Mezzo @ The Light City 1,033 sqft For Rent in Gelugor, Penang
A 1,033 sqft waterfront condominium at Mezzo @ The Light City with 2 bedrooms, 3 bathrooms and 2 covered side-by-side car parks. Reference rental: RM4,000/month, negotiable.
Market evidence checked: · Page updated:
Property & Unit Snapshot
The reference unit is a completed rental residence at Mezzo @ The Light City in Gelugor. The supplied listing states 1,033 sqft, 2 bedrooms, 3 bathrooms, 2 covered side-by-side car parks and a well-planned layout. Current project references identify Mezzo as a freehold residential-title condominium completed in 2025 by IJM Perennial Development Sdn Bhd, with 456 units across two 34-storey towers.
- Property Type
- Condominium
- Status
- Completed / Rental
- Project
- Mezzo @ The Light City
- Tenure
- Freehold
- Title
- Residential · Strata
- Built-Up
- 1,033 sqft
- Bedrooms
- 2
- Bathrooms
- 3
- Car Parks
- 2 covered · side-by-side
- Furnishing
- Photos show a furnished unit · exact inventory to confirm
- Completion Year
- 2025
- Developer
- IJM Perennial Development Sdn Bhd
- Project Scale
- 2 towers · 34 storeys · 456 units
- Maintenance Reference
- ≈ RM0.30 psf · ≈ RM310/month project reference
- Map Location
- 5.367876, 100.316469
Photo Gallery
Six property images are embedded directly from Propmula. Click any photo to enlarge it.
Current Asking & Listing Status
This page uses RM4,000/month, negotiable, as the reference rental for the photographed 1,033 sqft unit. Exact furnishing inventory, floor, view, lease term, deposit structure, internet package, move-in date and utility arrangements should be reconfirmed before signing the tenancy agreement.
Reference profile: 1,033 sqft · 2 bedrooms · 3 bathrooms · 2 covered side-by-side car parks.
Professionals / Couple / Small Family
The strongest fit is for professionals, couples, expatriates and small families who want a newly completed waterfront address with quick road access to George Town, Bayan Lepas and Penang Bridge, while accepting that the retail component of The Light City is still in its final pre-opening stage.
Current Market Snapshot
The latest rental evidence shows RM4,000/month at the lower end of visible 1,033 sqft Mezzo asking rents. Recent September and August 2026 listings for the same size are mostly around RM4,000–RM4,800/month, depending on furnishing, floor and view.
- Subject asking rentRM4,000 / month
- Subject rental rate≈ RM3.87 psf / month
- Recent visible 1,033 sqft asking range≈ RM4,000 – RM4,800 / month
- Examples reviewedRM4.0k · RM4.2k · RM4.5k · RM4.8k
The subject sits at the lower end of the current visible range. Exact sea / city view, floor, renovation, furnishing quality and lease package can justify meaningful rent differences.
- Recent 1,033 sqft asking examples reviewed≈ RM1.17M – RM1.52M
- Observed asking PSF band≈ RM1,133 – RM1,471 psf
- Project-wide Sep 2026 subsale commentary≈ RM1.0M – RM1.5M
- Public registered transaction dataLimited / locality-index pages vary
For investment analysis, sale asking evidence is more useful here than forcing a single public transaction median because current public transaction pages show small and inconsistent locality-grouped samples.
- RM4,000 annualised rentRM48,000 / year
- On RM1.17M acquisition price≈ 4.10% gross
- On RM1.52M acquisition price≈ 3.16% gross
- Maintenance reference≈ RM310 / month before sinking fund
This is only a gross asking-yield illustration. Actual return depends on purchase price, maintenance, sinking fund, vacancy, furnishing replacement, agent fees, financing and taxes.
How to read RM4,000/month
RM4,000/month is not an aggressive asking rent for a 1,033 sqft Mezzo unit based on current visible listings. The practical comparison should focus on furnished condition, floor, view, exact bathroom configuration, car-park position and whether utilities, internet or maintenance-related items are included in the tenancy package.
Estimated Tenant Move-In Cost & Rent Planning
Reference Monthly Rent
- Asking rentRM4,000 / month
- Rental rate≈ RM3.87 psf / month
- NegotiabilityNegotiable
- MaintenanceConfirm landlord / tenant responsibility
- Utilities / internetConfirm what is included
Common 1 + 2 + 0.5 Month Structure
- 1 month advance rentalRM4,000
- 2 months security depositRM8,000
- 0.5 month utility depositRM2,000
- Agreement / stamping / adminNot included
Life Efficiency & Nearby Essentials
All travel times below are approximate driving times from the supplied Mezzo location — not walking times. They are based on published nearby distances and normal / off-peak road conditions; actual times can vary materially during peak-hour traffic or roadworks.
| Category | Place / Facility | Driving Time | Assessment |
|---|---|---|---|
| Kindergarten | Kidiland Montessori, Gelugor | ~5–7 min drive | Early-learning option within the Gelugor catchment. |
| Primary School | SJK (T) Subramaniya Barathee | ~4–6 min drive | Primary education is within a short drive of the waterfront precinct. |
| Secondary School | SMK Hamid Khan | ~5–7 min drive | Established secondary-school access within the Jelutong / Island Glades area. |
| University / College | Universiti Sains Malaysia (USM) | ~8–10 min drive | Major public university approximately 3.7–5 km from the project depending on route reference. |
| Mall / Supermarket | Lotus's E-Gate | ~8–10 min drive | Current practical grocery option; The Waterfront Shoppes is scheduled to soft-open on 29 Oct 2026. |
| Market / Restaurant | Jelutong Market | ~10–12 min drive | Established wet market and food catchment for everyday local dining. |
| Petrol Station | Caltex G-Gate | ~7–9 min drive | Fuel access is available via the Gelugor / Jelutong road network. |
| Public Transport | The Light bus-stop catchment | ~2–3 min drive | Local bus access is nearby; the future Mutiara LRT interchange is planned but is not yet operational. |
| Hospital / Clinic | Lam Wah Ee Hospital | ~12–15 min drive | Established private hospital around 8 km away by published project references. |
| Bank | Maybank, Taman Tun Sardon / Gelugor | ~6–8 min drive | Everyday banking is available within the wider Gelugor catchment. |
Livability Analysis
Using the same five fixed Propmula dimensions as the Taman Desa Impian reference page, Mezzo performs strongest for security, comfort and central east-coast connectivity. Indicative total: 42/50.
Investment Analysis
Using the same fixed Propmula framework as the Taman Desa Impian reference page, Mezzo's indicative investment dimensions total 36/50. This analysis is market-level context because the photographed unit is currently offered for rent, not for sale.
Mezzo @ The Light City Decision Summary
What This Listing Is
A completed 2025 rental unit at Mezzo @ The Light City with 1,033 sqft, 2 bedrooms, 3 bathrooms and 2 covered side-by-side car parks at RM4,000/month negotiable.
Current Market Position
The rent is about RM3.87 psf/month and sits at the lower end of recent visible 1,033 sqft asking rents of roughly RM4,000–RM4,800/month.
Strengths & Trade-offs
Strengths are new-build condition, freehold residential-title positioning, waterfront environment, two side-by-side car parks, strong security and central expressway connectivity. Trade-offs are active competing rental supply and a precinct that is still transitioning as The Waterfront Shoppes prepares for its 29 Oct 2026 soft opening.
Best-Fit Tenant
Best suited to professionals, couples, expatriates and small families who value a central waterfront address, modern facilities and fast road access to both George Town and Bayan Lepas.
FAQ
Where is Mezzo @ The Light City located?
Mezzo is along Jalan Pantai Sinaran in Gelugor, Penang. This page uses the supplied coordinates 5.367876039312503, 100.31646870867972.
What are the stated size and layout of this unit?
The reference unit is 1,033 sqft with 2 bedrooms, 3 bathrooms and 2 covered side-by-side car parks.
What is the current asking rent?
The reference asking is RM4,000/month, negotiable, equivalent to approximately RM3.87 psf per month.
How does RM4,000 compare with current asking rents?
Recent 1,033 sqft Mezzo asking examples reviewed are roughly RM4,000–RM4,800/month. The subject therefore sits at the lower end of the visible asking range.
Is Mezzo freehold and residential titled?
Yes. Current project references identify Mezzo as a freehold residential-title condominium.
What is the project maintenance reference?
Public project references commonly quote around RM0.30 psf, approximately RM310/month for 1,033 sqft. A tenant should confirm whether any maintenance-related charges are borne by the landlord under the tenancy agreement.
Who is the developer and when was Mezzo completed?
Mezzo was developed by IJM Perennial Development Sdn Bhd. It has 456 units across two 34-storey towers and was completed in 2025.
Is The Waterfront Shoppes already open?
Not yet as of 27 September 2026. It is scheduled to soft-open on 29 October 2026, so the immediate retail environment is still in transition.
Are the Life Efficiency times walking times?
No. Every Life Efficiency time shown on this page is an approximate driving time from the supplied property location, not a walking time.