Batu Ferringhi Β· Subsale Market
Moonlight Bay Subsale β Batu Ferringhi, Penang
Current asking prices, floor plans, and what to inspect before signing the SPA. Live subsale shortlist sent direct to your 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 RM710β752 per sq ft, with the typical unit asking around RM 1.58M (from roughly RM 1.49M).
Price at a glance
Prices as at September 2026 β Subsale asking prices basis. Last checked 2026-09-11.
| Unit type | Size (sqft) | Price from | PSF from |
|---|---|---|---|
| 3 Bedroom Condo Β· 3-Bedroom Condo β 2,100-2,600 sqft | 2,100β2,600 | RM1.49M | ~RM573 |
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 3 months of SPA. No 36-month construction wait.
Verified surroundings
Batu Ferringhi's noise levels, traffic, neighbour mix, and JMC quality are known quantities at Moonlight Bay.
Established maintenance
Sinking fund history is visible. You can read the last 12 months of JMC minutes before committing.
How Moonlight Bay is priced within Batu Ferringhi
At roughly RM710 psf, Moonlight Bay sits toward the value end of Batu Ferringhi's condo band (RM547β1146 psf). That usually reflects building age, floor level, or distance from the area's prime frontage β worth checking which, because the first two are negotiable and the third is not.
vs NAPIC median
+67%
Area median RM425 psf (all residential)
Area gross yield
~4%
Typical for Batu Ferringhi condos
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 β 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 β 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 β 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 β Lifts have a service life. Ask whether modernisation has been done or is being planned β it is one of the largest special assessments a JMB can raise.
- 4.Original vs renovated layout β Confirm any structural alteration by a previous owner was approved. Unapproved hacking can complicate financing and your own future resale.
- 5.Actual unit orientation β 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 2026-09-11.
| Asking from | RM1.49M β RM2.95M |
| PSF | RM710 β 752 |
| Built-up | 2,100 β 4,000 sqft |
| Completed | 2010 |
| Units | 90 |
Verified sub-sale asking prices. Asking is not transacted β 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 β arrears across the building are the number that predicts your future maintenance bill.
A foreign buyer can purchase here β the RM1M minimum is cleared. Add the state levy, a flat 8% stamp duty and 3β4 months for state consent.
Selling rather than buying? The RPGT rates and the 21B retention decide what you keep β and if you are near the five-to-six-year line, the date matters more than the price.
Moonlight Bay for sale & for rent
Looking to buy or rent a unit in Moonlight Bay? Asking prices and rents move with the market and with the specific unit β floor, facing, condition β so rather than quote a stale number, message Zac for the current listings and a straight read on what is realistic today.
Moonlight Bay key facts
- Developer
- Ivory Properties Group Berhad
- Area
- Batu Ferringhi, Penang
- Type
- condominium
- Tenure
- freehold Β· residential
- Completed
- 2010
- Total units
- 90
- Asking PSF
- RM710β752
- Price from
- RM 1.49M
Need the full project profile? Specifications, floor plans, nearby amenities, and Zac's take on Moonlight Bay:
View full Moonlight Bay profile βBatu Ferringhi β area snapshot
Full area guide βBatu 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 420K β RM 2.3M
asking prices in area
Active projects
0
selling or under construction
Subsale condos
11
completed projects
Total tracked
12
properties in this area
Other projects in Batu Ferringhi
All 11 others we track here, cheapest first β all trading sub-sale.
- Iconic VueRM420K
- 10 Island ResortRM535K
- Ferringhi ResidenceRM750K
- By The Sea @ Batu FerringhiRM950K
- Ferringhi Residence 2RM1.06M
- The Marin @ FerringhiRM1.16M
- La FerringhiRM1.32M
- Ferringhi HillsRM1.35M
- Ferringhi PearlRM1.4M
- Pearl Residences @ Batu FerringhiRM2.2M
- Island Resort Semi-Detached VillasRM2.33M
Moonlight Bay subsale β common questions
What is the price of Moonlight Bay?
Moonlight Bay runs RM1,490,000 to RM2,950,000. These are verified sub-sale asking prices, not transacted figures β expect movement between the two. That works out to about RM710β752 per square foot. Checked 2026-09-11.
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. Add a state levy, a flat 8% stamp duty, and 3β4 months for state consent.
When was Moonlight Bay completed?
Moonlight Bay completed in 2010, developed by Ivory Properties Group Berhad. Units here trade sub-sale.
How big are the units at Moonlight Bay?
Built-ups run 2,100 to 4,000 sq ft. There are 90 units in total.
Is Moonlight Bay condos or villas?
It is a gated community of 90 units combining villas and condovillas β low-density seafront living, not a standard high-rise.
More on the neighbourhood:
Batu Ferringhi area guide β schools, transport, PSF, lifestyle scorecard βSubstitutes worth comparing
Open full comparison βSame area family, same property type, similar price band β what most buyers actually cross-shop.