PROJECT DETAILS
UL Residence at a glance
UL Residence is a landed project in Jalan Boundary, Air Itam, Penang. The published tenure is freehold residential master title, with Approximately 3,243–3,948 sq ft built-up across five internal levels and 4 bedrooms plus maid’s room; 5 bathrooms. The indicative starting SPA price is RM 2,050,000; current packages and available units need confirmation. The project is listed as completed; check the selected unit and viewing access. UL Residence is a completed freehold, low-density townhouse community on Jalan Boundary in Air Itam. Compare the exact site, usable layout, total purchase cost and monthly commitment before deciding. Ask for layout details, maintenance charges and management rules, and confirm the delivery terms for your selected property.
- Entry priceFrom RM 2,050,000
- TenureFreehold residential master title
- Published sizesApproximately 3,243–3,948 sq ft built-up across five internal levels
- CompletionCompleted
- Matched entry PSFTo enlighten
- Parking entitlementTo enlighten
- Maintenance feeTo enlighten
Developer, scale and bedrooms
- Developer
- Oriental Max Sdn Bhd / Oriental Max Group
- Total homes / units
- 93
- Bedrooms / layouts
- 4 bedrooms plus maid’s room; 5 bathrooms
Disclaimer: Gross price for reference purpose only. Consult us for the applicable promotional package.
LAYOUT & PRICE
Unit layout and indicative price summary
Use this summary to shortlist a configuration, then request the latest layouts and price information.
Start with the published Approximately 3,243–3,948 sq ft built-up across five internal levels and 4 bedrooms plus maid’s room; 5 bathrooms. Compare each plan’s usable space, access, orientation and furniture placement. Use the layout-specific price below where available; the lowest project entry price may apply to a different configuration.
| Unit type | Size | Bedrooms | Indicative SPA price |
|---|---|---|---|
| Available townhouse layouts | Approximately 3,243–3,948 sq ft built-up; gross floor area approximately 4,492–5,118 sq ft | 4 bedrooms plus maid’s room; 5 bathrooms | RM 2,050,000 gross in the supplied availability schedule |
Disclaimer: Gross price for reference purpose only. Consult us for the applicable promotional package.
Ground floor — parking and arrival
Project indicative price from RM 2,050,000 onwards
First floor — living spaces
Project indicative price from RM 2,050,000 onwards
Second floor — bedroom level
Project indicative price from RM 2,050,000 onwards
Third floor — bedroom level
Project indicative price from RM 2,050,000 onwards
Fourth floor — roof and leisure level
Project indicative price from RM 2,050,000 onwards
REGISTER YOUR INTEREST
Interested in UL Residence?
Choose a layout and tell Willy what you’d like to know. We’ll help you take the next step.
COMPARE THREE PROJECTS · OR FIVE
Compare 3 or 5 Penang projects
Choose a three-project or five-project comparison, then select the other developments you want to review.
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PROPIN TAKE
Why could UL Residence deserve a place on your shortlist?
What stands out
UL Residence is a completed freehold, low-density townhouse community on Jalan Boundary in Air Itam.
What we’d watch
Its listed reference points include Air Itam Market and neighbourhood shops — approximately 5 minutes and Kek Lok Si Temple and Penang Hill lower station — approximately 5–10 minutes. Assess everyday routes to work, shops, schools and healthcare, alongside nearby anchor businesses and future supply. For rental use, consider the likely tenant profile and competing homes; amenity proximity alone does not establish occupancy intake.
Who we’d shortlist for
The published Approximately 3,243–3,948 sq ft built-up across five internal levels provides a starting point for comparing layout choice and household fit. Shortlist it where the location and layout match the buyer’s daily priorities.
Read the full assessment
These observations interpret the referenced project facts and surrounding location. They are desk-research opinions, not a claim of a site visit, measured occupancy or guaranteed returns.
PropIn editorial interpretation · Project reference 2026-09-17. Where these details come from ↓
More on buyer suitability
BUYER FIT
Is UL Residence suitable for you?
May suit you if:
- You want a home or investment property in Jalan Boundary, Air Itam.
- The published 4 bedrooms plus maid’s room; 5 bathrooms and Approximately 3,243–3,948 sq ft built-up across five internal levels fit your space needs.
- The freehold residential master title tenure and property format suit your priorities.
- The purchase price, maintenance and financing fit your budget.
Compare other projects if:
- You need a different location for your regular commute.
- You require a different layout or more usable internal space.
- You prefer another property category or tenure.
- Your budget or move-in date requires an alternative.
LOCATION
Where is UL Residence?
UL Residence is listed at Jalan Boundary, 11500 Air Itam, Penang. Nearby reference points include Air Itam Market and neighbourhood shops — approximately 5 minutes, Kek Lok Si Temple and Penang Hill lower station — approximately 5–10 minutes, Sunshine Central and Farlim commercial area — approximately 8 minutes. Check the mapped reference, actual entrance and peak-hour route; nearby does not imply walking distance.
- AddressJalan Boundary, 11500 Air Itam, Penang
- DistrictNortheast Penang Island District (DTL)
- Near toAir Itam Market and neighbourhood shops — approximately 5 minutes
- Near toKek Lok Si Temple and Penang Hill lower station — approximately 5–10 minutes
- Near toSunshine Central and Farlim commercial area — approximately 8 minutes
- Near toLam Wah Ee Hospital and central George Town — wider urban catchment
Exact project-site coordinate supplied in the PropIn Project Reference workbook and applied on 2026-09-20. Driving times depend on traffic, route and the confirmed project entrance.
More on the project setting
WHY THIS PROJECT?
Why consider UL Residence?
UL Residence is a completed freehold, low-density townhouse community on Jalan Boundary in Air Itam. Its 93 multi-level homes provide private internal lifts, four family bedrooms plus a maid’s room, three parking bays and shared leisure facilities within a guarded hillside setting.
- Jalan Boundary, Air Itam locationUL Residence is in Jalan Boundary, Air Itam, Penang, near Air Itam Market and neighbourhood shops — approximately 5 minutes and Kek Lok Si Temple and Penang Hill lower station — approximately 5–10 minutes.
- Property formatFreehold residential master title 5-storey Townhouse, with 93 homes or units.
- Layouts for comparison4 bedrooms plus maid’s room; 5 bathrooms across published built-up sizes of Approximately 3,243–3,948 sq ft built-up across five internal levels.
- Project highlightsPrivate lift serving the multi-level family home · Three parking bays and approximately 12-foot ceiling reference · Guarded community with landscaped walkways
Check these features against your intended use, daily route, budget and the approved project documents.
Ask Willy about this project ↗Historical price context
PRICE CONTEXT
How should you assess the price of UL Residence?
The published entry reference is RM 2,050,000. Compare total price with the selected unit’s size, floor, condition, tenure and package. A smaller entry price does not establish better value; confirm the latest price information before comparing.
UL Residence
Jalan Boundary, Air Itam
- Indicative entry
- From RM 2,050,000
- Published sizes
- Approximately 3,243–3,948 sq ft built-up across five internal levels
- Tenure
- Freehold residential master title
Ferringhi Hills
Jalan Sungai Emas, Batu Ferringhi
- Indicative entry
- From RM 1,550,000
- Published sizes
- 3,255–3,484 sq ft
- Tenure
- Freehold
Starhill Bungalow @ Bukit Gambier
Bukit Gambier, Gelugor
- Indicative entry
- From RM 2,885,566
- Published sizes
- 4,158–4,718 sq ft built-up; 3,200–3,843 sq ft land
- Tenure
- Freehold individual residential title
Reference figures may come from different dates and unit releases. These are shortlist comparisons, not valuations. Match the price to its actual unit area before calculating price per square foot.
FACILITIES
Explore the home and outdoor spaces
Move through the facility cards with the arrows or dots. Select any card to enlarge it.
Browse nearby projects
NEARBY PROJECT COMPARISON
Compare with nearby projects
Compare projects within 5 km of UL Residence first, followed by relevant options in Northeast Penang Island District (DTL). Distances are straight-line estimates from the mapped project coordinates.
Convert price and area units
BUYER CONVERSION TOOL
View price and built-up in familiar units
Placed beside the layout and price decision point, this indicative tool converts Malaysian Ringgit and the published built-up size. Live exchange rates are requested when available.
Estimate a monthly loan payment
PROPERTY LOAN CALCULATOR
Estimate your monthly property loan
Adjust the property price, financing margin, interest rate and tenure to see an indicative repayment.
This is an illustrative estimate. Bank approval, effective rates, lock-in terms, mortgage insurance, legal fees and other costs may change the actual repayment.
Full buyer checks
THINGS TO CONSIDER
What should you check before choosing UL Residence?
Price and package
Confirm the current gross SPA price, package and availability.
Financing and costs
Test repayment at a higher rate and include legal fees, insurance, furnishing or fit-out, and ongoing charges.
Delivery and condition
Inspect the actual property, defects, handover documents and remaining inventory.
Location and future supply
Check actual routes in Jalan Boundary, Air Itam, surrounding development and competing supply for your intended use.
Layout and maintenance
Check usable internal space, accessory parcels, service charges, sinking fund and management rules.
Rental and household fit
Assess your household needs and competing rental options; rental income and future resale values remain uncertain.
QUICK ANSWERS
Frequently asked questions about UL Residence, Penang
Direct answers based on the latest reviewed project information.
What is UL Residence in Penang?
UL Residence is a freehold residential master title landed development in Jalan Boundary, Air Itam, Penang, by Oriental Max Sdn Bhd / Oriental Max Group. It offers a 5-storey townhouse format for buyers comparing private space, land title, maintenance and commute.
Where exactly is UL Residence located?
UL Residence is located at Jalan Boundary, 11500 Air Itam, Penang. Exact project-site coordinate supplied in the PropIn Project Reference workbook and applied on 2026-09-20.
What is the indicative price for UL Residence?
The current reference starts from RM 2,050,000. Lowest gross SPA figure in the supplied 27 March 2026 available-unit schedule; selected home, land share and approved price affect the final quotation. Ask for the latest approved price list because availability and pricing can change.
What unit sizes and bedrooms are available at UL Residence?
Published information lists 4 bedrooms plus maid’s room; 5 bathrooms across built-up sizes of Approximately 3,243–3,948 sq ft built-up across five internal levels. Confirm the precise internal area and accessory parcels on the selected plan.
When will UL Residence be completed?
UL Residence is listed as completed. Confirm viewing access and remaining developer inventory before visiting.
What facilities does UL Residence provide?
Published highlights include Private lift serving the multi-level family home, Three parking bays and approximately 12-foot ceiling reference, Guarded community with landscaped walkways, Clubhouse, swimming pool, rooftop garden and playground. Final facilities, specifications and operating rules should be checked against approved project documents.
What is distinctive about UL Residence for a Penang property shortlist?
UL Residence is a completed freehold, low-density townhouse community on Jalan Boundary in Air Itam. Its 93 multi-level homes provide private internal lifts, four family bedrooms plus a maid’s room, three parking bays and shared leisure facilities within a guarded hillside setting. It offers a 5-storey townhouse format for buyers comparing private space, land title, maintenance and commute.
Which district is UL Residence in?
UL Residence is grouped under Northeast Penang Island District (DTL), around Jalan Boundary, Air Itam. Nearby reference points include Air Itam Market and neighbourhood shops — approximately 5 minutes, Kek Lok Si Temple and Penang Hill lower station — approximately 5–10 minutes, Sunshine Central and Farlim commercial area — approximately 8 minutes, Lam Wah Ee Hospital and central George Town — wider urban catchment.
How can I compare UL Residence with other Penang new launches?
Compare the actual location, tenure, built-up size, bedroom configuration, indicative SPA price and completion timing. Select two other projects below and send the comparison list to Willy Saw, REN 30641.
Who is UL Residence best suited for?
Buyers comparing landed property in Jalan Boundary, Air Itam whose space needs, tenure preference, budget and timeline fit the published facts. Review the buyer-fit section and selected plan before deciding.
How much is the monthly instalment for UL Residence?
Use the loan calculator on this page with the selected property price, financing margin, interest rate and tenure. It produces an illustrative monthly repayment; bank approval and other purchase costs require confirmation.
Is the published size at UL Residence suitable for my needs?
The published size reference is Approximately 3,243–3,948 sq ft built-up across five internal levels. Check dimensions, usable internal space, circulation and furniture and household requirements on the published layout; area alone does not establish suitability.
Prefer to send a written enquiry?
PROJECT REGISTRATION
Request current information for UL Residence
Send your contact details and questions to Willy Saw. Your enquiry will be sent securely to PropIn.
Where these details come from
WHERE THESE DETAILS COME FROM
Reviewed project information
Research method and author
PropIn brings together project references and editorial comparisons. Contact: Willy Saw, REN 30641, IQI Realty / Bricksmen. Check current registration ↗. Profile details are supplied by Willy; desk research is distinguished from dated site observations.
- Project reference
- Source date: 2026-09-17. Current price and availability require confirmation.
- Parking entitlement
- To enlighten
- Maintenance fee
- To enlighten
- APDL / HDA
- Pending clarification — to enlighten through Willy
A developer licence and advertising and sales permit are separate records. Match the developer and project phase using KPKT / TEDUH ↗. Commercial title alone does not establish HDA applicability. Recorded research is not a guarantee of current permit validity, short-stay permission or investment returns. KPKT legislation reference ↗.
Project reference reviewed 2026-09-17. Comparison research checked 2026-10-07. A source review is not a current available-unit quotation or a whole-project verification.
- Official Oriental Max UL Residence project page ↗
- Supplied UL Residence brochure, March 2026 available-unit schedule and project summary ↗
APDL status: Pending verification
UL Residence: reference typology Multi-level strata townhouse with private lift; developer Oriental Max Sdn Bhd / Oriental Max Group. Housing/accommodation component: matching current licence, permit, phase and validity not independently established. Commercial land title alone does not exempt housing. Identity source: https://orientalmax.com.my/portfolio-item/ul-residence/. Legal reference: https://ehome.kpkt.gov.my/index.php/pages/view/29?mid=148 | https://www.kpkt.gov.my/index.php/pages/view/88 | Register: https://teduh.kpkt.gov.my/semakan-lesen-permit Reference describes completed stock: confirm original-phase APDL and current sale basis; completion alone is not proof of an APDL exemption.
Price, parking and maintenance evidence
- Price status
- Historical reference
- Price checked
- Reference price; ask for latest availability
- Price basis
- Lowest gross SPA figure in the supplied 27 March 2026 available-unit schedule; selected home, land share and approved price affect the final quotation
- Parking
- To enlighten
- Furnishing
- Confirm specification
- Maintenance
- To enlighten
- Maintenance basis
- To enlighten
The supplied availability schedule distinguishes gross floor area, land share and built-up area. Confirm the selected completed home, accessory parcels, title status, maintenance contribution, defects condition and current gross SPA price before booking.
APDL verification is limited to the documented register match and date. It does not establish short-stay permission, investment returns, current stock or construction progress. Owner-supplied records remain identified as such; private documents are not published here.
PROPIN PENANG PROPERTY
Understand the project before choosing the unit.
PropIn Consultancy organises Penang new-launch information by location, layout, price and delivery timing. Willy Saw, REN 30641, provides project comparisons through IQI Realty and IQI Bricksmen.
About PropIn and Willy Saw ↗