What is the maximum density allowed in Penang now?

The City of Dreams project site

Some time in 2010, a public uproar erupted when it was quietly revealed that the maximum density would be raised to 87 homes per acre from 15-30 per acre previously.

It had been assumed that 87 units per acre would only be allowed at transit nodes. But then, developers apparently began applying for 87 units per acre all over the place. The policy was then put under KIV in October 2012.

Now, talk has emerged that the maximum density could be raised to 122 acres. The Consumers Association of Penang has already expressed concern. The state government must clarify the real situation regarding maximum densities.

But what about the City of Dreams project (See the Edge report below)? Correct me if I am wrong: the 572 homes over 3.67 acres works out to 155 homes per acre. Mind you, at RM1,172psf, this is hardly affordable housing, for which the local authorities tend to allow higher density.

So what is the real position regarding maximum densities allowed? No one knows for sure, in the absence of the Penang Island Local Plan, which was approved by the MBPP in 2008 but never put up for public display or gazetted. After eight years, the excuses for this delay (waiting for this and that special area plan, waiting for translations, etc) have long since worn thin.

Ewein Zenith ready to launch City of Dreams in Penang
By Racheal Lee / theedgeproperty.com | January 16, 2016 7:15 AM MYT

KUALA LUMPUR (Jan 16): Ewein Zenith Sdn Bhd is planning to launch the RM800 million City of Dreams in Bandar Tanjong Pinang, Penang in the first quarter of this year.

Ewein Zenith is jointly owned by public listed Ewein Bhd (60% stake) and Consortium Zenith BUCG Sdn Bhd (40% stake).

The freehold 3.67-acre City of Dreams sits opposite the busy Gurney Drive. The luxury seafront serviced apartment project comprises two 38-storey towers with 572 units. The built-ups range from 1,097 sq ft to 2,350 sq ft.

Besides offering more than 50 facilities, the development is also positioned to ensure all units face the sea and have Gurney Drive views. There are only 10 units on each level and each apartment has its own lift lobby.

The serviced apartments are priced from RM1,172 psf. It is relatively lower than the high-end residential projects in the vicinity, which are going as high as RM1,800 psf…

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The 118-storey Warisan Tower in KL will be the new iconic landmark as Najib’s legacy to rival Mahathir’s twin tower? How come nobody complain how dense the project is to the KL folks?


Thousands march in London housing crisis protest (London only for the rich & famous!) LONDON: Thousands of Londoners marched through the British capital on Sunday in protest over a government housing bill as residents feel the pinch of soaring rents and house prices. Demonstrators have marched repeatedly against the Conservative government’s Housing and Planning Bill, which critics describe as an attack on those living in public housing. Carrying banners reading “You’re heartless, we’re homeless” and “I’m not moving”, the crowds marched to the houses of parliament, where they held a rally addressed by activists and trade union representatives. “It’s a… Read more »

Don Anamalai

The banks here are more cautious now, as the housing loan rejection rates have gone up

Don Anamalai

REHDA says loan rejections are now “beyond crisis” levels with affordable segment hardest hit. FD Iskandar, REHDA president, tells Bloomberg TV Malaysia that rejection rates has tripled due to strict lending rules since cooling measures were introduced.

gk ong

Land area is constant without reclamation while population is increasing, thus density will definitely increase especially more people find it attractive to stay in the island.


How wonderful if population growth is predictable like arithmetic or geometric progression in all areas in Penang.


why worry about higher density. observation as pointed out by tunglang most of them will be empty. he is right and we are wrong. empty means less human density actually

Tua Pai Kiah

Distribute some of population on island to the mainland ? May be incentives tshuld be given for those reside on island to move to mainland of Penang ?

gk ong

The nearby Aspen City is a good option. Certainly less dense and less congestion.


U cannot miss the Aspen City advertisement when u are at the arrival hall of the bayan lepas airport.
Good place for those tired of congested island living.


Incentives we can think of are lower Cukai Pintu for those Penangites residing on the mainland part (eg Butterworth, Bagan Ajam, Nibong Tebal, Juru, Batu Kawan etc) ???

Will Barclay

As long as the developer calls some part of their project “Affordable “, anything goes as far as I can see!


May be you should ask why many cannot afford, stagnant wages?
Those work in Singapore and certainly afford when they bring back their SingDollar.