Bayan City, Bayan Baru · Completed 2014 · Subsale
Elit Heights
Three 22-storey freehold towers by SEAL Properties off Jalan Mayang Pasir, with 600 mainly 3-bedroom homes, an infinity pool, and Sunshine Square, Pantai Hospital and the Bayan Lepas factory belt nearby.
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Answer block
Elit Heights 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
Elit Heights
Also listed as Elit Heights @ Bayan City; by SEAL Properties Sdn Bhd
Address
Jalan Mayang Pasir 2
11900 Bayan Baru (iProperty also gives 11950)
Tenure
Freehold
On commercial title, per StarProperty and launch reports
Completion
2014
PropertyGuru and iProperty; launched March 2010
Towers
3 × 22 storeys
11 units a floor served by 3 lifts (StarProperty)
Units
600
Layouts
1,083–1,900 sq ft
Launch material gave 1,300–1,900 sq ft; listings show 1,083–1,736. Records differ
Foreign buyers
Mostly not eligible
Most asking prices are below the RM1 million island minimum
Why this address
Four things buyers weigh at Elit Heights
A large freehold flat close to the Bayan Lepas jobs. Here is the case, and the catch.
Near the jobs
Bayan Baru sits beside the Bayan Lepas industrial zone, and Jalan Tun Dr Awang gives a direct run to George Town and the airport.
Daily needs close by
Sunshine Square, Mayang Mall and the Bayan Baru market are in the area, with Pantai Hospital Penang nearby.
Generous floor areas
Launch material put most homes at 1,300 sq ft or more, with 4-bedroom units that include a maid’s room, and dry and wet kitchens.
What to weigh: commercial title
StarProperty notes the commercial title and higher-than-usual maintenance, quoted at RM0.18 per sq ft. Check quit rent, assessment and utility tariffs with the management office.
The development
Elit Heights, decoded
Three towers of 22 storeys, each floor with 11 units served by 3 lifts (StarProperty). The developer also built the Elit Avenue business park next door.
Facilities
As listed by SEAL Incorporated, StarProperty and PropertyGuru.
Water
Pools
- Infinity pool
- Children’s pool
- Zen and wellness ponds
Active
Fitness
- Gymnasium
- Sauna
- Indoor games room
Residents
Shared spaces
- Clubhouse and lounge
- Multi-purpose hall
- Linear and central park
- Children’s playground
Security
Access
- 24-hour security
- Smart-card access
- Basement and covered car park
Where the project is now
Layouts
All 4 Elit Heights layouts
4 layout types, from 1,083 to 1,736 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.
Price and rent by layout
What each layout is asking at Elit Heights
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 |
|---|---|---|---|---|
| 3BR Plan A | 1,083 sq ft | – | RM1,900–2,500/mo | 4 |
| 3BR Plan B | 1,123 sq ft | RM530,000 | RM1,900/mo | 2 |
| 3BR Plan C | 1,400 sq ft | RM620,000–700,000 | RM1,800–2,500/mo | 13 |
| 4BR | 1,736 sq ft | RM790,000–850,000 | – | 4 |
| – | about 900–1,000 sq ft | RM550,000 | – | 1 |
| – | about 1,000–1,100 sq ft | – | RM2,000/mo | 5 |
| – | about 1,400–1,500 sq ft | RM710,000 | – | 1 |
| – | about 1,500–1,600 sq ft | RM550,000–750,000 | RM2,200–2,500/mo | 8 |
| – | about 2,100–2,200 sq ft | RM800,000 | – | 1 |
| – | about 2,400–2,500 sq ft | RM1.02m | – | 1 |
Location & connectivity
Where Elit Heights sits
Jalan Mayang Pasir 2, Bayan Baru, 11900 Bayan Lepas, 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 |
|---|---|---|
| Asking price for sale, 74 listings | RM500,000–1.2 million · about RM367–602 psf | PropertyGuru listings, Oct 2026 |
| Asking rent whole units | About RM1,800–2,500 a month, most RM2,000–2,200 | PropertyGuru listings, Oct 2026 |
| Maintenance at review | RM0.18 per sq ft a month | StarProperty property review |
Both price rows are asking prices seen in October 2026, not transactions. EdgeProp shows no median for the last 48 months and PropertyGuru reports one recorded sale in the past 12 months, so we could not give a reliable transacted figure.
Track record
About SEAL Properties Sdn Bhd
Elit Heights was developed by SEAL Properties Sdn Bhd, a subsidiary of SEAL Incorporated Berhad, a group with timber, property management and development businesses.
The group’s Penang office is in the Elit Avenue business park on Jalan Mayang Pasir 3, beside Elit Heights.
Around the building
What is near Elit Heights
The closest places on the map, measured in a straight line from the building. Driving distances are longer.
🚉 Getting around
- Bayan Baru Bus Terminal~500 m
- Sungai Nibong Bus Terminal~3.0 km
🛍️ Malls
- D’Piazza Mall~400 m
- One Precinct~400 m
- Bukit Jambul Complex~1.6 km
🎓 Schools
- Sekolah Kebangsaan Seri Permai~400 m
- SK Seri Permai~400 m
- SMK Raja Tun Uda~400 m
- Madrasah An-Nur~500 m
🏛️ Colleges and universities
- Cosmopoint College~400 m
- Penang Skills Development Centre (PSDC)~900 m
- Kolej Komuniti Bayan Baru~1.1 km
🏥 Hospitals
- Pantai Integrated Rehab (Satellite)~100 m
- Pantai Hospital Penang~200 m
- Spinecare Chiropractic Penang~3.2 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 1,083 to 1,736 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 RM1,200,000, 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 | RM1,200,000 | RM1,200,000 |
| Down payment | RM120,000 | RM360,000 |
| Loan amount | RM1,080,000 | RM840,000 |
| Stamp duty on transfer (MOT) | RM32,000 | RM96,000 |
| Stamp duty on loan (0.5%) | RM5,400 | RM4,200 |
| Lawyer, sale agreement (incl. 8% SST) | RM14,310 | RM14,310 |
| Lawyer, loan agreement (incl. 8% SST) | RM13,014 | RM10,422 |
| Cash needed before keys | RM184,724 | RM484,932 |
| 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?
600 units in three 22-storey towers. Launch material gave 1,300–1,900 sq ft; current listings show 3-bedroom units of about 1,083–1,400 sq ft and 4-bedroom units of about 1,736 sq ft.
Is Elit Heights freehold?
Yes, but on commercial title, according to StarProperty and launch reports. That can mean higher maintenance and utility rates.
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. Most asking prices here are below RM1 million, so most units are not open to foreign buyers; only the largest units are listed at or above it.
How much does it rent for?
Whole units are listed at about RM1,800 to RM2,500 a month, most between RM2,000 and RM2,200 (PropertyGuru, October 2026).
Berapa harga Elit Heights?
Harga tawaran semasa sekitar RM500,000 hingga RM1.2 juta, kira-kira RM367 hingga RM602 sekaki persegi (PropertyGuru, Oktober 2026). Hartanah ini pegangan bebas di atas hakmilik komersial dan siap pada 2014.
Elit Heights 价格多少？租金多少？
目前挂牌价约RM50万至RM120万，约每平方尺RM367至RM602；整间月租约RM1,800至RM2,500（PropertyGuru，2026年10月）。永久地契（商业地契），2014年完工。
Which schools are near Elit Heights?
On map data, the nearest schools are Sekolah Kebangsaan Seri Permai (~400 m), SK Seri Permai (~400 m), SMK Raja Tun Uda (~400 m). Distances are straight-line from the building.
Is there a train or bus station near Elit Heights?
The nearest stations on map data are Bayan Baru Bus Terminal (~500 m), Sungai Nibong Bus Terminal (~3.0 km).
What is the nearest hospital and mall to Elit Heights?
The nearest hospital on map data is Pantai Integrated Rehab (Satellite) (~100 m), and the nearest mall is D’Piazza Mall (~400 m).
How much cash do I need to buy at Elit Heights?
For a unit at RM1,200,000,, a Malaysian buyer with a 90% loan needs about RM10,422 before getting the keys, covering the down payment, stamp duty and legal fees. A foreign buyer with a 70% loan needs about RM184,724, before the state consent fee. The full table is in "What buying here costs in 2026".
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View project →Get the current price list and units available at Elit Heights
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.