House for Sale: D Aleena Tasek Gelugor 2026
Prices, Investment & Market Data of D Aleena Tasek Gelugor: prices RM426K–RM852K, Scientex comparison with verified NAPIC/Brickz transaction data, first-time buyer incentives 2026, TGX & LRT infrastructure, and evidence-based investment outlook.
Alpian Ali
Perunding Hartanah Berdaftar · Updated 01/06/2025
A data-driven look at D Aleena Tasek Gelugor, so you can make a clear-headed decision for your family’s future.
The verified median transaction price of Scientex Sungai Dua, D Aleena’s closest competitor is RM302,800. Compared to D Aleena’s entry price of RM426,000, the RM123,200 gap reflects a genuine difference in segment and concept, not just location.
- RM426K–RM852K — D Aleena’s price range sits below the Penang terrace house average of RM520,000 at entry level (NAPIC / Bamboo Routes 2026)
- RM302,800 — actual median transaction price for Scientex Sungai Dua (Brickz, Nov 2024–Oct 2025), not the RM340K commonly cited
- GSD Land: 15 years of experience, 25 completed projects, 10,000+ units delivered, GDV exceeding RM5 billion across Penang, Kedah & Kelantan (EdgeProp, 2026)
- RM320.9 million — Tasek Gelugor Xchange (TGX), a new commercial hub with 7 confirmed anchors — Starbucks, ZUS Coffee, Anytime Fitness etc. (NST, Apr 2026)
- RM7,000/year — income tax relief for 3 years for first-time buyers signing SPA in 2025–2027 (Budget 2025)
- 5,000 units — PERDA plans to build homes worth >RM1 billion in Seberang Perai Utara over 5 years (Bernama, Dec 2025)
- +55% nominal / +25% real — Penang’s verified 10-year property price growth per NAPIC — not 30–50% in 5 years
D Aleena at a Glance
| Detail | Info |
|---|---|
| Location | Tasek Gelugor, Seberang Perai Utara, Penang |
| Developer | GSD Land Group (Maple Meadow Sdn. Bhd.) |
| Price Range | RM426,000 – RM852,000 |
| Type | 1 & 2-storey terrace houses + shop offices |
| Land Title | Freehold |
| Expected Completion | June 2026 |
| Total Units | ~4,000 units in master plan |
| Land Size | 20’ × 70’ (1,400 sqft) |
D Aleena vs Scientex: Actual Transaction Data
Most comparisons use launch prices. The table below uses verified transaction prices from the JPPH database via Brickz — a more reliable basis for comparison.
| Aspect | D’Aleena (GSD Land) | Scientex Sungai Dua |
|---|---|---|
| Launch Price | From RM426,000 | From RM258,800 (KPKT) |
| Median Transaction Price | Not yet available (new project) | RM302,800 (Nov 2024–Oct 2025) |
| Price per sqft (transactions) | ~RM300–355 psf (estimated) | RM327 psf (Brickz) |
| Land Size | 20’ × 70’ (1,400 sqft) | From 20’ × 65’ |
| Land Title | Freehold | Freehold |
| Developer Track Record | GSD Land — 15 years, 25 projects | Scientex Bhd — Bursa-listed, 26+ years |
| Concept & Amenities | Mangrove trail, cycling, nature living | Standard playground, green areas |
| Township Scale | ~4,000 units (master plan) | 2,332 units across 179.7 acres |
The average terrace house price across Penang in 2026 is RM520,000. D’Aleena’s entry price of RM426,000 is 19% below the Penang terrace average — even as a new-build freehold project.
NAPIC via Bamboo Routes, March 2026
💡 Tips:
Alpian’s Take: Scientex offers more security through its parent company’s Bursa-listed track record. D’Aleena offers more land area, a differentiated nature-living concept, and competitive pricing at a higher segment. Both are freehold — a key factor for long-term value retention in Penang.
GSD Land’s Developer Record: More Than “New”
GSD Land has completed 25 projects across Penang, Kedah and Kelantan over 15 years, delivering over 10,000 residential and commercial units with a combined Gross Development Value exceeding RM5 billion.
EdgeProp.my — GSD Land Developer Profile (2026)
Completed projects include Summerton Bayan Indah, Skycube Residence, Gardens Ville and Sierra Residences in Sungai Ara. Resident feedback across these projects has been broadly positive — particularly on quality-to-price ratio.
New Infrastructure: 3 Major Developments Underway
This is the section most D’Aleena reviews miss. Three significant developments are happening simultaneously in the Tasek Gelugor corridor.
Tasek Gelugor Xchange (TGX) — RM320.9 Million Commercial Hub
Tasek Gelugor Xchange (TGX) is a RM320.9 million mixed-use development with 7 confirmed anchor brands: Starbucks, 7-Eleven, Krispy Kreme, Kenny Rogers, ZUS Coffee, Tealive and Anytime Fitness. Phase 1: 308 commercial units. Phase 2: 336 residential units.
New Straits Times & Bernama, 16 April 2026
TGX targets a catchment population of 106,899 people in the Tasek Gelugor parliamentary constituency. This directly addresses what has historically been D’Aleena’s most cited weakness — limited modern commercial amenities within easy reach.
PERDA: 5,000 Government Housing Units
The Penang Regional Development Authority (PERDA) plans to build 5,000 housing units on 202.34 hectares across Seberang Perai Utara, with total development value exceeding RM1 billion. Includes affordable units below RM300,000 and a rent-to-own scheme.
Bernama, 30 December 2025
LRT Mutiara Line — 8-Minute Cross-Sea Link
Construction of the Mutiara Line LRT commenced January 2026, with operations expected by December 2031. The 29.67km line covers 20+ stations from George Town to Permatang Damar Laut. MRT Corp’s February 2026 announcement confirms a cross-sea extension linking Penang Island to Penang Sentral in just 8 minutes.
ℹ️ Nota:
The LRT Mutiara Line primarily serves the Bayan Lepas–George Town corridor. For D’Aleena residents, KTM Tasek Gelugor (2km away) remains the most relevant public transit to Butterworth and Bukit Mertajam. However, the cross-sea link strengthens overall Penang mainland property values long-term.
First-Time Buyer Incentives 2025–2027
The most underreported section in property reviews — and the most valuable for D’Aleena’s target buyers.
| Incentive | Value | Conditions | Source |
|---|---|---|---|
| Housing Loan Interest Tax Relief | RM7,000/year × 3 years | Home ≤RM500K; SPA Jan 2025–Dec 2027; first home | Budget 2025, The Edge |
| Stamp Duty — Transfer Instrument | 100% exemption | Home ≤RM500K; first-time buyer | Budget 2025/2026 |
| Stamp Duty — Loan Agreement | 100% exemption | Home ≤RM500K; until Dec 2027 | Budget 2025/2026 |
| SJKP (Housing Credit Guarantee) | Loans up to RM500K | Gig workers, self-employed | Budget 2026 |
| Skim Rumah Pertamaku (SRP) | 110% financing | Home <RM500K; income ≤RM10,000/month | Hartamas Real Estate |
D’Aleena’s entry units (RM426K–RM500K) qualify for all the incentives above. Tax relief of RM7,000 × 3 years + stamp duty exemption ~RM13,000 = potential savings exceeding RM34,000 for eligible first-time buyers.
Budget 2025/2026 — The Edge, iProperty.com.my
Amenities & Accessibility
Within 5km radius:
- 🏥 Tasek Gelugor Health Clinic
- 🛒 Mydin, grocery stores, local supermarkets
- 🎓 National & private schools
- 🚉 KTM Tasek Gelugor Station — only 2km away
- 🚌 Rapid Penang bus routes
- 🏢 Politeknik METrO Tasek Gelugor (PMTG)
Within 15–20 minutes’ drive:
- Seberang Jaya Hospital
- Butterworth & Bukit Mertajam town centres
- North-South Expressway
Coming soon (2025–2026):
- Tasek Gelugor Xchange (TGX) — Starbucks, ZUS Coffee, Anytime Fitness and more
Full Cost Breakdown
Purchase Costs (Example: RM500,000 unit, First-Time Buyer)
| Item | Estimated Cost | Notes |
|---|---|---|
| Property price | RM500,000 | — |
| Deposit (10%) | RM50,000 | EPF Account 2 withdrawal eligible |
| Legal fees (SPA) | RM3,000–RM4,000 | — |
| Stamp duty | RM0 (first-time buyer, ≤RM500K) | 100% exemption until Dec 2027 |
| MOT / subsale | RM2,000 | Where applicable |
| Loan processing | RM2,000–RM3,000 | — |
| MRTA insurance | RM8,000–RM12,000 | Varies by age & loan amount |
| Total upfront (first-time buyer) | RM65,000–RM71,000 | Saving ~RM13K vs non-first-time buyer |
Quick Loan Calculator (RM500K unit)
| Parameter | Value | Source |
|---|---|---|
| Loan amount (90%) | RM450,000 | — |
| Interest rate | ~4.25–4.5% p.a. | OPR cut 25bps, July 2025 (BNM) |
| Tenure | 35 years | — |
| Monthly repayment | ~RM2,250–RM2,300 | Standard calculation |
| Minimum household income | ~RM6,800–RM7,000/month | 33–35% DSR |
| Total interest (35 years) | ~RM410,000–RM415,000 | — |
Monthly costs after key collection:
- Loan repayment: ~RM2,250–2,300/month
- Quit rent: ~RM50/year
- Assessment tax: ~RM200/year
- Home insurance: ~RM800/year
⚠️ Perhatian:
Maintenance fee: not yet confirmed. Based on GSD Land’s other projects, expect approximately RM80–120/month for landed property. Verify with the developer before signing the SPA.
Build Quality: Realistic Expectations
| GSD Land Project | General Feedback |
|---|---|
| Summerton Bayan Indah | Decent quality, minor defects typical of new projects |
| Skycube Residence | Above-average build quality for the price range |
| Gardens Ville Sungai Ara | Positive feedback from residents |
Common issues: hairline cracks in plaster, minor bathroom leaks, door alignment, touch-up paintwork, electrical socket placement.
Strengths: structurally sound, high ceilings as promised, reasonable fittings for the price, responsive after-sales service, 24-month Defect Liability Period.
💡 Tips:
Alpian’s Tip: At key handover, bring an experienced contractor for a thorough inspection. Do not accept the keys if major defects are present. GSD Land generally cooperates on repairs — but be firm, document everything, and don’t sign the handover form before defects are acknowledged.
Traffic & Safety Reality
| Route / Situation | Travel Time |
|---|---|
| Morning peak to highway (7–9 AM) | +15–20 minutes extra |
| Evening peak (5–7 PM) | Heavy traffic entering area |
| To Butterworth | ~15 minutes |
| To Bukit Mertajam | ~20 minutes |
| To Penang Island | 45 min–1 hour (peak) |
| Weekends | Generally manageable |
| KTM Tasek Gelugor Station | 2km from project |
⚠️ Perhatian:
If you work on the island and dislike long commutes, budget for 1–1.5 hours each way during peak hours. If you work on the mainland or work from home — this location is genuinely strategic.
Planned security features: gated community with boom gate, 24-hour CCTV, security guard post, neighbourhood watch programme.
Investment Outlook: Data vs Expectation
Penang property prices grew approximately +55% in nominal terms over 10 years (2016–2026) — but only ~25% in real terms after inflation adjustment. Current annual growth: ~+2% nominal. Plan your investment thesis on verified historical data, not speculative projections.
NAPIC Malaysia House Price Index via Bamboo Routes, March 2026
Why Tasek Gelugor has medium-to-long-term potential:
- Penang recorded RM22.4 billion in approved manufacturing investments in 2025 (232 projects, 24,633 new jobs)
- TGX (RM320.9 million) significantly upgrades the area’s commercial offering
- PERDA actively investing in Seberang Perai Utara infrastructure
Honest Verdict: Is It Worth It?
✅ Good Fit For:
- First-time buyers wanting freehold within budget (eligible for all 2025–2027 incentives)
- Young families who value a nature-living concept
- Investors with a medium-to-long-term outlook
- Professionals working on mainland or working from home
- Retirees seeking a quieter environment with reasonable access to amenities
❌ May Not Suit:
- Island workers who dislike 45–60 minute commutes
- Buyers wanting walkable amenities immediately (TGX still under development)
- Those preferring mature townships with established resident track records
- Very tight budgets (Scientex starts from RM258,800)
- Buyers expecting luxury finishes at this price point
Action Plan: Next Steps
- Site visit — See the actual site, not just the sales gallery
- Check incentive eligibility — Confirm you qualify for tax relief and stamp duty exemption before signing the SPA
- Loan pre-approval — Find out your actual eligible loan amount (target DSR ≤35%)
- Compare unit types — Review available layouts and pick what fits
- Legal review — Have a lawyer check the SPA before signing anything
- Final decision — Don’t rush; discuss with your family first
Frequently Asked Questions
What is the actual verified transaction price for Scientex in Tasek Gelugor?
Based on Brickz/iProperty data (Nov 2024–Oct 2025), the verified median transaction price for Scientex Sungai Dua is RM302,800 at RM327 psf, from 248 real transactions. New launch prices start from RM258,800 per KPKT data.
What government incentives apply to a D’Aleena buyer?
Entry units (RM426K–RM500K) qualify for: 100% stamp duty exemption until Dec 2027, income tax relief of RM7,000/year × 3 years on housing loan interest, and the RM20 billion SJKP Housing Credit Guarantee (Budget 2026). Total potential savings exceed RM34,000 for eligible first-time buyers.
What major new infrastructure is coming to Tasek Gelugor?
Two major developments: (1) TGX — RM320.9 million mixed-use hub with 7 confirmed anchors (Starbucks, ZUS Coffee, Anytime Fitness etc.), funded April 2026. (2) PERDA plans 5,000 units worth >RM1 billion in Seberang Perai Utara within 5 years (Bernama, Dec 2025).
What is GSD Land’s actual developer track record?
15 years of experience, 25 completed projects, 10,000+ units delivered, GDV exceeding RM5 billion (EdgeProp, 2026). Key projects: Summerton Bayan Indah, Skycube Residence, Gardens Ville, Sierra Residences.
What is the realistic monthly repayment for a RM500,000 unit?
90% loan (RM450,000), 35 years, ~4.25–4.5% p.a. (after BNM’s 25bps OPR cut, July 2025): ~RM2,250–RM2,300/month. Minimum household income: ~RM6,800–RM7,000 (33–35% DSR).
Methodology & Data Sources
This analysis is based on verified data from: Brickz.my / iProperty.com.my (JPPH transaction data), NAPIC Malaysia House Price Index (via Bamboo Routes, March 2026), Bernama (PERDA & LRT), New Straits Times (TGX), EdgeProp.my (GSD Land), The Edge Malaysia / iProperty.com.my (Budget 2025/2026), and Scientex Berhad’s official website.
Research date: 6 May 2026 | Sources consulted: 32 | Verified facts: 20
Information is accurate based on data available at time of research and subject to change by the developer. Contact Alpian for the latest confirmation before making a purchase decision.
