Data-quality note: 4 fields on this guide are unverified or pending Zac's direct input — see "Sources & gaps" at the bottom of this page for the full list.
Penang Island
Gelugor
Mid-island area anchored by USM and The Light City
Condo PSF
RM 630–1750
Active projects
6
What is the average PSF in Gelugor in 2026?
Most condos in Gelugor are priced at roughly RM630–1750 per sq ft in 2026, based on asking and launch prices across the condo projects we track in the area. These are asking prices, not transacted prices.
- Condo PSF rangeRM 630–1750
Character
A functional mid-island suburb straddling Georgetown's southern edge and Bayan Lepas. Dominated by USM's sprawling campus and anchored at its northern tip by The Light City — a mixed-use waterfront precinct with hotel, retail mall, and the Mezzo condominiums. Away from The Light, the area is dense and workaday, with older apartments and walk-ups alongside newer medium-rise condos. Strong rental demand from USM students and staff keeps vacancy low.
Lifestyle scorecard
Zac's honest 1–10 rating across the dimensions buyers care about most.
✅ Pros
- Every active new launch is freehold — unusual for the southern island area
- Structural rental demand from USM — among the largest universities in Malaysia
- The Light City adds lifestyle infrastructure (hotel, mall, waterfront promenade)
- More affordable PSF than Georgetown or Gurney Drive
- Hospital USM on campus — attractive for healthcare tenants and families
- Quick access to Penang Sentral ferry terminal and Jelutong Expressway
⚠️ Cons
- Jalan Utama and Jalan Masjid Negeri traffic during morning and evening peaks
- Older housing stock in Gelugor proper; The Light area commands a notable PSF premium over surrounding condos
Transaction benchmark
Reference: PropertyGuru/iProperty asking prices (note: asking prices typically run 5–15% above transacted prices; use brickz.my for verified JPPH transaction data)Condo PSF (low)
RM 350
Condo PSF (high)
RM 650
Sample
Project-level anchors: Mezzo at The Light City (higher end, ~RM550–650/sf asking); Pearl Regency and Middleton Minden Heights (mid-range, ~RM350–480/sf asking). Verify transacted data at brickz.my.
NAPIC publishes only district-level (Timur Laut) data; no Gelugor-specific locality aggregate is available. Brickz.my aggregates JPPH transaction data at project level and is the closest verifiable public source for transacted PSF. Asking prices used here run 5–15% above transacted.
Sources
For unit-by-unit recent transactions on any specific Gelugor project, ask Zac for the latest →
📈 What to watch over the next 3 years
Verifiable upcoming events from named, dated announcements — not price speculation.
- Gelugor IS on the Mutiara LRT Line: Jalan Universiti (by USM) and Gelugor stations are on the alignment, with Batu Uban close by. The Mutiara Line (29.5 km, 22 stations) runs from Silicon Island past the airport and FIZ, through Bayan Baru, Gelugor and Jelutong to Komtar, then across the strait to Penang Sentral in Butterworth. Construction began on 11 January 2025, with opening targeted for December 2031. Check the walking distance from any specific project to the nearest station before paying an LRT premium.
- The Light City continues to mature as a mixed-use precinct: the DoubleTree by Hilton hotel and The Light Waterfront Penang retail mall are operational, adding lifestyle amenity that gradually lifts the premium commanded by Mezzo and nearby condos over the Gelugor-proper mid-market.
- IJM Land's Merione Grand (upcoming) in the Minden Heights catchment signals continued developer confidence in the mid-island area; monitor launch pricing as a PSF benchmark update for the area.
- USM's role as a research university anchors steady mid-tier rental demand; any significant campus expansion or student-intake growth would tighten vacancy further for sub-RM2,000/month units.
Every project in Gelugor, priced
All 17 tracked projects — 6 selling, 11 trading sub-sale. Rendered from our project records, so a correction updates this table everywhere it appears.
6 of 17 tracked projects are currently selling, alongside 11 trading sub-sale.
Selling now
| Project | Price | PSF | Tenure | Land title | Built | Status |
|---|---|---|---|---|---|---|
| Merione Grand | RM693K | 1090 | Freehold | Commercial | 2028 | selling |
| STARK Tower | RM700K | — | Freehold | Commercial | 2028 | selling |
| Keeperz Suites | RM844K | 1744 | Freehold | Commercial | 2030 | selling |
| The Lighthauz | RM890K | — | Freehold | Commercial (HDA) | — | selling |
| Merione Residences | RM1.58M–RM1.94M | — | Freehold | confirm | 2029 | selling |
| Lightwater Residences | RM2.05M–RM3.52M | — | Freehold | Residential | 2029 | selling |
Sub-sale — 11 projects
| Project | Price | PSF | Tenure | Land title | Built | Status |
|---|---|---|---|---|---|---|
| Zen6 | RM565K–RM750K | 538 | Freehold | confirm | 2023 | sub-sale |
| Pearl Regency | RM790K–RM1.28M | 625–913 | Freehold | confirm | 2013 | sub-sale |
| The Light Linear | RM850K–RM1.58M | — | Freehold | Residential | 2012 | sub-sale |
| Mezzo @ The Light City | RM1M–RM1.5M | 968–1097 | Freehold | Residential | 2025 | sub-sale |
| Middleton @ Minden Heights | RM1.08M–RM1.45M | — | Freehold | confirm | 2019 | sub-sale |
| The Light Collection I | RM1.3M–RM4.5M | 822–1750 | Freehold | Residential | 2012 | sub-sale |
| The Light Collection II | RM1.45M–RM3.5M | — | Freehold | Residential | 2014 | sub-sale |
| The Light Collection IV | RM1.73M–RM9.5M | — | Freehold | confirm | 2017 | sub-sale |
| The Light Point | RM1.8M–RM4.9M | 848–1201 | Freehold | Residential | 2013 | sub-sale |
| Vilaris Courtyard Homes | RM1.86M–RM3.5M | — | Freehold | Residential | 2016 | sub-sale |
| The Light Collection III | RM1.9M–RM4.5M | 900–1212 | Freehold | Residential | 2015 | sub-sale |
Price bands
Foreign buyers
14 of 17 have at least one unit clearing the island minimum (RM1M strata, RM3M landed). One does not: Zen6. 2 have no recorded ceiling and an entry below the floor — confirm whether a larger unit qualifies: STARK Tower, The Lighthauz. The threshold depends on property type, not title class.
Title & tenure
- 4 on commercial title — lower LTV ceiling, commercial utility and quit-rent tariffs: Keeperz Suites, Merione Grand, STARK Tower, The Lighthauz.
- 5 have no land title on record. Confirm it in writing before committing — it changes your financing.
Narrow it down
Filtered views of Gelugor stock — each one a live list, not a static page.
Projects in Gelugor
6 selling · 0 upcoming · 11 completed
Selling now & under construction
More on Gelugor
Guides and comparisons specific to this area.
Hero photo: Wikimedia Commons contributor (verify exact uploader on file page) · CC-BY-SA-4.0 (verify on file page before use)
Sources & data gaps (4)
Honest list of what couldn't be verified from public sources for this area (research completed 2026-06-25). These need Zac's direct input.
- •No Gelugor-specific Brickz locality median surfaced; project-level asking prices used as proxy — verify at brickz.my.
- •Merione Grand (IJM Land) launch pricing not yet published — monitor for PSF benchmark update.
- •No quantitative traffic congestion index for Jalan Utama area.
- •No expat or MM2H concentration data at postcode level.