By The Sea Batu Ferringhi Review 2026 — Is RM1,704 PSF Real?

New to the area? My Batu Ferringhi 2026 buyer's guide covers every building nearby, with prices and the downsides as well as the upsides. This post zooms in on one decision.

Is RM1,704 psf a real number in Batu Ferringhi? Yes — but only for a handful of stacks in this one building, and that distinction is the whole review. By The Sea is a 138-unit freehold condominium completed in 2015 by Crescent Consortium Sdn Bhd (SDB Properties), with asking prices from RM950,000 and a PSF band of RM1,200 to RM1,704 that is the widest and highest of any Batu Ferringhi condo I track. The top of that band is earned by direct sea-facing units on good floors. The rest of the building is priced like the rest of Batu Ferringhi.

The essentials: 138 freehold units completed 2015 — the biggest established condo in the Batu Ferringhi beach belt by unit count. Layouts span 1,037-3,012 sqft, so compact and family-scale sit in the same block. Current asking runs from RM950,000 at RM1,200-1,704 psf, and the reason that PSF spread is so wide is worth understanding: facing and floor drive it, not a building-wide premium. The RM1,704 ceiling belongs to direct sea-facing stock; non-sea-facing or low-floor units can land closer to Batu Ferringhi's ordinary RM400-600 psf band. 138 units cuts both ways at resale — more liquidity than the boutique schemes in the area, but also more in-building competition when you sell.

One Building, Two Price Levels

The spread at By The Sea is not noise. A direct sea-facing unit on a good floor sits at the top of the RM1,200–1,704 range; a lower-floor or inward-facing unit in the same lift core can trade close to Batu Ferringhi's ordinary RM400–600 psf band. So "up to RM1,704 psf" is accurate for the best units and misleading if you apply it to the building as a whole.

The practical consequence: never accept a quoted price here without the stack, floor and facing attached. Two listings in By The Sea at very different psf can both be fairly priced. Current stock and stack detail are on the By The Sea project page.

What the Sea-Facing Premium Is Actually Buying

Batu Ferringhi's entire case is the beach, and By The Sea's best units look straight at it. That is why the premium stacks command what they command — a clear, direct sea view on a beach-belt address that has had decades of hotel and F&B infrastructure built around it. The Batu Ferringhi area guide covers the wider buyer profile and yield picture.

The flip side is that the premium is narrow. Move one stack inward or a few floors down and the view — and the price — drop away quickly. If you are paying for sea-facing, pay only for sea-facing.

138 Units in a Belt of 15- to 32-Unit Schemes

Ferringhi Hills has 32 units, La Ferringhi 20, Ferringhi Pearl 15. By The Sea's 138 makes it the large building on this stretch, and that changes how it behaves as an asset. On the way in, you get choice and a more active resale market than the boutique schemes can offer. On the way out, an average unit competes with other average units in the same building, which caps how hard you can push on price.

The exception is the premium sea-facing stock. Within 138 units those stacks are still scarce, so the in-building competition argument applies far less to them — another reason the top of the band holds.

From 1,037 to 3,012 sqft Under One Roof

The size range runs from a compact 1,037 sqft through to 3,012 sqft family layouts. That breadth is unusual for a beach-belt condo and means By The Sea serves two quite different buyers: a holiday-use or rental owner at the smaller end, and a family or long-stay owner at the larger end. Ask which end of the range a quoted price sits in — a RM950,000 entry and a top-floor sea-facing 3,000-footer are not the same product, even if they share a lobby.

What it rents for

Asking rents at By The Sea @ Batu Ferringhi in the listings I tracked in September–October 2026 ran from about RM4,000 to RM6,500 a month for most homes. Furnishing, floor and view move the number a lot, so treat this as a range to test against the specific unit, not a promise.

Foreign Buyers, and Who This Is Right For

On eligibility: the RM950,000 entry asking sits just under Penang Island's RM1,000,000 foreign-buyer minimum, so a foreign buyer needs a unit priced at RM1,000,000 or above — that rules out only the very cheapest stock here, but check the exact price on the unit in front of you rather than assuming.

By The Sea suits a buyer who wants premium sea-facing stock in Batu Ferringhi and is prepared to verify stack, floor and facing before believing a price; a buyer who wants more ease of resale than the 15- to 32-unit schemes offer; and anyone who wants a wide choice of sizes in one address. It does not suit a buyer who assumes every unit here trades at premium psf — the pricing story is about specific units, not the building — or someone who wants a small, boutique scheme, which is what Ferringhi Hills, La Ferringhi and Ferringhi Pearl are for.

Sources: Zac Ong (REN 64593) verified this against developer records. Foreign-buyer minimum, state levy and stamp duty per Penang state and federal rules. Confirm current numbers before you sign anything. Asking rents from listings I track (September–October 2026).