Kampung Ban Liow Property Prices in George Town 2026
Our Verdict
"The Grid"
With a median price of RM5200/m², you are paying for the 10100 postcode rather than any modern comforts. The neighborhood analysis puts this firmly in THE_GRID, meaning it is a stable, high-density zone where the investment outlook is more about rental yield than massive capital appreciation. While the RM3800/m² entry point looks tempting, usually those units are legacy properties with serious maintenance baggage or proximity to the Sungai Pinang monsoon drain.
The Vibe:Kampung Ban Liow is a cramped collision of aging wooden structures and small motor workshops fighting for oxygen against the high-rise encroachment of Jalan Perak. Traffic along the main artery is a relentless grind, particularly when SJK (C) Moh Ghee lets out, and finding a legal parking spot on these narrow lanes is a fantasy. It is gritty, unpolished, and serves as a functional residential spillover for those who need to be within striking distance of the city center without the Gurney Drive price tag.
The median property price in Kampung Ban Liow, George Town is RM5,200 per m², 7% below the George Town city average of RM5600/m². Based on 1 verified sale data points as of June 2026.
Market Median · Kampung Ban Liow
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Quick Estimate
Kampung Ban Liow @ RM5,200/m²
District Highlights
Locals Ask
Is the RM7200/m² upper limit justified here?
Only if you're looking at a modern high-rise unit with a car park; for the older terraced House Prices, that's an overvaluation.
Does Kampung Ban Liow still flood during heavy rain?
The Sungai Pinang deepening has helped, but the low-lying lanes still get soggy during a heavy monsoon downpour.
What is the typical rental demographic in this area?
Mostly working-class locals and small business owners who prioritize the short commute to George Town over lifestyle amenities.
Is parking really the nightmare everyone says it is?
Yes, if the property doesn't have a private driveway, you'll be fighting for scraps on the roadside every single evening.
Will redevelopment change the investment outlook soon?
Slowly; the 'THE_GRID' status won't shift until the remaining wooden settlements are replaced by high-density commercial projects.
Nearby in George Town
About This Data
Data Sources
Kampung Ban Liow prices are sourced from real market listings and verified location scans submitted by users in George Town. Each neighbourhood requires multiple independent data points before publication to ensure statistical reliability.
Methodology
We report median prices — not averages — to reduce outlier distortion. All figures are per square metre (purchase price). The 3/5 rating reflects price-to-value relative to local amenities, transit access, and broader market conditions in George Town.
Last Updated
This page was last updated in June 2026. AI-generated insights — including the vibe description, verdict, and FAQs — are regenerated whenever the underlying price data changes to keep analysis current.