The verdict at Vivo Executive Apartment @ Aspen Vision City in Batu Kawan is a clear whole-unit default generating a 5.0% to 5.4% gross rental yield against a verified transacted baseline. Developed by Aspen Vision City Sdn Bhd (a joint venture between Aspen Group and IKANO Retail / IKEA Southeast Asia), this freehold serviced apartment offers modern 730 sq ft 2+1 and 3-room floorplates within Penang's 247-acre premier mainland master plan. On the open rental market, asking rents are firmly established across multiple portals, spanning RM1,500 to RM1,900 a month on Mudah across 3 live cards (measured) and RM1,650 to RM1,800 a month on PropertyGuru cards (search excerpt). SPEEDHOME's own board holds a dedicated 1-bedroom card at RM700 a month with 24 lifetime chat requests and 1 viewing (measured), representing an aggressive first-mover discount probe rather than a market-wide ceiling. Worked against Brickz's raw body-class median transacted price of RM400,000 at RM523 psf (search excerpt; P25 RM380,000 - P75 RM450,000): RM1,650 x 12 = RM19,800 / RM400,000 = ~5.0% gross, and RM1,800 x 12 = RM21,600 / RM400,000 = ~5.4% gross, before the 2.19% platform processing fee. The biggest caveats are unmeasured strata maintenance charges during the building's launch-era management setup and heavy future supply across the developing township corridor.
Three ways to run your unit
Pick a model card and test your numbers. The rent field loads RM1,650 to RM1,800 — the measured PropertyGuru asking band (search excerpt) — or RM1,900 at the decked-out top designer units on Mudah (measured). The purchase field loads RM400,000 from the Brickz body-class median transacted row (RM523 psf, search excerpt). The return updates as you type.
- Whole-unit 12-month industrial / tech tenancy (Recommended baseline): Lease the complete 730 sq ft 2+1 or 3-room apartment to engineers, technical executives, or managers working in the Batu Kawan Industrial Park (BKIP). Portal asking rents span RM1,500 to RM1,900 a month (measured on Mudah; search excerpts show RM1,650 to RM1,800 on PropertyGuru). Against the Brickz body-class median of RM400,000 (RM523 psf, search excerpt), this generates ~5.0% to 5.4% gross yield (or up to ~5.7% at the RM380,000 P25 entry). This model offers the lowest vacancy friction, zero partition capital, and complete strata compliance.
- Room-by-room co-living (Conditional / MC-gated): Subdivide compact 730 sq ft plates for individual room rental. In-building room listings remain unmeasured on public boards (measured null). The nearest corridor benchmark is Tambun Royale City in Bukit Tambun, where a 1-bedroom card recorded 92 chat requests and 4 viewings at RM750 a month (measured). However, on 730 sq ft plates, room partitioning introduces heavy shared-bathroom friction, tenant churn, and utility management costs that compress net income below a clean whole-unit let. Multi-tenancy partitions require prior written Management Corporation approval.
- Short-stay or serviced accommodation (Do not underwrite): Zero building-named listings exist on Airbnb (measured null; search grids fall back to regional Perai, Bayan Lepas, and George Town listings in SGD). Although the property sits in Aspen Vision City near IKEA Batu Kawan, Design Village, and the Aloft hotel, Penang state short-stay guidelines and strata management by-laws under Act 757 empower management corporations to ban transient commercial lets. Underwrite short-stay revenue at RM0 without express written MC clearance.
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What can you earn?
First-party demand on SPEEDHOME's own board confirms direct interest in Vivo Executive Apartment: card 284141 lists a dedicated 1-bedroom unit at Vivo Executive Apartment in Bandar Cassia at RM700 a month with pet-friendly terms, generating 24 lifetime chat requests and 1 viewing (measured, created 2 October 2025). This RM700 figure sits far below the wider RM1,500 to RM1,900 portal band, representing an inverted premium where an owner utilized a deep first-mover discount to test platform velocity rather than an established whole-building rental ceiling.
Corridor comparables on SPEEDHOME's board demonstrate steady mainland demand: - Tambun Royale City in Bukit Tambun features a 1-bedroom listing at RM750 a month that accumulated 92 lifetime chat requests and 4 viewing appointments (measured, live since 6 July 2022). - Nearby in Utropolis Batu Kawan, Sinaran Residences logged active inquiries at RM700 a month for small plates.
On the wider rental market, Mudah hosts 3 live listings under "3 Apartment / Condominium For Rent Vivo Executive Apartment in Batu Kawan, Penang" (measured). Asking rents range from RM1,500 a month up to RM1,900 a month for fully furnished 3-room units (measured). PropertyGuru snippets confirm this corridor pricing with multiple cards listed between RM1,650 and RM1,800 a month (search excerpt).
On the capital acquisition side, Brickz provides raw body-class transaction data for "VIVO EXECUTIVE APARTMENT, BATU KAWAN" (search excerpt): - Transacted median price: RM400,000 with a median price per square foot of RM523 (search excerpt). - Price range: RM380,000 at the 25th percentile (P25) to RM450,000 at the 75th percentile (P75) (search excerpt; governed by the body-class row).
Gross rental yield arithmetic demonstrates consistent mainland investment returns (worked against Brickz transacted medians, before the 2.19% platform processing fee): - At the lower PropertyGuru asking rent of RM1,650/month: RM1,650 x 12 = RM19,800 annual rent / RM400,000 median purchase = ~4.95% (~5.0%) gross yield. - At the upper PropertyGuru asking rent of RM1,800/month: RM1,800 x 12 = RM21,600 annual rent / RM400,000 median purchase = ~5.40% (~5.4%) gross yield. - At the Mudah fully furnished asking rent of RM1,900/month: RM1,900 x 12 = RM22,800 annual rent / RM400,000 median purchase = ~5.70% (~5.7%) gross yield. - At the entry portal rent of RM1,500/month: RM1,500 x 12 = RM18,000 annual rent / RM400,000 median purchase = ~4.50% (~4.5%) gross yield. - At lower quartile P25 acquisition pricing of RM380,000: RM1,650 x 12 = RM19,800 annual rent / RM380,000 purchase = ~5.21% (~5.2%) gross yield; RM1,800 x 12 = RM21,600 annual rent / RM380,000 purchase = ~5.68% (~5.7%) gross yield.
Recurring operational costs require direct verification: - Maintenance fee probe is null in public registers (measured null); as a recently completed launch-era freehold development, formal strata fee schedules remain unpublished pending full Management Corporation establishment. Never guess or interpolate. - Quit rent and local assessment under Majlis Bandaraya Seberang Perai (MBSP) remain unpublished and must be obtained from owner tax bills. See the real cost of self-managing a rental. - Identity distinction: Do not confuse this property with Vivo Soho Suites in Old Klang Road, Kuala Lumpur, which is a completely separate development with different ownership and market dynamics.
Why Vivo Executive Apartment at Aspen Vision City works
Vivo Executive Apartment is a modern freehold residential development situated within Aspen Vision City, the ambitious 247-acre master-planned township in Bandar Cassia, Batu Kawan, Seberang Perai Selatan, Penang. Governed by Majlis Bandaraya Seberang Perai (MBSP), the project is developed by Aspen Vision City Sdn Bhd — a strategic joint venture between Aspen Group and IKANO Retail (IKEA Southeast Asia) representing over RM2.6 billion in township investment. Units feature compact, highly functional floorplates starting from 730 sq ft in 2+1 and 3-room configurations, accompanied by shared lifestyle facilities including a co-working space and social kitchen.
The development's long-term rental proposition is anchored directly to Batu Kawan's emergence as the primary industrial powerhouse of northern Malaysia. Located moments from the Second Penang Bridge (Sultan Abdul Halim Muadzam Shah Bridge), Vivo benefits from immediate access to the Batu Kawan Industrial Park (BKIP). Multinational technology and engineering giants — including Micron Technology, Western Digital, Boston Scientific, and Lam Research — drive sustained demand for modern, secure executive accommodation. Proximity to IKEA Batu Kawan, Design Village Outlet Mall, and educational institutions like UOW Malaysia KDU Penang University College further enriches tenant appeal.
However, owning property in a developing township requires disciplined asset differentiation. With multiple residential schemes completing across Bandar Cassia and Utropolis, landlords cannot depend on bare listings to attract high-earning tenants. A targeted SPEEDRENO rental fit-out offering dedicated work-from-home desk setups, modern lighting, and pet-durable fit-and-finish quality lets units capture upper-band rents near RM1,800 to RM1,900. Welcoming pets significantly expands inquiry volume; SPEEDHOME coliving is cat-friendly — cats welcome in our coliving rooms; building rules can vary. For wider market perspective, review our landlord investment decision guide, the Penang rental guide, and the Sinaran Residences owner guide.
5 checks before you buy
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Inspect the strata title deed and land zoning category — Vivo Executive Apartment is developed as a serviced apartment on commercial-titled land; verify the individual issue document of title to confirm whether residential or commercial utility tariffs apply, and verify the registered parcel area. Done: strata title deed inspected.
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Verify actual developer and maintenance fee billings — Because building maintenance fees are unmeasured on public boards, inspect the vendor's actual monthly billing invoices and sinking fund statements. Done: real maintenance invoice verified.
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Verify the management body's written rules on multi-tenancy and partitions — Confirm whether the Joint Management Body (JMB) or Management Corporation (MC) permits internal alterations or room rentals under current house rules. Done: written management house rules verified.
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Benchmark your offer against transacted Brickz body-class data — Anchor your purchase negotiations to the transacted median price of RM400,000 (RM523 psf) and lower quartile P25 of RM380,000 across recorded transactions, avoiding inflated launch asking prices that compress yields. Done: purchase price calibrated against transacted data.
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Audit competing rental supply across Aspen Vision City and Utropolis — Survey competing vacant units in neighbouring schemes like Sinaran Residences and Vertu Resort to establish realistic vacancy timelines and competitive rental asks. Done: corridor rental competition surveyed.
FAQ
What rental yield does Vivo Executive Apartment generate?
At the Brickz transacted body-class median of RM400,000 (RM523 psf, search excerpt), typical whole-unit asking rents of RM1,650 to RM1,800 a month generate a gross rental yield of ~5.0% to 5.4% (RM1,650 x 12 = RM19,800 / RM400,000 = ~4.95%; RM1,800 x 12 = RM21,600 / RM400,000 = ~5.40%), before deducting the 2.19% platform processing fee. Purchasing closer to the 25th percentile (P25) price of RM380,000 elevates gross yields to ~5.2% to 5.7%.
Can you rent out individual rooms at Vivo Executive Apartment?
In-building room listings are unmeasured on public portals (measured null). The nearest corridor benchmark is Tambun Royale City in Bukit Tambun (RM750 a month, 92 chat requests). On compact 730 sq ft 2+1 and 3-room floorplates, splitting space among separate room tenants creates high operational friction and shared-bathroom turnover. Any room-rental arrangement requires prior written approval from the Management Corporation under the Strata Management Act 2013. See our room rental and co-living guide.
Is short-stay or Airbnb allowed at Vivo Executive Apartment?
Zero building-named listings exist on Airbnb (measured null). Proximity to IKEA Batu Kawan and Design Village does not grant short-stay authorization. Under Penang state short-stay guidelines and the Strata Management Act 2013 (Act 757), strata management corporations have the statutory authority to prohibit commercial short-term rentals. Landlords should not underwrite short-stay revenue without explicit written permission from the building management.
Are pets allowed at Vivo Executive Apartment?
The official management by-law position on pets is not published in public registers. SPEEDHOME's dedicated in-building listing at RM700 is pet-friendly and attracted 24 chat requests, demonstrating strong local tenant demand. SPEEDHOME coliving is cat-friendly — cats welcome in our coliving rooms; building rules can vary, so parcel owners must confirm specific pet regulations directly with the building management.
What running it looks like
Operating an apartment at Vivo Executive Apartment is most successfully executed as a whole-unit long-term tenancy geared toward corporate professionals and engineers working in Batu Kawan. A 730 sq ft 2+1 or 3-room apartment leased at RM1,650 to RM1,800 provides dependable monthly cash flow with manageable tenant turnover.
SPEEDHOME provides complete, hands-off leasing management: listing your property across our digital network, running rigorous tenant background and financial checks, executing digital SpeedSign tenancy agreements, and collecting rent automatically each month. By removing traditional security deposit barriers through our Zero Deposit model, your listing secures qualified corporate tenants faster. The platform processing fee is 2.19% + SST on collected rent. Landlords can protect their rental returns through SPEEDHOME landlord protection plans: Standard at RM799/year + SST flat (no protection cover), Protect at 1 month of rent, and Protect+ at 1.5 months of rent.
Ready? List your Vivo Executive Apartment unit with SPEEDHOME — zero deposit, we run the viewings, you approve the tenant.
The dedicated listing read (card RM700, 1-bed, pet-friendly, 24 chat requests, 1 viewing, live since 2 October 2025), corridor demand counter (Tambun Royale City RM750, 92 chat requests), 3-card Mudah rental band (RM1,500-1,900), PropertyGuru card excerpts (RM1,650-1,800), Brickz body-class transaction row (median RM400,000 / RM523 psf, P25 RM380,000, P75 RM450,000), Airbnb read (zero building-named), maintenance fee null probe, and KL Vivo Soho Suites identity fence were collected on 11 October 2026 via server readers (evidence file vivo-executive-apartment-bandar-cassia-market-evidence-2026-10-11.yaml, lane bi-mine-13b). In-building room rates and short-stay rates remain unmeasured; maintenance charges, quit rent, and local assessment are unpublished in public registers. For wider property guidance, consult our landlord investment decision guide, the real cost of self-managing a rental, SPEEDRENO rental fit-out, Room rental and co-living, Penang rental guide, and Sinaran Residences owner guide.