Sunway Wellesley Serene Villas @ Bukit Mertajam, Penang
210 freehold three-storey townhouses on 9.03 acres inside Sunway Property’s Sunway Wellesley township, 1.2 km in a straight line from Bukit Mertajam KTM station. Lower and upper homes of 1,701 to 2,615 sq ft, 53% built. The permit band straddles the mainland’s floor for non-citizens, so foreign eligibility is decided unit by unit at the agreement price.
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Sunway Wellesley Serene Villas @ 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
- Sunway Wellesley Serene VillasA Sunway Property project · licence held by Sunway Bintang Sdn Bhd
- Where it is
- Bukit Mertajam, mainland PenangLebuh Sunway Wellesley 1, inside the 86-acre Sunway Wellesley township, Seberang Perai Tengah
- Tenure
- FreeholdStated on the developer’s project page; its legal notice lists land restrictions and encumbrances as nil
- Type
- 3-storey townhouses, strata titleEach block holds a lower home and an upper home · Schedule H agreement
- Units
- 210On 9.03 acres · the developer and the register give the same total
- Sizes
- 1,701 – 2,615 sq ftThree or four bedrooms; three bathrooms on the register
- Facilities
- Clubhouse, pool and gymnasiumMulti-purpose court, jogging trail, playground · gated and guarded
- Completion
- Expected December 2027The developer’s stated date · register shows 53% built, on track
- Government permit
- 13389-2/07-2027/0664(A)-(S)Valid 23 Jul 2024 to 22 Jul 2027
- Foreign buyers
- Decided unit by unitThe permit band straddles Seberang Perai’s RM1,000,000 floor for landed-strata homes; state consent applies
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Six things about Serene Villas worth knowing before you visit the show village
Four are reasons a Bukit Mertajam family would shortlist it. Two are things to settle first. All six come from Sunway Property’s own material or the government register.
Freehold, in the old town’s catchment
Sunway Property states the tenure as freehold, and its legal notice lists both land restrictions and encumbrances as nil. The site is 1.2 km in a straight line from Bukit Mertajam KTM station and 1.1 km from the bus terminal, so this is a town address, not a new township out on the highway.
More than half built, with a date on record
The register’s latest return puts the 210 townhouses at 53% built and ‘lancar’ (on track). The developer’s legal notice gives December 2027 as the expected completion date, and its microsite posts site-progress photographs dated 6 July 2026 — you can check the claim against the structure on the ground.
Large floor areas for a strata townhouse
Homes run from 1,701 to 2,615 sq ft with three or four bedrooms, and the register records three bathrooms for every unit. The launch release says each home can park up to four vehicles and that the internal roads are 40 ft wide — the practical details that decide whether a three-generation household actually fits.
A township you can already walk through
Sunway Wellesley is an 86-acre master plan. Its earlier Garden Villas phase — 60 semi-detached homes and 154 townhouses — is on the register as completed, with its certificate dated 30 December 2016, 525 m from the Serene Villas pin. You can see how a Sunway townhouse precinct in this exact township has aged before you commit to the new one.
It is strata, and you share a building
Serene Villas is sold under Schedule H: a strata title with monthly charges, house rules and a management body, even though it is marketed as gated landed living. A lower home has a neighbour above; an upper home has stairs before the front door. Walk both show units and decide which trade-off suits your household.
Sales are early and some basics are unpublished
On the day I read the register, 44 of the 210 units were recorded as sold and 166 as not yet sold, with the first agreement dated 30 December 2024. The developer’s pages also give only the overall size range in text — the size of each of the four layouts is printed on the drawings — and no monthly charges. I will get those in writing.
The whole development, decoded
Every number here is the developer’s own or the government register’s.
Facilities
As listed on Sunway Property’s project page, its Sunway Wellesley microsite and its launch release of 17 December 2024.
Clubhouse
- Swimming pool
- Kids’ pool
- Elevated gymnasium with pool views
- Gathering plaza
Outdoors
- Multi-purpose court (basketball / pickleball)
- Outdoor fitness area
- Tree-lined jogging trail
- Linear gardens
- Green pavilions
- Children’s playground
Security and infrastructure
- 7 ft perimeter fencing
- 24-hour CCTV surveillance
- 40 ft internal roads
- EV-charger-ready infrastructure
- Underground cabling
- Concealed drainage
- Broadband-ready homes
Where the project is now
All 4 Sunway Wellesley Serene Villas @ Bukit Mertajam, Penang floor plans
Sunway Property publishes four layouts: a lower and an upper home for the intermediate / end blocks, and a lower and an upper home for the corner blocks. Its pages give the overall range — 1,701 to 2,615 sq ft, three to four bedrooms — in text; the size of each layout is printed on the drawing itself.
Intermediate / End Unit (Lower)
Get this floor plan
Intermediate / End Unit (Upper)
Get this floor plan
Corner Unit (Lower)
Get this floor plan
Corner Unit (Upper)
Get this floor planInside Sunway Wellesley Serene Villas @ Bukit Mertajam, Penang
Where Sunway Wellesley Serene Villas @ Bukit Mertajam, Penang sits
Lebuh Sunway Wellesley 1, inside the Sunway Wellesley township in Seberang Perai Tengah — 1.2 km in a straight line from Bukit Mertajam KTM station and 525 m from Garden Villas, the township’s completed townhouse and semi-detached phase.
Pinned to the coordinates filed with the national housing register for project 13389-2, which match the map listing for Sunway Wellesley Serene Villas on Lebuh Sunway Wellesley 1. Distances are straight-line from that point.
- Garden Villas (same township, completed phase)525 mstraight-line
- Bukit Mertajam bus terminal1.1 kmstraight-line
- Bukit Mertajam KTM station1.2 kmstraight-line
- SJK(C) Jit Sin A & B1.3 kmstraight-line
- Jit Sin Independent High School1.4 kmstraight-line
- Hospital Bukit Mertajam1.8 kmstraight-line
- KPJ Penang Specialist Hospital2.5 kmstraight-line
- AEON Mall Bukit Mertajam6.3 kmstraight-line
- Sunway Carnival Mall, Seberang Jaya7.1 kmstraight-line
On the government register it is project 13389-2 — 210 townhouses at 53% built
The housing developer’s licence is held by Sunway Bintang Sdn Bhd (13389), the Sunway company behind the Sunway Wellesley township. It has two projects on the national register: the completed earlier phase (13389-1, 60 semi-detached homes and 154 townhouses) and Serene Villas, filed as Taman Sunway Wellesley, Phase 1 (13389-2).
| Project code | Registered name | Advertising permit | Permit expires | Units | Bed / bath | Status |
|---|---|---|---|---|---|---|
| 13389-2 | Taman Sunway Wellesley, Phase 1 — townhouses (rumah bandar), 3 storeys | 13389-2/07-2027/0664(A)-(S) | 22 Jul 2027 | 210 | 3–4 / 3 | 53% 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=13389-2
210 units on the register, 210 on the developer’s pages
The register files Serene Villas as one component: 210 townhouses (‘rumah bandar’) of three storeys, with three or four bedrooms and three bathrooms. Its unit list runs from TH-001 to TH-210, the same total Sunway Property publishes. On the day I read it, 44 units were recorded as sold and 166 as not yet sold, and 63 of the 210 are marked as Bumiputera-quota lots.
What the permit band tells you — and what it means for foreign buyers
The advertising permit records a minimum of RM774,000 and a maximum of RM1,138,800. That is the band on the advertising permit, not the price of any unit. In Seberang Perai the floor for a non-citizen buying a landed or landed-strata home is RM1,000,000, so the band straddles it: eligibility is decided unit by unit at the price in the sale and purchase agreement, and Bumiputera-quota lots are closed to foreigners in any case. State consent is required before a foreign buyer can complete.
Schedule H, 36 months, no extension on record
The sale and purchase agreement is Schedule H (strata), with the standard 36-month delivery period and no approved extension recorded. The register shows the first agreement dated 30 December 2024, which puts the latest delivery date under that agreement at 30 December 2027. Your own clock runs 36 months from the date of your agreement.
53% built; the permit ends before the expected completion
The latest 7(f) return reports the component at 53% complete and ‘lancar’ (on track). The certificate of completion and compliance and vacant possession are not yet recorded. The developer gives December 2027 as the expected completion date — a target, not a contractual promise. The current advertising permit runs to 22 July 2027, so if units are still on sale after that date, ask to see the renewed permit.
About Sunway Property
Sunway Property is the property arm of the Sunway Group and describes itself as a master community developer. On the Penang mainland its name is already on Sunway Carnival Mall and Sunway Medical Centre Penang in Seberang Jaya, 7.1 km and 7.0 km from Serene Villas in a straight line.
Sunway Wellesley is its Bukit Mertajam township: 86 acres with a total gross development value of RM1 billion, according to the launch release. The earlier phases it lists are Precincts 1 and 2, Uptown 2 (62 shop offices) and Garden Villas (60 semi-detached homes and 154 townhouses). Serene Villas is the 9.03-acre, 210-home phase announced on 17 December 2024 with a stated gross development value of RM150 million, and the release says the precinct is GreenRE-certified.
The licensed developer is Sunway Bintang Sdn Bhd. Its legal notice gives the developer’s licence as 13389/02-2028/0059(A), valid to 24 February 2028, and names Majlis Bandaraya Seberang Perai as the authority that approved the building plans. That is the company whose name will be on your sale and purchase agreement.
One honest note: this is not a sold-out launch. The register showed 44 of 210 units sold some 21 months after the first agreement, which gives you a wide choice of positions but also tells you the market is taking its time over a strata townhouse at this band. Ask for the GreenRE certificate level and the proposed monthly charges in writing, and read the completed Garden Villas phase as your evidence of how the township is maintained.
Frequently asked questions
How many units are there at Sunway Wellesley Serene Villas?
210 townhouses on 9.03 acres. Sunway Property’s launch release and the government register give the same total.
The register lists them as TH-001 to TH-210 in three-storey blocks. Each block is divided into a lower home and an upper home, and the launch release describes the homes as 1.5-storey townhomes.
Is Serene Villas freehold?
Yes. Sunway Property’s project page states freehold tenure, and its legal notice lists land restrictions as nil and land encumbrances as nil.
The homes are sold under Schedule H, so what you receive is a strata title to your townhouse and a share in the common property. Your solicitor’s title search at signing is the final word.
What are the unit sizes and layouts at Serene Villas?
The developer publishes a range of 1,701 to 2,615 sq ft with three to four bedrooms; the register adds three bathrooms for every unit. There are four layouts: Intermediate / End Unit (Lower), Intermediate / End Unit (Upper), Corner Unit (Lower) and Corner Unit (Upper).
The size of each layout is printed on the floor-plan drawings, shown above as the developer published them. I can send the dimensioned set and the 360-degree tours of the lower and upper show units so you can compare them properly.
Can foreigners buy at Sunway Wellesley Serene Villas?
Some units, possibly. In Seberang Perai the minimum for a non-citizen buying a landed or landed-strata home is RM1,000,000, and the permit band here runs from RM774,000 to RM1,138,800. Eligibility is therefore decided unit by unit at the agreement price, and the 63 Bumiputera-quota lots are closed to foreigners.
A foreign purchase also needs state consent, carries a 3% state levy on approval, cannot be resold for three years and pays the flat 8% stamp duty that applies to non-citizens. Tell me your nationality and budget and I will check which units, if any, qualify.
When will Serene Villas be completed?
The developer’s legal notice gives December 2027 as the expected completion date, and the register shows the townhouses 53% built and on track in October 2026.
Contractually, delivery is 36 months from your sale and purchase agreement under Schedule H. The register’s first agreement is dated 30 December 2024, so the latest date under that agreement is 30 December 2027.
Lower or upper, intermediate or corner — which should I choose?
Start with stairs and ground. A lower home suits grandparents and small children because the living floor is at ground level; an upper home trades the climb for distance from the road and a neighbour below instead of above. The microsite says the homes face north–south, which generally keeps the low afternoon sun off the frontage.
Then use the site plan: note which blocks sit beside the clubhouse and the entrance, which back onto the perimeter, and where the corner blocks are. With 166 units still unsold on the register when I read it, the choice of position is wide — ask me for the current availability plan.
What is the price and the maintenance fee?
The only public price information I repeat is the government permit band: RM774,000 to RM1,138,800 — 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 for the precinct. Message me and I will send the current price list, the remaining units and the charges in writing.
How does Serene Villas compare with Embun Hills in Bukit Mertajam?
Both are freehold, gated and under construction in Bukit Mertajam. Serene Villas is 210 three-storey strata townhouses of 1,701 to 2,615 sq ft on 9.03 acres on the town side, expected in December 2027. Embun Hills, by Paramount Property on Jalan Kulim, opens with 201 two-storey terrace, cluster and semi-detached homes of 2,230 to 2,518 sq ft, expected in August 2028.
The real difference is the form of the home: a townhouse shares its block with another household, while a terrace or semi-detached house stands on its own plot. If that matters more to you than being 1.2 km from the KTM station, read the Embun Hills page next.
Is Sunway Wellesley practical for daily life or for renting out?
For daily life: in a straight line, SJK(C) Jit Sin A & B is 1.3 km away, Jit Sin Independent High School 1.4 km, Hospital Bukit Mertajam 1.8 km, KPJ Penang Specialist Hospital 2.5 km and AEON Mall Bukit Mertajam 6.3 km. The KTM station at 1.2 km carries both commuter and ETS services.
For renting: tenants in this part of town are mostly families tied to Bukit Mertajam’s schools and to workplaces in Perai and Bukit Minyak, and a house of this size is rented by households, not by the room. I do not quote rental figures; if rental income is the reason you are buying, ask me to check real letting demand in the completed Garden Villas phase first.
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 2026-10-02 against Sunway Property’s project page, its Sunway Wellesley microsite and launch release, 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: Sunway (5 developments 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).
13389-2 · TAMAN SUNWAY WELLESLEY
Overall status: Lancar — on schedule
| Component | Bed / bath | Built-up | Units | Price on the permit | Complete |
|---|---|---|---|---|---|
| Rumah Bandar 3 storeys Lancar | 3, 4 / 3 | — | 210 | RM774,000.00 – RM1,138,800.00 | 57.67% |
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 13389-2. 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.