This projectGrains Residences
Bukit Mertajam · High-rise
- Tenure
- Freehold
- Built-up
- 425 – 1,162 sq ft
- Bedrooms
- Studio – 4
- Completion
- June 2028
- Units
- 415
- From
- RM 301,000
Grains Residences
Grains Residences | Bandar Perda, Bukit Mertajam, Penang | Freehold 45-Storey
From RM 301,000around RM 1,200 a monthFreeholdStudio – 4 bed425 – 1,162 sq ft401 homesCompletion June 2028
Floor plans, price list, availabilityIn short
Grains Residences is a high rise condominium in Bukit Mertajam, Penang by ZNEN Landmark. The development holds 401 units, 45 storeys, Studio to 4 bedroom layouts, built-ups from 425 to 1,162 sq ft. The land is freehold, completion is set for June 2028.
About Grains Residences
In Bukit Mertajam, Penang, Grains Residences is the current release, on a site of 2.23 acres. The layout comes to 1 block, 401 homes, 45 floors, 11 units to a floor.
There are 6 layouts on offer covering Studio to 4 bedrooms between 425 and 1,162 sq ft. The spread means Grains Residences is not aimed at one buyer profile alone.
Grains Residences is developed by ZNEN Landmark on freehold land. The land usage is classified as commercial under HDA.
On paper the development reads as 45 storeys at 11 units each, 4 lifts serving them, a site of 2.23 acres, a commercial under HDA land title.
Unit types
Get the floor plans →Grains Residences is released in 6 layouts from 425 to 1,162 sq ft. The entry plan is Type A at 425 sq ft — a studio. The largest is Type D at 1,162 sq ft running to 3 bedrooms.
| Layout | Rooms | Size |
|---|---|---|
| A | Studio · 1 bath | 425 sq ft |
| B | 2 bed · 2 bath | 725 sq ft |
| C | 3 bed · 2 bath | 1,020 sq ft |
| C1 | 2 bed · 2 bath | 1,020 sq ft |
| C2 | 4 bed · 2 bath | 1,020 sq ft |
| D | 3 bed · 3 bath | 1,162 sq ft |
Floor plans
Ask for full resolution →
01Type A425 sq ftStudio · 1 bathClick to enlarge
02Type B725 sq ft2 bed · 2 bathClick to enlarge
03Type C21,020 sq ft4 bed · 2 bathClick to enlarge
04Type C11,020 sq ft2 bed · 2 bathClick to enlarge
05Type C1,020 sq ft3 bed · 2 bathClick to enlarge
06Type D (Dual Key)1,162 sq ft3 bed · 3 bathClick to enlargeGallery
15 artist impressions
Why buyers take it
Penang Bridge at 8 minutes; the North-South Expressway 9 minutes. 1 of the places listed on this page carry a measured distance rather than a claim about being 'well connected'. The figures are the developer's own.
6 layouts to choose from. Enough that the floor plan can be matched to how you actually live rather than the other way round — worth walking more than one before deciding.
Freehold. No lease to run down and no state consent needed on a future sale — which also means no lease-extension cost landing on a later owner.
Layouts running to 4 bedrooms. Family-sized stock is a smaller pool than studios and twos, which cuts both ways: fewer competing units when you sell, and fewer comparables when a bank values it.
8 lifts for 401 homes. About 50 homes to a lift. Lift provisioning cannot be added to a finished building, and it is what the queue at 8am comes down to.
Why some walk away
It is not built yet. What you are buying is a drawing and a delivery date. Completion is set for June 2028, and dates set by developers move. Read the sale and purchase agreement on the liquidated damages clause, not the brochure.
It sits on a commercial title. Housing-development protections still apply where the title says under HDA, but assessment and utility tariffs can follow the commercial schedule. Ask the developer to confirm in writing which one applies before you budget the monthly cost.
Every figure on this page comes from the developer. Unit counts, built-ups, distances and completion dates are as published by the developer or its appointed agents, and none of it is independently verified. Check anything you intend to rely on against the sale and purchase agreement.
Our take
Which Grains Residences unit should you go for?
Grains Residences in Bandar Perda, Bukit Mertajam is a Type C pick for most buyers. This corner unit packs three bedrooms, two baths, a utility and a yard into 1,020 sq ft, which is 295 sq ft above two-bedroom Type B. Type C is limited to Levels 8–23; above that, those corners turn into four-bedroom C2.
- Why Type C
- The three bedrooms line up along a single window wall, with an en-suite for the master. Type C also retains a breakfast counter between kitchen and dining, which C2 converts into a fourth bedroom.
- Pick differently if
- Type C2, also 1,020 sq ft but with four bedrooms, gives an extra room or a corner beyond Level 23. Type D, a 1,162 sq ft dual-key unit, lets a parent or grown child keep a separate kitchen.
- Check before you book
- Our developer documents do not list which floors fall under the rental agreement with the short-stay operator. Ask for written confirmation of the status of your Type C floor first.
Shall we compare 07, 08 and 11, the corner units in Type C? Ask us on WhatsApp →
By the MyPropertyHub team · Our view, based on developer floor plan sheets dated January 2026.
Project details
| Handover | June 2028 |
|---|---|
| Title | Freehold · Commercial under HDA |
| Building | High Rise Condominium |
| Homes | 401 |
| Storeys | 45 |
| Blocks | 1 |
| Homes per floor | 11 — 4 units on one corridor, 7 on the other |
| Lifts per floor | 4 — 3 passenger and 1 fireman's lift |
| Site | 2.23 acres |
| Address | Bukit Mertajam, Bukit Mertajam, Penang |
| Built by | ZNEN Landmark |
What it costs a month
Full calculator →Starting price RM 301,000, at a 90% margin over 35 years at 3.7%. Change any figure and the instalment follows.
Monthly instalment—
Loan amount—
Down payment—
Total interest over the tenure—
Total repayment—
An indication only. The starting price moves with each release, and a floating rate moves with the OPR.
Facilities
Gym room- Pilates room- Sauna- Multi purpose hall- Gallery- Surau
Location
The address places Grains Residences in Bukit Mertajam, Penang at Bukit Mertajam, Bukit Mertajam, Penang.
Day-to-day convenience at Grains Residences comes from what is already built nearby. Within reach are Seberang Perai City Council and the government offices (< 800 m), KPJ Penang Specialist Hospital (< 1 km), Jit Sin Independent High School (< 4 km), KTM Bukit Mertajam station (< 4 km) and Mydin Mall and Megamall Penang (< 4 km). A further 5 are listed below.
- < 800 m · Seberang Perai City Council and the government offices
- < 1 km · KPJ Penang Specialist Hospital
- < 4 km · Jit Sin Independent High School
- < 4 km · KTM Bukit Mertajam station
- < 4 km · Mydin Mall and Megamall Penang
- < 5 km · Bukit Mertajam Hospital
- 8 min · Penang Bridge
- < 7 km · UiTM and Politeknik Seberang Perai
- < 8 km · Butterworth Penang Sentral
- < 8 km · Icon City and Juru Auto City
Developer: ZNEN Landmark
Grains Residences, answered
What is the land tenure of Grains Residences?
Freehold — Grains Residences sits on a commercial under HDA land title.
Which layouts and sizes does Grains Residences come in?
6 layouts, 425 to 1,162 sq ft: 425 sq ft (Type A), 725 sq ft (Type B), 1,020 sq ft (Type C), 1,020 sq ft (Type C1).
How many homes are there in Grains Residences?
401 homes over 45 storeys, 11 to a floor.
When is Grains Residences due to complete?
The developer's target is June 2028. Handover can move with construction progress, so check the date in the SPA.
Which developer is behind Grains Residences?
It is a ZNEN Landmark project.
What is the address of Grains Residences?
The address on record is Bukit Mertajam, Bukit Mertajam, Penang.
How much is Grains Residences?
From RM301,000 for built-ups from 425 sq ft — the developer's indicative list price. Ask us for the current price list, which moves with each release.
How do I get the floor plans for Grains Residences?
Ask on WhatsApp. We send every floor plan for Grains Residences with the developer's current price list and the units still open, at no cost to you.
Something here not answered?Ask about Grains Residences on WhatsApp →
Compare
Grains Residences vs Iconic Harmony and Montview Residences
The 2 closest new launches in Bukit Mertajam, side by side.
This project
Iconic Harmony
Bukit Mertajam · High-rise
- Tenure
- Freehold
- Built-up
- 900 sq ft
- Bedrooms
- 3
- Completion
- July 2028
- Units
- 751
- From
- RM 322,200
vs Grains Residences: RM 21,200 higher starting price · layouts from 900 sq ft
Montview Residences
Bukit Mertajam · High-rise
- Tenure
- Freehold
- Built-up
- 897 – 1,209 sq ft
- Bedrooms
- 2 – 3
- Completion
- March 2027
- Units
- 580
- From
- RM 372,000
vs Grains Residences: RM 71,000 higher starting price · keys 1 yr earlier · layouts from 897 sq ft
Guides worth reading before you decide
Bukit Mertajam: all freehold, and priced like the mainland
The Bukit Mertajam market this sits in.
Freehold vs leasehold, and what it changes for you
The land title is recorded as Commercial under HDA — what that does to the monthly bill.
Penang island or mainland: the same budget, four times the floor area
What the same budget buys on the other side of the channel.
Batu Kawan or Bukit Mertajam: the mainland's two answers
The mainland's two answers, side by side.
More in Bukit Mertajam
See all 16 in Bukit Mertajam →
Bukit Mertajam, Penang
Floor plans, current price list, unit availability.
Ask about Grains Residences and it comes back the same day.