Gelugor · Subsale Market
The Light Collection I Subsale — Gelugor, Penang
Current asking prices, Zac's honest take, and what to check before you buy. Ask for the current shortlist on WhatsApp.
The Light Collection I is a completed freehold condominium in Gelugor, Penang, completed in 2012 by IJM Land (Jelutong Development Sdn Bhd). It has 176 units. Subsale asking prices currently run about RM822–1750 per sq ft (from roughly RM 1.30M).
Price at a glance
Prices as at November 2026 — Subsale asking prices basis. Last checked 2026-10-05.
| Unit type | Size (sqft) | Price from | PSF from |
|---|---|---|---|
| All units | 1,368–3,132 | RM1.3M | RM822 |
Zac’s Take
Zac Ong
The Light Collection I was the first residential phase of IJM's The Light Waterfront in Gelugor, completed in 2012: four 8-storey blocks on freehold land, with layouts from about 1,368 sq ft to 3,132 sq ft.
Asking prices in 2026 ran from about RM1.3M to RM4.5M, and rents from about RM2,000 to RM10,000 a month, so the spread between units is wide. Position matters more than size here: some homes look straight at the sea, others face the next block.
It suits buyers who want a low-rise, settled seafront address with mature landscaping, rather than a tower. At 14 years old, check the renovation state of the exact unit and the management accounts before you offer.
Reviews and comparisons
Available Listings
No listings currently on file. Zac may have off-market units available.
Ask Zac about availabilityWhy buy a The Light Collection I 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 The Light Collection I.
Established maintenance
The building has a track record. Ask for the management accounts, sinking fund balance and recent meeting minutes before you commit.
How The Light Collection I is priced within Gelugor
At roughly RM822 psf, The Light Collection I 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
14 years
Completed 2012
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.
5 things to check before signing the The Light Collection I SPA
- 1.Sinking fund health — Confirm the current balance and whether any special assessment is pending in the next 12 months. A thin sinking fund on an ageing building means you inherit the bill.
- 2.Last 3 maintenance billings — Verify payment is up to date and no dues are outstanding from the seller — arrears transfer with the unit, not the person.
- 3.JMC minutes (last 12 months) — Look for recurring complaints, structural concerns, or planned major works. This is the single most revealing document most buyers never ask for.
- 4.Common-area condition — Physically walk the pool deck, lifts, lobbies, gym and parking ramps. Photograph anything concerning — it is negotiation leverage.
- 5.Management track record — Ask who manages the building and how long they have held the contract. Frequent turnover of managing agents usually signals a difficult JMB.
The Light Collection I price 2026
What The Light Collection I trades at on the sub-sale market, last checked 2026-10-05.
| Asking from | RM1.3M – RM4.5M |
| PSF | RM822 – 1750 |
| Built-up | 1,368 – 3,132 sqft |
| Completed | 2012 |
| Units | 176 |
Verified sub-sale asking prices. Asking is not transacted — expect movement between the two.
Recent prices. Portal asking prices in 2026 ran from about RM1.3M to RM4.5M (roughly RM822–1,750 per sq ft) across four 8-storey blocks with layouts of about 1,368 to 3,132 sq ft.
The building is 14 years old. Old enough that the sinking fund and the state of common property matter more than the finishes. Ask for the MC accounts and the last AGM minutes — arrears across the building are the number that predicts your future maintenance bill.
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.
The Light Collection I for sale & for rent
Asking rents at The Light Collection I ran from about RM2,000–10,000 a month in September–October 2026, across layouts of about 1,368–3,132 sq ft. Rents depend on the floor, view and furnishing, so message Zac for what is actually available to buy or rent today.
The Light Collection I key facts
- Developer
- IJM Land (Jelutong Development Sdn Bhd)
- Area
- Gelugor, Penang
- Type
- condominium
- Tenure
- freehold · residential
- Completed
- 2012
- Total units
- 176
- Asking PSF
- RM822–1750
- Price from
- RM 1.30M
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.
- Zen6RM565K
- Merione GrandRM693K
- STARK TowerRM700K
- Pearl RegencyRM790K
- Keeperz SuitesRM844K
- The Light LinearRM850K
- The LighthauzRM890K
- Mezzo @ The Light CityRM1M
- Middleton @ Minden HeightsRM1.08M
- The Light Collection IIRM1.45M
- Merione ResidencesRM1.58M
- The Light Collection IVRM1.73M
- The Light PointRM1.8M
- Vilaris Courtyard HomesRM1.86M
- The Light Collection IIIRM1.9M
- Lightwater ResidencesRM2.05M
The Light Collection I subsale — common questions
What is the price of The Light Collection I?
Portal asking prices in 2026 ran from about RM1.3M to RM4.5M (roughly RM822–1,750 per sq ft) across four 8-storey blocks with layouts of about 1,368 to 3,132 sq ft.
Is The Light Collection I freehold or leasehold?
The Light Collection I is freehold, on a residential title. Those are two separate facts and only the first usually appears in marketing.
Can a foreigner buy at The Light Collection I?
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 The Light Collection I?
Asking rents ran from RM2,000 to RM10,000 a month in September–October 2026, across layouts of about 1,368–3,132 sq ft. 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 The Light Collection I completed?
The Light Collection I was completed in 2012 by IJM Land (Jelutong Development Sdn Bhd), so homes here are bought from existing owners.
How big are the homes at The Light Collection I?
Homes range from about 1,368 to 3,132 sq ft. There are 176 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.