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.