Oriental Max Group
Urban Living Residence
Ayer Itam
From
RM 1.90M
RM 422– PSF · Completion 2019
Tenure
freehold
Title
residential
Total Units
93
Completion
2019
- From
- RM 1.9M
- PSF
- RM 422
- Tenure
- freehold
- Total units
- 93
- Status
- completed
- Completion
- 2019
Project Tracking
We're tracking Urban Living Residence — not yet personally reviewed by Zac
This project is in our database from public sources (2 sources) from Oriental Max Group. Full pricing, floor plans, unit availability and Zac's honest take are available on direct request — most developers update pricing weekly and we share the current numbers immediately.
- 📋 Latest price list & available unit types
- 🏗️ Current construction stage and photos
- 💬 Zac's honest assessment for your situation
- 📞 Direct introduction to the developer if you want to view
Facilities
What's nearby
🏥 Healthcare
- Gleneagles Penang5.5km
- Island Hospital5.0km
- Hospital Balik Pulau9.0km
🎓 Schools
- SJK(C) Phor Tay1.5km
- SMK Ayer Itam1.2km
- Penang Free School4.5km
🛍 Shopping
- Sunshine Farlim Mall1.0km
- Aeon Big Ayer Itam1.5km
- Gurney Plaza5.5km
Monthly Instalment Calculator
Monthly Instalment
RM 7,670
Total Interest
RM 1,512,434
Total Outlay
RM 3,411,434
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 150K – RM 800K
asking prices in area
Active projects
1
selling or under construction
Subsale condos
1
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 189,900 |
| SPA stamp duty | RM 59,960 |
| SPA legal fee | RM 18,442 |
| MOT stamp duty (at VP) Tiered 1–4% on transfer value. Paid at Vacant Possession stage. Buyer's cost — rarely absorbed by developer. | RM 59,960 |
| Loan stamp duty (0.5%) | RM 8,546 |
| Loan agreement legal fee | RM 8,546 |
| Valuation fee | RM 3,500 |
| Search, admin, misc | RM 1,000 |
| Gross upfront total | RM 349,853 |
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 much is Urban Living Residence?
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Is Urban Living Residence freehold or leasehold?
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When is the expected completion / VP?
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Can foreigners buy Urban Living Residence?
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Who is the developer of Urban Living Residence?
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From
RM 1.9M
Urban Living Residence