Lightwater Residences

Prices start from RM 2,000,000 for Type A (1,152 sf), RM 2,600,000 for Type B (1,410 sf), and RM 3,100,000 for Type C (1,690 sf). As Penang’s most exclusive waterfront address within The Light City, every unit at Lightwater Residences offers a permanent unobstructed sea view and a private lift — representing extraordinary value for the calibre of luxury on offer. Register your interest today to receive the latest pricing and available unit updates.

A 10% downpayment is required upon signing the Sales and Purchase Agreement (SPA), with the remaining 90% covered by your bank loan. Some buyers choose to put down more to reduce monthly instalments. Our Lightwater Residences sales consultants can walk you through the full payment schedule — WhatsApp us for a personalised financial breakdown.

Yes. Malaysian citizens and permanent residents may withdraw from EPF Account 2 to fund the purchase of Lightwater Residences at The Light City, Gelugor, subject to EPF eligibility rules. This can be used towards the downpayment or to reduce your outstanding loan balance after completion. Speak to our sales team for step-by-step guidance on the EPF withdrawal process.

Lightwater Residences has a wide range of financiers such as Maybank, Public Bank, Hong Leong Bank, OCBC Malaysia, and UOB etc as end-financiers, giving buyers a wide choice of home loan packages with competitive interest rates. Our team can help you compare loan options and connect you with a mortgage specialist to secure the best rate for your purchase.

Lightwater Residences is situated within The Light City, Gelugor, Penang — on the eastern coastline of Penang Island along the Tun Dr Lim Chong Eu Expressway. The development enjoys direct highway access, is approximately 10 km from George Town, 15 minutes from Penang International Airport, and frames breathtaking views of the iconic Penang Bridge across the Straits of Malacca.

Families will benefit from proximity to several reputable institutions within the Gelugor and Bayan Lepas corridor, including Straits International School, Penang Chinese Girls’ High School, and various primary national schools. The Tun Dr Lim Chong Eu Expressway also allows easy commuting to the education hub in Bayan Lepas and George Town — an important consideration for families choosing Lightwater Residences as their home.

Lightwater Residences benefits from direct access to the Tun Dr Lim Chong Eu Expressway — one of Penang’s primary arterial roads. The Penang Bridge is minutes away, connecting residents to mainland Malaysia and the North-South Highway. Penang International Airport is approximately 15 minutes by car. The future Mutiara LRT line is planned to include a station near The Light City, enhancing future connectivity further.

Lightwater Residences is 100% freehold — meaning you own the land and property in perpetuity, with no lease expiry. Freehold status in Penang is a significant advantage, as it generally commands stronger capital appreciation and greater resale demand. It also allows the property to be passed down as a family legacy without the complications of lease renewal.

Residents enjoy over 30 resort-inspired facilities across two dedicated floors. Level 6 features a swimming pool, wading pool, BBQ pavilion, gymnasium, yoga deck, games room, media room, children’s playground, and lush landscaped gardens with estuary-inspired water features. Level 25 is an exclusive Sky Club with sky lounge, executive lounge, beverage lounge, private dining, jacuzzi, sauna, and panoramic views — truly unparalleled at The Light City.

Lightwater Residences is scheduled for completion in Q4 2028, with the building plan approved by Majlis Bandaraya Pulau Pinang (MBPP). Developer IJM Land has an outstanding track record of on-time delivery at The Light City — Mezzo, the preceding phase, was fully delivered as scheduled. Register your interest early to secure the best unit selection and priority access to launch pricing.

Lightwater Residences represents a compelling investment. It is the final and most premium residential phase of The Light City — a RM6.5 billion masterplan nearing completion. With The Waterfront Shoppes, the PWCC convention centre, 5-star JdV by Hyatt, and office towers all directly next to it, strong rental demand from corporate executives and expatriates is expected. Freehold title, limited supply of just 261 units, and a prestigious Gelugor central location address further strengthen long-term appreciation.

Based on comparable luxury waterfront properties in Penang, estimated gross rental yields are in the range of 3% to 5% per annum, with strong demand from expatriates, corporate tenants, and professionals working in Bayan Lepas and George Town. As The Light City fully opens with hotels, the mall, and the convention centre, rental premiums for Lightwater Residences are expected to grow steadily. Contact our team for a personalised investment analysis.

Lightwater Residences is in a class of its own — it offers permanent unobstructed sea views from every single unit, a private lift per unit (no shared lift lobbies), and a freehold waterfront address within a fully integrated city. With only 262 units across two towers, exclusivity is guaranteed. There is simply no comparable product in Penang that combines this level of design, location, and privacy.

Yes, foreigners are eligible to purchase Lightwater Residences. The premium pricing of Lightwater Residences exceeds the minimum threshold for foreign buyers. Our sales team can advise you on the latest foreign ownership requirements and assist throughout the application process.

Yes, Lightwater Residences qualifies as an eligible property under the MM2H programme, which allows foreign nationals to obtain a long-stay renewable visa for Malaysia. The property’s freehold status and premium pricing make it particularly suited to MM2H applicants seeking a permanent, prestigious base in Penang — one of Southeast Asia’s most liveable and internationally connected cities.

Lightwater Residences is developed by IJM Land Berhad, one of Malaysia’s most respected and award-winning property developers with over 35 years of experience. IJM Land is responsible for the entire The Light Waterfront Penang masterplan. Previous phases — The Light Collection I through IV and Mezzo — were all fully sold and delivered, with The Light Collection IV winning the prestigious FIABCI Malaysia Property Award 2024.

Yes. Lightwater Residences holds a valid Developer Licence No. 19902/03-2027/0059(A) and Advertising Permit, both approved by the National Housing Department. The building plan has been approved by Majlis Bandaraya Pulau Pinang (MBPP) under Building Plan Approval No. MBPP/ILCS-OSC/PB2142/23. The project is fully compliant with all Malaysian property development regulations.

Based on the development specifications, the maintenance fee for Lightwater Residences is approximately RM 0.60 per square foot per month, which is in line with comparable luxury condominiums in Penang. This covers upkeep of all common facilities including the pool, gym, Sky Club, landscaping, security, and building management. The exact rate will be confirmed closer to the completion date — contact our team for the latest information.