Gelugor · Subsale Market
The Light Collection III 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 III is a completed freehold condominium in Gelugor, Penang, completed in 2015 by IJM Land (Jelutong Development Sdn Bhd). It has 190 units. Subsale asking prices currently run about RM900–1212 per sq ft (from roughly RM 1.90M).
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 | 1,851–5,091 | RM1.9M | RM900 |
Zac’s Take
Zac Ong
The Light Collection III is the 190-home, 11-storey phase of The Light Waterfront, freehold and right at the water's edge, with large layouts from about 1,851 sq ft to 5,091 sq ft.
It launched at about RM1.26M to RM5.18M. In 2026 asking prices ran from about RM1.9M to RM4.5M, roughly RM900 to RM1,200 per sq ft, and three- and four-bedroom homes rent for about RM4,000 to RM5,300 a month.
The big floor plates make it a natural fit for multi-generational families or anyone downsizing from a house who still wants room. Every home is above Penang Island's RM1M minimum for foreign buyers.
Reviews and comparisons
- The Light Collection III Review 2026 — Big Seafront Homes at The Light Waterfront
- The Light Collection I Review 2026 — The First Homes at The Light Waterfront, 14 Years On
- The Light Collection II Review 2026 — The Biggest of IJM's Low-Rise Seafront Phases
- The Light Point Review 2026 — 88 Homes in The Light Waterfront's Boutique Tower
- The Light Collection IV Review 2026 — Water Villas and Duplexes, Now With a Mall Next Door
Available Listings
No listings currently on file. Zac may have off-market units available.
Ask Zac about availabilityWhy buy a The Light Collection III 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 III.
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 III is priced within Gelugor
At roughly RM900 psf, The Light Collection III 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
11 years
Completed 2015
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 III 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 III price 2026
What The Light Collection III trades at on the sub-sale market, last checked 2026-10-05.
| Asking from | RM1.9M – RM4.5M |
| PSF | RM900 – 1212 |
| Built-up | 1,851 – 5,091 sqft |
| Completed | 2015 |
| Units | 190 |
Verified sub-sale asking prices. Asking is not transacted — expect movement between the two.
Recent prices. Launched from about RM1.26M to RM5.18M; 2026 asking prices about RM1.9M–4.5M, roughly RM900–1,212 per sq ft.
The building is 11 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 III for sale & for rent
Asking rents at The Light Collection III ran from about RM4,000–5,300 a month in September–October 2026, for three- and four-bedroom homes. Rents depend on the floor, view and furnishing, so message Zac for what is actually available to buy or rent today.
The Light Collection III key facts
- Developer
- IJM Land (Jelutong Development Sdn Bhd)
- Area
- Gelugor, Penang
- Type
- condominium
- Tenure
- freehold · residential
- Completed
- 2015
- Total units
- 190
- Asking PSF
- RM900–1212
- Price from
- RM 1.90M
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 IRM1.3M
- The Light Collection IIRM1.45M
- Merione ResidencesRM1.58M
- The Light Collection IVRM1.73M
- The Light PointRM1.8M
- Vilaris Courtyard HomesRM1.86M
- Lightwater ResidencesRM2.05M
The Light Collection III subsale — common questions
What is the price of The Light Collection III?
Launched from about RM1.26M to RM5.18M; 2026 asking prices about RM1.9M–4.5M, roughly RM900–1,212 per sq ft.
Is The Light Collection III freehold or leasehold?
The Light Collection III 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 III?
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 III?
Asking rents ran from RM4,000 to RM5,300 a month in September–October 2026, for three- and four-bedroom homes. 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 III completed?
The Light Collection III was completed in 2015 by IJM Land (Jelutong Development Sdn Bhd), so homes here are bought from existing owners.
How big are the homes at The Light Collection III?
Homes range from about 1,851 to 5,091 sq ft. There are 190 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.