Grains Residences, Bukit Mertajam: A Freehold High-Rise Address with Resort-Style Living

Grains Residences is a freehold serviced apartment development by ZNEN Landmark Development Sdn Bhd, located in Bandar Perda, Bukit Mertajam. Designed as a premium high-rise residence, the development comprises 401 serviced apartment units and 14 commercial outlets within a 45-storey tower, sitting on approximately 25,187 sq ft of land. The project is positioned around the concept of modern urban living surrounded by greenery, with an emphasis on privacy, natural light, ventilation and lifestyle facilities.

Rather than focusing solely on compact high-rise living, Grains Residences offers a relatively broad selection of layouts, ranging from a studio to four-bedroom and dual-key configurations. This allows the development to cater to a wider range of residents, from singles and young couples to growing and multi-generational families. Its freehold tenure, established Bandar Perda location and extensive facilities further strengthen its appeal for both owner-occupiers and investors.

Location & connectivity

Grains Residences is located within Bandar Perda, Bukit Mertajam, an established township in Seberang Perai Tengah with a mature mix of residential, commercial, institutional and healthcare amenities. The development benefits from its proximity to the surrounding road network, giving residents relatively convenient access to both local destinations and the wider Seberang Perai region.

In terms of road connectivity, the project's main access via Jalan Permatang Batu is approximately three minutes away, while the Butterworth-Kulim Expressway (BKE) is around eight minutes away. The Penang Bridge is approximately nine minutes away, providing a direct connection to Penang Island. The North-South Expressway also provides longer-distance connectivity towards other parts of Peninsular Malaysia.

The location is particularly relevant for residents who commute within the Bukit Mertajam–Bukit Tengah–Perai–Juru corridor. Several employment and industrial areas, including Perai, Juru SME, Bukit Minyak Industrial Park, Mak Mandin, Penang Science Park and Bukit Tengah Industrial Park, are also identified within the surrounding area.

Nearby amenities

Healthcare

• KPJ Penang Specialist Hospital – within approximately 1 km
• Bukit Mertajam Hospital – within approximately 5 km
• Bagan Specialist Centre – within approximately 10 km
• Hospital Seberang Jaya – within approximately 10 km
• Sunway Medical Centre – within approximately 10 km

Education

• Jit Sin Independent High School
• Bukit Mertajam High School
• SJK (C) Peng Bin
• SMK Convent (M) Bukit Mertajam
• SMK Bukit Mertajam
• SJK (C) Beng Teik
• Jit Sin High School
• UiTM
• Politeknik Seberang Perai

Retail

• Mydin Mall
• Megamall Penang
• Billion Kota Permai
• Icon City
• Juru Auto City
• Juru Sentral
• Lotus’s Seberang Jaya
• Sunway Carnival Mall
• AEON BiG Bukit Minyak
• Econsave Centre
• Pacific Megamall

For everyday convenience, the brochure also highlights amenities within walking distance or close proximity, including 7-Eleven, Wonderful Supermarket, Watsons, Guardian, Maybank, McDonald’s and 99 Speedmart.

Project details

• Developer ZNEN Landmark Development Sdn Bhd
• Land size 25,187 sq ft
• Total units 401 residential + 14 commercial (over 45 storeys)
• Unit sizes 425 – 1,162 sq ft
• Tenure Freehold
• Target completion 2028

Key project highlights

One of the main characteristics of Grains Residences is its emphasis on privacy and residential comfort despite being a high-rise development. The brochure highlights a relatively low number of units along the corridors, with 1:4 units along one corridor and 2:7 units along another, intended to create a greater sense of privacy for residents. The development is also designed so that all rooms are outward-facing and equipped with windows, supporting natural lighting and ventilation.

The project is also positioned as a lifestyle-oriented residence, with facilities distributed across the ground floor, seventh floor and rooftop. Four themed gardens — Festive Garden, Hobbit Garden, Coastal Garden and Sky Garden — form an important part of the overall concept, giving the high-rise development a greener and more resort-like character.

Facilities

The facilities are spread across several themed areas which are complemented by four themed gardens  — Festive Garden, Hobbit Garden, Coastal Garden and Sky Garden — creating a green and resort-like environment within the high-rise development, giving the project a stronger lifestyle proposition than a basic serviced apartment development.

Ground Floor / Garden Areas

• Main Lobby
• Festive Garden
• Hobbit Garden
• Multi-Purpose Hall
• Gallery
• Surau

7th Floor / 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

Rooftop / Sky Garden

• Sky Garden
• Sky Lounge
• Lounge Bar
• Water Feature
• Sky Garden Walk
• Sky Alfresco Dining
• Garden Resting Area

Build & spec

The development's specifications are geared towards contemporary urban living, with particular attention given to light, ventilation and practical functionality. All rooms are designed to face outward and are equipped with windows, while the project is fibre-optic ready and air-conditioning piping ready. The development also features 2.4m door heights for the entrance door, bedroom doors and balcony sliding doors, where applicable.

The emphasis on outward-facing rooms is particularly relevant for high-rise living, as it can help improve the overall sense of openness within individual units. Combined with the landscaped communal spaces, these specifications support the project's positioning as a more premium-oriented serviced apartment development.

Pricing & availability

• Indicative price range: RM136,000 – RM719,000
• Availability: Subject to current sales status

Layouts

• Type A: Studio – 425 sq ft
• Type B: 2 Bedrooms – 725 sq ft
• Type C: 3 Bedrooms – 1,020 sq ft
• Type C1: 2 Bedrooms – 1,020 sq ft
• Type C2: 4 Bedrooms – 1,020 sq ft
• Type D: 3 Bedrooms Dual Key – 1,162 sq ft

Market positioning

Grains Residences occupies a somewhat distinctive position within the Bukit Mertajam residential market by combining freehold tenure, a high-rise lifestyle concept and a broad selection of layouts. The project is not limited to the typical studio and two-bedroom serviced apartment format, as buyers can choose from configurations extending to four bedrooms and a three-bedroom dual-key unit.

Its location is another important part of its positioning. Rather than being situated in a newly emerging township that depends heavily on future amenities, Grains Residences is surrounded by the established commercial and institutional infrastructure of Bandar Perda and Bukit Mertajam. This provides a more immediate lifestyle proposition for owner-occupiers.

At the same time, the project's extensive facilities and premium high-rise concept allow it to compete for buyers looking for a more lifestyle-oriented residence rather than simply a functional apartment.

Market insights

From an investment perspective, Grains Residences benefits from several characteristics that could support longer-term appeal, including its freehold tenure, established location, proximity to healthcare and education facilities, connectivity to the Penang Bridge and access to major employment areas. The surrounding industrial and commercial nodes provide a potential pool of working residents, while the nearby educational institutions may also contribute to rental demand.

The dual-key Type D is particularly interesting from an investment perspective because of its flexibility. It may appeal to buyers looking for a property that can accommodate extended family members while providing greater separation, or investors who value flexibility in how the space is occupied. However, rental performance should ultimately be assessed against competing projects, achievable rental rates, maintenance fees and actual tenant demand in the Bukit Mertajam market.

For own-stay buyers, the investment proposition is less dependent on rental yield and more closely tied to the project's established location, freehold tenure, unit flexibility and lifestyle facilities. These characteristics could help support the project's appeal among buyers who intend to hold the property over a longer period.

Lifestyle & community

The lifestyle concept at Grains Residences revolves around creating a sense of greenery and resort-style living within a high-rise environment. The combination of the Coastal Garden, rooftop Sky Garden and other themed landscaped areas provides residents with multiple spaces for relaxation, exercise and social interaction.

This approach makes the development particularly suitable for families who value having recreational spaces within the property itself. The swimming pool, BBQ area, alfresco dining spaces, gym, Pilates room, garden areas and rooftop lounge provide a variety of settings for both individual activities and family gatherings.

The surrounding Bandar Perda neighbourhood further complements this lifestyle. With supermarkets, food outlets, banks, healthcare facilities, schools and commercial centres nearby, residents can handle many everyday needs without having to travel far. The combination of internal facilities and external amenities therefore gives Grains Residences a relatively self-contained urban living proposition.

Conclusion

Overall, Grains Residences presents a well-rounded high-rise residential proposition in Bandar Perda, Bukit Mertajam, combining freehold ownership with a wide range of unit configurations and an extensive collection of lifestyle facilities. Its 45-storey profile, four themed gardens and multi-level recreational spaces give the development a more resort-inspired character, while its established location provides practical access to healthcare, education, retail and employment areas.

The broad layout selection is another key strength. The studio and two-bedroom units can cater to singles, couples and first-time buyers, while the three- and four-bedroom layouts provide options for growing families. The dual-key Type D adds further flexibility for multi-generational households and investors.

For buyers considering Grains Residences, its strongest proposition lies in the balance between location, freehold tenure, lifestyle facilities and layout flexibility. While investors should still evaluate rental demand and competing supply in the surrounding market, the project's established Bandar Perda setting and accessibility give it a solid foundation for both own-stay and longer-term property ownership.