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Eco Sun (Irama D'Duduk)
New Launch by ECOWORLD

Eco Sun (Irama D'Duduk)

Freehold at Eco Sun: 500 homes, all 1,000 sq ft, each with three bedrooms and two car parks, in a single price band

Eco Sun, Batu Kawan, Penang

Indicative price from RM427,000 Gross price, before any rebates

Tenure
Freehold
Completion
Jun 2030
Units
500
Type
Condo/Apartment

Overview

About Eco Sun (Irama D'Duduk)

Irama D' Eco Sun is the duduk serviced apartment within Eco Sun, EcoWorld's township at Batu Kawan in Seberang Perai on the Penang mainland. The brochure describes it as a 33-storey freehold tower on 3.17 acres. It holds 500 homes, and they are all identical: 1,000 sq ft with 3 bedrooms, 2 bathrooms and 2 car parks, handed over semi-furnished. Two floor plans appear in the brochure, Type A and Type BM, both with the same size and layout of rooms, while the typical level plan shows six unit codes altogether. Prices range from RM521,950 to RM578,050, roughly RM522 to RM578 per square foot, with the difference coming from floor and facing rather than size. The statutory block lists June 2029 as the expected completion date. The land is freehold, but the title is commercial, and it has been confirmed that the sale falls under the Housing Development Act. This means the statutory sale and purchase agreement applies, together with its damages for late delivery and its defect liability period. The maintenance charge, also confirmed, is RM300 a month. The tower stands next to the Sunspark, over the Irama Square commercial area and a short walk from the Aurea retail district, with the Everine terrace homes lying to the west within the same masterplan. The ground floor carries fourteen facilities: adult pool, kids pool, pool deck, sunken plaza, playground, green lawn, BBQ area, multipurpose hall, co-working space, hair salon, facial room, massage room, mailbox and drop-off, with a gymnasium on level 2. The developer is Eco Horizon Sdn Bhd 201401006910 (1082988-W), and the project is approved by Majlis Bandaraya Seberang Perai under developer's licence 19152/01-2029/1486(A) and advertising and sales permit 19152-15/05-2029/0330(N)-(S). A 5% bumiputra discount is offered, and Public Bank Berhad is listed as the registered land encumbrance. On the brochure's location map, Eco Sun lies off Jalan Tun Abdullah Ahmad Badawi next to Stadium Batu Kawan, between the North-South Expressway's Batu Kawan and Bukit Tambun tolls, with the Penang Second Bridge heading west to the island.

All Homes Measure 1,000 Square Feet

Each of the 500 has three bedrooms and two bathrooms. Prices vary by floor and facing, not by size.

Every Unit Gets Two Car Parks

A 1,000 sq ft home at this price comes with two bays. Make sure both are stated in the booking form.

Handed Over Semi-Furnished

What counts as semi-furnished varies from launch to launch. Ask for an itemised list attached to the agreement.

Next To The Sunspark, Over Irama Square

The tower faces the lake with its own pool deck in between, and the Aurea shops lie across the park.

At a glance

Location
Batu Kawan, Seberang Perai, Penang
Developer
Eco Horizon Sdn Bhd 201401006910 (1082988-W) — EcoWorld's duduk
Type Of Development
33-storey serviced apartment on 3.17 acres
Total Units
500
Tenure
Freehold
Title
Commercial, sold under the Housing Development Act
Built-Up
1,000 sq ft on every unit
Bedrooms
3 bedrooms, 2 bathrooms
Car Park
2 bays per unit
Maintenance Fee
RM300 a month
Est. Completion
June 2029
Price
RM521,950 – RM578,050

The sales chart, live · 12 November 2026

The sales chart from the gallery, on your phone

Every unit at Eco Sun (Irama D'Duduk), floor by floor. Lower floors are selling 1.9× faster than upper floors. 321 of 500 units are still open. Ask and we'll send you the exact units left, with prices.

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Source: TEDUH, KPKT · Units as at 12 November 2026. Sold means a signed S&P, not a booking. Prices are the developer's price list.

Eco Sun (Irama D'Duduk)

Location

What's nearby

Eco Sun, Batu Kawan, Penang

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Eco Sun lies off Jalan Tun Abdullah Ahmad Badawi next to Stadium Batu Kawan, between the North-South Expressway's Batu Kawan and Bukit Tambun tolls, with the Penang Second Bridge heading west to the island.

The Eco Sun township at Batu Kawan from the air at dusk, with the Irama tower on the right, the Irama Square commercial area at its foot, the Sunspark lake and park in the middle and the Aurea two-storey shops on the left, artist's impression
Irama in the township, with Irama Square at its foot, the Sunspark beside it and the Aurea shops across the park. Artist's impression —
The brochure's location map: Eco Sun at Batu Kawan on the Penang mainland, beside Stadium Batu Kawan, Bandar Cassia and the BKIP 1 industrial park, between the Batu Kawan and Bukit Tambun tolls of the North-South Expressway, with the Penang Second Bridge west to the island and Penang International Airport
The developer's own location map.
Loading map…

FAQ

Questions buyers ask

What is the price of Irama D' Eco Sun?
The statutory block on the brochure's back page lists RM521,950 to RM578,050. With every unit in the tower at 1,000 sq ft, this comes to roughly RM522 to RM578 per square foot, and the full RM56,100 gap between the lowest and highest priced homes reflects floor level, facing and unit code rather than floor area. This is uncommon, and it makes the price list simple to follow: the only choice is position. In a tower like this, price is driven by height, by whether the view is of the Sunspark or the township, and by whether the unit is an intermediate or a corner one on the level plan. The same block also states a 5% bumiputra discount. Rather than relying on a printed range, request the current price list in writing with its date, since permits are issued well before launch and lists are often revised.
Is Irama on freehold or leasehold land?
It is freehold. The statutory block gives this as the land tenure, and the brochure itself calls it a 33-storey freehold serviced apartment. On the Penang mainland this carries less weight than on the island, where leasehold is much more widespread, yet it still means no concern over the remaining lease when selling and no state consent step at transfer. Freehold says nothing about the title category, however, and this is where Irama differs from the landed Eco Horizon phases: its title is commercial. The next answer explains this, as it is what affects the bills.
What kind of title does Irama have, and what does a commercial title mean for buyers?
The title is commercial, and the sale is governed by the Housing Development Act. This gives buyers the statutory sale and purchase agreement, which sets a fixed completion period, liquidated damages if the developer hands over late, a defect liability period after the keys are received, and access to the housing tribunal when needed. As with any stratified block, there will also be a management body, a sinking fund and by-laws after handover, so ask to see the draft by-laws before signing.
What is the maintenance fee at Irama?
With every unit at 1,000 sq ft, the charge comes to about 30 sen per square foot each month, and the amount is identical for every home in the tower. There is no scale by size, as there is only one size. For a block that must run two pools, a pool deck, a sunken plaza, a gym on level 2, a multipurpose hall, a co-working space and a 33-storey lift core, thirty sen looks reasonable rather than worryingly low. Before signing, ask two things. First, is the sinking fund included in the RM300 or charged separately, and is it in sen per square foot or ringgit a month? Second, what is the figure based on: an estimate made by the developer before handover, or a budget the management body has properly costed? Charges on new towers before handover are estimates, and they are usually revised in the first year after the management body takes control.
Which unit types and sizes are available at Irama?
All 500 homes share one size and one layout of rooms: 1,000 sq ft, 3 bedrooms and 2 bathrooms. The brochure shows two floor plans, Type A and Type BM, and both are reproduced in full on this page. They are essentially the same home arranged in two ways: a master room with an attached bathroom next to the living area, Bedroom 2 and Bedroom 3 sharing the second bathroom, a kitchen with a yard behind, a foyer by the entrance, a balcony leading off the living room and two air-conditioning ledges. The difference lies in which side the master room is on and where the kitchen and yard are placed, which in practice affects the morning light and which rooms face the corridor. The typical level plan shows six unit codes in total, A, A2, A3, AM, B and BM, set out in an L shape around a single lift lobby.
How many bedrooms are in each Irama unit?
There are three, and each is a proper bedroom. Both published plans show a master room with Bath 1 next to it, followed by Bedroom 2 and Bedroom 3 with Bath 2 between them. No study, utility or maid room has been counted as a bedroom, so the developer's count matches the one used here, as List.my counts only true bedrooms across the site. Fitting three proper bedrooms into 1,000 sq ft gives a practical layout rather than a squeezed one, since at this size the third room is a usable room and not a cramped box. The yard behind the kitchen is simply a yard and is not included in the count.
How many car parks are included with an Irama unit?
Every unit comes with two. This is the standout figure of the launch. For a 1,000 sq ft three-bedroom costing around half a million ringgit, a second bay is often an upgrade, a ballot or a separate purchase, and for a mainland household with two people driving to work, it can decide whether the home is practical at all. Even so, there are three steps to take: have both bays stated in the booking form and the sale and purchase agreement instead of relying on a verbal promise, check whether they are side by side or tandem, and ask what electrical provision exists in the car park for charging an electric car. The specifications table lists 15 power points inside the home but says nothing about the basement.
When will Irama be completed?
The statutory block gives June 2029 as the expected completion date. However, the date that is legally binding is the one in the sale and purchase agreement, not the one in a brochure or on this page. As the sale falls under the Housing Development Act, that agreement follows the statutory form, with a fixed completion period, liquidated damages for late delivery by the developer and a defect liability period after the keys are handed over. Also note that the advertising and sales permit is valid until 2 May 2029, which is the period in which the development may be marketed, and that the specifications table includes a disclaimer stating every item may change on the architect's recommendation or at the authorities' direction.
Which developer is behind Irama at Eco Sun?
The developer is Eco Horizon Sdn Bhd, company number 201401006910 (1082988-W), EcoWorld's company for Batu Kawan. Irama is marketed under duduk, EcoWorld's own label for its more affordable homes, and this name appears on the cover and the back page. The statutory block is more complete than most sales pamphlets and is worth using: developer's licence 19152/01-2029/1486(A), valid from 13 January 2024 to 12 January 2029; advertising and sales permit 19152-15/05-2029/0330(N)-(S), valid from 3 May 2026 to 2 May 2029; approving local authority Majlis Bandaraya Seberang Perai; building plan reference MBSP/40/20-73/122(SR)(19); Public Bank Berhad as the registered land encumbrance; restriction in interest, nil; bumiputra discount, 5%. Verify the licence and permit numbers on the Ministry of Housing and Local Government's register instead of trusting a flyer, as they are published so they can be checked, though most buyers skip this step. The same developer is also building the Everine terrace homes on the western half of this masterplan, which List.my covers in a separate listing.
What facilities are available at Irama?
There are fourteen numbered facilities on the ground floor plus a gymnasium on level 2, all shown on the facilities plan in the brochure and reproduced on this page. On the ground floor are the drop-off, mailbox, multipurpose hall, hair salon, co-working space, facial room, massage room, BBQ area, green lawn, pool deck, adult pool, sunken plaza, kids pool and playground. Two points stand out. First, the selection: a hair salon, facial room and massage room are not usual on the ground floor of a 500-unit block at this price, so ask the developer about the management plan and whether these will be run as concessions or left unused. Second, the pool deck, adult pool and kids pool are on the side facing the Sunspark, the same side that some of the higher priced units overlook.
Where is Batu Kawan, and what is the distance from Irama to Penang island?
Batu Kawan lies in Seberang Perai on the Penang mainland, and it is the new town the state has been developing around where the Penang Second Bridge lands. The industrial park, the stadium, the outlet mall and the university campuses are all located there. According to the brochure's location map, Eco Sun is off Jalan Tun Abdullah Ahmad Badawi next to Stadium Batu Kawan, between the North-South Expressway's Batu Kawan and Bukit Tambun tolls. The Penang Second Bridge heads west to the island and Penang International Airport, while Bandar Cassia, the BKIP 1 industrial park, Auto City, Juru, Bukit Minyak, Bukit Mertajam and Simpang Ampat are shown around it on the mainland. It is wise to drive the route personally at the usual commuting time before paying any booking fee.
Is Irama worth investing in?
On the plus side, a freehold 1,000 sq ft three-bedroom at RM522 to RM578 per square foot, with two car parks and a semi-furnished handover, is a simple rental offering in a town where demand comes from jobs: the Batu Kawan Industrial Park, the bridge and state investment, not just a developer's promise. Having just one unit size also makes comparable rents easy to judge, as every neighbour rents out the same home. On the minus side, 500 identical homes completing together around June 2029 means 500 identical homes entering the rental market in the same quarter, which tends to push first-year rents down. The mainland rental market is also smaller than the island's, so yield expectations taken from Gelugor or Tanjung Tokong will not apply here. In addition, Irama Square and the Aurea shops exist only on plans so far, so the convenience promoted in the brochure depends on a timeline nobody has yet shown. Calculate the figures for the specific unit, including the RM300 charge and the sinking fund, before trusting any yield shown in a presentation.
Are foreigners allowed to buy at Irama?
Penang has a minimum purchase price for foreign buyers, and the threshold for the island is different from that for the mainland, where Batu Kawan is located. Prices here fall in a range where eligibility depends on the precise threshold currently in force, the type of property and whether the purchase is under MM2H, and the state updates these rules from time to time. For that reason, no figure is given here, as it may have changed since the brochure was printed.
What specifications come with an Irama unit?
Page 6 of the brochure contains a complete specifications table, and a fair summary is that this is a solidly built standard apartment, not a luxury one. It lists a reinforced concrete structure, masonry or reinforced concrete walls, a reinforced concrete slab roof, skim coat and paint or ceiling board for ceilings, aluminium frame glass windows, a fire rated main entrance door with timber flush doors for bedrooms and bathrooms, an aluminium frame glass sliding door to the balcony, standard ironmongery, quality tiles in the foyer, living, dining, kitchen, yard, balcony, bedrooms and bathrooms, cement render in other areas, toilet walls tiled to ceiling height or 2.4 m whichever is lower, and a fibre wall socket. All types share the same fittings schedule: 2 water closets, 2 wash basins, 2 showers, 1 kitchen sink, 13 lighting points, 15 power points, 5 ceiling fan points, 2 water heater points and 4 air-conditioner points. Wording such as "quality tiles" and "where applicable" is where real differences hide, so request the actual brands and models before signing, and keep the table, since it is the checklist for inspecting the home at handover. The semi-furnished list is not part of this table, so ask for it in writing as well.

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  • Prices from RM427,000
  • The units still available
  • Floor plans and the e-brochure