The verdict
4.4/ 5The Light Collection IV is two markets sharing an address: 79 apartments and duplex penthouses of about 1,991 to 7,150 sq ft in three blocks, and 19 water villas of about 7,000 sq ft.
- Price
- RM1.73M–RM9.50M
- Tenure
- Freehold
- Completion
- 2017
Zac’s own rating, not user reviews.
Zac’s own rating, not an average of user reviews. It reflects one licensed agent’s assessment of this project against others he tracks in Penang.
Looking at the wider area too? My Gelugor 2026 buyer's guide compares every building, what it costs, and who each one suits.
The Light Collection IV is the only building in this precinct where a RM1.7M apartment and a RM9.5M water villa share an address. That spread is the whole review: 98 freehold homes, completed by IJM in 2017, split between apartments in three blocks and 19 villas on the water. With The Waterfront Shoppes opening next door on 29 October, the precinct around it is finally starting to look finished.
Key takeaways:
- 98 freehold homes: 79 apartments and duplex penthouses, plus 19 water villas of about 7,000 sq ft.
- 2026 asking about RM1.73M–9.5M; homes about 1,991–7,150 sq ft.
- Award-winning (FIABCI World Gold) and reported as Penang's first GBI-certified residential project.
- Construction continues nearby until Lightwater Residences (1Q 2029) and Merione Residences (December 2029) complete.
What you're actually buying
There are two products here. The condominium side has 79 homes in three blocks, from single-level apartments of about 1,991 sq ft up to duplex penthouses of about 7,150 sq ft. The other 19 homes are water villas of about 7,000 sq ft, which project descriptions list with private pools and private pontoons on the waterway.
Shared facilities include a clubhouse, pools, gyms and a linear park along the water. It's freehold, the final phase of The Light Collection, and it won a FIABCI World Prix d'Excellence Gold award. It was also reported as Penang's first Green Building Index-certified residential development.
Prices in 2026
Asking prices ran from about RM1.73M to RM9.5M. A quoted "Collection IV price" means nothing until someone attaches a home type and size. A 2,000 sq ft apartment competes with premium homes all over the island; a water villa competes with landed bungalows and has almost no direct comparables.
Price per square foot varies so much between apartments, duplexes and villas that a single range would mislead you. Compare each listing with recent sales of the same type, not with the building average.
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 Penang Waterfront Convention Centre. After years of living beside construction, Collection IV owners finally get the amenity the masterplan promised. The trade-off is more traffic and visitors in the precinct, especially in the first months. More in my Waterfront Shoppes opening guide.
Building work isn't over, though. Lightwater Residences targets the first quarter of 2029 and Merione Residences December 2029, so expect cranes and new supply competing with resales for a few more years.
Getting around
Measured road distances at free-flow speeds (rush hour takes longer):
- USM: about 5 km, 8 minutes.
- Queensbay Mall: about 6 km, 8 minutes.
- Komtar, George Town: about 10.5 km, 12 minutes.
- Penang airport: about 11 km, 13 minutes.
The Mutiara Line's Penang Waterfront (The Light) station is planned beside the precinct, due in December 2031. In Klang Valley, new stations added only a small premium to nearby prices.
The catches
The top of the range has few comparables. Buy a water villa here and you're largely setting the price yourself, and so will the next seller. Fine if you want the space; slower when you exit.
A small owner base shares the costs. Water villas, pontoons and a marina-side setting need upkeep, so ask for the service charge, sinking-fund balance and any planned works before you commit.
Gelugor isn't a prestige postcode like Gurney or Tanjung Tokong. At this price you're paying for the waterfront masterplan, not the wider area.
Which Light building suits you?
The Light Collection III offers big low-rise homes from about RM1.9M. Mezzo, completed in 2025, is the newer option from about RM1M. Lightwater Residences is the new-build flagship from about RM2.05M. The Light Waterfront guide compares every phase.
Zac’s Take
Zac Ong
The Light Collection IV is two markets in one address: large waterfront apartments that compete island-wide, and water villas that compete with bungalows. The apartments and mid-size duplexes are where I'd start, because they have buyers on the way out too. The villas are for someone who wants a house on the water and doesn't mind a thin resale market. The mall opening makes the precinct more complete, but the build-out isn't done yet.
Average response: under 1 hour, 9am–7pm Mon–Sat.
📲 Get current Light Collection IV listingsCurrent details and listings are on The Light Collection IV project page.
Sources: Home types, sizes, facilities, the FIABCI award and GBI certification from StarProperty coverage and project pages. Asking prices from portal listings (2026). Road distances measured on OpenStreetMap routing; LRT station from MRT Corp's Mutiara Line site.