Chen Yu Land Sdn. Bhd. (IJM Land)
Ayra Terraces @ IJM Bayouri
Jawi, Nibong Tebal
From
RM 765K
RM 400– PSF · Completion 2026
Tenure
freehold
Title
residential
Total Units
100
Completion
2026
- From
- RM 765K
- PSF
- RM 400
- Tenure
- freehold
- Total units
- 100
- Status
- selling
- Completion
- 2026
Zac’s Take
Zac Ong
Ayra Terraces at IJM Bayouri is a 100-unit landed development in Nibong Tebal from RM765,000 by IJM Land — a Bursa-listed developer with one of Malaysia's strongest track records for landed delivery. Nibong Tebal is in southern Seberang Perai, close to the Second Penang Bridge and growing with industrial and plantation-adjacent residential development. IJM's Bayouri master township provides the infrastructure backbone. At RM765K for landed in Nibong Tebal, buyers are getting a significantly larger home and land area than equivalent island pricing would allow. Good for families who work in Batu Kawan, Nibong Tebal industrial estates, or can commute via Second Bridge.
Ayra Terraces @ IJM Bayouri unit types
| Type | Config | Size (sqft) | Units | Car parks |
|---|---|---|---|---|
| 2-storey terrace | 2-storey terrace | 1,913 | 100 | — |
| Total | 100 | |||
Building specifications
- Blocks
- 1
- Floors
- 2
- Total units
- 100
Facilities
Monthly Instalment Calculator
Monthly Instalment
RM 3,090
Total Interest
RM 609,274
Total Outlay
RM 1,374,274
Nibong Tebal — area snapshot
Nibong Tebal is in the southern mainland corridor, primarily serving the local market with a mix of townhouses and low-density condos.
Price range
RM 489K – RM 1.4M
asking prices in area
Active projects
4
selling or under construction
Subsale condos
0
completed projects
Total tracked
5
properties in this area
Other projects in Nibong Tebal
Total Cost Breakdown
Every cost you'll pay — stamp duty, legal fees, loan documentation, foreign levy. Real Penang numbers, not generic Malaysia estimates.
| Downpayment | RM 76,500 |
| SPA stamp duty | RM 16,950 |
| SPA legal fee | RM 8,900 |
| MOT stamp duty (at VP) Tiered 1–4% on transfer value. Paid at Vacant Possession stage. Buyer's cost — rarely absorbed by developer. | RM 16,950 |
| Loan stamp duty (0.5%) | RM 3,443 |
| Loan agreement legal fee | RM 3,443 |
| Valuation fee | RM 2,000 |
| Search, admin, misc | RM 1,000 |
| Gross upfront total | RM 129,185 |
New launch — typical developer savings
Toggle what the developer is absorbing. Confirm the actual package before signing.
Net upfront (after savings)
Based on typical 2026 new launch package
Estimates based on 2026 Penang state rules. Actual costs vary by bank, lawyer, and case complexity. Confirm exact figures with Zac →
Frequently asked questions
Who develops Ayra Terraces?
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Where is Nibong Tebal?
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What is the price of Ayra Terraces?
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Substitutes worth comparing
Open full comparison →Same area family, same property type, similar price band — what most buyers actually cross-shop.
From
RM 765K
Ayra Terraces @ IJM Bayouri