Queens Residences Q3

On the register's numbers, yes — across all five layouts. Penang requires a non-citizen to pay at least RM1,000,000 for strata property, island and mainland alike, with state consent.

Ideal has published no price list for Q3, but the live advertising permit (19262-4) carries a band of RM1,050,000 to RM3,336,000 — the band on the advertising permit, not the price of any unit. Its floor is above the RM1,000,000 minimum, so no layout is excluded by the register band; the SPA price of your actual unit is what the Land Office applies.

Budget for three things: the Penang state levy on approval — 3% of the price, reduced to 1.5% for island strata between RM1m and RM1.5m (agreements from 1 July 2017); the flat 8% stamp duty for non-citizens on residential property since 1 January 2026; and the rule that a foreign owner may resell only after 3 years, again with state consent.

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 does not publish one on the project page, but the government register does. The SPAs are Schedule H with a 36-month delivery period from the first SPA on 1 August 2024, which gave 1 August 2027. The register records an approved 12-month extension, so the vacant-possession deadline is now 1 August 2028.

Progress on the same record is 27.76% (status Lancar, on schedule), matching the developer's own panel of 28% at Level 7 of 25, page updated 23 June 2026.

Plan your money around the 2028 date, not 2027, and ask your solicitor whether your own SPA carries the extended date.

Correct — Ideal publishes no price for Q3 on its website.

The only public price information is the government register: the advertising permit for 19262-4 carries a band of RM1,050,000 to RM3,336,000. That is the band on the advertising permit, not the price of any unit — a legal range the developer may sell within, which is wide because it covers everything from a 950 sq ft town-side unit to a 1,400 sq ft sea-side unit on a high floor.

I do not repeat prices from listing sites on this page. Tell me the layout and the aspect you want and I will send you the developer's current figure for that stack.

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, with its permit band starting at RM1,050,000, the whole building sits 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, but the government register does: Ideal Gim Venture Sdn Bhd (201201038726 / 1023204-D), developer code 19262, developer licence 19262/04-2027/0070(A), valid to 17 April 2027.

It is one of the three entities in the Ideal group footer — the others are Ideal Homes Properties Sdn Bhd and the listed parent, Ideal Capital Berhad — and it holds every Queens Residences entry on the register, from Q1 to Q3.

Check that the vendor named on your SPA is Ideal Gim Venture Sdn Bhd and that the advertising permit quoted is 19262-4/07-2027/0609(A)-(S), not the cancelled 19262-3 permit.

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.