Batu Kawan · Subsale Market
Vivo Executive Apartment Subsale — Batu Kawan, Penang
Current asking prices, Zac's honest take, and what to check before you buy. Ask for the current shortlist on WhatsApp.
Vivo Executive Apartment is a completed freehold condominium in Batu Kawan, Penang, completed in 2024 by Aspen Vision City Sdn Bhd. It has 1530 units. Subsale asking prices currently run about RM479–644 per sq ft (from roughly RM 350K).
Price at a glance
Prices as at November 2026 — Subsale asking prices basis. Last checked 2026-10-12.
| Unit type | Size (sqft) | Price from | PSF from |
|---|---|---|---|
| All units | 730–830 | RM350,000 | RM479 |
Zac’s Take
Zac Ong
Vivo is Aspen Vision City's mass-market tower trio in Batu Kawan — 3 towers, 48 floors each, 1,530 units total, freehold residential title. Two compact layouts: Type A intermediate 730 sqft and Type B corner 830 sqft. Both 2-bedroom.
The project is completed (Q4 2024) and essentially sold out — only 4 unsold units remain as of Mar 2025, all on level 48. Pricing during the launch window ran RM 290K to RM 683K. Anyone considering Vivo now is looking at the secondary subsale market.
My take: Vivo was Aspen's volume play and it worked. 1,530 units across 3 towers means active subsale supply — you can shop between sellers, and pricing tends to settle near transacted comparables (NAPIC data is helpful here). Best for first-time buyers and yield investors who want exposure to the broader Aspen Vision City masterplan (Vervea, Vertu, etc nearby). The 830 sqft corner Type B is the more liveable unit; the 730 sqft Type A intermediate works better as yield-only. Ask me for current subsale listings and recent transacted comparables before you offer.
Reviews and comparisons
Available Listings
No listings currently on file. Zac may have off-market units available.
Ask Zac about availabilityWhy buy a Vivo Executive Apartment 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 Kawan's noise levels, traffic, neighbour mix, and JMC quality are known quantities at Vivo Executive Apartment.
Established maintenance
The building has a track record. Ask for the management accounts, sinking fund balance and recent meeting minutes before you commit.
How Vivo Executive Apartment is priced within Batu Kawan
At roughly RM479 psf, Vivo Executive Apartment sits toward the value end of Batu Kawan's condo band (RM450–620 psf). That usually reflects building age, floor level, or distance from the area's prime frontage — worth checking which, because the first two are negotiable and the third is not.
Building age
2 years
Completed 2024
PSF bands are area-level indicative ranges from our own tracking, cross-checked against NAPIC/JPPH and Brickz transaction data — see the Penang Price Index. Unit-level pricing varies with floor, view and renovation; ask Zac for the actual transacted comparables in this building.
What to inspect before you commit at Vivo Executive Apartment
- 1.Internal pipes and electrical — For buildings past the ten-year mark, ask for a recent plumbing inspection. Full repiping is a five-figure cost you do not want to discover after VP.
- 2.Waterproofing and ceiling stains — Check bathroom floors, balcony thresholds and the ceiling directly under any upstairs wet area. Old stains that were painted over will reappear.
- 3.Lift modernisation status — Lifts have a service life. Ask whether modernisation has been done or is being planned — it is one of the largest special assessments a JMB can raise.
- 4.Original vs renovated layout — Confirm any structural alteration by a previous owner was approved. Unapproved hacking can complicate financing and your own future resale.
- 5.Actual unit orientation — Visit at the time of day you would normally be home. Afternoon west sun in Penang changes both comfort and your electricity bill.
Vivo Executive Apartment price 2026
What Vivo Executive Apartment trades at on the sub-sale market, last checked 2026-10-12.
| Asking from | RM350,000 – RM482,000 |
| PSF | RM479 – 644 |
| Built-up | 730 – 830 sqft |
| Completed | 2024 |
| Units | 1,530 |
Verified sub-sale asking prices. Asking is not transacted — expect movement between the two.
The building is 2 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 RM500,000 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.
Vivo Executive Apartment for sale & for rent
Looking to buy or rent a unit in Vivo Executive Apartment? 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.
Vivo Executive Apartment key facts
- Developer
- Aspen Vision City Sdn Bhd
- Area
- Batu Kawan, Penang
- Tenure
- freehold · residential
- Completed
- 2024
- Total units
- 1530
- Asking PSF
- RM479–644
- Price from
- RM 350K
Batu Kawan — area snapshot
Full area guide →Batu Kawan is the fastest-growing area on the mainland, anchored by Ikea, Utropolis, and a growing retail ecosystem. Popular with first-time buyers seeking new launches below RM600K.
Price range
RM 308K – RM 888K
asking prices in area
Active projects
12
selling or under construction
Subsale condos
5
completed projects
Total tracked
18
properties in this area
Other projects in Batu Kawan
All 17 others we track here, cheapest first — 12 of them still selling.
- Ion VivaceRM308K
- VersaRM350K
- Sinaran ResidencesRM360K
- Andabreeze ResidencesRM428K
- Ceria Service Apartment @ Eco HorizonRM444K
- Vertu ResortRM450K
- Forescape @ MetrioplaceRM498K
- Suasana @ UtropolisRM507K
- Anggun ResidencesRM520K
- Irama D' Eco SunRM522K
- Mezon @ Park EnclaveRM530K
- Savana @ Utropolis Batu KawanRM541K
- ViResidence @ Savantia ValleyRM550K
- Seiras ResidencesRM578K
- Everine @ Eco SunRM815K
- Dawson Collection @ Eco HorizonRM888K
- Viluxe II: Courtyard Collection—
Vivo Executive Apartment subsale — common questions
What is the price of Vivo Executive Apartment?
Vivo Executive Apartment runs RM350,000 to RM482,000. These are verified sub-sale asking prices, not transacted figures — expect movement between the two. That works out to about RM479–644 per square foot. Checked 2026-10-12.
Is Vivo Executive Apartment freehold or leasehold?
Vivo Executive Apartment is freehold, on a residential title. Those are two separate facts and only the first usually appears in marketing.
Can a foreigner buy at Vivo Executive Apartment?
Not at current prices. Seberang Perai sets a RM500,000 minimum for foreign buyers of strata property and no unit here clears it, so Vivo Executive Apartment is open to Malaysian and PR buyers only.
When was Vivo Executive Apartment completed?
Vivo Executive Apartment was completed in 2024 by Aspen Vision City Sdn Bhd, so homes here are bought from existing owners.
How big are the homes at Vivo Executive Apartment?
Homes range from about 730 to 830 sq ft. There are 1,530 homes in total. With that many, expect plenty of similar units on the market when you come to sell.
Who developed Vivo Executive Apartment?
Vivo Executive Apartment was developed by Aspen Vision City Sdn Bhd, next to IKEA Batu Kawan and Design Village Outlet Mall.
More on the neighbourhood:
Batu Kawan 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.