Focal Products Sdn. Bhd.
Mandarin Residence
Jalan Teochew Satu / Jalan Thean Teik, Farlim
From
POA
Completion 2026
Price withheld pending verification. This is a state affordable-housing project with tiered pricing and eligibility conditions — sources cite RM300,000 for the affordable tier, RM150,000 for low-medium cost, and RM470,000 elsewhere. None is an open-market price and none is confirmed. Not available to foreign buyers.
Tenure
leasehold
Title
TBC
Total Units
646
Completion
2026
- From
- —
- PSF
- —
- Tenure
- leasehold
- Total units
- 646
- Status
- under construction
- Completion
- 2026
Price at a glance
Prices as at September 2026 — price basis unrecorded, confirm the current range. Last checked 2026-07-29.
| Unit type | Size (sqft) | Price from | PSF from |
|---|---|---|---|
| LMC (3BR) | 750 | RM150,000 | ~RM200 |
| Affordable (3BR) | 850 | RM300,000 | ~RM353 |
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 price list 2026
2 of 2 unit types have a published price · entry from RM150,000 · 646 units total · completing 2026
| Type | Size (sqft) | Price from | PSF (derived) | Units |
|---|---|---|---|---|
| LMC (3BR) | 750 | RM150,000 | ~200 | 153 |
| Affordable (3BR) | 850 | RM300,000 | ~353 | 493 |
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.
Every unit type here sits below the RM1M foreign-buyer minimum, so this project is open to Malaysian and PR buyers only.
Mandarin Residence completion date
Mandarin Residence is expected to complete in 2026. It is under construction now.
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
- 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 4,039
Total Interest
RM 796,437
Total Outlay
RM 1,796,437
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 ayer itam
All 2 others we track here, cheapest first — all trading sub-sale.
- Sunshine ResidenceRM800K
- Urban Living ResidenceRM1.9M
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 100,000 |
| SPA stamp duty (tiered 1–4%) | RM 24,000 |
| SPA legal fee | RM 11,250 |
| MOT stamp duty (at VP) Tiered 1–4% on transfer value. Paid at Vacant Possession stage. Buyer's cost — rarely absorbed by developer. | RM 24,000 |
| Loan stamp duty (0.5%) | RM 4,500 |
| Loan agreement legal fee | RM 4,500 |
| Valuation fee | RM 2,000 |
| Search, admin, misc | RM 1,000 |
| Gross upfront total | RM 171,250 |
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
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
POA
Mandarin Residence