The verdict
The Light Collection II is the second phase of The Light Waterfront, completed by IJM in 2014: 297 freehold homes in five 7-storey blocks on about 9 acres, with 24 layouts from about 517 sq ft to 3,617 sq ft.
- Price
- RM1.45M–RM3.50M
- Tenure
- Freehold
- Land title
- Residential
- Completion
- 2014
The Light Collection II is the largest of IJM's low-rise phases at The Light Waterfront: 297 freehold homes in five 7-storey blocks on about 9 acres, completed in 2014. It's also the most varied, with 24 layouts running from a compact one-bedroom to family homes of over 3,600 sq ft. From 29 October, it has Penang's biggest mall a short walk away.
Key takeaways:
- 297 freehold homes in five 7-storey blocks, completed 2014, 24 layouts of about 517–3,617 sq ft.
- Launched in 2010 at about RM660 per sq ft; 2026 three-bedrooms ask about RM1,000–1,100 per sq ft.
- Three-bedrooms of about 1,700 sq ft rent for about RM4,500–5,000 a month.
- The range of layouts is the strength; views vary a lot between blocks.
What you get
Like Collection I next door, it's low-rise and settled: seven storeys, mature landscaping and a resident base that's had a decade to form. The difference is choice. With 24 layouts, you can find a small unit for one or two people, a standard three-bedroom, or a garden unit with outdoor space that feels more like a house.
That range is unusual. Most Penang buildings repeat three or four layouts; here a couple downsizing, a young family and a household that wants a garden can all live in the same estate. It's freehold on residential title.
What has changed since launch
IJM launched Collection II in November 2010. Analyst coverage reported an average selling price of about RM660 per sq ft, above its earlier guidance of RM600–620. In 2026, standard three-bedrooms ask about RM1,000–1,100 per sq ft, roughly 1.5 to 1.6 times the launch average over 16 years, or around 3% a year. Garden units ask far more per square foot.
Prices and rents in 2026
Listings in 2026 gave a clear picture: 1,367 sq ft three-bedrooms around RM1.45M to RM1.48M, 2,280 sq ft homes around RM2.25M, and a 2,281 sq ft garden unit at about RM3.5M, a big premium for its private outdoor space.
Three-bedrooms of about 1,700 sq ft were listed for rent at about RM4,500 to RM5,000 a month. On a RM1.6M purchase that's about 3.5% gross before costs, fair for this precinct.
Living here once the mall opens
The Waterfront Shoppes soft-opens on 29 October 2026, with about 1.6 million sq ft and around 300 shops beside the convention centre. For families here, that means shops and restaurants within walking distance, and it should widen the pool of tenants who want to live in the precinct. Expect busier roads in the first months. More in my Waterfront Shoppes opening guide.
Getting around
The precinct sits beside the island end of the Penang Bridge. Measured road distances at free-flow speeds (rush hour takes longer):
- USM: about 5 km, 8 minutes.
- Queensbay Mall: about 6 km, 8 minutes.
- Fairview International School (Bukit Jambul): about 10 km, 14 minutes.
- Komtar, George Town: about 10.5 km, 12 minutes.
The northern international schools, Tenby and Dalat in Tanjung Bungah, are about 19 km, roughly 20 minutes in free-flowing traffic and much longer at school-run hour. The Mutiara Line's Penang Waterfront (The Light) station is planned beside the precinct, due in December 2031.
The catches
Five blocks means five different outlooks. Some homes look straight at the sea; others look across at the next block or inland. Check the exact view before you compare prices.
At twelve years old, renovation states vary, so view in person and ask the management for the current service charge, sinking-fund balance and any planned works.
The garden units carry a big premium. Make sure you'll actually use the outdoor space before you pay for it.
Which Light building suits you?
The Light Collection I is the older, smaller sister; The Light Collection III has bigger homes at higher prices. The Light Linear is the cheaper way into the precinct, in two 17-storey towers. The Light Waterfront guide compares every phase.
Zac’s Take
Zac Ong
The Light Collection II gives you the low-rise Light Waterfront lifestyle with more layout choice than any other phase. For most families, a 1,367 to 1,700 sq ft three-bedroom with a real sea view is the sweet spot. The garden units are lovely, but you pay a lot for that outdoor space. The mall opening makes the precinct more complete; it doesn't change which block faces the water.
Average response: under 1 hour, 9am–7pm Mon–Sat.
📲 Get current Light Collection II listingsCurrent details and listings are on The Light Collection II project page.
Sources: Building details from IJM Land material and portal building pages; launch pricing from analyst coverage reported by EdgeProp (2010). Asking prices and rents from portal listings (September–October 2026). Road distances measured on OpenStreetMap routing; LRT station from MRT Corp's Mutiara Line site.