Innoceria Sdn. Bhd.
Ion Vivace
Batu Kawan / Simpang Ampat
From
RM 290K
RM 291–635 PSF · Completion 2027
Tenure
freehold
Title
residential
Total Units
528
Completion
2027
- From
- RM 290K
- PSF
- RM 291–635
- Tenure
- freehold
- Total units
- 528
- Status
- selling
- Completion
- 2027
Zac’s Take
Zac Ong
Ion Vivace is an affordable entry-level play in Batu Kawan by Innoceria — 528 units from RM290,000, sizes 520–1,176 sqft. Freehold residential title at this price point in Batu Kawan is genuinely attractive for first-time buyers and investors watching the Batu Kawan growth story (IKEA, industrial park, Second Penang Bridge corridor). The RM290K entry makes this one of the cheapest freehold new-launch serviced apartments on Penang Island's doorstep. Innoceria is a smaller developer so track record should be verified. Best angle: first-time buyer using MyHome/PR1MA-adjacent schemes, or investor targeting the Batu Kawan industrial worker rental market where yields can run 5–6%. Downside: the 528-unit count means competition at resale, and the serviced apartment format still means utility tariff differentials vs residential.
Ion Vivace unit types
| Type | Config | Size (sqft) | Units | Car parks |
|---|---|---|---|---|
| Studio | Studio | 520 | — | — |
| 2BR | 2BR | 769 | — | — |
| 3BR | 3BR | 898 | — | — |
| Dual Key | Dual Key | 1,176 | — | — |
| Total | — | |||
Building specifications
- Blocks
- 2
- Floors
- 33
- Total units
- 528
Facilities
What's nearby
🏥 Healthcare
- Columbia Asia Hospital Batu Kawan2.0km
🎓 Schools
- KDU University College Penang2.0km
🛍 Shopping
- IKEA Batu Kawan2.0km
- Design Village Outlet Mall2.0km
Monthly Instalment Calculator
Monthly Instalment
RM 1,171
Total Interest
RM 230,967
Total Outlay
RM 520,967
Batu Kawan — area snapshot
Full area guide →Batu Kawan is the fastest-growing area on the mainland, anchored by Ikea, Utropolis, and a growing retail ecosystem. Popular with first-time buyers seeking new launches below RM600K.
Price range
RM 290K – RM 920K
asking prices in area
Active projects
11
selling or under construction
Subsale condos
5
completed projects
Total tracked
17
properties in this area
Other projects in Batu Kawan
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 29,000 |
| SPA stamp duty | RM 4,800 |
| SPA legal fee | RM 3,625 |
| MOT stamp duty (at VP) Tiered 1–4% on transfer value. Paid at Vacant Possession stage. Buyer's cost — rarely absorbed by developer. | RM 4,800 |
| Loan stamp duty (0.5%) | RM 1,305 |
| Loan agreement legal fee | RM 1,305 |
| Valuation fee | RM 1,000 |
| Search, admin, misc | RM 1,000 |
| Gross upfront total | RM 46,835 |
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
What is the price of Ion Vivace Batu Kawan?
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From
RM 290K
Ion Vivace