Batu Ferringhi · Subsale Market
Moonlight Bay 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.
Moonlight Bay is a completed freehold condominium in Batu Ferringhi, Penang, completed in 2010 by Ivory Properties Group Berhad. It has 90 units. Subsale asking prices currently run about RM710–752 per sq ft, with the typical unit asking around RM 1.58M (from roughly RM 1.25M).
Price at a glance
Prices as at November 2026 — Subsale asking prices basis. Last checked 2026-10-12.
| Unit type | Size (sqft) | Price from | PSF from |
|---|---|---|---|
| 3 Bedroom Condo · 3-Bedroom Condo — 2,100-2,600 sqft | 2,100–2,600 | RM1.49M | ~RM710 |
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 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 strip. 2026 listings ran from about RM1.25M for condovillas up to about RM2.95M. 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.
Reviews and comparisons
- Moonlight Bay Review 2026 — Ninety Seafront Villas Where Size Sets the Price
- Moonlight Bay vs By The Sea — Batu Ferringhi's Boutique vs Beachfront Condo Decision 2026
- Batu Ferringhi Beachfront vs Beach-Adjacent — What You Actually Get in 2026
- Batu Ferringhi for Singapore & Hong Kong Retirees — The 2026 Honest Read
- Best Condos Near Uplands & Dalat International Schools, Batu Ferringhi 2026
- British Curriculum Schools in Penang 2026 — A Guide for UK Families (and the Grandparents)
Available Listings
No listings currently on file. Zac may have off-market units available.
Ask Zac about availabilityWhy buy a Moonlight Bay 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 Moonlight Bay.
Established maintenance
The building has a track record. Ask for the management accounts, sinking fund balance and recent meeting minutes before you commit.
How Moonlight Bay is priced within Batu Ferringhi
At roughly RM710 psf, Moonlight Bay sits mid-band for Batu Ferringhi (RM480–1030 psf). This is the range where unit-specific factors — floor, view, renovation, facing — matter more than the address itself when you negotiate.
vs NAPIC median
+67%
Area median RM425 psf (all residential)
Building age
16 years
Completed 2010
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.
What to inspect before you commit at Moonlight Bay
- 1.Internal pipes and electrical — For buildings past the ten-year mark, ask for a recent plumbing inspection. Full repiping is a five-figure cost you do not want to discover after VP.
- 2.Waterproofing and ceiling stains — Check bathroom floors, balcony thresholds and the ceiling directly under any upstairs wet area. Old stains that were painted over will reappear.
- 3.Lift modernisation status — Lifts have a service life. Ask whether modernisation has been done or is being planned — it is one of the largest special assessments a JMB can raise.
- 4.Original vs renovated layout — Confirm any structural alteration by a previous owner was approved. Unapproved hacking can complicate financing and your own future resale.
- 5.Actual unit orientation — Visit at the time of day you would normally be home. Afternoon west sun in Penang changes both comfort and your electricity bill.
Moonlight Bay price 2026
What Moonlight Bay trades at on the sub-sale market, last checked 2026-10-12.
| Asking from | RM1.25M – RM2.95M |
| PSF | RM710 – 752 |
| Built-up | 2,100 – 4,000 sqft |
| Completed | 2010 |
| Units | 90 |
Verified sub-sale asking prices. Asking is not transacted — expect movement between the two.
The building is 16 years old. Old enough that the sinking fund and the state of common property matter more than the finishes. Ask for the MC accounts and the last AGM minutes — arrears across the building are the number that predicts your future maintenance bill.
A foreign buyer can purchase here — the RM1M minimum is cleared. Add the state levy, a flat 8% stamp duty and 3–4 months for state consent.
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.
Moonlight Bay for sale & for rent
Asking rents at Moonlight Bay ran from about RM3,800–5,000 a month in September–October 2026, for condo homes of about 2,100–2,300 sq ft; villa units list higher. Rents depend on the floor, view and furnishing, so message Zac for what is actually available to buy or rent today.
Moonlight Bay key facts
- Developer
- Ivory Properties Group Berhad
- Area
- Batu Ferringhi, Penang
- Type
- condominium
- Tenure
- freehold · residential
- Completed
- 2010
- Total units
- 90
- Asking PSF
- RM710–752
- Price from
- RM 1.25M
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
- Miami GreenRM450K
- 10 Island ResortRM535K
- Ferringhi Residence 2RM720K
- Ferringhi ResidenceRM720K
- By The Sea @ Batu FerringhiRM950K
- The Marin @ FerringhiRM1.05M
- Ferringhi HillsRM1.27M
- La FerringhiRM1.32M
- Ferringhi PearlRM1.4M
- Pearl Residences @ Batu FerringhiRM2M
- Island Resort Semi-Detached VillasRM2.6M
Moonlight Bay subsale — common questions
What is the price of Moonlight Bay?
Moonlight Bay runs RM1,250,000 to RM2,950,000. These are verified sub-sale asking prices, not transacted figures — expect movement between the two. That works out to about RM710–752 per square foot. Checked 2026-10-12.
Is Moonlight Bay freehold or leasehold?
Moonlight Bay is freehold, on a residential title. Those are two separate facts and only the first usually appears in marketing.
Can a foreigner buy at Moonlight Bay?
Yes. Penang Island sets a RM1,000,000 minimum for foreign buyers of strata property. Add the state levy, a flat 8% stamp duty, and 3–4 months for state consent.
How much is the rent at Moonlight Bay?
Asking rents ran from RM3,800 to RM5,000 a month in September–October 2026, for condo homes of about 2,100–2,300 sq ft; villa units list higher. These are asking rents on the main property portals, not signed leases. Short-term holiday letting isn't allowed in condos on Penang Island, so think in one- or two-year tenancies.
When was Moonlight Bay completed?
Moonlight Bay was completed in 2010 by Ivory Properties Group Berhad, so homes here are bought from existing owners.
How big are the homes at Moonlight Bay?
Homes range from about 2,100 to 4,000 sq ft. There are 90 homes in total.
Is Moonlight Bay condos or villas?
It is a gated community of 90 units combining villas and condovillas — low-density seafront living, not a standard high-rise.
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.