Queens Residences Q2 950 sqft For Sale at Queens Waterfront, Bayan Lepas
A fully furnished freehold condominium at Queens Residences Q2 with 950 sqft built-up, 3 bedrooms, 2 bathrooms and 2 car parks. Reference asking price: RM1,100,000, equivalent to approximately RM1,157.89 psf.
Market evidence checked: · Page updated:
Property & Unit Snapshot
The reference unit is a completed / subsale residence in Queens Residences Q2, the second residential phase of Queens Waterfront in Bayan Lepas. The supplied listing states 950 sqft, 3 bedrooms, 2 bathrooms, 2 car parks and fully furnished condition. Project references identify Q2 as a freehold 24-storey development with 450 residential units, completed in 2022 by Ideal Property Group.
- Property Type
- Condominium
- Status
- Completed / Subsale
- Project
- Queens Residences Q2 @ Queens Waterfront
- Tenure
- Freehold
- Title
- Residential / Strata project reference · verify exact title
- Built-Up
- 950 sqft
- Bedrooms
- 3
- Bathrooms
- 2
- Car Parks
- 2
- Furnishing
- Fully Furnished
- Completion Year
- 2022
- Developer
- Ideal Property Group
- Project Scale
- 24 storeys · 450 residential units
- Maintenance Reference
- ≈ RM0.30 psf · ≈ RM285/month + sinking fund reference · verify current billing
- Map Location
- 5.333597, 100.309755
Photo Gallery
Six property images are embedded directly from Propmula. Click any photo to enlarge it.
Current Asking & Listing Status
This page uses RM1.1 million as the reference asking price for the photographed 950 sqft, 3-bedroom, 2-bathroom, 2-car-park fully furnished unit. Availability, exact floor, orientation, view, renovation inventory and tenancy / vacant-possession status should be reconfirmed before viewing.
Reference profile: freehold condominium · 3 bedrooms · 2 bathrooms · 2 car parks · fully furnished.
Own-Stay + Location-Led Buyer
The strongest fit is for professionals, small families, frequent travellers and buyers working in the Bayan Lepas / Free Industrial Zone corridor who value a completed waterfront development, nearby retail and practical access to major employment and transport nodes.
Current Market Snapshot
The latest Propmula market snapshot separates active asking prices from registered transactions. The RM1.1 million subject price equals approximately RM1,157.89 psf. It sits within the current visible 950 sqft asking range, but is above the latest registered project median by both total price and PSF, so floor, furnishing, car parks, view and renovation quality are important comparison points.
- Subject askingRM1,100,000
- Subject asking rate≈ RM1,157.89 psf
- Recent visible 950 sqft asking examples≈ RM900,000 – RM1,150,000
- Examples reviewedRM900k · RM1.05m · RM1.10m · RM1.15m
The RM1.1m reference is inside the visible 950 sqft asking range and below some fully furnished asking examples, but asking prices are not completed transactions.
- Sample periodJun 2025 – May 2026
- Sample size10 Q2 transactions
- 25th percentile priceRM960,000
- Median priceRM972,500
- 75th percentile priceRM1,080,000
- 25th / Median / 75th PSFRM1,002 / RM1,015 / RM1,079
At RM1.1m and roughly RM1,158 psf, the subject is above the latest median and slightly above the latest 75th-percentile benchmarks. Exact floor, view, 2-car-park allocation and furnishing can justify differences, but registered evidence should remain the anchor for valuation discussions.
- Recent 950 sqft asking examples≈ RM3,200 – RM4,300 / month
- Common fully furnished band reviewed≈ RM3,500 – RM4,000 / month
- Gross asking yield range on RM1.1m≈ 3.49% – 4.69% p.a.
These are advertised rents, not signed tenancy evidence. Achievable rent depends on floor, view, furnishing, renovation, internet package, car parks, tenant profile and vacancy.
How to read RM1.1m
RM1.1 million is not an outlier against current asking listings for furnished 950 sqft Q2 units, but it is higher than the latest registered transaction median. A buyer should therefore compare the exact unit's floor, orientation, view, renovation quality, furniture package, car-park position and vacant-possession status rather than relying on project averages alone.
Estimated Buyer Cost & Financing
Estimated Monthly Instalment
- Reference priceRM1,100,000
- Loan margin90%
- Loan amountRM990,000
- Tenure25 years
- Rate3.6% p.a.
Before Legal / Valuation / Disbursements
- 10% downpayment assumptionRM110,000
- Loan stamp duty at 0.5% of RM990kRM4,950
- MOT / transfer stamp duty estimateRM28,000
- Legal / valuation / disbursementsNot included
Life Efficiency & Nearby Essentials
All travel times below are approximate driving times from the supplied Queens Residences Q2 coordinates — not walking times. They assume normal / off-peak road conditions and can vary with traffic, access gates, junction queues and parking.
| Category | Place / Facility | Driving Time | Assessment |
|---|---|---|---|
| Kindergarten | WonderBunch Preschool, Bayan Bay | ~2–3 min drive | Preschool access is within the immediate Queensbay / Bayan Indah catchment. |
| Primary School | SJK(C) Kwang Hwa, Sungai Nibong | ~5–7 min drive | Established primary-school access within a short drive. |
| Secondary School | SMK Sungai Nibong | ~5–7 min drive | Secondary education remains conveniently accessible. |
| University / College | Universiti Sains Malaysia (USM), Main Campus | ~8–10 min drive | Major public university access is within the broader Gelugor / Sungai Dua catchment. |
| Mall / Supermarket | Queensbay Mall | ~2–4 min drive | One of the strongest lifestyle advantages of the location for retail, groceries and dining. |
| Market / Restaurant | Kare Sama Q2 / Queens Waterfront F&B cluster | ~1–2 min drive | Food and beverage options are available inside the immediate waterfront precinct. |
| Petrol Station | PETRONAS Bayan Baru | ~5–7 min drive | Fuel access is convenient via the Sungai Nibong / Bayan Baru corridor. |
| Public Transport | Sungai Nibong Bus Terminal | ~5–6 min drive | Regional bus connectivity is close, while daily mobility still benefits from private vehicles or e-hailing. |
| Hospital / Clinic | Pantai Hospital Penang | ~8–10 min drive | Established private-hospital access is within a practical driving radius. |
| Bank | CIMB Bank, Queensbay Mall | ~3–4 min drive | Everyday banking is available within the Queensbay commercial catchment. |
Livability Analysis
Queens Residences Q2 performs strongly as a location-led high-rise own-stay option. Using the same five fixed Propmula dimensions as the Taman Desa Impian reference page, the indicative livability score is 44/50.
Investment Analysis
Using the same fixed Propmula framework as the Taman Desa Impian reference page, the indicative investment dimensions total 35/50. The analysis separates current asking evidence from registered transactions and does not assume future returns.
Queens Residences Q2 Decision Summary
What This Listing Is
A completed / subsale freehold condominium at Queens Waterfront with 950 sqft built-up, 3 bedrooms, 2 bathrooms, 2 car parks and fully furnished condition at a reference asking price of RM1.1 million.
Current Market Position
The asking price is about RM1,158 psf. Recent visible 950 sqft asking examples range from about RM900k to RM1.15m, while the latest 12-month registered Q2 median is RM972,500 and RM1,015 psf. The subject therefore needs to justify a premium through unit-specific quality.
Strengths & Trade-offs
Strengths are the Queensbay location, freehold tenure, completed waterfront setting, 2 car parks, full furnishing and strong daily driving convenience. Trade-offs are the RM1.1m entry price, active competing rental / sale inventory and only moderate gross rental yield after ownership costs.
Best-Fit Buyer
Best suited to professionals, small families and location-focused buyers who value Queensbay / Bayan Lepas convenience and waterfront living, as well as investors who prioritise tenant appeal and long-term location quality over maximum immediate cash yield.
FAQ
Where is Queens Residences Q2 located?
Queens Residences Q2 is at Queens Waterfront along Persiaran Bayan Indah in Bayan Lepas, Penang. This page uses the supplied coordinates 5.333597486424948, 100.30975494186738.
What are the stated size and layout of this unit?
The reference unit is 950 sqft with 3 bedrooms, 2 bathrooms, 2 car parks and fully furnished condition.
What is the current asking price?
The reference asking price is RM1.1 million, equivalent to approximately RM1,157.89 psf.
How does RM1.1m compare with recent registered transactions?
The latest 12-month Q2 snapshot reviewed shows 10 registered transactions between June 2025 and May 2026, with a median price of RM972,500 and median RM1,015 psf. The subject asking is above both medians, so compare floor, furnishing, view, car parks and condition.
What is the indicative rental asking range?
Recent September 2026 asking-rent examples for 950 sqft units are around RM3,200–RM4,300 per month. This is asking-rent evidence rather than signed tenancy evidence.
What is the maintenance fee?
Project references commonly quote around RM0.30 psf, which is approximately RM285 per month for 950 sqft before any sinking-fund contribution. The exact current management bill for this parcel should be confirmed.
Who is the developer and when was Q2 completed?
Queens Residences Q2 is part of Queens Waterfront by Ideal Property Group and was completed in 2022. Project references describe a 24-storey tower with 450 residential units.