Aston Minka Residences @ Bukit Mertajam, Penang
One 19-storey block of 237 freehold dual-key homes in the old centre of Bukit Mertajam — 610 m from Jit Sin Independent High School, with the hill behind it. An affordable-housing scheme: open to eligible Malaysians, not to foreign buyers.
⚡ Typical reply within 15 minutes, 9am–10pm MYT · No obligation
Aston Minka Residences @ Bukit Mertajam, Penang at a glance
Every figure below comes from the developer’s own published material or the government register. Where neither has published something, it isn’t on this page.
- Development
- Aston Minka ResidencesBy KH Venture Estate Sdn Bhd, Jayamas Property Group
- Where it is
- Bukit Mertajam, Seberang Perai TengahLot 6, off Jalan Aston / Lebuh Aston 1, 14000 Bukit Mertajam
- Tenure
- FreeholdStrata title, about 1.3 acres of land
- Building
- 1 block · 19 storeysParking Levels G–4, homes Levels 5–18, rooftop deck, 3 lifts
- Units
- 237236 × 950 sq ft and 1 × 900 sq ft
- Layout
- 950 sq ft dual-key643 sq ft two-bedroom main unit + 307 sq ft studio
- Category
- Rumah Mampu MilikPenang state affordable housing — eligible Malaysians only
- Car parks
- Up to 2 per unit322 residents’ bays + 19 visitor + 5 accessible; 238 motorcycle bays
- Government permit
- 30289-1/06-2027/0421(R)-(S)Renewed 28 Jun 2026, valid to 27 Jun 2027
- Foreign buyers
- Not eligibleAffordable housing, and every price in the permit band is under the RM500,000 mainland floor
Explore related topics
Curated hubs, each with its own guide — not auto-generated tag archives.
Six things about Aston Minka worth knowing before you register interest
Four make it worth a look for a first home or a small letting investment. Two decide whether you can buy at all. Everything here is from the developer’s fact sheet and floor plans, or from the government register.
Every unit is a dual-key
All 236 standard units are 950 sq ft and split at the foyer into a 643 sq ft two-bedroom home and a 307 sq ft studio with its own bath. Live in the main unit and let the studio, or house a parent next door with a separate door.
Freehold, in the old town
Freehold strata title on about 1.3 acres, a short walk from the Bukit Mertajam bus terminal (410 m), the wet market (730 m) and Hospital Bukit Mertajam (970 m), all straight-line.
A school address
Jit Sin Independent High School is 610 m away and SMK Convent Bukit Mertajam 1.1 km, straight-line. For families on the mainland, that is the reason to be in this part of town.
Past a quarter built
The government register shows the block at 26.69% complete and on track in its latest progress return. You are not buying a drawing: there is a structure going up and a show unit to walk through.
It is Rumah Mampu Milik
The fact sheet sells it as affordable housing. That keeps entry cost low but comes with state eligibility checks and resale conditions. Ask me for the checklist before you fall for a unit.
Not for foreign buyers
Penang bars non-citizens from low- and medium-cost housing, and the permit band tops out at RM437,000, under the RM500,000 strata floor for foreign individuals in Seberang Perai. This page is for Malaysian buyers.
The whole development, decoded
Every number here is the developer’s own or the government register’s.
Pick your floor zone
Level 5
The first residential floor sits directly on top of the four parking levels and opens onto the Level 5 deck: leisure lounge, healing garden, yoga deck, kids’ play yard and study room. The register lists 16 units here, one fewer than the floors above. Easiest access to the deck, and more activity outside your door.
Levels 6–17
Twelve identical floors of 17 units on a single central corridor: numbers 1–9 on one side and 10–17 on the other, facing north or south, with three lifts at the east end. The unit list numbers the floors 13, 13A, 15, so there is no ’14’. Most of the stock is here — pick by orientation and distance from the lifts.
Level 18
The highest residential floor, 17 units on the same plan as the typical floors, directly under the Sky Vista and Sky Lawn rooftop. The highest outlook in the block and no neighbours above, but the rooftop facilities are overhead. Ask how the roof deck is waterproofed and insulated.
Facilities, level by level
From the developer’s fact sheet and facilities list; sizes are the developer’s approximate figures.
Ground floor
- Lap pool, about 16.6 m × 5.2 m
- Children’s pool
- Fitness room, about 8.8 m × 4.8 m
- Kindergarten
- Outdoor playground
- Community hall
- BBQ terrace
- Garden
- Surau
- Car wash bay
- Management office
- 24-hour guardhouse
Facilities deck
- Leisure lounge
- Healing garden
- Therapeutic allée
- Yoga deck
- Kids’ play yard
- Study room
- Eco terrace
- Giant chess
- Street benches
Rooftop
- Sky Vista
- Sky Lawn
Parking
- 322 residents’ bays, side by side
- 19 visitor bays
- 5 accessible bays
- 238 motorcycle bays
- Car ramp about 4 m clear
Where the project is now
All 3 Aston Minka Residences @ Bukit Mertajam, Penang floor plans
One 950 sq ft unit, shown three ways: the whole plan, the same space set up as a dual-key, and the 307 sq ft studio on its own. The single 900 sq ft unit has no published plan.
Typical unit · 950 sq ft — 950 sq ft
Get this floor plan
Same unit as a dual-key — 950 sq ft
Get this floor plan
The studio portion · 307 sq ft — 307 sq ft
Get this floor planInside Aston Minka Residences @ Bukit Mertajam, Penang
Where Aston Minka Residences @ Bukit Mertajam, Penang sits
Bukit Mertajam town centre, Seberang Perai Tengah, on the Penang mainland — off Jalan Aston on Lebuh Aston 1, between the old market streets and the foot of Bukit Mertajam hill.
Pinned to the coordinates filed with the national housing register for project 30289-1, not to a nearby landmark. Distances are straight-line from that point.
- Bukit Mertajam bus terminal410 mstraight-line
- Aston Acacia590 mstraight-line
- Jit Sin Independent High School610 mstraight-line
- Bukit Mertajam wet market730 mstraight-line
- Hospital Bukit Mertajam970 mstraight-line
- SMK Convent Bukit Mertajam1.1 kmstraight-line
- Bukit Mertajam KTM / ETS station1.9 kmstraight-line
- KPJ Penang Specialist Hospital3.4 kmstraight-line
- AEON Mall Bukit Mertajam (Alma)5.5 kmstraight-line
On the government register it is project 30289-1, ‘Pangsapuri Aston Permai’ — and the 237 matches
The licence is held by KH Venture Estate Sdn Bhd (30289), the Jayamas subsidiary named on the fact sheet, with developer licence 30289/11-2027/0288(A) valid to 16 November 2027. The register files the project under a different name, Pangsapuri Aston Permai — so search for that, not ‘Aston Minka’, if you check it yourself.
| Project code | Registered name | Advertising permit | Permit expires | Units | Bed / bath | Status |
|---|---|---|---|---|---|---|
| 30289-1 | Pangsapuri Aston Permai — apartment component (237 units, 19 storeys) | 30289-1/06-2027/0421(R)-(S) | 27 Jun 2027 | 237 | 3 / 2 | 26.69% built · on track |
Swipe sideways to see the full table →
Read from teduh.kpkt.gov.my on 29 September 2026. Check it yourself: teduh.kpkt.gov.my/semakan-status-kemajuan?kodProjek=30289-1
237 units, one component, 19 storeys
The register lists a single apartment component of 237 units in a 19-storey building, drawn with 3 rooms and 2 baths — the 950 sq ft unit counted as two bedrooms plus the studio. That agrees with the fact sheet’s 237 units and G + 18 floors. The unit list also skips a ’14th’ floor: it runs 13, 13A, 15.
What the permit band says — and why it rules out foreigners
The advertising permit records a band of RM250,000 to RM437,000. That is the band on the advertising permit, not the price of any unit. The top of the band sits below the RM500,000 floor for foreign individuals buying strata in Seberang Perai, and affordable housing is closed to foreigners in any case.
A 36-month Schedule H clock, with no extension
The sale and purchase agreement is Schedule H, 36 months. The register records the first SPA on 2 May 2026, which puts vacant possession under that agreement at 2 May 2029, and no extension of time applied for or granted. The developer’s own target is earlier, Q4 2027.
26.69% built, on track
The latest progress return reports 26.69% complete and ‘lancar’ (on track). The first 36-month permit ran out on 27 June 2026 and was renewed to 27 June 2027 — routine for a project still selling.
About Jayamas Property Group
Jayamas Property Group is a Penang developer working mostly on the mainland, in land development, condominiums, landed homes and commercial units. Its website lists Aston Minka among current residential work alongside Urban Rize, Tri Brighton, Ayana Residence, MARC Residences and Taman Nara, plus hotel and commercial projects in George Town.
The developing company here is KH Venture Estate Sdn Bhd, a Jayamas subsidiary whose business address is on Jalan Casa Residensi in Bukit Mertajam. On the government register it holds one project, this one.
One point to clear up if you have seen both names: Aston Minka is not built by the developer of Aston Acacia down the road. Aston Acacia is licensed to Tinggian Development Sdn Bhd (4723); Aston Minka to KH Venture Estate (30289). Different companies share the Aston address, not a builder.
What the fact sheet does not name: the main contractor and the consultants. For a single-block scheme at 26.69% complete, the contractor is the question to ask — I can get the name for you.
Frequently asked questions
How many units does Aston Minka Residences have?
237 in total: 236 standard units of 950 sq ft and one unit of 900 sq ft. The government register records the same 237 in a single apartment component.
There is one block only, so 237 households share the facilities — low for a town-centre scheme with a pool, gym and kindergarten.
Is Aston Minka freehold?
Yes. The fact sheet states freehold tenure on about 1.3 acres, with strata title for each unit.
Because it is sold as affordable housing, the SPA may carry state resale conditions on top of the title. Your solicitor should read both before you sign.
How does the 950 sq ft dual-key unit work?
You enter a shared foyer with two doors. One opens into the 643 sq ft main unit — master bedroom, second bedroom, living, dining, kitchen, yard and a bath. The other opens into a 307 sq ft studio with its own bath and pantry counter.
It is one title and one unit on paper. Close the studio door and let it separately, or keep the whole 950 sq ft as a three-room family home.
Can foreigners buy at Aston Minka Residences?
No. Penang does not allow non-citizens to buy low- or medium-cost housing, and this is an affordable housing scheme. Even setting that aside, the permit band tops out at RM437,000, below the RM500,000 mainland floor for foreign individuals buying strata.
If you are a foreign buyer looking at the Penang mainland, ask me for strata projects priced above the floor, where state consent and the 8% stamp duty for non-citizens apply.
Who is eligible to buy an affordable home at Aston Minka?
Affordable homes in Penang are sold only to eligible Malaysians approved by the state housing authority. Eligibility depends on citizenship, income and existing property ownership.
Rules differ by buyer category. Message me your situation and I will tell you which category you fall in before you commit to anything.
When will Aston Minka be completed?
The developer’s target is Q4 2027. The contractual date is later: the register records the first SPA on 2 May 2026 under a 36-month Schedule H agreement, so vacant possession under that SPA is due by 2 May 2029.
In September 2026 the building was 26.69% complete and on track. Your own deadline is 36 months from your SPA date.
Which floor and unit number should I pick?
Levels 6–17 all share one plan: 17 units on a central corridor, numbers 1–9 on one side and 10–17 on the other, facing north or south. End units (1, 9, 10 and 17) sit at the ends of the corridor.
Level 5 opens onto the facilities deck and Level 18 is the top residential floor under the rooftop Sky Lawn. Tell me whether you want quiet, a view of the hill or the shortest walk to the lifts, and I will shortlist stacks.
What is the price, and what are the monthly charges?
The only public price information is the government permit band, RM250,000 to RM437,000. That is the band on the advertising permit, not the price of any unit.
The price you pay depends on your buyer category, the floor and what is included. For today’s figures and the maintenance charge in writing, message me.
How does Aston Minka compare with Aston Acacia nearby?
Aston Acacia is 590 m away, straight-line, by a different developer (Tinggian Development). Its serviced-apartment block of 311 units received its CCC in November 2024, so it is a finished building you can rent or buy on the subsale market today.
Aston Minka is under construction, freehold and affordable-housing priced, with a single 950 sq ft dual-key layout. Acacia has 2- to 4-bedroom units. The choice is between moving in now and buying off-plan at an affordable-housing price.
Get the current price list and unit availability
Developer pricing moves, and the good stacks go first. Tell me your budget and whether you’re buying to live in or to let — I’ll send back the units that actually fit, not a generic brochure.
No agent fee payable by the buyer on new developer launches
Louis Koh
11 years in Malaysian property · Johor Bahru, Kuala Lumpur & Penang new launches · English & 中文
I work with cross-border buyers from Singapore and further afield, and with local investors. I’ll tell you when a project isn’t right for you — that’s usually worth more than the brochure.
Published 2026-09-29 · Last verified 2026-09-29 against Jayamas Property Group’s published project material and the KPKT housing register. Unit availability, pricing and completion dates are set by the developer and subject to change. This page is marketing information, not an offer or a contract.
Ask a specific question
If you would rather not use WhatsApp, use this. I answer them myself. Only your name and one contact method are required.
Developer: Jayamas Property Group (6 developments on this site)
Where it is: Bukit Mertajam, Penang
The unit mix, the permitted price and how far up it is
None of this table is the developer’s account of itself. It is what the Ministry of Housing and Local Government records from the 7(f) returns: unit type, bedrooms and bathrooms, built-up area, unit count, the price range on the permit, and the certified percentage complete. A brochure price can be revised; the price on the permit was filed. A brochure need not mention progress; the percentage is certified. The status vocabulary is theirs too: Lancar (on schedule), Lewat (behind), Sakit (sick), Terbengkalai (abandoned).
30289-1 · PANGSAPURI ASTON PERMAI
Overall status: Lancar — on schedule
| Component | Bed / bath | Built-up | Units | Price on the permit | Complete |
|---|---|---|---|---|---|
| Rumah Pangsa/Kondo 19 storeys Lancar | 3 / 2 | — | 237 | RM250,000.00 – RM437,000.00 | 26.69% |
Swipe the table sideways for the rest of the columns.
This is the document the developer had to file, and the housing department had to approve, before it was allowed to advertise at all — served from the ministry’s own host. It normally carries the location plan, the developer licence and building-plan approval references, the expected completion date, the encumbrance position, and the unit count and price floor and ceiling for each type. The brochure a salesperson hands you can be reissued. This one cannot.
Read from teduh.kpkt.gov.my on 2026-10-08, project code 30289-1. Re-read weekly.
What to do with the number. Read it against the delivery date in your own agreement, not against what a salesperson says. A project with a year left on its statutory clock and a third of the building up is telling you something the brochure will not.
How does that compare? Every development on this site, grouped by register status — cancelled, abandoned and behind schedule first.