Lightwater Residences @ Gelugor, Penang
Two 34-storey towers with 262 freehold condominiums on the seafront edge of The Light City, 343 m from the Penang Waterfront Convention Centre — homes from 1,152 to 3,186 sq ft, typically five to a floor. The whole permit price band is above Penang Island’s RM1,000,000 strata floor, so foreign buyers are eligible with state consent.
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Lightwater Residences @ Gelugor, Penang at a glance
Every figure below comes from the developer’s own published material or the government register. Where neither has published something, it isn’t on this page.
- Development
- Lightwater ResidencesAn IJM Land project in The Light City · licence held by Jaringan Simfoni Sdn Bhd
- Where it is
- The Light City, GelugorDaerah Timur Laut, Penang Island · 343 m from the Penang Waterfront Convention Centre
- Tenure
- FreeholdStated on the developer’s project page and on its advertisement filed with the register
- Towers
- Tower A · Tower B34 storeys each, on 2.87 acres
- Units
- 262131 in each tower · typically five homes a floor
- Layouts
- 1,152 to 3,186 sq ftFive layout families, A to E, from two-bedroom homes to two top-floor units in each tower
- Facilities
- Levels 6 and 25Clubhouse deck with pools and gymnasium; sky lounge with private dining
- Completion
- Expected December 2028The developer’s stated date · register shows 22.63% built, on track
- Government permit
- 19902-2/04-2027/0306(A)-(S)Valid 8 Apr 2024 to 7 Apr 2027
- Foreign buyers
- Eligible, with state consentThe whole permit band is above Penang Island’s RM1,000,000 strata floor · Bumiputera-quota units excluded
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Six things about Lightwater Residences worth knowing before you enquire
Four are reasons a buyer at this level would shortlist it. Two are things to settle first. All six come from the developer’s own material, The Edge Malaysia’s report on the project, or the government register.
Freehold, on the seafront of a planned precinct
The developer states freehold tenure on its project page and on the advertisement it filed with the register. The site is in The Light City, IJM’s 32.76-acre precinct that also holds the Penang Waterfront Convention Centre, The Waterfront Shoppes mall, hotels and offices. Lightwater Residences is the precinct’s seafront condominium, and the developer points to views of the Penang Bridge.
262 homes on 2.87 acres, five to a floor
The Edge Malaysia reported the site at 2.87 acres for 262 units. On the register’s unit list a typical floor holds five homes, three floors in each tower hold three, and the top floor holds two. The developer lists a private lift lobby as an accessory parcel of the units — at this density that is the privacy you are paying for.
The smallest home is 1,152 sq ft
There is no compact investor layout here. The two-bedroom A-series homes are 1,152 sq ft, the three-bedroom homes run from 1,410 to 1,690 sq ft, and each tower’s top floor holds one 2,454 sq ft and one 3,186 sq ft unit. This is a building designed for owners who will live in it.
Open to foreign buyers on the permit band
The lowest figure on the advertising permit is RM2,390,000 — well above Penang Island’s RM1,000,000 floor for a non-citizen buying strata property. Foreign buyers need state consent, pay the state levy on approval and the flat 8% stamp duty, and cannot take the units reserved as Bumiputera quota. I can walk you through the sequence and arrange remote signing.
Early in construction, on a 48-month delivery period
The register shows 22.63% built in October 2026, some 20 months after the first agreement on record. It also records an approved 12-month extension, which makes the delivery period 48 months instead of the standard 36. The developer’s own expected completion is December 2028. Plan your financing around the longer period.
Read the title conditions and ask what is released
The developer’s advertisement states that the land is charged to four banks, and that the title cannot be transferred within two years of the first transfer without the State Authority’s written consent. The register showed every Tower B unit as not yet sold when I read it. Ask me which tower and which stacks are actually open for booking, and have your solicitor explain the transfer condition.
The whole development, decoded
Every number here is the developer’s own or the government register’s.
Pick your tower
Tower A
Twenty-eight residential floors from Level 7 to Level 33A. Twenty-four of them hold five homes each; Levels 23A, 25 and 26 hold three each, and the top floor holds the tower’s two largest homes. On the day I read the register, 50 of Tower A’s 131 units were recorded as sold and 81 as not yet sold, and 22 units were marked as Bumiputera quota.
Tower B
The same count as Tower A — 131 homes on 28 residential floors from Level 7 to Level 33A, with the same mix of layouts but its own type variants (B3 and B1 instead of B and B2; D1 and E1 on the top floor). On the day I read the register, all 131 units in Tower B were recorded as not yet sold, and 38 were marked as Bumiputera quota. Ask me whether Tower B has been released for sale.
Facilities, level by level
As listed on the advertisement the developer filed with the register and in The Edge Malaysia’s report on the project, republished on IJM Land’s website.
Clubhouse and garden deck
- Swimming pools
- Gymnasium
- Fitness room
- Indoor children’s playground
- Media room
- Music room
- Yoga and meditation rooms
- Wellness room
- Studio room
- Kitchen
- BBQ pit
Sky terrace
- Sky lounge
- Whisky lounge
- Cigar lounge
- Private dining area
- Jacuzzi
- Sauna
Where the project is now
All 5 Lightwater Residences @ Gelugor, Penang floor plans
Five layout families across both towers, with the sizes and drawings taken from the advertisement the developer filed with the government register. Each card shows one drawing from that advertisement; where a card covers several variants, I will send the drawing for the exact type you are considering.
Types A, A1, A2 — 1,152 sq ft
Get this floor plan
Types B, B1, B2, B3 — 1,410 sq ft
Get this floor plan
Type C — 1,690 sq ft
Get this floor plan
Types D1, D2 — 2,454 sq ft
Get this floor plan
Types E1, E2 — 3,186 sq ft
Get this floor planInside Lightwater Residences @ Gelugor, Penang
Where Lightwater Residences @ Gelugor, Penang sits
On the seafront edge of The Light City in Gelugor, on the east coast of Penang Island — 343 m in a straight line from the Penang Waterfront Convention Centre and 3.7 km from the Penang Bridge.
Pinned to the coordinates filed with the national housing register for project 19902-2, not to a neighbouring landmark. Distances are straight-line from that point.
- Penang Waterfront Convention Centre (PWCC)343 mstraight-line
- E-Gate, Lebuh Tunku Kudin 2586 mstraight-line
- Universiti Sains Malaysia (USM)2.5 kmstraight-line
- Penang Bridge3.7 kmstraight-line
- Queensbay Mall4.5 kmstraight-line
- SJK(C) Kwang Hwa, Sungai Nibong4.6 kmstraight-line
- KOMTAR, George Town4.9 kmstraight-line
- Island Hospital5.6 kmstraight-line
- Penang International Airport9.7 kmstraight-line
On the government register it is project 19902-2 — 262 units at 22.63% built
The housing developer’s licence is held by Jaringan Simfoni Sdn Bhd (19902), an IJM group company with its registered office at Wisma IJM in Petaling Jaya and its business address at The Light Exchange in Gelugor. It has two projects on the national register, both in The Light City: Mezzo (19902-1) and Lightwater Residences (19902-2).
| Project code | Registered name | Advertising permit | Permit expires | Units | Bed / bath | Status |
|---|---|---|---|---|---|---|
| 19902-2 | Lightwater Residences — flats / condominium, 34 storeys (131 units) | 19902-2/04-2027/0306(A)-(S) | 7 Apr 2027 | 131 | 2–4 / 2–4 | 22.63% built · on track |
| 19902-2 | Lightwater Residences — flats / condominium, 34 storeys (131 units) | 19902-2/04-2027/0306(A)-(S) | 7 Apr 2027 | 131 | not itemised | 22.63% built · on track |
| Total | 262 | Licensed developer: Jaringan Simfoni Sdn Bhd (19902) | ||||
Swipe sideways to see the full table →
Read from teduh.kpkt.gov.my on 2 October 2026. Check it yourself: teduh.kpkt.gov.my/semakan-status-kemajuan?kodProjek=19902-2
262 units on the register, 262 on the developer’s page
The register files Lightwater Residences as two components of 131 flats / condominium units each, in 34-storey buildings — one per tower — and the developer’s page gives the same 131 + 131. The unit list runs from Level 7 to Level 33A in each tower. On the day I read it, 50 units were recorded as sold (all in Tower A) and 212 as not yet sold, and 60 units were marked as Bumiputera quota: 22 in Tower A and 38 in Tower B.
What the permit band tells you — and where foreigners stand
The advertising permit records a minimum of RM2,390,000 for one component and RM2,414,000 for the other, with a maximum of RM7,132,000 for both. That is the band on the advertising permit, not the price of any unit. Penang Island’s floor for a non-citizen buying strata property is RM1,000,000, so the whole band is above it and foreign buyers are eligible, subject to state consent and the state levy. Bumiputera-quota units are not open to foreigners.
Schedule H, extended from 36 to 48 months
The sale and purchase agreement is Schedule H (strata). The register records an approved 12-month extension to the standard 36-month delivery period, making it 48 months. The first agreement is dated 17 February 2025, so the latest delivery date under that agreement is 17 February 2029 instead of 17 February 2028. Check the delivery period printed in your own agreement before you sign.
22.63% built, permit to April 2027
The latest return reports both components at 22.63% complete and ‘lancar’ (on track); no certificate of completion and compliance is recorded, as you would expect at this stage. The developer’s project page gives December 2028 as the expected completion — a target, not a contractual promise. The advertising permit runs to 7 April 2027 and will need renewing if units are still being sold after that.
About IJM Land
IJM Land is the property arm of IJM Corporation, one of Malaysia’s large listed construction and property groups. The Light City is developed through a joint venture between IJM and Singapore’s Perennial, and the housing developer’s licence for Lightwater Residences is held by Jaringan Simfoni Sdn Bhd, whose sales office is at Menara IJM Land on Lebuh Tunku Kudin 3 in Gelugor.
The track record is the first phase of the same master plan. The Edge Malaysia describes The Light Waterfront Penang as a 152-acre master plan whose first 42-acre phase — The Light Linear and The Light Collection — delivered 1,177 residential units that have been handed over. You can walk through those buildings today and judge how IJM’s seafront homes age.
The Light City is the second precinct: 32.76 acres with a gross development value above RM4.5 billion, according to the same report, combining the convention centre, The Waterfront Shoppes mall, two hotels, offices and the Mezzo condominium. Lightwater Residences itself was reported at a gross development value of RM694 million, with rainwater harvesting, EV charging bays, solar panels and a GreenRE Gold rating among its listed features, and 638 car park bays on the developer’s page.
One honest caveat: the register already records an approved extension of the delivery period from 36 to 48 months, and the building stood at 22.63% in October 2026. That is consistent with a December 2028 target, but it leaves little slack. The land is also charged to four banks as project financing — normal for a development of this size, and something your solicitor will clear through the redemption statement at signing.
Frequently asked questions
How many units are there at Lightwater Residences?
262 condominiums in two 34-storey towers, 131 in each. The developer’s project page and the government register give the same totals.
In each tower the homes sit on 28 residential floors from Level 7 to Level 33A: five homes on a typical floor, three on Levels 23A, 25 and 26, and two on the top floor.
Is Lightwater Residences freehold?
Yes, according to the developer: freehold is stated on its project page and on the advertisement filed with the housing register.
The same advertisement notes two things your solicitor should explain: the land is charged to four banks as project financing, and the title cannot be transferred within two years of the first transfer without the State Authority’s written consent.
What are the unit sizes and layouts at Lightwater Residences?
Five layout families. The A-series two-bedroom homes are 1,152 sq ft (156 units). The B-series three-bedroom homes (48 units) are 1,410 sq ft for Types B and B3, with Type B1 at 1,572 sq ft and Type B2 at 1,561 sq ft. Type C is 1,690 sq ft with three bedrooms and three bathrooms (54 units).
Each tower’s top floor holds one Type D of 2,454 sq ft and one Type E of 3,186 sq ft. The sizes and the drawings on this page come from the developer’s advertisement filed with the government register; message me for the drawing of any variant not shown.
Can foreigners buy at Lightwater Residences?
Yes, on the permit band. The lowest figure on the advertising permit is RM2,390,000, above Penang Island’s RM1,000,000 minimum for a non-citizen buying strata property. Units reserved as Bumiputera quota are excluded.
You will need state consent, pay a 3% state levy on approval and the flat 8% stamp duty that applies to non-citizens, and you may not resell within three years. I can arrange remote signing if you are overseas.
When will Lightwater Residences be completed?
The developer’s project page gives December 2028 as the expected completion. In October 2026 the register shows both towers 22.63% built and on track.
Contractually, the register records a 48-month delivery period under Schedule H — the standard 36 months plus an approved 12-month extension. The first agreement is dated 17 February 2025, so the latest date under that agreement is 17 February 2029.
Which tower and which unit should I choose?
Start with the stack, not the tower. Ask for the site plan and floor plate to see which units face the sea and the Penang Bridge and which face the rest of The Light City. Then decide between a five-home floor and the three-home floors on Levels 23A, 25 and 26 beside the sky terrace level.
On the register, sales so far are all in Tower A — 50 units — while Tower B shows none. If you want the widest choice of floors, ask me what is open in each tower today.
What is the price and the maintenance fee?
The only public price information I use is the government permit band: RM2,390,000 to RM7,132,000 — the band on the advertising permit, not the price of any unit. I will not repeat figures from property portals.
The developer has not published the monthly maintenance charge or sinking fund. Message me and I will send the current price list, the available units and the charges in writing.
How does Lightwater Residences compare with Keeperz Suites?
They are 398 m apart in a straight line and aimed at different buyers. Keeperz Suites by EXSIM is 493 serviced apartments of 484 and 581 sq ft in two 21-storey towers; Lightwater Residences is 262 condominiums of 1,152 sq ft and above in two 34-storey towers.
Keeperz is a small-format product; Lightwater is a family-sized home with five units to a floor. Within The Light City itself, the developer’s other condominium is Mezzo, which The Edge Malaysia reported at 456 units in two 34-storey towers.
Is The Light City practical for daily life or for renting out?
For daily life: the convention centre is 343 m away in a straight line and the precinct’s mall, The Waterfront Shoppes, is part of the same master plan. Universiti Sains Malaysia is 2.5 km, Queensbay Mall 4.5 km, SJK(C) Kwang Hwa 4.6 km, Island Hospital 5.6 km and the airport 9.7 km.
For renting: homes of this size suit senior executives and families placed in Penang by employers in Bayan Lepas, and visitors tied to the convention centre and hotels. I do not quote rental figures; ask me how comparable large units along this coast are letting before you buy with tenants in mind.
Get the current price list and unit availability
Developer pricing moves, and the good stacks go first. Tell me your budget and whether you’re buying to live in or to let — I’ll send back the units that actually fit, not a generic brochure.
No agent fee payable by the buyer on new developer launches
Louis Koh
11 years in Malaysian property · Johor Bahru, Kuala Lumpur & Penang new launches · English & 中文
I work with cross-border buyers from Singapore and further afield, and with local investors. I’ll tell you when a project isn’t right for you — that’s usually worth more than the brochure.
Published 2026-10-02 · Last verified 2026-10-07 against the developer’s project page, its advertisement filed with the housing register, The Edge Malaysia’s report republished by IJM Land, and the KPKT housing register. Unit availability, pricing and completion dates are set by the developer and subject to change. This page is marketing information, not an offer or a contract.
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The unit mix, the permitted price and how far up it is
None of this table is the developer’s account of itself. It is what the Ministry of Housing and Local Government records from the 7(f) returns: unit type, bedrooms and bathrooms, built-up area, unit count, the price range on the permit, and the certified percentage complete. A brochure price can be revised; the price on the permit was filed. A brochure need not mention progress; the percentage is certified. The status vocabulary is theirs too: Lancar (on schedule), Lewat (behind), Sakit (sick), Terbengkalai (abandoned).
19902-2 · LIGHTWATER RESIDENCES
Overall status: Lancar — on schedule
| Component | Bed / bath | Built-up | Units | Price on the permit | Complete |
|---|---|---|---|---|---|
| Rumah Pangsa/Kondo 34 storeys Lancar | 2, 3, 4 / 2, 3, 4 | — | 131 | RM2,390,000.00 – RM7,132,000.00 | 22.63% |
| Rumah Pangsa/Kondo 34 storeys Lancar | — | — | 131 | RM2,414,000.00 – RM7,132,000.00 | 22.63% |
Swipe the table sideways for the rest of the columns.
This is the document the developer had to file, and the housing department had to approve, before it was allowed to advertise at all — served from the ministry’s own host. It normally carries the location plan, the developer licence and building-plan approval references, the expected completion date, the encumbrance position, and the unit count and price floor and ceiling for each type. The brochure a salesperson hands you can be reissued. This one cannot.
Read from teduh.kpkt.gov.my on 2026-10-08, project code 19902-2. Re-read weekly.
What to do with the number. Read it against the delivery date in your own agreement, not against what a salesperson says. A project with a year left on its statutory clock and a third of the building up is telling you something the brochure will not.
How does that compare? Every development on this site, grouped by register status — cancelled, abandoned and behind schedule first.