the area page.

Price per sq ft of new launches in Bayan Lepas

Each developer's starting price divided by its smallest layout, unless the developer states a price per sq ft.

2The area

Price per sq ft by area in Penang
Completed condos, medianNew launches, medianThis launch RM 666
RM psf
  • Timur LautRM 753 · 11 launchesRM 546
  • Barat DayaRM 556 · 5 launchesRM 500
  • Seberang Perai TengahRM 434 · 6 launchesRM 368
  • Seberang Perai UtaraRM 442 · 1 launchRM 362

NAPIC 2025 data. Only areas with at least 5 recorded schemes are listed. Hover or tap an area for details.

Completed condos in Barat Daya changed -1.2% in price from 2024 to 2025 and -0.7% in the first half of 2026 (NAPIC, median per condo). See the price trend

House prices in Penang rose 16.6% in the four years to Q1 2026P, against 14.2% for Malaysia. See the state price and supply charts on the Bayan Lepas page.

3Other options at this price

Starting price and price per sq ft of each optionHover or tap a dot

↑ Starting price

ProjectEntry psfvs this
Altus ResidencySeberang PeraiRM 654-2%
Ferringhi Residence 2Batu FerringhiRM 653-2%
MezonBatu KawanRM 696+5%
Lumina ResidenceGeorge TownRM 731+10%
The WaveGeorge TownRM 598-10%
Setia V ResidencesGeorge TownRM 753+13%
The ReyaKL East, Kuala LumpurRM 6660%
M NovaKepong, Kuala LumpurRM 6670%

4Cost and risks

Starting priceRM 480,000

Buyer

Monthly instalment

RM 1,991

Cash upfront (down payment and stamp duty)

RM 56,600

Down payment
RM 48,000
Stamp duty on the transfer
RM 8,600
Loan amount
RM 432,000
Total interest over the loan
RM 404,343

Based on the starting price, with stamp duty on the transfer only. Legal fees and loan stamp duty are extra. We apply the first-home exemption only up to RM500,000. Confirm it with your lawyer.

Things to check

  • No completion date is published: ask for the vacant possession date and the late-delivery terms in the SPA.
  • In Penang a foreign buyer needs state consent and can only buy a unit priced at RM 1,000,000 or more.
Project details+
Developer
Mah Sing Group
Location
Southbay, Batu Maung, Penang
Property type
Serviced residence
Tenure
Freehold
Total units
Not stated by the developer
Blocks / towers
2
Storeys
37
Expected completion
Not stated by the developer

Infinity pool · Wading pool · Jacuzzi · Gymnasium · Ladies gymnasium · Yoga studio

M Amaya floor plans and photos

  • swimming pool

  • garden

Our take

  • The entry price per sq ft is 33% above the median for completed condos in Bayan Lepas. A gap of this size is common for a new launch.
  • Of the 3 new launches we track in Bayan Lepas, it has the 2nd lowest entry price per sq ft.
  • Other new launches at a similar price per sq ft: Altus Residency (RM 654 psf), Ferringhi Residence 2 (RM 653 psf) and Mezon (RM 696 psf).
  • House prices in Penang rose 16.6% over the last four years.

More new launches in Bayan Lepas

Other new launches in Penang

More new launches by Mah Sing

M Amaya: common questions

Is M Amaya freehold or leasehold?

The developer lists it as freehold.

Can foreigners buy M Amaya?

Penang sets a RM 1,000,000 minimum for foreign buyers. The developer does not list a full price range, so check the price of the unit you want.

Sources

Project facts come from the developer's website. Area prices and yields come from NAPIC's Laporan Pasaran Harta 2025. State figures come from the MHPI (Q1 2026P) and the NAPIC overhang tables (Q1 2026). No developer pays us.