Ten minutes into shopping Batu Ferringhi you'll notice something the marketing doesn't tell you: nobody is selling a new-launch condo here. Not one active tower. Every serious answer to "which Batu Ferringhi condo?" is a completed building with a decade or more of settled character behind it — and that changes what shopping the area actually means. You're not comparing developer show units. You're walking eight real buildings and picking the one whose 10-year-old resident mix fits how you want to live at the beach.
Here are those eight, ranked the way I'd rank them for a buyer sitting across from me.
Key takeaways:
- All 8 active market picks are subsale, freehold — no new-launch condo here in 2026
- Genuine beachfront tier: By The Sea (from RM950K), Moonlight Bay (from RM1.49M) — the "toes in sand" or "8-min beach walk" options
- Boutique freehold: Moonlight Bay (90 units), The Marin (149 units), 10 Island Resort (266 units) — sub-300-unit character
- Foreign-eligible on units from ~RM1M; Iconic Vue is entirely below the floor, and Ferringhi Hills is landed, which needs RM3M
- PSF band roughly RM490-1,440 depending on floor, view axis and beach proximity
- Landed alternative: if condos aren't the ask, Ferringhi Pearl, La Ferringhi, Pearl Residences BF, Ferringhi Hills are the area's landed answer
- Full area context: Batu Ferringhi property guide 2026
Send me your budget + purpose (own-stay retirement? MM2H? weekend home?) → WhatsApp → matched shortlist within business hours.
How this ranking is built
Not a developer-paid list. Every project below is ranked on my honest 5-point rating (published on each project's own page), and only projects clearing:
- Freehold tenure — leasehold BF stock excluded (there is very little of it here anyway)
- Subsale-active — projects with real listing turnover in 2026
- Verified pricing — asking prices confirmed against current portal + agent-verified data
- Recommendable — no shelved or troubled projects
Order is my rating with brand + boutique scale as tiebreakers.
The Batu Ferringhi best condos 2026 — the ranking
1. Moonlight Bay — the boutique 90-unit answer
- Developer: Ivory Properties Group Berhad
- Tenure + title: Freehold, residential
- Price from: RM1,490,000
- PSF: ~RM710-750
- Units: 90
- Rating: 4.5/5
- Full review: Moonlight Bay review 2026
Why it's #1: the area's tightest scarcity-to-quality ratio. 90 units is boutique — most BF buildings have 130-250 — and the estate has settled into a stable resident base with mature landscaping. Beach access is 5-8 min walk (not toes-in-sand), and the trade-off is boutique intimacy over immediate beachfront. For wealthy second-home buyers, retirees, or MM2H families who want scale-of-community more than exact-water-proximity, Moonlight Bay is the picked-not-pitched answer.
2. By The Sea @ Batu Ferringhi — the actual beachfront
- Developer: Crescent Consortium (SDB Properties)
- Tenure + title: Freehold, residential
- Price from: RM950,000
- Units: 138
- Rating: 4.2/5
- Full review: By The Sea review 2026
Why: the area's only toes-in-sand condo. Ground-floor units open onto the beach directly; higher floors get uninterrupted horizon axis. Product is denser than Moonlight Bay (138 vs 90 units) so the amenity + lift core feels busier, but you're paying for the actual water access that no other Batu Ferringhi condo offers at similar ticket. Foreign-eligible on units priced above RM1M; entry unit under that is Malaysian/PR only.
3. The Marin @ Ferringhi — the mid-tier foreign-eligible sweet spot
- Developer: Plenitude Bayu Sdn. Bhd.
- Tenure + title: Freehold, residential
- Price from: RM1,158,000
- Units: 149
- Rating: 4.3/5
- Full review: The Marin @ Ferringhi review 2026
Why: the area's most balanced accessible-foreign-eligible pick. From RM1.16M clears the RM1M floor with margin, 149 units gives real listing turnover, and the sea view axis is unobstructed on the north-facing stacks. Not boutique, not beachfront, but the most rational Batu Ferringhi condo for a first-time foreign buyer who wants a real freehold BF address without the boutique premium or the beachfront ticket.
4. Ferringhi Residence 2 — the residential-title clarification
- Developer: Mah Sing Group Berhad
- Tenure + title: Freehold, residential
- Price from: about RM720,000 (resale)
- Units: 632
- Rating: 4.2/5
- Full review: Ferringhi Residence 2 review 2026
Why: the area's largest single tower (632 units), which cuts both ways. Density means shared amenities feel busy, but it also means the deepest listing inventory in the area — buyers have real unit-by-unit choice on floor, orientation, and renovation state. Residential title (not commercial serviced-apart) matters more here than at some peers because the original naming confusion between Ferringhi Residence and Ferringhi Residence 2 leads foreign buyers to mis-identify title class. Verify before offer.
5. 10 Island Resort — the sub-RM1M entry with genuine beach adjacency
- Developer: Ivory Properties Group Berhad
- Tenure + title: Freehold, residential
- Price from: RM535,000
- Units: 266
- Rating: 4.4/5
Why: Malaysian/PR-only at entry (below the RM1M foreign floor) but the best sub-RM1M answer in the area. 266 units, beach-adjacent, freehold residential title. For local buyers this is the honest recommendation. Foreign buyers can enter at the RM1M+ larger layouts (typically 2-bed corner or 3-bed) — the smaller units are strictly domestic.
6. Ferringhi Residence — the accessible mid-tier
- Developer: Mah Sing Group
- Tenure + title: Freehold, mixed
- Price from: RM750,000
- Units: 210
- Rating: 4.1/5
Why: the more accessible sibling of Ferringhi Residence 2. Sub-RM1M entry is Malaysian-only; the RM1M+ upper stack is foreign-eligible. Mixed-title notation is worth verifying with your conveyancing lawyer — some units are on different title parcels than others.
7. Ferringhi Hills — the same-developer accessible landed sibling
- Developer: Seni Bahagia Sdn. Bhd.
- Tenure + title: Freehold, residential
- Price from: RM1,270,000
- Units: 32
- Property type: Landed (included as best-of context)
- Rating: 4.2/5
- Full review: Ferringhi Hills review 2026
Why: technically not a condo but included because the buyer conversation for BF often forks landed vs condo. Ferringhi Hills is the area's more accessible landed alternative at the same PSF band as several condos — same developer as Pearl Residences BF but at ~40% lower PSF. If your BF shortlist has landed on it, this is the practical baseline. Note that ordinary foreign buyers need RM3M for landed homes on the island, so Ferringhi Hills is for Malaysians and MM2H participants (from RM500,000).
8. Iconic Vue — the area's Malaysian-only accessible entry
- Developer: Iconic Land Sdn. Bhd.
- Tenure + title: Freehold, residential
- Price from: RM420,000
- Units: 232
- Rating: 4.0/5
Why: the cheapest entry in the area. Malaysian/PR only at asking, moderate rating, mostly of interest to local first-home buyers or investment landlords targeting the BF domestic-tenant pool. Not a foreign-buyer product at entry price.
Quick comparison — Batu Ferringhi condos 2026
| # | Project | Type | Tenure | From | Units | Rating | Foreign-eligible |
|---|---|---|---|---|---|---|---|
| 1 | Moonlight Bay | Condo | Freehold | RM1.49M | 90 | 4.5 | Yes |
| 2 | By The Sea | Condo | Freehold | RM950K | 138 | 4.2 | Above RM1M only |
| 3 | The Marin @ Ferringhi | Condo | Freehold | RM1.16M | 149 | 4.3 | Yes |
| 4 | Ferringhi Residence 2 | Condo | Freehold | RM720K | 632 | 4.2 | Above RM1M only |
| 5 | 10 Island Resort | Condo | Freehold | RM535K | 266 | 4.4 | Above RM1M only |
| 6 | Ferringhi Residence | Condo | Freehold (mixed) | RM750K | 210 | 4.1 | Above RM1M only |
| 7 | Ferringhi Hills | Landed | Freehold | RM1.27M | 32 | 4.2 | MM2H only (landed needs RM3M) |
| 8 | Iconic Vue | Condo | Freehold | RM420K | 232 | 4.0 | Malaysian only |
How I'd steer specific buyers
Most Batu Ferringhi conversations come down to a few recurring profiles. Wealthy second-home buyers from Hong Kong, Singapore, the UK and Australia usually land on Moonlight Bay for the boutique argument or By The Sea for actual water access — and retirees valuing daily beach walks tend to arrive at the same two. The Marin @ Ferringhi is where I take a first-time foreign buyer or an MM2H Gold applicant who wants the RM1M threshold cleared with only a modest stretch. Families thinking about a multi-generational compound almost always end up looking at landed instead — Pearl Residences BF, La Ferringhi, Ferringhi Pearl — and I usually just point them there rather than force a condo comparison. Malaysian own-stay buyers get the run of the area's sub-RM1M stock (10 Island Resort, Iconic Vue, Ferringhi Residence). Anyone with an Airbnb-first case should look elsewhere: under the 2026 homestay by-law, residential condos on Penang Island can't be licensed for short stays.
What I'd want you to know before you offer
Because everything active in Batu Ferringhi is subsale, there is no early-bird discount play here — every condo is priced to today's market rather than tomorrow's completion. Buyers looking for pre-completion upside won't find it in this area in 2026, and the upcoming branded seafront launch quietly in the pipeline for around 2030 will reset the whole area pricing conversation when it releases; it hasn't yet.
Beachfront claims deserve real scrutiny. Some units marketed as "seafront" have their view compromised by adjacent buildings, mature trees or setback distances — the listing photo can flatter a narrow gap between two blocks. Walk the exact unit's actual balcony before you offer; the difference between a genuine sea axis and a filtered one is meaningful money on both entry and resale.
And the homestay by-law that came into force in August 2026 changed the yield case for anyone counting on Airbnb income: residential condos on Penang Island can't be licensed for short stays, so yield modelling built on nightly rates is stale. Plan on own-stay or long-term letting.
Where the area is heading
Batu Ferringhi in 2026 is a pure subsale market at boutique scale — 8 active buildings, most under 300 units, all freehold, all with 8-15+ years of settled character. That will change if the pipeline new launch materialises around 2030, but until then the shopping conversation is essentially "which of these eight is your specific buyer profile." The good news is that with only eight, the conversation is finite — and once you know which one fits, real-time inventory is a WhatsApp message away.
Zac’s Take
Zac Ong
Batu Ferringhi's 2026 condo market is 8 subsale buildings, all freehold, most boutique. My honest top pick for the area's most rational buy: Moonlight Bay for boutique + wealthy second-home, By The Sea for genuine beachfront, The Marin @ Ferringhi for first-time foreign at RM1M+ threshold. Landed alternatives ([Ferringhi Pearl, La Ferringhi, Pearl Residences BF, Ferringhi Hills](/blog/batu-ferringhi-property-guide-2026/)) are the honest fork if the buyer conversation shifts to compound-scale space. No new-launch condo here in 2026; a branded seafront pipeline product targets ~2030.
The next step if this fits you
Send me your budget ceiling + purpose (own-stay retirement / MM2H / weekend home / long-hold investment) and citizenship (foreign vs local so I filter for RM1M-floor eligibility). WhatsApp me here and I'll come back with the current live listings that match your specific shortlist within business hours.
Area context if you're still zooming out: Batu Ferringhi property guide 2026 is the umbrella read, Batu Ferringhi vs Tanjung Bungah is the area comparison, and Batu Ferringhi vs Tanjung Tokong if you're deciding between northern areas. For the foreign-buyer costs, see the foreign buyer guide; for MM2H, the MM2H 2026 property buying playbook.
Sources: Project specifications, tenure, land title, unit counts, and current subsale asking prices checked against developer material and portal listings September 2026. Zac's ratings from individual project pages. STR by-law status per current Penang state regulations. Prices change with every listing, so check the current figure for the exact unit before you make an offer.