Grains Residences

Grains Residences is a 45-storey single-block development in Bandar Perda, Bukit Mertajam, by ZNEN Landmark. At 150 m it is the tallest serviced apartment in Bukit Mertajam, and it is freehold on a commercial title held under the Housing Development Act.

The tower holds 401 serviced apartments above 14 ground-floor shop lots on a 2.23-acre site. Levels 1 to 6U are parking, Level 7 carries the facilities deck, Levels 8 to 43 are residential, and Level 43A is the sky garden. Eleven units share each floor across two corridors — four on one, seven on the other — served by four lifts.

There are six layouts from 425 to 1,162 sq ft: a studio, a two-bedroom, three different arrangements of the same 1,020 sq ft corner, and a 1,162 sq ft dual key with two kitchens. Most units get two side-by-side car park bays. Ceilings are 3.05 m floor to floor and doors are 2.4 m throughout.

The facilities run across three levels. Level 7 holds an infinity pool, spa pool, gym, pilates room, sauna, multi purpose hall and two themed gardens; Level 43A is a sky garden with a lounge bar and alfresco dining; the ground floor has a 4.2 m grand lobby of about 2,500 sq ft. The development is non-smoking throughout, balconies and yards included, with a smoking room at the ground-floor lobby.

Quick answer: Grains Residences is a freehold high rise condominium development by ZNEN Landmark in Bukit Mertajam, Penang. It offers 401 serviced apartments plus 14 shop lots units, with 2 / 3 / 4 / Studio bedroom layouts, from 425 to 1,162 sq ft, with completion targeted for June 2028.

Development at a Glance

Everything below comes from the developer’s own material. These are the figures that are fixed at construction — renovation changes none of them, so they are worth checking before anything else.

• Developer — ZNEN Landmark
• Property type — High Rise Condominium
• Tenure — Freehold
• Land title — Commercial under HDA
• Land area — 2.23 acres
• Blocks — 1 block
• Storeys — 45 floors
• Total units — 401 serviced apartments plus 14 shop lots
• Units per floor — 11 — 4 units on one corridor, 7 on the other
• Lifts — 4 — 3 passenger and 1 fireman’s lift
• Car parking — 2 side-by-side bays for most types, 1 for the studio. No visitor parking
• Security — 4 tiers — car park access, lift lobby, unit floor and CCTV
• Architect — 150 m to the top — the tallest serviced apartment in Bukit Mertajam. 3.05 m floor-to-floor, 2.4 m door height, 4.2 m grand lobby
• Completion — June 2028

What the numbers actually say

401 homes on 2.23 acres is about 180 units per acre. That is typical for a high-rise site of this size.

Lift provisioning is the number people notice daily and can never change afterwards: 11 units to a floor, with 4 — 3 passenger and 1 fireman’s lift. That works out to roughly 134 homes per passenger lift, which is on the tight side — worth standing in the lobby at 8am before you commit.

Car parking is 2 side-by-side bays for most types, 1 for the studio. No visitor parking. In a completed development this is one of the few things you cannot renegotiate afterwards, so check it against how many cars you actually run.

There are 6 layouts here, spanning 425 to 1,162 sq ft. A spread that wide means the building will hold very different households side by side — worth asking which stack your floor sits in before you choose.

Completion is stated as June 2028. Ask to see that date on the statutory panel rather than in the brochure headline, and hold the developer to the panel version.

Unit Types

Six layouts, and three of them share the same 1,020 sq ft footprint. That is the thing to understand here: Type C, C1 and C2 are the same corner box divided three different ways — C as a conventional three-bedroom, C1 with the second bedroom opened out into the living area and a bathtub added, C2 squeezed into four bedrooms. Pick by how you live, not by size. Type D at 1,162 sq ft is the dual key, with two kitchens and two balconies, which works for a household with an elderly parent or an adult child who wants their own front door. Type A at 425 sq ft is the studio and the only layout that comes with a single car park bay.

Layout & Floor Plan

All 6 plans below are the developer’s own drawings.

• Type A is 425 sq ft, a studio and 1 bathroom — Level 8 to 43, intermediate unit. One car park bay.
• Type B is 725 sq ft, 2 bedrooms and 2 bathrooms — Level 8 to 43, intermediate unit. Has a yard. No air-conditioner ledge.
• Type C is 1,020 sq ft, 3 bedrooms and 2 bathrooms — Corner unit with a utility area and a yard.
• Type C1 is 1,020 sq ft, 2 bedrooms and 2 bathrooms — Corner unit. Same footprint as Type C but the second bedroom is opened up for a larger living area, with a bathtub. This is the show unit.
• Type C2 is 1,020 sq ft, 4 bedrooms and 2 bathrooms — Corner unit. Same 1,020 sq ft as C and C1, divided into four bedrooms.
• Type D is 1,162 sq ft, 3 bedrooms and 3 bathrooms — Corner unit, dual key, with two kitchens and two balconies. Two to three car park bays.

Facilities

Level 7 — Coastal Garden

• Infinity swimming pool
• Spa pool and jacuzzi
• Pool deck and pool lounge
• Canopy bar
• Outdoor shower corner
• Beach walk
• Water lagoon
• Garden lawn

Level 7 — Hobbit Garden

• Open lawn
• Barbecue area
• Landscape mound
• Play mound
• Foggy mound
• Board walk
• Alfresco dining deck

Level 7 — Indoor

• Gym room
• Pilates room
• Sauna
• Multi purpose hall
• Gallery
• Surau

Level 43A — Sky Garden

• Sky lounge
• Lounge bar
• Sky alfresco dining
• Sky garden walk
• Water feature
• Garden resting area

Ground Floor

• Grand lobby, 4.2 m high and about 2,500 sq ft
• Festive garden
• Centralised water filtration
• Smoking room — the rest of the development is non-smoking, balconies and yards included

Security runs to 4 tiers — car park access, lift lobby, unit floor and CCTV.

Location & Connectivity

Grains Residences stands in Bandar Perda, the administrative and commercial centre of Bukit Mertajam on the mainland side of Penang. The Seberang Perai City Council, the Inland Revenue office and the district fire station are all within 800 m, which is what has pulled the retail and the banks in around them.

Access is the strong suit. Jalan Permatang Batu is the main road out, three minutes away; the Butterworth-Kulim Expressway feeds the industrial belt at Juru, Bukit Minyak and Penang Science Park; and Penang Bridge is eight minutes, with the North-South Expressway nine. For a household with one person working on the island and one on the mainland, that combination is hard to find elsewhere in Seberang Perai.

Schools are the other draw. Jit Sin Independent High School, Bukit Mertajam High School and SMK Convent all sit within four kilometres, and KPJ Penang Specialist Hospital is under one.

• Jit Sin Independent High School — under 4 km, with Bukit Mertajam High School and SMK Convent in the same band
• UiTM and Politeknik Seberang Perai — under 5 to 7 km
• KPJ Penang Specialist Hospital — under 1 km
• Bukit Mertajam Hospital — under 5 km
• Seberang Perai City Council and the government offices — under 800 m — the Bandar Perda administrative cluster
• Mydin Mall and Megamall Penang — under 2 to 4 km
• Icon City and Juru Auto City — under 6 to 8 km
• KTM Bukit Mertajam station — under 4 km; KTM Bukit Tengah is closer still
• Butterworth Penang Sentral — under 8 km, for the ferry and the northern rail line
• Penang Bridge — 8 minutes; the North-South Expressway 9 minutes

Developer Background

Grains Residences is developed by ZNEN Landmark.

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Frequently Asked Questions

What unit types are available at Grains Residences?
6. Type A is a 425 sq ft studio and 1 bathroom; Type B is 725 sq ft with 2 bedrooms and 2 bathrooms; Type C is 1,020 sq ft with 3 bedrooms and 2 bathrooms; Type C1 is 1,020 sq ft with 2 bedrooms and 2 bathrooms; Type C2 is 1,020 sq ft with 4 bedrooms and 2 bathrooms; Type D is 1,162 sq ft with 3 bedrooms and 3 bathrooms.

How many units does Grains Residences have?
401 serviced apartments plus 14 shop lots on 2.23 acres.

How many car park bays come with a unit at Grains Residences?
2 side-by-side bays for most types, 1 for the studio. No visitor parking.

Where is Grains Residences?
In Bandar Perda, Bukit Mertajam, on the Penang mainland. The Seberang Perai City Council and the government office cluster are within 800 m, KPJ Penang Specialist Hospital is under 1 km, and Penang Bridge is about eight minutes away.

Is Grains Residences freehold?
Yes. Freehold, on a commercial title held under the Housing Development Act, sold on Schedule H.

How many unit types does Grains Residences have?
Six. Type A studio at 425 sq ft, Type B two-bedroom at 725 sq ft, Types C, C1 and C2 all at 1,020 sq ft with three, two and four bedrooms respectively, and Type D at 1,162 sq ft as a three-bedroom dual key.

What is the difference between Type C, C1 and C2?
The same 1,020 sq ft corner footprint, divided three ways. C is a conventional three-bedroom with a utility area. C1 opens the second bedroom into the living area for a larger living space and adds a bathtub — this is the show unit. C2 divides the same area into four bedrooms.

How many car parks come with each unit?
Two side-by-side bays for most types, three for some Type D units, and one for the Type A studio. There is no visitor parking, and EV charging bays are chargeable.

How tall is Grains Residences?
150 m to the top across 45 floors, which makes it the tallest serviced apartment in Bukit Mertajam. Floor-to-floor height inside the units is 3.05 m and doors are 2.4 m.