Freehold three-bedroom homes on Pykett Avenue, nine units a floor
Lumina Residence George Town
Lumina Residence @ Pykett Avenue, George Town, Penang
Pykett Avenue, George Town, Penang
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Project Details
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Development
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Lumina Residence @ Pykett Avenue, George Town, Penang
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Developer
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VST joint venture with BSG
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Land Title
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Residential title
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Land Area
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About 3.3 acres
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Tenure
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Freehold
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No. of Towers
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2 Towers
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Total Units
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596 Units
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Total Floors
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44
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Total Unit Per Floor
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9 per tower
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Lifts Per Floor
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4 per tower
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Unit Size
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Type D | 1,206 sq.ft. | 3 Bedroom
Type C | 1,216 sq.ft. | 3 Bedroom Type D1 | 1,324 sq.ft. | 3 Bedroom Type B | 1,346 sq.ft. | 3 Bedroom Type B1 | 1,432 sq.ft. | 3 Bedroom Type A | 1,518 sq.ft. | 3 Bedroom |
What You Get at Lumina Residence
Nine Units, Four Lifts a Floor
Each tower floor holds nine homes served by four lifts, a little over two units per lift on each level. Spread across two towers, that comes to 596 homes on about 3.3 acres of land.
Three Bedrooms in Every Layout
Six layouts, all with three bedrooms and two bathrooms: Type D at 1,206 sq ft, C at 1,216, D1 at 1,324, B at 1,346, B1 at 1,432 and the largest, Type A, at 1,518 sq ft.
Two or Three Car Parks
Every unit is allocated two or three car parks. One bay for each unit has a plug point where an EV charger can be fitted, with charging electricity handled by the building management.
Facility Decks on Levels 9 and 10
An Olympic-sized pool and a wading pool, an indoor gym and an outdoor gym, a multi-purpose hall, a barbecue pavilion and a children's play area, plus a sky garden, maze garden, spice garden, canopy bridge and a sky pool.
Three Schools Right Nearby
MCKL College's Pykett campus is about 120 m away, SJK(C) Union about 140 m and UOW Malaysia KDU Penang University College about 240 m, measured in a straight line, handy for families with children of different ages.
Estimated RM0.35 psf Monthly Fee
The maintenance fee is estimated at RM0.35 per sq ft a month, with the sinking fund included. It is still an estimate, so ask for the confirmed rate before you sign; the expected completion date is Q4 2027.
Lumina Residence Layout Plans
Pykett Avenue, George Town, Penang
Ask About Lumina Residence
Nearest train stations, measured
- Express Bus Counters (GJG, Billion Star, Super Nice) — about 1.2 km
- Terminal KOMTAR — about 1.3 km
- Jetty B — about 2.4 km
Straight-line distance from Lumina Residence @ Pykett Avenue, George Town, Penang to each station on OpenStreetMap. The walk is always a little longer.
What Lumina Residence @ Pykett Avenue, George Town, Penang costs to own
Worked from the published figures on this page.
| Starting price | RM1,176,450 |
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| Roughly per square foot, at the smallest layout | RM975 |
| Stamp duty on the transfer, Malaysian buyer | RM31,058 |
| Stamp duty on the transfer, foreign buyer (flat 8%) | RM94,116 |
| Stamp duty on the loan agreement | 0.5% of your loan amount |
Transfer stamp duty for a Malaysian buyer is 1% on the first RM100,000, 2% on the next RM400,000, 3% on the next RM500,000 and 4% above RM1 million. Foreign individuals and companies pay a flat 8% from 1 January 2026.
How dense it is
| Units per floor | 9 per tower |
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Who it suits
- Buyers who need more room. The larger layouts reach 1,518 sq ft.
- Buyers who can wait. Completion is expected in 2027, so budget for rent until then.
- Foreign buyers. The starting price clears Penang's RM1,000,000 minimum for a foreign buyer of a strata home on Penang island; each purchase needs State Authority approval, applied for through a lawyer.
Who it may not suit
- You want a compact first home. The smallest layout here is 1,206 sq ft.
What to confirm before you sign
- The service charge per square foot. It is the cost you carry every month for as long as you own, and it varies several times over between buildings.
- Car park allocation in writing. Some city projects allocate none; you rent a bay monthly instead.
- The delivery date in the sale and purchase agreement, not the one in the brochure.
Prices are gross and change with unit and floor. Last checked .
Holding Lumina Residence month to month
For the starting-price unit of Lumina Residence, at RM1,176,450, a 90% loan of RM1,058,805 repaid over 35 years at 4% a year, my example rate, costs about RM4,688 a month. The entry unit here, 1,206 sq ft, carries a service charge of about RM422 a month, sinking fund included. Budget roughly RM5,110 a month, not yet counting assessment tax or quit rent.
Tell me which unit you are considering on WhatsApp, +60 17-880 2526, and I will work it out for that unit.
The 4% is an example rate rather than a quote, and what you sign for is priced unit by unit and floor by floor. For a different loan, scale it up or down with the table below.
Your monthly bill in parts
| Part | Each month | Where it comes from |
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| Instalment on a 90% loan of RM1,058,805 | RM4,688 | 90% of RM1,176,450, 35 years at 4% a year |
| Service charge | RM422 | RM0.35 on each of 1,206 square feet |
| Sinking fund | Already included | 10% of the service charge, the legal minimum |
| Assessment tax | Two bills a year | Your local council sets it on the annual value |
| Quit rent | One bill a year | Due every 1 January |
| Total a month | RM5,110 | Instalment and service charge |
Work out your own instalment
The bank's formula is monthly payment = P × r ÷ [1 − (1 + r)−n]. P is the amount borrowed, r is the yearly rate ÷ 12, and n is the number of monthly payments: 420 over 35 years.
Most new home loans float. The rate is the Standardised Base Rate (SBR) plus a spread the bank sets for you, and the SBR tracks the Overnight Policy Rate, which Bank Negara has held at 2.75% from 9 July 2025. At 4.5% instead of 4%, that RM1,058,805 loan costs about RM323 more a month, and a 30-year term instead of 35 adds about RM367. If this would be your third or later home loan, the bank can lend at most 70% of the property's value.
| For each RM100,000, at a rate of | Repaid over 35 years | Repaid over 30 years |
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| 4.0% a year | RM443 a month | RM477 a month |
| 4.5% a year | RM473 a month | RM507 a month |
| 5.0% a year | RM505 a month | RM537 a month |
For a RM650,000 loan at 4% over 35 years, take 6.5 × RM443: about RM2,880 a month.
Service charge and sinking fund
The service charge at Lumina Residence is expected to be RM0.35 a month for each square foot, and that already counts the sinking fund. Under the Strata Management Act 2013, the sinking fund is at least 10% of the service charge and is kept for major repairs.
Across the 125 high-rise projects I track, the middle figure is RM0.40 per sq ft. Lumina Residence sits below it, about RM60 a month less on the smallest unit than a building charging the middle figure.
Frequently asked questions
Where is Lumina Residence?
Lumina Residence is in Pykett Avenue, George Town, Penang.
Is Lumina Residence freehold or leasehold?
Lumina Residence is freehold. Land title: Residential title.
How much does a unit at Lumina Residence cost?
Prices start from RM1,176,450 (gross) and vary with the unit type, floor and facing.
What layouts are available at Lumina Residence?
Sizes range from 1,206 to 1,518 sq ft, with 3 bedrooms.
How many units are there at Lumina Residence?
596 units in 2 towers of 44 storeys.
Who is the developer of Lumina Residence?
Lumina Residence is developed by VST joint venture with BSG.
When will Lumina Residence be completed?
Completion is expected in 2027.
Can a foreigner buy at Lumina Residence?
Yes. Penang sets RM1,000,000 as the minimum price for a foreign buyer of a strata home on Penang island, and Lumina Residence starts at RM1,176,450, above that line. The purchase is applied for through a lawyer and needs approval by the State Authority. The application fee is RM10,000 per title (residential title). The levy is 1.5% of the price for units priced RM1,000,000 to RM1,500,000 and 3% above RM1,500,000, payable within 30 days of approval, and a foreign owner may not sell within 3 years of the sale and purchase agreement. Every state's minimum price for foreign buyers →
Where to look next
Other projects I would put beside this one before deciding: similar budget, size or area.