Versa @ Batu Kawan, Penang
Two towers, 980 freehold apartments, one compact plan: 703 sq ft with two bedrooms and two bathrooms, sold with or without a balcony. The register shows both blocks about 70% built. The permit band runs either side of the mainland’s RM500,000 floor for foreign individuals, so eligibility is settled unit by unit.
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Versa @ 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
- VersaFiled on the register as Pangsapuri Versa (Blok A & B) · licence held by Aspen Vision City Sdn Bhd
- Where it is
- Aspen Vision City, Batu KawanSeberang Perai Selatan, on the mainland side of the Second Penang Bridge · 174 m from the completed Vivo towers
- Tenure
- FreeholdPrinted as ‘Kekal’ on the advertisement the developer filed with the register
- Building
- 2 towers · homes on Levels 5 to 3531 residential storeys in each tower, above a car-park podium that runs from the ground floor to Level 4
- Units
- 980490 in each tower · 16 homes on a typical floor, 14 on Level 5 and 12 on Level 35
- Layouts
- 703 sq ft · 2 bed 2 bathType A with balcony, Type B without · the filed advertisement gives a range of 65.31 to 80.64 sqm
- Facilities
- Ground floor, Level 5 deck, Level 35Leisure pool, gym, sports court, skating rink and putting green on Level 5; a sky garden viewpoint on Level 35
- Completion
- Latest delivery 6 July 2027 under the first agreementThe filed advertisement prints September 2028 as the expected completion — ask me which date applies to your unit
- Government permit
- 14588-4/05-2027/0395(R)-(S)Valid 30 May 2026 to 29 May 2027
- Foreign buyers
- Decided unit by unitThe permit band straddles 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.
Six things to know about Versa before you ask for a unit list
Four are reasons a Batu Kawan buyer would put it on the shortlist; two are questions to clear up first. Everything here comes from Aspen’s own microsite, the advertisement it filed with the housing register, or the register itself.
Freehold land in a mainland township
The advertisement filed with the housing register prints the tenure as ‘Kekal’ — freehold. For a buyer who plans to hold for decades or hand the home to the next generation, a title with no lease running down is one of the plainer reasons Aspen Vision City gets shortlisted.
IKEA, the hospital and the park are a short walk, not a drive
Measured from the project pin, Klippa Shopping Centre and IKEA Batu Kawan are 734 m away, Aspen Vision City’s Central Park 609 m, Columbia Asia Hospital 996 m and the UOW Malaysia KDU campus 1.1 km. These are things that already exist and are open, not items on a future phase plan.
Sized for the Batu Kawan working week
Batu Kawan Industrial Park is 1.2 km away in a straight line. A 703 sq ft two-bedroom home is the size an engineer, a young couple or two housemates actually use, and with two bathrooms the housemates do not have to share one.
Both towers are well out of the ground
The register’s latest return has Block A at 70.71% and Block B at 68.88%, both ‘lancar’ (on track). You can stand on the road and count floors; you are not buying from a model.
Two different completion dates are in circulation
The register shows the delivery period extended, with approval, from 36 to 48 months, which makes 6 July 2027 the latest date under the first agreement. The advertisement filed in April 2026 prints September 2028 as the expected completion. I will not guess which one will hold — ask me to get the developer’s answer for your tower in writing.
One plan size on the microsite, a wider range on the filing
Aspen’s microsite draws Type A and Type B at 703 sq ft each. The filed advertisement states 65.31 to 80.64 sqm, which is roughly 703 to 868 sq ft. The developer has not published which units are larger, the car park bays allotted to each home, or the monthly charges. Check the area stated in your own sale agreement.
The whole development, decoded
Every number here is the developer’s own or the government register’s.
Pick your tower
Tower A
The developer’s key plan labels the outer face of Tower A ‘Penang Second Bridge / Batu Kawan Industrial Park View’; the inner row looks across the Level 5 facilities deck towards Tower B. On the register this block is 70.71% built, and on the day I read the unit list 448 of its 490 homes were recorded as sold and 42 as not yet sold — so what remains here is a short list.
Tower B
Tower B is the block whose outer face the key plan labels ‘Central Park View’ — the 25-acre park at the heart of Aspen Vision City is 609 m away in a straight line. The register puts it at 68.88% built, a little behind Tower A, and it is where the choice is: 230 homes recorded as sold and 260 not yet sold when I read the list.
Facilities, level by level
As listed on Aspen’s Versa microsite. The filed advertisement adds four lifts to each tower.
Arrival and services
- Drop-off point
- Lift lobbies
- Mailbox rooms
- Guardhouse
- E-hailing pick-up
- EV charging
- Bicycle lane
- Parking bays
- Commercial units
- Kindergarten
- Surau
- Washrooms
- Waste collection
Facilities deck
- Leisure pool
- Kids’ pool
- Gym
- Outdoor gym
- Sports court
- Skating rink
- Putting green
- Kids’ playground
- Yoga & aerobics room
- Games room
- Sauna
- Multipurpose hall
- Reading lounge
- BBQ garden
- Reflexology garden
- Management office
Sky garden
- Scenic viewpoint
Where the project is now
All 2 Versa @ Batu Kawan, Penang floor plans
Two letters, one footprint. Both official drawings show 703 sq ft with two bedrooms and two bathrooms; Type A adds a balcony off the living room and Type B does without one. The key plan beside each drawing shows where each type sits on the floor.
Type A — 703 sq ft
Get this floor plan
Type B — 703 sq ft
Get this floor planInside Versa @ Batu Kawan, Penang
Where Versa @ Batu Kawan, Penang sits
Inside Aspen Vision City in Bandar Cassia, Batu Kawan — Seberang Perai Selatan, on the mainland end of the Second Penang Bridge. The completed Vivo towers are 174 m away and IKEA Batu Kawan 734 m, both straight-line.
Pinned to the coordinates filed with the national housing register for project 14588-4. Distances are straight-line from that point.
- Vivo Executive Apartment (same licensee, completed)174 mstraight-line
- Aspen Vision City Central Park609 mstraight-line
- Klippa Shopping Centre and IKEA Batu Kawan734 mstraight-line
- Columbia Asia Hospital Batu Kawan996 mstraight-line
- UOW Malaysia KDU Penang University College, Batu Kawan campus1.1 kmstraight-line
- Batu Kawan Industrial Park1.2 kmstraight-line
- Bandar Cassia toll plaza, Second Penang Bridge2.1 kmstraight-line
- SJK(C) Keng Koon5.0 kmstraight-line
- Penang International Airport19.1 kmstraight-line
On the government register it is project 14588-4 — 980 units, about 70% built
The housing developer’s licence is held by Aspen Vision City Sdn Bhd (14588). The register files this scheme as ‘Pangsapuri Versa (Blok A & B)’ in Seberang Perai Selatan, with one row for each block.
| Project code | Registered name | Advertising permit | Permit expires | Units | Bed / bath | Status |
|---|---|---|---|---|---|---|
| 14588-4 | Pangsapuri Versa — Blok A, flats / condominium, 31 storeys | 14588-4/05-2027/0395(R)-(S) | 29 May 2027 | 490 | 2–3 / 2 | 70.71% built · on track |
| 14588-4 | Pangsapuri Versa — Blok B, flats / condominium, 31 storeys | 14588-4/05-2027/0395(R)-(S) | 29 May 2027 | 490 | 2 / 2 | 68.88% built · on track |
| Total | 980 | 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=14588-4
980 on the register, 980 on the developer’s advertisement
Each block is filed as 490 flats / condominium units over 31 storeys. The unit list runs from Level 5 to Level 35 in both: 14 homes on Level 5, 16 on each of the 29 floors from Level 6 to Level 33A, and 12 on Level 35, which adds up to 490. On the day I read it, Block A showed 448 sold and 42 not yet sold; Block B showed 230 sold and 260 not yet sold. The list also flags 115 homes across the two blocks as Bumiputera quota.
What the permit band means against the RM500,000 floor
The permit records RM492,000 to RM631,400 for Block A and RM499,000 to RM635,900 for Block B. That is the band on the advertising permit, not the price of any unit. On the mainland a foreign individual needs a strata price of at least RM500,000 (RM1,000,000 for a foreign company), so the band sits on both sides of the line: a home is open to a foreign individual only if its sale agreement price is at or above RM500,000 and it is not a Bumiputera-quota unit. State consent, the 3% state levy and the three-year resale restriction then apply.
Schedule H, 36 months extended to 48
The agreement is Schedule H (strata). The original delivery period was 36 months; the register records an approved extension of 12 months, making 48. With the first agreement dated 6 July 2023, the original date was 6 July 2026 and the amended one is 6 July 2027. Ask which period is written into the agreement you would sign today — yours is counted from your own signing date.
About 70% built, with the certificate still to come
The latest 7(f) return reports Block A at 70.71% and Block B at 68.88%, status ‘lancar’ (on track). No certificate of completion and compliance or vacant possession date is recorded yet. The advertisement filed with the permit renewal prints September 2028 as the expected completion date, which is later than the amended delivery date above; I can only report both and ask the developer on your behalf.
About Aspen Group
Versa is built by Aspen Vision City Sdn Bhd, the company that holds the licence for the whole Aspen Vision City township and whose head office is Aspen House on Jalan Macalister in George Town. On its own project sites Aspen describes the township as a 247-acre freehold city developed in a joint venture between Aspen and IKANO Retail — the IKEA mark sits beside Aspen’s on those sites — with a 25-acre Central Park in the middle.
The nearest proof of what this licensee delivers stands 174 m away. Vivo — three blocks and 1,530 apartments on the register — is filed as completed, with its certificate of completion and compliance dated 27 November 2024. Versa is the smaller sibling on the neighbouring plot: two blocks, 980 apartments, one compact layout.
Aspen pitches Versa as ‘a versatile living concept’ for living, investing or retiring, and lists four highlights: IKEA and Klippa Shopping Centre, a full facilities deck, a sea or Central Park outlook, and drive-through restaurants under a kilometre away. The filed advertisement also notes that the land is charged to Maybank Islamic Berhad — ordinary project financing that your solicitor clears through the redemption statement at signing.
One honest caveat on timing. Vivo’s delivery period was extended, with approval, from 36 to 69 months before it was handed over, and Versa already carries a 12-month extension. Aspen has finished the towers it started here, but not on the first schedule. Read the delivery and late-delivery clauses of the agreement rather than the date on a brochure.
Frequently asked questions
How many units does Versa have?
980 apartments in two towers, 490 in each. The developer’s filed advertisement and the government register agree on the total.
Homes run from Level 5 to Level 35. A typical floor has 16 homes; Level 5, which shares its level with the facilities deck, has 14, and Level 35, where the sky garden is, has 12.
Is Versa freehold?
Yes, according to the developer: the advertisement filed with the housing register states the tenure as ‘Kekal’, meaning freehold.
The same advertisement records a charge over the land in favour of Maybank Islamic Berhad as project financing. Your solicitor’s title search at signing is the final word on both.
What sizes and layouts are there at Versa?
The microsite publishes two drawings, Type A and Type B, each 703 sq ft (about 65 sqm) with two bedrooms and two bathrooms. Type A has a balcony; Type B does not, and gains living-room depth instead.
The filed advertisement gives the range as 65.31 to 80.64 sqm, so some homes may be larger than the two published drawings. I can ask the developer which units those are and send you the drawing for the exact unit.
Can foreigners buy at Versa?
Some units, not all. On the Penang mainland a foreign individual may buy strata property priced at RM500,000 or more, and the permit band here runs from RM492,000 to RM635,900 — the band on the advertising permit, not the price of any unit. Eligibility is therefore decided unit by unit at the agreement price, and Bumiputera-quota units are closed to foreigners.
If a unit qualifies, state consent is required, a 3% state levy is payable on approval, resale is allowed only after three years, and non-citizens pay a flat 8% stamp duty on residential property. A foreign company faces a RM1,000,000 floor, which the whole band is below.
When will Versa be completed?
Two dates are on record. The register gives 6 July 2027 as the latest delivery date under the first sale and purchase agreement, after an approved 12-month extension. The advertisement filed in April 2026 prints September 2028 as the expected completion.
In October 2026 the register shows Block A at 70.71% and Block B at 68.88% built, both on track. Tell me which tower you are looking at and I will ask the developer for the handover date in writing.
Tower A or Tower B — which should I pick?
Choose by outlook and by what is left. The developer’s key plan labels the outer face of Tower B as the Central Park view and the outer face of Tower A as the Second Penang Bridge and industrial park view; the inner rows of both towers look across the facilities deck at each other.
On the register Tower A had 42 homes not yet sold and Tower B 260 when I read it, so Tower B is where you still have a real choice of floor and type. If you want a balcony, ask for Type A; if you would rather have the floor area indoors, Type B.
What is the price, and what are the monthly charges?
The only public price information I will quote is the government permit band: RM492,000 to RM631,400 for Block A and RM499,000 to RM635,900 for Block B. That is the band on the advertising permit, not the price of any unit. I do not repeat portal figures.
Aspen has not published the maintenance charge, the sinking fund or the car park allocation for each unit; the filed advertisement says only one or two bays. Message me and I will send the current price list and the charges in writing.
How does Versa compare with Vivo next door?
Same licensee, 174 m apart. Vivo is finished: three blocks and 1,530 apartments on the register, certified complete in November 2024, with layouts of 730 and 830 sq ft according to its brochure. Versa is two blocks and 980 apartments, still under construction, with 703 sq ft two-bedroom plans.
If you need keys now or want a third room, look at Vivo. If you are comfortable waiting and prefer a smaller community with a new facilities deck, Versa is the one to study.
Is Versa practical for daily life, or for renting out?
For daily life: Central Park is 609 m away, Klippa and IKEA 734 m, Columbia Asia Hospital 996 m and the UOW Malaysia KDU campus 1.1 km, all straight-line. The ground floor is planned with a kindergarten, a surau and commercial units. For Chinese primary schooling, SJK(C) Keng Koon is 5.0 km away, so plan on driving.
For renting: the natural tenants are people working in Batu Kawan Industrial Park, 1.2 km away, and students and staff of the campus. I do not quote rental figures. Bear in mind that Vivo next door has just added 1,530 homes to the same tenant pool, so judge demand on what is actually let there today.
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 2026-10-05 · Last verified 2026-10-05 against Aspen’s Versa microsite, the developer’s advertisement filed with the housing register, 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).
14588-4 · PANGSAPURI VERSA (BLOK A & B)
Overall status: Lancar — on schedule
| Component | Bed / bath | Built-up | Units | Price on the permit | Complete |
|---|---|---|---|---|---|
| Rumah Pangsa/Kondo 31 storeys Lancar | 2, 3 / 2 | — | 490 | RM492,000.00 – RM631,400.00 | 70.71% |
| Rumah Pangsa/Kondo 31 storeys Lancar | 2 / 2 | — | 490 | RM499,000.00 – RM635,900.00 | 68.88% |
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 14588-4. 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.