George Town
RM620–1,150 psf · rents RM2,200–6,500 · 3.4% gross
The heritage core, inside and around the UNESCO zone. Pre-war shophouses, converted townhouses, a handful of new strata blocks on the edge of the core.
George Town in detailAreas
Seven areas, island and mainland
Prices, rents and yields differ enormously across twenty kilometres of this state. These are the seven patches we work, with what we actually know about each.
Pulau Tikus & Gurney
RM680–1,200 psf · rents RM2,800–8,000 · 3.1% gross
The established island address, walkable and expensive. Older bungalows and terraces off Jalan Kelawei, high-rise seafront strata along the promenade.
Pulau Tikus & Gurney in detail
Tanjung Tokong & Tanjung Bungah
RM560–950 psf · rents RM3,000–6,000 · 3.8% gross
Seafront strata, the deepest expat rental pool. Almost entirely condominium, from 1990s blocks to reclaimed-land towers.
Tanjung Tokong & Tanjung Bungah in detail
Batu Ferringhi
RM520–800 psf · rents RM2,500–5,500 · 4.0% gross
Beach-side, quieter, a longer drive to town. Resort-style condominium, some landed pockets and hillside bungalows.
Batu Ferringhi in detail
Bayan Lepas & Relau
RM430–560 psf · rents RM1,500–3,200 · 4.8% gross
Where the jobs are — the strongest yields on the island. Mid-range condominium, apartments and link houses, plus the industrial estate.
Bayan Lepas & Relau in detail
Gelugor & Jelutong
RM480–620 psf · rents RM1,600–3,500 · 4.5% gross
The middle of the island, and the bridge. Walk-up flats, older condominium, newer waterfront blocks near the bridge.
Gelugor & Jelutong in detail
Seberang Perai & Batu Kawan
RM320–450 psf · rents RM1,200–2,600 · 5.1% gross
The mainland — where landed is still affordable. Link houses, semi-detached, new townships at Batu Kawan, industrial at Perai.
Seberang Perai & Batu Kawan in detailSide by side
The seven areas compared
Median transacted figures for the twelve months to June 2026.
| Area | RM psf | Year on year | Median price | Days to offer | Gross yield |
|---|---|---|---|---|---|
| George Town (core & buffer) | RM905 | ▲ 4.1% | RM1,420,000 | 84 | 3.4% |
| Pulau Tikus & Gurney | RM942 | ▲ 3.2% | RM1,180,000 | 66 | 3.1% |
| Tanjung Tokong & Bungah | RM748 | ▲ 2.6% | RM935,000 | 61 | 3.8% |
| Batu Ferringhi | RM636 | ▲ 1.4% | RM810,000 | 96 | 4.0% |
| Gelugor & Jelutong | RM552 | ▲ 3.8% | RM645,000 | 58 | 4.5% |
| Bayan Lepas & Relau | RM494 | ▲ 4.6% | RM560,000 | 47 | 4.8% |
| Seberang Perai & Batu Kawan | RM386 | ▲ 5.2% | RM498,000 | 52 | 5.1% |
Kelawei Realty
Not sure which of these fits you?
Tell us the budget, the commute and whether this is a home or an investment. We will tell you which two areas to look at and which to stop wasting weekends on.