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
Price at a glance
Prices as at November 2026 — Developer prices basis. Last checked 2026-10-10. The project has not completed — no resale market yet.
| Unit type | Size (sqft) | Price from | PSF from |
|---|---|---|---|
| 2-storey terrace | 1,913 | RM765,000 | ~RM400 |
Zac’s Take
Zac Ong
Ayra Terraces is the first landed phase of IJM Land's Bayouri township in Jawi, Nibong Tebal: 100 freehold two-storey terraces of about 1,913 sq ft on lots from about 1,432 sq ft, each with four bedrooms and four bathrooms, due around the third quarter of 2026.
They launched from about RM765,000; listings have since ranged from about RM680,000 to RM880,000.
It suits families who work in Batu Kawan or the southern industrial estates and want a large new terrace from a listed developer. It's a long drive to the island. Foreign buyers need RM1M for mainland landed homes, which these don't reach.
Ayra Terraces @ IJM Bayouri price list 2026
1 of 1 unit types have a published price · entry from RM765,000 · 100 units total · completing 2026
| Type | Size (sqft) | Price from | PSF (derived) | Units |
|---|---|---|---|---|
| 2-storey terrace | 1,913 | RM765,000 | ~400 | 100 |
PSF is derived, not quoted — each row divides that type's price by its own square footage. Developers do not always state whether a published size is built-up or nett, and the two can differ by 20%. Ask for both in writing before you sign.
Developer price — the project has not completed, so there is no resale market to compare against, last checked 2026-10-10. Developers reprice between phases — confirm the current list before committing.
Every unit type here sits below the RM1M foreign-buyer minimum, so this project is open to Malaysian and PR buyers only.
Ayra Terraces @ IJM Bayouri completion date
Ayra Terraces @ IJM Bayouri is expected to complete in 2026.
Read that as the developer's target, not a guarantee. What matters contractually is the vacant possession date in your SPA — 36 months from the sale and purchase agreement for a strata title under the Housing Development Act, with liquidated damages payable if the developer misses it. A launch year quoted in marketing and the VP date you can enforce are different things, so check the SPA schedule before you plan a move-in or a tenancy.
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
Estimates only — not an offer, quotation, or representation of the developer's actual pricing or package. Actual instalments depend on the bank's approved rate, tenure and margin of financing.
📲 Discuss financing options with ZacOther projects in nibong tebal
All 4 others we track here, cheapest first — 4 of them still selling.
- Taman Harmoni IndahRM489K
- Taman Bistari JayaRM734K
- Emeri PlaceRM1.39M
- IJM Bayouri—
Nibong Tebal — area snapshot
Full area guide →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 (tiered 1–4%) | 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 only, based on 2026 Penang state rules — not an offer, quotation, or representation of the developer's actual package. Actual costs vary by bank, lawyer, and case complexity. Confirm exact figures with Zac →
Frequently asked questions
What is the price of Ayra Terraces @ IJM Bayouri?
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Is Ayra Terraces @ IJM Bayouri freehold or leasehold?
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Can a foreigner buy at Ayra Terraces @ IJM Bayouri?
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When will Ayra Terraces @ IJM Bayouri be completed?
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How big are the homes at Ayra Terraces @ IJM Bayouri?
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Who develops Ayra Terraces?
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Where is Nibong Tebal?
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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