Mezzo
Mezzo | The Light City Gelugor Penang | Freehold Seafront by IJM
In short
Mezzo is a high rise condominium in Gelugor, Penang by IJM Land. The development holds 456 units, 34 storeys, 2+1 to 3 bedroom layouts, built-ups from 1,033 to 1,367 sq ft. The land is freehold, completion is set for Q3 2025.
About Mezzo
Mezzo is being built in Gelugor, Penang, on a site of 4.1 acres. The layout comes to 2 towers, 456 homes, 34 floors, 7 units to a floor.
There are 5 layouts on offer covering 2+1 to 3 bedrooms between 1,033 and 1,367 sq ft. That range puts Mezzo within reach of more than one kind of buyer.
Mezzo is developed by IJM Land on freehold land. The units carry a strata title.
On paper the development reads as 34 floors at 7 units each, 6 + 2 lifts serving them, a site of 4.1 acres, a strata title.
Unit types
Get the floor plans →Mezzo is released in 5 layouts from 1,033 to 1,367 sq ft. The entry plan is Type A at 1,033 sq ft with 2+1 bedrooms. The largest is Type B1 at 1,367 sq ft running to 3 bedrooms.
| Type | Built-up | Bedrooms | Bathrooms |
|---|---|---|---|
| A | 1033 sq ft | 2+1 | 2 |
| A1 | 1109 sq ft | 2+1 | 2 |
| A2 | 1033 sq ft | 2+1 | 3 |
| B | 1292 sq ft | 3 | 2 |
| B1 | 1367 sq ft | 3 | 2 |
Floor plans
Ask for full resolution →
Gallery
7 artist impressions
Why buyers take it
Completion set for Q3 2025. A published target gives the liquidated damages clause in the sale and purchase agreement something to bite on. Ask for the date in the agreement, which is the one that counts.
Nothing smaller than 1,033 sq ft. The smallest layout here is larger than most new stock's largest. Floor area is the one thing a renovation cannot add, and it is what decides whether a third bedroom is a room or a study.
Freehold. No lease to run down and no state consent needed on a future sale — which also means no lease-extension cost landing on a later owner.
5 layouts to choose from. Enough that the floor plan can be matched to how you actually live rather than the other way round — worth walking more than one before deciding.
456 homes on 4.1 acres. That is about 111 to the acre. Density is fixed at construction — it is the one thing about a building that no amount of renovation or management can change later.
Why some walk away
No facility list is on record here. Ask for one in writing. What is shared decides a good part of the monthly charge, and a render of a pool is not a commitment to build one.
No indicative price is published for this project. Without one you cannot compare it against anything else in Gelugor on a per-square-foot basis. Ask for the current price list by layout and floor band, not a single 'from' figure.
It is not built yet. What you are buying is a drawing and a delivery date. Completion is set for Q3 2025, and dates set by developers move. Read the sale and purchase agreement on the liquidated damages clause, not the brochure.
Every figure on this page comes from the developer. Unit counts, built-ups, distances and completion dates are as published by the developer or its appointed agents, and none of it is independently verified. Check anything you intend to rely on against the sale and purchase agreement.
Project details
| Developer | IJM Land |
|---|---|
| Location | Gelugor |
| State | Penang |
| Property Type | High Rise Condominium |
| Tenure | Freehold |
| Land Title | Strata Title |
| Land Area | 4.1 acres |
| Towers | 2 |
| Total Units | 456 |
| Total Floors | 34 |
| Units per Floor | 7 |
| Lifts per Floor | 6 + 2 |
| Completion | Q3 2025 |
About Mezzo
Mezzo is designed for buyers who want a genuine seafront home within a self-contained, master-planned waterfront destination. As part of The Light City, residents enjoy direct access to an integrated ecosystem — The Light City Mall, an international hotel, office towers and the iconic waterfront promenade — all within the same development. Its design prioritises sea views, with most homes oriented towards the Straits of Malacca or the lush Penang hills. As a freehold development, Mezzo offers permanence in one of Penang Island’s most prestigious addresses; completion is targeted for Q3 2025, making it a near-ready proposition.
The low-density, two-tower format keeps the number of units per floor limited, creating a boutique-style residential experience that is rare in Penang’s high-rise market. This exclusivity, combined with the resort-like amenities of an integrated waterfront township, makes Mezzo well suited to families, professionals and those seeking a premium island home with lifestyle at the doorstep.
Mezzo’s layouts are generous throughout, ranging from spacious 2+1 homes to larger three-bedroom residences, with sea-facing and dual-sea-view corner options across the range. The consistently large built-ups reflect the development’s positioning as a premium, view-led address rather than a high-density tower.
### Unit Types
| Type | Size (sq ft) | Bedrooms | Bathrooms | |---|---|---|---| | Type A | 1,033 | 2+1 | 2 | | Type A1 | 1,109 | 2+1 | 2 | | Type A2 | 1,033 | 2+1 | 3 | | Type B | 1,292 | 3 | 2 | | Type B1 | 1,367 | 3 | 2 |
Every layout is generously sized, from 2+1 homes above 1,000 sq ft to three-bedroom residences approaching 1,400 sq ft. Most units are oriented to capture views of the Straits of Malacca or the Penang hills, with corner configurations offering dual sea outlooks.
Facilities
- Direct access to The Light City Mall and waterfront promenade- Swimming pool and pool deck with sea-facing orientation- Gymnasium and fitness spaces- Sky lounge and communal areas- Landscaped gardens and recreation areas- Covered resident parking- 24-hour security with multi-tier access control
Location & Connectivity
The Light City in Gelugor is Penang’s premier integrated waterfront development, giving Mezzo residents a self-contained lifestyle with strong island connectivity:
- Integrated access to The Light City Mall, hotel, offices and promenade within the development- Penang Bridge — quick connection to the mainland and the North–South Expressway- George Town — a short drive to Penang’s UNESCO heritage city core- Nearby institutions and amenities including Universiti Sains Malaysia and major island retail
With an integrated township on its doorstep and the Penang Bridge close by, Mezzo residents enjoy both a self-sufficient waterfront lifestyle and easy access to the rest of the island and mainland.
Living in Gelugor & The Light City
Part of Mezzo’s appeal is its setting. Gelugor sits on Penang Island’s eastern seafront, close to the Penang Bridge, Universiti Sains Malaysia and the island’s major retail and business areas, with George Town’s UNESCO heritage core a short drive away. The Light City elevates this location into a self-contained waterfront destination, bringing together residential, retail, hospitality, office and promenade components in one masterplan. For buyers, this means a home where a mall, hotel, offices and the seafront are all part of daily life — a genuinely integrated island lifestyle. That combination of a prime seafront position and an all-in-one township is exactly what makes a view-led development like Mezzo stand out in the Penang market.
Developer Background
Mezzo is developed by IJM Group through IJM Land, one of Malaysia’s largest and most established property developers. IJM Land’s scale, delivery record and reputation for integrated township development are reflected directly in The Light City and Mezzo’s place within it. The pairing of a major developer and a premier freehold waterfront address underpins the development’s positioning as a premium Penang Island home.
Frequently Asked Questions
**Where is Mezzo located?** Mezzo is located within The Light City, an integrated waterfront development in Gelugor on Penang Island, close to the Penang Bridge and a short drive from George Town.
**Who is the developer of Mezzo?** Mezzo is developed by IJM Group (IJM Land), one of Malaysia’s largest and most established property developers.
**What is the tenure of Mezzo?** Mezzo is a freehold development, giving owners permanent ownership of their units.
**What unit types are available at Mezzo?** The development offers generously sized layouts from 2+1 homes of around 1,033–1,109 sq ft to three-bedroom residences of up to 1,367 sq ft, most oriented for sea views.
**What is the scale of the development?** Mezzo comprises 456 units across two towers of 34 storeys on a 4.1-acre site, with completion targeted for Q3 2025.
**Do units at Mezzo have sea views?** Yes. Mezzo’s design prioritises sea views, with most homes oriented towards the Straits of Malacca or the Penang hills, and corner units offering dual sea outlooks.
**What is The Light City?** The Light City is Penang’s premier integrated waterfront development, combining residential, retail, hospitality, office and promenade components — giving Mezzo residents a self-contained island lifestyle.
Location
The address places Mezzo in Gelugor, Penang at Gelugor.
Developer: IJM Land
Mezzo is developed by IJM Land. See other projects by this developer →
Mezzo, answered
Is Mezzo freehold or leasehold?
Mezzo in Gelugor, Penang is held on a freehold title on a strata title.
What unit types are available at Mezzo?
Mezzo offers 5 layouts from 1,033 to 1,367 sq ft — Type A at 1,033 sq ft, Type A1 at 1,109 sq ft, Type A2 at 1,033 sq ft, Type B at 1,292 sq ft.
How many units does Mezzo have?
Mezzo in Gelugor, Penang has 456 units across 34 floors at 7 units per floor.
When will Mezzo be completed?
Completion for Mezzo is scheduled for Q3 2025 Dates are set by the developer and can move.
Who is the developer of Mezzo?
Mezzo is developed by IJM Land.
Where exactly is Mezzo?
Mezzo is in Gelugor, Penang at Gelugor Malaysia.
How do I get the floor plans for Mezzo?
Message us on WhatsApp and a licensed representative sends the floor plans, the current developer price list and unit availability for Mezzo. There is no fee to the buyer.
Where is Mezzo located?
Mezzo is located within The Light City, an integrated waterfront development in Gelugor on Penang Island, close to the Penang Bridge and a short drive from George Town.
What is the tenure of Mezzo?
Mezzo is a freehold development, giving owners permanent ownership of their units.
What is the scale of the development?
Mezzo comprises 456 units across two towers of 34 storeys on a 4.1-acre site, with completion targeted for Q3 2025.
Do units at Mezzo have sea views?
Yes. Mezzo's design prioritises sea views, with most homes oriented towards the Straits of Malacca or the Penang hills, and corner units offering dual sea outlooks.
What is The Light City?
The Light City is Penang's premier integrated waterfront development, combining residential, retail, hospitality, office and promenade components — giving Mezzo residents a self-contained island lifestyle.
Something here not answered?Ask about Mezzo on WhatsApp →
Guides worth reading before you decide
Gelugor: four projects on the same reclaimed seafront, at very different rates
The Gelugor market this sits in.
Freehold vs leasehold, and what it changes for you
Freehold on a strata title title — the combination that costs least to run.
Penang island or mainland: the same budget, four times the floor area
What the same budget buys on the other side of the channel.
What to ask before you pay the booking fee
The checklist to take into the sales gallery.
More in Gelugor
See all 5 in Gelugor →
Gelugor, Penang
Floor plans, current price list, unit availability.
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