Batu Maung · Subsale Market
M Vista @ Southbay Subsale — Batu Maung, Penang
Current asking prices, Zac's honest take, and what to check before you buy. Ask for the current shortlist on WhatsApp.
M Vista @ Southbay is a completed freehold condominium in Batu Maung, Penang, completed in 2021 by Mah Sing Group. It has 237 units. Subsale asking prices currently run about RM657–929 per sq ft (from roughly RM 405K).
Price at a glance
Prices as at November 2026 — Subsale asking prices basis. Last checked 2026-10-09.
| Unit type | Size (sqft) | Price from | PSF from |
|---|---|---|---|
| All units | — | RM405,000 | RM657 |
Zac’s Take
Zac Ong
If what you want is a small building rather than a crowd, this is one of the few candidates at the southern end of the island. Mah Sing delivered 237 freehold units at Southbay in Batu Maung in 2021, with asking from around RM420,000 and psf starting near RM600. The low door count is the whole argument: fewer competing listings when you sell, a maintenance pool spread over a manageable number of owners, and lifts that are not permanently full. The catch is geography. Southbay Plaza is right there at half a kilometre, but Queensbay is seven kilometres out and the specialist hospitals eight to nine, so you are committing to a car and to the Batu Maung traffic pattern every day. RM600 psf is also not a discount for this far south. Entry beneath RM1,000,000 puts the project under the island's foreign-buyer floor, which leaves Malaysian and PR demand only. Right for a Bayan Lepas or FIZ professional who wants a newer, quieter block near work; not for a buyer who needs Georgetown within fifteen minutes or is hunting a bargain psf.
Available Listings
No listings currently on file. Zac may have off-market units available.
Ask Zac about availabilityWhy buy a M Vista @ Southbay subsale (vs a new launch elsewhere)
Immediate occupancy
Move in within months, not years. Most resales complete in four to six months, a little longer if you need state consent as a foreign buyer.
Verified surroundings
Batu Maung's noise levels, traffic, neighbour mix, and JMC quality are known quantities at M Vista @ Southbay.
Established maintenance
The building has a track record. Ask for the management accounts, sinking fund balance and recent meeting minutes before you commit.
The M Vista @ Southbay pre-purchase checklist
- 1.Remaining lease (if leasehold) — Ask for the exact expiry year. Banks tighten lending as the remaining term shortens, which affects both your loan and your future buyer's.
- 2.Outstanding charges and caveats — Your lawyer should run a full land search for caveats, charges or restrictions in interest before you release any deposit.
- 3.Genuine transacted comparables — Ask for recent transacted prices in the same block, not asking prices. Asking prices tell you what sellers hope for, not what the market pays.
- 4.Exit tax position — Model your RPGT before you buy, not when you sell. Holding period changes the maths substantially, especially for foreign owners.
- 5.Vacant possession terms — Agree in writing what stays — air-conditioners, built-ins, curtains, lights. Fixture disputes at handover are entirely avoidable.
M Vista @ Southbay price 2026
What M Vista @ Southbay trades at on the sub-sale market, last checked 2026-10-09.
| Asking from | RM405,000 – RM820,000 |
| PSF | RM657 – 929 |
| Completed | 2021 |
| Units | 237 |
Verified sub-sale asking prices. Asking is not transacted — expect movement between the two.
Recent prices. 2026 listings: studios from about RM405,000, three-bedrooms of about 1,201 sq ft around RM720,000; portal range about RM447,000–822,000.
The building is 5 years old. Still young. The defects liability period has long expired, so anything outstanding is now the management corporation’s problem and, through the sinking fund, partly yours. Check what was actually rectified.
Every unit here sits below the RM1M foreign-buyer minimum, so this building is open to Malaysian and PR buyers only.
Selling rather than buying? The RPGT rates and the 21B retention decide what you keep — and if you are near the five-to-six-year line, the date matters more than the price.
M Vista @ Southbay for sale & for rent
Looking to buy or rent a unit in M Vista @ Southbay? Asking prices and rents move with the market and with the specific unit — floor, facing, condition — so rather than quote a stale number, message Zac for the current listings and a straight read on what is realistic today.
M Vista @ Southbay key facts
- Developer
- Mah Sing Group
- Area
- Batu Maung, Penang
- Type
- condominium
- Tenure
- freehold
- Completed
- 2021
- Total units
- 237
- Asking PSF
- RM657–929
- Price from
- RM 405K
Batu Maung — area snapshot
Full area guide →Batu Maung is a quieter southern corner of the island near the second Penang Bridge. The area is developing steadily with a mix of mid-range condos and landed homes.
Price range
RM 480K – RM 1.1M
asking prices in area
Active projects
2
selling or under construction
Subsale condos
3
completed projects
Total tracked
6
properties in this area
Other projects in Batu Maung
All 5 others we track here, cheapest first — 2 of them still selling.
- Ventus & TradesmenRM480K
- M ZenniRM531K
- The Loft @ Southbay CityRM760K
- Sunway CassiaRM920K
- Phoenix ResidencesRM1.12M
M Vista @ Southbay subsale — common questions
What is the price of M Vista @ Southbay?
2026 listings: studios from about RM405,000, three-bedrooms of about 1,201 sq ft around RM720,000; portal range about RM447,000–822,000.
Is M Vista @ Southbay freehold or leasehold?
M Vista @ Southbay is freehold. I have not been able to confirm the land title class — check it with the developer, because a commercial title changes your utility tariffs and loan margin.
Can a foreigner buy at M Vista @ Southbay?
Yes, if you are on MM2H. MM2H participants can buy residential property in Penang from RM500,000 (up to two homes), and M Vista @ Southbay is priced above that. Other foreign buyers need RM1,000,000 for strata property on the island, which homes here do not reach. Add the state levy, a flat 8% stamp duty, and 3–4 months for state consent.
When was M Vista @ Southbay completed?
M Vista @ Southbay was completed in 2021 by Mah Sing Group, so homes here are bought from existing owners.
How many homes are there at M Vista @ Southbay?
237 in total.
More on the neighbourhood:
Batu Maung area guide — schools, transport, PSF, lifestyle scorecard →Substitutes worth comparing
Open full comparison →Same area family, same property type, similar price band — what most buyers actually cross-shop.