IJM Perennial Development (Jaringan Simfoni Sdn Bhd)
Mezzo @ The Light City
The Light City, Gelugor
From
RM 900K
RM 850–1080 PSF · Completion 2025
Tenure
freehold
Title
residential
Total Units
456
Completion
2025
- From
- RM 900K
- PSF
- RM 850–1080
- Tenure
- freehold
- Total units
- 456
- Status
- completed
- Completion
- 2025
Zac’s Take
Zac Ong
Mezzo sits inside The Light City masterplan in Gelugor — IJM Perennial's 4.12-acre, 2-block, 456-unit freehold residential development. Construction is approximately 75% complete as of May 2025; expected VP is Q3 or Q4 2025.
Layout-wise, the entry point is the 1,033 sqft 2-bedroom (Type A), and the spread goes to 1,367 sqft 3-bedroom on the facility floor (Type B1). 4 units per floor means low density. Maintenance is reasonable at RM 0.30 psf, but factor it precisely once the JMC takes over.
My honest take: Mezzo is the more attainable Light City entry compared to Lightwater next door — RM 900K start vs RM 2.06M start. Bare unit handover means a renovation budget on top, but it also gives you flexibility on fit-out spec. Two-tier security (guard house + lift lobby) is lighter than Lightwater's 5-tier — fine for residents, just be aware. With VP within 6 months, this is a near-completion buy rather than a long off-plan wait. Ask me which units have the cleanest first-bridge and pool views.
Mezzo @ The Light City unit types
| Type | Config | Size (sqft) | Units | Car parks |
|---|---|---|---|---|
| A | 2-bedroom | 1,033 | 0 | 2-3 |
| A2 | 2-bedroom corner | 1,033 | 0 | 2-3 |
| B | 3-bedroom | 1,292 | 0 | 2-3 |
| A1 | 2-bedroom (facility floor) | 1,109 | 0 | 2-3 |
| B1 | 3-bedroom (facility floor) | 1,367 | 0 | 2-3 |
| Total | 0 | |||
Building specifications
- Blocks
- 2
- Floors
- 34
- Total units
- 456
- Lifts per floor
- 4
- Maint. fee
- RM0.3/sqft
- Security tiers
- 2-tier
Facilities
What's nearby
🏥 Healthcare
- Hospital Lam Wah Ee4.5km
- Penang Adventist Hospital7.0km
🎓 Schools
- SK Sungai Gelugor2.5km
- SMK Datuk Haji Mohd Nor Ahmad3.5km
- Universiti Sains Malaysia (USM)4.0km
🛍 Shopping
- The Light Waterfront200m
- Queensbay Mall5.5km
- Sunway Carnival Mall7.0km
What's included in each unit
Partially furnished — items included in the purchase price per developer specification.
End-financing panel banks
Banks pre-approved for Mezzo @ The Light City — approach any of these for a faster loan approval process.
Pre-approved banks as at launch. Confirm current status with your preferred bank directly.
Monthly Instalment Calculator
Monthly Instalment
RM 3,635
Total Interest
RM 716,793
Total Outlay
RM 1,616,793
Gelugor — area snapshot
Full area guide →Gelugor is a central island location close to USM and the Light Waterfront. Infrastructure is established, and The Light Waterfront development has lifted profile significantly.
Price range
RM 550K – RM 2.1M
asking prices in area
Active projects
5
selling or under construction
Subsale condos
5
completed projects
Total tracked
12
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 90,000 |
| SPA stamp duty | RM 21,000 |
| SPA legal fee | RM 10,250 |
| MOT stamp duty (at VP) Tiered 1–4% on transfer value. Paid at Vacant Possession stage. Buyer's cost — rarely absorbed by developer. | RM 21,000 |
| Loan stamp duty (0.5%) | RM 4,050 |
| Loan agreement legal fee | RM 4,050 |
| Valuation fee | RM 2,000 |
| Search, admin, misc | RM 1,000 |
| Gross upfront total | RM 153,350 |
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 based on 2026 Penang state rules. Actual costs vary by bank, lawyer, and case complexity. Confirm exact figures with Zac →
Frequently asked questions
How much is Mezzo @ The Light City?
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Is Mezzo @ The Light City freehold or leasehold?
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When is the expected completion / VP?
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What is the maintenance fee?
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Who is the developer of Mezzo @ The Light City?
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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 900K
Mezzo @ The Light City