Utropolis Utama Sensasi Shop Office For Sale in Batu Kawan
A freehold Level 1 commercial shop-office at Utropolis Utama / Sensasi, Batu Kawan with 1,764 sqft built-up in bare-unit condition. Reference asking price: RM650,000, equivalent to approximately RM368.48 psf.
Market evidence checked: · Page updated:
Property & Unit Snapshot
The reference unit is a completed / subsale commercial shop-office within Sensasi at Utropolis Batu Kawan. The supplied listing states Level 1, 1,764 sqft built-up and bare-unit condition. Public project references identify Sensasi as a freehold development by Paramount Property with 196 commercial office / retail units. Unit-specific parking allocation, maintenance charges and exact frontage should be reconfirmed before purchase.
- Property Type
- Shop / Office · Commercial Suite
- Status
- Completed / Subsale
- Project / Phase
- Sensasi @ Utropolis Batu Kawan / Utropolis Utama
- Tenure
- Freehold
- Title
- Commercial Title · project reference
- Level
- Level 1 (L1)
- Built-Up
- 1,764 sqft
- Condition
- Bare Unit
- Developer
- Paramount Property
- Completion
- Completed · secondary project references cite 2019
- Commercial Units
- 196 units in Sensasi commercial component
- Map Location
- 5.240307, 100.435587
Photo Gallery
Six property images are embedded directly from Propmula. Click any photo to enlarge it.
Current Asking & Listing Status
This page uses RM650,000 as the reference asking price for the photographed 1,764 sqft Level 1 bare commercial unit. Current availability, exact strata parcel details, frontage, parking rights, maintenance charges and vacant-possession status should be reconfirmed before viewing or making an offer.
Reference profile: Level 1 commercial shop / office · freehold · bare unit · Batu Kawan.
Owner-Occupier / Value-Led Commercial Buyer
The unit may suit an owner-occupier office, education / training use, professional services, wellness or back-office operation that values a larger 1,764 sqft floorplate and is prepared to fund its own fit-out. Retail users that depend heavily on ground-floor walk-in traffic should assess visibility, access and actual Level 1 footfall carefully.
Current Market Snapshot
The latest public evidence reviewed separates the seller's marketing claim, current asking listings and registered transactions. The RM650,000 subject price is approximately RM368.48 psf. This is materially below the latest registered project median PSF, but the total asking price is close to the registered median total price because the subject unit is larger than many smaller commercial suites.
- Subject askingRM650,000
- Subject built-up1,764 sqft
- Subject asking rate≈ RM368.48 psf
- 936 sqft visible asking exampleRM460,000 · ≈ RM491 psf
- 970 sqft visible asking exampleRM490,000 · ≈ RM505 psf
- 936 sqft visible asking exampleRM600,000 · ≈ RM641 psf
The smaller visible asking examples sit at materially higher PSF rates, but they are not like-for-like because floor area, level, frontage, configuration and seller urgency can differ.
- Sample periodDec 2024 – Oct 2025
- Sample size10 commercial transactions
- 25th percentile priceRM530,500
- Median priceRM658,000
- 75th percentile priceRM956,800
- 25th / Median / 75th PSFRM562 / RM568 / RM692
The subject RM650,000 asking is about 1.2% below the registered median total price, while its approximate RM368 psf is about 35% below the registered median PSF. The difference should not be read as an automatic valuation discount because the transaction set may contain different unit sizes and positions.
- ~1,658 sqft Utropolis office askingRM1,600 / month
- ~1,700 sqft Utropolis office askingRM3,000 / month
- 936 sqft upper-floor examplesAbout RM1,100 – RM1,200 / month
- Indicative gross yield range on RM650k*≈ 2.95% – 5.54%
*The yield range simply applies current asking-rent references of RM1,600–RM3,000 to RM650,000. It is not a forecast for this exact unit. Fit-out, level, frontage, parking, tenant profile, vacancy and management costs can materially change achievable rent.
How to read the “40% below market” claim
The source marketing message describes the property as “Below Market Value 40%”. The public transaction snapshot does not independently prove an exact 40% discount. On PSF, the asking rate is roughly 35% below the project's registered median PSF, but by total price it is only around 1% below the registered median price. A formal valuation and like-for-like comparison of Level 1 units with similar floor area and frontage are therefore important before treating the marketing claim as established.
Estimated Buyer Cost & Financing
Estimated Monthly Instalment
- Reference priceRM650,000
- Illustrative loan margin90%
- Illustrative loan amountRM585,000
- Illustrative tenure25 years
- Illustrative rate3.6% p.a.
Before Legal / Valuation / Disbursements
- 10% downpayment assumptionRM65,000
- Loan stamp duty at 0.5% of RM585kRM2,925
- Transfer stamp duty estimate at RM650kRM13,500
- Legal / valuation / disbursementsNot included
Life Efficiency & Nearby Essentials
The table below uses approximate driving time from the supplied Utropolis location, not walking time. Times assume normal / off-peak conditions and may vary with traffic, junction delays, access points and parking.
| Category | Place / Facility | Driving Time | Assessment |
|---|---|---|---|
| Kindergarten | Little Caliphs Batu Kawan (Khalifah Didik) | ~2 min drive | Very close preschool access within the Bandar Cassia commercial cluster. |
| Primary School | SJK(T) Batu Kawan | ~7 min drive | Local primary-school access is within a short drive. |
| Secondary School | SMK Batu Kawan | ~7–8 min drive | Secondary education is accessible within the broader Batu Kawan catchment. |
| University / College | UOW Malaysia KDU Penang University College, Batu Kawan | ~1 min drive | The campus is immediately adjacent to the Utropolis ecosystem and is a direct daytime population source. |
| Mall / Supermarket | Design Village Outlet Mall | ~3 min drive | Major retail, dining and visitor activity is very close to the property. |
| Market / Restaurant | Utropolis Kopitiam | ~1 min drive | Immediate food convenience for staff, students, visitors and customers. |
| Petrol Station | Caltex Batu Kawan | ~2 min drive | Fuel access is close to the commercial precinct. |
| Public Transport | Design Village / Batu Kawan bus-stop catchment | ~3 min drive | Bus access exists, although private vehicles and e-hailing remain important in Batu Kawan. |
| Hospital / Clinic | Columbia Asia Hospital Batu Kawan | ~1 min drive | A major private hospital sits almost next to the development. |
| Bank | Affin Bank Bandar Cassia | ~4 min drive | Everyday business banking is available within the same Bandar Cassia catchment. |
Livability Analysis
For this commercial property, the standard Propmula livability framework is interpreted as day-to-day occupier and workplace usability, not residential living. The five dimensions total 40/50.
Investment Analysis
Using the same five-factor Propmula framework as the Taman Desa Impian reference page, the indicative investment dimensions total 33/50. Scores are a structured property-analysis framework, not a guarantee of returns or future value.
Utropolis Utama Sensasi Decision Summary
What This Listing Is
A completed / subsale freehold commercial shop-office at Sensasi, Utropolis Batu Kawan. The supplied listing states Level 1, 1,764 sqft built-up and bare condition at RM650,000.
Current Market Position
The asking rate is about RM368 psf versus the latest reviewed registered project median of RM568 psf, while the total RM650,000 price is close to the registered median RM658,000. Size and level differences mean the low PSF should be validated with like-for-like units and a formal valuation.
Strengths & Trade-offs
Strengths are freehold tenure, a relatively large commercial floorplate, immediate university / hospital catchment and strong driving access to Batu Kawan amenities. Trade-offs include bare-unit fit-out cost, active competing commercial supply, uncertain unit-specific parking / maintenance details and Level 1 footfall considerations.
Best-Fit Buyer
Most suitable for an owner-occupier or value-led commercial buyer who can use a larger office / service space and who is prepared to verify access, frontage, fit-out cost, management rules, parking and achievable rental before committing.
FAQ
Where is the unit located?
The reference unit is at Utropolis Utama / Sensasi, Persiaran Cassia Barat 3, Bandar Cassia, Batu Kawan, Penang. The supplied map coordinates are 5.240307213712738, 100.43558693486362.
What are the stated size, level and condition?
The listing states Level 1 (L1), 1,764 sqft built-up and bare-unit condition.
What is the current asking price?
The reference asking price is RM650,000, equivalent to approximately RM368.48 psf.
Is the property freehold?
Yes. Public project references identify Sensasi / Utropolis Utama commercial units as freehold.
Who is the developer?
Sensasi is part of Utropolis Batu Kawan by Paramount Property. Public project references describe the development as completed.
What are the nearby travel times?
This page uses approximate driving times only, not walking times. Major nearby destinations are generally around 1–8 minutes by car under normal / off-peak conditions, but actual travel time varies with traffic and parking.
What should a buyer verify before offering?
Confirm the exact strata parcel, title details, unit frontage and visibility, maintenance and sinking-fund charges, parking / access rights, vacant possession, allowable business use, fit-out requirements, financing margin and an independent valuation.