Ayer Itam · Subsale Market
Urban Living Residence Subsale — Ayer Itam, Penang
Current asking prices, floor plans, and what to inspect before signing the SPA. Live subsale shortlist sent direct to your WhatsApp.
Urban Living Residence is a completed freehold landed development in Ayer Itam, Penang, completed in 2019 by Oriental Max Group. It has 93 units. Subsale asking prices currently run about RM422 per sq ft (from roughly RM 1.90M).
Available Listings
No listings currently on file. Zac may have off-market units available.
Ask Zac about availabilityWhy buy a Urban Living Residence subsale (vs a new launch elsewhere)
Immediate occupancy
Move in within 3 months of SPA. No 36-month construction wait.
Verified surroundings
Ayer Itam's noise levels, traffic, neighbour mix, and JMC quality are known quantities at Urban Living Residence.
Established maintenance
Sinking fund history is visible. You can read the last 12 months of JMC minutes before committing.
5 things to check before signing the Urban Living Residence SPA
- 1.Sinking fund health — confirm the current balance and whether any special assessment is pending in the next 12 months.
- 2.Last 3 maintenance billings — verify payment is up to date and there are no outstanding dues from the seller.
- 3.JMC minutes (last 12 months) — look for recurring complaints, structural concerns, or planned major works.
- 4.Common-area condition — physically walk the pool deck, lifts, lobbies, gym, and parking ramps. Photo anything concerning for negotiation leverage.
- 5.Internal pipes + electrical — for buildings 10+ years old, ask for a recent plumbing inspection report. Pipe replacement is a five-figure capex you don't want to discover post-VP.
Urban Living Residence key facts
- Developer
- Oriental Max Group
- Area
- Ayer Itam, Penang
- Type
- landed
- Tenure
- freehold · residential
- Completed
- 2019
- Total units
- 93
- Asking PSF
- RM422
- Price from
- RM 1.90M
Need the full project profile? Specifications, floor plans, nearby amenities, and Zac's take on Urban Living Residence:
View full Urban Living Residence profile →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
Urban Living Residence subsale — common questions
Where is Urban Living Residence located?
Urban Living Residence is in Ayer Itam, Penang, developed by Oriental Max Group and completed in 2019.
Is Urban Living Residence freehold or leasehold?
Urban Living Residence is freehold with residential title.
How much is a Urban Living Residence unit?
Subsale asking prices at Urban Living Residence start from roughly RM 1.90M (about RM422 psf), varying by floor, view and renovation. WhatsApp Zac for the current shortlist.
What's the typical asking price for a Urban Living Residence subsale unit?
Subsale asking prices at Urban Living Residence vary by unit floor, view, and renovation level. The most accurate current figures come from active listings — WhatsApp Zac for the live shortlist with prices and floor plans for available units.
Is Urban Living Residence a good buy in the subsale market?
Urban Living Residence in Ayer Itam is a completed building, which means immediate occupancy, verifiable neighbour quality, established maintenance fees, and a known JMC track record. The case for subsale here is no construction risk and a proven location — versus paying a new-launch premium for an unbuilt unit.
What should I check before signing a subsale SPA at Urban Living Residence?
Five things to verify: (1) sinking fund health and any pending special assessments, (2) last 3 maintenance billings and how strict collection is, (3) JMC meeting minutes for the last 12 months, (4) common-area condition (pool, lifts, lobbies), (5) structural age of internal pipes (especially for buildings 10+ years old). Ask the listing agent to provide these as part of the offer process.
Can foreigners buy a Urban Living Residence subsale unit?
Yes, subject to Penang state minimums (RM 1,000,000 for stratified properties on Penang Island; RM 600,000 on the mainland) and state consent (typically 2-4 months processing). MM2H holders are treated the same as other foreign buyers for property purchase rules.
How long does a subsale purchase at Urban Living Residence take?
Typical timeline: 2-3 weeks from offer acceptance to SPA signing, then 3 months to completion (90-day SPA period). Faster than a new launch because no construction wait. Plan for stamp duty + legal fees (~3-4% of purchase price) at completion.