The following analysis references market insights derived from EPIQ by EdgeProp.my, which aggregates historical rental and sales transactions sourced from NAPIC, alongside prevailing market observations within Bayan Lepas — one of Penang Island’s established urban and industrial precincts.

As of December 2025, rental rates within the broader Bayan Lepas vicinity generally range between RM1.50 to RM3.00 per sq ft, reflecting a mix of property age, specification, and proximity to key amenities, transport nodes, and industrial hubs. Premium outliers have been observed at top-tier developments such as 98 Nibong Residence, achieving rents at the upper bound of the spectrum, typically associated with well-positioned units offering modern finishes, accessibility, and strong tenant appeal. This spread indicates that while mainstream rental opportunities remain moderate, there is flexibility for higher rents when supported by location, design, and demand.

Against this backdrop, Queens Residences Q3’s rental feasibility sits within the upper-mid segment of the Bayan Lepas market. With its proximity to Queensbay Mall, Penang International Airport, and major industrial and commercial hubs, the development can reasonably target rents above the median for the area. Achieving top-tier rental rates will depend on unit orientation, floor level, view corridors, and tenant demand at completion.

Investors are encouraged to assess rental potential carefully in line with local benchmarks, as yields may be constrained if acquisition prices significantly outpace achievable rents immediately post-completion.

On the sales side, Queens Residences Q3’s unit prices currently range from approximately RM90X,XXX to RM1,9XX,XXX, depending on size, floor level, and orientation. This translates to roughly RM1,000 to RM1,400 per sq ft, situating the development at a notable premium relative to broader Bayan Lepas transaction benchmarks. EPIQ data indicates that most nearby transacted properties fall within RM400 to RM700 per sq ft, with premium outliers such as 98 Nibong Residence achieving higher psf rates. Queens Residences Q3 therefore enters the market as a premium offering, reflecting its positioning above historical averages due to location, connectivity, and functional amenities.

From a product and planning perspective, Queens Residences Q3 comprises approximately 532 residential units across a 25-storey tower, with about 28 units per floor served by eight passenger lifts and two service lifts — a configuration reflecting standard high-rise density for urban developments. Car park allocations, generally two bays per unit, align with market expectations for high-density residential projects in the area.

Facility offerings at Queens Residences Q3 are designed to deliver a resort‑style living experience, featuring tranquil infinity and jacuzzi pools, sea‑view gym and wellness club, themed leisure zones such as Flamenco Dance & Yoga Studio, interactive games room, BBQ garden pavilions, and a scenic seafront promenade for strolls and social interaction. These lifestyle‑oriented amenities provide both recreation and daily convenience for residents.

With an estimated completion targeted for Q4 2027, Queens Residences Q3 frames itself as a medium-term lifestyle and investment option within Bayan Lepas. Its appeal is anchored in freehold tenure, proximity to urban and industrial nodes, and practical amenities suitable for young professionals, families, and investors. For own-stay buyers, the development offers modern city living with accessibility and convenience. For investors, rental yields and potential capital appreciation should be assessed carefully in line with local benchmarks and broader market absorption trends.


Disclaimer: The insights provided are based on the Editor’s personal knowledge and experience in the real estate industry and should be treated as a reference only, not as financial or investment advice.