penangproperty
Mezzo @ The Light City — subsale condominium in The Light City, Gelugor

Gelugor · Subsale Market

Mezzo @ The Light City Subsale — Gelugor, Penang

Current asking prices, Zac's honest take, and what to check before you buy. Ask for the current shortlist on WhatsApp.

Get current listings Arrange a viewing

Mezzo @ The Light City is a completed freehold condominium in Gelugor, Penang, completed in 2025 by IJM Perennial Development (Jaringan Simfoni Sdn Bhd). It has 456 units. Subsale asking prices currently run about RM968–1097 per sq ft (from roughly RM 1M).

Price at a glance

Prices as at November 2026 — Subsale asking prices basis. Last checked 2026-10-05.

Unit typeSize (sqft)Price fromPSF from
All units1,033–1,367RM1MRM968
Z

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. Completed in 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). 456 units across two 34-storey blocks works out to roughly 6.7 units per floor-plate — mid density. Maintenance is reasonable at RM 0.30 psf, but factor it precisely once the JMC takes over.

My take: Mezzo is the more attainable Light City entry compared to Lightwater next door — resale from about RM1M against Lightwater's RM2.05M+ launch. 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. It is completed, so you can inspect the actual unit and view before you buy. Ask me which units have the cleanest first-bridge and pool views.

Reviews and comparisons

Available Listings

No listings currently on file. Zac may have off-market units available.

Ask Zac about availability

Why buy a Mezzo @ The Light City subsale (vs a new launch elsewhere)

Immediate occupancy

Move in within months, not years. Most resales complete in four to six months, a little longer if you need state consent as a foreign buyer.

Verified surroundings

Gelugor's noise levels, traffic, neighbour mix, and JMC quality are known quantities at Mezzo @ The Light City.

Established maintenance

The building has a track record. Ask for the management accounts, sinking fund balance and recent meeting minutes before you commit.

How Mezzo @ The Light City is priced within Gelugor

RM630 psf≈RM968 psfRM1750 psf

At roughly RM968 psf, Mezzo @ The Light City sits toward the value end of Gelugor's condo band (RM630–1750 psf). That usually reflects building age, floor level, or distance from the area's prime frontage — worth checking which, because the first two are negotiable and the third is not.

Building age

1 years

Completed 2025

PSF bands are area-level indicative ranges from our own tracking, cross-checked against NAPIC/JPPH and Brickz transaction data — see the Penang Price Index. Unit-level pricing varies with floor, view and renovation; ask Zac for the actual transacted comparables in this building.

The Mezzo @ The Light City pre-purchase checklist

  1. 1.Remaining lease (if leasehold) — Ask for the exact expiry year. Banks tighten lending as the remaining term shortens, which affects both your loan and your future buyer's.
  2. 2.Outstanding charges and caveats — Your lawyer should run a full land search for caveats, charges or restrictions in interest before you release any deposit.
  3. 3.Genuine transacted comparables — Ask for recent transacted prices in the same block, not asking prices. Asking prices tell you what sellers hope for, not what the market pays.
  4. 4.Exit tax position — Model your RPGT before you buy, not when you sell. Holding period changes the maths substantially, especially for foreign owners.
  5. 5.Vacant possession terms — Agree in writing what stays — air-conditioners, built-ins, curtains, lights. Fixture disputes at handover are entirely avoidable.

Mezzo @ The Light City price 2026

What Mezzo @ The Light City trades at on the sub-sale market, last checked 2026-10-05.

Asking fromRM1M – RM1.5M
PSFRM968 – 1097
Built-up1,033 – 1,367 sqft
Completed2025
Units456

Verified sub-sale asking prices. Asking is not transacted — expect movement between the two.

Recent prices. Launched April 2021 at about RM900,000 to RM1.399M (IJM Land); resale asking prices in September 2026 about RM1M–1.5M. Completed 2025.

The building is 1 year old. Still young. The defects liability period has long expired, so anything outstanding is now the management corporation’s problem and, through the sinking fund, partly yours. Check what was actually rectified.

A foreign buyer can purchase here — the RM1M minimum is cleared. Add the state levy, a flat 8% stamp duty and 3–4 months for state consent.

Selling rather than buying? The RPGT rates and the 21B retention decide what you keep — and if you are near the five-to-six-year line, the date matters more than the price.

Mezzo @ The Light City for sale & for rent

Asking rents at Mezzo @ The Light City ran from about RM3,600–6,000 a month in September–October 2026, from 1,033 sq ft two-bedroom homes to 1,292 sq ft three-bedroom homes, furnished. Rents depend on the floor, view and furnishing, so message Zac for what is actually available to buy or rent today.

📲 Mezzo @ The Light City for sale🔑 Mezzo @ The Light City for rent

Mezzo @ The Light City key facts

Developer
IJM Perennial Development (Jaringan Simfoni Sdn Bhd)
Area
Gelugor, Penang
Type
condominium
Tenure
freehold · residential
Completed
2025
Total units
456
Asking PSF
RM968–1097
Price from
RM 1M

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 565K – RM 2.0M

asking prices in area

Active projects

6

selling or under construction

Subsale condos

10

completed projects

Total tracked

17

properties in this area

Other projects in Gelugor

All 16 others we track here, cheapest first — 6 of them still selling.

Mezzo @ The Light City subsale — common questions

What is the price of Mezzo @ The Light City?

Launched April 2021 at about RM900,000 to RM1.399M (IJM Land); resale asking prices in September 2026 about RM1M–1.5M. Completed 2025.

Is Mezzo @ The Light City freehold or leasehold?

Mezzo @ The Light City is freehold, on a residential title. Those are two separate facts and only the first usually appears in marketing.

Can a foreigner buy at Mezzo @ The Light City?

Yes. Penang Island sets a RM1,000,000 minimum for foreign buyers of strata property. Add the state levy, a flat 8% stamp duty, and 3–4 months for state consent.

How much is the rent at Mezzo @ The Light City?

Asking rents ran from RM3,600 to RM6,000 a month in September–October 2026, from 1,033 sq ft two-bedroom homes to 1,292 sq ft three-bedroom homes, furnished. These are asking rents on the main property portals, not signed leases. Short-term holiday letting isn't allowed in condos on Penang Island, so think in one- or two-year tenancies.

When was Mezzo @ The Light City completed?

Mezzo @ The Light City was completed in 2025 by IJM Perennial Development (Jaringan Simfoni Sdn Bhd), so homes here are bought from existing owners.

How big are the homes at Mezzo @ The Light City?

Homes range from about 1,033 to 1,367 sq ft. There are 456 homes in total.

More on the neighbourhood:

Gelugor area guide — schools, transport, PSF, lifestyle scorecard →

Substitutes worth comparing

Open full comparison →

Same area family, same property type, similar price band — what most buyers actually cross-shop.

gelugor

The Light Linear

IJM Land (Jelutong Development Sdn Bhd)

From RM 850K

gelugor

The Light Collection I

IJM Land (Jelutong Development Sdn Bhd)

From RM 1.3M

gelugor

Middleton @ Minden Heights

BSG Property

From RM 1.1M

📲 Get the current Mezzo @ The Light City subsale shortlist