Seberang Perai (Penang Mainland): Condos, Apartments and Area Guide

Seberang Perai is the mainland half of Penang, with Butterworth, Bukit Mertajam, Seberang Jaya and Batu Kawan. More than half of Penang's people live here, on about 2.5 times the island's land, and homes cost about a third less per square foot.

391

Developments in this directory

144 / 167

For sale / for rent on condo.com.my now

992,400

Population, 2026 estimate

Census 2020: 946,092 (DOSM)

RM 6,810 – 6,892

Median household income a month

DOSM, 2024, by district

RM 356 psf

Condo / apartment median price

NAPIC sales, 2025

~750 km²

Area

about 1,260 people per km² (2020)

Explore Penang by area

Region

Penang Island

Timur Laut (George Town) and Barat Daya (Bayan Lepas)

1,037 developments

1,818 for sale · 3,633 for rent

District

Timur Laut

George Town, Gurney, Tanjung Bungah, Air Itam, Jelutong

730 developments

1,028 for sale · 2,405 for rent

District

Barat Daya

Bayan Lepas, Bayan Baru, Sungai Ara, Relau, Batu Maung

307 developments

790 for sale · 1,228 for rent

District

Seberang Perai Utara

Butterworth, Bagan, Raja Uda, Kepala Batas, Penaga

144 developments

97 for sale · 123 for rent

District

Seberang Perai Tengah

Bukit Mertajam, Seberang Jaya, Perai, Bandar Perda, Juru

184 developments

30 for sale · 15 for rent

District

Seberang Perai Selatan

Batu Kawan, Simpang Ampat, Bukit Tambun, Nibong Tebal

63 developments

17 for sale · 29 for rent

Seberang Perai (Mainland) area guide

About Seberang Perai

Seberang Perai ("across the Perai river") is the strip of mainland facing Penang Island, run by the City Council of Seberang Perai (MBSP). It has three districts: SP Utara in the north (Butterworth, Kepala Batas), SP Tengah in the middle (Bukit Mertajam, Seberang Jaya, Perai) and SP Selatan in the south (Batu Kawan, Simpang Ampat, Nibong Tebal).

The 2020 census counted 946,092 people, 54% of Penang, and DOSM estimates 992,400 in 2026.

Household income and jobs

Median household income is similar across the three districts: RM6,810 in SP Utara, RM6,892 in SP Tengah and RM6,822 in SP Selatan (DOSM, 2024). The mainland is Penang's industrial belt: Penang Port at Butterworth, the Perai Free Industrial Zone, the Bukit Minyak industrial parks and the fast-growing Batu Kawan Industrial Park.

House prices per square foot

In NAPIC sales data a condominium or apartment on the mainland sold for a median of RM 339 psf in 2024 and RM 356 psf in 2025, against RM 520 psf on the island. Landed homes are much more common than on the island: a 2-storey terrace house sold for a median of RM 540,000 in 2025, about half the island price.

Median sold price	2024	2025	Jan–Jun 2026
Condominium / apartment	RM 339 psf · RM 330,000 (442 sales)	RM 356 psf · RM 345,000 (191 sales)	RM 350 psf · RM 334,000 (67 sales)
Flat	RM 247 psf · RM 174,000 (105 sales)	RM 252 psf · RM 180,000 (51 sales)	RM 245 psf · RM 166,000 (21 sales)
Low-cost flat	RM 189 psf · RM 110,000 (618 sales)	RM 205 psf · RM 120,000 (262 sales)	RM 222 psf · RM 130,000 (94 sales)
2-storey terrace house	RM 503,000 (1,151 sales)	RM 540,000 (369 sales)	RM 508,000 (137 sales)

Median of the sales in NAPIC Open Sales Data (JPPH). psf = price ÷ floor area of the unit. Recent months are not complete yet, so 2025 and 2026 have fewer sales than were really made.

Which mainland district?

SP Utara: Butterworth, the ferry and KTM station, Penang Port; coastal condos at Raja Uda and Teluk Air Tawar.
SP Tengah: the most people, Seberang Jaya hospitals and malls, the Penang Bridge at Perai.
SP Selatan: Batu Kawan new townships, the Second Penang Bridge, IKEA and the Batu Kawan Industrial Park.

Getting to the island

Two bridges link the mainland to the island: the 13.5 km Penang Bridge from Perai to Gelugor, and the 24 km Second Penang Bridge from Batu Kawan to Batu Maung. The ferry runs from Butterworth to George Town. KTM trains and the North–South Expressway connect the mainland to Kuala Lumpur and the north.