Keeperz Suites @ Gelugor, Penang
The keeper’s house beside the lighthouse — two 21-storey towers of 493 serviced apartments on freehold land next to The Lighthauz, looking across the channel to the Penang Bridge.
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Keeperz Suites @ Gelugor, 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
- Keeperz SuitesBy EXSIM Waterfront Sdn Bhd
- Where it is
- Gelugor, Penang IslandPT 224, Seksyen 8, Bandar George Town, Daerah Timur Laut
- Tenure
- FreeholdCommercial land, 2.14 acres (93,010 sq ft)
- Towers
- Tower A · Tower B21 storeys each over a basement, linked at Level 21
- Units
- 493Tower A 236 · Tower B 257 · plus 13 two-storey shops
- Layouts
- 2 sizes, 5 variants484 sq ft (Type A) and 581 sq ft dual-key (Type B)
- Facilities
- Levels 1, 5 and 21Landscape deck on Level 5, sky decks on Level 21
- Car parks
- 388 baysBasement plus Levels 3–4, including 5 accessible bays
- Government permit
- 31088-2/03-2029/0210(A)-(S)Valid 16 Mar 2026 to 15 Mar 2029
- Foreign buyers
- RM1 million floorPenang minimum for non-citizens buying strata property
Explore related topics
Curated hubs, each with its own guide — not auto-generated tag archives.
Six things about Keeperz Suites worth knowing early
Four are reasons to shortlist it. Two are questions to ask before you do. All six come from the developer’s fact sheet or the government register.
Freehold, on 2.14 acres
The developer’s fact sheet states freehold tenure on 93,010 sq ft of commercial land. On an island where the good waterfront parcels are running out, a permanent title removes lease decay from your resale arithmetic.
It sits beside The Lighthauz — on purpose
The name is the story: the keeper’s house beside the lighthouse. EXSIM is building both, side by side on the Gelugor waterfront, so the two will share a streetscape, a promenade and a construction timetable.
A dual-key that is genuinely two homes
Type B at 581 sq ft splits into two studios off a shared foyer, each with its own pantry, bath and A/C ledge. Live in one and let the other, or let both, under one title and one loan.
A proper pool deck, not a token one
Tower B’s Level 21 has a 32 m by 6.3 m infinity pool, a wading pool, a jacuzzi and a hydrotherapy pool on a 762 sqm deck. Tower A’s Level 21 adds a sky gym, game room and co-working space.
Commercial title means commercial bills
The land use is commercial (HDA). Expect commercial assessment, water and electricity tariffs, and a bank margin that can be lower than for a residential condominium. Price that in from the start.
Delivery is 48 months, not 36
The register shows the statutory 36-month delivery period for Schedule H has already been extended by 12 months, to 48. That is approved, not a delay — but it is the number to plan around.
The whole development, decoded
Every number here is the developer’s own or the government register’s.
Pick your tower
Tower A
Sixteen residential floors from Level 5 to Level 20, with about 21 units a floor up to Level 10 and about 11 from Level 11 upward — the upper floors are markedly less crowded. Its Level 21 holds the game room, co-working space and sky gym, linked to Tower B by a bridge.
Tower B
Fifteen residential floors from Level 5 to Level 19, with Level 20 given over to M&E services. About 23 units a floor on Levels 5–8 and about 15 from Level 9 up. Tower B carries the water: a 32 m infinity pool, a wading pool, a jacuzzi and a hydrotherapy pool on its Level 21.
Facilities, level by level
Taken from the developer’s facilities plans, which are marked as not yet finalised.
Arrival · ground
- Drop-off
- Lobby lounge
- The Eden’s Gate green wall
- The Stellar Dust feature driveway
- First Bloom sculpture
- 13 two-storey retail units, Levels 1–2
Landscape deck
- Kids Whimsyland playground
- The Serene Glade seating lounge
- Aurora Grillscape BBQ pavilion
- The Mist Gate water feature
- The Garden of Delights urban farm
- Herbs garden
Tower A sky deck
- Sky gym
- Game room
- Co-working space
- Link bridge to Tower B
Tower B sky deck
- Horizon Pool — 32 m × 6.3 m infinity
- Little Mariners wading pool
- Shallow pool
- Jacuzzi
- Hydrotherapy pool
- Meridien Walk pool deck
- Family lounge
- Seafarers Nook sunken lounge
- Watchpoint Terrace pool lounge
- Outdoor shower
Where the project is now
All 5 Keeperz Suites @ Gelugor, Penang floor plans
Five drawn variants across two sizes — every Type A is 484 sq ft and every Type B is 581 sq ft; the letters and (M) mirrors are about which way the unit faces, not its size.
Type A1 — 484 sq ft
Get this floor plan
Type A1a — 484 sq ft
Get this floor plan
Type A1b — 484 sq ft
Get this floor plan
Type B1 — 581 sq ft
Get this floor plan
Type B1a — 581 sq ft
Get this floor planInside Keeperz Suites @ Gelugor, Penang
Where Keeperz Suites @ Gelugor, Penang sits
Gelugor waterfront on the Tun Dr Lim Chong Eu Expressway, Timur Laut district, Penang Island — on the east coast between George Town and the Penang Bridge, next to The Lighthauz.
Pinned to the coordinates filed with the national housing register for project 31088-2, not to a nearby landmark. Distances are straight-line from that point.
- Lin Xiang Xiong Art Gallery210 mstraight-line
- Universiti Sains Malaysia (USM)2.8 kmstraight-line
- Penang Bridge4.0 kmstraight-line to the span
- KOMTAR, George Town4.6 kmstraight-line
- Queensbay Mall4.8 kmstraight-line
- Island Hospital5.2 kmstraight-line
- Gurney Plaza7.0 kmstraight-line
- Penang International Airport10.0 kmstraight-line
On the government register it is project 31088-2 — 493 units, and it adds up
The licence is held by EXSIM Waterfront Sdn Bhd (31088), the same EXSIM company behind The Lighthauz next door. The national register files Keeperz Suites as one project in two serviced-apartment components.
| Project code | Registered name | Advertising permit | Permit expires | Units | Bed / bath | Status |
|---|---|---|---|---|---|---|
| 31088-2 | Keeperz Suites — serviced apartment component (236 units) | 31088-2/03-2029/0210(A)-(S) | 15 Mar 2029 | 236 | 2 / 1–2 | 5.64% built · on track |
| 31088-2 | Keeperz Suites — serviced apartment component (257 units) | 31088-2/03-2029/0210(A)-(S) | 15 Mar 2029 | 257 | 2 / 1–2 | 5.58% built · on track |
| Total | 493 | Licensed developer: EXSIM Waterfront Sdn Bhd (31088) | ||||
Swipe sideways to see the full table →
Read from teduh.kpkt.gov.my on 29 September 2026 (HIMS data updated to 28 September 2026). Check it yourself: teduh.kpkt.gov.my/semakan-status-kemajuan?kodProjek=31088-2
236 + 257 = 493 — the same total as the developer’s fact sheet
Two independent sources agree on the unit count and the split: 236 units in Tower A and 257 in Tower B. The register’s coordinates put the project on the Gelugor waterfront, 210 metres from the Lin Xiang Xiong Art Gallery — consistent with the site plan.
What the permit price band tells you — and what it doesn’t
The advertising permit records a band for each component: RM1,036,901 to RM1,264,016 for the 236-unit component and RM820,100 to RM1,264,016 for the 257-unit component. That is the range the developer is permitted to advertise within, not the price of any particular unit on any particular day. For a foreign buyer it matters: Penang’s floor for non-citizens buying strata is RM1,000,000, so eligibility is decided unit by unit at the actual SPA price.
The delivery clock is already 48 months
The sale and purchase agreement is Schedule H. The register records the original 36-month delivery period and an approved 12-month extension, taking it to 48 months — which matches the ’48 months’ on the developer’s own fact sheet. Count 48 months from your SPA date, not from launch.
About 5.6% built
Both components are reported at around 5.6% complete and ‘lancar’ (on track) in the latest 7(f) return. At this stage you are buying delivery, not a building — the liquidated damages clause matters more than the show unit.
About EXSIM Group
EXSIM Group is a Malaysian developer best known in Kuala Lumpur for design-led serviced residences built around tight, efficient layouts. In Penang it is building a cluster: Noordinz Suites in George Town, The Lighthauz in Gelugor, and now Keeperz Suites beside it.
Keeperz is the smaller, more rental-minded sibling. Where The Lighthauz is a 57-storey family tower dominated by 1,001 sq ft three-bedroom units, Keeperz is two 21-storey towers of 484 sq ft and 581 sq ft dual-key units — a product aimed at yield and at first-time buyers.
The consultant team on the developer’s sheet: BYG Architecture (architect), Perunding YAA (civil and structural), GH Tag Consultancy (M&E), Jurukur Bahan FPX (quantity surveyor), Landart Design (landscape) and Aprilist Associates (interior design). The main contractor has not yet been named — worth asking about, because it is the single biggest predictor of on-time delivery.
One honest note: at the time of writing, Keeperz Suites is not yet listed on EXSIM’s corporate website, which shows its Penang projects as The Lighthauz, Noordinz Suites and 22 Macalisterz. The project is on the government register with a live permit; the corporate page simply hasn’t caught up.
Frequently asked questions
How many units are there at Keeperz Suites?
493 serviced apartments: 236 in Tower A and 257 in Tower B. The developer’s fact sheet and the government register give the same totals.
There are also 13 two-storey retail units on Levels 1 and 2, which are not part of the 493.
Is Keeperz Suites freehold?
Yes, according to the developer’s fact sheet, which states freehold tenure on 2.14 acres of commercial (HDA) land.
You will see ‘to be confirmed’ on some Penang portals written before the fact sheet circulated. Freehold is the developer’s position; your solicitor’s title search is the final word.
What are the unit sizes at Keeperz Suites?
Two sizes. Type A is 484 sq ft (45 sqm), drawn with two bedrooms, a bath and a separate toilet, in three variants (A1, A1a, A1b) plus mirror units.
Type B is 581 sq ft (54 sqm), a dual-key that splits into two self-contained studios off a shared foyer, in two variants (B1, B1a) plus mirrors.
Can foreigners buy at Keeperz Suites?
Only units whose price is at or above RM1,000,000 — Penang’s minimum for a non-citizen buying strata property. State consent is required, and resale is not allowed for three years after purchase.
On the island, strata purchases between RM1 million and RM1.5 million carry a 1.5% state levy instead of the standard 3%. Add the flat 8% stamp duty that has applied to non-citizens since 1 January 2026. Send me your target unit and I will check whether it clears the floor at today’s price.
How close is Keeperz Suites to The Lighthauz?
Next door. The developer’s site plan and naming both place Keeperz beside The Lighthauz on the Gelugor waterfront — the ‘keeper’s house’ beside the lighthouse.
They are different products: The Lighthauz is a single 57-storey tower of mostly 1,001 sq ft three-bedroom units; Keeperz is two 21-storey towers of 484 and 581 sq ft units.
When will Keeperz Suites be completed?
The contractual delivery period is 48 months from your SPA under Schedule H — 36 months plus an approved 12-month extension recorded on the government register.
With the advertising permit issued on 16 March 2026 and the project about 5.6% built in September 2026, 2030 is the realistic window. The exact date depends on your SPA date.
Which floor and orientation should I choose?
Decide the view first. Every floor plate is marked south-east (Penang Bridge and the mainland) or north-west (Bukit Dumbar). The site photographs from 100 ft and 200 ft show what Levels 9–11 and 18–20 actually see.
Then decide the density. Tower A drops from about 21 units a floor to about 11 from Level 11; Tower B drops from about 23 to about 15 from Level 9. Fewer neighbours per corridor usually means quieter living and a stronger resale story.
What is the price and maintenance fee?
I will not repeat the figures circulating on portals — several differ from each other, and none is the price you will actually be quoted on the day.
The only public price information is the permit band on the government register, set out above. For the current price list, the units still available and the maintenance fee in writing, message me and I will send what is accurate today.
Is it a good investment for Airbnb or short-stay?
The product is designed with letting in mind — the dual-key Type B especially — and a hosted-rental arrangement with Mana Mana Hospitality is being offered on furnished units.
Two cautions. Short-stay rules on Penang Island are set by the local council and building by-laws, not by the developer, and they can change. And the title is commercial, so running costs are higher than a residential condo. Ask me for the operator terms and I will go through the numbers with you.
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 2026-09-29 · Last verified 2026-09-29 against EXSIM Waterfront’s published project material 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: EXSIM Group (19 developments on this site)
Where it is: Gelugor, 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).
31088-2 · KEEPERZ SUITES
Overall status: Lancar — on schedule
| Component | Bed / bath | Built-up | Units | Price on the permit | Complete |
|---|---|---|---|---|---|
| Pangsapuri Servis 21 storeys Lancar | 2 / 1, 2 | — | 236 | RM1,036,901.00 – RM1,264,016.00 | 5.64% |
| Pangsapuri Servis 21 storeys Lancar | 2 / 1, 2 | — | 257 | RM820,100.00 – RM1,264,016.00 | 5.58% |
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 31088-2. 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.