Ferringhi Hills Review 2026 — Who Buys a Superlink by the Beach?

For the full picture of the neighbourhood, from prices to schools to the rules for foreign buyers, see my Batu Ferringhi 2026 buyer's guide. This post looks at one building in detail.

Who actually buys a three-storey superlink in Batu Ferringhi? Not the holiday-let investor — a 3,255 sqft house is the wrong tool for that. Not the retiree who wants a lock-and-leave — three flights of stairs and your own roof are not that either. The buyer for Ferringhi Hills is someone who wants to live in the beach belt in a house rather than a unit, and who has noticed that new landed stock there barely exists. Seni Bahagia Sdn Bhd finished these 32 freehold homes in 2024, and the entry is RM1,270,000 at roughly RM420 psf.

Key takeaways:

• 32 freehold 3-storey superlinks on 22 x 70 ft plots, 3,255 sqft built-up — land title, your own walls, no strata management over the structure.
• Completed 2024, in an area where most of the established stock dates to 2013–2017.
• From RM1,270,000 at about RM390 psf — a landed psf, not a condo psf, so do not compare it to By The Sea's number on a like-for-like basis.
• Gated and guarded, per the project's own sourced data, alongside La Ferringhi and Ferringhi Pearl as the confirmed gated landed schemes in the area.
• Clears the RM500,000 minimum for MM2H buyers with room to spare (other foreign buyers need RM3M); the 3% levy on the entry price is RM40,500.

22 by 70, Three Floors, and Your Own Title

The defining fact is the format. Each home sits on a 22 x 70 ft plot with 3,255 sqft of built-up across three storeys — a serious amount of vertical living space for a Batu Ferringhi address, and a fundamentally different product from the condo stock along the same coast. You hold the land title, you own the walls, and there is no shared building management responsible for the structure itself. For buyers who have decided they want a house — space for extended family, a home office on a separate floor, a car under cover rather than in a podium — that is the whole appeal, and in the immediate beach belt there are very few places to get it.

Under RM400 a Foot Is a Landed Number

At RM1,270,000 entry and around RM390 psf, Ferringhi Hills looks cheap per foot next to the area's condominiums. It is not cheap; it is priced for what it is. Landed psf and strata psf are different currencies — here the foot includes land, a roof, and the absence of a monthly sinking fund for a tower you do not own. Read the psf as a way to compare against other landed stock in the area, not against a sea-view apartment. The per-unit price is the number that matters for most buyers, and at RM1.27M-plus this is not Batu Ferringhi's most accessible entry point — it is one of its more substantial ones. Current listings sit on the Ferringhi Hills project page.

Newer Than Almost Everything Around It

A 2024 completion puts Ferringhi Hills noticeably ahead of the neighbourhood's established stock, much of which — condominiums and landed schemes alike — dates to the 2013–2017 window. In practice that means fittings, wiring, plumbing and the general condition of the place have not absorbed a decade of salt air and tenants before you arrive. For a house, where the owner carries every repair, that head start is worth more than it would be in a strata unit with a management corporation behind it.

32 Homes, One Controlled Gate

The scheme is gated and guarded according to the project's own sourced data, which places it alongside La Ferringhi and Ferringhi Pearl — different developers, same broader area — as the confirmed gated landed schemes in Batu Ferringhi. For landed housing this matters more than it does for a tower: there is no lobby, no lift card, no concierge, so security rests entirely on a complete perimeter and a single controlled entrance. At 32 units the scale is boutique rather than township, which keeps the community small and the gate meaningful. What "gated and guarded" should actually deliver before you lean on the label is covered in my landed gated communities guide.

Persiaran Sungai Emas 1 and the Beach Belt Around It

The address is Persiaran Sungai Emas 1, inside Penang's established beach belt, with sea views available from the higher elevations on the site — not a guarantee for every house, so ask which plots have them. Buyer profile for the area, what yields look like, and how the landed segment sits against the condo stock are all in the Batu Ferringhi area guide.

House or Condo — the Decision Ferringhi Hills Forces

For a foreign buyer on MM2H the eligibility question is easy: RM1,270,000 sits well above the RM500,000 MM2H minimum. Without MM2H, landed homes on the island need RM3M, which rules Ferringhi Hills out. For MM2H buyers, the 3% state levy on the entry comes to RM40,500, and on exit a foreigner pays RPGT of 30% in years 1–5 and 10% from year 6 — the RPGT calculator will put a number on any planned hold, and the true cost of buying guide covers the legal, stamp duty and financing lines beyond the levy.

The harder question is format. If you want a genuine house in the beach belt, fresh stock, and a gated scheme of 32 rather than a township of hundreds, Ferringhi Hills is one of the only answers. If what you actually want is a condominium — shared pool, shared management, a unit you can lock and leave for three months — then By The Sea or the area's other established condos fit the brief better and you should not talk yourself into three storeys you will not use. And if the total price is the constraint, this is not the cheapest way into Batu Ferringhi and was never meant to be.

Sources: All figures checked against developer material and portal listings at time of writing. Confirm current unit-by-unit price with a licensed Penang conveyancing lawyer before signing an SPA.