Grains Residences @ Bukit Mertajam, Penang
One 45-storey tower of 401 freehold serviced apartments above 14 commercial outlets in Bandar Perda, 458 m in a straight line from KPJ Penang Specialist Hospital. Six layouts from a studio to a dual-key home, 425 to 1,162 sq ft, and the register shows the tower 46.18% built. The permit band straddles the mainland floor for foreign buyers, so eligibility is decided unit by unit at the SPA price.
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Grains Residences @ Bukit Mertajam, Penang at a glance
Every figure below comes from the developer’s own published material or the government register. Where neither has published something, it isn’t on this page.
- Development
- Grains ResidencesRegistered as Pangsapuri Servis Bijirin · a ZNEN Group project, licence held by ZNEN Landmark Development Sdn Bhd
- Where it is
- Bandar Perda, Bukit MertajamSeberang Perai Tengah district, mainland Penang · 1.2 km straight-line from Bukit Mertajam KTM station
- Tenure
- FreeholdStated on the developer’s website and, as ‘Kekal’, on its advertisement filed with the government register · your solicitor’s title search at signing is the final word
- Building
- 1 tower · 45 storeysServiced apartments above 14 commercial outlets, on a total area of 25,187 sq ft according to the developer
- Units
- 401Homes from Level 7 to Level 43A on the register’s unit list · 11 on a typical floor
- Layouts
- 425 to 1,162 sq ftSix types: studio, two-, three- and four-bedroom, plus a three-bedroom dual-key
- Facilities
- Ground floor, Level 7 and rooftopInfinity pool, Pilates room, gym, four themed gardens and a sky lounge
- Completion
- Expected June 2028The developer’s stated date · register shows 46.18% built, on track
- Government permit
- 30059-1/12-2026/1371(A)-(S)Valid 28 Dec 2023 to 27 Dec 2026
- Foreign buyers
- Decided unit by unitThe permit band straddles the RM500,000 mainland strata floor for foreign individuals · state consent required
Explore related topics
Curated hubs, each with its own guide — not auto-generated tag archives.
Six things about Grains Residences worth knowing before you enquire
Four are reasons a mainland buyer would shortlist it. Two are things to settle before you sign. Each one traces back to the developer’s website, the government register or a dated article.
Freehold, in the middle of Bandar Perda
The developer states freehold tenure. Bandar Perda is the planned township north-west of Bukit Mertajam’s old town, and most new high-rise supply on the mainland is further out. A freehold strata title in an already built-up township is the first reason people ask about this tower.
A hospital 458 m away, a train station 1.2 km away
Measured in a straight line from the registered coordinates, KPJ Penang Specialist Hospital is 458 m from the site and Bukit Mertajam KTM station is 1.2 km. Politeknik Seberang Perai is 1.9 km. Those three addresses explain who would live here or rent here: hospital staff, commuters and students.
Six layouts on one floor plate
The range runs from a 425 sq ft studio to a 1,162 sq ft dual-key home. In between sit a 725 sq ft two-bedroom and three versions of the 1,020 sq ft plan, arranged as two, three or four bedrooms. That lets you match the same building to a single tenant, a young couple or three generations.
On the register, and reported on track
The national housing register lists the project as 30059-1 with all 401 units, shows it 46.18% built and marks it ‘lancar’ (on track). On the day I read it, 228 units were recorded as sold and 173 as not yet sold, so there is still a real choice of floors and types.
The delivery period has already been extended once
The register shows an approved 12-month extension, taking the Schedule H delivery period from 36 to 48 months and the first agreement’s delivery date from 14 April 2027 to 14 April 2028. The developer’s website gives June 2028 as the expected completion date, and the advertising permit runs to 27 December 2026. Ask which delivery period is written into your own agreement.
A tall tower on a compact site, from a young developer
The developer describes 401 apartments and 14 outlets on a total area of 25,187 sq ft, which is a compact footprint for 45 storeys. Car park allocation, the number of lifts and the monthly charges are not published in text. ZNEN Group says it was founded in 2020, and this is the only project I found under its licensee on the register. I will get the missing answers in writing.
The whole development, decoded
Every number here is the developer’s own or the government register’s.
Facilities, level by level
Names and levels as listed in EdgeProp.my’s feature on the project dated 26 August 2026. The developer’s website publishes its facilities as a two-page sheet (see the gallery below) and also shows a gym room.
Arrival and community
- Main lobby
- Festive Garden
- Hobbit Garden
- Multi-purpose hall
- Gallery
- Surau
Coastal Garden
- Infinity swimming pool
- Spa pool / jacuzzi
- Pool deck
- Pool lounge
- Water lagoon
- Beach walk
- Garden lawn
- Outdoor shower corner
- Canopy bar
- Open lawn
- BBQ area
- Alfresco dining deck
- Boardwalk
- Pilates room
- Landscape mound
- Play mound
- Foggy mound
Sky Garden
- Sky garden
- Sky lounge
- Lounge bar
- Water feature
- Sky garden walk
- Sky alfresco dining
- Garden resting area
Where the project is now
All 6 Grains Residences @ Bukit Mertajam, Penang floor plans
Six types, and all six drawings below are the developer’s own, from its website. Each drawing prints the size and the room count, and the same sizes appear on the developer’s advertisement filed with the government register: 425 sq ft for Type A, 725 for Type B, 1,020 for Types C, C1 and C2, and 1,162 for Type D. The developer does not print a count for each type, but every drawing carries a key plan showing where the type sits and on which levels. Counting from those key plans gives 36 of Type A, 144 of Type B, 48 of Type C, 37 of Type C1, 98 of Type C2 and 38 of Type D, which adds up to the registered 401. That count is mine, so check the unit you want against the sale documents.
Type A — 425 sq ft
Get this floor plan
Type B — 725 sq ft
Get this floor plan
Type C — 1,020 sq ft
Get this floor plan
Type C1 — 1,020 sq ft
Get this floor plan
Type C2 — 1,020 sq ft
Get this floor plan
Type D (dual key) — 1,162 sq ft
Get this floor planInside Grains Residences @ Bukit Mertajam, Penang
Where Grains Residences @ Bukit Mertajam, Penang sits
Bandar Perda, in the Seberang Perai Tengah district of mainland Penang — the planned township north-west of Bukit Mertajam’s old town. KPJ Penang Specialist Hospital is 458 m away and Bukit Mertajam KTM station 1.2 km, both in a straight line from the registered coordinates.
Pinned to the coordinates filed with the national housing register for project 30059-1, not to the developer’s office or a neighbouring landmark. Distances are straight-line from that point.
- KPJ Penang Specialist Hospital458 mstraight-line
- Bukit Mertajam KTM station1.2 kmstraight-line
- Politeknik Seberang Perai1.9 kmstraight-line
- Mydin Bukit Mertajam2.6 kmstraight-line
- Jit Sin Independent High School2.9 kmstraight-line
- Juru Auto City3.7 kmstraight-line
- Hospital Seberang Jaya4.3 kmstraight-line
- Sunway Carnival Mall, Seberang Jaya5.4 kmstraight-line
- Penang Bridge10.3 kmstraight-line
On the government register it is project 30059-1 — 401 units at 46.18% built
The housing developer’s licence is held by ZNEN Landmark Development Sdn Bhd (30059). Grains Residences is filed under its Malay name, Pangsapuri Servis Bijirin — ‘bijirin’ is the Malay word for grains — which is why a search for the English name returns nothing. It is the only project I found under this company on the national register.
| Project code | Registered name | Advertising permit | Permit expires | Units | Bed / bath | Status |
|---|---|---|---|---|---|---|
| 30059-1 | Pangsapuri Servis Bijirin (Grains Residences) — serviced apartments, 45 storeys | 30059-1/12-2026/1371(A)-(S) | 27 Dec 2026 | 401 | 1–4 / 1–3 | 46.18% built · on track |
Swipe sideways to see the full table →
Read from teduh.kpkt.gov.my on 2 October 2026. Check it yourself: teduh.kpkt.gov.my/semakan-status-kemajuan?kodProjek=30059-1
401 units on the register, 401 on the developer’s website
The register files the project as one component of 401 serviced apartments in a 45-storey building, with one to four bedrooms and one to three bathrooms. Its unit list runs from Level 7 to Level 43A: three homes on Level 7, 11 on each of 36 floors and two on Level 43A, which adds up to 401. Floor numbers 14, 24 and 34 are skipped in favour of 13A, 23A and 33A. On the day I read it, 228 units were recorded as sold and 173 as not yet sold. The 14 commercial outlets the developer describes are not part of this housing record.
What the permit band tells you about foreign eligibility
The advertising permit records a minimum of RM136,000 and a maximum of RM719,000. That is the band on the advertising permit, not the price of any unit. On the Penang mainland a foreign individual may buy strata property only from RM500,000 (RM1,000,000 for a foreign company), so the band straddles the floor: eligibility is decided unit by unit at the price in the sale and purchase agreement. State consent, a 3% state levy on approval and the flat 8% stamp duty for non-citizens all apply, and any unit sold in an affordable category or under the Bumiputera quota is closed to foreigners.
Schedule H, 36 months extended to 48
The sale and purchase agreement is Schedule H (strata). The original delivery period was 36 months; the register records an approved extension of 12 months, making it 48. For the first agreement, dated 14 April 2024, that moves the delivery date from 14 April 2027 to 14 April 2028. Ask to see the extension approval, and check which period is written into the agreement you are asked to sign, because late-delivery damages are counted from that clause.
46.18% built, certificate still to come
The latest return reports the tower at 46.18% complete and ‘lancar’ (on track). The certificate of completion and compliance and vacant possession are not yet recorded. The developer’s website gives June 2028 as the expected completion date — a target, not a contractual promise. The advertising permit shown on the register expires on 27 December 2026; a renewed permit is something to confirm if you are buying after that date.
About ZNEN Group
ZNEN Group describes itself as a property development group founded in 2020 and headquartered in Penang, a contractor turned developer that built projects for other developers in the northern region before taking on its own. Its website does not name those earlier jobs.
Grains Residences is developed through ZNEN Landmark Development Sdn Bhd (1335792-W). The developer’s website lists its housing developer’s licence as 30059/04-2027/0058(A), valid from 21 April 2022 to 20 April 2027, and names Majlis Bandaraya Seberang Perai as the approving authority for the building plan. The company’s office is at 36 Lorong Perda Selatan 2, Bandar Perda — the same township as the site.
In its own words, the project is 401 serviced apartments ‘hovering above’ 14 commercial outlets in a 45-storey complex, pitched at families who want greenery in view and everyday errands within reach. The layouts back that up: three of the six types are family plans of 1,020 sq ft.
One honest note on track record: I could not find a completed project under this licensee on the national register, and this one has already had its delivery period extended by 12 months with approval. Neither fact means the tower will be late, and the register marks it on track today. It does mean you should read the delivery and late-payment clauses of the agreement closely, and ask the developer which completed buildings its team constructed so you can go and look at one.
Frequently asked questions
How many units are there at Grains Residences?
401 serviced apartments in a single 45-storey tower, above 14 commercial outlets. The developer’s website and the government register give the same residential total.
On the register’s unit list the homes run from Level 7 to Level 43A: three on Level 7, 11 on each of 36 floors and two on Level 43A.
Is Grains Residences freehold?
Yes, according to the developer: its website states freehold tenure, and its advertisement filed with the government register gives the land tenure as ‘Kekal’ (freehold).
The same advertisement states that the land carries no encumbrance (‘Bebanan Tanah: Tiada’) and prints a restriction in interest: the land may not be transferred, charged or leased without the State Authority’s consent. Your solicitor’s title search before you sign is the formal confirmation of all three points, and will tell you how that consent is handled when you buy and when you later sell.
What are the unit sizes and layouts at Grains Residences?
Six types between 425 and 1,162 sq ft. As printed on the developer’s own drawings and on its advertisement filed with the government register: Type A studio 425 sq ft; Type B two-bedroom 725 sq ft; Types C, C1 and C2 at 1,020 sq ft with three, two and four bedrooms respectively; and Type D, a three-bedroom dual-key, at 1,162 sq ft.
All six drawings are in the floor plan section of this page, each with a key plan showing where the type sits on the floor. I can also send them as full-size files so you can compare them side by side.
Can foreigners buy at Grains Residences?
Some units, possibly; others, no. On the Penang mainland a foreign individual needs a strata property at RM500,000 or above (RM1,000,000 for a foreign company), and the permit band here runs from RM136,000 to RM719,000. Eligibility is therefore decided unit by unit at the price in the sale and purchase agreement.
If a unit qualifies, you still need state consent, pay a 3% state levy on approval and the flat 8% stamp duty for non-citizens, and cannot resell for three years. Affordable-category and Bumiputera-quota units are closed to foreigners. Tell me which type you want and I will check it for you.
When will Grains Residences be completed?
The developer’s website gives June 2028 as the expected completion date. In October 2026 the register showed the tower 46.18% built and on track.
Contractually, the register shows Schedule H with a delivery period extended, with approval, from 36 to 48 months. For the first agreement, dated 14 April 2024, that is 14 April 2028. Your own delivery date depends on the period written into your agreement and the date you sign.
Which unit type should I choose?
Start from who will live there. A single tenant or a hospital shift worker suits the 425 sq ft studio; a couple or a first home, the 725 sq ft Type B. For a family, the three 1,020 sq ft plans differ only in how the same area is divided: C1 gives two large bedrooms, C gives three and C2 gives four smaller ones. The developer’s drawings mark all three, and Type D, as corner units.
Type D at 1,162 sq ft has dual-key entry, which suits parents and adult children under one roof, or living in one part and letting the other. The key plan on each drawing shows where the type sits: Type A is unit 03A; Type B is units 05, 06, 09 and 10; Type C1 is unit 03; Type D is unit 02; Type C takes units 07, 08 and 11 on Levels 8 to 23, and Type C2 takes those three on Levels 23A to 43 as well as unit 01 on every residential level. Ask me for the current availability before you decide.
What is the price and the maintenance fee?
The only public price information I publish is the government permit band: RM136,000 to RM719,000 — the band on the advertising permit, not the price of any unit. I will not repeat figures from property portals.
The developer has not published the monthly maintenance charge or sinking fund in text. Message me and I will send the current price list, the remaining units and the charges in writing.
How does Grains Residences compare with Embun Hills?
They are opposite answers to the same Bukit Mertajam question. Grains Residences is a 45-storey tower of serviced apartments from 425 to 1,162 sq ft in built-up Bandar Perda. Embun Hills, 8.1 km away in a straight line on Jalan Kulim, is a gated landed township whose first phase has two-storey homes of 2,230 to 2,518 sq ft.
Choose the tower if you want a smaller, lock-and-leave home beside a hospital and a train station. Choose the landed township if you need four bedrooms, a porch and a garden and are happy to drive for everything. Both are freehold according to their developers.
Is Bandar Perda practical for daily life or for renting out?
For daily life: straight-line, KPJ Penang Specialist Hospital is 458 m away, Bukit Mertajam KTM station 1.2 km, Mydin Bukit Mertajam 2.6 km, Jit Sin Independent High School 2.9 km and Sunway Carnival Mall 5.4 km. Penang Bridge is 10.3 km away, so an island job is a daily bridge crossing.
For renting: the likely tenants are people who work at the hospital, students and staff of Politeknik Seberang Perai 1.9 km away, and rail commuters. I do not quote rental figures. Remember that a serviced apartment is usually on commercial-rate utilities and assessment — ask me what applies here before you buy with tenants in mind.
Get the current price list and unit availability
Developer pricing moves, and the good stacks go first. Tell me your budget and whether you’re buying to live in or to let — I’ll send back the units that actually fit, not a generic brochure.
No agent fee payable by the buyer on new developer launches
Louis Koh
11 years in Malaysian property · Johor Bahru, Kuala Lumpur & Penang new launches · English & 中文
I work with cross-border buyers from Singapore and further afield, and with local investors. I’ll tell you when a project isn’t right for you — that’s usually worth more than the brochure.
Published 2026-10-02 · Last verified 2026-10-07 against ZNEN Group’s Grains Residences website, the developer’s advertisement filed with the housing register, EdgeProp.my’s feature of 26 August 2026, and the KPKT housing register. Unit availability, pricing and completion dates are set by the developer and subject to change. This page is marketing information, not an offer or a contract.
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Developer: ZNEN Group (1 development on this site)
Where it is: Bukit Mertajam, Penang
The unit mix, the permitted price and how far up it is
None of this table is the developer’s account of itself. It is what the Ministry of Housing and Local Government records from the 7(f) returns: unit type, bedrooms and bathrooms, built-up area, unit count, the price range on the permit, and the certified percentage complete. A brochure price can be revised; the price on the permit was filed. A brochure need not mention progress; the percentage is certified. The status vocabulary is theirs too: Lancar (on schedule), Lewat (behind), Sakit (sick), Terbengkalai (abandoned).
30059-1 · PANGSAPURI SERVIS BIJIRIN
Overall status: Lancar — on schedule
| Component | Bed / bath | Built-up | Units | Price on the permit | Complete |
|---|---|---|---|---|---|
| Pangsapuri Servis 45 storeys Lancar | 1, 2, 3, 4 / 1, 2, 3 | — | 401 | RM136,000.00 – RM719,000.00 | 46.18% |
Swipe the table sideways for the rest of the columns.
This is the document the developer had to file, and the housing department had to approve, before it was allowed to advertise at all — served from the ministry’s own host. It normally carries the location plan, the developer licence and building-plan approval references, the expected completion date, the encumbrance position, and the unit count and price floor and ceiling for each type. The brochure a salesperson hands you can be reissued. This one cannot.
Read from teduh.kpkt.gov.my on 2026-10-08, project code 30059-1. Re-read weekly.
What to do with the number. Read it against the delivery date in your own agreement, not against what a salesperson says. A project with a year left on its statutory clock and a third of the building up is telling you something the brochure will not.
How does that compare? Every development on this site, grouped by register status — cancelled, abandoned and behind schedule first.