Bayan Lepas
The island's industrial-and-tech south — affordable condos, airport access and an incoming LRT
Snapshot
The numbers at a glance
RM 1,500–2,400
1BR Rent / month
RM 600–850
PSF (new launch)
4–6%
Rental Yield
Moderate
Expat Density
Low–Moderate
Walkability
Figures verified June 2026 · Indicative ranges from transacted data (Brickz / EdgeProp / NAPIC), 2026; vary by project, age and tenure
The character
What Bayan Lepas is really like
The island's industrial-and-tech south — affordable condos, airport access and an incoming LRT.
Traffic here runs moderate–high, walkability is low–moderate, and the expat presence is moderate. Below is the honest cost picture and what surrounds the neighbourhood day to day.
Cost breakdown
Rent & PSF
| Property type | Monthly rent |
|---|---|
| Studio | RM 1,200–1,800 |
| 1 bedroom | RM 1,500–2,400 |
| 2 bedroom | RM 2,200–3,500 |
| 3 bedroom | RM 3,000–5,000 |
| PSF — new launch | RM 600–850 |
| PSF — subsale | RM 450–700 |
International schools
- Tenby International School Penang
British / IGCSE · 20 min away
RM 30,000–55,000 / year
Healthcare nearby
Island Hospital
Private · 15 min away
Shopping & lifestyle nearby
Queensbay Mall
Mall · 5 min away
Penang International Airport
Airport · 5 min away
Sunshine Square / Bayan Baru market
Retail & dining · 3 min away
Notable projects
Developments in the area
Informational only — we do not list or sell property.
BayStar / Bayswater (Queensbay)
Mah Sing
- Tenure
- Freehold
- PSF
- RM 550–1,143
- Status
- Completed
Solaria Residences
Various
- Tenure
- Freehold
- PSF
- RM 500–650
- Status
- Completed
Honest pros & cons
What works
- Affordable island entry prices with solid yields (≈4–6%)
- Next to the Free Industrial Zone, Queensbay Mall and the airport
- Incoming Mutiara LRT line is a longer-term demand catalyst
- Strong tenant pool from the tech and manufacturing workforce
What to weigh
- Industrial-and-commuter feel rather than scenic or walkable
- Further from George Town's heritage and the Gurney expat strip
- Specialist hospitals and top schools are a 15–20 min drive
- Peak-hour traffic around the FTZ and bridge approaches
Common questions
Bayan Lepas FAQ
How much is rent in Bayan Lepas?
Indicative monthly rents in Bayan Lepas run from about RM 1,200–1,800 for a studio to RM 2,200–3,500 for a two-bedroom; a one-bedroom is typically RM 1,500–2,400. These are indicative 2026 ranges — confirm current listings before budgeting.
What are property prices in Bayan Lepas?
Indicative prices in Bayan Lepas are around RM 600–850 per sq ft for new launches and RM 450–700 for sub-sale units, with gross rental yields of roughly 4–6%. Figures vary by project and unit type.
Can foreigners buy property in Bayan Lepas?
Yes — foreigners can buy in Bayan Lepas, subject to Penang's minimum foreign purchase price (indicatively RM 1,000,000) and the usual approvals. We represent the buyer, not developers, so we'll tell you honestly whether a given unit is worth it.
Is Bayan Lepas a good area for expats and families?
Expat density in Bayan Lepas is moderate, walkability is low–moderate, and traffic runs moderate–high. It also has international schools within reach, including Tenby International School Penang. In short: affordable island entry prices with solid yields (≈4–6%).
What international schools are near Bayan Lepas?
International schools within reach of Bayan Lepas include Tenby International School Penang. See our full Penang school guide for curricula and current fees.
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In 15 minutes, you’ll know your next move
A free discovery call — not a sales call. You walk away with a clear, honest read of your situation, even if that read is “not yet, and here’s why.”
- Which MM2H tier your numbers actually reach — and the gap if they don't
- The 2–3 neighbourhoods that fit your budget, schools, and commute
- Your real all-in cost, and the one or two mistakes people in your situation make