The verdict
4.4/ 5La Ferringhi sits at RM1,318,000 and RM450 psf for 2,750 sq ft units, right in the middle of the Batu Ferringhi landed pack — cheaper than Island Resort Villas' plunge-pool luxury tier, pricier than Ferringhi Hills' fresher stock.
- Price
- from RM1.32M
- Tenure
- Freehold
- Completion
- 2015
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.
You have been walking Batu Ferringhi terraces on portal apps and the numbers keep landing in one narrow band: around RM1.3 million, freehold, roughly 2,750 sqft, hillside, small enclave. That is where La Ferringhi sits. The question this review answers: is a 2015 completion at this quantum still a real Batu Ferringhi landed entry, or has the tenure of the buildings priced them into "verify before you offer" territory?
Short version. La Ferringhi is a 20-unit freehold landed enclave in the Batu Ferringhi hillside strip, developed by Tat Boot Development Sdn. Bhd. and handed over around 2015. Layouts start at about 2,750 sqft built-up, subsale asking starts from RM1.318 million — a shade under RM450 psf. Gated and guarded, hillside-terraced landscaping, sea views vary meaningfully by unit position.
Key takeaways:
- La Ferringhi is the cheapest genuine landed entry in Batu Ferringhi today, at the price where you can still call it hillside landed without stretching to Ferringhi Pearl or Island Resort Villas money.
- It is a 20-unit enclave, not a resort community. You get privacy and a small guardhouse, not a full facilities deck.
- Sea view is unit-specific. Two units on the same slope can look at completely different things.
- Both foreign buyers and MM2H holders clear the RM1 million island floor cleanly here.
- The catch: this is 2015 stock, so the honest work is on condition — the sinking fund, the retaining walls, the roof age — not on the sticker price.
What La Ferringhi actually is
Batu Ferringhi landed inventory is thin. Most of what people call "beach houses" here are either resort villas at the Island Resort tier from RM2.3 million, or older single-owner detached homes that rarely list. In between sits a handful of small hillside enclaves — La Ferringhi, Ferringhi Hills, Ferringhi Pearl — each 15 to 32 units, each freehold, each doing something slightly different with the same coastal-hill geography.
La Ferringhi is the 2015 pick of that shortlist. Twenty units, hillside terrace layout, freehold. That is small enough that the guardhouse actually knows every car; large enough that you are not the only owner solving problems at the AGM.
The developer, Tat Boot, is a smaller local outfit — not SP Setia or E&O — and that matters at resale in two directions. It keeps entry pricing more accessible than a branded scheme would. It also means the resale story leans harder on the individual unit's condition than on developer name recognition.
The two things you are actually paying for
Strip away the brochure language and buyers here are paying for two specific things you cannot get elsewhere in Batu Ferringhi at this quantum.
The first is freehold landed at under RM1.4 million in a beach town. Iconic Vue and Ferringhi Residence sit lower on price, but those are condos — different product, different resale, different everyday feel. Once you commit to landed, La Ferringhi is where the RM1.3 million band begins.
The second is hillside positioning without a hillside build cost. Because the site was landscaped as a terraced slope in the mid-2010s, individual units get elevation for free. That gives you cross-ventilation and, on the right lot, a genuine sea-view line — without paying the newer-build premium of a 2020s hillside development.
Layouts, prices and what you really shop unit-by-unit
There is one honest way to talk about a 20-unit enclave: layouts vary, and the specific unit you inspect matters more than the average. Here is the frame.
| What you should ask about | Where La Ferringhi sits |
|---|---|
| Built-up (sqft) | From about 2,750 |
| Freehold or leasehold | Freehold |
| Entry subsale asking | From about RM1.318M |
| Rough PSF band | RM450-600 depending on view + condition |
| Completion year | 2015 |
| Total units | 20 |
Prices are indicative subsale asking, not developer launch prices — the developer sold out years ago. Treat any single portal listing as one data point, and ask for actual transacted comparables before you offer.
Who this actually fits — and who should walk
La Ferringhi works for you if:
- You want freehold landed in Batu Ferringhi at the lowest realistic quantum and you already know you are not looking for a resort-style villa community.
- You are an own-stayer with a family car and school runs in the Batu Ferringhi-Tanjung Bungah catchment (Uplands and Dalat) and you want your kids to grow up walking distance to sand and jungle rather than a car park.
- You are a foreign buyer or MM2H holder who wants to sit on Penang landed for the long term without stretching to Ferringhi Pearl or Island Resort tier.
- You are comfortable doing your own condition due diligence on a decade-old build.
Look elsewhere if:
- You want a shared pool and clubhouse. This is not that kind of enclave; the facilities list is deliberately lean.
- You want to be walking distance to specialist hospitals or to a mall bigger than a night market. Gurney Plaza is a 13 km drive. That is a lived reality every weekend, not a map fact.
- You are set on a new build with a fresh warranty. Ferringhi Hills at RM1.35 million and 2024 completion is a straight substitute at almost the same money.
The foreign-buyer math — clean but do the sums
La Ferringhi clears the RM1,000,000 Penang Island foreign floor at entry, so qualification is straightforward.
Budget for these on top of a RM1.318 million sticker:
- Penang state levy: 3% of the full purchase price. On RM1.318M that is RM39,540, one-time, non-financeable.
- Stamp duty (SPA and MOT): flat 8% for foreigners. That is RM105,440. The tiered 1-4% scale you may have seen online is the citizen rate — do not model it here.
- State consent (COSA): 3-4 months, handled by your lawyer. Bake it into the payment schedule.
- Foreign LTV: expect about 70% at most banks. Plan cash, not 90%.
- RPGT on exit: 30% for years 1-5, 10% from year 6 onwards. Foreigners never reach 0%.
Levy plus stamp duty alone is roughly RM144,980 in cash before you get the keys. That is not the deposit; that is on top. Model it before you fall for a specific unit.
The catch — what to check before you offer
Every honest review names the trade-off. Three real ones here.
It is a decade old, and you are buying condition. Retaining walls on hillside sites are the single most expensive thing to fix — walk the slope on both sides of the enclave, ask for the sinking fund balance, and get a professional to sign off on the roof and any exterior render before you commit at asking price.
Sea view is unit-specific and mis-sold on portals. "Sea view from La Ferringhi" is true of maybe half the units and meaningful on fewer. Do not rely on the listing photograph. View the unit on offer, from the actual living room windows, at the time of day you would use it.
The distance to real amenities is the town, not the enclave. Batu Ferringhi has the night market and beach cafes, and that is what you came for. But Gurney Plaza is 13 km, the specialist hospital cluster is 14-16 km, and if any household member has weekly medical appointments this is a genuine cost in time and Grab fares over the years you own here.
Vs the obvious alternatives — Ferringhi Hills and Ferringhi Pearl
The three-way choice inside Batu Ferringhi landed is the useful comparison, not the theoretical one against Tanjung Bungah.
Ferringhi Hills from RM1.35 million is the "new build" answer — 32 units, 2024 completion, freehold with residential title confirmed, 3,255 sqft superlink layouts on 1,540 sqft land parcels. Almost the same money as La Ferringhi, nine years fresher, but with a smaller footprint per unit and a private-entrance rather than clubhouse model. If a fresh warranty matters to you, this is the direct substitute.
Ferringhi Pearl from RM1.4 million is the "resort facilities" answer — 15 units, 2016 completion, larger 3,095-3,359 sqft layouts, and a facilities list that includes pool, gym and tennis court. The honest question at Ferringhi Pearl is whether 15 units can realistically maintain resort infrastructure a decade in; walk the compound and ask about the sinking fund before you decide the extra RM80K is worth it.
La Ferringhi sits between the two: older than Hills, smaller-facilities than Pearl, cheapest on entry of the three.
FAQ
See the FAQ section at the top of this article for the plain-English answers to what most La Ferringhi buyers ask us.
Sources
- Penang Property Talk — La Ferringhi launch coverage: https://www.penangpropertytalk.com/2012/01/la-ferringhi/
- PropSocial — La Ferringhi development page: https://www.propsocial.my/developments/la-ferringhi-3998
- PropertyGuru — Batu Ferringhi landed listings: https://www.propertyguru.com.my/property-for-sale/in-batu-ferringhi-6r1me
Related on this site
- La Ferringhi subsale listing
- Batu Ferringhi area pillar
- Ferringhi Hills review
- Foreign buyer guide to Penang property
Disclaimer: This review is for information only and is not tax, legal or investment advice. Prices, availability and regulatory figures change — confirm current numbers with the seller and your appointed lawyer before you offer. Zac Ong is a licensed real estate negotiator (REN 64593) with PropNex Penang.