UL Residence — Photo Gallery
UL Residence
UL Residence is a completed, gated enclave of 93 freehold five-level villas on a 4.25-acre site in Air Itam, Penang, marketed by Oriental Max and branded One Boundary in its brochure. Every home has a private lift, three car park bays and a roof garden.
The Certificate of Completion and Compliance was issued in May 2019. Each villa has two master suites, two further bedrooms and a utility room, all bedrooms with their own bathroom.
Quick answer: UL Residence is a freehold landed property development by Oriental Max in Air Itam, Penang. It offers 93 units, with 4+1 bedroom layouts, already completed.
Development at a Glance
Everything below comes from the developer’s own material. These are the figures that are fixed at construction — renovation changes none of them, so they are worth checking before anything else.
- Developer — Oriental Max
- Property type — Landed Property
- Tenure — Freehold
- Land title — Residential
- Land area — 4.25 acres
- Storeys — 5 levels, ground to a fourth-floor roof terrace
- Total units — 93
- Lifts — A private lift in every villa
- Ceiling height — 12 ft
- Car parking — 3 per villa, in its own porch on the covered ground level
- Security — Gated and guarded, 3 tiers
- Defect liability period — None (completed stock sold without a defect warranty period)
- Completion — Completed, CCC issued
Five Levels, One Lift
The villa is built upward rather than outward. Parking and services take the ground level, the first floor is the shared living floor, two bedroom floors sit above it, and a small utility floor at the top opens onto the roof garden.
A private lift serves all five levels, and that changes how the house is used. The top bedroom floor stays practical for older family members, and groceries go straight from the car to the kitchen without four flights of stairs.
The two master suites sit a floor apart, each with a walk-in wardrobe, a bathroom and a balcony, and each paired with one more en-suite bedroom. It is a plan for two adult generations who want their own floor.
At ground level the villas sit over a roofed internal driveway, so each porch opens off a covered lane rather than the street. The clubhouse, pool and playground are at the southern corner by Jalan Sempadan 6, joined to the homes by a bridge, with a pedestrian gate on the west side.
Unit Types
| Type | Size | Bedrooms | Bathrooms | Notes |
|---|---|---|---|---|
| Villa | 28′ x 33′ | 4+1 | 5 | five levels with a private lift; floor areas of 927 (with porch), 912, 873, 872 and 463 sq ft plus a 442 sq ft roof garden on the developer’s plan |
The size shown is the floor plate, about 28′ x 33′, not the land. The developer’s brochure gives one representative plan without a type letter. Its site plan splits the 93 villas into nine lettered types, including corner versions of A and B and a C series running to C4, and the per-type sizes sit in the developer’s sales chart, so they are not listed here.
Layout & Floor Plan
The plan below is the developer’s own drawing.
- Type Villa is 28′ x 33′, 4+1 bedrooms and 5 bathrooms — five levels with a private lift; floor areas of 927 (with porch), 912, 873, 872 and 463 sq ft plus a 442 sq ft roof garden on the developer’s plan.
Facilities
- Clubhouse
- Swimming pool
- Children’s playground
- Bridge to the clubhouse
- Shared landscaped walkway
- Guardhouse
- Pedestrian entrance
- Roof garden in every villa
Security runs to Gated and guarded, 3 tiers.
Location & Connectivity
The compound sits between Jalan Air Putih and Jalan Boundary, a block north of Jalan Air Itam, with its guardhouse on Jalan Boundary. By the developer’s figures the Air Itam morning market is 0.5 km away and Kek Lok Si 2.8 km.
Schools are the area’s strength. The developer’s map marks SJK(C) Kong Min, SRJK(C) Sin Kang, SJK(C) Shang Wu, SK Saint Xavier and Chung Ling High School in the surrounding streets, with Han Chiang and Penang Free School further toward town.
Daily Needs
- Air Itam morning market, 0.5 km (about 2 minutes)
- Air Itam night hawker stalls
- Air Putih wet market
Schools
- Chung Ling High School, 2.0 km (about 5 minutes)
- Han Chiang School, 2.3 km (about 6 minutes)
- SJK(C) Kong Min
- SRJK(C) Sin Kang
- SJK(C) Shang Wu
- SK Saint Xavier
- Penang Free School
- Han Chiang College
Healthcare
- Penang General Hospital
- Gleneagles Penang
- Island Hospital
- Loh Guan Lye Specialist Centre
- Lam Wah Ee Hospital
Around The Area
- Kek Lok Si, 2.8 km (about 9 minutes)
- Penang Hill and The Habitat
- Penang Turf Club and golf course (Padang Lumba Kuda)
Getting Around
- Penang Bridge, 9.0 km (about 15 minutes)
- Penang International Airport, 16.0 km (about 25 minutes)
- Proposed 5.7 km Air Itam bypass to Lebuhraya Tun Dr Lim Chong Eu (Penang Transport Master Plan)
Developer Background
UL Residence is developed by Bersatu Stabil Sdn Bhd and marketed by Oriental Max Group, the Penang developer founded in 1994 whose name and logo appear on the project brochure.
Oriental Max has worked in Penang and the northern states for three decades, across landed homes, high-rise residences, commercial mixed developments and industrial projects.
Compare Other Air Itam Options
Looking at more than one project? Browse every new launch in Air Itam, or compare The Skyline · Dhazelton.
We also wrote up this project in more detail: UL Residence, Air Itam: Five-Level Villas With a Private Lift.
Want to know the price for UL Residence? PM us now — our consultant will contact you immediately.
Frequently Asked Questions
Is UL Residence freehold?
The tenure is freehold, on a Residential title.
What unit types are available at UL Residence?
1 layout: Type Villa is 28′ x 33′ with 4+1 bedrooms and 5 bathrooms.
How many units does UL Residence have?
93 on 4.25 acres.
How many car park bays come with a unit at UL Residence?
3 per villa, in its own porch on the covered ground level.
Is UL Residence completed?
Yes. The Certificate of Completion and Compliance was issued on 10 May 2019, and villas are sold as completed homes with no defect warranty period.
Does every UL Residence villa have a lift?
Yes. Each home has its own private lift running from the ground-level car porch to the fourth-floor roof terrace.
How many bedrooms does a UL Residence villa have?
Four bedrooms, two of them master suites, plus a ground-floor utility room that the developer counts as a maid’s room. Every bedroom has its own bathroom.
Is UL Residence gated and guarded?
Yes, with three tiers of security and a guardhouse on Jalan Boundary.
Is UL Residence the same as One Boundary?
Yes. The developer’s brochure brands the project One Boundary; the guardhouse faces Jalan Boundary.
Unit Sizes
| Type | Size | Bedroom | Bathroom |
|---|---|---|---|
| Type Villa | 28' x 33' sqft | 4+1 Bedroom | 5 Bathroom |
Is UL Residence Right For You?
Why Buy at UL Residence
A private lift in a landed home. All five levels are served by the villa's own lift, so the upper bedroom floor and the roof garden stay usable for older family members. That is rare in landed housing.
Two master suites a floor apart. The second and third floors each hold a master bedroom with a walk-in wardrobe, bathroom and balcony, plus another en-suite bedroom. Two generations can share the house without sharing a floor.
Gated, finished and in old Air Itam. Three-tier security, three parking bays per home and a completed estate, 0.5 km from the Air Itam morning market and close to Chung Ling, Kong Min and Sin Kang schools.
Why UL Residence May Not Suit You
No defect warranty. The estate was completed in 2019 and villas are sold without a defect warranty period. Inspect the unit, the lift and the roof waterproofing yourself, or bring someone who can.
Still on the master title. The developer's summary records a residential master title, so individual titles are not yet in hand. Ask the lawyer how and when yours will be issued before you sign.
Five floors to run. A vertical house means a lift to service, more stairs to clean and a utility floor at the very top. Buyers who want everything on one or two levels will find a conventional semi-D easier to live in.
Our Take
Who is UL Residence best for?
UL Residence in Air Itam, Penang is best for parents and grown children under one roof: each of its two bedroom floors pairs a master suite with an en-suite bedroom, the developer counts the ground-floor utility room as a maid's room, and a private lift links all five levels.
- Why the floor split works
- The second and third floors hold only bedrooms, their bathrooms, walk-in wardrobes and balconies. Living, dining and kitchen take the first floor, and laundry sits on the fourth beside the 442 sq ft roof garden.
- Pick differently if
- A corner villa (Type A Corner or B Corner in the site-plan legend) if you want an end-of-row position rather than a house between two neighbours.
- Check before you book
- Ask which of the nine lettered types, A to C4, your villa is, and get that type's built-up from the sales chart. The brochure prints one sample plan with no type letter.
Want the type letter of each villa marked on the site plan? Ask us on WhatsApp →
By the MyDreamProp team · Updated · Our view, based on the developer's brochure plan and site plan.
Looking to rent or buy at UL Residence?
UL Residence is completed, so units come up for rent and resale. We have none listed right now; send us your budget and we will check what is available.
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Area Deep Dive: Air Itam, Penang
Schools and campuses3
- SMK Air Itam
- SJK(C) Kong Min Pusat
- Penang Chinese Girls High School (Georgetown)
Healthcare3
- Penang Adventist Hospital
- Island Hospital
- Hospital Pulau Pinang
Daily essentials3
- Pasar Air Itam
- Sunshine Square Farlim
- Ayer Itam Dam recreation area
Transit and highways3
- Bukit Kukus Paired Road
- Jalan Air Itam to George Town
- Penang Hill Funicular Railway (Air Itam terminus)
Distances vary by exact address and time of day. Drive your intended commute at peak hour before deciding.
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