Firstly, it depends on personal preferences, if you prefer quiet place, fresh air, you should go for the Light Collection series. In short, means to say, good side of Mezzo? Next to shopping mall ; bad side of Mezzo? Also next to shopping mall. 

For me, I pretty much like the concept living next to a shopping mall that is just within walking distance (more entertainment)

Some people would just say crowded, traffic jam (traffic congestion). Hello……. can you tell me which part of Penang not congested? Even Balik Pulau also now i heard congested. But of course not recent 2 years due to Covid-19 lockdown. 

However, gotta admit that I missed the old days during lockdown, travel from place to place without traffic congestion. Damn, miss the days. (don’t get it wrong, I miss the lockdown but I don’t miss Covid-19)

The reason I’m not giving 5 stars is I don’t want people come back and “Bomb” or bite me, said u rated 5 stars and after I buy it, the value doesn’t increase. (“Yalo , economy not ok ma”, SOUNDS FAMILIAR FROM THOSE OVER-PROMISING AGENT?)

If you’re going for a “FLIP” strategy (buy and sell after you get vacant possession / keys) , I would say the market doesn’t act like last decade anymore. During the past decades, literally what you buy will always go up. Now? No longer that way.

In another words, you can easily earn a capital gain for the past decades after the building is completed. So, if your property investment strategy is buy and flip, then you should go to sub-sale/ secondary market or auction market now. 

For long term investment, yes you can consider Mezzo because it’s only 456 units. Finish the reading and you’ll know why.

If you’ve already owned a few properties, you should know that the current Return on Investment (ROI) in terms of rental is just 2% to 3% annually. Meanings? Buy RM1 million property but rental rate is RM 2,000+ per month. If you don’t know the current ROI for rental rate, well, you do now. (Well, at least better than FD….hahaha…)

How about ROI for capital gain? I’m glad to tell you, I don’t know. Because I don’t do over-promising. When I heard other agents selling other Seafront projects, said you can easily secure the rental rate at RM 3,000 and above, I really laughed so hard. 

Just so you know, some seafront projects now renting at RM 2,000+ with fully furnished……. if you’re the owners of those property, you get what I mean.

But again for the long term, I do believe that Mezzo and the Light Collection series will prove its value when the economy is recovering and the Convention Centre and Mall is ready. Just need some patience

As I mentioned at previous section, existing rental rate of the Light Collection of about the same size is RM 2,000 to RM 3,000. 

Furthermore, as at 20/7/2021 I had an agent told me there’s a fully furnished unit at the Light Collection 1 for rent @ RM 2,300. 

However, please do not misunderstand or twist my word, I’m showing this to let you aware of the worst case scenario, as I said, I don’t over-promise, if you’re ok for the rental rate of RM 2,000, feel free to proceed for the investment.

If you have extra cash don’t mind to leave it vacant/ empty, or refuse to rent @ lower rate to spoil your unit, for sure you can leave it vacant. I have plenty of owners leave their unit vacant as well.

For instance, take the cheapest unit of Mezzo around RM 800k, monthly installment around RM 3,000 @ 3% interest rate, 35 years. Meanings? if rental rate at RM 2,000, you can accept or your financial status is allowable with a cash outflow of (RM 1,000)

I would say direct competitor would be Waterside Residence, because just next to Mezzo.

Waterside Residence is having 256 units in total while Mezzo 456 units in total. Currently selling price of Waterside Residence as at 21/7/2021 around RM 9xxK – RM 1.4m +/-.

So, want to sell faster after taking the vacant possession / keys? Of course you have to match the prices or lower than Waterside Residence. 

Wanna sell for profit ? Be patience lah. Not that easy but not that hard too because it’s not that high density until 1,000+ units when potential purchaser appear you have to fight prices with other owners.

Good part ? Mezzo is blocking Waterside Residence, but not completely blocking the view. Tower A of Waterside Residence i.e. the tallest tower should be least affected by Mezzo.

Estimate completion on 2024- 2025, newer than Waterside Residences and I would say slight advantage compare to Waterside Residence

• Reclaimed land ah? Aiyo Feng Shui cannot la.
  • If cannot accept then let me know lo I have other projects not reclaimed land. Quayside @ Tanjung Tokong, Queensbay Mall, E-gate there all reclaimed for your information. Developers still want reclaim at these area, you tell me, if no demand why developer build. Sohai meh = =.
• What if Tsunami comes ?
  • #YouAreNotAlone
• Logical part?
  • IJM is building the Convention Centre, Mall and office tower there, if you ask me foundation strong or not, will collapse or not? My answer is if collapse, what do you think gonna happen to IJM ? (I have no idea and I can’t answer that) 
• Overall, I like the environment right now regardless Mezzo or the Light Collection but it could have some traffic there once the Mall and Convention Centre complete. 

There’s good and bad side of every development, human beings not even perfect, so don’t think too much. Let me know what’s your thought and I propose you some potential options.