Vivo Executive Apartment @ Batu Kawan, Penang
Three towers and 1,530 freehold apartments that you can walk into today: the certificate of completion is dated 27 November 2024 and keys followed in January 2025. Layouts are 730 sq ft with a study or 830 sq ft with three bedrooms. The permit band spans the mainland’s RM500,000 floor for foreign individuals, so each unit is judged on its own agreement price.
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Vivo Executive Apartment @ Batu Kawan, 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
- Vivo Executive ApartmentFiled on the register simply as ‘Vivo’ · licence held by Aspen Vision City Sdn Bhd
- Where it is
- Jalan Tun Abdullah Ahmad Badawi, Batu KawanInside Aspen Vision City, Seberang Perai Selatan · 174 m from the Versa towers now under construction
- Tenure
- FreeholdStated as ‘Land Title: Freehold’ on the developer’s microsite and ‘Kekal’ in its e-brochure
- Building
- 3 towers · 48 storeys on the registerCar park from the ground floor to Level 8, facilities deck on Level 9, according to the residents’ guide
- Units
- 1,530514 each in Towers A and B, 502 in Tower C · 14 retail shops at ground level
- Layouts
- 730 and 830 sq ftType A: two bedrooms plus study · Type B: three bedrooms · two bathrooms in both
- Facilities
- Ground floor and Level 9Co-working space, communal lounge with social kitchen, 50 m swimming pool, gym, half basketball court, 300 m jogging path
- Completion
- Completed · CCC 27 November 2024Vacant possession 7 January 2025 for two blocks and 23 January 2025 for Tower C, on the register
- Government permit
- 14588-3/12-2024/1736(R)-(S)Ran 4 Dec 2023 to 3 Dec 2024 — expired, and no newer permit is listed on the register
- Foreign buyers
- Decided unit by unitThe permit band runs below and above the mainland’s RM500,000 strata floor for foreign individuals; Bumiputera-quota units are closed to foreigners
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Curated hubs, each with its own guide — not auto-generated tag archives.
Vivo is finished — here are six points to weigh before you view it
Four work in its favour and two deserve a hard look. The sources are Aspen’s microsite, its e-brochure and residents’ guide, a 2020 report in the New Straits Times, and the government housing register.
A real building with a certificate, not a promise
The register records the certificate of completion and compliance for all three blocks on 27 November 2024 and vacant possession in January 2025. You can ride the lift, stand in the actual unit and look out of its windows before paying anything.
A third room at this size
The e-brochure lists Type A at 730 sq ft with two bedrooms and a study, and Type B at 830 sq ft with three bedrooms, both with two bathrooms. For a household that needs a child’s room or a work-from-home corner, that extra door matters more than a few more square feet of living room.
Shared space built for people who work odd hours
Aspen’s pitch for Vivo is ‘Start Your World’: a communal co-working space with desks, meeting corners and sofas, and a social kitchen fitted with appliances for hosting. The residents’ guide places both on the ground floor beside the library and the management office.
A full deck one lift ride up, and shops at the foot
Level 9 carries a 50 m swimming pool, a wading pool, gym, yoga room, half basketball court, a 300 m jogging path, an event lawn and an urban farming garden. Downstairs are 14 retail outlets; beyond the gate, IKEA Batu Kawan and Klippa are 908 m away and Columbia Asia Hospital 1.1 km, straight-line.
It took 69 months, and the last permit on record has lapsed
The register shows the delivery period extended, with approval, from 36 to 69 months. It also shows the most recent advertising permit ending on 3 December 2024 with no later one listed, while 375 homes are still recorded as not yet sold. Before buying a developer unit, ask me to confirm the current permit position in writing.
1,530 households share one address
Each tower has four passenger lifts and one service lift for about 500 homes, and the residents’ guide counts 2,791 residential parking bays. Homes on Levels 3 to 8 sit below the Level 9 deck, on the same levels as the car park. Visit at 8 am and 6 pm, and look at a low-floor unit in person before you choose one.
The whole development, decoded
Every number here is the developer’s own or the government register’s.
Pick your tower
Tower A
Tower A is where the developer still holds the most stock: on the register’s unit list 325 homes were recorded as sold and 189 as not yet sold when I read it. Homes start on Level 3 with six to a floor up to Level 8, then twelve to a floor from Level 9 to Level 48, except Level 29, which has ten.
Tower B
Tower B repeats Tower A’s stack — six homes a floor on Levels 3 to 8, twelve from Level 9 upward, ten on Level 29 — and reached vacant possession on the same day. It is further along in sales: 415 recorded as sold and 99 not yet sold on the day I read the list.
Tower C
Tower C has 502 homes because its six-to-a-floor section runs two levels higher, from Level 3 to Level 10; twelve-home floors begin at Level 11. The register dates its vacant possession 23 January 2025, sixteen days after the other two. 415 homes were recorded as sold and 87 as not yet sold.
Facilities, level by level
Names as numbered on the facilities plans in the developer’s e-brochure; the pool and jogging-path lengths come from its residents’ guide.
Work, meet and arrive
- Co-working space / library
- Communal lounge with social kitchen
- 14 retail shoplots
- Management & maintenance office
- Visitor lobby
- Mailbox room
- Residents’ drop-off point
- E-hailing pick-up area
- EV charging station
- Bicycle parking bay
- Tools room
- Recycling room
- Car wash bay
- Kindergarten
- Surau
- Security checkpoint with licence plate recognition
Facilities deck
- Swimming pool (50 m)
- Children’s wading pool
- Pool deck and cabana
- Sunken lounge
- Children’s play area
- Gym
- Yoga / aerobic room
- Sauna
- Half basketball court
- Jogging path (300 m)
- Outdoor fitness
- Event lawn
- Meditation deck
- Hang-out pavilion
- Urban farming
- BBQ lawn and pavilion with outdoor dining
- Open plaza
- Seating alcove
Where the project is now
All 2 Vivo Executive Apartment @ Batu Kawan, Penang floor plans
Two layouts, both with two bathrooms. The sizes, room counts and drawings below are from the developer’s e-brochure; the small key plans on each drawing show which positions in Towers A, B and C carry that type.
Type A — 730 sq ft
Get this floor plan
Type B — 830 sq ft
Get this floor planInside Vivo Executive Apartment @ Batu Kawan, Penang
Where Vivo Executive Apartment @ Batu Kawan, Penang sits
On Jalan Tun Abdullah Ahmad Badawi inside Aspen Vision City, Batu Kawan — the mainland landing of the Second Penang Bridge. Versa, the same licensee’s next pair of towers, is 174 m away and the township’s Central Park 762 m, both straight-line.
The pin uses the coordinates filed with the national housing register for project 14588-3, which agree with the developer’s own map. Distances are straight-line from that point.
- Versa (same licensee, under construction)174 mstraight-line
- Aspen Vision City Central Park762 mstraight-line
- Klippa Shopping Centre and IKEA Batu Kawan908 mstraight-line
- Columbia Asia Hospital Batu Kawan1.1 kmstraight-line
- Batu Kawan Industrial Park1.3 kmstraight-line
- Design Village Outlet Mall1.7 kmstraight-line
- Bandar Cassia toll plaza, Second Penang Bridge2.3 kmstraight-line
- SMK Batu Kawan4.8 kmstraight-line
- SJK(C) Keng Koon5.1 kmstraight-line
Project 14588-3 on the government register — 1,530 units, completed with CCC
The licensee is Aspen Vision City Sdn Bhd (14588). The register files the scheme under the single word ‘Vivo’ in Seberang Perai Selatan, as three 48-storey blocks, and marks the whole project ‘Siap dengan CCC’ — completed with its certificate.
| Project code | Registered name | Advertising permit | Permit expires | Units | Bed / bath | Status |
|---|---|---|---|---|---|---|
| 14588-3 | Vivo — flats / condominium, 48 storeys (514-unit block) | 14588-3/12-2024/1736(R)-(S) | 3 Dec 2024 (expired) | 514 | 2–3 / 2 | Completed · CCC 27 Nov 2024 · VP 7 Jan 2025 |
| 14588-3 | Vivo — flats / condominium, 48 storeys (514-unit block) | 14588-3/12-2024/1736(R)-(S) | 3 Dec 2024 (expired) | 514 | 2–3 / 2 | Completed · CCC 27 Nov 2024 · VP 7 Jan 2025 |
| 14588-3 | Vivo — flats / condominium, 48 storeys (502-unit block, Tower C) | 14588-3/12-2024/1736(R)-(S) | 3 Dec 2024 (expired) | 502 | 2–3 / 2 | Completed · CCC 27 Nov 2024 · VP 23 Jan 2025 |
| Total | 1,530 | Licensed developer: Aspen Vision City Sdn Bhd (14588) | ||||
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=14588-3
514 + 514 + 502 = 1,530, matching the 2020 contract report
The unit list is numbered by tower: 514 homes in Tower A, 514 in Tower B and 502 in Tower C. Floors start at Level 3 and end at Level 48, with six homes a floor in the lowest section, ten on Level 29 and twelve elsewhere. The New Straits Times gave the same total, 1,530, when it reported the building contract in January 2020. On the day I read the list, 1,155 homes were recorded as sold and 375 as not yet sold (189 in Tower A, 99 in Tower B, 87 in Tower C); 123 homes are flagged as Bumiputera quota.
A wide permit band, and what it means for foreign buyers
The three rows record RM283,000 to RM644,000, RM270,000 to RM604,900 and, for the 502-unit block, RM293,000 to RM750,000. That is the band on the advertising permit, not the price of any unit. A foreign individual buying strata property on the mainland needs an agreement price of at least RM500,000 (RM1,000,000 for a foreign company), so part of Vivo falls below the line and part above it. Eligibility is settled for each unit at its sale agreement price, and Bumiputera-quota units stay closed to foreigners.
Schedule H: 36 months became 69
Vivo was sold under Schedule H (strata) with an original delivery period of 36 months. The register records approved extensions totalling 33 months, giving 69. With the first agreement dated 16 December 2019, the original date was 16 December 2022 and the amended one 16 September 2025; vacant possession in January 2025 came inside the amended period.
Completed — and a permit date to confirm
All three rows show 100% built, the certificate of completion and compliance on 27 November 2024, and vacant possession on 7 January 2025 (two blocks) and 23 January 2025 (Tower C). The latest advertising permit on the register, 14588-3/12-2024/1736(R)-(S), ended on 3 December 2024 and no newer one is listed. I state that as I found it; if you are buying one of the unsold homes from the developer, I will ask for the current permit details.
About Aspen Group
Vivo’s licensee, Aspen Vision City Sdn Bhd, was described by the New Straits Times in January 2020 as a joint venture with IKEA Southeast Asia and part of Singapore-listed Aspen (Group) Holdings. The same report covered the award of Vivo’s main building works — 1,530 executive apartments, 14 shops, a car park podium and common facilities — to Kerjaya Prospek for RM365 million, on a 38-month programme starting 14 February 2020.
The developer’s own words for the project are ‘Start Your World’: executive apartments for people building a career or a business, with a co-working space and a social kitchen as the signature shared rooms. Its microsite sets Vivo inside the 247-acre Aspen Vision City and numbers the surroundings on a map — IKEA Batu Kawan, Klippa Shopping Centre, drive-through restaurants, the 25-acre Central Park, Columbia Asia Hospital and the Vervea shop offices.
Since handover, Aspen has published a residents’ handbook and a residents’ guide on the Vivo site, covering matters such as the four layers of access control, licence plate recognition at the entrance and fibre to each home. The next project on the same licence, Versa, stands 174 m away: 980 apartments in two blocks, about 70% built on the register.
An honest note on the schedule. A 38-month programme from February 2020 pointed to April 2023; the certificate of completion came in November 2024 and the register shows the contractual period stretched from 36 to 69 months. I will not speculate on the reasons. The building is finished, but if you are comparing Aspen’s unbuilt projects, this is the record to hold their dates against.
Frequently asked questions
How many units and towers does Vivo Executive Apartment have?
1,530 apartments in three towers: 514 in Tower A, 514 in Tower B and 502 in Tower C, according to the register’s unit list. There are also 14 retail shops at ground level.
The register describes each block as 48 storeys. Homes are numbered from Level 3 to Level 48, with the facilities deck on Level 9.
Is Vivo Executive Apartment freehold?
Yes. The developer’s microsite states ‘Land Title: Freehold’ and the e-brochure gives the tenure as ‘Kekal’.
As with any completed strata property, ask whether the individual strata title has been issued for the unit you want; your solicitor’s search will confirm the title details and any charge on it.
What unit sizes and layouts are available?
Two, per the e-brochure: Type A at 730 sq ft with two bedrooms plus a study room, and Type B at 830 sq ft with three bedrooms. Both have two bathrooms.
The brochure’s specification lists tiled floors in the living areas and bedrooms, three air-conditioner points and two water heaters per home. On the key plans printed with the drawings, Type B takes the four corner positions (01, 06, 07 and 12) of a twelve-home floor and Type A the eight between them.
Can foreigners buy a unit at Vivo?
It depends on the unit. Mainland Penang sets a RM500,000 minimum for a foreign individual buying strata property, and Vivo’s permit band runs from RM270,000 to RM750,000 — the band on the advertising permit, not the price of any unit. Homes whose agreement price is under the floor, and all Bumiputera-quota homes, are not open to foreigners.
Where a unit does qualify, the purchase needs state consent and a 3% state levy on approval, cannot be resold for three years, and attracts the flat 8% stamp duty that applies to non-citizens. Foreign companies face a RM1,000,000 floor, which is above the whole band.
Is Vivo completed? When were the keys handed over?
Yes. The register shows the certificate of completion and compliance issued on 27 November 2024, with vacant possession on 7 January 2025 for two blocks and 23 January 2025 for Tower C.
That was later than first planned: the delivery period was extended, with approval, from 36 to 69 months from the first agreement of 16 December 2019.
Which tower and which floor should I choose?
Start with what is available. On the register Tower A had 189 homes not yet sold, Tower B 99 and Tower C 87 when I read it, so Tower A gives the most floors and positions to pick from.
Then decide on height. Levels 3 to 8 (to Level 10 in Tower C) have only six homes a floor but sit below the Level 9 facilities deck, level with the car park; from there up it is twelve homes a floor. Walk a low unit and a high unit on the same visit before you commit.
What is the price, and how much are the monthly fees?
The only public figure I quote is the government permit band, RM270,000 to RM750,000 across the three blocks. That is the band on the advertising permit, not the price of any unit, and I do not repeat asking prices from portals.
The maintenance charge and sinking fund are not printed on the developer’s public pages. Message me for the developer’s current price list for unsold homes and the charges now being billed by the management.
How does Vivo compare with Savana @ Utropolis?
Both are completed freehold towers in Batu Kawan. Savana is a single 36-storey tower of 522 serviced apartments from 912 to 1,643 sq ft, certified complete in August 2025. Vivo is three towers and 1,530 homes of 730 and 830 sq ft, certified in November 2024.
In short: Vivo is the compact, high-density choice inside the IKEA township; Savana is the larger-format home in a smaller building beside the university campus. Open both pages and compare the floor areas against how many people will live in the unit.
What is daily life like, and is there rental demand?
Day to day you have 14 shops downstairs, Central Park 762 m away, IKEA and Klippa 908 m, Columbia Asia Hospital 1.1 km and Design Village Outlet Mall 1.7 km, all straight-line. The residents’ guide lists fibre to each home and a staffed management office on the ground floor.
Tenants in this pocket are mostly people working in Batu Kawan Industrial Park, 1.3 km away. I do not quote rents. With 1,530 homes in one development, expect competition among landlords — ask me what is genuinely letting before you buy to rent.
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 Aspen’s Vivo microsite, e-brochure and residents’ guide, the New Straits Times (January 2020), 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: Aspen Group (4 developments on this site)
Where it is: Batu Kawan, 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).
14588-3 · VIVO
Overall status: Siap Dengan CCC — completed
| Component | Bed / bath | Built-up | Units | Price on the permit | Complete |
|---|---|---|---|---|---|
| Rumah Pangsa/Kondo 48 storeys Siap Dengan CCC | 2, 3 / 2 | 0 – 68 m² | 514 | RM283,000.00 – RM644,000.00 | 100.00% |
| Rumah Pangsa/Kondo 48 storeys Siap Dengan CCC | 2, 3 / 2 | 0 – 68 m² | 514 | RM270,000.00 – RM604,900.00 | 100.00% |
| Rumah Pangsa/Kondo 48 storeys Siap Dengan CCC | 2, 3 / 2 | 0 – 68 m² | 502 | RM293,000.00 – RM750,000.00 | 100.00% |
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 14588-3. 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.