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. It launched from around RM 1.90M in 2014 — that is the launch price, not a current resale figure. WhatsApp Zac for live asking prices.
Price at a glance
Prices as at September 2026 — Developer launch prices basis. Last checked 2026-07-20. A negotiation floor, not what it trades at today.
| Unit type | Size (sqft) | Price from | PSF from |
|---|---|---|---|
| All units | 4,492 | RM1.899M | RM422 |
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.
Due diligence before buying at Urban Living Residence
- 1.Individual title status — Confirm whether individual title has issued and is in the seller's name. Master-title landed transactions carry extra steps and time.
- 2.Approved extensions — Most landed resales have some extension. Ask for the approved plan — unapproved structures can be an issue at your own resale or refinancing.
- 3.Drainage and ground level — Walk the perimeter and ask neighbours directly about flooding history. Penang's heavy-rain events are the honest test, not a dry-day viewing.
- 4.Gated scheme fees and rules — For gated-and-guarded schemes, confirm the monthly fee, what it covers, and the collection rate. Poor collection means declining security cover.
- 5.Roof, structure and termites — Commission an inspection for anything over fifteen years old. Roof and termite remediation are the two costs that most often blow a landed budget.
Urban Living Residence price 2026
What Urban Living Residence trades at on the sub-sale market, last checked 2026-07-20.
| Asking from | RM1.9M+ |
| PSF | RM422 |
| Built-up | 4,492 sqft |
| Completed | 2019 |
| Units | 93 |
Developer launch price. This is what the developer charged at launch, not what the building trades at today. Treat it as a floor for negotiation, not a guide to current value.
The building is 7 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.
A foreign buyer can purchase here — the RM1M minimum is cleared. Add the state levy, a flat 8% stamp duty and 3–4 months for state consent.
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.
Urban Living Residence for sale & for rent
Looking to buy or rent a home in Urban Living Residence? Asking prices and rents move with the market and with the specific home — 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.
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 800K – 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
Other projects in Ayer Itam
All 2 others we track here, cheapest first — 1 of them still selling.
Urban Living Residence subsale — common questions
What is the price of Urban Living Residence?
Urban Living Residence runs RM1,899,000 and up. That is the developer launch price, not what the building trades at today. Treat it as a floor for negotiation. That works out to about RM422 per square foot. Checked 2026-07-20.
Is Urban Living Residence freehold or leasehold?
Urban Living Residence is freehold, on a residential title. Those are two separate facts and only the first usually appears in marketing.
Can a foreigner buy at Urban Living Residence?
Yes. Penang Island sets a RM1,000,000 minimum for foreign buyers. Add a state levy, a flat 8% stamp duty, and 3–4 months for state consent.
When was Urban Living Residence completed?
Urban Living Residence completed in 2019, developed by Oriental Max Group. Units here trade sub-sale.
How big are the units at Urban Living Residence?
Built-ups run 4,492 sq ft. There are 93 units in total.