The verdict
4.2/ 5Ferringhi Residence 2 is Mah Sing's second phase in Batu Ferringhi, completed in 2020: 632 freehold homes on residential title, with family layouts of 1,208 to 1,565 sq ft.
- Price
- RM720K–RM1.25M
- Tenure
- Freehold
- Land title
- Residential
- Completion
- 2020
Zac’s own rating, not user reviews.
Zac’s own rating, not an average of user reviews. It reflects one licensed agent’s assessment of this project against others he tracks in Penang.
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.
Ferringhi Residence 2 is the sub-RM1.5M Batu Ferringhi entry with a specific structural advantage most competitors in the same price band don't offer: freehold RESIDENTIAL title. Not commercial-HDA, not leasehold — genuine residential title, which changes your running costs, loan margins, and long-term flexibility. Add Mah Sing Group's national developer scale and you have Batu Ferringhi's most credentialed accessible-tier strata.
The project: 632 units, freehold residential title, completed 2020 by Mah Sing Group Berhad along Jalan Batu Ferringhi. Currently trading on the resale market from about RM720,000 to RM1.25M, unit sizes 1,208-1,565 sqft. Phase 2 of the broader Ferringhi Residence development (Phase 1 was the earlier 2015 mixed-use build).
The essentials: Mah Sing Group's 632-unit freehold strata development in Batu Ferringhi, completed 2020 on residential land title (worth underlining — the residential-title status is one of the cleanest sub-RM1.5M setups in the whole area). Layouts run 1,208-1,565 sqft across 3-bedroom family formats, current resale asking from about RM720,000 to RM1.25M. Every unit above the RM1M mark is foreign-eligible; the smaller entry unit is Malaysian-only until priced above the floor. Yield runs roughly 4% gross — moderate, not the reason to buy this building.
The specific unit and floor make more difference here than in most BF stock because 632 units is large and the view axis varies stack to stack — WhatsApp me with your budget and floor preference and I'll narrow the shortlist before we book any viewing.
Ferringhi Residence 2 at a glance
| Feature | Detail |
|---|---|
| Location | Jalan Batu Ferringhi, Penang Island |
| Developer | Mah Sing Group Berhad |
| Completion | 2020 |
| Tenure | Freehold |
| Land title | Residential |
| Property type | Strata (condo/apartment) |
| Total units | 632 |
| Unit sizes | 1,208 – 1,565 sqft |
| Subsale asking (2026) | About RM720,000–1,250,000 |
| PSF | ~RM600–800 (resale) |
| Foreign-buyer eligible | Yes on larger units — verify specific unit price |
| Zac's rating | 4.2/5 |
The freehold + residential title advantage
Most Batu Ferringhi strata developments below RM1.5M carry one of two disadvantages:
- Commercial-HDA title — sold under the Housing Development Act (buyer protections apply) but on commercial land title. Higher TNB tariff, higher assessment, tighter bank loan margins. Common in newer BF launches.
- Leasehold — 99-year tenure, expiry ticking. Less common in BF but exists.
Ferringhi Residence 2 clears both hurdles. Freehold + residential title = the cleanest structural setup for long-hold ownership at this price tier. Practically:
- TNB electricity at residential tariff — lower than the commercial rates that serviced-apartment owners pay
- Assessment (cukai pintu) at residential rate — meaningful savings over 20-year hold
- Bank loan margins — 85-90% for Malaysian citizens (vs 70-75% commercial title), 70% for foreigners (matches commercial-title foreign LTV so no penalty here)
- Long-term flexibility — residential title allows conversion of use, subletting arrangements, renovation freedom that commercial-title HDA restricts
Over a 10-year hold, the residential-title advantage on tariff + assessment alone typically compounds to RM50,000-RM100,000 in reduced running costs vs commercial-title equivalent. Not the reason to buy, but a real advantage stack.
The Mah Sing Group developer credential
Mah Sing Group Berhad is one of Malaysia's largest listed property developers with a national portfolio across Selangor, KL, Penang, Johor and mainland. Practical implications for a Ferringhi Residence 2 buyer:
Professional handover and JMC transition. National developers typically hand over to JMC with clean documentation, adequate sinking fund, and formal handover protocols. Boutique developers often deliver more variability here.
Defect-liability responsiveness. Larger developers have dedicated defect-management teams for the 24-month post-completion window. This matters practically in the first 2-3 years of new ownership.
Financial stability. Mah Sing as a listed entity has publicly-reported financials — you can assess developer solvency at any point during the ownership. Small boutique developers offer no equivalent transparency.
Track record for future comparables. If Mah Sing continues developing in Penang, buyers of Ferringhi Residence 2 benefit from having a "known quantity" comp on price + quality — meaningful for both future resale marketing and long-term area comparables.
Phase 1 vs Phase 2 — the important distinction
Ferringhi Residence (Phase 1) and Ferringhi Residence 2 are two different developments on the same street area by the same developer, but they're not interchangeable:
| Feature | Ferringhi Residence (Phase 1) | Ferringhi Residence 2 |
|---|---|---|
| Completion | 2015 | 2020 |
| Property type | Mixed-use | Purely residential |
| Land title | (verify per unit) | Residential |
| Price from | RM750,000 | RM720,000 |
| PSF | ~RM480–570 | ~RM600–800 |
Phase 2 is 5 years newer, purely residential-focused, and cleaner on residential title. If you're comparing the two, Phase 2 is typically the choice unless Phase 1's mixed-use ground-floor retail is valuable to your buyer profile.
Full comparison: Ferringhi Residence review 2026.
Where Ferringhi Residence 2 fits in the BF strata comparison
| Project | Type | Completion | PSF | Price from |
|---|---|---|---|---|
| Ferringhi Residence 2 | Strata (residential title) | 2020 | ~RM600–800 | ~RM720K |
| By The Sea @ Batu Ferringhi | Condo | 2015 | ~RM833 | RM950K |
| The Marin @ Ferringhi | Condo | 2018 | ~RM649 | RM1.05M |
| Moonlight Bay | Condo | 2010 | ~RM710 | RM1.25M |
| Ferringhi Residence (Phase 1) | Condo villas | 2015–16 | — | about RM720K |
Ferringhi Residence 2 competes directly with The Marin, Moonlight Bay, and By The Sea on price/size, and the freehold + residential title distinction is where it wins for foreign buyers wanting cleanest legal setup.
Family-scale strata at accessible price
Unit sizes at Ferringhi Residence 2:
- 1,208-1,300 sqft (typical 3-bedroom) — family-adequate, not oversized
- 1,300-1,565 sqft (larger 3-bedroom or 3+1 layouts) — comfortable multi-user
Best-fit family compositions:
- MM2H Gold couples with visiting adult children
- Owner-occupier families of 3-4 with beach-lifestyle priorities
- Second-home buyers wanting a lock-and-leave BF address
- Retirees who don't need landed-scale (garden maintenance, larger utilities) but still want BF area character
Foreign-buyer costs
Worked example — foreign buyer, RM1.2M unit (clearing RM1M floor with margin):
| Line item | Amount |
|---|---|
| Purchase price | RM1,200,000 |
| Stamp duty (flat 8% from 1 Jan 2026) | RM96,000 |
| Penang state levy (1.5% for island condos RM1M–1.5M) | RM18,000 |
| Legal fees + disbursements (~1%) | ~RM12,000 |
| Loan agreement stamp duty (0.5% × 70% LTV) | ~RM4,200 |
| Valuation + misc | ~RM3,000 |
| Transaction costs subtotal | ~RM133,200 |
| Plus 30% downpayment (foreign LTV 70%) | RM360,000 |
| Total cash to close | ~RM493,200 |
For MM2H Gold applicants, an RM1.2M+ purchase clears the tier's minimum property purchase of about RM1M; the fixed deposit (about USD 500,000) is a separate requirement. Details in my MM2H tiers guide.
Who Ferringhi Residence 2 fits
Best fit:
- MM2H Gold applicants wanting residential-title BF at sub-RM1.5M
- Foreign families wanting cleanest legal + tariff setup at moderate price
- Owner-occupier Malaysian families comfortable with strata living
- Second-home buyers valuing Mah Sing's developer track record
- Buyers who want BF area lifestyle without committing to RM2M+ landed
Poor fit:
- Buyers wanting landed-scale space (this is strata)
- Yield-first investors (BF strata yields 3-4% gross; Bayan Lepas beats it)
- Buyers demanding boutique enclave scarcity (632 units is not scarce)
- Families with kids at Dalat or Tenby needing a daily school run to Tanjung Bungah (about 7 km by road). Uplands, by contrast, is about 2 km away in Batu Ferringhi itself
- Buyers who need genuine beachfront (this is beach-adjacent)
The downside
1. 632-unit density affects resale timing. Larger scale means more competing sellers when you exit. Not a dealbreaker, but plan longer time-to-market than a boutique enclave would need.
2. Ferringhi Residence 2 is not directly beachfront. BF area genuine beachfront strata at this price band doesn't really exist. If beachfront is essential, we're looking at higher tiers or landed on the coastal edge.
3. Its price per square foot (~RM600–800) reflects the density-vs-scarcity tradeoff. Boutique BF landed at 15–36 unit scale lists at roughly RM390–730 psf despite smaller total tickets — density difference explains most of the PSF vs price disconnect.
Verdict
Ferringhi Residence 2 is the answer for buyers who want Batu Ferringhi area lifestyle at accessible sub-RM1.5M entry, with the cleanest legal + tariff setup (freehold + residential title + national-developer track record) in that price band. It's not scarce, not luxurious, not villa-scale — but it's the most credentialed sub-RM1.5M BF strata option, and MM2H Gold applicants + foreign buyers who value clean title get real value here.
Zac’s Take
Zac Ong
Ferringhi Residence 2 is Mah Sing Group's second phase in Batu Ferringhi — 632 units, freehold, residential title, completed 2020, resale from about RM720,000 to RM1.25M. My view: this is BF's most credentialed sub-RM1.5M strata option on the dimensions that matter for long-hold foreign owners — freehold + residential title + national-developer track record. Not luxurious, not scarce, but sound. Best-fit for MM2H Gold applicants and owner-occupier families comfortable with strata at moderate price. Don't confuse with Phase 1 (mixed-use, 2015 completion, different legal setup).
What it rents for
Asking rents at Ferringhi Residence 2 in the listings I tracked in September–October 2026 ran from about RM2,200 to RM4,600 a month for homes of about 1,208–1,550 sq ft. Furnishing, floor and view move the number a lot, so treat this as a range to test against the specific unit, not a promise.
Current details and listings are on the Ferringhi Residence 2 project page.
Getting to a viewing
- WhatsApp me for current Ferringhi Residence 2 listings — matched to your budget + preferred floor + view
- Ferringhi Residence (Phase 1) review 2026 — the earlier mixed-use phase
- The Marin @ Ferringhi review 2026 — comparable BF condo alternative
- By The Sea @ Batu Ferringhi review 2026 — competing 2015-completion BF condo
- Batu Ferringhi property guide 2026 — full area context
- MM2H 2026 property buying playbook — pathway integration
- Foreign buyer guide — RM1M floor + full cost breakdown
Sources: Ferringhi Residence 2 project spec, tenure, land title, developer and completion year verified against Mah Sing Group materials + current 2026 subsale asking pack by Zac Ong, REN 64593. Treat these figures as a guide and check the current price of any unit you're serious about. Asking rents from listings I track (September–October 2026).