Queens Residences Q3

Probably the larger layouts, probably not the entry layout — and I want to be honest about why that is a probability rather than a statement. Penang Island requires a non-citizen, which includes a Malaysian permanent resident, to pay at least RM1,000,000 for strata property.

Ideal has published no price list for Q3. Listing and sub-sale evidence puts the 950 sq ft Type A around RM890,000 to RM950,000 and a 1,400 sq ft unit at around RM1,900,000. On those numbers Types C and D clear the threshold and Type A does not, with Types B and B1 sitting close to the line.

Because there is no published price, the honest answer is that eligibility depends on the actual transaction price of the actual unit on the day, and your solicitor will apply that price to the state's threshold.

Budget for two additional costs: the Penang state levy imposed on foreigners upon state approval — the rate introduced from 1 February 2014 is 3% of the transacted price, and the rate in force on your signing date should be confirmed in writing — and the flat 8% stamp duty applying to non-citizens on residential property since 1 January 2026.

Five. Ideal's own colour-coded site plan shows Type A 152 units, Type B 171, Type B1 19, Type C 114 and Type D 76. That sums to exactly 532, which is the published unit total, so the plan reconciles.

Several agent summaries collapse B and B1 into one type because they are both 1,000 sq ft. They are separate type codes on separate drawings, and B1 carries an accessory parcel that B does not.

If you are shortlisting on paper, treat B1 as its own thing — 19 units out of 532 is under 4% of the building, and scarce stock does not stay available.

Ideal has not published one for Q3. Listing sites say late 2027.

Here is what the developer's own progress panel says instead, as at a page update of 23 June 2026: Level 7 of 25 floors, 28% overall, with wall and column work at the 6th floor 35% complete.

Twenty-eight per cent structural at the middle of 2026, on a 25-storey building, makes a 2027 handover look tight. I am not predicting a delay — construction accelerates once the structure clears the podium — but I would plan your money around 2028 and treat 2027 as the optimistic case rather than the base case.

The completion date is a field on the advertising and sale permit. Ask for the permit, and you will have the answer in one line.

Correct — Ideal publishes no price for Q3, and a Penang property portal's 2023 project record left the indicative price blank as well.

What is in circulation is sub-sale and agent asking prices, in a band of roughly RM937 to RM1,558 per square foot. That is a very wide spread for one building, which usually means the low end is early-launch pricing and the high end is a sea-facing top-floor ask.

I take the current developer price list directly, along with the rebate and package terms that are not on any website. Tell me the layout and the aspect you want and I will send you what is real today rather than what somebody listed eighteen months ago.

It is raised often enough by owners in the earlier Queens phases that I would not let you buy without hearing it from me first. The Penang International Airport approach runs along this side of the island.

Those are public comment threads, not measurements, so treat them as sentiment rather than data. The same threads also raise late-night motorbike and hawker noise along the frontage, illegal parking, and congestion at the Queens Waterfront access.

There is a cheap way to settle this for yourself: stand on the site at 9pm on a weekday and again at 7am. Twenty minutes twice will tell you more than any brochure or any comment thread, including this one.

Ideal actually labels this on its own typical floor plan, which is more than most developers give you. The southern side is marked Sea View and the northern side Town View and Park View.

Type D sits on the sea side, and part of Type B does too. Type A is on the town and park side.

The trade is the one it always is on a west-facing tropical coast: view and breeze against afternoon heat load and air-conditioning cost. On the Queensbay orientation the sea aspect is south-easterly, which is generally kinder than a straight west face, but I would still ask to see a unit in the afternoon rather than the morning.

Tell me which floor band you are considering and I will tell you what is left on each side of the plate.

It is worth knowing the number even though this building is not the typical overhang product. NAPIC recorded 3,165 completed unsold residential units in Penang in Q1 2026 — fifth-highest in Malaysia, up about 16% year on year — with condominiums and apartments roughly 70% of that stock, about 2,215 units.

Nationally the serviced-apartment overhang is concentrated in the RM500,000 to RM1,000,000 band. Q3 is not a serviced apartment and, on circulating pricing, three of its five layouts sit above that band.

So the honest read is: Q3 is somewhat insulated by product type and by size, but it will be handed over into a state that is absorbing supply more slowly than it is creating it. That affects your exit timing more than your entry price.

The project page does not say, and this is a fair question rather than a pedantic one. The Ideal group footer names Ideal Homes Properties Sdn Bhd 199701035400 (450900-T), Ideal Capital Berhad 201701001111 (1215261-H) and Ideal Gim Venture Sdn Bhd 201201038726 (1023204-D).

Any of the three, or a project company not named at all, could be the vendor. I have not assumed one, because assuming would be the same mistake I am asking you to avoid.

The advertising and sale permit names the vendor, the licence number and the price ceiling in one block. Ask for it, and while you are asking, ask for the completion date on the same document.

By product, not by postcode. Q3 has no unit under 950 sq ft and 380 of its 532 units are three-bedroom homes. The Lighthauz at Gelugor is 732 and 1,001 sq ft. Noordinz at George Town is a 377 sq ft studio and a 603 sq ft dual key. G'Vinton is 387 and 474 sq ft plus fourteen duplexes.

In other words, Q3 is the only one of the four that is built primarily for a family to live in rather than for an investor to let.

That cuts both ways. Family stock is harder to fill with short-let tenants and slower to turn over, but it also competes with far less new supply on resale — because almost nothing else being launched on this island is this size.

If you want a rental yield instrument, look at the George Town pair. If you want somewhere to actually live on the Penang coast, this is the shortlist.