Don’t special with the outlook. It’s look similar with Platino

looks so plain! how to sell high price?

Even the Waterside Residence façade looks better.

platino is a better choice, if you ask me.

They should built their signature building in this area

How much selling?

Just when to their roadshow…. there is only 2 type of size, 1000 and 1300. Their targeting to sell at 1K per sqft.

The price is worth for this location or it is too expensive?Lots of ppl buy?

brian :Just when to their roadshow…. there is only 2 type of size, 1000 and 1300. Their targeting to sell at 1K per sqft.

Wow, 1K sqft! Property market recovering?

@light

Hahaha, Agent seem confident he will sell at that price. Reason given, Direct true seaview and nothing infront….

IJM priced it at 1k psf not because they think it’s worth 1k psf. If they price it lower than 1k psf, then get scolded by the light phase-1 buyers for pricing lower than what they paid many years back. If they price it above 1k psf, then cannot sell at all coz too expensive. that’s from the perspective of pricing. If you ask what is the “intrinsic value”, a savvy investor would only put it at ~750 psf.

Hi, i book Queens Residences with direct sea/pool view, RM1K psf, Size is 1200sf n 1400sf. I willing to pay it with matured Queensbay Mall n future Pulau Jerejak projects. Very exciting.
I think Queens Residences much better due to it have many road direct fly over to Queensbay Area. The Light City, u got to suffer heavy jam at Udini Road for come in or go out from The Light City !! No way for me to buy The Light

Oh samuigirl, u shud sing my song, ‘the one that got away’

Hello Samuigirl, you,re buying at off season when price may have peaked for now. 1k per/sf is really nothing to shout about when you got in at peak. Property markets go through highs, lows and bubbles… while I dont hope for bubbles, common sense will tell it is not a sellers market now.

Honestly, I would not pity The Light phase one buyer as it would make your purchase sort of a rip-off really. I hope this is not your first buy and you had in fact also gone in at peak seasons many years back. And if you had plan to stick around with Queens Residenses in the long term I would say great. If you are in for the short term, be prepared for hard landing. It’s very pathethic to be excited over Pulau Jerejak really, it’s anyone’s guess what could really happen next.

@SamuiGirl

I agree with you Queens Residences location is better than Mezzo. IJM is also planning a mall here, but it is destined for failure. The intrinsic value of Queens is ~780psf. If you pay anything more than that, than you’ve got yourself a bad deal.

My fren bought Tamarind at 700psf (non-seaview) few years ago and get very excited too. Now he said looks like he enter at almost peak and there is nothing to be shout about too… hahaha

Which group of consumer that The Light City want to attract? Foreigner? I think foreigner still prefer over Tg. Bungah site.

They must have proper planning to divert the traffic out from The Light City. Is that true got MRT/LRT over there? If yes, it will ease the traffic.

Any buyer want to buy the property due to the convention center and mall?
The mall is like UDINI SQ? That is failure project.
As I know, IJM never build a successful commercial project except Maritime? Karpal Singh is very congested and hard to find car park.
Hope LRT will stop by there.

750 per sqft is what tamarind cost currently. anyone who can hold it know it will double in 10 yrs time.. this is property, long term investment. believe in the location and future growth..

The Light City have a better township planning than Queensbay area since it was under 1 developer. There are going to be lots of residence project around QBM like IDEAL, ASIA GREEN, TROPICANA IVORY, those all high dense in the future.

@begtodiffer
Wah, double in 10 years time for Tamarind, it’ll cost >1.5M……….How about Quayside after 10 years? >4M?
Just curious why some buyers still believe Condo’s price will increase by 2x, 3x etc. Those days had gone, please wake up. Those days condo were sold at RM200-RM300/sqft, how about now? You are considered lucky if you can gain >20% profit from your investment, that’s the truth for now & future.

Do you think Marriott Residence deserved to be RM1600 psf ?
If yes, why can’t Mezzo and Light properties be same or higher ?

@Truth

Not only the price increase of condos will slow down, same goes for landed. But I think small condos in tanjung tokong has big potential as they are really dirt cheap to foreigners, seriously unbelievably dirt cheap.

The Mezzo is freehold or leasehold?

Durian Prince :Do you think Marriott Residence deserved to be RM1600 psf ?If yes, why can’t Mezzo and Light properties be same or higher ?

Marriott Residence by BSG is target for ‘waterfish’… rm1600psf hahahahah.

You can get better bigger super condo at that Gurney millionaire row with lower PSF price.

@Lam

Pls recommend ? There is some new stuff coming up near Gurney Paragon ?

Heard over 90% sold out in M.Residence to water fish already, not bad lah.

Just check, Mezzo will price RM900 to RM1000 with all 4 blocks partial facing seaview. Advantage is it direct link to future shopping and conventional hall. lacking is, it os still very far, about 700m from future The Light LRT station, in front of E-Gate. Too far to walk.

700m to future LRT station is no big deal, provided the walking path is pedestrian friendly and covered.

if no covered walkway, try walk 100m under the hot sun you also sweat like hell already!

Land getting less and population growth. They should reclaim land from Penang Island until Seberang Perai. Then, we have much bigger land for more houses and development. Also save cost to build bridges. Between the reclaim land below can have tunnel to let fishes swim across. Don’t just think for 20 years. Look ahead 500-1000 years !! Eventually it would !!

Check the population growth in Penang first before punting.
If you guys are buying for staying, forget the valuation but if its for investment, you have got to see how many projects (providing how many residential units) in the pipeline and existing projects (completed). Currently over supply like no one’s business… high end is still north (TT/TB side of Penang,… especially for tourist/foreigners…. local mostly target south… take sungai ara for example, its crazy… I think it will take 10 years just to fill what’s available now (assuming no new project). RM1.6k per sqft is future price to the max. forget flipping let alone rent.

The Light Investor Owner Problem.

1. wanna rent out, cant rent at reasonable price even foreigner
2. If for high post foreigner tenant, still many others better condo can choose at the same price
3. if for local tenant, the rental better use to pay for the medium condo installment
4. For those holding power not enough strong, wanna sell no body buy, want convert to temporally home stay management not allowed, pay the installment and maintenance fees pun problem
5. very soon later, sure have many unit kena lelong if market still no improve
6. once the news like this spread out, the new phase project selling point sure will effected
7. Its because mostly of The Light owner is for investment, not for own stay.

Suggestion;
IJM need sacrifice some area and cost to do something fair to The Light Investor to reactive the lively/exciting/crowds for The Light City start the partial/minor commercial lot really like waterfront city/ look special in penang 1st before start the new project like Waterside and Mezzo. Because many The Light resident or investor cant wait for their coming commercial project done many year later. It can be some iconic art/ landmark building/sea side gardening and create some night life especially or modern food street or family friendly week end gather area (can included small simple garden by the sea for family camping side even with enter fees) or some country cultural street or any others creative idea that open for public. This all not only can stimulate for The Light project but also will help in the coming project selling point. What will happen if after done Waterside and Mezzo, The Light City commercial phase project facing some problem and pending for another 10 years. For those project nearby QBMall, at least investor got some guarantee for the ready crowded area like bay avenue and QBay shopping mall.

Noted;
Above is my personally simple and purely comment from what i m thinking to sharing, since i also not the big prayer or professional in this field.

@Durian Prince

I heard that this project is only open for those VIP person / big group that related to BSG. This is their marketing strategy and purposely for goreng the market

Bryan :
The Light Investor Owner Problem.
1. wanna rent out, cant rent at reasonable price even foreigner
2. If for high post foreigner tenant, still many others better condo can choose at the same price
3. if for local tenant, the rental better use to pay for the medium condo installment
4. For those holding power not enough strong, wanna sell no body buy, want convert to temporally home stay management not allowed, pay the installment and maintenance fees pun problem
5. very soon later, sure have many unit kena lelong if market still no improve
6. once the news like this spread out, the new phase project selling point sure will effected
7. Its because mostly of The Light owner is for investment, not for own stay.
Suggestion;
IJM need sacrifice some area and cost to do something fair to The Light Investor to reactive the lively/exciting/crowds for The Light City start the partial/minor commercial lot really like waterfront city/ look special in penang 1st before start the new project like Waterside and Mezzo. Because many The Light resident or investor cant wait for their coming commercial project done many year later. It can be some iconic art/ landmark building/sea side gardening and create some night life especially or modern food street or family friendly week end gather area (can included small simple garden by the sea for family camping side even with enter fees) or some country cultural street or any others creative idea that open for public. This all not only can stimulate for The Light project but also will help in the coming project selling point. What will happen if after done Waterside and Mezzo, The Light City commercial phase project facing some problem and pending for another 10 years. For those project nearby QBMall, at least investor got some guarantee for the ready crowded area like bay avenue and QBay shopping mall.
Noted;
Above is my personally simple and purely comment from what i m thinking to sharing, since i also not the big prayer or professional in this field.

Do you think you are smarter than the IJM Marketing team ? Commercial come first bla bla bla, you talk as if you are Hong Kong Lee Kah Seng ? Commercial without economy of scale who going to run business there ? Which anchor tenant will come in without population ? common sense wei.

@Bekham

Actually, IJM marketing team is not that smart, it’s just that the waterfish who bought all those useless condos there are just stooopider than them, as well as all those who were critical of IJM’s unscrupulous marketing tactics. cheers!

Went to their event at udini during the weekend. They say the project got delayed till next year d. Haiz

What is the price and promotion ?

Delay some more

Looks like it’s coming back!
2021

900k to 1.4m. 900sf units come without a balcony (?!), at >800psf, 1300sf units will be 1.1m and above.
There’ll be no showroom, so they expect buyers to be convinced based on floor plans, models and IJM’s reputation. The only thing I’m convinced of is IJM’s lack of effort. Most other developers do a way better job at wooing buyers.

@what?!
Show room for what? useless one lah. All showrooms surely look nice one, but the actual end product can be totally different. If you think you like that location and buying for own stay, then buy lor. If buy for investment, surely bad buy, sure die.

I bought the light linear 2b-13-** , light collection 2 C-03-** , Tamarind 3B-05-** , And also Mezzo M2-B-13-** IJM the light city most buyer form mainland they everyday travel to mainland for work ( very smooth penang bridge ) The light and Tamarind most different is high density. Trust me when holiday swimming pool will show you why u never choose high density condo stay and 2019 – 2021 we all face Covid problem social distance tamarind got over 900 unit condo master system always receive notification tell u got ppl kenal covid need quarantine tell u stay at ur unit . The light got ppl kenal pun but not frequent low density is the best . I like Queensway mall but I won’t drive my car I use grab, cannot find carpark Jam Jam Jam is the problem.

@I love yellow york
Why not Queens residence? I guess got pro & cons also.
Many buyer from Mezzo cancel & move to Queens.

@Sea
ohh… really? why all cancel and move to Queens Residence? For me I still prefer Mezzo…

@Jimmy
Not sure. Probably due to many of buyer thought QB are more mature as The light still in pipe line set up. Mezzo is good for own stay however if for investment then will be a question here since price already almost RM1k psf. Smallest unit also not come with Balcony.

@Sea
Yup Mezzo is good for own stay/retirement/holiday home…IJM built quality and workmanship should be better that ideal. I think balcony is own preference… For myself, I prefer no balcony…

@Jimmy
Yes. Correct depend on individual. But speaking of, this round Queens by Ideal got me surprise too as the quality of finishing & material used were tip top. Just visited my friend unit which impressed me alot. Hopefully IJM put more effort in Mezzo because is a seafront condo & just walking distance to next of new mall setup. Another new land mark.

Sea :
@Jimmy
Yes. Correct depend on individual. But speaking of, this round Queens by Ideal got me surprise too as the quality of finishing & material used were tip top. Just visited my friend unit which impressed me alot. Hopefully IJM put more effort in Mezzo because is a seafront condo & just walking distance to next of new mall setup. Another new land mark.

Yes Queens Waterfront the best seafront condo now in Penang and some say Singapore

@Ice Kacang
IJM consistently deliver a quality home with good reputation.
But if facilities portion, we have to give credit to Ideal.
Maybe Queens is their first highend project develop so the quality & material used really good. QBay mall is additional value & selling point in that development too. Don’t forget latest on going mall in The light are joint venture between IJM & Singapore based company so it’s interesting also.

@Sea Yup u r right! IJM always built common facility to it property like swimming pool, gym, reading room, games room, hall and some landscape. It not like some other developer want create “wow” effect to market will prepare facility like theater room, saloon, mini market and so on. For me common facility should be good enough, too many special facility end up will lack of maintenance and cause many problem.
I think The Light City highly depend on PWCC and mall to be successful as new landmark in Penang. If able to success well, then his next project Essence should be tagged sky high price. BTW, The light city there still have one turtle shape Art Gallery might be another landmark as well..

@Jimmy
Great! Don’t forget also the road connectivity between highway access also. Hopefully more access to come in near future rather then just an entrance for the whole project which burden owners to turn up such a big round infront Zen6 & turn back to the town. Really couldn’t imagine if to fetch kids during school time during busy hours. I guess that’s an flyover to town from light city soon near by lotus but no ideas when is the outside. Location is good for this project if to ignore the congested traffic occupied daily between access of bridge.

Any buyer for this project? Got specific buyer group created?

Hi All,

any purchaser here already get the copy of SNP?
I signed last year until now dint get the SNP copy yet.

Thanks

I’m considering this property. My only concern is the traffic – one way in and out. Traffic jam is a frequent occurrence along the highway and with the huge mall and PWCC open, I guess the traffic is going to be horrendous, especially when there’s an exhibition. Imagine PISA and Queensbay mall placed side by side, during weekend and there’s a furniture fair going on. Anyone living in this area can convince me otherwise? How’s the traffic light going out and back from work. I really like the property and location, except for the accessibility and connectivity.

@ML
hi ML, if I still remember correctly. For coming in there will be another flyover from Caltex direct turn in come out around waterside residence there. In future, whole area will connect to future phase and at the end connect to around kapal sign drive there. I remember there still have other in and out at future phase,. but off course with the current light city too bad only 1 in and out so should expect heavy traffic lo…

@ML
may be you can download the mezzo broucher and refer to page 5 have some basic idea. Off course that 1 is their future development, they can change anything.

@Peter
OMG. You’re talking about future. Even now already getting worst & worst. Almost every friday if in peak time 6pm if Jam even i have to go turn such a big round. Even to fetch kids need 1 hour because of heavy traffic jam infront of The light & to turn back from Tesco to Light city another disaster during peak hour if eveyone go out after post pandemic. I don’t know how developer really think of that for all residents.

@EK Tan
yea… EK I agree with you.. the traffic really is a main problem for the light. when penang bridge got accident occur then more nightmare.
But anyway, every location has its pro and cons, just see every one preference.
I think IJM not really plan well for the traffic for the light.

Don’t worry, PTMP will solve the traffic issue (if it materialize within 10-20 years lah)

@jack
Huuuaaaahhhaaaaahahahahahaha………..

“For coming in there will be another flyover from Caltex direct turn in come out around waterside residence there.” IJM says this has not been submitted for approval yet.

I wish they will be one flyover going towards town area so that we don’t have to do that U-turn.

“In future, whole area will connect to future phase and at the end connect to around kapal sign drive there.” This would be great but I don’t see this happening within 5 years, or even 10.

@ML
ya.. should be not so fast whole area will be complete developed with current market situation. may be need 10 to 15 years.
So anyway for purchaser who bought this project need to factor in the area will be congested when mall and convention center is ready if the mall is success.
If think another way round, if whole area is less car and no congested means the mall is fail already.
Anyway, you also bought a unit at mezzo?

Anyone know in front of mezzo, there is a pc of land IJM tagged as future development. Anyone know what will be built there?

@CS
For your info, that’s reserved for future development incase of shopping mall to expand further.
Another side of land will be for Essence condo.

@The Light City
Shopping mall?? Oh boy, there will be another mall glut soon. Doomed, doomed, doomed,

@jimmy – No, i haven’t bought. Still considering. The traffic congestion is my only gripe.

@james
The land is reserve for current shopping mall just in case need to expand same scenario like Gurrney plaza.

@The Light City
If so then should be come unit view will be blocked in the future…

@CS
All still in plan & nobody can guarantee in future. So at least middle higher floor consider safe if buying for seaview unit.
Currently rm811k onwards.. Anyhow, connectivity is very important for this project & hopefully developer doing something to fix this issue soon. The waterfront mall should be nice as joint venture with Singapore based company under Robert.K. Hopefully it’s success.

I saw the expending of construction around The light City.
However just notice some of fly over cross road build too near to residence condo area such as waterside condo. And also based on current new road in progress build..would it able to cope such congested traffic during this peak hour? Don’t forget that’s upcoming mall/convention centre and commercial activities. I’m not sure how it will go but it seen like quite congested as a residence point of view to stay in this area. Probably like a retirement home for long term & concern on Mezzo & waterside as nearer to road & commercial activities.
Anyone mind to share opinion? The light City probably one of most heavy traffic or congested area…

@ML
All these fly over or adding road may just add in more traffic and messy for The light City. Upcoming convention hall and event centre shopping mall will add in more congested in this area. If looking at traffic daily outside of Seagate queue to first bridge it is absolutely horrible. If for holiday home or residential I won’t buy this area. It’s better go for Tanjung Bunga or Queens waterfront residence.

@Hehe
Sorry to say that I don’t want everyday need to go through such crowded and congested highway to go in our residence house.

I drove a few round there, the traffic quite OK. Maybe peak hours time is the problem. But, during peak hours, which side of Penang island no heavy traffic?
QR already very crowed with heavy traffic, why no concern?
Should a residential area be peaceful, or need to be happening?

Singapore company is indirectly owned by Robert Kuok.

@Hemsley
That area is one of worst traffic congested in Penang as situated just right before entrance of 1st bridge. Traffic jam is unavoidable regardless of how many cross high way or fly over build. If you stay in Light linear then you will understand as residence we suffer alot as entrance only 1 way in & out many years.
Recently developer start construction of fly over where build to ease more traffic as more high density and construction in place. That’s why I rent out my unit. QR slightly much better if you work in FTZ as that’s other way to drive into this area than The light. And just to mentioned one more point the noise of highway vehicle hearable in our condo too at The light. No choice. Now I moved to QR which much better while light linear rented.

Come to Zen6. It’s much better than Mezzo.
Luxury development of Zen6 & Quaywest definitely outshine Mezzo. The light is a very hot area. Meaning high temperature.
You can buy and try to stay before sell to buy Zen6 later. Get prepare 1M in subsale for Zen6. Even waterside residence got lelong last week about 710k only. Zen6 forever….

@Hemsley
Lol. Drive a few round then settle already? If developer see all buyers alike your mindset then definitely will be happy. So many waterfish. You guys Invest almost a million ringgit with just a few round then finish. Lol. Maybe you are super rich billionaire.

I bought Light linear rm560k only &now 1.1M which price almost double with bigger size. I don’t think Mezzo is not good for investment &waterfish alot. Probably if for own stay then it’s individual preference & traffic definitely a challenge. It’s a good investment for light linear not Mezzo. Traffic jam is normal in this area but not for whole Penang. Once convention centre or shopping mall in place the traffic here will be double or triple up. I bought it for investment or holiday home only. Not for own stay. Good luck if for own stay.

You all talking about Light Linear…. No wonder. Last time we think the one bought Light Linear was waterfish also. At that time, we all never imagine these property can reach above 1M.
When QR selling 800K/900K+, many ppl also said only waterfish will buy. That was just before the C19.
I am using that expressway also. I am working in factory area also. You never experience taking 30mins from Agilent to Kg Jawa during peak hours? Will the Light go the the entry of the bright taking 30 mins?

@Hemsley
Aiya. You really waterfish. Zen we buy only 300k. Zen6 also 500k only. And Queens only 640k. The background of project also you don’t know. Lol. Now you buy 800k and 1M but even more smaller unit. Walao. Waterfish already. Lol.
Go 30 minutes. But back home 1 hour you can try. Keep my work. Zen is the best. Lol. Waterside also problem already. Lol..

@Hemsley
I think is make sense for me. But the only thing turn me out of this project are traffic congested in that area & 10xxsqf unit don’t have Balcony. Queensbay is jam. Tanjung Tokong also jam. But when The light really jam is unthinkable. I couldn’t imagine that. And that area little hot. Hopefully IJM will plant more green and trees…Go green…

@LL
I only start to look at QR in 2000 la. That time 600K++ are water front units without water front element, hahaha. The unit is slightly bigger than my current master bedroom. All my quote is only with direct/ partial sea view. Zen? Never interested on it.

@Waterfish
Yala. I long time away from property market d. Last purchase, maybe back in 2010. Honestly, I don’t like Light Linear la. I know the expressway noise issue la. That’s why I smile on those waterfish when the noise issue surface up after OC. But waterfish or not, time will tell, right?
Just got to know Mezzo, then come here to understand more lo. I don’t understand why you think I come here to justify you. Hahaha. There is not waterfish here when I comment. Waterfish only surface up after that. :p

@Hemsley
Aiya. 600k+ is with partial seaview kawan. You couldn’t compare your master bedroom with waterfront. Because no Jerejak Island or waterfront promenade. Waterfront & seaview different. This is holiday home. Similar like you couldn’t compare Honda Accord with Mini coupe or Porches.

The Zen/Zen6 is very suit you. Because here got seaview but not seafront ya.

@LL
Hahaha. Zen suit you more.
I only consider ~1200sf and ~950sf at QR that time la. other unit not paying attention lo. Don’t expect I know all the small units la, because really no interested. By the way, my master bed room also built by same developer. Hahaha.

@Hemsley
Then you should consider The Zen6 penthouse. Very nice and fully 360 degree seaview. Mezzo definitely jam like hell once completed. You think all people buy for stay? Mostly holiday home only. Queens is not good & is a lousy pigeon hole only. Price will drop to 700k later. The Zen or Zen 6 better. Fully unblocked seaview. No regret of buying. Even The Zen 300k now almost 600k. Same goes for Quaywest.

@Hemsley
Wow…The fly over build so close to residence area even at behind of mall area & behind of waterside residence.
Really peaceful & great development. Once The light City done then you will know the feeling if this area suitable for long stay.
Super crowded area. Zen6 still the best development here.

@Hemsley
I see. Same developer? Lintang macallum street? Taman Sri Pelangi by IJM? I think this is not my bedroom also. This consider only size my bathroom 1000sqf seaview. Lol.
People bought 550k now 1.1M. What do you expect for Mezzo?
Bought at 1.1M then expect for 1.9M later? Wow..good investment if really happen. Best pigeon hole in Penang.

Somebody mention about pigeon hole is alike their living room which trying to mention something here. Investment theory very simple. It doesn’t mean that you need invest a huge large sum of money so that you can get a high return. Those think Mezzo as good investment then I will say congratulations and those say turn a few round and no jam or living room size definitely you need to learn somemore. Turn a few round your money will go into drain and speaking of living room size it show that your brain are very narrow minded.
Good investment we always looking on high return after study many of factor & instead of put all million to get huge return. Best investment for IJM project already finished. No more in Penang. Macallum Pelangi Flat rm70k only last time and now rm230k appreciate almost 300%. That’s best investment. Maritime or summer price appreciate well too. As of The light, light linear consider doing well too. But not all project from IJM guarantee good return. Be smart & cautious. Property investment field is all about humble and details study and observation. Simply pandai pandai talk here won’t be helpful. Market will teach you lesson later. No need to share us how reach you are. No interested. Keep for yourself.

Exactly, no project nowadays can offer >100% profit except those from Asia Green such as Zen and QuayWest

@LL
Asia Green project I have no comment. Zen and some Quaywest units are consider affordable units. It may appreciate due to it’s prime location but not about project quality & surrounding neighborhood. It’s good for all 1st home buyers.
In short just to conclude that huge money of investment or seaview condo investment doesn’t guarantee investor a huge return. Improper study or poor management or just go pusing pusing few round road definitely it may end up yourself brain also pusing pusing in future. End up in lelong market. No surprise. Good luck everyone. Happy investment.

Useless one la the new government and their plans. They are just lucky the previous one did a bad job. Trying to make more affordable home, but those affordable homes not government allocate one. Is developer allocate one. What a joke, what a fair competition for penangites local B40 citizens.

@Dany
As I mentioned, 10 years back no ppl will think selling 1000sf at 1M is reasonable. But now you and the market accept it. If you buy for flip, definitely this project is a no.

@Dany
No need to bark on the turning a few round to check the traffic. Show me how bad the traffic is? Quantify it. As you talk like property guru, I assume you able to provide more value comment so that all the readers able to appreciate how bad the traffic is.
And tell me what is the best property to buy now. Don’t tell me Zen like the other guy. Hahaha.

@Hemsley
No point to talk. Happy investment.
You talk a few round & pusing a few round to justify an environment to buy a property. Salute on you so easily to finalize the cause & effect. Nobody will tell you which are golden egg here. Good luck. Be smart & not sembang curry.

@Dany
So you can’t give value input? Then really don’t understand why spend so much time to write lengthy comment without value input. Also waste all readers’ time to read it.

@Hemsley
Yes. We have to find value ourself like The Zen or ZEN6 or Quaywest. Just waste my time only go pusing pusing so many round to see got traffic jam or not or see living room size bathroom size. Non value added info given. Then Kampung Jawa or Jalan tengah. Obviously the person comment this really speechless.

@Hemsley
Why buy to flip is no? Mezzo is one of best ever development build by developer. It’s exactly seafront project!! Seafront instead of Seaview!! Most of condo in Penang are seaview instead of Seafront. I expect it will grow appreciate at least 50% from current selling price. If you buy it at rm1M..I expect will get to sell at least minimum RM1.5M. Where to get such a nice condo if not this?

@Hemsley
Fully agreed. Now RM1000psf. We don’t know once completed it will hike to RM1500psf. And seafront condo really rare in Penang.The inflation is high. We better invest in property..

@LL
Yalo. Some more got person keep promoting world best condo Zen in Mezzo tread. Don’t know which nerve shorted already, could not find the way back to Zen.

@Tata
You can ask the person that promoting Zen. He got 100% profit d. Hahaha. If you want to flip, you need to look for property at happening area, like QB. The Light is totally at different category, in my so call narrowed minded opinion. Haha.

Some ppl just can’t differentiate what is seaview and seafront la. If those ppl are majority in the market, for sure the real seafront condo no value lo. They treat it the same. Also, some ppl just can’t understand and appreciate the different between township development vs developing a single piece of land. So in conclusion, the Zen win if you want to flip.

@AGLENT
Thanks for the agreement. But to reach 1500 psf, still long way to go la. To me, I’m not buying property for investment, as long as it won’t drop, I’m OK. I am looking at the value the property can contribute to my lifestyle. And if I pass to my next generation, the property still can fetch some value. Buying property with rare value in the market is precious, not buying property with reproduceable value, and tones of ppl have it.
Btw, I do not have Mezzo. Just in exploring stage.

@Hemsley
To be honest, just my personal humble opinion.. I don’t think Queensbay area is a happening place. In that area only got a Queensbay mall & some small commercial activities. I think The light City will be more happening since big hotel convention exhibition centre/shopping mall in place.
Anyhow, Mezzo got a big potential here since is a whole new township. PWC already become Penang worst city. In that area left Queens waterfront master plan.

PWC is the best development because we have Zen which is 2M condo and QuayWest (5M condo)

@Tata
We need to be humble, as one of the guys above mentioned. At least QBM is the most happening area in Bayan Lepas/ Baru area. While The Light City still under construction. Yes, got future potential but still uncertain. I agree Mezzo got big potential, but PWC not bad also la, just, different class lo to me. Initially still OK to me until a Zen representative keep pulling Zen down here. Hahaha.

@Hemsley
For me, The Light project & Queens residence are comparable & almost same class.
Zen/Quaywest are in different level.

Zen development is just a beginning of PWC.
More world class development upnext including hospital/pavilion mall/ promenade/Marina/ million condo/million service residence & world class College up next. It’s bigger and more luxury exclusive than The Light or Queens.
This is Penang world city a project which change of Penang Island.

I expect this area condo price will hike to RM1700psf soon due to good location and high demand. Don’t forget future LRT station link to Butterworth will be at here too. And convention centre bigger than SPICE and big shopping mall and Luxury hotel brand. All this factor may add in more traffic and congested in this area. But more people more commercial activities more happening.

@Hennessy

What way you write is similar the guy keep mentioning Zen6 will reach 2M soon. Haha.

Don’t mention LRT/MRT in Penang already, till today there is nobody committed to build LRT/MRT in Penang.

@jack
Yes. Never buy a project purely based on advertisement using LRF/MRT as selling point. The light project still a white mice.

Just bought one unit of Mezzo sea view high floor.
Poorer by 1.08m, enjoyed 10~90 package (pay only 10% on signing snp and nothing else until ccc).
Free documentation except MOT.
Expect ccc on 3rd quarter of 2025
Zen 6? Not my cup of tea.

Hi @millionaire,

means IJM absorb the interest during construction? which floor and block you bought ar?

@HH,
IJM 10~90 package they absorb the progressive interest, not only that, if you loan 70%, the other 20% you suppose to pay during construction also can hold back until ccc.
But this promotion got its quota and currently runs out unless someone cancel booking.
We bought tower A.
BTW, IJM just revised the pricing on Mezzo by 5%.

mark up the price, then use the additional profit to “absorb interest” to make it look like “interest subsidy”. Again, revise pricing up 5% after selling enough units to breakeven to make it look like those who bought have “made money”. After that, launch a another new project nearby, create a buzz for long queues, if queue over night even better, make sure newspaper cover that to create more buzz and prime the condition for more speculative buying. It’s all buzz and speculation, nothing more.

Whatever the sales tactics IJM used, the 2nd residential project at The Light City, The Essence, expect the selling price to hit >1500/sqft.

Hahaha….can…they want to sell at RM2500psf also can, as long as there is water fish. Water fish normally blur blur one lah, happily buy overpriced properties during launching, only to regret 5-6 years later after OC when realize that it is basically impossible to turn a profit flipping simply because the purchase price was to high, and had to rent it out well below cost! E&O was already selling it’s Andaman condos ~RM1400psf many years back, and then had to offer 25% discount “secretly” to clear off unsold stock later. The rental yield is even worse for these condos. But anyway, we all need waterfish to keep the market alive lah!!…:))))

millionaire :
Whatever the sales tactics IJM used, the 2nd residential project at The Light City, The Essence, expect the selling price to hit >1500/sqft.

Son…. the sun still rise from East and set down at West

@millionaire
Grand son, is daytime now, dont sleep dont dream, go tomb sweeping

The Light City only for those financially sound.
Those who are not, please leave.

millionaire :
The Light City only for those financially sound.
Those who are not, please leave.

financially sound like empty cans when we knock it?

There are still plenty of units left, but shopping mall view. Really curios if able to sell with 5% increase for those units. Maybe can check again after bumi lots released.

1500psf? Maybe if the convention center and mall hit a big success.

I went to IJM office to check it out recently, Most of ppls took up block B and Block A unit 5 to 8. For Block A that unit 1 to 4 block by mall still a lot of units, with lower price.
I have 2 friend bought it, both bought block B facing jetty area.

Hi,

I just went to IJM office yesterday and interested on it. Can I have some kind feedback on this project? Thanks.

@millionaire
This product is not in my cup of tea. I have enough sound however product not in my radar as the size just alike my master bedroom. Hopefully developer will consider build bigger size unit 3000sqf to 6000sqf to fulfill buyer.

You may go for The Light Water Villa, 10,000 sf. 😀

@Hemsley
Don’t talk about another landed product. We talk about luxury condominium. Overall development in The light City still lack of fascinating & interesting project component yet. It’s not too high-end yet. If IJM can build like Infinity/The Cove/Skyhome or The regency then it’s better.

@Javier
good is besides the waterfront mall and highly rely on mall success lo… if mall and convention center end up fill then mezzo also…
And mezzo is more suitable for retirement or holiday home as the size is not big.
Another thing need to consider is traffic lor…

@Not enough

There is 2700sf+ condo in The Collection. The size 6000sf you are talking about is super condo d.

You can buy 1 floor of Mezzo, you get 4000sf. ;D

@Dave

Imagine in future this site will be linked with Karpal Sigh Drive with a bridge, good? Bad?

Traffic always an issue, on Penang island.

@Hemsley
For me..this is bad. Infact this price already extremely congested. Hopefully no more adding more congested traffic after this.
The fly over everywhere in The light making me feel & consider again if this is the right place to stay or just holiday home.

Hope this condo come with EV charger in every car park, as its categorize as smart condo with 5G. It will set a new benchmark for all new condo in Penang.

i just signed SnP today ..and bought mezzo .tower A ..level 21 ..facing seaview ..price 1m above .. ..internet say they giving smart locker .but when i ask salesman ..its just a normal locker.. no smart. ..true ahh !

@Hemsley

Extra exit is always better than nothing, well.

@Penang

Believe that the initial target customer of this area are those no need to wake up 7am to join the congestion. Tempat kayangan T20.

@Penang
Anyhow, the price may increase to 1.5M to 2M once completed due to high demand & superb location.

@CP

You sure? Selling since couple of years ago and now still not finish selling.

@Islander

The Air Item-LCE highway also connected near to this place also. Good for the shopping mall. Another 4-5 residential to be launched beside the mall in future. Hope the roads really able to handle the traffic.

@Hemsley
Yes. The light city is a future city of Penang.
That place is very peaceful & best promenade in Penang.
No surprised.

@Hemsley
Hi, is IJM announce new condo for the light city? As i know the upcoming condo after Mezzo should be The Essence..

@KeretaSewaPenang
yea… until now dont have much more info about how “smart” condo is even though they advertise as smart and 5G condo

@Victor V

it’s necessary for marketing.
To sell a house in 2023 u need to include all these keywords in the brochure.
“Smart”, “AI”, “5G”, “GPT”, “IoT”, “EV”.

@Victor V

There will be few more condos after Essence.

Will there be concern on year to year sea level raising recently?

@Seasidepropertyconcern
If you want to concern then whole Penang will sink definitely.
As of now The light IJM is one of the best development in Penang. Price may increase phase by phase.
The light linear is a good example launch at RM600k & now RM1M+. As of Penang world city/Queens side location may not as prime as this & appreciation lower if compare to launch price & current market price.

@Seasidepropertyconcern

This concern hit basically 60% of people living in this world. Think about what to eat tonight is even more productive than that.

Islander :
@Seasidepropertyconcern
This concern hit basically 60% of people living in this world. Think about what to eat tonight is even more productive than that.

Pizza with extra cheese and a bottle of wine next to the pantai balik pulau will be perfect