UL Residence @ Air Itam, Penang
A gated estate of 93 four-storey townhouses, each drawn with its own lift, 629 m from SJK(C) Kong Min Pusat and 826 m from Chung Ling High School. The houses were certified complete on 10 May 2019, so you inspect a real home before you buy. The permit band is below Penang Island’s floor for landed-strata property, so foreigners cannot buy here.
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UL Residence @ Air Itam, 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
- UL ResidenceUrban Living Residence on the register · an Oriental Max Group project
- Where it is
- Jalan Sempadan, Air ItamAlso written Jalan Boundary · North-East District, Penang Island
- Property type
- 4-storey strata townhouse‘Rumah Bandar, 4 tingkat’ on the register · the drawings add a top utility level with roof garden · Schedule H
- Tenure
- Freehold‘Land Tenure: Freehold’ in the small print of the developer’s brochure · the register does not record tenure, so confirm it on the title
- Units
- 93Lots numbered 1 to 93 on the developer’s site plan · its brochure counts 36 Type A and 30 Type B homes
- Layouts
- About 4,047–4,068 sq ftTypes A and B: 4 bedrooms, 5 bathrooms, lift, car porch drawn for three cars
- Facilities
- Clubhouse, pool, playgroundGuard house, pedestrian entrance and a bridge to the clubhouse on the site plan
- Completion
- CompletedCertificate of completion and compliance dated 10 May 2019
- Government permit
- 13810-1/02-2020/01414(P)Ran 11 Feb 2019 to 10 Feb 2020 · expired, as the project is finished
- Foreign buyers
- Not open to foreignersThe whole permit band is below Penang Island’s RM3,000,000 floor for landed and landed-strata homes
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What a buyer should weigh at UL Residence
Landed homes of this size are rare in the middle of Air Itam, and this one is already built. Four points in its favour and two that need checking, drawn from the developer’s plans and the housing register.
A lift inside a landed home
Both published plans draw a lift beside the staircase, starting from a lift lobby behind the car porch and rising through the living floor and both bedroom floors. With rooms spread over five levels, that is what makes the house workable for grandparents and for anyone carrying groceries.
Two well-known schools within a kilometre
SJK(C) Kong Min Pusat is 629 m away and Chung Ling High School 826 m, both measured in a straight line. The developer’s own location map marks these two, along with SJK(C) Shang Wu at 1.3 km.
It exists, so you can inspect it
The register dates the certificate of completion and compliance 10 May 2019. Workmanship, afternoon sun, water pressure, the neighbours’ renovations — all of it can be seen on a viewing, which no brochure can give you.
Your own roof garden, plus a shared clubhouse
The top level of each plan is a utility floor that opens onto a private roof-top garden, printed as ±442 sq ft on Type A and ±423 sq ft on Type B. The site plan adds a clubhouse, swimming pool and children’s playground behind a guard house.
It is strata, with the obligations that brings
These homes were sold under Schedule H, the strata form of agreement. Expect a management body, house rules, and monthly charges for the guards, pool and grounds. Ask the seller for the latest statement of account and the by-laws before you agree a price.
Three things to verify on a resale
First, tenure: the developer’s brochure prints ‘Land Tenure: Freehold’, but the register does not record tenure, so have the title search confirm it for the house you are buying. Second, the lift: confirm the car is installed, licensed and serviced in the house you are viewing. Third, size: the register records 341 sq m per unit, while the plans’ floor areas add up to more, so measure against the strata plan.
The whole development, decoded
Every number here is the developer’s own or the government register’s.
Facilities
Read from the legend of the developer’s site plan and from the room schedules printed on its Type A and Type B drawings.
Shared facilities
- Club house
- Swimming pool
- Children’s playground
- Bridge to the club house
- Internal walkway
Access and security
- Guard house at the Jalan Sempadan entrance
- Pedestrian entrance
Inside each house
- Lift and lift lobby
- Car porch drawn for three cars
- Utility room and store
- Two master bedrooms with walk-in wardrobes
- Balconies on the bedroom floors
- Laundry and utility floor
- Private roof-top garden
Where the project is now
All 3 UL Residence @ Air Itam, Penang floor plans
The developer publishes two drawings, Type A and Type B. Each prints the area of every floor; the totals below are those printed figures added up. Its brochure counts 36 Type A homes and 30 Type B. The site plan’s legend names corner and Type C variants as well, and no drawing is published for those.
Type A — 4,047 sq ft
Get this floor plan
Type B — 4,068 sq ft
Get this floor planCorner and Type C houses
Get this floor planInside UL Residence @ Air Itam, Penang
Where UL Residence @ Air Itam, Penang sits
The estate is on Jalan Sempadan, also written Jalan Boundary, north of Jalan Air Itam and between Kong Min Pusat and Chung Ling High School on the developer’s map. The lower station of the Penang Hill funicular is 1.3 km away in a straight line.
Pinned to the coordinates filed with the national housing register for project 13810-1, which agree with the position marked on the developer’s location map. Distances are straight-line from that point.
- SJK(C) Kong Min Pusat629 mstraight-line
- Chung Ling High School826 mstraight-line
- All Seasons Place, Farlim1.0 kmstraight-line
- Air Itam Market1.2 kmstraight-line
- Penang Hill Lower Station1.3 kmstraight-line
- Kek Lok Si Temple1.8 kmstraight-line
- Island Hospital3.4 kmstraight-line
- KOMTAR, George Town4.7 kmstraight-line
- Penang Bridge8.6 kmstraight-line
Filed as Urban Living Residence, project 13810-1 — 93 townhouses, completed
You will not find ‘UL Residence’ on the national register: it is filed under its full name, Urban Living Residence. The licence is held by Bersatu Stabil Sdn. Bhd. (13810), whose business address on the register is the Oriental Max Group office at Kampung Teluk, Sungai Dua. It is the only project under that licence.
| Project code | Registered name | Advertising permit | Permit expires | Units | Bed / bath | Status |
|---|---|---|---|---|---|---|
| 13810-1 | Urban Living Residence — townhouses, 4 storeys | 13810-1/02-2020/01414(P) | 10 Feb 2020 | 93 | not recorded | Completed · CCC 10 May 2019 |
Swipe sideways to see the full table →
Read from teduh.kpkt.gov.my on 5 October 2026. Check it yourself: teduh.kpkt.gov.my/semakan-status-kemajuan?kodProjek=13810-1
93 on the register, 93 on the site plan
The register records one component: 93 townhouses of four storeys, each 341 sq m, about 3,670 sq ft. The developer’s site plan numbers its lots 1 to 93, so the two agree. The register’s itemised unit list is shorter, showing 33 lots, every one recorded as sold; the other 60 are not itemised there. Bedroom and bathroom counts are left blank on the register, so those come from the developer’s drawings.
The permit band, and why it rules out foreign buyers
The permit records a minimum of RM1,830,000 and a maximum of RM2,230,000. That is the band on the advertising permit, not the price of any unit, and it describes the developer’s original sale, not today’s resale market. Penang Island’s floor for a non-citizen buying landed or landed-strata property is RM3,000,000. The whole band is below that, so on these figures UL Residence is not open to foreigners.
Schedule H, 36 months, no extension on record
The agreement was Schedule H, with a 36-month delivery period and no approved extension recorded. The first agreement is dated 30 March 2015, which put the delivery date under that agreement at 30 March 2018. For a resale buyer this is history: you are buying a finished house from its owner, under an ordinary sale and purchase agreement.
Completed, and the permit has lapsed
Status is ‘Siap dengan CCC’ — completed, with the certificate of completion and compliance dated 10 May 2019. The last advertising permit on the register ran from 11 February 2019 to 10 February 2020 and has expired; no newer one is listed. Take that as a point to confirm if anyone presents a unit to you as a new sale from the developer.
About Oriental Max Group
Oriental Max Group is a Penang developer founded in 1994, with its office at Kampung Teluk, Sungai Dua, on the Butterworth side. Its website lists residential, commercial and industrial work, most of it on the mainland — Taman Kota Indah in Sungai Dua, Vi Residence at Savantia Valley in Batu Kawan and Sungai Bakap Industrial Park among them. UL Residence is the group’s landed project on the island.
For this estate it used a single-project company, Bersatu Stabil Sdn. Bhd. The register lists one project under that licence and gives the group’s Sungai Dua office as the company’s business address.
The developer’s project page presents UL Residence as ‘the next iconic landmark of Air Itam’ and sells the setting: Penang Hill for exercise, Kek Lok Si, the Air Itam Dam, and the morning markets and hawker stalls of the old town.
The honest caveat is about paperwork, not bricks. The certificate of completion is dated 10 May 2019, about thirteen months after the delivery date that follows from the first agreement, and the register records no approved extension. The developer’s brochure, linked from the project page, does print ‘Land Tenure: Freehold’, ‘Type of Property: 4 Storey Link House’ and a specification sheet, but neither it nor the page gives the land area of each lot or the lift’s make. On a resale, the title search and a careful inspection fill those gaps.
Frequently asked questions
How many houses are there in UL Residence?
93. The government register records 93 four-storey townhouses, and the developer’s site plan numbers its lots from 1 to 93.
They stand in rows inside one gated compound entered from Jalan Sempadan, with the clubhouse and pool drawn at one end of the site.
Is UL Residence freehold or leasehold?
Freehold, according to the developer. The small print of the brochure on its project page reads ‘Land Tenure: Freehold’. The housing register does not record tenure, so that statement is the only published source.
Tenure is printed on the strata title of each house. Before you pay anything, have your solicitor run the title search — or ask me and I will get a copy of the title from the owner first.
How big are the houses, and how many bedrooms?
The developer’s Type A drawing prints floor areas that add up to about 4,047 sq ft, and Type B about 4,068 sq ft, each with a roof-top garden on top of that. Both have four bedrooms — two of them master suites with walk-in wardrobes — and five bathrooms. The brochure’s own round figure is ‘spacious 4,400 sq ft’, which is roughly the floor areas and the roof garden together.
The register records 341 sq m, about 3,670 sq ft, per unit. The difference is a reason to check the strata plan for the house you want, since corner and Type C lots differ again.
Can foreigners buy a house at UL Residence?
Not on the figures in the public record. The permit band tops out at RM2,230,000, and a non-citizen buying landed or landed-strata property on Penang Island must pay at least RM3,000,000 and obtain state consent.
If you hold a foreign passport and want a landed home on the island, tell me your budget. I will point you to estates whose prices clear the floor and walk you through consent, the state levy and the flat 8% stamp duty for non-citizens.
Is UL Residence completed?
Yes. The register shows it as completed, with the certificate of completion and compliance dated 10 May 2019.
That makes this a resale address. What is available depends on which owners are selling at the moment, so ask me for the current list instead of expecting a developer’s sales chart.
Which house type should I look for?
Types A and B are near-twins with the stair and lift on opposite sides; choose by position in the row, not by letter. The inner rows sit further from the perimeter driveway than the outer ones, and the corner lots have plan types of their own.
Bring the site plan to the viewing. Check how far the house is from the guard house and the clubhouse bridge, which direction the roof garden faces, and whether the previous owner has enclosed or altered the top floor.
What is the price, and how much are the monthly charges?
The only public price information is the government permit band from the original sale: RM1,830,000 to RM2,230,000. That is the band on the advertising permit, not the price of any unit. Resale prices are set by each owner, and I will not repeat figures from listing sites.
Monthly maintenance and sinking fund amounts are not published. Message me and I will send what is currently for sale together with the charges shown on the owner’s latest statement.
How does UL Residence compare with Ferringhi Hills?
Both are completed landed homes on Penang Island with four bedrooms, but the settings differ. Ferringhi Hills is 14 freehold three-storey superlink terraces in Batu Ferringhi, from 3,255 sq ft, certified complete in October 2024. UL Residence is 93 four-storey lift townhouses in the middle of Air Itam, finished in 2019.
Choose Ferringhi Hills for a small enclave by the north coast, and UL Residence if the children’s schools and your parents’ daily routine are in Air Itam or George Town.
Is it a practical home for three generations?
That is what the layout is for. The lift is drawn from the ground floor up through both bedroom floors, the bedrooms are split across two floors with a master suite on each, and the car porch is drawn for three cars. Air Itam Market is 1.2 km away and Island Hospital 3.4 km, both in a straight line.
As a rental it is a narrow market: a house of this size suits a large family or a company tenant, and there are few of either. I do not quote rental figures; buy it to live in first.
Ask which units are available now
Completed projects change hands unit by unit, and whatever the developer still holds moves too. Tell me your budget and whether you’re buying to live in or to let — I’ll send back the units that actually fit.
Completed project — what is for sale changes unit by unit, so ask before you plan a viewing
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 2026-10-05 · Last verified 2026-10-07 against Oriental Max Group’s project page, brochure and drawings, 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.
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Developer: Oriental Max Group (7 developments on this site)
Where it is: Air Itam, 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).
13810-1 · URBAN LIVING RESIDENCE
Overall status: Siap Dengan CCC — completed
| Component | Bed / bath | Built-up | Units | Price on the permit | Complete |
|---|---|---|---|---|---|
| Rumah Bandar 4 storeys Siap Dengan CCC | — | 341 m² ≈ 3,670 sq ft | 93 | RM1,830,000.00 – RM2,230,000.00 | 100.00% |
Swipe the table sideways for the rest of the columns.
Read from teduh.kpkt.gov.my on 2026-10-08, project code 13810-1. 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.