Gelugor · Subsale Market
Mezzo @ The Light City Subsale — Gelugor, Penang
Current asking prices, floor plans, and what to inspect before signing the SPA. Live subsale shortlist sent direct to your WhatsApp.
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. It launched from around RM 900K in 2020 — that is the launch price, not a current resale figure. WhatsApp Zac for live asking prices.
Price at a glance
Prices as at September 2026 — Developer launch prices basis. Last checked 2026-07-21. A negotiation floor, not what it trades at today.
| Unit type | Size (sqft) | Price from | PSF from |
|---|---|---|---|
| All units | 1,033–1,367 | RM900,000 | RM850 |
Available Listings
No listings currently on file. Zac may have off-market units available.
Ask Zac about availabilityWhy buy a Mezzo @ The Light City subsale (vs a new launch elsewhere)
Immediate occupancy
Move in within 3 months of SPA. No 36-month construction wait.
Verified surroundings
Gelugor's noise levels, traffic, neighbour mix, and JMC quality are known quantities at Mezzo @ The Light City.
Established maintenance
Sinking fund history is visible. You can read the last 12 months of JMC minutes before committing.
How Mezzo @ The Light City is priced within Gelugor
At roughly RM850 psf, Mezzo @ The Light City sits toward the value end of Gelugor's condo band (RM480–1874 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.
Area gross yield
~5%
Typical for Gelugor condos
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.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.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.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.Exit tax position — Model your RPGT before you buy, not when you sell. Holding period changes the maths substantially, especially for foreign owners.
- 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 2026-07-21.
| Asking from | RM900,000 – RM1.4M |
| PSF | RM850 – 1080 |
| Built-up | 1,033 – 1,367 sqft |
| Completed | 2025 |
| Units | 456 |
Developer launch price. This is what the developer charged at launch, not what the building trades at today. Treat it as a floor for negotiation, not a guide to current value.
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 by the larger units, though not at the entry price. 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
Looking to buy or rent a unit in Mezzo @ The Light City? Asking prices and rents move with the market and with the specific unit — floor, facing, condition — so rather than quote a stale number, message Zac for the current listings and a straight read on what is realistic today.
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
- RM850–1080
- Price from
- RM 900K
Need the full project profile? Specifications, floor plans, nearby amenities, and Zac's take on Mezzo @ The Light City:
View full Mezzo @ The Light City profile →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 2.0M
asking prices in area
Active projects
6
selling or under construction
Subsale condos
5
completed projects
Total tracked
12
properties in this area
Other projects in Gelugor
All 11 others we track here, cheapest first — 6 of them still selling.
- Zen6RM550K
- Merione GrandRM693K
- STARK TowerRM700K
- Pearl RegencyRM723K
- Keeperz SuitesRM844K
- Middleton @ Minden HeightsRM861K
- The LighthauzRM890K
- Merione ResidencesRM1.42M
- The Light Collection IVRM1.73M
- Vilaris Courtyard HomesRM1.99M
- Lightwater ResidencesRM2.05M
Mezzo @ The Light City subsale — common questions
What is the price of Mezzo @ The Light City?
Mezzo @ The Light City runs RM900,000 to RM1,399,000. That is the developer launch price, not what the building trades at today. Treat it as a floor for negotiation. That works out to about RM850–1,080 per square foot. Checked 2026-07-21.
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, on the larger units. Penang Island sets a RM1,000,000 minimum for foreign buyers, which the entry price does not clear. Add a state levy, a flat 8% stamp duty, and 3–4 months for state consent.
When was Mezzo @ The Light City completed?
Mezzo @ The Light City completed in 2025, developed by IJM Perennial Development (Jaringan Simfoni Sdn Bhd). Units here trade sub-sale.
How big are the units at Mezzo @ The Light City?
Built-ups run 1,033 to 1,367 sq ft. There are 456 units 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.