Grains Residence suits first-home buyers and healthcare workers who want the lowest entry into Bukit Mertajam: a freehold studio in Bandar Perda from RM318,000. It is a weaker fit for smokers, for households that get many visitors by car, and for buyers who want residential title.
The project is by Znen Landmark Development, with 401 units in a 45-floor, 150 m tower. Layouts run from 425 sq ft studios to 1,162 sq ft family units. Completion is estimated for June 2027.
By Chan Wei Chao, REN 39846, IQI Realty Sdn. Bhd. Updated 12 November 2026. Prices are indicative developer prices.
Grains Residence pros
- Lowest entry in Bukit Mertajam. The RM318,000 studio is the lowest starting price of the 16 Bukit Mertajam projects we track.
- Four-tier security. Car park access, lift lobby, floor access and CCTV.
- Healthy building. A non-smoking policy and centralised water filtration.
- Near the hospital. Bandar Perda is near KPJ Penang Specialist Hospital.
Grains Residence cons
- Commercial title. It is on commercial title under HDA.
- No visitor bays. There are no visitor car bays. Studios get one car park.
- Non-smoking. Smoking is only allowed in a room at the lobby.
- Three bedrooms for less nearby. Iconic Harmony has a 900 sq ft three-bedroom unit at RM330,000.
Which unit should you choose?
Type A, a 425 sq ft studio, is RM318,000. Type B is 725 sq ft at RM429,000. For families, Type C is 1,020 sq ft at RM519,000 and Type D is 1,162 sq ft at RM641,000.
Summary
Grains Residence fits single buyers and young couples who want a low entry price near Bandar Perda. See Grains Residence prices and floor plans, or compare it side by side with Iconic Harmony and Montview Residences.
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