Focal Products Sdn. Bhd.
Mandarin Residence
Jalan Teochew Satu / Jalan Thean Teik, Farlim
From
RM 150K
RM 353– PSF · Completion 2026
Tenure
leasehold
Title
TBC
Total Units
646
Completion
2026
- From
- RM 150K
- PSF
- RM 353
- Tenure
- leasehold
- Total units
- 646
- Status
- under construction
- Completion
- 2026
Zac’s Take
Zac Ong
Mandarin Residence is a large 646-unit condo in Farlim/Ayer Itam by Focal Products — priced from an unusually low RM150,000 for 750–850 sqft units, completing in 2026 (near completion or possibly completed by now). The RM150K price point raises questions about land title, financing eligibility, and construction quality — this may be a bumiputera quota price or an affordable housing component. At 646 units it's a sizeable project. Ayer Itam/Farlim is a mid-hill Penang Island location: good access to Penang Hill, Kek Lok Si, and the Thean Teik/Farlim commercial strip. The low price makes this interesting for entry-level island buyers who are priced out of most launches, but diligence on the title, developer track record, and remaining availability is essential. The 2026 completion means handover is imminent if not already underway.
Mandarin Residence unit types
| Type | Config | Size (sqft) | Units | Car parks |
|---|---|---|---|---|
| LMC (3BR) | LMC (3BR) | 750 | 153 | — |
| Affordable (3BR) | Affordable (3BR) | 850 | 493 | — |
| Total | 646 | |||
Building specifications
- Blocks
- 2
- Floors
- 39
- Total units
- 646
Facilities
What's nearby
🏥 Healthcare
- Penang Adventist Hospital5.0km
- Penang General Hospital5.0km
🛍 Shopping
- Gurney Plaza4.0km
Monthly Instalment Calculator
Monthly Instalment
RM 606
Total Interest
RM 119,466
Total Outlay
RM 269,466
Ayer Itam — area snapshot
Ayer Itam is a long-established residential area inland, popular for affordability relative to the northern corridor. Home to Penang Hill and Kek Lok Si temple.
Price range
RM 800K – RM 1.9M
asking prices in area
Active projects
0
selling or under construction
Subsale condos
2
completed projects
Total tracked
3
properties in this area
Other projects in Ayer Itam
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 15,000 |
| SPA stamp duty | RM 2,000 |
| SPA legal fee | RM 1,875 |
| MOT stamp duty (at VP) Tiered 1–4% on transfer value. Paid at Vacant Possession stage. Buyer's cost — rarely absorbed by developer. | RM 2,000 |
| Loan stamp duty (0.5%) | RM 675 |
| Loan agreement legal fee | RM 675 |
| Valuation fee | RM 1,000 |
| Search, admin, misc | RM 1,000 |
| Gross upfront total | RM 24,225 |
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
How is Mandarin Residence priced at RM150,000?
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Where is Mandarin Residence?
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When is Mandarin Residence completing?
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How many units are in Mandarin Residence?
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From
RM 150K
Mandarin Residence