M Amaya: Japanese-inspired living on Penang’s seafront

This article appeared in the Aug 13, 2026 issue of the monthly print edition. Subscribe now.

What if a home could be fluid throughout the day, shaped not by man-made structures, but by nature’s caress? This is the language that frames traditional Japanese abodes, where space is never defined by walls alone. Instead, it is shaped by light, shadows, movements, and the moments that unfold within it.

Inspired by this philosophy, Mah Sing Group Berhad (Mah Sing) introduces M Amaya serviced apartment as a different way of living on Penang island’s southern coast. Located within the established Southbay township in Batu Maung, this freehold development occupies 4.8 acres overlooking the sea, where the rhythms of the coast, the different shades of the sky, and the changing natural light become part of life.

Notably, M Amaya is the awaited development following the success of Mah Sing’s M Zenni, a 33-storey serviced apartment in Southbay that has received overwhelming response from homebuyers who want to be part of this fast-growing urban-industrial community.

Over nearly 20 years, Mah Sing has shaped Batu Maung into one of the most established waterfront addresses in the Pearl of the Orient. Anchored by Southbay, the township hosts other established developments such as Residence @ Southbay, Southbay Plaza, The Loft @ Southbay and M Vista, and M Amaya represents the developer’s latest chapter in this ongoing transformation.

A dialogue between light and space

Inspired by the Land of the Rising Sun, M Amaya’s architecture is a dialogue between sunshine, landscape and crafted space. Drawing from the delicate translucency of Shoji screens and the intricate geometric patterns of Kumiko craftsmanship, the design creates a constant play of light and shadow that turns everyday living into a richer sensory experience.

Sun rays filter through patterned screens shifting across surfaces throughout the day.

Views are cleverly framed so that spaces unfold gradually. As the sun moves across the sky, the architecture responds, creating a composition where no two moments are quite the same.

Serene urban lifestyle with panoramic sea views

M Amaya comprises two 37-storey towers, housing 833 residential units and 11 commercial units, along with a podium of lifestyle facilities.

It is designed to appeal to young professionals, growing families, first-time homeowners, and investors seeking island prestige.

Five layout options cater to different lifestyles, ranging from compact 721-sq ft bachelor pads to family-oriented homes measuring up to 1,432 sq ft. Homebuyers can choose from 1+1-bedroom, 3-bedroom and 4-bedroom configurations, with layouts offering between two and three bathrooms.

Most residences feature private balconies overlooking panoramic views of the ocean, the Penang Second Bridge and the evolving southern coastline. With the outdoors as a backdrop, this space becomes a natural extension of the home, perfect for morning coffee, evening conversations, or simply a quiet watch of the horizon’s gradient colours.

Designed for the way people live today

The Japanese influence extends beyond architecture into the way the community is planned.

At M Amaya, a collection of thoughtfully-curated spaces encourages residents to move seamlessly between work, relaxation and connection. The tea house, zen garden, meditation deck and Kumiko Pavilion offer nooks of quiet retreat, while the infinity pool, Onsen Jacuzzi, yoga room and gymnasium support physical wellbeing. Besides that, the co-working room, co-dining room, and co-dining kitchen provide for flexible spaces where residents can work remotely, host gatherings, or chat with neighbours.

Whether sharing a meal with friends, collaborating on a project, enjoying a weekend barbecue, or simply a corner for some me-time, the development is designed to support a more balanced way of living.

Residents also enjoy greater peace of mind through a comprehensive multi-tier security system featuring controlled access points, security surveillance, and layered protective measures designed to safeguard residents around the clock.

Accessibility to everywhere in Penang

M Amaya’s location — which is just a stone’s throw from the upcoming Penang Silicon Island, Bayan Lepas Free Industrial Zone and Penang International Airport — places residents at the centre of Penang’s most significant growth corridor.

The development also offers exceptional connectivity to the George Town city centre via the Tun Dr Lim Chong Eu Expressway, and to the mainland via the Penang Second Bridge.

Future accessibility will be further enhanced through a dedicated shuttle service connecting residents to the upcoming LRT Permatang Damar Laut station, Queensbay Mall, and the airport.

For professionals working within Penang’s technology and industrial ecosystem, the location offers the convenience of reduced commute times while maintaining a resort-like residential environment.

Being an integrated project with its own retail podium, residents will find daily conveniences just a doorstep away. Already, Village Grocer has signed up a 19,000 sq ft space as an anchor tenant, offering easy access to quality grocery shopping and essentials once residents move in.

Built for a better tomorrow

Firmly focused on the future, M Amaya is targeted to achieve GreenRE Gold certification. It incorporates a range of sustainable features including solar energy for common areas, rainwater harvesting systems, and enhanced daylighting strategies.

Low-VOC materials, along with cross-ventilation design serve to improve indoor air quality.

To maintain a pristine environment throughout the development, the Automated Waste Collection System offers a cleaner, more efficient approach to waste management.

These initiatives not only reduce environmental impact but also contribute to healthier, more comfortable homes with lower longterm operating costs.

An opportunity to live distinctly

Scheduled for completion in 2030, M Amaya is set to be more than just another residential tower on the Penang skyline.

Launching from RM480,000 onwards, it offers a rare combination of freehold ownership, architectural distinction, sea views and strategic connectivity.

Adding further value is a complimentary semi-furnished package, which includes kitchen cabinets, hood and hob, air-conditioners, water heaters and wardrobes, allowing homeowners to move in with greater ease.

For those who have missed the opportunity with M Zenni, here is another chance to plant a seed of investment or make your future home within one of Penang’s fastest-growing districts.

Visit M Amaya Sales Gallery at 1-1-11, Puncak Southbay, Cangkat Batu Maung1, Batu Maung, Bayan Lepas for an opportunity to experience home in a different way. You can also take a trip there to get a firsthand feel of the lifestyle.

To know more, click on www.m-amaya.com.my or call 04-2024 269.

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