How does RM435,000 compare with recent terrace transactions?

Brickz reports a median transaction price of RM420,000 and median land rate of RM326 psf for 49 intermediate terrace transactions in Bandar Tasek Mutiara between June 2025 and May 2026. The RM435,000 subject is above the median but remains within the reported RM380,000 to RM485,000 middle-50% price band.

Are the nearby travel times walking times?

No. The Life Efficiency table on this page uses approximate driving times only. Actual driving time varies with traffic, route and time of day.

What is the condition and facing?

The owner-supplied listing describes the property as an original unit facing south.

For Sale · Double-Storey Terrace

Bandar Tasek Mutiara SS1 Double-Storey Terrace For Sale in Simpang Ampat

Q: What is the indicative rental yield?

Recent advertised double-storey terrace rents around RM1,300 per month imply an indicative gross asking yield of about 3.59% per annum against the RM435,000 asking price, before vacancy and ownership costs.

A freehold double-storey terrace in Bandar Tasek Mutiara SS1 with 22' × 60' land, seller-stated 22' × 41' house footprint, 4 bedrooms, 3 bathrooms, south-facing orientation and original-unit condition. Reference asking price: RM435,000.

Asking PriceRM 435,000

≈ RM 329.55 psf on land

Land Area22' × 60'

≈ 1,320 sqft · Freehold

Layout4 Bed · 3 Bath

South-facing · Original unit

Check Availability & Arrange Viewing See Market Evidence

Market evidence checked: 26 Sep 2026 · Page updated: 26 Sep 2026

Bandar Tasek Mutiara SS1 double-storey terrace house in Simpang Ampat

Landed property facts

Property & Unit Snapshot

The reference unit is a completed / subsale double-storey terrace in Bandar Tasek Mutiara SS1, Simpang Ampat. Owner-supplied details state freehold tenure, 22' × 60' land, a 22' × 41' house footprint, 4 bedrooms, 3 bathrooms, south-facing orientation and original condition. Public project references place the wider Bandar Tasek Mutiara development around 2011 completion; exact title particulars and renovations should be verified against the SPA / title and the actual unit.

Property Type: Double-Storey Terrace
Status: Completed / Subsale
Tenure: Freehold
Lot Type: Intermediate · verify exact title
Land Area: 22' × 60' · approx. 1,320 sqft
House Footprint: 22' × 41' · seller-stated
Bedrooms: 4
Bathrooms: 3
Facing: South
Condition: Original Unit
Completion Reference: Project listings commonly state 2011 · verify exact phase
Developer Reference: Tambun Indah Land Berhad · wider township reference
Maintenance: No confirmed strata maintenance fee · verify any residents / security contribution
Map Location: 5.283535, 100.484229

Property media

Photo Gallery

Six property images are embedded directly from Propmula. Click any photo to enlarge it.

Current availability

Current Asking & Listing Status

This page uses RM435,000 as the reference asking price for the supplied Bandar Tasek Mutiara SS1 unit. Current availability, exact title particulars, car-parking arrangement and physical condition should be reconfirmed before viewing.

For Sale

RM 435,000

≈ RM 329.55 psf on 1,320 sqft land

Reference profile: freehold double-storey terrace · 22' × 60' land · 4 bedrooms · 3 bathrooms · south-facing · original unit.

Best-fit buyer

Own-Stay / Value-Led Landed Buyer

The profile can suit families and owner-occupiers who want a freehold landed home in an established Simpang Ampat township and are comfortable budgeting separately for renovation or upgrading of an original unit.

Dated market evidence

Current Market Snapshot

Current public listings and registered transaction data point to an asking price that is close to the lower end of several visible 4-bedroom double-storey terrace listings, while its land rate is close to the latest intermediate-terrace transaction median. Asking prices and registered transactions are different datasets, so exact condition, land size, phase and renovation should be compared before judging value.

Current Sale Asking Evidence

Subject askingRM435,000
Subject land rate≈ RM329.55 psf
Visible comparable asking examples≈ RM465,000 – RM520,000

Recent public 4R3B double-storey terrace examples around Bandar Tasek Mutiara include asking prices around RM465k, RM468k, RM480k and RM520k depending on land size, condition and furnishing. The subject is below those cited asking examples by total asking price.

Registered Transactions · Intermediate Terrace

Sample periodJun 2025 – May 2026
Sample size49 transactions
25th percentile priceRM380,000
Median priceRM420,000
75th percentile priceRM485,000
Median land PSFRM326 psf

The subject is about 3.6% above the reported median total price and about 1.1% above the median land PSF, but still inside the reported middle-50% band of RM380k–RM485k and RM292–RM357 psf.

Rental Asking Evidence

Recent double-storey terrace asking rent≈ RM1,300 / month
Indicative gross asking yield≈ 3.59% p.a.

The rent evidence is based on advertised asking rent, not signed tenancy evidence. A RM1,300/month benchmark against RM435,000 suggests moderate rather than high rental cash flow before vacancy, repairs, assessment, quit rent and financing.

Market interpretation

How to read RM435k

RM435,000 is not obviously outside the latest transaction range, and its land rate is close to the reported median. An original-condition unit should therefore be judged together with renovation budget, exact SS1 street, structural condition, title, orientation, roof, wiring, plumbing and seller urgency.

Market references checked 26 Sep 2026: Brickz intermediate terrace transactions · iProperty current asking listings · PropertyGuru rental reference.

Buyer planning

Estimated Buyer Cost & Financing

Current page loan default

Estimated Monthly Instalment

RM 1,981 / month

Reference priceRM435,000
Loan margin90%
Loan amountRM391,500
Tenure25 years
Illustrative rate3.6% p.a.

This follows the same Propmula subsale financing default used in the reference page. Actual bank approval, margin, tenure and effective rate depend on the buyer.

Indicative planning base

Upfront Cash Before Legal / Valuation

≈ RM 53,158 + fees

10% downpaymentRM43,500
Illustrative MOT / transfer stamp duty≈ RM7,700
Loan stamp duty at 0.5%≈ RM1,958
SPA / loan legal fees, valuation & disbursementsQuote required

Planning illustration only. Tax reliefs, exemptions and legal fee scales can change and depend on buyer / transaction circumstances. Reconfirm before purchase.

Named POI evidence · driving only

Life Efficiency & Nearby Essentials

All travel times below are approximate driving times from the supplied property coordinates. No walking times are used. Actual time varies with route, traffic, school-hour congestion and time of day.

Category	Place / Facility	Approx. Driving Time	Assessment
Kindergarten	Choo Choo Train Kindergarten, Lorong 2/SS6	~4–6 min drive	Preschool option within the same Bandar Tasek Mutiara township.
Primary School	SJK(C) Boon Beng, Jalan Tasek Mutiara 2	~5–7 min drive	Established primary-school access within the township catchment.
Secondary School	SMK Tasek, Jalan Puteri Gunung	~7–10 min drive	Secondary education remains within a short local drive.
University / College	Kolej Komuniti Nibong Tebal, Jalan Tasek SS1	~3–5 min drive	A tertiary / skills-education facility is unusually close for a landed township.
Mall / Supermarket	C-MART Pearl City Mall	~5–7 min drive	Convenient grocery, retail and daily-needs access.
Market / Restaurant	Morning Hong Kong · Simpang Ampat, Lorong 22/SS1	~3–5 min drive	Represents the nearby SS1 / township food and commercial cluster.
Petrol Station	PETRONAS Bandar Tasek Mutiara	~5–7 min drive	Fuel access is within the township road network.
Public Transport	Pusat Perniagaan Tasek Mutiara bus stop	~4–6 min drive	Local bus access exists, though route frequency should be checked for the buyer's schedule.
Hospital / Clinic	Klinik Mediviron Bandar Tasek Mutiara	~4–6 min drive	Primary healthcare is available within the commercial area.
Bank	Public Bank, Kawasan Perniagaan Simpang Ampat	~8–10 min drive	Everyday banking is accessible in central Simpang Ampat.

Driving times are practical estimates rather than live route measurements. They are intentionally expressed as ranges and should be rechecked in Google Maps at the buyer's usual travel time.

Own-stay suitability

Livability Analysis

Using the same five-factor structure as the Taman Desa Impian reference page, Bandar Tasek Mutiara SS1 scores 38/50 for this reference unit: Safety 7/10, Convenience 8/10, Comfortability 7/10, Long-Term Fit 8/10 and Life Efficiency 8/10.

Safety

Mature landed township setting, but gated / guarded status and the exact street's security arrangement are not confirmed. Buyers should check night-time activity, traffic and local resident security arrangements.

7/10

Convenience

Schools, childcare, C-MART Pearl City Mall, clinics, petrol, food outlets and local services are concentrated within a short drive around Bandar Tasek Mutiara and Simpang Ampat.

8/10

Comfortability

A 22' × 60' freehold terrace with 4 bedrooms and 3 bathrooms provides practical family space, although the original-unit condition may require renovation to match modern comfort expectations.

7/10

Long-Term Fit

Freehold tenure, 4R3B layout and landed ownership support longer-term family use. The two-storey format is less ageing-friendly than a single-level home and should be considered for elderly occupants.

8/10

Life Efficiency

Most daily essentials selected for this assessment are within roughly 3–10 minutes by car from the supplied coordinates. The location is more car-oriented than walkability-oriented.

8/10

Ownership & investment

Investment Analysis

Using the same five investment dimensions as the reference page, this Bandar Tasek Mutiara SS1 unit scores 31/50: Supply / Demand 7, Cash Flow 4, Appreciation 7, Entry Cost 7 and Product USP 6.

Supply / Demand

Brickz records 49 intermediate-terrace transactions in the latest cited 12-month sample, showing active market turnover. At the same time, current portals carry many competing terrace listings, so buyers have alternatives.

7/10

Cash Flow

An advertised rent benchmark around RM1,300/month implies roughly 3.59% gross asking yield against RM435,000 before vacancy, repairs and financing. This is moderate rather than income-led.

4/10

Appreciation

The mature township, freehold tenure and proximity to the broader Simpang Ampat / Batu Kawan employment corridor are supportive factors, but future capital growth is not guaranteed and should not be inferred from one listing.

7/10

Entry Cost

At RM435,000 the absolute entry price is below many Penang Island landed homes, while still requiring meaningful downpayment, transaction costs and likely renovation budget for an original unit.

7/10

Product USP

Freehold tenure, 22' × 60' land, 4R3B layout and south-facing orientation are useful selling points, but the product remains a conventional double-storey terrace with many competing alternatives in the township.

6/10

Answer-ready summary

Bandar Tasek Mutiara SS1 Decision Summary

What This Listing Is

A completed / subsale freehold double-storey terrace in Bandar Tasek Mutiara SS1 with 22' × 60' land, seller-stated 22' × 41' house footprint, 4 bedrooms, 3 bathrooms, south-facing orientation and original-unit condition.

Current Market Position

The RM435,000 asking is below several visible 4R3B terrace asking examples, while its approximate RM329.55 land PSF is close to Brickz's RM326 median and within the RM292–RM357 middle-50% intermediate-terrace transaction band.

Strengths & Trade-offs

Strengths are freehold landed ownership, practical 4R3B family layout, established township amenities and short driving times to daily essentials. Trade-offs are original condition, a car-oriented lifestyle, moderate rental yield and the need to verify exact title, security arrangements and renovation scope.

Best-Fit Buyer

Best suited to owner-occupiers, young or growing families and value-led landed buyers who prefer a mature mainland township and are willing to renovate or upgrade the original unit over time.

Frequently asked questions

FAQ

Where is this Bandar Tasek Mutiara SS1 house located?

The reference property is in Bandar Tasek Mutiara SS1, Simpang Ampat, Penang. This page uses the supplied coordinates 5.283535117858162, 100.48422863195829.

What type of property is this?

It is a freehold double-storey terrace house with a seller-stated 22' × 60' land dimension, 22' × 41' house footprint, 4 bedrooms and 3 bathrooms.

What is the current asking price?

The reference asking price is RM435,000, equivalent to approximately RM329.55 psf on the 1,320 sqft land area.

How does RM435,000 compare with recent registered transactions?

Brickz reports a median of RM420,000 and RM326 psf for 49 intermediate terrace transactions between June 2025 and May 2026. The subject is above those medians but remains within the reported middle-50% bands of RM380,000–RM485,000 and RM292–RM357 psf.

What is the indicative rental yield?

A recent advertised double-storey terrace rent around RM1,300 per month implies an indicative gross asking yield of about 3.59% per annum against RM435,000 before vacancy, repairs, financing and other ownership costs.

Are the Life Efficiency times walking or driving?

Driving only. The table intentionally uses approximate driving-time ranges from the supplied coordinates. Actual travel time changes with traffic and route choice.

Is this a renovated unit?

The owner-supplied listing describes it as an original unit. Buyers should inspect the actual unit and budget for any desired renovation, rewiring, plumbing, roof or finishes after a professional inspection.