Grains Residences

Rising 150 m over Bandar Perda, Bukit Mertajam, Grains Residences is a single 45-storey tower from ZNEN Landmark and the town’s tallest serviced apartment block. Tenure is freehold, and the land carries a commercial title that falls under the Housing Development Act.

The site covers 2.23 acres. On the ground floor are 14 shop lots, and above them sit 401 serviced apartments. Car parking takes Levels 1 to 6U, the facilities deck is on Level 7, homes fill Levels 8 to 43, and Level 43A is given over to the sky garden. Each residential floor has eleven units split over two corridors (seven along one, four along the other), and four lifts serve the block.

Buyers choose between six layouts sized between 425 and 1,162 sq ft. The range covers a studio, a two-bedroom, a 1,020 sq ft corner planned three ways, and a dual key unit of 1,162 sq ft that has two kitchens. Most units come with two car park bays next to each other. Floor-to-floor height is 3.05 m, and every door is 2.4 m tall.

Amenities sit on three floors. The ground floor opens into a grand lobby of roughly 2,500 sq ft, 4.2 m in height. Level 7 carries the infinity pool, spa pool, sauna, gym, pilates room, two themed gardens and a multi-purpose hall. Level 43A has the sky garden, where there is a lounge bar and outdoor dining. The whole building is smoke-free, balconies and yards too, apart from one smoking room by 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. Gross prices start from RM301,000.

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: 14 shop lots and 401 serviced apartments
• Units per floor: 11, split 7 and 4 between the two corridors
• Lifts — 4 — 3 passenger and 1 fireman’s lift
• Car parking: 1 bay for the studio, 2 adjacent bays for most other types, and none for visitors.
• Security: 4 layers, covering car park entry, lift lobby, residential floor and CCTV
• Architect: a 150 m tower, the highest serviced apartment block in Bukit Mertajam, with 3.05 m between floors, doors 2.4 m high and a grand lobby rising 4.2 m
• 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.

Most types come with 2 bays next to each other, while the studio has 1, and there are no visitor bays. Once the building is finished, parking is among the few things that can never be changed, so compare the allocation with the number of cars your household really owns.

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

The key point about the six layouts is that half of them are an identical 1,020 sq ft corner unit. Type C keeps it as a standard three-bedroom. Type C1 folds the second bedroom into the living room and puts in a bathtub. Type C2 fits four bedrooms into the same space. Since the floor area never changes, the choice comes down to daily routine rather than square footage. At 1,162 sq ft, Type D is the dual key: two kitchens, two balconies, and a set-up that suits a household including an elderly parent, or a grown-up son or daughter wanting their own front door. The 425 sq ft Type A studio rounds off the range, and it is the one layout allocated just one car park bay.

Layout & Floor Plan

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

• Type A: studio of 425 sq ft with 1 bathroom, an intermediate unit found on Levels 8 to 43, allocated a single car park bay.
• Type B: an intermediate 725 sq ft unit on Levels 8 to 43 with 2 bedrooms, 2 bathrooms and a yard; there is no air-con ledge.
• Type C is 1,020 sq ft, 3 bedrooms and 2 bathrooms — Corner unit with a utility area and a yard.
• Type C1: the layout used for the show unit. A 1,020 sq ft corner with 2 bedrooms and 2 bathrooms, it shares Type C’s floor plate but merges the second bedroom into a bigger living area and includes a bathtub.
• Type C2: a corner unit that takes the 1,020 sq ft shared with C and C1 and splits it into 4 bedrooms, served by 2 bathrooms.
• Type D: a dual key corner unit of 1,162 sq ft offering 3 bedrooms, 3 bathrooms, a pair of kitchens and a pair of balconies, plus two or 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 is layered 4 deep: CCTV, car park access, the lift lobby and each unit floor.

Location & Connectivity

Bandar Perda, home to Grains Residences, is the civic and business hub of Bukit Mertajam on Penang’s mainland. Within 800 m are the district fire station, the Seberang Perai City Council and an Inland Revenue office, and it is that concentration of public offices that has drawn shops and banks to the area.

Road links are where this location earns its keep. The main exit, Jalan Permatang Batu, is a three-minute drive. The Butterworth-Kulim Expressway runs straight to the factories at Bukit Minyak, Juru and Penang Science Park. Penang Bridge takes about eight minutes and the North-South Expressway nine. Households where one person commutes to the island and another works on the mainland will struggle to find a better-placed base anywhere else in Seberang Perai.

Schooling is the other big pull. Bukit Mertajam High School, SMK Convent and Jit Sin Independent High School are all less than four kilometres away, while KPJ Penang Specialist Hospital is within a kilometre.

• Jit Sin Independent High School sits under 4 km away, and SMK Convent and Bukit Mertajam High School are no further
• Politeknik Seberang Perai and UiTM: within 5 to 7 km
• KPJ Penang Specialist Hospital — under 1 km
• Bukit Mertajam Hospital — under 5 km
• Bandar Perda’s administrative cluster, including the Seberang Perai City Council and other government offices: less than 800 m
• Megamall Penang and Mydin Mall: within 2 to 4 km
• Juru Auto City and Icon City: within 6 to 8 km
• KTM Bukit Tengah is nearer still; KTM Bukit Mertajam station is within 4 km
• Penang Sentral in Butterworth, the hub for ferries and northbound trains: under 8 km
• 8 minutes to Penang Bridge, 9 to the North-South Expressway

Developer Background

Grains Residences is developed by ZNEN Landmark.

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Frequently Asked Questions

How much is Grains Residences?
Grains Residences starts from RM301,000 gross, according to the developer’s project summary. The price of a given unit depends on its layout and floor. PM us for the current price list.

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?
Most layouts get 2 bays next to each other and the studio gets 1. Visitors have no parking.

Where is Grains Residences?
It is on the Penang mainland, in Bandar Perda, Bukit Mertajam. KPJ Penang Specialist Hospital lies under 1 km off, the Seberang Perai City Council, together with the surrounding government offices, is within 800 m, and the drive to Penang Bridge is roughly eight minutes.

Is Grains Residences freehold?
Yes, it is freehold. The land is commercial title under the Housing Development Act, with sales on Schedule H.

How many unit types does Grains Residences have?
There are six. The smallest is the 425 sq ft Type A studio, followed by the 725 sq ft Type B with two bedrooms. Types C, C1 and C2 each measure 1,020 sq ft but have three, two and four bedrooms in that order. The largest, Type D, is a 1,162 sq ft three-bedroom dual key.

What is the difference between Type C, C1 and C2?
Nothing in terms of size: all three are 1,020 sq ft corner units with different internal plans. Type C is a standard three-bedroom and includes a utility area. Type C1, which is the layout of the show unit, gives up the second bedroom to enlarge the living area and gains a bathtub. Type C2 carves the space into four bedrooms.

How many car parks come with each unit?
The Type A studio has one bay, most other types have two next to each other, and certain Type D units get three. Visitor parking is not provided, and there is a fee to use the EV charging bays.

How tall is Grains Residences?
It reaches 150 m over 45 floors, higher than any other serviced apartment in Bukit Mertajam. Inside each unit the floors are 3.05 m apart, and door openings are 2.4 m high.