The verdict
The Light Collection III is the 190-home, 11-storey phase of The Light Waterfront, freehold and right at the water's edge, with large layouts from about 1,851 sq ft to 5,091 sq ft.
- Price
- RM1.90M–RM4.50M
- Tenure
- Freehold
- Land title
- Residential
- Completion
- 2015
If you want a big home on the water at The Light Waterfront without going into a tower, The Light Collection III is the one to look at. Its 190 freehold homes sit in 11 storeys at the water's edge, and even the smallest is about 1,851 sq ft. There's one number worth knowing before you shop: the cheapest homes now ask about 50% more than at launch, but the biggest ask less than they launched at.
Key takeaways:
- 190 freehold homes of about 1,851–5,091 sq ft, 28 layouts including townhouses and water villas, completed 2015.
- Launched at about RM1.26M–5.18M; 2026 asking about RM1.9M–4.5M.
- Rents about RM4,000–5,300 a month: a home to live in rather than a rental.
- Best for families who need four or five bedrooms.
What you get
Collection III has the largest homes of the three low-rise Collection phases, with 28 layout types across apartments, townhouses and water villas. That makes it a natural fit for multi-generational families, or anyone downsizing from a house who doesn't want to give up space. The setting is the same mature, low-rise seafront as Collections I and II.
Facilities include a pool and children's pool, gym, sauna and steam room, squash court, jacuzzi, barbecue area, playground, multipurpose hall, reading room, kids' playroom and games room. It's freehold on residential title.
What has changed since launch
At launch, prices ranged from about RM1.26M to RM5.18M. In 2026, entry homes ask from about RM1.9M, roughly 50% above launch, while the largest homes ask up to about RM4.5M, below the top launch price.
That split is common in Penang. Ordinary family sizes have a deep pool of buyers, while very large homes have only a few, so their prices move slowly. If you're buying one of the biggest layouts, negotiate on recent sales, not the asking price. If you're buying to sell later, a mid-sized four-bedroom will usually be easier to resell than the largest layouts.
Prices and rents in 2026
Asking prices ran from about RM1.9M to RM4.5M. Per square foot, that's roughly RM900 to RM1,200, which is lower than the newer towers nearby because the homes are so large.
Three- and four-bedroom homes were listed for rent at about RM4,000 to RM5,300 a month. On RM2.2M that's under 3% gross, so the return as a rental is modest; it's really a home to live in.
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 a big family, having shops and restaurants within walking distance is a genuine everyday gain, especially for older parents who no longer drive. More in my Waterfront Shoppes opening guide.
Getting around
Measured road distances at free-flow speeds (rush hour takes longer):
- Lam Wah Ee Hospital: about 8 km, 11 minutes.
- Fairview International School (Bukit Jambul): about 10 km, 14 minutes.
- Komtar, George Town: about 10.5 km, 12 minutes.
- Gleneagles and Island Hospital: about 12.5 km, 15 minutes.
The Mutiara Line's Penang Waterfront (The Light) station is planned beside the precinct, due in December 2031.
The catches
Big homes mean big running costs: the service charge is calculated on floor area. Check the monthly figure for the exact unit, and ask for the sinking-fund balance and management accounts.
Views vary by position. Pay for a home that actually faces the sea, not one that's merely close to it.
The largest layouts are slow to sell. Buy them because you'll live in them, not as a trade.
Which Light building suits you?
The Light Collection II is cheaper, with smaller homes. The Light Point offers big homes in a boutique 28-storey tower with higher views. The Light Collection IV is the newest of the Collection phases. The Light Waterfront guide compares every phase.
Zac’s Take
Zac Ong
The Light Collection III is for space. If your family needs four or five bedrooms and you want to live by the water inside a mature, low-rise estate, few places in Penang offer this combination. The biggest homes now ask less than they launched at, which is a buying opportunity if you'll live in them and a warning if you're buying to trade. Choose the unit for its view.
Average response: under 1 hour, 9am–7pm Mon–Sat.
📲 Get current Light Collection III listingsCurrent details and listings are on The Light Collection III project page.
Sources: Building details, layouts, facilities and launch prices from StarProperty and portal building pages. 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.