Aspen Vision City, Batu Kawan · Completed 2023 · Subsale
Vivo Executive Apartment
Three freehold towers of 1,530 compact family flats in Aspen Vision City, with 2+1- and 3-bedroom homes of 730–830 sq ft, IKEA Batu Kawan next door and the Second Penang Bridge less than 0.5 km away.
Replies on WhatsApp from Jason himself · No obligation
Answer block
Vivo Executive Apartment at a glance
Every figure here comes from the developer, the government housing register or the property records named at the foot of the page. Where sources disagree, the range is shown. Where nobody has published a number, it is not on this page.
Development
Vivo Executive Apartment
By Aspen Vision City Sdn Bhd, a joint venture of Aspen Group and Ikano Retail
Address
Persiaran Cassia Barat 8
Aspen Vision City, Batu Kawan (PropertyGuru)
Tenure
Freehold
Part of the 247-acre freehold Aspen Vision City
Completion
December 2023
PropertyGuru; the developer’s brochure says the Certificate of Completion and Compliance has been issued
Towers
3 (A, B and C)
46 storeys each (developer brochure); PropertyGuru gives 12 units a floor
Units
1,530
Developer brochure: Tower A 514, Tower B 514, Tower C 502
Layouts
730 and 830 sq ft
2+1 bedrooms with 1 bathroom, or 3 bedrooms with 2 bathrooms (developer brochure; PropertyGuru shows 2 bathrooms for Type A)
Foreign buyers
Generally not eligible
Asking prices sit mostly below the RM500,000 Seberang Perai strata minimum
Why this address
Four things buyers weigh at Vivo Executive Apartment
An entry-price freehold flat at the mainland end of the Second Bridge. Here is the case, and the catch.
At the foot of the Second Bridge
The developer puts the Second Penang Bridge less than 0.5 km away, with Penang International Airport about 30 km by road.
IKEA and Klippa next door
The towers sit beside IKEA Batu Kawan and the Klippa shopping centre, with the 25-acre Central Park and Columbia Asia Hospital Batu Kawan in the same township.
Facilities on Level 9
The resident guide lists a pool, children’s play area, gym, yoga room, basketball court, jogging path and urban farming plots on Level 9, plus a co-working space, social kitchen and kindergarten at ground level.
What to weigh: a lot of identical stock
With 1,530 units in just two layouts, many owners compete for the same buyers and tenants. Mudah showed 117 sale listings in October 2026, so price against the cheapest comparable unit, not the best.
The development
Vivo Executive Apartment, decoded
Three towers in an L-shaped layout, with car parks from the ground floor to Level 8 and facilities on Level 9. The developer’s brochure gives 46 storeys a tower: 514 units each in Towers A and B and 502 in Tower C.
Facilities
As listed in the developer’s brochure and resident guide.
Water
Pool deck
- Swimming pool
- Children’s play area
- Meditation deck
Active
Sports and fitness
- Gym
- Yoga and aerobics room
- Basketball court
- Jogging path
Residents
Shared spaces
- Co-working space
- Social kitchen
- Library and communal lounge
- Urban farming plots
- BBQ area
- Kindergarten
- 14 ground-floor shops
Where the project is now
Layouts
All 2 Vivo Executive Apartment layouts
2 layout types, from 730 to 830 sq ft. Sizes from the developer’s published plans, checked October 2026. Tap any layout and the drawing comes to your WhatsApp.
Type A — 730 sq ft
2 bed 1 bath · 730 sq ft · 2 bedrooms + study
Get this floor planAsk price & availability →
Price and rent by layout
What each layout is asking at Vivo Executive Apartment
Asking prices and rents seen on PropertyGuru in October 2026, matched to each layout by size. Asking prices are not sale prices; compare them with the recorded transactions above.
| Layout | Size | Asking price | Asking rent | Listings |
|---|---|---|---|---|
| Type A | 730 sq ft | RM335,000–430,000 | RM1,500–1,800/mo | 15 |
| Type B | 830 sq ft | RM415,000–520,000 | RM1,400/mo | 8 |
Gallery
Vivo Executive Apartment in pictures
Images from the developer’s marketing material unless stated. Ask for the full set on WhatsApp.
Location & connectivity
Where Vivo Executive Apartment sits
Persiaran Cassia Barat 8, Aspen Vision City, Batu Kawan, Penang, beside IKEA Batu Kawan.
The recorded numbers
The price numbers
Recorded sales and asking prices are different things. Transacted figures come from deals recorded with the government valuation department; asking figures are what owners or the developer are listing at.
| Measure | Figure | Source and date |
|---|---|---|
| Asking price for sale, 730–830 sq ft | RM335,000–520,000 · about RM459–627 psf | PropertyGuru listings, Oct 2026 |
| Asking rent whole units | About RM1,400–2,200 a month; 3-bedroom units at the top | PropertyGuru listings, Oct 2026 |
Both rows are asking prices from listings seen in October 2026, not recorded sales. No transacted figures could be checked: Brickz blocked access and EdgeProp’s building page would not load. Ask Jason for recorded sales before you offer.
Track record
About Aspen Group
Vivo Executive Apartment was built by Aspen Vision City Sdn Bhd, a joint venture between Aspen Group and Ikano Retail.
Aspen lists Vivo as completed, alongside Vertu Resort, Vervea and Viluxe I in the same 247-acre township. Versa and Mezon are separate, newer projects.
Around the building
What is near Vivo Executive Apartment
The closest places on the map, measured in a straight line from the building. Driving distances are longer.
🚉 Getting around
None found nearby on the map
🛍️ Malls
- Klippa Shopping Centre~800 m
🎓 Schools
None found nearby on the map
🏛️ Colleges and universities
- KDU University Collage~1.1 km
- GiatMARA~5.5 km
🏥 Hospitals
- Columbia Asia Hospital~1.0 km
- Bakap River Hospital~7.2 km
Map data © OpenStreetMap contributors. Names as recorded on the map; check opening and enrolment details yourself.
Is it for you?
Which kind of buyer are you?
The same building suits different people for different reasons. Pick the line that sounds like you.
🏠 Living here yourself
Layouts here run from about 730 to 830 sq ft. Ask me which stacks get the better view and the least afternoon sun; that changes the price more than the floor.
💰 Buying to rent out
Compare the recorded rents in "The price numbers" above with the instalment on your loan. Smaller layouts usually rent faster; larger ones hold tenants longer.
👨👩👧 Family with children
Check the school and clinic distances in the location section, the number of car parks per unit and how busy the lifts are at 7.30 am.
✈️ Buying from overseas
Foreigners can only buy above the state minimum price and pay 8% stamp duty from 2026. Ask me which units here qualify before you shortlist.
Straight talk
What I will not hide from you
Every project has trade-offs. These are the ones I would want to know before paying a deposit.
- ⚠️ A newer project, so many owners are renting out at the same time. Expect competition for tenants for the first few years.
- ⚠️ Asking prices are not sale prices. Compare any offer with the recorded transacted price per sq ft above before you commit.
The real cost
What buying here costs in 2026
Worked example for a unit at RM520,000, around the typical asking price here. Your figures will differ with the price and the bank.
| Malaysian buyer (90% loan) | Foreign buyer (70% loan) | |
|---|---|---|
| Purchase price | RM520,000 | RM520,000 |
| Down payment | RM52,000 | RM156,000 |
| Loan amount | RM468,000 | RM364,000 |
| Stamp duty on transfer (MOT) | RM9,600 | RM41,600 |
| Stamp duty on loan (0.5%) | RM2,340 | RM1,820 |
| Lawyer, sale agreement (incl. 8% SST) | RM6,966 | RM6,966 |
| Lawyer, loan agreement (incl. 8% SST) | RM6,318 | RM4,914 |
| Cash needed before keys | RM77,224 | RM211,300 |
| State consent fee for foreigners | – | Set by each state; ask me for the figure |
Estimates only. Stamp duty: 1–4% tiers for Malaysians and PRs, 8% flat for foreigners from 1 Jan 2026. Legal fees follow the Solicitors’ Remuneration Order 2023. First-time Malaysian buyers of homes up to RM500,000 may get a stamp duty exemption until 2027. Valuation, disbursements and moving costs are not included.
Get these numbers for a real unitCalculate my exact costs →Straight answers
Frequently asked questions
How many units are there, and what sizes?
1,530 units in three towers. There are two layouts: Type A of 730 sq ft with 2 bedrooms, a study and 1 bathroom, and Type B of 830 sq ft with 3 bedrooms and 2 bathrooms, according to the developer’s brochure.
Is Vivo Executive Apartment freehold?
Yes. The whole of Aspen Vision City is freehold.
Can a foreigner buy at Vivo Executive Apartment?
Rarely. Batu Kawan is in Seberang Perai, where a foreigner may buy a strata home only at RM500,000 or more, with State Authority consent from PTG Pulau Pinang. Asking prices in October 2026 ran from RM335,000 to RM520,000, so only the dearest units reach the minimum. A foreign buyer also pays a 3% state levy, 8% stamp duty on homes from 1 January 2026, and must hold the unit for three years before resale.
What does a unit rent for?
Whole units were listed at about RM1,400 to RM2,200 a month on PropertyGuru in October 2026, with 3-bedroom units at the top of the range.
Berapa harga Vivo Executive Apartment?
Harga tawaran di PropertyGuru pada Oktober 2026 ialah sekitar RM335,000 hingga RM520,000 (RM459–627 sekaki persegi) untuk unit 730 hingga 830 kaki persegi. Sewa sebulan sekitar RM1,400 hingga RM2,200. Hartanah ini pegangan bebas dan siap pada 2023.
Vivo Executive Apartment 价格多少？租金多少？
根据PropertyGuru 2026年10月的挂牌，730至830平方尺单位售价约RM33.5万至RM52万（每平方尺约RM459至RM627），整间月租约RM1,400至RM2,200。永久地契，2023年完工。
Is there a train or bus station near Vivo Executive Apartment?
Map data shows no train or bus station within about 4 km, so most residents drive or use e-hailing.
What is the nearest hospital and mall to Vivo Executive Apartment?
The nearest hospital on map data is Columbia Asia Hospital (~1.0 km), and the nearest mall is Klippa Shopping Centre (~800 m).
How much cash do I need to buy at Vivo Executive Apartment?
For a unit at RM520,000,, a Malaysian buyer with a 90% loan needs about RM4,914 before getting the keys, covering the down payment, stamp duty and legal fees. A foreign buyer with a 70% loan needs about RM77,224, before the state consent fee. The full table is in "What buying here costs in 2026".
Compare
Worth putting beside this one
Same area first, then a similar budget. Chosen so you can compare the numbers yourself, not for which one pays the agent more.
Penang · Batu Kawan
Vertu Resort
Freehold, 1,282 family units in Aspen Vision City, completed 2020. Recorded median about RM512 psf.
View project →Penang · Tanjung Bungah
Alila2
Freehold, 270 large units on 9.8 hillside acres, completed 2018. Recorded median about RM1,184 psf.
View project →Penang · Farlim, Air Itam
All Seasons Park
Freehold, 808 units in four towers near the Air Itam bus hub, completed 2013. Asking about RM486–587 psf.
View project →Get the current price list and units available at Vivo Executive Apartment
Prices move and the better units go first. Tell me your budget and whether you are buying to live in or to rent out, and I will send back the units that fit, not a generic brochure.
Buying, selling or renting: one conversation, no obligation.
Jason Lim
10 years in Malaysian property · Johor Bahru & Kuala Lumpur · REN 84424 · IQI Realty Sdn. Bhd. E (1) 1584/6
I work with local families, investors and buyers from Singapore and overseas. If a project is not right for what you need, I will say so; that is usually worth more than the brochure.