Good investment?
CONDITIONAL. Worth studying, but only after confirming transaction evidence, rent, supply and unit selection.
Project review
Skyline Penang @ Bukit Jambul
Bayan Lepas, Penang • Condominium
Skyline Penang @ Bukit Jambul — 290-unit freehold 3-6 bedroom condo by PLB Land, from RM500K. 2028 completion. ~6.9% gross yield estimate, near Queensbay Mall. Lewis can help you compare the latest…
Price From:From RM500,000Built-up:750 - 1950 sqftTenure:FreeholdCompletion:2028
See this price in your own currency
Foreign buyers judge value in the units they buy at home. Convert the asking price and the price per unit of area.
Price from
S$156,500
Price per unit of area
S$208.67 / sq ft
Indicative only, at rates as of 12 August 2026 · Bank Negara Malaysia and market mid-rates
Quick Project Decision
A short buyer-facing answer before you go deeper into photos, price and risk.
Best for
First-Time Buyer. Long-term holding.
Gallery and floor / layout plans
Brochure-verified floor/layout plans stay primary. Project photos improve the visual check when a clear local match is available.
Ask Lewis for the latest brochure file.
Request current layout options, size range, facing, floor level, and available unit stack.
Project snapshot
Check the practical details first before reading the deeper investment view.
Project Details Table
Key project information must stay readable in text, not only inside brochure images.
Project Name
Skyline Penang @ Bukit Jambul
Location
Bayan Lepas, Penang
Developer
PLB Land × ENS Development
Tenure
Freehold
Completion Year
2028
Price From
From RM500,000
Built-up Range
750 - 1950 sqft
Bedrooms
3 - 6
Total Units
290
| Project Name | Skyline Penang @ Bukit Jambul |
|---|---|
| Location | Bayan Lepas, Penang |
| Developer | PLB Land × ENS Development |
| Tenure | Freehold |
| Completion Year | 2028 |
| Price From | From RM500,000 |
| Built-up Range | 750 - 1950 sqft |
| Bedrooms | 3 - 6 |
| Total Units | 290 |
Key selling points
A clean first scan of the project before you compare package, layout and risk.
Price and unit guide
Use these numbers as a shortlist guide for unit comparison.
3 investment scenarios
A simple stress test factoring in vacancy buffer, rental guide and monthly holding guide.
Scenario
Conservative
Monthly Rent
RM 1,400
Cash Gap
-RM 1,249
Show all details
Gross Yield
3.4%
Vacancy Buffer
2 months / year
Monthly Holding
RM 2,416
What it means
Stress-test case. Use this when you want more buffer for vacancy, furnishing and rental competition.
Scenario
Balanced
Monthly Rent
RM 1,550
Cash Gap
-RM 995
Show all details
Gross Yield
3.7%
Vacancy Buffer
1 month / year
Monthly Holding
RM 2,416
What it means
Base planning case. Useful for checking whether the project still feels comfortable after normal vacancy buffer.
Scenario
Optimistic
Monthly Rent
RM 1,650
Cash Gap
-RM 835
Show all details
Gross Yield
4.0%
Vacancy Buffer
0.5 month / year
Monthly Holding
RM 2,416
What it means
Upside case. Only use after checking strong furnished rental evidence and tenant demand.
| Scenario | Monthly Rent | Gross Yield | Vacancy Buffer | Monthly Holding | Cash Gap | What it means |
|---|---|---|---|---|---|---|
| Conservative | RM 1,400 | 3.4% | 2 months / year | RM 2,416 | -RM 1,249 | Stress-test case. Use this when you want more buffer for vacancy, furnishing and rental competition. |
| Balanced | RM 1,550 | 3.7% | 1 month / year | RM 2,416 | -RM 995 | Base planning case. Useful for checking whether the project still feels comfortable after normal vacancy buffer. |
| Optimistic | RM 1,650 | 4.0% | 0.5 month / year | RM 2,416 | -RM 835 | Upside case. Only use after checking strong furnished rental evidence and tenant demand. |
This is a decision guide, not a guaranteed return. It excludes personal tax, insurance, special assessment and future rate changes.
Cost and affordability check
Hidden cost guide
SPA / legal buffer (SPA = Sale & Purchase Agreement)RM 5,000
Stamp duty bufferRM 15,000
Loan agreement bufferRM 2,500
Renovation / move-in bufferRM 12,500
Confirm nett price, rebate and booking terms before paying.
Estimated cash to start
RM 50,000 down payment + RM 35,000 upfront buffers
The cash buffer figure shown in the calculator below already includes these upfront buffers.
Monthly Holding Cost
Quick guide only. Lewis can help check a more realistic bank package before you book.
Estimated instalment
RM 2,047
Maintenance guide
RM 263
Sinking fund guide
RM 26
Assessment & quit rent guide
RM 80
Monthly holding guide
RM 2,416
Cash buffer guide
RM 72,500
Lewis investment analysis
The opinion, score, yield estimate, risks and alternatives are grouped here so the page stays light at first glance.
Worth studying, but only after confirming transaction evidence, rent, supply and unit selection.
Suitable for
First-Time Buyer
Avoid if
Short-Term FlipperBuyer needing immediate move-in
May not suit buyers who need confirmed walking distance to rail transit.
May not suit buyers who need to move in immediately or inspect the exact completed unit.
May not suit families who prioritise school and park convenience above all else.
Risk
Medium-High
Holding Period
5-8 years
Confidence
7.1/10
Lewis's screening model
6.9/10
Scored by the same model across every project on this site — price, tenure, location and rental demand. A screening aid, not a personal valuation.
Relative Value
Whether the entry price is justified by location quality, rental support, supply risk control and resale audience.
6.6/10
Location Score
Area strength, amenity depth, maturity and daily convenience.
7.1/10
Rental Demand
Tenant depth from jobs, lifestyle, education, medical, rail and city demand.
6.5/10
Accessibility
Rail, road, commute and practical access signals from public information and maps.
6.5/10
Future Growth
Infrastructure, commercial development, township maturity and growth catalysts.
7.0/10
Supply Risk Control
Higher score means healthier control against nearby competing supply.
7.7/10
Liquidity
Estimated resale audience depth and ability to exit later.
7.1/10
Score is a value-first Lewis framework using brochure facts, public map/infrastructure signals, rental-source checks, supply-risk control and market-source verification. A low price alone does not create a high score.
How Lewis reads this score
The score is not a decoration. Each factor points to what must be verified before booking.
Factor
Relative Value
Score
6.6/10
Why it matters
Whether the entry price is justified by location quality, rental support, supply risk control and resale audience.
What to verify next
Compare price against location quality, rent support, supply risk and resale audience before treating it as a good deal.
Factor
Location Score
Score
7.1/10
Why it matters
Area strength, amenity depth, maturity and daily convenience.
What to verify next
Check daily route, surrounding amenities, road access and actual neighbourhood feel.
Factor
Rental Demand
Score
6.5/10
Why it matters
Tenant depth from jobs, lifestyle, education, medical, rail and city demand.
What to verify next
Compare current PropertyGuru, iProperty and SPEEDHOME rental listings before relying on the estimate.
Factor
Accessibility
Score
6.5/10
Why it matters
Rail, road, commute and practical access signals from public information and maps.
What to verify next
Verify Google Maps or Waze travel time during peak hour, not only brochure distance.
Factor
Future Growth
Score
7.0/10
Why it matters
Infrastructure, commercial development, township maturity and growth catalysts.
What to verify next
Check MRT Corp, DBKL, developer masterplans and latest area development news.
Factor
Supply Risk Control
Score
7.7/10
Why it matters
Higher score means healthier control against nearby competing supply.
What to verify next
Compare nearby launches, completed stock, rental competition and density before booking.
Factor
Liquidity
Score
7.1/10
Why it matters
Estimated resale audience depth and ability to exit later.
What to verify next
Check Brickz, EdgeProp and comparable resale supply so the exit audience is realistic.
| Factor | Score | Why it matters | What to verify next |
|---|---|---|---|
| Relative Value | 6.6/10 | Whether the entry price is justified by location quality, rental support, supply risk control and resale audience. | Compare price against location quality, rent support, supply risk and resale audience before treating it as a good deal. |
| Location Score | 7.1/10 | Area strength, amenity depth, maturity and daily convenience. | Check daily route, surrounding amenities, road access and actual neighbourhood feel. |
| Rental Demand | 6.5/10 | Tenant depth from jobs, lifestyle, education, medical, rail and city demand. | Compare current PropertyGuru, iProperty and SPEEDHOME rental listings before relying on the estimate. |
| Accessibility | 6.5/10 | Rail, road, commute and practical access signals from public information and maps. | Verify Google Maps or Waze travel time during peak hour, not only brochure distance. |
| Future Growth | 7.0/10 | Infrastructure, commercial development, township maturity and growth catalysts. | Check MRT Corp, DBKL, developer masterplans and latest area development news. |
| Supply Risk Control | 7.7/10 | Higher score means healthier control against nearby competing supply. | Compare nearby launches, completed stock, rental competition and density before booking. |
| Liquidity | 7.1/10 | Estimated resale audience depth and ability to exit later. | Check Brickz, EdgeProp and comparable resale supply so the exit audience is realistic. |
Expected rental
RM 1,400 - RM 1,650
Estimated yield
3.4% - 4.0%
Tenant profile
First-Time Buyer
Estimate only. Confirm current furnished rent, vacancy buffer, maintenance fee and competing completed supply before booking. Updated: August 2026 · brochure completion reference: 2028.
Bayan Lepas, Penang location Freehold tenure Condominium project type
Bayan Lepas, Penang location
Freehold tenure
Condominium project type
From RM500,000
Built-up guide: 750 - 1950 sqft
May not suit buyers who need confirmed walking distance to rail transit.
Traffic and actual travel time should be checked during weekday peak hour.
Final package, rebate, car park allocation and legal fee support can change without notice.
Rental estimate should be checked against current completed supply nearby.
Construction timeline and VP date should be reconfirmed with the developer.
Likely target audience: local own-stay families, upgraders or practical renters in the surrounding area.
Continue your research
Check budget and returnProperty calculatorsBest condo investment under RM500kLewis recommended propertiesMonthly market notes
Compare alternativesComparison hubDownload project comparison templateMalaysia property comparison engine
Related Buyer GuidesNew launch vs subsale
FAQ and enquiry
Common buyer questions, related projects and a shorter enquiry form for next-step checks.
Buyer questions
Skyline Penang starts from RM 500k. It has 3 - 6 bedrooms.
Skyline Penang is freehold.
Skyline Penang is located in Bayan Lepas, Penang.
Skyline Penang is developed by PLB Land × ENS Development.
Skyline Penang offers 3 - 6 bedroom layouts.
Skyline Penang offers 750 - 1,950 sqft. WhatsApp for the full floor plans.
Vacant possession for Skyline Penang is estimated in 2028.
Based on the calculation above using PG sample data, expected net yield is meaningfully above the Klang Valley new-launch average of 3.2 to 3.5 percent. Bayan Lepas demand drivers favour mixed long-stay and short-stay.
More buyer questions (19)
CONDITIONAL. Worth studying, but only after confirming transaction evidence, rent, supply and unit selection.
Skyline Penang @ Bukit Jambul has a Lewis Investment Score of 6.9/10 based on relative value, rental demand, supply risk control, liquidity, location quality, accessibility and future growth. Low price alone does not make a project top tier.
Ask Lewis to verify current nearby rental listings as the starting rental check, then compare maintenance, vacancy and furnishing cost before making an investment decision.
The current framework labels the project risk as Medium-High. The final risk depends on latest nett price, unit selection, competing supply and rental evidence.
Skyline Penang @ Bukit Jambul is most suitable for First-Time Buyer.
Skyline Penang @ Bukit Jambul may not suit Short-Term Flipper, Buyer needing immediate move-in.
The exit strategy is to buy a unit with clear resale audience, practical layout, sensible entry price and rental demand that can still compete with nearby completed projects.
Better alternatives depend on your budget, preferred area and purpose. Compare nearby projects by Lewis Score, actual commute, rent evidence, maintenance and available layout.
Check Brickz, EdgeProp and NAPIC evidence for actual transaction range, completed comparable prices and supply trend before relying on asking price.
The suggested holding period is 5-8 years, subject to loan comfort, vacancy buffer, market cycle and personal exit plan.
Skyline Penang @ Bukit Jambul can suit own-stay buyers comparing Bayan Lepas because it offers condominium options From RM500,000, with freehold tenure and layouts around 750 - 1950 sqft.
For investment, compare Skyline Penang @ Bukit Jambul against nearby completed rental supply, realistic furnishing cost, maintenance fee and tenant demand before booking.
Ask for latest nett price, rebate, package validity, available unit stack, car park allocation, maintenance estimate, floor plan and loan comfort check.
Lewis Chong, REN 69566 under IQI Global, can help compare latest package, floor plan, loan comfort, rental logic and alternatives.
WhatsApp Lewis to verify the nearest MRT/LRT station and walking distance. Confirm actual walking distance and any covered link before relying on transit access.
WhatsApp Lewis to verify the nearest mall and everyday amenities, along with Bayan Lepas and Penang. Confirm current retail, school and healthcare access before booking.
Yes. WhatsApp Lewis to request current layout types, size options, facing, floor level, available unit stack and floor plan images where available.
Ask for the latest nett price, rebate, car park allocation, legal package, booking terms and availability before paying any booking fee.
Yes. Share your budget, income range, commitments and preferred loan margin so the monthly instalment and cash needed can be estimated before viewing.
Get price list, floor plans — or book a viewing
Enter your details and Lewis sends the latest price list, floor plans and rental-yield notes on WhatsApp. Usually within ~15 min (9am–9pm).
Prefer to chat directly? WhatsApp Lewis
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