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

Part of my Batu Ferringhi 2026 buyer's guide. For the full corridor read — every project, PSF band, foreign-buyer angle and honest catch — start there. This piece drills into one specific decision within it.

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.

Key takeaways:

• Freehold, 138 units, completed 2015 — the biggest established condo in the Batu Ferringhi beach belt by unit count.
• Asking from RM950,000; PSF RM1,200–1,704 — facing and floor drive that spread, not a building-wide premium.
• The RM1,704 ceiling belongs to direct sea-facing stock — non-sea-facing or low-floor units can land near the area's typical RM400–600 psf.
• 1,037 to 3,012 sqft — compact units through to family-scale layouts in the same block.
• 138 units cuts both ways — more resale liquidity than the boutique schemes, 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 stacks 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 genuinely 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.

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 quantum on the unit in front of you rather than assuming.

By The Sea suits a buyer who specifically 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 resale liquidity 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 stacks, not the building — or someone who wants a small, boutique scheme, which is what Ferringhi Hills, La Ferringhi and Ferringhi Pearl are for.

Sources: Project prices, PSF, sizes, unit counts, tenure, land title, developer and completion year from our tracked dataset, compiled from developer price lists, official project sites and public listings. Sub-sale asking verified from live portal listings using the median-anchored method, with bait listings and relisted units excluded. RPGT rates and the s.21B retention per the Real Property Gains Tax Act (LHDN). Stamp duty per the Stamp Act (LHDN) — a flat 8% for foreign buyers, tiered 1–4% for citizens. The foreign-buyer minimum purchase price, 3% island / 2% mainland state levy and state consent requirement per Penang state policy and s.433B of the National Land Code. Rental yields derived from our own tracked asking rents and prices — directional, not an official benchmark. Figures move with the market — confirm current details with the developer or your solicitor before committing.