Batu Ferringhi · Completed 2010 · Subsale
Moonlight Bay
A freehold hillside resort development by Ivory Properties off Jalan Batu Ferringhi, mixing 4-storey villas with low-rise condominium units of 1,950–2,200 sq ft, on 6 acres facing the sea.
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Moonlight Bay at a glance
Every figure here comes from the developer, the government housing register or the property records named at the foot of the page. Where sources disagree, the range is shown. Where nobody has published a number, it is not on this page.
Development
Moonlight Bay
By Ivory Properties Group; portals also list it as Moonlight Bay Condovilla
Address
Jalan Moonlight Bay
Off Jalan Batu Ferringhi, Batu Ferringhi
Tenure
Freehold
Completed
October 2010
StarProperty; PropertyGuru gives 2010
Buildings
70 villas and 5-storey condo blocks
StarProperty gives 2 condo blocks; PropertyGuru and iProperty record 1 building of 20 units
Land
6 acres
About 100 ft above sea level
Layouts
1,950–2,200 sq ft
Condominium units; villas on land of 2,350–6,550 sq ft
Foreign buyers
Condo units possibly; villas generally not
Condo asking prices are above RM1 million; villa listings are below RM3 million
Why this address
Four things buyers weigh at Moonlight Bay
A low-density, sea-facing enclave on the Batu Ferringhi hillside. Here is the case, and the catch.
Resort-style grounds
StarProperty describes terraced gardens with water features, a canopy walk, a tree house and nature paths on the 6-acre site.
Beach and school nearby
The Batu Ferringhi beaches are close, and PropertyGuru lists The International School of Penang (Uplands) among nearby places.
Large homes
Condominium units are 1,950–2,200 sq ft, and the 4-storey villas have 3+1 to 5+1 bedrooms with house lifts.
What to weigh: few records and a long drive
No transacted price figures were available on the portals we could check, and with so few units, asking prices are the main guide. StarProperty puts George Town within about 15 minutes by car.
The development
Moonlight Bay, decoded
A terraced hillside site about 100 ft above sea level, with 4-storey villas and 5-storey condominium blocks facing the Straits.
Facilities
As listed by StarProperty and PropertyGuru.
Water
Pool
- Swimming pool
- Water features
Active
Fitness and nature
- Gymnasium
- Canopy walk
- Nature paths
- Tree house
Residents
Shared spaces
- Clubhouse
- BBQ area
- Children’s playground
- Covered car park
Where the project is now
Layouts
All 2 Moonlight Bay layouts
2 layout types, from 1,950 to 2,200 sq ft. Sizes from the developer’s published plans, checked October 2026. Other layouts may exist; ask for the full list. Tap any layout and the drawing comes to your WhatsApp.
Condominium (smaller design) — 1,950 sq ft
1,950 sq ft · One of two condo designs
Get this floor planAsk price & availability →Condominium (larger design) — 2,200 sq ft
2,200 sq ft · Second condo design
Get this floor planAsk price & availability →Price and rent by layout
What each layout is asking at Moonlight Bay
Asking prices and rents seen on iProperty in October 2026, matched to each layout by size. Asking prices are not sale prices; compare them with the recorded transactions above.
| Layout | Size | Asking price | Asking rent | Listings |
|---|---|---|---|---|
| Condominium (larger design) | 2,200 sq ft | – | RM3,999–5,000/mo | 12 |
| – | about 3,800–3,900 sq ft | – | RM4,500/mo | 1 |
| – | about 4,800–4,900 sq ft | – | RM10,000/mo | 1 |
Location & connectivity
Where Moonlight Bay sits
Jalan Moonlight Bay, off Jalan Batu Ferringhi, Batu Ferringhi, Penang.
The recorded numbers
The price numbers
Recorded sales and asking prices are different things. Transacted figures come from deals recorded with the government valuation department; asking figures are what owners or the developer are listing at.
| Measure | Figure | Source and date |
|---|---|---|
| Asking price condominium, 2,100–2,200 sq ft | RM1.25m–1.58m | Mudah listings, Oct 2026 |
| Asking price villas, 4,200–4,800 sq ft | RM2.38m–2.95m | Mudah listings, Oct 2026 |
| Asking rent condominium, 2,100 sq ft | About RM4,000–5,000 a month | Mudah listings, Oct 2026 |
| Asking rent villas, 4,500–4,800 sq ft | About RM3,980–10,000 a month | Mudah listings, Oct 2026 |
| Asking price per sq ft listing portals, 12 listings of 2,000–2,230 sq ft | About RM520 – RM790 psf | iProperty, Oct 2026 |
All rows are asking prices seen in October 2026, not transactions; no transacted figures were available on the portals we could access. PropertyGuru shows asking prices from about RM1.09 million.
Track record
About Ivory Properties Group
Moonlight Bay was developed by Ivory Properties Group and completed in October 2010.
The group was also a partner, with Tropicana Corporation, in the joint venture behind Penang World City in Bayan Lepas.
Around the building
What is near Moonlight Bay
The closest places on the map, measured in a straight line from the building. Driving distances are longer.
🚉 Getting around
- Hop On Hop Off Stop 18 Hardrock~2.5 km
- Perhentian Bas Tanjung Bunga~2.9 km
🛍️ Malls
- Ferringhi Walk~1.6 km
- City Junction~5.7 km
- Island 88~5.8 km
🎓 Schools
- SJK (C) Pai Chai~1.3 km
- The International School of Penang (Uplands)~1.7 km
- SK Tanjung Bunga~2.8 km
- SJK (C) Poay Wah~2.8 km
🏛️ Colleges and universities
- Tunku Abdul Rahman University of Management and Technology Penang Branch~3.9 km
- College General~4.8 km
🏥 Hospitals
- Mount Miriam Cancer Hospital~4.8 km
- Penang Adventist Hospital~7.1 km
Map data © OpenStreetMap contributors. Names as recorded on the map; check opening and enrolment details yourself.
Is it for you?
Which kind of buyer are you?
The same building suits different people for different reasons. Pick the line that sounds like you.
🏠 Living here yourself
Layouts here run from about 1,950 to 2,200 sq ft. Ask me which stacks get the better view and the least afternoon sun; that changes the price more than the floor.
💰 Buying to rent out
Compare the recorded rents in "The price numbers" above with the instalment on your loan. Smaller layouts usually rent faster; larger ones hold tenants longer.
👨👩👧 Family with children
Check the school and clinic distances in the location section, the number of car parks per unit and how busy the lifts are at 7.30 am.
✈️ Buying from overseas
Foreigners can only buy above the state minimum price and pay 8% stamp duty from 2026. Ask me which units here qualify before you shortlist.
Straight talk
What I will not hide from you
Every project has trade-offs. These are the ones I would want to know before paying a deposit.
- ⚠️ More than ten years old. Ask for the last AGM minutes and how much maintenance owners still owe; arrears show up as poor upkeep later.
- ⚠️ Landed homes: check the land title, the facing, and whether the house has had extensions that need approved plans.
- ⚠️ Asking prices are not sale prices. Compare any offer with the recorded transacted price per sq ft above before you commit.
The real cost
What buying here costs in 2026
Worked example for a unit at RM1,580,000, around the typical asking price here. Your figures will differ with the price and the bank.
| Malaysian buyer (90% loan) | Foreign buyer (70% loan) | |
|---|---|---|
| Purchase price | RM1,580,000 | RM1,580,000 |
| Down payment | RM158,000 | RM474,000 |
| Loan amount | RM1,422,000 | RM1,106,000 |
| Stamp duty on transfer (MOT) | RM47,200 | RM126,400 |
| Stamp duty on loan (0.5%) | RM7,110 | RM5,530 |
| Lawyer, sale agreement (incl. 8% SST) | RM18,414 | RM18,414 |
| Lawyer, loan agreement (incl. 8% SST) | RM16,708 | RM13,295 |
| Cash needed before keys | RM247,432 | RM637,639 |
| State consent fee for foreigners | – | Set by each state; ask me for the figure |
Estimates only. Stamp duty: 1–4% tiers for Malaysians and PRs, 8% flat for foreigners from 1 Jan 2026. Legal fees follow the Solicitors’ Remuneration Order 2023. First-time Malaysian buyers of homes up to RM500,000 may get a stamp duty exemption until 2027. Valuation, disbursements and moving costs are not included.
Get these numbers for a real unitCalculate my exact costs →Straight answers
Frequently asked questions
How many units and what sizes?
StarProperty gives 70 four-storey villas plus two 5-storey condominium blocks; PropertyGuru and iProperty record one building of 20 condominium units. Records differ. Condominium units are 1,950–2,200 sq ft, and villa plots 2,350–6,550 sq ft.
Is Moonlight Bay freehold?
Yes. StarProperty, PropertyGuru and iProperty record freehold tenure.
Can a foreigner buy here?
On Penang Island a foreigner can generally buy a strata home priced at RM1 million or more (RM3 million for landed homes and landed strata), with state consent from the Penang Land and Mines Office. The state charges an approval levy of 3% of the price, reduced to 1.5% for island strata homes priced between RM1 million and RM1.5 million, and a foreign owner may resell only after three years from the SPA date. Stamp duty on the transfer of a home is a flat 8% for foreign buyers from 1 January 2026. Condominium units are listed at about RM1.25 million to RM1.58 million, so they meet the RM1 million minimum, with a 1.5% levy up to RM1.5 million and 3% above. The villas would fall under the RM3 million landed threshold, and current villa listings are below that, so they are generally not open to foreign buyers.
How much does it rent for?
Condominium units of about 2,100 sq ft are listed at about RM4,000 to RM5,000 a month; villas from about RM3,980 to RM10,000 (Mudah, October 2026).
Berapa harga Moonlight Bay?
Unit kondominium 2,100 hingga 2,200 kaki persegi ditawarkan sekitar RM1.25 juta hingga RM1.58 juta, dan vila sekitar RM2.38 juta hingga RM2.95 juta (Mudah, Oktober 2026). Hartanah ini pegangan bebas dan siap pada 2010.
Moonlight Bay 价格多少？租金多少？
根据Mudah 2026年10月的挂牌，2,100至2,200平方尺公寓单位约RM125万至RM158万，别墅约RM238万至RM295万；公寓月租约RM4,000至RM5,000。永久地契，2010年完工。
Which schools are near Moonlight Bay?
On map data, the nearest schools are SJK (C) Pai Chai (~1.3 km), The International School of Penang (Uplands) (~1.7 km), SK Tanjung Bunga (~2.8 km). Distances are straight-line from the building.
Is there a train or bus station near Moonlight Bay?
The nearest stations on map data are Hop On Hop Off Stop 18 Hardrock (~2.5 km), Perhentian Bas Tanjung Bunga (~2.9 km).
What is the nearest hospital and mall to Moonlight Bay?
The nearest hospital on map data is Mount Miriam Cancer Hospital (~4.8 km), and the nearest mall is Ferringhi Walk (~1.6 km).
How much cash do I need to buy at Moonlight Bay?
For a unit at RM1,580,000,, a Malaysian buyer with a 90% loan needs about RM13,295 before getting the keys, covering the down payment, stamp duty and legal fees. A foreign buyer with a 70% loan needs about RM247,432, before the state consent fee. The full table is in "What buying here costs in 2026".
Compare
Worth putting beside this one
Same area first, then a similar budget. Chosen so you can compare the numbers yourself, not for which one pays the agent more.
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Ferringhi Residence
Freehold, 210 low-rise condo villa units near the beach, completed 2016. Asking from about RM670,000.
View project →Penang · Tanjung Bungah
Alila2
Freehold, 270 large units on 9.8 hillside acres, completed 2018. Recorded median about RM1,184 psf.
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All Seasons Park
Freehold, 808 units in four towers near the Air Itam bus hub, completed 2013. Asking about RM486–587 psf.
View project →Get the current price list and units available at Moonlight Bay
Prices move and the better units go first. Tell me your budget and whether you are buying to live in or to rent out, and I will send back the units that fit, not a generic brochure.
Buying, selling or renting: one conversation, no obligation.
Jason Lim
10 years in Malaysian property · Johor Bahru & Kuala Lumpur · REN 84424 · IQI Realty Sdn. Bhd. E (1) 1584/6
I work with local families, investors and buyers from Singapore and overseas. If a project is not right for what you need, I will say so; that is usually worth more than the brochure.