Mah Sing built Ferringhi Residence first in the mid-2010s, then came back several years later and built Ferringhi Residence 2 next door on the same stretch of Jalan Batu Ferringhi. Same developer, same name family, same beach-area location — and different products. Buyers constantly confuse the two or treat them as interchangeable. They're not. The decision between them turns on three specific inputs: title class, cluster scale, and whether you want the newer or the accessible-entry product.
The short version
- Buy Ferringhi Residence 1 if: you're a Malaysian or PR buyer looking at the RM750-950K entry band and don't need residential-only title cleanness. The accessible-tier Mah Sing option on the area at an entry unit below the foreign-buyer floor.
- Buy Ferringhi Residence 2 if: you want confirmed residential land title throughout, newer 2020 stock, broader active-listing inventory (632 units), and family-scale 3-bedroom layouts for a 10+ year hold. The default recommendation for Uplands or Dalat school families at RM1.1-1.4M.
- Both wrong if: you want boutique low-density character — Moonlight Bay at 90 units gives you that at a higher ticket, or landed options (Pearl Residences @ BF, Ferringhi Pearl) if you can stretch above RM1.4M. These are open to Malaysians and to foreign buyers on MM2H, who can buy landed from RM500,000; other foreign buyers need RM3M+ for landed on the island.
Side by side
| Factor | Ferringhi Residence | Ferringhi Residence 2 |
|---|---|---|
| Developer | Mah Sing Group | Mah Sing Group Berhad |
| Tenure | Freehold | Freehold |
| Land title | Mixed (verify specific unit) | Residential (confirmed) |
| Total units | 210 | 632 |
| Unit sizes | From 915 sqft upward | 1,208 – 1,565 sqft |
| Completion | ~2016 | 2020 |
| Current asking (entry) | From RM750K | From about RM720K (to RM1.25M) |
| Current asking (3-bed family) | RM1.1-1.4M band | RM1.1-1.4M band |
| Foreign-eligible | Above RM1M only | Above RM1M only |
| Zac's rating | 4.1/5 | 4.2/5 |
Where the title-class difference actually matters
Both towers are freehold. Both are by Mah Sing. What's different is how the title was structured when each was developed.
Ferringhi Residence 1 is mixed-title. Some units within the development sit on residential-title parcels, others sit on different title parcels — this is a legacy of how the land was consolidated during development. The practical result: utility tariff varies by specific unit (some units run commercial-rate TNB, others residential), assessment rates vary, and the resale buyer pool for commercial-rate units is narrower than for residential-title units. For buyers who care about title-class cleanness, verify what the particular unit on offer carries — your conveyancing lawyer should pull the title before you commit.
Ferringhi Residence 2 is confirmed residential land title all the way through. Standard residential TNB tariff. Standard assessment (cukai pintu). Standard bank loan margins. This is the single most important structural difference between the two buildings and the reason my default recommendation at the family-hold level is FR2 over FR1. Over a 10-year hold, the running-cost delta and the resale-buyer-pool implication compound noticeably.
When Ferringhi Residence 1 is still the right answer
Three specific scenarios where FR1 is the better fit despite the title-class trade:
You're a Malaysian or PR buyer at the RM750-950K entry band. The compact unit stacks at FR1 sit below the RM1M foreign floor, so this stock is domestically-held. The accessible-tier Batu Ferringhi condo at freehold title for working-couple ticket is a genuine area gap that FR1 fills.
You're looking at the smaller 900-1,100 sqft units for working-couple or single occupancy. FR2's layouts start at 1,208 sqft — if you don't need that much space, you're paying for family-scale floor plate you won't use.
You've verified the exact unit on offer is residential-title. Not every FR1 unit is commercial-title — some are residential. If you can confirm the exact unit's title with your conveyancing lawyer and the title is clean, FR1 at a lower ticket than FR2 becomes a rational buy.
For most other buyer profiles — foreign second-home, Uplands or Dalat family planning for 10+ year hold, MM2H applicant wanting title cleanness — FR2 is the honest recommendation.
When Ferringhi Residence 2 is clearly the right answer
Uplands or Dalat International School families at the RM1.1-1.4M family-scale budget. Residential title plus 3-bedroom 1,208-1,565 sqft layouts plus a school run of about 2 km to Uplands equals the honest default pick for this profile.
Foreign buyers at the RM1.1M+ unit-by-unit tier who want title cleanness as part of their long-hold ownership model. Running-cost and resale implications compound over 10 years.
Buyers who want real listing inventory to shop from. 632 units means genuine unit-by-unit choice on floor, orientation, and renovation state. FR1's 210 units is thinner.
MM2H applicants using the property leg at FR2. The residential land title satisfies the property leg with cleaner structural implications than FR1's mixed-title stock.
The unit-by-unit variance within each building
At FR1 particularly, unit-by-unit due diligence matters more than at most comparable buildings. Variables to check before offering:
- Exact title class on the exact unit (residential vs commercial — ask your lawyer to pull the title)
- Utility tariff attached to the exact unit (residential or commercial TNB)
- Historical maintenance fee for the exact unit
- Whether the unit sits in a stack with better or worse view axis (varies within the building)
At FR2, unit-by-unit variance is lower because title class is uniform. But the 632-unit scale means orientation and floor variance still matters — a well-positioned unit on a higher floor with sea axis trades noticeably above an inner-stack lower-floor unit at the same asking band.
The things to check first
Specific-unit title verification at FR1. Non-negotiable. Don't offer on an FR1 unit without your conveyancing lawyer confirming the title class first.
Density is real at FR2. 632 units means lift waits at peak hours, pool and gym feel busy on weekends. If quiet building character is a priority, consider Moonlight Bay (90 units) or boutique landed (Pearl Residences @ BF, Ferringhi Pearl) at a higher price, for Malaysian or MM2H buyers.
Both towers are inside the Batu Ferringhi area, which is primarily beach-lifestyle and school-run character. If daily walkable urban amenity is important, you're in the wrong area — Tanjung Tokong or Gurney fit that better.
Family resale on a 10-year hold. FR2's residential title and newer stock support resale through family-buyer pool when exit comes; FR1's mixed-title structure requires more work to position on exit. Not a dealbreaker — a plus for FR2.
What I'd do
For an Uplands or Dalat family at RM1.1-1.4M looking for a 10-year school hold: Ferringhi Residence 2. Default pick.
For a Malaysian first-property buyer at RM750-950K entry wanting Batu Ferringhi area at accessible ticket: Ferringhi Residence 1, with unit-by-unit title verification before signing.
For buyers who could stretch budget past RM1.4M: look at The Marin @ Ferringhi (uniform layouts, newer stock, cleaner spec), Moonlight Bay (boutique 90-unit scale), or the landed options (Pearl Residences @ BF, Ferringhi Pearl) before defaulting to either FR, if you're Malaysian or on MM2H. Other foreign buyers can only buy landed on the island at RM3M and above.
Zac’s Take
Zac Ong
Mah Sing's two Batu Ferringhi towers are commonly treated as interchangeable — they're not. Ferringhi Residence 2 carries confirmed residential land title throughout and newer 2020 stock with family-scale 3-bedroom layouts; this is the default recommendation for Uplands or Dalat school families and anyone planning a 10-year family hold. Ferringhi Residence 1 is the accessible-entry option at RM750-950K with mixed-title structure — verify the title class on the particular unit before offering. For most buyer profiles above RM1M entry, FR2 is the cleaner purchase. For Malaysian/PR buyers at the sub-RM1M entry band, FR1 is the honest fit if the title verification clears. Both are family area product; neither is a yield or boutique play.
Where to start
Tell me on WhatsApp your citizenship (filters foreign-eligibility), budget band (both towers now list from roughly RM720K–750K, with FR2's larger units up to about RM1.25M), family size, and whether title cleanness matters as a hard requirement. Those four inputs filter the FR1-versus-FR2 decision in most cases. I can arrange back-to-back viewings for serious buyers.
Full reads: Ferringhi Residence review 2026, Ferringhi Residence 2 review 2026, Best condos near Uplands and Dalat International Schools if you're a school family, Best condos in Batu Ferringhi 2026 for the full ranked area shortlist. For foreign-buyer costs, see the foreign buyer guide.
Sources: Both projects' specs, tenure, land title structure and current asking checked against Mah Sing Group materials and portal listings September-October 2026. Confirm current unit-by-unit asking and unit-by-unit title class with a Penang-licensed conveyancing lawyer before signing.