Batu Ferringhi · Subsale Market
Miami Green Subsale — Batu Ferringhi, Penang
Current asking prices, Zac's honest take, and what to check before you buy. Ask for the current shortlist on WhatsApp.
Miami Green is a completed freehold condominium in Batu Ferringhi, Penang by Belleview Group. Subsale asking prices currently run about RM420–626 per sq ft (from roughly RM 450K).
Price at a glance
Prices as at November 2026 — Subsale asking prices basis. Last checked 2026-10-13.
| Unit type | Size (sqft) | Price from | PSF from |
|---|---|---|---|
| All units | 1,050–2,380 | RM450,000 | RM420 |
Zac’s Take
Zac Ong
Miami Green is an older freehold resort condominium by Belleview Group on Jalan Pantai Miami, Batu Ferringhi: five 29-storey towers plus two low-rise blocks, with three-bedrooms from about 1,050 sq ft and duplex penthouses up to about 2,380 sq ft.
Listings in 2026 ran from about RM450,000 to RM580,000 for 1,050 to 1,150 sq ft three-bedrooms.
It is one of the cheapest ways into a freehold home by the beach at Batu Ferringhi, which suits a local own-stayer or a long-let landlord. It's residential strata, so short-stay letting can't be licensed under the 2026 homestay by-law. Every listing sits below the RM1M island minimum for foreign buyers, and an older building of this size needs careful checks on management and repairs.
Available Listings
No listings currently on file. Zac may have off-market units available.
Ask Zac about availabilityWhy buy a Miami Green subsale (vs a new launch elsewhere)
Immediate occupancy
Move in within months, not years. Most resales complete in four to six months, a little longer if you need state consent as a foreign buyer.
Verified surroundings
Batu Ferringhi's noise levels, traffic, neighbour mix, and JMC quality are known quantities at Miami Green.
Established maintenance
The building has a track record. Ask for the management accounts, sinking fund balance and recent meeting minutes before you commit.
How Miami Green is priced within Batu Ferringhi
At roughly RM420 psf, Miami Green sits toward the value end of Batu Ferringhi's condo band (RM480–1030 psf). That usually reflects building age, floor level, or distance from the area's prime frontage — worth checking which, because the first two are negotiable and the third is not.
vs NAPIC median
-1%
Area median RM425 psf (all residential)
PSF bands are area-level indicative ranges from our own tracking, cross-checked against NAPIC/JPPH and Brickz transaction data — see the Penang Price Index. Unit-level pricing varies with floor, view and renovation; ask Zac for the actual transacted comparables in this building.
5 things to check before signing the Miami Green SPA
- 1.Sinking fund health — Confirm the current balance and whether any special assessment is pending in the next 12 months. A thin sinking fund on an ageing building means you inherit the bill.
- 2.Last 3 maintenance billings — Verify payment is up to date and no dues are outstanding from the seller — arrears transfer with the unit, not the person.
- 3.JMC minutes (last 12 months) — Look for recurring complaints, structural concerns, or planned major works. This is the single most revealing document most buyers never ask for.
- 4.Common-area condition — Physically walk the pool deck, lifts, lobbies, gym and parking ramps. Photograph anything concerning — it is negotiation leverage.
- 5.Management track record — Ask who manages the building and how long they have held the contract. Frequent turnover of managing agents usually signals a difficult JMB.
Miami Green price 2026
What Miami Green trades at on the sub-sale market, last checked 2026-10-13.
| Asking from | RM450,000 – RM580,000 |
| PSF | RM420 – 626 |
| Built-up | 1,050 – 2,380 sqft |
Verified sub-sale asking prices. Asking is not transacted — expect movement between the two.
Recent prices. 2026 listings about RM450,000–580,000 for 1,050–1,150 sq ft three-bedrooms. EdgeProp transaction median about RM417 psf (RM372–490) over 48 months. Completion year (1999 vs 2005) and unit count (456 vs 557) conflict between sources, so neither is stated. Rental listings too sparse to quote.
Every unit here sits below the RM1M foreign-buyer minimum, so this building is open to Malaysian and PR buyers only.
Selling rather than buying? The RPGT rates and the 21B retention decide what you keep — and if you are near the five-to-six-year line, the date matters more than the price.
Miami Green for sale & for rent
Looking to buy or rent a unit in Miami Green? Asking prices and rents move with the market and with the specific unit — floor, facing, condition — so rather than quote a stale number, message Zac for the current listings and a straight read on what is realistic today.
Miami Green key facts
- Developer
- Belleview Group
- Area
- Batu Ferringhi, Penang
- Type
- condominium
- Tenure
- freehold
- Asking PSF
- RM420–626
- Price from
- RM 450K
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 395K – RM 2.6M
asking prices in area
Active projects
0
selling or under construction
Subsale condos
12
completed projects
Total tracked
13
properties in this area
Other projects in Batu Ferringhi
All 12 others we track here, cheapest first — all trading sub-sale.
- Iconic VueRM395K
- 10 Island ResortRM535K
- Ferringhi Residence 2RM720K
- Ferringhi ResidenceRM720K
- By The Sea @ Batu FerringhiRM950K
- The Marin @ FerringhiRM1.05M
- Moonlight BayRM1.25M
- Ferringhi HillsRM1.27M
- La FerringhiRM1.32M
- Ferringhi PearlRM1.4M
- Pearl Residences @ Batu FerringhiRM2M
- Island Resort Semi-Detached VillasRM2.6M
Miami Green subsale — common questions
What is the price of Miami Green?
2026 listings about RM450,000–580,000 for 1,050–1,150 sq ft three-bedrooms. EdgeProp transaction median about RM417 psf (RM372–490) over 48 months. Completion year (1999 vs 2005) and unit count (456 vs 557) conflict between sources, so neither is stated. Rental listings too sparse to quote.
Is Miami Green freehold or leasehold?
Miami Green is freehold. I have not been able to confirm the land title class — check it with the developer, because a commercial title changes your utility tariffs and loan margin.
Can a foreigner buy at Miami Green?
Yes, if you are on MM2H. MM2H participants can buy residential property in Penang from RM500,000 (up to two homes), and Miami Green is priced above that. Other foreign buyers need RM1,000,000 for strata property on the island, which homes here do not reach. Add the state levy, a flat 8% stamp duty, and 3–4 months for state consent.
How big are the homes at Miami Green?
Homes range from about 1,050 to 2,380 sq ft.
More on the neighbourhood:
Batu Ferringhi area guide — schools, transport, PSF, lifestyle scorecard →Substitutes worth comparing
Open full comparison →Same area family, same property type, similar price band — what most buyers actually cross-shop.