Muze @ PICC, Bayan Lepas
Two freehold towers of 52 and 58 storeys with 846 condominiums, the first residential phase of Hunza’s 43-acre Penang International Commercial City and 556 m from SPICE Arena. Completed in July 2023. The permit band straddles Penang Island’s floor for non-citizens, so foreign eligibility is decided unit by unit at the SPA price.
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Muze @ PICC, Bayan Lepas 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
- Muze @ PICCRegistered as Muze at PICC, Phase 1A · licence held by Hunza (Penang International Commercial City) Sdn Bhd
- Where it is
- PICC, Bayan Lepas8, Persiaran Mahsuri, Daerah Barat Daya — 556 m from SPICE Arena, straight-line
- Tenure
- FreeholdStated on Hunza’s project page and as ‘hakmilik kekal’ on the advertisement filed with the register
- Towers
- 2 towers · 52 and 58 storeysTower A 52 storeys, Tower B 58 storeys
- Units
- 846394 in Tower A, 452 in Tower B · mostly ten homes a floor
- Layouts
- 1,078 to 3,472 sq ftThirteen types on the filed advertisement, three of them duplexes; Hunza’s page quotes up to 5,264 sq ft
- Facilities
- Four zones over seven levelsEscapade, Social Square on Level 11, Chillscapes and the Muze Club on Levels 40 and 41
- Completion
- CompletedCertificate of completion and compliance 18 July 2023; vacant possession 4 August 2023
- Government permit
- 10294-3/04-2025/0305(R)-(S)Ran 24 Apr 2024 to 23 Apr 2025 — expired, and no newer permit is listed
- Foreign buyers
- Decided unit by unitOnly units at RM1,000,000 or above at the SPA price, outside the Bumiputera quota, with state consent
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Six things about Muze @ PICC worth knowing before you enquire
Four are reasons it ends up on a Bayan Lepas shortlist. Two are things to settle before you commit. All six come from Hunza’s own material, the government register or a named newspaper.
A finished building, not a model
The register marks both towers as completed, with the certificate of completion and compliance dated 18 July 2023 and vacant possession on 4 August 2023. You can walk the lobby, ride the lifts and stand on the balcony of the actual unit before you sign anything.
Freehold inside a 43-acre masterplan
Hunza’s page describes two freehold residential towers, and the filed advertisement says ‘hakmilik kekal’. The Edge reported PICC as a 43-acre freehold site planned for residences, offices, a hotel, a mall and a hospital. Muze is the first residential piece of it.
Large homes only
There is no studio stock here. The smallest type on the filed advertisement is 1,078 sq ft and the largest duplex is 3,472 sq ft; Hunza’s page describes three to five bedrooms. That makes Muze a family or senior-staff address in a district where much of the newer supply is compact.
Positioned for the industrial zone and the convention centre
Straight-line, the centre of Bayan Lepas Free Industrial Zone Phase 1 is 1.8 km away, Pantai Hospital 1.1 km, SPICE Arena 556 m and the airport 4.0 km. Engineers, visiting specialists and medical staff are the people who live and rent in this pocket.
The listed permit has expired and 228 units show as unsold
The latest advertising permit listed on the register ran to 23 April 2025, and the register still shows 228 of 846 units as not yet sold. Whether a renewed permit exists is something to confirm before you pay anything. I will get the current permit number for you in writing.
The city around it is still being built
Senze @ PICC, the next phase 294 m away, is on the register at 67.88% to 71.43% built. The mall, hotel, office tower and hospital are plans in Hunza’s material, and I have found no opening dates published for them. Expect construction traffic and hoardings for some years.
The whole development, decoded
Every number here is the developer’s own or the government register’s.
Pick your tower
Tower A
The register files Tower A as a 52-storey building with 394 homes. Its unit list starts at Level 12 and runs to Level 52, mostly ten homes a floor, thinning to six on Levels 23, 23A and 52 and eight on Levels 40 and 41, where the developer places the Muze Club. On the day I read the register, 293 homes were recorded as sold and 101 as not yet sold.
Tower B
Tower B is filed as 58 storeys with 452 homes, six floors taller than its neighbour. Homes run from Level 12 to Level 58, again mostly ten a floor, with only four on each of Levels 40 and 41 and eight on Levels 26, 27 and 58. The register showed 325 sold and 127 not yet sold when I read it, and this tower carries the higher top end of the permit band.
Facilities, level by level
As described on Hunza’s project page, which groups the facilities into four zones spread over seven levels. A full item-by-item list is not published there.
Escapade
- Multi-purpose court
- Outdoor gym
- Pocket Forest
Social Square
- Community hall
- Swimming pools
- Garden Kitchen for outdoor entertaining
- Other social facilities
Chillscapes
- Game rooms
- Pavilions
- Gym
- Yoga area
Muze Club
- Sky garden
- Gourmet Kitchen
- Executive Lounge
- Wellness zones
- Views facing a golf course
Where the project is now
All 13 Muze @ PICC, Bayan Lepas floor plans
Thirteen type letters are printed on the advertisement Hunza filed with the register: ten single-level layouts from 1,078 to 1,840 sq ft and three duplexes from 2,553 to 3,472 sq ft. Hunza’s project page gives a wider range, 1,087 to 5,264 sq ft with three to five bedrooms, so the largest homes are not on that advertisement. On the drawings every single-level type has three bedrooms, with a study added in Types A, B and B1, and the duplexes have three to five bedrooms plus a maid’s room. All thirteen drawings are shown below, taken from that filed advertisement: ten single-level types and all three duplexes, each duplex with its lower and upper level. Types B1 and G1 are the same sizes as Types B and G with the rooms arranged differently.
Type A — 1,840 sq ft
Get this floor plan
Type B — 1,530 sq ft
Get this floor plan
Type B1 — 1,530 sq ft
Get this floor plan
Type C — 1,304 sq ft
Get this floor plan
Type D — 1,512 sq ft
Get this floor plan
Type E — 1,091 sq ft
Get this floor plan
Type F — 1,273 sq ft
Get this floor plan
Type G — 1,078 sq ft
Get this floor plan
Type G1 — 1,078 sq ft
Get this floor plan
Type H — 1,319 sq ft
Get this floor plan
Duplex I — 2,883 sq ft
Get this floor plan
Duplex J — 2,553 sq ft
Get this floor plan
Duplex K — 3,472 sq ft
Get this floor planInside Muze @ PICC, Bayan Lepas
Where Muze @ PICC, Bayan Lepas sits
Persiaran Mahsuri, inside Penang International Commercial City in Daerah Barat Daya (the South-West District) — 556 m in a straight line from SPICE Arena, 557 m from Sunshine Square in Bayan Baru and 573 m from Penang Golf Club.
Pinned to the coordinates filed with the national housing register for project 10294-3, which sit about 66 m from the map listing for Muze @ PICC on Persiaran Mahsuri. Distances are straight-line from that point.
- SPICE Arena556 mstraight-line
- Sunshine Square, Bayan Baru557 mstraight-line
- Penang Golf Club573 mstraight-line
- Pantai Hospital Penang1.1 kmstraight-line
- SJK(C) Kwang Hwa1.4 kmstraight-line
- Bayan Lepas Free Industrial Zone, Phase 11.8 kmstraight-line
- Queensbay Mall2.4 kmstraight-line
- Penang International Airport4.0 kmstraight-line
- Penang Bridge7.2 kmstraight-line
On the government register it is project 10294-3 — 846 units, completed with CCC
The housing developer’s licence is held by Hunza (Penang International Commercial City) Sdn Bhd (10294). The register lists four projects under it: Infinity (10294-1), Treeo (10294-2), Muze at PICC, Phase 1A (10294-3) and Senze @ PICC, Phase 2B (10294-4).
| Project code | Registered name | Advertising permit | Permit expires | Units | Bed / bath | Status |
|---|---|---|---|---|---|---|
| 10294-3 | Muze at PICC, Phase 1A — Tower A, flats / condominium, 52 storeys | 10294-3/04-2025/0305(R)-(S) | 23 Apr 2025 (expired) | 394 | 3 / 2 | Completed · CCC 18 Jul 2023 |
| 10294-3 | Muze at PICC, Phase 1A — Tower B, flats / condominium, 58 storeys | 10294-3/04-2025/0305(R)-(S) | 23 Apr 2025 (expired) | 452 | 3 / 2 | Completed · CCC 18 Jul 2023 |
| Total | 846 | Licensed developer: Hunza (Penang International Commercial City) Sdn Bhd (10294) | ||||
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=10294-3
846 units on the register, 846 on the developer’s page
The register files Muze as two components of flats / condominium: 394 units in a 52-storey tower and 452 in a 58-storey tower, which matches the 846 units and ’52-58 storeys’ on Hunza’s project page. The unit list runs from Level 12 upward in both towers. On the day I read it, 618 units were recorded as sold and 228 as not yet sold — 101 in Tower A and 127 in Tower B. It also flags 265 units as Bumiputera-quota units.
What the permit band means against the foreign-buyer floor
The permit records RM789,000 to RM5,133,000 for Tower A and RM789,000 to RM6,238,000 for Tower B. That is the band on the advertising permit, not the price of any unit. Penang Island’s floor for a non-citizen buying strata property is RM1,000,000, and the band straddles it, so eligibility is decided unit by unit at the price on the sale and purchase agreement. Bumiputera-quota units are closed to foreigners whatever their price.
Schedule H, 36 months, extended by 27
The sale and purchase agreement is Schedule H (strata) with an original delivery period of 36 months. The first agreement is dated 27 May 2019, which put delivery at 27 May 2022; the register records an approved extension of 27 months, moving the date to 27 August 2024. Vacant possession was recorded on 4 August 2023 — inside the extended period, but more than fourteen months after the original date.
Completed — and the listed permit has run out
Both towers are marked ‘Siap Dengan CCC’, 100% built, with the certificate dated 18 July 2023. The advertising permit shown is 10294-3/04-2025/0305(R)-(S), valid 24 April 2024 to 23 April 2025, and four earlier permits are listed as ended. No newer permit appears on the register, so ask for the current one before paying for a developer unit; I will confirm it for you.
About Hunza Properties
Hunza Properties says it has been in the property business for more than 45 years. It was founded by Dato’ Seri Khor Teng Tong, and its own website lists townships, mixed-use developments, luxury homes, affordable homes, commercial projects, shopping malls and the restoration of heritage buildings.
The names Penang buyers know are on its completed list: Gurney Paragon Residences, Infinity Beachfront Super Condominium, Alila Homes, Alila Horizon, Marina Bay Condominium and Greenlane Heights. It also holds Gurney Paragon Mall and Hunza Tower as investment properties, and lists Alila2 in Tanjung Bungah and the Bertam township on the mainland among its current work.
PICC is the group’s largest undertaking. The Edge Malaysia reported it in October 2023 as a 43-acre freehold site in the South-West District, with Muze launched in 2019 as the first residential component. Hunza’s page lists residences, PICC Tower and offices, a five-star hotel, a lifestyle mall and a hospital as the planned mix.
One honest note: Muze was not delivered on its original schedule. The register shows a 27-month extension was approved, and the keys came about fourteen months after the first contractual date. The filed advertisement also notes the land is charged to OCBC Bank, which is normal project financing that your solicitor clears at signing. The building is finished now, so the risk left is the pace of the rest of PICC.
Frequently asked questions
How many units are there at Muze @ PICC?
846 condominiums in two towers: 394 in the 52-storey Tower A and 452 in the 58-storey Tower B. The developer’s page and the government register give the same total.
Homes start at Level 12 in both towers and most floors hold ten homes. Hunza’s page states 1,803 car park bays; its filed advertisement prints 1,804.
Is Muze @ PICC freehold?
Yes, according to the developer. Hunza’s project page describes two freehold residential towers, and the advertisement it filed with the housing register states ‘hakmilik kekal’.
The same advertisement notes the land is charged to OCBC Bank as project financing. Your solicitor’s title search at signing is the final word on tenure and on any restriction in interest.
What are the unit sizes and layouts at Muze @ PICC?
The filed advertisement prints thirteen types. Single-level: Type A 1,840 sq ft, B and B1 1,530, C 1,304, D 1,512, E 1,091, F 1,273, G and G1 1,078, H 1,319. Duplexes: I 2,883, J 2,553 and K 3,472 sq ft. On the drawings each single-level type has three bedrooms and two bathrooms, except Type A, which has three bathrooms; Types A, B and B1 also have a study.
Hunza’s project page gives a range of 1,087 to 5,264 sq ft with three to five bedrooms, which means there are larger homes than the advertisement lists. All thirteen drawings are in the floor plan section above, taken from the advertisement filed with the register, including all three duplexes.
Can foreigners buy at Muze @ PICC?
Some units, yes. Penang Island’s minimum for a non-citizen buying strata property is RM1,000,000, and the permit band runs from below that figure to well above it, so it depends on the price on the sale and purchase agreement for the specific unit. Bumiputera-quota units are closed to foreigners.
You also need state consent, there is a 3% state levy on approval (1.5% for island strata between RM1,000,000 and RM1,500,000), resale is allowed only after three years, and non-citizens pay a flat 8% stamp duty on residential property. I can tell you which remaining units clear the floor.
Is Muze @ PICC completed?
Yes. The register shows both towers 100% built with the certificate of completion and compliance dated 18 July 2023 and vacant possession on 4 August 2023.
Delivery was later than first scheduled: the original date under the first agreement was 27 May 2022, and the register records an approved 27-month extension. For a buyer today that is history, since you are buying a finished, occupied building.
Tower A or Tower B — which should I pick?
Tower A is the smaller community, 394 homes over 52 storeys. Tower B has 452 homes, rises six floors higher and carries the top of the permit band. Levels 40 and 41 hold the Muze Club, and the register shows fewer homes on those two floors, only four each in Tower B.
After that it is orientation. Hunza says the Muze Club faces a golf course, and Penang Golf Club is 573 m away, so ask which stacks look that way and which look toward the Senze construction site. I will mark the remaining units on a floor plate for you.
What is the price and the maintenance fee?
The only public price information is the government permit band: RM789,000 to RM5,133,000 for Tower A and RM789,000 to RM6,238,000 for Tower B — the band on the advertising permit, not the price of any unit. I do not repeat figures from property portals.
The developer has not published the monthly service charge or sinking fund. Message me and I will send the current price list for the units still available and the charges in writing.
How does Muze compare with Senze @ PICC next door?
Same licensee, 294 m apart. Muze is finished: 846 condominiums filed as flats / condominium, with large layouts. Senze is filed as 1,680 serviced apartments in three components of 43 to 44 storeys, 67.88% to 71.43% built in October 2026, and Hunza says it will be ready by end of 2026.
So the choice is a completed, larger-format home you can inspect now against a newer, denser serviced-apartment phase still under construction. Title type differs too: check which one your financing and your intended use suit.
Is Muze practical for daily life, and is there rental demand?
For daily life: Sunshine Square is 557 m away in a straight line, Pantai Hospital 1.1 km, SJK(C) Kwang Hwa 1.4 km, SMJK Phor Tay 1.8 km and Queensbay Mall 2.4 km. The developer puts a multi-purpose court, pools and a gym inside the project.
For renting: tenant demand in this pocket comes from people working in the Bayan Lepas industrial zone, 1.8 km away, and around the hospital and SPICE. I do not quote rental figures; ask me what is actually being let in the building before you buy with tenants in mind.
Ask which units are available now
Completed projects change hands unit by unit, and whatever the developer still holds moves too. Tell me your budget and whether you’re buying to live in or to let — I’ll send back the units that actually fit.
Completed project — what is for sale changes unit by unit, so ask before you plan a viewing
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 Hunza’s project pages, the developer’s advertisement filed with the housing register, The Edge Malaysia (October 2023) 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: Hunza Properties (2 developments on this site)
Where it is: Bayan Lepas, 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).
10294-3 · MUZE AT PICC
Overall status: Siap Dengan CCC — completed
| Component | Bed / bath | Built-up | Units | Price on the permit | Complete |
|---|---|---|---|---|---|
| Rumah Pangsa/Kondo 52 storeys Siap Dengan CCC | 3 / 2 | 0 – 119 m² | 394 | RM789,000.00 – RM5,133,000.00 | 100.00% |
| Rumah Pangsa/Kondo 58 storeys Siap Dengan CCC | 3 / 2 | 0 – 120 m² | 452 | RM789,000.00 – RM6,238,000.00 | 100.00% |
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 10294-3. 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.