Again, it depends on personal preferences and perspective, these are mine perspective: if you prefer quiet place, fresh air, you definitely need to take a look at the Light Collection series.

Reason I’m giving 3.5 stars it’s because the Light Collection 1 got nothing to view. If view / scenery is important to you and you would spend some time of the day outside at the balcony, you should consider high level of Light Linear, Waterside Residences, Mezzo, Light Collection 2, Light Collection 3 (high floor) & Light Collection 4.

Of course, beautiful view also come with beautiful price ya. You can consider the view towards the water villas and coral views since the Light Collection 1 only comes with 2 views. 

Another bonus would be the Convention Centre and the Mall is currently under-construction now. Let’s wait and see what’s gonna happen after the mall is ready.

If you’re going for a “FLIP” strategy (buy and sell after you get vacant possession / keys) , I would say if you can find below Rm 1 m for the Light Collection 1 you can literally proceed the deal without visit.

If it’s for your long term investment you can still consider for the Light Collection 1 because the long-wait convention centre and mall is finally under-construction. Imagine when the mall and convention centre is up, existing investor you can finally reap or at least breakeven for your investment made at the Light Collection 1.

If you don’t have budget of RM 1m onward for the Light Collection 1, you can consider the latest phase of the Light City by IJM- Mezzo.

PSF between RM 700 – RM 800+ as at July 2021.

Current ROI for Penang property “RENTAL” I would say between 2% to 3%. (Read the next section “Rental & Cash Flow”)

The risk ? Nobody knows how well the mall will be doing or how popular will it be. That’s the part of investment, take the risk that fit your appetite. 

Everybody want Quayside, want near Gurney, want this and that, you know how well the existing property near these spot and how much they priced. 

Buy early, earn early, buy later, get expensive unit. That’s the reality. 

“Can you guarantee or how you know the future of the mall ?” I’m glad to tell you, I DON’T KNOW. I don’t do over-promising. If I can know the future I would be buying lottery and stock / shares investment, can get rich faster. Buy a property ? It’s still yours eventually. 

For instance, if you’re buying a unit RM 1.1m , 35 years , 3% interest rate, monthly instalment RM 4,200+, if you can accept current market rental rate of RM 2,000 to RM 3,000 for the Light Collection 1 condominium, then you can proceed to get a unit here.

It’s correct to say that you’re having a net cash outflow if getting a unit at here with loan. However, you can expect some capital gain after the convention centre and the mall is ready. 

Would the rental rate go up again ? Possibly. Just not within these 5 years. (Personal opinion)

Forgive me if I have a personal bias towards low density development. As an agent came out of Sungai Ara, Bukit Jambul area, I would say the Light Collection 1 is pretty easy to sell / dispose in the future due to its density. Again, need to be rational about the price. If you’re selling RM 1.3m and above (as at July 2021) , I would say the situation right now is very difficult. 

Traffic: I would say the traffic is OK, compared to Bukit Jambul, Sungai Ara. I would like to know which part of Penang is not congested if you are complaining about traffic congestion is happening here.

Mosque: no obvious mosque as at July 2021 that is directly beside, in front or at the back of the Light City, if you really don’t like the mosque I suggest you to move out of Malaysia. 
 (no discrimination to our Muslim friend, because certain group of purchasers don’t like property with close location to the Mosque)

Overall, personally I like the concept of small township, proper planning and the environment here. If budget is allowable I would go for a higher priced of Light Collection unit with better view. Really nice environment if you like jogging or cycling outdoor or go for a walk after dinner.