Houses for Sale in Tasek Gelugor: Real Prices & Buyer Guide 2026
Real property transaction data for Tasek Gelugor 2026 — Scientex median RM302,800–RM345,000, current loan rates 4.22%–4.35%, latest flood risk facts, and the new TGX development.
Alpian Ali
Perunding Hartanah Berdaftar · Updated 08/05/2026
Looking for a house in Tasek Gelugor? This guide uses real transaction data from Brickz.my (659 transactions, 2020–2025) — not agent estimates — to give you an accurate picture of the market. We have also updated all loan figures to reflect the current OPR rate (2.75% effective July 2025) and disclose the latest flood risk facts every buyer needs to know.
This median figure represents transactions that actually happened — not listing prices or developer estimates. Scientex Sungai Dua recorded a lower median of RM302,800 based on 248 recent transactions.
- RM345,000 median — real transaction price, Taman Tasek Gelugor Utama (Scientex), RM328 psf (Brickz.my, 2025)
- RM302,800 median — Scientex Sungai Dua price based on 248 transactions Nov 2024–Oct 2025
- 4.22%–4.35% — current home loan rates (2026), following OPR cut to 2.75% in July 2025
- Flooding still occurs — 43 families evacuated at Kampung Simpang Tiga, Tasek Gelugor, November 2025
- 2,332 units total — full Scientex Tasek Gelugor project (179.7 acres freehold), not 401 units
- RM320.9 million GDV — TGX (Tasek Gelugor Xchange) mixed development announced May 2026, 644 units
- 4.5%–5.0% — estimated gross rental yield for landed residential in established Seberang Perai areas
1. Is Tasek Gelugor a Flood-Prone Area? — Current Facts 2025
Tasek Gelugor has real flood risk in low-lying areas, particularly in the old kampung zones. This is not speculation — in November 2025, 43 families and 20 tahfiz students were evacuated to temporary relief centres following flooding at Kampung Simpang Tiga (Malaysia Tribune, Nov 2025).
⚠️ Perhatian:
The Kampung Simpang Tiga flooding in Tasek Gelugor occurred in November 2025 — after the Scientex project was completed. This means flooding is still happening in other parts of Tasek Gelugor, not just the older areas. Check land elevation and flood history before you sign any documents.
Flood risk in Tasek Gelugor varies significantly by location:
| Area | Flood Risk Status | Notes |
|---|---|---|
| Scientex Tasek Gelugor (elevated land) | Lower | Built on higher ground with modern drainage |
| Taman Tasek Gelugor Utama | Moderately low | Relatively elevated land |
| Kampung Simpang Tiga & old villages | High | Flooding occurred Nov 2025 |
| Low-lying areas near rivers | High | At risk during heavy rainfall |
Buyer tip: Ask the agent to show the bank valuation report (which typically mentions flood history) and speak to neighbours about their experience before buying — especially for properties on flat land or near waterways.
2. Real Transaction Prices in Tasek Gelugor 2026
The data below shows prices actually paid by buyers — not listing prices or developer projections. Source: Brickz.my (JPPH/NAPIC data).
| Area / Project | Median Price | Median PSF | No. of Transactions | Data Period |
|---|---|---|---|---|
| Scientex Sungai Dua | RM302,800 | RM327 | 248 transactions | Nov 2024–Oct 2025 |
| Taman Tasek Gelugor Utama (Scientex) | RM345,000 | RM328 | 659 transactions | 2020–Feb 2025 |
| Taman Desa Sena | RM390,000 | RM277 | 2 transactions | Apr 2025–Jan 2026 |
| Penang State Overall Median | RM360,000 | RM413 | 7,065 transactions | Nov 2024–Oct 2025 |
Tasek Gelugor properties remain below the Penang state median (RM360,000), making it a competitive entry point for first-time buyers in the Northern Seberang Perai area.
Brickz.my / JPPH, 2025 — 659 transactions
The P25–P75 range for Scientex is RM308,800 to RM375,000 — meaning half of all transactions occurred within this band. If you are quoted a price significantly above RM375,000 for a standard unit, that warrants scrutiny.
3 bedrooms
Freehold
Tasek Gelugor
4 bedrooms
Freehold
Tasek Gelugor
3. Home Loan Rates 2026 — Current Figures
Rates quoted in older articles (4.28%–4.95%) are no longer accurate. Bank Negara Malaysia cut the OPR from 3.00% to 2.75% in July 2025 — the first cut since 2020 — which has reduced effective home loan rates across all major banks.
| Bank | Effective Rate (2026) | Notes |
|---|---|---|
| Public Bank | ~4.22% | Lowest among major banks |
| Maybank | ~4.25% | Includes HouzKEY promotion from 2.88% for selected projects |
| RHB / Hong Leong | ~4.30% | |
| CIMB | ~4.35% | Highest among major banks |
| SBR (current OPR) | 2.75% | Standard base rate, effective July 2025 |
Source: PropCashflow.my, February 2026. Rates are for well-qualified borrowers (clean CCRIS, DSR below 60%). Subject to change.
The 0.13% difference between the cheapest and most expensive bank may seem small, but on a RM400,000 loan over 30 years it can amount to more than RM15,000 in total interest. Compare at least 3 banks before signing.
PropCashflow.my, Feb 2026 — based on SBR 2.75%
Estimated monthly repayments for a 90% loan on an RM345,000 property (loan amount ~RM310,500):
| Rate | Tenure | Estimated Monthly Repayment |
|---|---|---|
| 4.22% (Public Bank) | 30 years | ~RM1,521/month |
| 4.35% (CIMB) | 30 years | ~RM1,542/month |
| 4.50% (upside scenario) | 30 years | ~RM1,571/month |
Estimates only. Use your bank’s loan calculator for precise figures.
4. Tasek Gelugor vs Butterworth: A Data Comparison
Landed property prices in Seberang Perai are typically 30–40% lower than equivalent locations on Penang island, making mainland areas like Tasek Gelugor attractive for families who prioritise space and value.
Bamboo Routes / Brickz.my, 2025
| Aspect | Tasek Gelugor | Butterworth |
|---|---|---|
| Landed home prices | RM258,800–RM550,000 | RM300,000–RM800,000 |
| Real transaction median | RM302,800–RM345,000 | Higher (SPU vs Butterworth core) |
| KTM access | Tasek Gelugor Station (2km from Scientex) | Butterworth Station (ferry terminal) |
| Education | Government schools; limited private options | More schools and colleges |
| Shopping | Need to travel to Butterworth/Bertam | AEON, Sunway Carnival nearby |
| Air quality | Cleaner, less industrial | More industrial pollution |
| Future prospects | Active development (Scientex, TGX) | More mature, limited expansion room |
Conclusion: Tasek Gelugor suits families who prioritise space, affordability, and a quieter environment while still connected to the KTM rail network. Butterworth offers more complete convenience and connectivity but at considerably higher prices.
5. First-Time Buyer Guide for Tasek Gelugor
Realistic Budget Planning
Based on real transaction prices (RM302,800–RM345,000 for Scientex areas), here is an estimate of actual upfront costs:
| Cost Item | Estimate |
|---|---|
| Down payment (10%) | RM30,280–RM34,500 |
| Stamp duty (exemption for homes ≤RM500K) | RM0 (full exemption for first-time buyers) |
| Legal fees | RM3,000–RM5,000 |
| Valuation fee + insurance | RM1,500–RM2,500 |
| Estimated total cash required | RM34,780–RM42,000 |
ℹ️ Nota:
From 2025, first-time buyers receive a full stamp duty exemption for properties below RM500,000. This saves up to RM9,000 on a RM400,000 property. Confirm your eligibility with your solicitor or bank.
Current Government Assistance (2026)
- MyFirst Home Scheme — financing up to 100% for eligible first-time buyers
- PR1MA — affordable housing (check project availability in the area)
- Stamp duty exemption — for properties below RM500,000 (first-time buyers)
- EPF Account 2 Withdrawal — can be used for down payment
- SJKP — Housing Credit Guarantee Scheme, government-guaranteed up to RM10 billion
Recommended minimum monthly income for a RM300,000–RM345,000 home: RM3,800–RM4,500 based on 60% DSR and loan rates of 4.22%–4.35%.
6. Scientex Tasek Gelugor — Verified Project Facts
🔴 Penting:
Several sources (including older versions of this article) quote “401 units” for Scientex Tasek Gelugor. This figure is inaccurate. Based on official developer information and multiple independently verified sources, the full Scientex Tasek Gelugor project encompasses 2,332 units across 179.7 acres of freehold land. The “401” figure likely refers to a single specific phase only.
| Project Fact | Verified Data | Source |
|---|---|---|
| Land area | 179.7 acres | Scientex Berhad Official |
| Total units (full project) | 2,332 units | Scientex Official + PenangPropertyTalk |
| Tenure | Freehold | Cross-verified |
| Distance to KTM Tasek Gelugor | ~2 km | Scientex Official + Wikipedia |
| Median price (Sungai Dua) | RM302,800 (RM327 psf) | Brickz.my, 248 transactions, Nov 2024–Oct 2025 |
| Median price (TG Utama) | RM345,000 (RM328 psf) | Brickz.my, 659 transactions |
Scientex Tasek Gelugor is the largest township project in Northern Seberang Perai by a single developer, covering a mix of residential and commercial across 179.7 freehold acres.
Scientex Berhad Official Website & PenangPropertyTalk — cross-verified
7. Future Developments 2026–2030
Tasek Gelugor Xchange (TGX) — Announced May 2026
| TGX Specification | Data |
|---|---|
| GDV (Gross Development Value) | RM320.9 million |
| Total units | 644 units |
| Phase 1 (Commercial) | 308 units, 1,182–9,272 sqft |
| Phase 2 (Residential) | 336 units, 750–1,000 sqft |
| Location | Junction connecting Penang–Kedah, near KTM station |
| Accessibility | Within walking distance of KTM Tasek Gelugor |
Source: Penang Property Talk, May 2026.
Penang 2030 Vision
Tasek Gelugor is not specifically designated as an “agro-tourism hub” in official Penang 2030 documents. However, the Penang 2030 vision — aimed at making Penang a “Green, Smart and Family-Focused State” — does support agricultural and agro-industrial development broadly across Northern Seberang Perai. Of more practical importance to buyers are concrete infrastructure projects such as road upgrades and LRT planning that could directly benefit the mainland corridor.
8. Freehold vs Leasehold in Tasek Gelugor
A key advantage of Scientex Tasek Gelugor over many other residential projects in Seberang Perai is its freehold status — permanent ownership with no time limit.
| Freehold (Scientex TG) | Leasehold (99-Year) | |
|---|---|---|
| Ownership | Permanent, no renewal required | Expires after 99 years |
| Price | Generally higher | Lower entry point |
| Capital appreciation | Better long-term | Slows as remaining lease decreases |
| Bank financing | Easier to approve | Depends on remaining lease years |
| Subsale market | More active | Depends on area |
9. Travel Time & Accessibility
| Destination | Estimated Time | Route |
|---|---|---|
| Penang Bridge | ~26 min (normal) / 35–45 min (peak) | Jalan Gelugor → Jalan Chain Ferry |
| Butterworth (centre) | ~20–30 min | Via North-South Expressway / trunk road |
| Bukit Mertajam | ~20–25 min | Via E1 / trunk road |
| Kepala Batas | ~10–15 min | Via trunk road |
| Kulim Hi-Tech Park | ~30–40 min | Via E1 |
| KTM Tasek Gelugor Station | 2 km from Scientex | Walking / 5 min by car |
Travel estimates based on Google Maps data. Actual times depend on current traffic conditions.
Frequently Asked Questions
Is Tasek Gelugor still at risk of flooding in 2025–2026?
Yes. Although newer developments like Scientex are built on higher ground with modern drainage, other parts of Tasek Gelugor still experience flooding. In November 2025, 43 families in Kampung Simpang Tiga were evacuated due to flash flooding. Buyers must check the land elevation of any property they are considering before making a decision.
What is the median property price in Tasek Gelugor 2026?
Based on real Brickz.my transaction data: Scientex Sungai Dua — median RM302,800 (RM327 psf), 248 transactions Nov 2024–Oct 2025. Taman Tasek Gelugor Utama — median RM345,000 (RM328 psf), 659 transactions 2020–early 2025. These are prices actually paid by buyers, not listing prices.
What are Malaysia’s home loan interest rates in 2026?
Following Bank Negara Malaysia’s OPR cut to 2.75% in July 2025, effective home loan rates now range from 4.22% (Public Bank) to 4.35% (CIMB) for well-qualified borrowers. Always compare at least 3 banks — even a small rate difference can save tens of thousands of ringgit over the full loan tenure.
How many units does Scientex Tasek Gelugor actually have?
The full project covers 2,332 units across 179.7 freehold acres. The “401 units” figure frequently cited by other sources refers to one specific phase only — not the entire development.
Which is better for families: Tasek Gelugor or Butterworth?
Tasek Gelugor: lower prices (median RM302,800–RM345,000), freehold land, quieter environment. Butterworth: better access to complete facilities but higher prices. For long-term investment, Tasek Gelugor’s freehold status gives it superior capital appreciation potential.
What government assistance is available for first-time buyers in Tasek Gelugor 2026?
MyFirst Home Scheme (financing up to 100%), full stamp duty exemption for properties below RM500,000, EPF Account 2 withdrawal for down payment, and the SJKP government-guaranteed scheme up to RM10 billion. Confirm current eligibility with your solicitor or bank officer as scheme conditions may change.
Research Methodology
Price data in this guide is sourced from real property transactions filed with JPPH, accessed via Brickz.my — not listing prices. Loan rates from PropCashflow.my (February 2026) based on Bank Negara Malaysia SBR/OPR data. Flood risk information from Malaysia Tribune (November 2025). Scientex project data from the official Scientex Berhad website and PenangPropertyTalk.
Research date: 8 May 2026 | Sources consulted: 31 | Sources cited: 12 | Primary sources: 4
The information in this guide is for general reference purposes only and does not constitute financial or investment advice. Prices and rates are subject to change. Always seek professional advice from a licensed property consultant and your bank before making any purchase decision.
