Ayer Itam · Subsale Market
Urban Living Residence Subsale — Ayer Itam, Penang
Current asking prices, Zac's honest take, and what to check before you buy. Ask for the current shortlist on 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 1.45M).
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 | 4,047–4,068 | RM1.45M | RM422 |
Zac’s Take
Zac Ong
Ayer Itam isn't where most buyers think to look for a RM1.9 million freehold home, but that's exactly the point here. Urban Living Residence sits on a 4,492 sq ft footprint per unit — large by Penang landed standards — and at RM422 psf against that size, you're paying for space, not a fashionable postcode. The catch: this is a 2019 completion, so you're not buying a brand-new launch, you're buying a resale unit with roughly six years of wear, and 93 units means it's a sizeable enclave rather than an intimate gated street. The private rooftop and private lift per unit are real differentiators — not every landed scheme bothers with a personal lift — but check the maintenance cost of running one before you fall for the novelty. This suits a buyer who wants serious floor space, doesn't need to be near the beach or the CBD, and is comfortable in a busier, more built-up part of the island. If you want boutique and secluded, look elsewhere; if you want square footage per ringgit, this earns a look.
Reviews and comparisons
Available Listings
No listings currently on file. Zac may have off-market units available.
Ask Zac about availabilityWhy buy an Urban Living Residence 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
Ayer Itam's noise levels, traffic, neighbour mix, and JMC quality are known quantities at Urban Living Residence.
Established maintenance
The building has a track record. Ask for the management accounts, sinking fund balance and recent meeting minutes before you commit.
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 2026-10-09.
| Asking from | RM1.45M – RM1.9M |
| PSF | RM422 |
| Built-up | 4,047 – 4,068 sqft |
| Completed | 2019 |
| Units | 93 |
Verified sub-sale asking prices. Asking is not transacted — expect movement between the two.
Recent prices. The latest recorded transactions ranged about RM1.45M–1.9M; 2026 listings from about RM1.5M–1.6M. 93 freehold 4.5-storey link houses with private lifts, about 4,047–4,068 sq ft.
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.
Every unit here sits below the RM3M 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.
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 1.45M
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 650K – RM 650K
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?
The latest recorded transactions ranged about RM1.45M–1.9M; 2026 listings from about RM1.5M–1.6M. 93 freehold 4.5-storey link houses with private lifts, about 4,047–4,068 sq ft.
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, if you are on MM2H. MM2H participants can buy residential property in Penang from RM500,000 (up to two homes), and Urban Living Residence is priced above that. Other foreign buyers need RM3,000,000 for landed 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 Urban Living Residence completed?
Urban Living Residence was completed in 2019 by Oriental Max Group, so homes here are bought from existing owners.
How big are the homes at Urban Living Residence?
Homes range from about 4,047 to 4,068 sq ft. There are 93 homes in total.