Batu Maung is where Penang Island runs out of land and the Second Bridge begins — a
fishing town, an industrial corridor, a new coastline, and now some of the island's
most active residential ground. Understand the place before you shortlist the project.
Written and maintained by Kevin Lee, REN 14973,
FLP Realty Sdn Bhd. Distances come from the developer's own amenities sheet; the
measurement method is not stated by the source.
Artist's impression
Start with the place
What is Batu Maung, and why does it keep coming up?
It is not shorthand for a condo cluster. Batu Maung is a working coastal district with a fishing town at its centre, kampung neighbourhoods inland, the Southbay development area to the north, and the island landing of the Penang Second Bridge on its eastern shore.
Batu Maung is a coastal district at the south-eastern tip of Penang Island.
It sits between the Bayan Lepas industrial corridor, the Southbay development area and the
reclamation now under way off its eastern shore — which is why it appears in almost every
conversation about where Penang Island grows next.
Where Batu Maung sits on Penang Island — schematic, not to scale.
Area at a glance
Four forces shape this address.
The useful picture is not “near everything”. It is a specific mix of coast, industry, road infrastructure and long-term change — and each one cuts both ways.
01 · Coast
Coastal roots
Pekan Batu Maung, the fishing jetty and the established kampungs are still the centre of daily life here — not a footnote to Southbay.
02 · Work
The industrial corridor
Bayan Lepas Free Industrial Zone is 0.9 km away. It shapes commuting patterns, rental demand and the character of the inland roads.
03 · Access
The bridge
The Penang Second Bridge opened in 2014, 0.9 km from here, and permanently changed this district's relationship with Batu Kawan and the mainland.
04 · Change
Active change
The LRT Mutiara Line and Silicon Island are still lifecycle-sensitive stories. They are not finished benefits, and should not be priced in as though they were.
LRT Mutiara Line. 29.5 km, 21 stations, Komtar to Permatang Damar Laut; construction began January 2026; operations targeted December 2031. Proposed — verify current status Silicon Island. Reclamation under way, about 133.5 ha as at March 2026; Phase One 513.95 ha targeted 2031. As at March 2026; may have changed
Connectivity
A bridge, an expressway, an airport — and a proposed rail line.
Batu Maung's case has always been access rather than centrality. Here is what is actually near it, taken from the developer's own amenities sheet.
Penang Second Bridge 0.9 km
Bayan Lepas Free Industrial Zone 0.9 km
Penang Silicon Island 4 km
LRT Mutiara Line S02 Permatang Damar Laut Proposed — verify current status4.6 km
Penang International Airport 7.3 km
Queensbay Mall 8 km
Pantai Hospital Penang 6.3 km
Komtar / George Town 17 km
from the developer's Nearby Amenities sheet (Sales Kit p.16, 2026). Measurement method not stated by the source; treat as approximate. Verify with your own routing app.
0.9 kmSecond Bridgethe island's southern crossing to Batu Kawan
DirectExpressway accessTun Dr Lim Chong Eu Expressway to George Town
7.3 kmAirportPenang International Airport
4.6 kmProposed LRTS02 Permatang Damar Laut — proposed
No travel times are published on this site. The source states a
distance and no measurement method. Converting that into a journey time would be
inventing a figure, so we do not.
Daily life
Schools, healthcare and where you actually shop.
Southern Penang Island is car-dependent. What matters is not how many amenities exist but how far each one is — so the whole set is listed with its distance.
Schools
SJK(C) Wen Khai2.1 km
SJKC Kwang Hwa7.5 km
Straits International School7.8 km
INTI International College9.2 km
Universiti Sains Malaysia10.1 km
Fairview International School11.6 km
Retail and daily needs
Southbay Plazaadjacent
Giant Bayan Baru6.5 km
Sunshine Square7.5 km
Queensbay Mall8 km
Lotus's E-Gate10.3 km
Gurney Plaza19.7 km
Healthcare
Pantai Hospital Penang6.3 km
Lam Wah Ee Hospital14.3 km
Things to do
Penang War Museum1.5 km
SPICE Arena8 km
Bukit Jambul Golf Club9.1 km
Penang Waterfront Convention Centre11.2 km
from the developer's Nearby Amenities sheet (Sales Kit p.16, 2026). Measurement method not stated by the source; treat as approximate. Verify with your own routing app. Source: M-Amaya-Sales-Kit.pdf p.16 'Nearby Amenities' (2026).
Why people move here
The jobs are the reason this district keeps filling up.
Batu Maung's residential demand is not driven by George Town. It is driven by the electronics and manufacturing corridor immediately north of it, and by what is being reclaimed to its east.
0.9 km away
Bayan Lepas Free Industrial Zone
Penang's electronics manufacturing corridor sits close enough that Batu Maung functions
as commuter housing for it. The developer of M Amaya names professionals in multinationals
among its stated target buyers.
Attributed to the developer's own positioning, Sales Kit p.13. It is their assessment of the market, not ours.
4 km away
Penang Silicon Island
Reclamation under way, about 133.5 ha as at March 2026; Phase One 513.95 ha targeted 2031. As at March 2026; may have changed
This is the single biggest open question for the area. It is a reclamation programme with
a long horizon, not a delivered amenity, and the honest position is that nobody can tell
you today what it will be worth to a home here.
The development in focus
M Amaya, Southbay.
A freehold development of 833 serviced apartments in two 37-storey towers on 4.8
acres — designed around a Japanese spatial language its architects call Kumiko: crafted
geometry that filters light, frames views and gives the towers their signature facade.
Nett fromRM489,220*after current packages · SPA price from RM565,800 · basis and dates on the price page
The Kumiko lattice at building scale — the towers' signature facade.
The lattice breaking up the facade is the project's own motif — a traditional
Japanese joinery geometry reinterpreted as architecture. The same geometry names the
Kumiko Cabana on the pool deck, the Kumiko Pavilion, the Kumiko Floating Deck on Level 9
and the Kumiko Islands Secret Garden.
Five layouts
Types A to E — from a one-bedroom-plus-study to a four-bedroom.
Sizes run from 721 to 1,432 sq ft. Each price below is the type's range from the owner-supplied package, never a unit-specific quote.
* Nett price to purchaser after the current 10% rebate and early-bird conversion incentive, per the owner-supplied package dated 2026-08-23. subject to current availability, subject to change without prior notice.
Price
What the five types cost.
Both bases are published side by side: the SPA price as issued, and the nett price to purchaser after the current packages — exactly as stated in the owner-supplied package dated 2026-08-23.
M Amaya price ranges by type — SPA price and nett price to purchaser
Type
Built-up
Layout
SPA price range
Nett to purchaser*
Nett RM psf
Type A
721 sq ft
1 bedroom + 1 study
RM565,800 – RM570,800
RM489,220 – RM493,720
679–685
Type B
990 sq ft
3 bedrooms
RM764,800 – RM772,800
RM644,320 – RM660,520
651–667
Type C
1,211 sq ft
4 bedrooms
RM924,800 – RM959,800
RM802,320 – RM833,820
663–689
Type D
1,432 sq ft
4 bedrooms
RM1,054,800 – RM1,059,800
RM919,320 – RM923,820
642–645
Type E
1,335 sq ft
4 bedrooms
RM994,800 – RM999,800
RM865,320 – RM869,820
648–652
* Nett = SPA price less the 10% rebate and the early-bird conversion incentive for that type. subject to current availability; subject to unit selection; subject to developer confirmation; subject to change without prior notice.
Each type has its own page with a large plan, a room-by-room schedule taken exactly as the plan draws it, and an honest note on what the layout trades away.
Developer marketing plan — to scale: not stated
Key plan for a typical floor. The same type letter appears in more than one stack position, so no single facing is published for a type.
The key plan shows where each type sits on a typical floor. The same type
letter appears in more than one stack position, which is why this site publishes no
facing or view claim at type level — the developer's own plan shows it would not be true.
Orientation labels on the key plan run Southbay Plaza and sea view to the north, sea view
to the east, garden view to the west, and mountain and sea view to the south.
The Level 8 podium carries 41 numbered facilities — the infinity pool, the onsen
jacuzzi, the Kumiko cabanas, a pickleball-ready hall — with the Elevated Zen Garden and
Seaview Lounge one level above.
Ask in English, Chinese or Bahasa Malaysia. Questions about a specific unit, the
current packages, financing scenarios or how M Amaya compares — all fine.
A question costs nothing and creates no obligation.
South-eastern tip of Penang Island, at 5.28491 N, 100.2875 E. It sits south of Bayan Lepas and holds the island landing of the Penang Second Bridge.
How far is Batu Maung from George Town?
Komtar, in central George Town, is 17 km away on the developer's amenities sheet. No travel time is published here: the source states a distance and no measurement method, and turning one into the other would be inventing a figure.
Is the LRT actually coming to Batu Maung?
29.5 km, 21 stations, Komtar to Permatang Damar Laut; construction began January 2026; operations targeted December 2031. The nearest proposed station, S02 Permatang Damar Laut, is 4.6 km from the M Amaya site. Treat it as a proposal with a long horizon, not a delivered benefit.
What is Silicon Island, and does it affect Batu Maung?
Reclamation under way, about 133.5 ha as at March 2026; Phase One 513.95 ha targeted 2031. It lies 4 km from here. It is a reclamation programme, not a completed district, and the honest answer is that its effect on residential values here is not yet knowable.
What is being built in Batu Maung now?
This site covers M Amaya in Southbay in depth: 833 freehold serviced apartments in two 37-storey towers, nett from RM489,220* after current packages. See the project pages.
Whether M Amaya fits, how the packages work, what the area is like at 7 pm on a weekday — ask directly. No form, no call centre; the number below reaches Kevin Lee.
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are dealing with before you get in touch. It is a profile page, not an enquiry channel.
Prefer to type the number yourself? It is +6013-3398686
Facts on this page were last verified on 2026-08-23. Every figure traces to a dated source listed on our sources page.
