Lighthauz Penang

Lighthauz at a glance

• From price: RM 864,500 to RM 1,173,700
• Asking psf: RM 1,117 per sq ft
• Tenure: Freehold
• Completion: expected 2030
• Units: 671, 57 floors, 1+1–2+1 bedrooms
• Density: about 12 homes a floor (671 units ÷ 57 floors)

Lighthauz scorecard

Six sub-scores from 0 to 10, each with its formula and inputs. Data-based, not a recommendation; there is no overall total.

• Price vs area: not scored — Not enough data on record. Formula: 5 − (gap % ÷ 5), kept within 0–10. Gap = this project's lowest asking psf against the median lowest asking psf of the other new launches in the same locality (needs 2 or more). Parity = 5; every 5% cheaper adds a point.
• Rail access: not scored — Not scored for this area (rail data covers the Klang Valley only). Formula: 10 − (walk minutes − 5) ÷ 2, kept within 0–10. Five minutes or less = 10; 25 minutes or more = 0. Walk = measured OpenStreetMap route where one exists, otherwise straight-line × 1.3 at 80 m a minute.
• Density: 7.4 / 10 — 671 units ÷ 57 floors = 11.8 a floor; 107 of 144 other projects pack more. Formula: 10 × share of the portal's projects that put more homes on each floor (units ÷ floors). Fewer homes per floor scores higher.
• Supply pressure in area: 6.1 / 10 — 12,167 incoming + planned vs 62,620 standing in Timur Laut district: 19%. Formula: 10 × (1 − pipeline ÷ 50%), kept within 0–10. Pipeline = condominium/apartment units under construction plus planned, as a share of the units already standing (NAPIC stock table). 0% = 10; 50% or more = 0.
• Affordability vs district income: 0.5 / 10 — RM 864,500 ÷ (RM 7,745 × 12), Timur Laut 2024: 9.3 years. Formula: 10 − 1.5 × (years − 3), kept within 0–10. Years = entry price ÷ (median monthly household income × 12) for the district (DOSM). Three years or less = 10.
• Developer record: not scored — Not enough data on record. Formula: 10, minus 5 for each sick project, 10 for each abandoned project and 3 for each entry on the TEDUH offence list; minus 2 when TEDUH lists fewer than 2 projects (short record). Not scored until the developer is looked up on TEDUH.

Strengths

• Incoming and planned condominium/apartment supply equals 19% of the 62,620 units standing in Timur Laut district (NAPIC Residential Property Stock Table, Q2 2026)

Watch-outs

• 5% of the 2,415 condominium/apartment units launched in Timur Laut district from Q3 2025 to Q2 2026 were reported sold (NAPIC Table New Launches, Q2 2026)
• Entry price is about 9.3 years of Timur Laut's median household income (2024) (DOSM Household Income Survey via data.gov.my)

Where the Lighthauz asking price sits

Asking psf midpoint RM 1,117, below the Penang new-launch median of RM 1,724 (5 projects on this site with an asking psf).

The market around Lighthauz

• Supply pipeline: about 19% (6,547 building + 5,620 planned against 62,620 condominium and apartment units standing in Timur Laut district, Q2 2026; NAPIC stock table)
• Sales of new launches: 5% of 2,415 condominium and apartment units launched in Timur Laut district from Q3 2025 to Q2 2026 were reported sold (NAPIC)
• Price against incomes: the entry price of RM 864,500 is about 9.3 years of Timur Laut's median household income (DOSM)

Lighthauz against the nearest alternatives

The closest projects in the same area or within 15% of the entry price, on the same facts and the same scorecard.

Who Lighthauz suits

• Transit commuter: Not scored for this area (rail data covers the Klang Valley only)
• Own-stay family: Weak match (1 of 3 checks) — – No 3-bedroom layout on record; ✓ Largest layout 1,001 sq ft; – 0 schools listed within a 10-minute walk. Rule: A 3-bedroom layout on record · largest home ≥ 1,000 sq ft · a school within a 10-minute walk
• First-home buyer: Weak match (0 of 2 checks) — – Entry price is about 9.3 years of district median household income; – Smallest layout 732 sq ft, from RM 864,500; Not scored for this area (rail checks cover the Klang Valley only). Rule: Entry price ≤ 5 years of district median income · smallest home ≤ 700 sq ft · walk to rail ≤ 10 min
• Rental investor: Strong match (2 of 2 checks) — Not scored for this area (rail checks cover the Klang Valley only); ✓ 1-bedroom layouts on the list; ✓ Incoming + planned supply is 19% of standing stock in the area. Rule: Walk to rail ≤ 10 min · 1-bedroom layouts on record · incoming + planned supply < 20% of stock. Rental figures are not on record.

A match is a fit with the numbers, not advice to buy.

Who Lighthauz may not suit

• Buyers who must move in before 2030 — Completion is expected in 2030, so a purchase signed now waits about 4 years for the keys.
• Households that need three bedrooms — The largest layout on record has 2 bedrooms.

Lighthauz: checked facts

Analysis built 2026-10-30 from the figures on this page and public data: NAPIC, DOSM via data.gov.my, KPKT TEDUH, GTFS Static and Rapid Rail ridership via data.gov.my, OpenStreetMap and OSRM. Asking prices are not valuations.