Approximate location Condominium/Apartment Freehold
Reflections Condominium
Transacted prices in Bayan Lepas
Median transacted price
RM 477 psf
± RM 24 · middle 50% of sales Only 6 sales in the last 24 months, so treat this median as a rough guide.
NAPIC/JPPH · Jun 2026 · data edition · official transacted records
Sellers are asking 6% more than recent buyers paid
Units of 1,400–1,600 sq ft · 3 listings (Oct 2026) · 2 sales in the past year
Rough guide: only a few listings and sales to compare.
How we compare
We take the median asking price of listings on PropertyGuru and set it beside sales registered with NAPIC over the past 12 months, for units of the same size. Asking prices are what sellers hope to get; sales are what buyers actually paid.
Median total price
RM 600,000 ± RM 30k
Transactions (24 mo)
6
Thin liquidity Sales since 2021
17
Method
Per-place medians from official records. Not a unit valuation or forecast.
What each layout sells and rents for
| Layout | Usually sells for | Asking rent a month |
|---|---|---|
| 3 bedrooms 1,249 sq ft | RM 537k Only 4 sales, a rough guide | RM 1,700 Only 5 listings, a rough guide |
Sold: NAPIC sales over the past 24 months · Rent: PropertyGuru asking rents, Oct 2026
Asking rents are what landlords ask, not signed leases.
Recent transactions
| Date | Floor | Size (sf) | Price | PSF |
|---|---|---|---|---|
| Mar 2026 | 4 | 1,421 | RM 628,000 | 442 |
| Oct 2025 | 24 | 1,249 | RM 595,000 | 477 |
| Oct 2025 | 8 | 1,475 | RM 660,000 | 448 |
| Apr 2025 | 4 | 1,249 | RM 450,000 | 360 |
| Apr 2025 | 24 | 1,249 | RM 505,000 | 404 |
| Jan 2025 | 20 | 1,249 | RM 569,000 | 456 |
Jan 2025–Mar 2026 · displayed transaction records
Caveat
Official records, anonymised to the place. Recent sales may still be missing.
Similar places
| Place | Median PSF | ± Range | YoY | Distance | Liquidity |
|---|---|---|---|---|---|
| One ForestaSame main property type · Same main tenure | RM 484 | ± 25 | — | 0.26 km | Active |
| Meridien ResidenceSame main property type · Same main tenure | RM 436 | ± 15 | — | 0.29 km | Thin |
| Taman Seri Bayu Fasa 2 (bayu Tiara)Same main property type · Same main tenure | RM 444 | ± 17 | — | 0.8 km | Steady |
| Arasia Perdana (the Clovers)Same main property type · Same main tenure | RM 465 | ± 42 | — | 0.99 km | Active |
| Vistaria KondominiumSame main property type · Same main tenure | RM 399 | ± 21 | — | 1.61 km | Thin |
Q2 2025 · per-place medians
Caveat
Matching main property type and tenure are preferred where records support them; other rows
rely on proximity. These are development comparisons, not matched units. Age, size mix,
condition and sale dates still matter.
Price map
Method
Cells show median psf from official sales. Blank areas are sparse data, not cheap land.
Nearby amenities
Straight-line distances; walking routes are not verified.
Medical & pharmacy
BestSmile Dental Clinic Dentist 0.2 km
Klinik Pergigian Bayan Lepas Dentist 0.5 km
Anna Dental Clinic (Bayan Lepas) Dentist 0.8 km
Klinik Pergigian Queens Dentist 0.8 km
Education
LEADERland Campus 0.1 km
Southern Island Education centre 0.2 km
Salt and Light Homeschool Education centre 0.2 km
Excel Champs Insights Educare Centre Education centre 0.4 km
Groceries & daily needs
Kay Grocer Legacy Grocery 0.2 km
Ikhwan Mart Convenience store 0.7 km
Family Mart Convenience store 0.8 km
Whole Foods Mart Sdn Bhd Grocery 0.9 km
Transit stops
Bus Stop 4/A/LTAB01 (Penang International Airport) Bus stop 1.3 km
Lexis Suites Penang Bus stop 3.0 km
Petrol stations
Shell Petrol station 1.0 km
Tealive Petronas Jalan Dato Ismail Hashim Petrol station 1.4 km
Caltex Petrol station 2.3 km
Vital Win Resources Sdn Bhd Petrol station 2.9 km
Shopping
One Foresta Retail Outlets Shops 0.2 km
Pasar Mini JNM Mutiara Shops 0.4 km
Solaria Square by Ideal Property Shops 0.7 km
Radix Hallmart Shops 0.8 km
Parks & green space
Pangsapuri I Park Park 0.7 km
Papan Hill Nature Camp Park 0.8 km
Tmn Rekreasi Desa Jelita Cergas Cerdas Park 0.9 km
Taman Sri Bayan Park 0.9 km
Fitness & sport
Reflection Swimming Pool Swimming pool 0.1 km
Tree Residence Gym Gym 0.7 km
Tyler Yoga Gym 1.0 km
The Picklz Social Club Sports & recreation 1.9 km
Cafés
Marvel Coffee Café 0.1 km
Two Bites by Tauke Boon 两口子 Café 0.2 km
cafe Acupaday Solaria Square Café 0.7 km
Bask Bear Coffee Café 0.9 km
Open map data · points of interest
Source
Amenities use open POI data, not NAPIC. Distances are straight-line and approximate.