VST Properties & BSG
Lumina Residence
Georgetown, Penang Island
From
RM 1.03M
RM 850–956 PSF · Completion 2027
Entry price confirmed at RM1,030,000 by the owner against the developer price list; a 2024 article quoting RM1,000,000 is superseded.
Tenure
freehold
Title
residential
Total Units
596
Completion
2027
- From
- RM 1.0M
- PSF
- RM 850–956
- Tenure
- freehold
- Total units
- 596
- Status
- selling
- Completion
- 2027
Price at a glance
Prices as at November 2026 — Developer prices basis. Last checked 2026-10-04. The project has not completed — no resale market yet.
| Unit type | Size (sqft) | Price from | PSF from |
|---|---|---|---|
| All units | 1,206–1,518 | RM1.03M | RM850 |
Zac’s Take
Zac Ong
Lumina Residence is a freehold condominium by VST Group in a joint venture with BSG Property, on a 3.38-acre site near the junction of Jalan Pykett and Jalan Westlands, just outside central George Town. It's two towers with 596 homes of 1,206 to 1,518 sq ft, targeted for completion around late 2027 to early 2028.
Prices start from roughly RM1M, which puts the entry homes right at Penang Island's RM1M foreign-buyer minimum and inside the reduced 1.5% state levy band for foreign buyers.
It suits buyers who want a new home close to the city, Pulau Tikus and the hospitals, rather than the beach. With nine homes per floor it's busier than the boutique buildings nearby, so choose your floor and facing carefully. The [Lumina vs Waterstone comparison](/blog/lumina-vs-waterstone-2026/) is worth reading if you're also considering Tanjung Bungah.
Unit Types
Type A
1195 sqft · 3 bed · 2 bath
RM 985K
📲 Register InterestType B
1432 sqft · 3 bed · 3 bath
RM 1.18M
📲 Register InterestType C
1765 sqft · 4 bed · 3 bath
RM 1.45M
📲 Register InterestLumina Residence photos
Lumina Residence price list 2026
0 of 6 unit types have a published price · completing 2027
| Type | Size (sqft) | Price from | PSF (derived) | Units |
|---|---|---|---|---|
| A3+1 Bedrooms | 1,518 | On application | — | — |
| B3+1 Bedrooms | 1,346 | On application | — | — |
| B13+1 Bedrooms | 1,432 | On application | — | — |
| C3 Bedrooms | 1,216 | On application | — | — |
| D3 Bedrooms | 1,206 | On application | — | — |
| D13 Bedrooms | 1,324 | On application | — | — |
PSF is derived, not quoted — each row divides that type's price by its own square footage. Developers do not always state whether a published size is built-up or nett, and the two can differ by 20%. Ask for both in writing before you sign.
Developer price — the project has not completed, so there is no resale market to compare against, last checked 2026-10-04. Developers reprice between phases — confirm the current list before committing.
No published unit type clears the RM1M foreign-buyer minimum, but 6 types are priced on application — those may qualify. Ask before ruling the project out.
6 unit types are priced on application
Usually the penthouses and duplexes — developers hold those back rather than publish them. I can get you the current figure and the floor plan directly.
📲 Ask for the current price listLumina Residence floor plans & layouts
For reference only — actual dimensions per SPA.
Lumina Residence completion date
Lumina Residence is expected to complete in 2027.
Read that as the developer's target, not a guarantee. What matters contractually is the vacant possession date in your SPA — 36 months from the sale and purchase agreement for a strata title under the Housing Development Act, with liquidated damages payable if the developer misses it. A launch year quoted in marketing and the VP date you can enforce are different things, so check the SPA schedule before you plan a move-in or a tenancy.
Building specifications
- Blocks
- 2
- Floors
- 43
- Total units
- 596
- Lifts per floor
- 4
- Ceiling height
- 3.05m
- Maint. fee
- RM0.35/sqft
- Security tiers
- 4-tier
Facilities
What's nearby
🏥 Healthcare
- Gleneagles Hospital Penang
- Island Hospital Penang
- Loh Guan Lye Specialists Centre
- Penang Adventist Hospital
🛍 Shopping
- Penang Plaza
- Gurney Plaza
- Gurney Paragon Mall
🌳 Parks & leisure
- Gurney Bay
- Penang Botanical Garden
🏥 Healthcare
- Penang General Hospital
- Island Hospital
- Penang Adventist Hospital
🎓 Schools
- Penang Free School
- UOW Malaysia KDU Penang
🛍 Shopping
- Penang Times Square
- Gurney Plaza
- Gurney Paragon Mall
End-financing panel banks
Banks pre-approved for Lumina Residence — approach any of these for a faster loan approval process.
Pre-approved banks as at launch. Confirm current status with your preferred bank directly.
🏗️ Construction Updates
2026-06
Piling works in progress. Estimated foundation completion Q4 2026.
Monthly Instalment Calculator
Monthly Instalment
RM 4,160
Total Interest
RM 820,330
Total Outlay
RM 1,850,330
Estimates only — not an offer, quotation, or representation of the developer's actual pricing or package. Actual instalments depend on the bank's approved rate, tenure and margin of financing.
📲 Discuss financing options with ZacPhoto gallery
Other projects in georgetown
All 8 others we track here, cheapest first — 3 of them still selling.
- Scott @ LoganRM436K
- Mansion OneRM550K
- Tropicana 218 MacalisterRM580K
- 22 MacalisterzRM580K
- G'VintonRM596K
- Noordinz SuitesRM627K
- Beacon Executive SuitesRM700K
- Shorefront ResidencesRM2.18M
Georgetown — area snapshot
Full area guide →Georgetown is the UNESCO World Heritage City and Penang's urban core. Heritage shophouses and modern serviced suites coexist; buyer profiles range from heritage lovers to city professionals.
Price range
RM 436K – RM 2.2M
asking prices in area
Active projects
3
selling or under construction
Subsale condos
5
completed projects
Total tracked
9
properties in this area
Total Cost Breakdown
Every cost you'll pay — stamp duty, legal fees, loan documentation, foreign levy. Real Penang numbers, not generic Malaysia estimates.
| Downpayment | RM 103,000 |
| SPA stamp duty (tiered 1–4%) | RM 25,200 |
| SPA legal fee | RM 11,490 |
| MOT stamp duty (at VP) Tiered 1–4% on transfer value. Paid at Vacant Possession stage. Buyer's cost — rarely absorbed by developer. | RM 25,200 |
| Loan stamp duty (0.5%) | RM 4,635 |
| Loan agreement legal fee | RM 4,635 |
| Valuation fee | RM 2,000 |
| Search, admin, misc | RM 1,000 |
| Gross upfront total | RM 177,160 |
New launch — typical developer savings
Toggle what the developer is absorbing. Confirm the actual package before signing.
Net upfront (after savings)
Based on typical 2026 new launch package
Estimates only, based on 2026 Penang state rules — not an offer, quotation, or representation of the developer's actual package. Actual costs vary by bank, lawyer, and case complexity. Confirm exact figures with Zac →
Frequently asked questions
What is the price of Lumina Residence?
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Is Lumina Residence freehold or leasehold?
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Can a foreigner buy at Lumina Residence?
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When will Lumina Residence be completed?
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How big are the homes at Lumina Residence?
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Where exactly is Lumina Residence?
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Substitutes worth comparing
Open full comparison →Same area family, same property type, similar price band — what most buyers actually cross-shop.
From
RM 1.0M
Lumina Residence