Ferringhi Hills @ Batu Ferringhi, Penang
Just 14 freehold three-storey superlink terraces in the Sungai Emas housing area of Batu Ferringhi, each from 3,255 sq ft with four bedrooms and a self-contained studio on the lower ground. The houses are built, with their completion certificate dated 22 October 2024. The permit band sits below Penang Island’s floor for landed property, so foreigners cannot buy here.
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Ferringhi Hills @ Batu Ferringhi, Penang at a glance
Every figure below comes from the developer’s own published material or the government register. Where neither has published something, it isn’t on this page.
- Development
- Ferringhi HillsDeveloped and licensed under Seni Bahagia Sdn. Bhd.
- Where it is
- Batu Ferringhi, Penang IslandJalan Sungai Emas 3, Kawasan Perumahan Sungai Emas · Daerah Timor Laut
- Tenure
- Freehold‘Tanah Pegangan Kekal’ with no encumbrance (‘Tiada’) on the advertisement filed with the register
- Property type
- 3-storey superlink terraceLanded homes · lot from 22 ft by 70 ft
- Units
- 14Lots PT 74 to PT 87 · four are Bumiputera-quota lots on the register
- Built-up
- From 3,255 sq ftThe register records 302 to 324 square metres
- Layout
- 4 bedrooms + home studioFive bathrooms · the studio on the lower ground has its own entrance
- Completion
- CompletedCertificate of completion and compliance 22 Oct 2024 · vacant possession 18 Dec 2024
- Government permit
- 13207-2/03-2025/0435(R)-(L)Valid 31 Mar 2024 to 30 Mar 2025 · no newer permit on the register on 2 Oct 2026
- Foreign buyers
- Not open to foreignersThe whole permit band is below Penang Island’s RM3,000,000 floor for landed property
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Six things to know about Ferringhi Hills before you enquire
Four are reasons a Penang family shortlists it. Two are things to settle before you pay anything. All six come from the developer’s own material or the government register.
Freehold, and the land is unencumbered
The advertisement Seni Bahagia filed with the housing register states ‘Tanah Pegangan Kekal’, a freehold title, and answers the encumbrance line with ‘Tiada’, meaning none. For a landed house on the north coast that is the foundation: your own title, no lease, and no project loan recorded against the land.
The houses are finished
The register records the certificate of completion and compliance on 22 October 2024 and vacant possession on 18 December 2024. You are not buying from a model. You can walk all three floors, test the water pressure, look at the view from the master balcony and decide with your own eyes.
A studio downstairs with its own door
The developer’s layout puts a self-contained home studio on the lower ground with a private entrance, separate from the four bedrooms above. That suits grandparents who should not climb stairs, an adult child, or a home office where clients never walk through the living room.
Fourteen houses, and two schools under a kilometre away
The whole scheme is 14 houses, lots PT 74 to PT 87. Straight-line from the pin, SJK(C) Pai Chai is 763 m away and The International School of Penang (Uplands) 944 m. For a family choosing Batu Ferringhi for schooling, those two numbers are the argument.
One coastal road links you to town
KOMTAR is 10.3 km away in a straight line, but the drive follows the winding coastal road through Tanjung Bungah, shared with tourist traffic on weekends and holidays. The developer’s page mentions the North Coast Paired Road; ask me whether it is open before you count on it.
The public record has gaps you should close first
The advertising permit on the register ran out on 30 March 2025 and no newer one was listed on 2 October 2026. The register also still shows all 14 houses as unsold, which may only mean it was not updated after completion. Land area, monthly charges and whether the scheme is gated and guarded are not published. I will confirm each point in writing.
The whole development, decoded
Every number here is the developer’s own or the government register’s.
Facilities
Ferringhi Hills is a small landed scheme, and the developer publishes no shared clubhouse or pool. What it does list is the specification of each house, taken here from ferringhihills.com.my and the advertisement filed with the register.
Rooms
- Grand master suite with private balcony
- Two bedrooms with attached bathrooms
- Guest room with a common bathroom
- Self-contained home studio on the lower ground
- Private entrance to the studio
- Five bathrooms in all
Built into each house
- High ceilings
- Tinted glass windows
- Built-in high-pressure water pump
- Smart lockset on the main entrance
- Fibre-optic cabling ready
- Electrical points for CCTV, air-conditioners, autogate and water heaters
Where the project is now
One house type at Ferringhi Hills, level by level
Every house follows the same three-level plan; the specification in the developer’s advertisement filed with the government register names three variants, Type A for intermediate lots, Type A1 for the corner and Types A2 to A4 for end lots. The developer gives the built-up area as ‘from 3,255 sq ft’ and lists the levels at 857 sq ft (lower ground), 1,496 sq ft (Level 1) and 1,130 sq ft (Level 2). Those three add up to 3,483 sq ft, which matches the top of the register’s range of 302 to 324 square metres, so the level figures appear to describe the largest houses. Ask me for the area of the exact lot.
Whole house · 3-storey superlink — 3,255 sq ft
Get this floor plan
Lower ground level — 857 sq ft
Get this floor plan
Level 1 — 1,496 sq ft
Get this floor plan
Level 2 — 1,130 sq ft
Get this floor planInside Ferringhi Hills @ Batu Ferringhi, Penang
Where Ferringhi Hills @ Batu Ferringhi, Penang sits
Kawasan Perumahan Sungai Emas is the housing area on the landward side of Batu Ferringhi, on Penang Island’s north coast in Daerah Timor Laut. Ferringhi Hills stands on Jalan Sungai Emas 3, 763 m in a straight line from SJK(C) Pai Chai and 656 m from Eden Parade, where the developer keeps its sales office.
Pinned to the coordinates filed with the national housing register for project 13207-2, which plot 109 m from the ‘Ferringhi Hills’ marker on Jalan Sungai Emas 3. Distances are straight-line from the register’s point.
- Eden Parade (developer’s sales office)656 mstraight-line
- SJK(C) Pai Chai763 mstraight-line
- The International School of Penang (Uplands)944 mstraight-line
- Tenby Schools Penang3.2 kmstraight-line
- Dalat International School3.7 kmstraight-line
- Entopia, Teluk Bahang5.5 kmstraight-line
- Gurney Plaza7.0 kmstraight-line
- Island Hospital8.4 kmstraight-line
- KOMTAR, George Town10.3 kmstraight-line
On the government register it is project 13207-2 — 14 terrace houses, completed
The housing developer’s licence is held by Seni Bahagia Sdn. Bhd. (13207), with its business address at Eden Parade, Jalan Sungai Emas, and a developer’s licence valid to 30 March 2027. The company has two projects on the national register: Pearl Residences (13207-1) and Ferringhi Hills, filed as ‘Fasa 1’ (13207-2).
| Project code | Registered name | Advertising permit | Permit expires | Units | Bed / bath | Status |
|---|---|---|---|---|---|---|
| 13207-2 | Ferringhi Hills, Fasa 1 — terrace houses, 3 storeys | 13207-2/03-2025/0435(R)-(L) | 30 Mar 2025 | 14 | 5 / 5 | Completed · CCC 22 Oct 2024 |
Swipe sideways to see the full table →
Read from teduh.kpkt.gov.my on 2 October 2026. Check it yourself: teduh.kpkt.gov.my/semakan-status-kemajuan?kodProjek=13207-2
14 houses on the register, 14 on the developer’s advertisement
The register files Ferringhi Hills as one component: 14 three-storey terrace houses, each with five bedrooms and five bathrooms. The developer describes the same rooms as four bedrooms plus a home studio. The unit list runs from lot PT 74 to PT 87, and four of the 14 are marked as Bumiputera-quota lots. On 2 October 2026 all 14 were still listed as not yet sold. I would not read that as proof nothing has sold; the record may simply not have been updated since the houses were finished.
What the permit band tells you, and why foreigners are out
The advertising permit records a minimum of RM1,350,000 and a maximum of RM1,715,000 across the 14 houses. That is the band on the advertising permit, not the price of any unit. Penang Island’s floor for a non-citizen buying landed property is RM3,000,000, so the whole band is below it and Ferringhi Hills is not open to foreign buyers. Malaysians working abroad are not affected by that floor.
Schedule I: the build-then-sell agreement
The register lists the sale and purchase agreement as Schedule I, the build-then-sell form for landed property, with a 24-month period and no extension recorded. No first agreement date is shown. In practice that matters less here than usual, because the houses already have their completion certificate; what you need to check is the defects liability period that applies from your own handover.
100% built, but the advertising permit has lapsed
The status is ‘Siap Dengan CCC’, completed with certificate: construction at 100%, the certificate dated 22 October 2024 and vacant possession on 18 December 2024. The permit number on record, 13207-2/03-2025/0435(R)-(L), was valid from 31 March 2024 to 30 March 2025, and I found no later permit on the register. Ask me for the current status of the permit before you sign anything.
About Seni Bahagia
Seni Bahagia Sdn. Bhd. is a Batu Ferringhi developer with its office at Eden Parade on Jalan Sungai Emas, 656 m from the site in a straight line. Its website describes more than 30 years in property development and a focus on what it calls resort lifestyle homes.
It names two earlier projects, both in Batu Ferringhi: Pearl Residences and Ferringhi Pearl. Pearl Residences is on the government register as 36 three-storey semi-detached houses, 704 m from Ferringhi Hills, shown as completed. Ferringhi Hills is the small follow-up: 14 terraces, and the register’s ‘Fasa 1’ label suggests the developer may have more land to release, though nothing further is filed.
This is a local builder working street by street in one neighbourhood, not a listed group. The advantage is that you can drive past its earlier houses and see how they have aged. The limit is scale: there is no group balance sheet behind it and little press coverage to cross-check.
One honest note on timing: the developer’s own advertisement gave July 2024 as the expected completion, while the register dates the completion certificate 22 October 2024 and vacant possession 18 December 2024. For Pearl Residences the first agreement set delivery by 16 December 2015 and the first certificates on record are dated 5 February 2016. Neither gap is large, and both projects were finished, but it is the reason I check dates on the register and not only in a brochure.
Frequently asked questions
How many units are there at Ferringhi Hills?
Fourteen. The developer’s advertisement and the government register both give 14 three-storey terrace houses, on lots PT 74 to PT 87.
The register marks four of the 14 as Bumiputera-quota lots. Ask me which lots those are before you set your heart on a particular house.
Is Ferringhi Hills freehold?
Yes, according to the developer: the advertisement filed with the housing register states ‘Tanah Pegangan Kekal’, which is freehold tenure.
The same advertisement declares no encumbrance on the land. Your solicitor’s title search at signing is the final word on both points.
What is the size and layout of a Ferringhi Hills house?
The built-up area is from 3,255 sq ft on a lot from 22 ft by 70 ft. There are four bedrooms: a master suite with a private balcony, two bedrooms with attached bathrooms and a guest room, plus a self-contained home studio on the lower ground with its own entrance. Five bathrooms in all.
The developer lists the levels at 857, 1,496 and 1,130 sq ft, which add up to 3,483 sq ft, and the register gives a range of 302 to 324 square metres. So the houses are not all identical in area; I will get the figure for the lot you want.
Can foreigners buy at Ferringhi Hills?
No. The permit band runs from RM1,350,000 to RM1,715,000, and Penang Island’s minimum for a non-citizen buying landed property is RM3,000,000. The whole band is below that floor.
If you are a foreign buyer who wants a landed home on the island, tell me your budget and I will point you to projects that clear the state floor, and explain the state consent, the levy and the flat 8% stamp duty for non-citizens.
Is Ferringhi Hills completed?
Yes. The register shows construction at 100%, the certificate of completion and compliance dated 22 October 2024 and vacant possession on 18 December 2024.
The developer’s filed advertisement had given July 2024 as the expected date, so completion came a few months after that target.
Which house should I choose?
With one house type, the choice is about position. Use the site plan to see which lots are at the ends of the row, which face the road and which back onto a slope or a neighbour, then visit at midday and again after rain.
The register’s floor-area range suggests some houses are larger than others, most likely the end lots. Ask me for the area, the orientation and the status of each remaining lot, including which four are Bumiputera-quota.
What is the price and the maintenance fee?
The only public price information I use is the government permit band: RM1,350,000 to RM1,715,000. That is the band on the advertising permit, not the price of any unit, and I do not repeat figures from portals or advertisements.
The developer has not published any monthly charge, and has not said whether the scheme is gated and guarded. Message me and I will send the current price list, the houses still available and the charges in writing.
How does Ferringhi Hills compare with Fera Courtyard Terraces on Andaman Island?
Both are freehold three-storey terraces in Penang Island’s north-east district. Fera is part of E&O’s 760-acre island township, with 101 terraces registered in four phases and built-ups reported from 3,615 sq ft; its permit band is entirely above the RM3,000,000 floor, so foreigners may apply there. Ferringhi Hills is 14 houses from 3,255 sq ft on an established residential street, for Malaysian buyers only.
Fera puts you 1.6 km from Gurney Plaza in a straight line; Ferringhi Hills is 7.0 km from it, but 763 m from SJK(C) Pai Chai and 944 m from Uplands. Choose by where your week actually happens.
Is Batu Ferringhi practical for daily life or for renting out?
For daily life, the developer points to the local wet market and convenience shops in the Sungai Emas neighbourhood. Straight-line, Eden Parade is 656 m away, SJK(C) Pai Chai 763 m, Uplands 944 m, Tenby Schools 3.2 km and Dalat International School 3.7 km. Big malls and hospitals are in town: Gurney Plaza is 7.0 km and Island Hospital 8.4 km.
For renting, the natural tenants are families tied to the international schools and people who work in the hotels along the beach. I do not quote rental figures. A house of this size has a small tenant pool, so buy it to live in first and treat letting as a fallback.
Ask which units are available now
Completed projects change hands unit by unit, and whatever the developer still holds moves too. Tell me your budget and whether you’re buying to live in or to let — I’ll send back the units that actually fit.
Completed project — what is for sale changes unit by unit, so ask before you plan a viewing
Louis Koh
11 years in Malaysian property · Johor Bahru, Kuala Lumpur & Penang new launches · English & 中文
I work with cross-border buyers from Singapore and further afield, and with local investors. I’ll tell you when a project isn’t right for you — that’s usually worth more than the brochure.
Published 2026-10-02 · Last verified 2026-10-07 against the developer’s website ferringhihills.com.my, the developer’s advertisement filed with the housing register, and the KPKT housing register. Unit availability, pricing and completion dates are set by the developer and subject to change. This page is marketing information, not an offer or a contract.
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Developer: Seni Bahagia (1 development on this site)
Where it is: Batu Ferringhi, Penang
The unit mix, the permitted price and how far up it is
None of this table is the developer’s account of itself. It is what the Ministry of Housing and Local Government records from the 7(f) returns: unit type, bedrooms and bathrooms, built-up area, unit count, the price range on the permit, and the certified percentage complete. A brochure price can be revised; the price on the permit was filed. A brochure need not mention progress; the percentage is certified. The status vocabulary is theirs too: Lancar (on schedule), Lewat (behind), Sakit (sick), Terbengkalai (abandoned).
13207-2 · FERRINGHI HILLS
Overall status: Siap Dengan CCC — completed
| Component | Bed / bath | Built-up | Units | Price on the permit | Complete |
|---|---|---|---|---|---|
| Rumah Teres 3 storeys Siap Dengan CCC | 5 / 5 | 302 – 324 m² | 14 | RM1,350,000.00 – RM1,715,000.00 | 100.00% |
Swipe the table sideways for the rest of the columns.
This is the document the developer had to file, and the housing department had to approve, before it was allowed to advertise at all — served from the ministry’s own host. It normally carries the location plan, the developer licence and building-plan approval references, the expected completion date, the encumbrance position, and the unit count and price floor and ceiling for each type. The brochure a salesperson hands you can be reissued. This one cannot.
Read from teduh.kpkt.gov.my on 2026-10-08, project code 13207-2. Re-read weekly.
What to do with the number. Read it against the delivery date in your own agreement, not against what a salesperson says. A project with a year left on its statutory clock and a third of the building up is telling you something the brochure will not.
How does that compare? Every development on this site, grouped by register status — cancelled, abandoned and behind schedule first.