Gelugor · Subsale Market
The Light Collection IV 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 IV is a completed freehold condominium in Gelugor, Penang, completed in 2017 by IJM Land. It has 98 units. Subsale asking prices start from roughly RM 1.73M.
Price at a glance
Prices as at November 2026 — Subsale asking prices basis. Last checked 2026-10-12.
| Unit type | Size (sqft) | Price from | PSF from |
|---|---|---|---|
| All units | 1,991–7,147 | RM1.73M | ~RM869 |
Zac’s Take
Zac Ong
The Light Collection IV is two markets sharing an address: 79 apartments and duplex penthouses of about 1,991 to 7,150 sq ft in three blocks, and 19 water villas of about 7,000 sq ft. It is freehold, completed by IJM in 2017, the last of the Collection phases, and a FIABCI World Gold award winner.
My take: 2026 asking runs about RM1.73M to RM9.5M. The apartments and mid-size duplexes are where I would start, because they have buyers on the way out too; the water villas have very few comparables. The Waterfront Shoppes opening on 29 October 2026 finally completes the amenity side of the precinct, but Lightwater Residences and The Light City are still building until 2028–29.
Reviews and comparisons
- The Light Collection IV Review 2026 — Water Villas and Duplexes, Now With a Mall Next Door
- Mezzo @ The Light City Review 2026 — The Newest, Most Affordable Way Into IJM's Seafront Precinct
- The Light Collection III Review 2026 — Big Seafront Homes at The Light Waterfront
- The Light Point Review 2026 — 88 Homes in The Light Waterfront's Boutique Tower
- The Waterfront Shoppes Opens 29 October — What Penang's Biggest Mall Means for The Light City's Homes
- The Light City for Taiwanese Buyers 2026 — Gelugor's Branded Waterfront Precinct Explained
Available Listings
No listings currently on file. Zac may have off-market units available.
Ask Zac about availabilityWhy buy a The Light Collection IV 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 IV.
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 IV is priced within Gelugor
At roughly RM869 psf, The Light Collection IV 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
9 years
Completed 2017
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 IV 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 IV price 2026
What The Light Collection IV trades at on the sub-sale market, last checked 2026-10-12.
| Asking from | RM1.73M – RM9.5M |
| Built-up | 1,991 – 7,147 sqft |
| Completed | 2017 |
| Units | 98 |
Verified sub-sale asking prices. Asking is not transacted — expect movement between the two.
The building is 9 years 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.
The Light Collection IV for sale & for rent
Looking to buy or rent a unit in The Light Collection IV? 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.
The Light Collection IV key facts
- Developer
- IJM Land
- Area
- Gelugor, Penang
- Type
- mixed
- Tenure
- freehold
- Completed
- 2017
- Total units
- 98
- Price from
- RM 1.73M
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 PointRM1.8M
- Vilaris Courtyard HomesRM1.86M
- The Light Collection IIIRM1.9M
- Lightwater ResidencesRM2.05M
The Light Collection IV subsale — common questions
What is the price of The Light Collection IV?
The Light Collection IV runs RM1,730,000 to RM9,500,000. These are verified sub-sale asking prices, not transacted figures — expect movement between the two. Checked 2026-10-12.
Is The Light Collection IV freehold or leasehold?
The Light Collection IV is freehold. I have not been able to confirm the land title class — check it with the developer, because a commercial title changes your utility tariffs and loan margin.
Can a foreigner buy at The Light Collection IV?
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.
When was The Light Collection IV completed?
The Light Collection IV was completed in 2017 by IJM Land, so homes here are bought from existing owners.
How big are the homes at The Light Collection IV?
Homes range from about 1,991 to 7,147 sq ft. There are 98 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.