Farlim, Air Itam · Completed 2013 · Subsale
All Seasons Park
Four freehold towers of 30–31 storeys by Belleview Group on Lebuhraya Thean Teik, with 808 homes of mostly 3 and 4 bedrooms, a long infinity lap pool and the Air Itam bus hub and Penang Hill lower station close by.
Replies on WhatsApp from Jason himself · No obligation
Answer block
All Seasons Park 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
All Seasons Park
By Belleview Group; EdgeProp names Belleview Property Services Sdn Bhd
Address
Lebuhraya Thean Teik
Bandar Baru Air Itam, 11500 Penang
Tenure
Freehold
Completion
2013
PropertyGuru and iProperty
Towers
4 × 30–31 storeys
Named after the four seasons
Units
808
7 to 8 units a floor
Layouts
From 856 sq ft
7 apartment layouts of 856–1,323 sq ft and 5 penthouses, some duplex, averaging about 2,300 sq ft; StarProperty gives 850–2,000 sq ft
Foreign buyers
Generally not eligible
Asking prices are below the RM1 million island minimum
Why this address
Four things buyers weigh at All Seasons Park
A freehold family condo in an established suburb. Here is the case, and the catch.
Schools within walking range
StarProperty lists SMK Air Itam, SK Seri Indah and SJK (C) Chiao Nan within about 600 metres.
Bus hub and Penang Hill nearby
The Air Itam Rapid Penang bus hub and the Penang Hill lower station are both close, with Sunshine Farlim for daily shopping.
Resort-style grounds
The developer describes an infinity lap pool along a 330-metre deck, a gym and function room in glass pavilions, and gardens themed on the four seasons.
What to weigh: a busy road
StarProperty notes the area is busy and that the towers sit beside the highway, so road noise can matter on lower floors and on the road-facing side.
The development
All Seasons Park, decoded
Four towers of 30 or 31 storeys on about 12.5 acres of freehold land, with 7 to 8 units on each floor (StarProperty, EdgeProp).
Facilities
As listed by Belleview Group, PropertyGuru and iProperty.
Water
Pools
- Infinity lap pool
- 50 m swimming pool
- Bubble pool
- Wading pool
- Timber pool deck
Active
Fitness
- Gymnasium
- Sauna
- Recreation park
Residents
Shared spaces
- Multi-purpose hall
- Children’s playground
- BBQ pavilion
- Meditation lawn
- Viewing deck
Security
Access
- 24-hour security
- Two-tier electronic card access
- CCTV
Where the project is now
Layouts
All 6 All Seasons Park layouts
6 layout types, from 856 to 2,300 sq ft. Sizes from the developer’s published plans, checked October 2026. Other layouts may exist; ask for the full list. Tap any layout and the drawing comes to your WhatsApp.
3 bedrooms (smallest apartment) — 856 sq ft
3 bed · 856 sq ft
Get this floor planAsk price & availability →3 bedrooms — 887 sq ft
3 bed · 887 sq ft · apartment layout
Get this floor planAsk price & availability →3+1 bedrooms — 1,235 sq ft
3 bed · 1,235 sq ft · 3+1 bed apartment layout
Get this floor planAsk price & availability →4 bedrooms — 1,285 sq ft
4 bed · 1,285 sq ft · apartment layout
Get this floor planAsk price & availability →Penthouse (single level and duplex) — 2,300 sq ft
2,300 sq ft · 5 penthouse layouts · single-level and duplex
Get this floor planAsk price & availability →Price and rent by layout
What each layout is asking at All Seasons Park
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 |
|---|---|---|---|---|
| 3 bedrooms (smallest apartment) | 856 sq ft | RM450,000–495,000 | RM1,500–1,800/mo | 12 |
| 3 bedrooms | 887 sq ft | RM485,000–488,000 | RM1,300–1,400/mo | 5 |
| 3+1 bedrooms | 1,235 sq ft | RM660,000–725,000 | RM2,300/mo | 10 |
| 4 bedrooms | 1,285 sq ft | RM700,000 | RM2,050–2,800/mo | 5 |
| Largest apartment layout | 1,323 sq ft | RM699,000 | – | 2 |
| – | about 1,000–1,100 sq ft | RM500,000–600,000 | RM2,200/mo | 4 |
| – | about 1,100–1,200 sq ft | – | RM1,700–2,000/mo | 2 |
Gallery
All Seasons Park in pictures
Images from the developer’s marketing material unless stated. Ask for the full set on WhatsApp.
Location & connectivity
Where All Seasons Park sits
Lebuhraya Thean Teik, Bandar Baru Air Itam, 11500 Air Itam, Penang.
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 |
|---|---|---|
| Transacted price 3 bedrooms, Feb 2016–Mar 2017 | RM470,000–670,000 · RM487–589 psf (10 sales) | PropertyGuru building page, viewed Oct 2026 |
| Asking price for sale | RM450,000–725,000 · about RM486–587 psf | PropertyGuru listings, Oct 2026 |
| Asking rent whole units | About RM1,300–2,800 a month, most RM1,500–2,300 | PropertyGuru listings, Sep–Oct 2026 |
The transacted row is the latest sale record we could read, from 2016–2017; PropertyGuru reports only four sales in the past 12 months but shows no figures for them. The sale and rent rows are asking prices seen in October 2026, not transactions.
Track record
About Belleview Group
Belleview Group is a Penang developer with offices at Burmah House, Jalan Burmah. EdgeProp names the developing company as Belleview Property Services Sdn Bhd.
Its other Penang projects include GEM Residences in Prai and the All Seasons Place commercial project.
Around the building
What is near All Seasons Park
The closest places on the map, measured in a straight line from the building. Driving distances are longer.
🚉 Getting around
- Lower Station~2.1 km
- Middle Station~2.9 km
- Claremont Station~3.2 km
🛍️ Malls
- Sunshine Mall~500 m
- The Gallery Kompleks Seri Damai~1.9 km
- Sri Wonder Complex~3.1 km
🎓 Schools
- Sekolah Kebangsaan Seri Indah~300 m
- SMK Air Itam~400 m
- Sekolah Jenis Kebangsaan (Cina) Sin Kang~500 m
- Sekolah Kebangsaan Ayer Itam~600 m
🏛️ Colleges and universities
- Kolej Vokasional Batu Lanchang~1.0 km
- Haji Zainul Abidin Sixth Form College~1.6 km
- Lam Wah Ee Nursing College~1.7 km
🏥 Hospitals
- L Dental Clinic~900 m
- Klinik Pergigian L~1.1 km
- Optimax Eye Specialist Hospital~1.5 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 856 to 2,300 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.
- ⚠️ More than ten years old. Ask for the last AGM minutes and how much maintenance owners still owe; arrears show up as poor upkeep later.
- ⚠️ 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 RM670,000, 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 | RM670,000 | RM670,000 |
| Down payment | RM67,000 | RM201,000 |
| Loan amount | RM603,000 | RM469,000 |
| Stamp duty on transfer (MOT) | RM14,100 | RM53,600 |
| Stamp duty on loan (0.5%) | RM3,015 | RM2,345 |
| Lawyer, sale agreement (incl. 8% SST) | RM8,586 | RM8,586 |
| Lawyer, loan agreement (incl. 8% SST) | RM7,862 | RM6,332 |
| Cash needed before keys | RM100,563 | RM271,863 |
| 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 and what sizes?
808 units in four towers. The developer lists seven apartment layouts of 856–1,323 sq ft with 3 or 4 bedrooms, and five penthouses, some duplex, averaging about 2,300 sq ft.
Is All Seasons Park freehold?
Yes. The developer and portal records give freehold tenure.
Can a foreigner buy here?
On Penang Island a foreigner can generally buy a strata home only at RM1 million or more, with state consent from the Penang Land and Mines Office. The state levy is 3% of the price (1.5% for island strata homes from RM1 million to RM1.5 million), a foreign owner may resell only after three years from the SPA date, and stamp duty on the transfer of a home is a flat 8% from 1 January 2026. Asking prices here run up to about RM725,000, so units are generally not open to foreign buyers.
How much does it rent for?
Whole units are listed at about RM1,300 to RM2,800 a month, most between RM1,500 and RM2,300 (PropertyGuru, September–October 2026).
Berapa harga All Seasons Park?
Harga tawaran semasa sekitar RM450,000 hingga RM725,000, kira-kira RM486 hingga RM587 sekaki persegi (PropertyGuru, Oktober 2026). Hartanah ini pegangan bebas dan siap pada 2013.
All Seasons Park 价格多少？租金多少？
目前挂牌价约RM45万至RM72.5万，约每平方尺RM486至RM587；整间月租约RM1,300至RM2,800（PropertyGuru，2026年10月）。永久地契，2013年完工。
Which schools are near All Seasons Park?
On map data, the nearest schools are Sekolah Kebangsaan Seri Indah (~300 m), SMK Air Itam (~400 m), Sekolah Jenis Kebangsaan (Cina) Sin Kang (~500 m). Distances are straight-line from the building.
Is there a train or bus station near All Seasons Park?
The nearest stations on map data are Lower Station (~2.1 km), Middle Station (~2.9 km), Claremont Station (~3.2 km).
What is the nearest hospital and mall to All Seasons Park?
The nearest hospital on map data is L Dental Clinic (~900 m), and the nearest mall is Sunshine Mall (~500 m).
How much cash do I need to buy at All Seasons Park?
For a unit at RM670,000,, a Malaysian buyer with a 90% loan needs about RM6,332 before getting the keys, covering the down payment, stamp duty and legal fees. A foreign buyer with a 70% loan needs about RM100,563, 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 · Tanjung Bungah
Alila2
Freehold, 270 large units on 9.8 hillside acres, completed 2018. Recorded median about RM1,184 psf.
View project →Penang · Bandar Cassia, Simpang Ampat
Anggun Residences
496 homes in one 35-storey tower in Bandar Cassia by Design Village. Asking RM518k–580k; rents about RM1,650–2,350 (Oct 2026).
View project →Penang · Gelugor
Arte S
Freehold serviced apartments near USM, completed 2018. Listed from about RM480,000.
View project →Get the current price list and units available at All Seasons Park
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.