Ayana Residence @ Butterworth, Penang
One low-density block of 96 freehold three-bedroom apartments, all 900 sq ft, 420 m from SJK(C) Aik Keow and 1.1 km from the Pantai Robina seafront — an own-stay home that is already 97.5% built.
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Ayana Residence @ Butterworth, 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
- Ayana ResidenceBy Stop Leak & Cleanz Sdn Bhd (Jayamas Property Group)
- Where it is
- Telok Air Tawar, ButterworthLorong Seri Tawar 2, 13050 Butterworth, Seberang Perai Utara — Penang mainland
- Tenure
- FreeholdResidential strata title, 0.8194 acres
- Building
- 1 block · 13 storeysCar park podium Levels G–3, homes on Levels 4–11, roof top
- Units
- 9612 per floor on eight residential floors
- Layouts
- 4 types, 1 sizeEvery unit 900 sq ft, three bedrooms and two bathrooms
- Facilities
- Level 3Children’s playground, community hall, 24-hour security
- Car parks
- 110 baysOne designated bay per unit, plus 5 visitor and 5 accessible bays
- Government permit
- 30084-1/02-2027/0339(R)-(S)Valid 23 Feb 2026 to 22 Feb 2027 · 97.5% built
- Foreign buyers
- Not eligiblePermit band sits wholly below the RM500,000 mainland floor for foreign individuals
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Six things about Ayana Residence worth knowing early
Four are reasons to shortlist it. Two are limits you should know before you do. All six come from the developer’s fact sheet, floor plans or the government register.
It is almost finished
The government register puts construction at 97.5% in the latest 7(f) return, with status ‘lancar’ (on track). You are not buying a promise on a hoarding — the building is standing, and a furnished show unit was photographed in April 2026.
Freehold, residential title
The developer’s fact sheet states freehold tenure and a residential strata title on 0.8194 acres. That means residential rates for assessment, water and electricity, and no lease clock to worry about at resale.
Every home is a real three-bedroom
All 96 units are 900 sq ft with three bedrooms and two bathrooms, plus a separate yard beside the kitchen. There are no studios or one-bedders in the mix, so neighbours are mostly families.
Only 96 homes in one block
Twelve units on each of eight residential floors, two lifts and one corridor. A small block means a short lift queue and a residents’ committee where people actually know each other.
Built for owners, not investors
The developer describes it as affordable housing meant for own stay, and says short-stay letting such as Airbnb is not allowed. If you want a rental play, this is the wrong building.
Foreigners cannot buy here
The permit band on the register tops out at RM357,500, below the RM500,000 floor for foreign individuals buying strata in Seberang Perai. Affordable-category units are also closed to foreigners under the state guideline.
The whole development, decoded
Every number here is the developer’s own or the government register’s.
Pick your side of the corridor
North side
Six homes a floor on the north side of the corridor: Unit 1 is the Type A corner beside the lifts, Units 2–5 are Type B, and Unit 6 is the Type C end unit by the far staircase. North-facing windows avoid direct afternoon sun.
South side
Six homes a floor on the south side: Unit 12 is the Type A corner beside the lifts, Units 8–11 are Type B, and Unit 7 is the Type D end unit by the far staircase. The two sides mirror each other in mix; only the end unit differs.
Facilities, level by level
Taken from the developer’s fact sheet and floor plans. The facilities list is short and honest: this is an affordable own-stay block, not a resort condominium.
Arrival · ground
- Guarded entrance, 24-hour security
- Lift lobby with feature lighting
- Two lifts: one passenger, one fire-fighting
Car park podium
- 110 bays in total
- One designated bay per unit
- 5 visitor bays
- 5 accessible (OKU) bays
Residents’ deck
- Children’s playground
- Community hall
Residential floors
- 12 homes per floor
- 1.35 m (4 ft 6 in) corridor
- 1.2 m corridor parapet
- Units 1–6 face north, Units 7–12 face south
Where the project is now
All 4 Ayana Residence @ Butterworth, Penang floor plans
Four drawn layouts, one size: every unit is 900 sq ft with three bedrooms and two bathrooms. The letter tells you where on the floor the unit sits and how the rooms are arranged, not how big it is.
Type A — 900 sq ft
Get this floor plan
Type B — 900 sq ft
Get this floor plan
Type C — 900 sq ft
Get this floor plan
Type D — 900 sq ft
Get this floor planInside Ayana Residence @ Butterworth, Penang
Where Ayana Residence @ Butterworth, Penang sits
Lorong Seri Tawar 2, Telok Air Tawar, in the north of Butterworth, Seberang Perai Utara — on the Penang mainland, inland from the Pantai Robina seafront and beside open paddy land to the east.
Pinned to the coordinates filed with the national housing register for project 30084-1, not to a nearby landmark. Distances are straight-line from that point.
- SJK(C) Aik Keow, Telok Air Tawar420 mstraight-line
- Eco Park, Pantai Robina1.1 kmstraight-line
- Lotus’s Bagan Ajam5.0 kmstraight-line
- SMJK Chung Ling Butterworth5.6 kmstraight-line
- North Butterworth Container Terminal8.5 kmstraight-line
- Sunway Carnival Mall, Seberang Jaya9.6 kmstraight-line
- Penang Sentral (ferry, KTM, buses)10.2 kmstraight-line
- Hospital Seberang Jaya10.2 kmstraight-line
- Penang Bridge toll plaza, Perai14.1 kmstraight-line
On the government register it is project 30084-1, ‘Pangsapuri Seri Tawar Permai’ — 96 units
The licence is held by Stop Leak & Cleanz Sdn Bhd (30084), a Jayamas Property Group company whose registered contact is at jayamasproperty.com. The register files Ayana Residence under its approved Malay name, Pangsapuri Seri Tawar Permai, as a single apartment component.
| Project code | Registered name | Advertising permit | Permit expires | Units | Bed / bath | Status |
|---|---|---|---|---|---|---|
| 30084-1 | Pangsapuri Seri Tawar Permai — apartment component (96 units) | 30084-1/02-2027/0339(R)-(S) | 22 Feb 2027 | 96 | 3 / 2 | 97.5% 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=30084-1
96 units, three bedrooms, two bathrooms — both sources agree
The register records 96 apartments with 3 bedrooms and 2 toilets, exactly the developer’s fact sheet: 16 Type A, 64 Type B, 8 Type C and 8 Type D. It lists 12 floors, which matches the developer’s Levels G to 11 once the roof top is left out. The filed coordinates sit 420 m from SJK(C) Aik Keow, consistent with the developer’s location map.
What the permit price band tells you — and what it doesn’t
The advertising permit records a band of RM225,000 to RM357,500. That is the band on the advertising permit, not the price of any unit — the developer may advertise within it. The top of the band is well short of the RM500,000 floor for a foreign individual buying strata in Seberang Perai, and the units are in the affordable category, so no unit here is open to a foreign buyer.
The delivery clock: 36 months, no extension
The sale and purchase agreement is Schedule H (strata), with the standard 36-month delivery period. The first SPA was signed on 3 October 2023, so vacant possession under that agreement falls due on 3 October 2026. The register shows no extension applied for or granted. Later buyers count 36 months from their own SPA date.
97.5% built, on track, not yet certified
The latest 7(f) return puts the building at 97.5% complete and ‘lancar’. The certificate of completion and compliance (CCC) and vacant possession columns are still empty, so the project stays in the new-launch category until they are filed.
About Jayamas Property Group
Jayamas Property Group is a Penang developer working in land development, condominiums, landed houses and commercial units. Its completed projects include Casa Residences and Casa Business Center, Dutamas Residence, Jernih Residence and Jernih Residence 2, The Bagan Suite and Ink Hotel Penang.
Ayana Residence is one of several ongoing Jayamas projects alongside Urban Rize, Tri Brighton, Aston Minka Residence, MARC Residences, Taman Nara and a three-storey terrace scheme in Air Itam. It is the group’s most clearly own-stay product: one size, three bedrooms, an affordable-housing concept.
The licensed developer is Stop Leak & Cleanz Sdn Bhd, a project company with this as its only registered project; its business address is at Pusat Perniagaan Casa Residensi, the Jayamas-built commercial centre in Seberang Perai Tengah. A single-project company is normal practice in Malaysia — the HDA account and the register protect buyers, not the company name.
One honest note: the developer’s own estimate for completion was the fourth quarter of 2026, and at 97.5% built in September 2026 the register backs that up. What remains is the CCC and handover — ask me for the latest handover schedule before you sign.
Frequently asked questions
How many units does Ayana Residence have, and how are they split?
96 apartments in a single block: 16 Type A, 64 Type B, 8 Type C and 8 Type D, spread twelve to a floor across Levels 4 to 11.
The government register records the same 96 units under the name Pangsapuri Seri Tawar Permai.
Is Ayana Residence freehold or leasehold?
Freehold. The developer’s fact sheet and its own Q&A both state freehold tenure on a residential strata title.
Residential title also means residential utility tariffs and assessment. Your solicitor’s title search remains the final word.
What size are the units at Ayana Residence?
All four layouts are 900 sq ft (about 84 sqm), each with three bedrooms, two bathrooms, a kitchen and a separate yard.
Type A is the L-shaped corner unit with a 12 m frontage; Types B, C and D are 9 m wide. Pick by position and layout, not by size.
Can foreigners or Singaporeans buy at Ayana Residence?
No. In Seberang Perai, Penang’s minimum price for a foreign individual buying strata property is RM500,000, and the permit band here tops out at RM357,500. The state guideline also closes affordable and low- and medium-cost housing to foreigners.
If you are a foreign buyer looking at Butterworth or the mainland, tell me your budget and I will point you to projects that clear the floor.
When will Ayana Residence be completed?
The register shows 97.5% built in September 2026. Under the first SPA, signed 3 October 2023, vacant possession is due on 3 October 2026 — 36 months under Schedule H, with no extension recorded.
The developer’s own estimate was the fourth quarter of 2026. The CCC has not yet been filed on the register.
Can I rent out an Ayana Residence unit on Airbnb?
No. The developer states it is an affordable-housing scheme meant for own stay, and that short-stay letting such as Airbnb is not permitted.
Buy here to live in — or for a family member to live in — rather than for yield.
Which unit type should I choose at Ayana Residence?
If you want the most light, Type A: the corner units (Unit 1 north, Unit 12 south) have windows on two sides. Type B is the standard mid-corridor home and the easiest to get. Type C (Unit 6, north) and Type D (Unit 7, south) sit at the end of the corridor beside the staircase.
Higher floors on Levels 4–11 are further above the car park podium and the road. Ask me which units are still open on the floor you want.
What is the price, and what are the monthly fees?
The only public price information is the government permit band: RM225,000 to RM357,500. That is the band on the advertising permit, not the price of any unit.
For the current price of a specific unit, what is still open, and the maintenance charge in writing, message me and I will send what is accurate today. I do not repeat figures from portals.
How does Ayana Residence compare with AndaBreeze Residences in Bandar Cassia?
They serve different buyers. AndaBreeze, 27.8 km south in Batu Kawan, is 1,406 serviced apartments in two towers of 53 and 46 storeys, with layouts from 636 to 1,302 sq ft and a full resort facility deck.
Ayana is 96 homes in one 13-storey block, every one a 900 sq ft three-bedroom on residential title, and nearly finished. Choose Ayana for a quiet family home in north Butterworth; AndaBreeze for a big-development lifestyle near Batu Kawan’s industrial parks.
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.
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Developer: Jayamas Property Group (6 developments on this site)
Where it is: Butterworth, 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).
30084-1 · PANGSAPURI SERI TAWAR PERMAI
Overall status: Sakit — classified as sick
| Component | Bed / bath | Built-up | Units | Price on the permit | Complete |
|---|---|---|---|---|---|
| Rumah Pangsa/Kondo 12 storeys Sakit | 3 / 2 | — | 96 | RM225,000.00 – RM357,500.00 | 97.50% |
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 30084-1. 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.