The Fount Batu Uban: Freehold New Launch Condo Near USM and the Future LRT

Why Batu Uban is on Penang buyers' shortlists

Batu Uban sits on the island's south-east between Gelugor and Bayan Lepas, close to Universiti Sains Malaysia (USM), Queensbay Mall and the First Penang Bridge. It offers a quieter hillside residential setting while remaining a short drive from George Town and the Bayan Lepas Free Industrial Zone.

For buyers searching for a new launch condo in Penang island outside the busiest Gurney and Tanjung Tokong corridors, Batu Uban can offer a calmer address with practical access to employment, education and retail.

About The Fount at The Sanctuary

The Fount by Runnymede is located within The Sanctuary, a gated and guarded 28-acre enclave in Batu Uban. The project comprises 280 freehold units on natural hillside terrain overlooking the Straits of Penang, with expected completion in October 2028.

Layouts range from 957 sq ft (3 bedrooms, 2 bathrooms) to 1,463 sq ft (4+1 bedrooms, 4 bathrooms), with mid-size 3+1 bedroom options around 1,226 to 1,237 sq ft. Facilities include an infinity cascading lap pool, jacuzzi, pickleball court, gym, jogging trail, tiered gardens and function rooms.

Connectivity: USM, LRT Mutiara Line and the bridge

Brochure distances place the proposed LRT Batu Uban station roughly 650m away, USM about 2.5km, Queensbay Mall about 2.8km, the First Penang Bridge about 4km and Penang International Airport around 7.8km. Always confirm the latest Mutiara Line alignment with MRT Corp and check the actual walking route rather than straight-line distance.

Rail access should be treated as a future consideration, not a guaranteed value driver. The location's appeal for daily life — schools, campus, malls and bridge access — should stand on its own.

Own stay or investment?

For own stay, The Fount suits families wanting larger 3 to 4+ bedroom layouts, freehold tenure and gated security in a quieter hillside setting. Visit at peak hours to assess traffic on Jalan Sultan Azlan Shah and nearby roads.

For investment, potential tenant pools include USM academic staff, postgraduate families and professionals working in Bayan Lepas. Estimate rent using current comparable new condos nearby, allow for vacancy and maintenance fees, and avoid relying on projected LRT premiums.

Checklist before booking a unit

Confirm the SPA timeline, tenure title, maintenance and sinking fund estimates, unit facing (sea or hill), floor level and the developer's track record. Request the latest unit availability and pricing privately from Homora's agents — we do not publish prices online.