Ivory Properties Group Berhad
Moonlight Bay
Batu Ferringhi seafront
From
RM 1.10M
RM 429–1372 PSF · Completion 2010
Tenure
freehold
Title
residential
Total Units
90
Completion
2010
- From
- RM 1.1M
- PSF
- RM 429–1372
- Tenure
- freehold
- Total units
- 90
- Status
- completed
- Completion
- 2010
Zac’s Take
Zac Ong
Moonlight Bay is an exclusive low-density gated seafront community at Batu Ferringhi — freehold, 90 units split between villas and condovillas, completed 2010 by Ivory Properties. It sits right on the resort-beach stretch.
My honest take: this is a resort-lifestyle asset for a buyer who wants a private seafront home with holiday-rental upside on Penang's main beach corridor. Asking runs about RM429–1,372 psf, from around RM1.1M up to RM5M for the villas. Confirm the short-stay stance with the management if Airbnb income is part of your plan — I'll help check. Ask me what's available.
Monthly Instalment Calculator
Monthly Instalment
RM 4,443
Total Interest
RM 876,081
Total Outlay
RM 1,976,081
Batu Ferringhi — area snapshot
Full area guide →Batu Ferringhi is the island's beach resort belt. Long-term residential appeal is quieter than the northern condo corridor, though short-stay demand supports certain units.
Price range
RM 450K – RM 2.1M
asking prices in area
Active projects
0
selling or under construction
Subsale condos
11
completed projects
Total tracked
12
properties in this area
Total Cost Breakdown
Every cost you'll pay — stamp duty, legal fees, loan documentation, foreign levy. Real Penang numbers, not generic Malaysia estimates.
| Downpayment | RM 110,000 |
| SPA stamp duty | RM 28,000 |
| SPA legal fee | RM 12,050 |
| MOT stamp duty (at VP) Tiered 1–4% on transfer value. Paid at Vacant Possession stage. Buyer's cost — rarely absorbed by developer. | RM 28,000 |
| Loan stamp duty (0.5%) | RM 4,950 |
| Loan agreement legal fee | RM 4,950 |
| Valuation fee | RM 2,000 |
| Search, admin, misc | RM 1,000 |
| Gross upfront total | RM 190,950 |
New launch — typical developer savings
Toggle what the developer is absorbing. Confirm the actual package before signing.
Net upfront (after savings)
Based on typical 2026 new launch package
Estimates based on 2026 Penang state rules. Actual costs vary by bank, lawyer, and case complexity. Confirm exact figures with Zac →
Frequently asked questions
Is Moonlight Bay freehold?
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Is Moonlight Bay condos or villas?
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What are subsale prices at Moonlight Bay?
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Can foreigners buy at Moonlight Bay?
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Substitutes worth comparing
Open full comparison →Same area family, same property type, similar price band — what most buyers actually cross-shop.
From
RM 1.1M
Moonlight Bay