PENANG NEIGHBOURHOOD GUIDE
From industrial park to a place to live
Explore BKIP 1, BKIP 2 and BKIP 3, the factories and jobs behind the corridor, and how Bandar Cassia’s housing, healthcare, education and road links fit together.
START HERE
01
BKIP 1 anchors the operating manufacturing base. The Byram and Bukit Tambun expansions add industrial land on separate timelines. [1] [2]
02
South Seberang Perai rose from 166,700 residents in 2010 to 184,000 in 2020, roughly 10% over the decade. The census figures cover the full district. [23]
03
Design Village, IKEA, UOW Malaysia and Columbia Asia Hospital bring shopping, study and healthcare into the weekday routine. [6] [7]
DOSM’s census compares the same district boundary across both years. Bandar Cassia and Batu Kawan are part of this wider district.
2010 CENSUS
South Seberang Perai administrative district. [23]
2020 CENSUS
An increase of about 17,300 residents from the previous census. DOSM reports average annual growth of 1.0% across the period. [23]
DAILY LIFE
A day in Bandar Cassia can combine a shift, a grocery or retail stop, and a campus or hospital visit without leaving the township. [6] [7] [2]
This is the original, operating park around Bandar Cassia. In November 2026 the state said almost all its plots had been transacted. Factory openings and staffing should be checked site by site. [1] [8] [10]
The state said PDC had decided to develop more than 1,000 acres of industrial land in Byram in stages. Treat Byram as a separate future employment location and follow plot servicing, occupier announcements and opening dates. [1]
PDC’s fact sheet positions BKIP 3 beside the existing southern mainland supply chain. The state said development was underway in November 2026. PEN S J’s signed lease gives one named incoming occupier. [1] [2] [20]
The state reported take-up at the technology park separately from BKIP 1, 2 and 3. Check the business address before treating a job announcement as a particular park’s headcount. [1] [3]
Each figure describes the scope and date given by its source. Use the workforce column as a reference for individual employers.
| Facility | Sector | Reported workforce | Scope and date |
|---|---|---|---|
| Lam Research | Semiconductor equipment | 600 planned hires | 2021 hiring plan for Batu Kawan. Current site workforce unverified. [8] [9] |
| Micron | Memory assembly and test | 5,740 employees | MIDA’s Malaysia-wide figure covers Batu Kawan, Prai and Muar. [10] [11] |
| Sustio / SIMMTECH | Printed circuit boards and substrates | 1,400 jobs generated | Reported for the Batu Kawan development and expansion in April 2025. [13] |
| Dexcom | Continuous glucose monitoring | More than 2,000 employees | Reported by Dexcom Malaysia’s operations lead at the 2024 opening. [14] [15] |
| Smith+Nephew | Orthopaedic medical technology | Up to 800 projected jobs | Hiring target from the 2022 opening announcement. [16] |
| Newbillion Precision Metal | Precision components | 100 employees | Company workforce in the August 2026 InvestPenang profile. [17] |
| Winner Sky Technology | Electronics manufacturing | Around 150 employees | Company figure at the June 2026 opening, with more than 450 planned. [18] |
| ESTEK Automation | Semiconductor and AI-enabled equipment | Site count unverified | Batu Kawan plant opened 29 October 2026. [19] |
The October 2026 announcement describes a two-phase thermal-management and advanced-packaging materials facility. The announcement gives the investment plan. Opening and staffing dates are still to be confirmed. [20]
The Batu Kawan precious-metal refining plant broke ground in October 2026. MIDA gives Q1 2029 as the commercial-operations target. [21]
The 2025 opening release describes plans for a third building and land secured for a fourth. Count the first two as operating facilities in this source and track the later buildings separately. [13]
SOUTHERN MAINLAND
BKIP 1, the Byram expansion and BKIP 3 form separate destinations alongside the Penang Science Park and Bandar Cassia Technology Park corridor. [2] [3]
NORTHBOUND
The Bukit Tambun and North–South Expressway approaches take commuters north, with the final leg branching towards each industrial park. [4] [12]
SOUTHBOUND
Heading south takes commuters towards Valdor, Tasek, Bukit Panchor or Sungai Baong, with different turn-offs around Simpang Ampat and Nibong Tebal. [4]
ACROSS THE BRIDGE
The journey to an island job crosses the Second Penang Bridge towards Batu Maung before continuing to Bayan Lepas. [2] [5]
ERRANDS
Weekend outlet shopping and weekday errands bring different trips into Bandar Cassia. [6]
EDUCATION & CARE
Classes and appointments bring daytime trips into the township. [6] [7]
COMMUTE
The masterplan becomes more useful as everyday connections improve. [2]
BUYER PRICE GUIDE
About RM505–RM740 psf across the selected Vi Residence, Seiras Residences and Andabreeze high-rise layout references. The range includes the approximate RM508 psf Vi Residence Type B and RM736 psf Andabreeze Type E. Compare landed homes separately using both built-up and land area. [29] [30] [31]
Use these dated reference bands to plan a shortlist. Upcoming releases will set their own prices. Compare the current gross SPA price against the built-up area of the same unit.
RECOMMENDED PROJECTS
Serviced Apartment (Own Stay)Add to compareBatu Kawan
From RM 525,000 indicative SPA
Bandar Cassia family-layout comparison near the Design Village side.
Price, selected layout and availability to confirm.
Serviced Apartment (Own Stay)Add to compareBatu Kawan
From RM 610,000 indicative SPA
Compare layouts and the Utropolis-side routine.
Price, selected layout and availability to confirm.
Serviced Apartment (Own Stay)Add to compareBatu Kawan
From RM 433,000 indicative SPA
Compare the different residential pocket and access to your workplace.
Price, selected layout and availability to confirm.
LandedAdd to compareBatu Kawan
From RM 815,800 indicative SPA
Landed alternative. Compare outdoor space, upkeep and the route to the selected factory gate.
Price, selected layout and availability to confirm.Prices are indicative. Confirm the selected unit, current quote and handover terms. On smaller screens, scroll the table sideways.
| Project facts | Vi Residence | Seiras Residences | Andabreeze Residences | Everine @ Eco Sun |
|---|---|---|---|---|
| Why compare it | Bandar Cassia family-layout comparison near the Design Village side. | Compare layouts and the Utropolis-side routine. | Compare the different residential pocket and access to your workplace. | Landed alternative. Compare outdoor space, upkeep and the route to the selected factory gate. |
| Location | Batu Kawan | Batu Kawan | Batu Kawan | Batu Kawan |
| Property type | Serviced Apartment (Own Stay) | Serviced Apartment (Own Stay) | Serviced Apartment (Own Stay) | Landed |
| Indicative SPA price | From RM 525,000 | From RM 610,000 | From RM 433,000 | From RM 815,800 |
| Built-up size | 1,000–1,250 sq ft | 1,033 sq ft | 636–1,302 sq ft | 1,739–1,912 sq ft |
| Tenure | Freehold | Freehold | Freehold | Freehold |
| Completion | Estimated Q1 2030 | Estimated Q4 2027 - Q1 2028 | Expected Q2 2030 | Estimated Q4 2028 based on Phase 3 |
REGISTER YOUR INTEREST
Choose a project or ask for help comparing the shortlist.
BKIP 1 is established. The November 2026 state update describes BKIP 2 at Byram as staged development and BKIP 3 as underway. Check each occupier’s commissioning date. [1]
The figures have different dates and scopes. Some describe one company or several sites, while others describe jobs generated or hiring targets. Use the labels on each factory entry.
From Batu Kawan, an island commute adds the Second Penang Bridge and the Batu Maung approach before the Bayan Lepas work gate. Queensbay and Bayan Baru start on the same side of the strait as the job. [2]
Eco Borealis is a commercial shoplot reference. Compare other shoplots on frontage, access, lot position and actual lease terms. Compare apartments against residential buildings. [28]
The chart shows the South Seberang Perai administrative district in the 2010 and 2020 DOSM censuses. Batu Kawan and Bandar Cassia are part of that district. [23]