M Zenni, Bayan Lepas
Mah Sing Group · Serviced residence · Freehold · Selling
From RM 530,800 · 688–1,184 sq ft · 1–4 bed
- 1Price against the areaRM 772+26% vs new launches nearby+55% vs completed condos
- 2The area+16.6%Change in Penang house prices over the four years to Q1 2026 · High unsold supply in the state
- 3Other options at this price8other new launches within 15% of RM 772 per sq ft
- 4Cost and risksRM 63,004Cash upfront and RM 2,202 a month after that
M Zenni is a freehold serviced residence in Bayan Lepas, Penang, by Mah Sing. The developer lists prices from RM530,800 for a 688 sq ft unit, about RM772 psf. That is 55% 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
- Second Penang Bridge (900m)
- Penang International Airport (1.5km)
- LRT Permatang Damar Laut (upcoming, 4.6km)
1M Zenni price compared with the area
Prices start from RM 530,800. If that price is for the smallest layout (688 sq ft), it works out to about RM 772 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.
See the 12 completed condos NAPIC recorded in the Barat Daya district on the area page.
- Goodwood ResidenceRM 556
- M AmayaRM 666
- M ZenniRM 772
Each developer's starting price divided by its smallest layout, unless the developer states a price per sq ft.
The developer does not publish a price per sq ft. Ask for the price list. If the starting price is for a bigger layout, the entry price per sq ft is lower than shown here.
2The area
- 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
| Project | Entry psf | vs this |
|---|---|---|
| Setia SV2George Town | RM 787 | +2% |
| Setia V ResidencesGeorge Town | RM 753 | -2% |
| Lumina ResidenceGeorge Town | RM 731 | -5% |
| MezonBatu Kawan | RM 696 | -10% |
| M AmayaBayan Lepas | RM 666 | -14% |
| The FiddlewoodzKL Metropolis, Kuala Lumpur | RM 774 | 0% |
| CityPadsKota Kinabalu, Sabah | RM 778 | +1% |
| Haus on 15Subang Jaya, Selangor | RM 764 | -1% |
4Cost and risks
Starting priceRM 530,800
Monthly instalment
RM 2,202
Cash upfront (down payment and stamp duty)
RM 63,004
- Down payment
- RM 53,080
- Stamp duty on the transfer
- RM 9,924
- Loan amount
- RM 477,720
- Total interest over the loan
- RM 447,136
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
- 1
- Storeys
- 33
- Expected completion
- Not stated by the developer
M Zenni floor plans and photos
Our take
- The entry price per sq ft is 55% above the median for completed condos in Bayan Lepas. Some of that gap is normal for a new building. We would compare it with other new launches in Bayan Lepas before paying a booking fee.
- Of the 3 new launches we track in Bayan Lepas, it has the highest entry price per sq ft.
- Other new launches at a similar price per sq ft: Setia SV2 (RM 787 psf), Setia V Residences (RM 753 psf) and Lumina Residence (RM 731 psf).
- Many completed condos in Penang are still unsold. That can make a unit slower to resell or rent out.
More new launches in Bayan Lepas
Other new launches in Penang
More new launches by Mah Sing
M Zenni: common questions
How much is M Zenni in Bayan Lepas?
The developer lists prices from RM 530,800, about RM 772 per sq ft for the smallest layout.
Is M Zenni freehold or leasehold?
The developer lists it as freehold.
Can foreigners buy M Zenni?
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.