TheLume Buyer FAQ
Everything you need to know about owning a luxury freehold residence at TheLume at Andaman, Penang. Over 30 questions answered across pricing, unit types, amenities, investment, and more.
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About TheLume at Andaman
TheLume at Andaman is a luxury freehold residential development by Eastern & Oriental Berhad (E&O), located on Andaman Island in Tanjung Tokong, Penang. The development comprises 261 exclusive units across a 49-storey tower, offering panoramic sea views of the Andaman Sea. It represents the pinnacle of E&O's Seri Tanjung Pinang masterplan, which has been transforming Penang's northern coastline since 2003.
TheLume is situated on Andaman Island, part of the Seri Tanjung Pinang Phase 2 masterplan in Tanjung Tokong, Penang. The island is connected to the mainland via a dedicated bridge and is approximately 15 minutes from George Town UNESCO Heritage Zone, 10 minutes from Gurney Drive, and 35 minutes from Penang International Airport.
TheLume is developed by Eastern & Oriental Berhad (E&O), a Bursa Malaysia-listed company established in 1996. E&O is one of Malaysia's most prestigious property developers, renowned for landmark projects such as St Mary Residences in KL, Seri Tanjung Pinang in Penang, and Avira in Medini, Iskandar Malaysia. The company has a proven track record of delivering premium residences on time and to specification.
TheLume at Andaman is currently under construction with an expected completion date in 2028. E&O has a strong track record of delivering projects on schedule. Buyers who purchase during the construction phase benefit from the Developer Interest Bearing Scheme (DIBS) and progressive payment terms, spreading costs over the construction period.
TheLume at Andaman is a freehold property, which means ownership is permanent and can be passed down through generations without any lease expiry concerns. Freehold status is increasingly rare for premium seafront properties in Penang, making TheLume a particularly attractive proposition for long-term wealth preservation and legacy planning.
Pricing & Payment
TheLume units are priced from RM 2,200,000 to RM 3,900,000, depending on the unit type, floor level, and facing. Type A and Type B units start from approximately RM 2.2 million, Type C units from RM 2.5 million, and the larger Type D units from RM 3.2 million. Premium high-floor units with direct sea views command a higher premium.
TheLume units are priced at approximately RM 1,100 to RM 1,400 per square foot, which positions it competitively against other luxury seafront developments in Penang. For comparison, comparable luxury condominiums in established areas like Gurney Drive and Tanjung Bungah range from RM 900 to RM 1,500 per square foot, making TheLume excellent value for a brand-new, freehold, seafront development.
TheLume offers a progressive payment scheme tied to construction milestones. Buyers typically pay a 10% down payment (split into booking fee and balance), with subsequent payments triggered by construction stages such as foundation completion, structural works, and finishing. E&O also offers attractive early-bird rebates and loyalty discounts for existing E&O property owners. Contact the sales team for the latest payment packages.
Stamp duty in Malaysia follows a tiered structure: 1% on the first RM 100,000, 2% on RM 100,001 to RM 500,000, 3% on RM 500,001 to RM 1,000,000, and 4% on amounts above RM 1,000,000. For a RM 2.2 million unit, the total stamp duty payable is approximately RM 73,000. First-time homebuyers may be eligible for stamp duty exemptions under prevailing government incentives.
Yes, Malaysian buyers can typically secure financing of up to 90% of the purchase price from major banks. Both conventional and Islamic (Shariah-compliant) financing options are available. Recommended banks with experience financing E&O properties include Maybank, CIMB, Public Bank, and Hong Leong Bank. Foreign buyers can generally obtain up to 70% financing. Our sales team can introduce you to preferred banking partners for a smoother loan approval process.
Unit Types & Specifications
TheLume offers four unit types ranging from 1,722 to 2,874 square feet. Type A is 1,722 sq ft, Type B is 1,722 sq ft (different layout), Type C is 2,474 sq ft, and Type D is the flagship at 2,874 sq ft. All units are generously proportioned, significantly larger than the typical 800-1,200 sq ft found in mass-market condominiums.
Type A and Type B units feature 3 bedrooms plus 1 utility room, suitable for couples and small families. Type C units offer 4 bedrooms, ideal for growing families. Type D, the largest layout, provides 4 bedrooms with a dedicated family living area, perfect for multi-generational living. Every unit includes an ensuite master bathroom and a separate guest bathroom.
TheLume units come with premium finishes as standard, including imported marble flooring in living areas, engineered timber flooring in bedrooms, top-grade sanitaryware from brands like Duravit and Grohe, solid surface kitchen countertops, and fully-fitted wardrobes in all bedrooms. The kitchen is equipped with premium appliances. Air conditioning is pre-installed in all rooms.
TheLume units feature generous ceiling heights of approximately 3.0 metres (10 feet) in living areas, which is notably higher than the standard 2.6-2.8 metres found in most Malaysian condominiums. The higher ceilings create a greater sense of space and luxury, allowing for more dramatic interior design possibilities and improved natural light penetration.
Yes, all TheLume units are smart home ready with pre-installed infrastructure for home automation systems. This includes provisions for smart lighting, smart locks, automated curtains, climate control, and integrated audio systems. Residents can customise their smart home setup through compatible platforms, enabling control via smartphone or voice assistants.
Amenities & Facilities
TheLume features a stunning 50-metre infinity lap pool on the facilities deck, along with a separate wading pool for children. The pool area is landscaped with tropical gardens and sun decks, offering a resort-like experience. Additionally, the Level 49 Sky Terrace includes an elevated jacuzzi and sky pool with panoramic views of the Andaman Sea and Penang coastline.
Yes, TheLume provides a fully-equipped gymnasium with modern cardio and strength training equipment. The fitness centre also includes a dedicated yoga and pilates studio, perfect for residents who prefer low-impact workouts. The gym overlooks the pool deck, and the facilities are available exclusively to TheLume residents and their guests.
Each TheLume unit comes with a minimum of 2 dedicated car parking spaces, with larger Type C and Type D units allocated up to 3 spaces. The car park is fully covered and features a card-access security system. Visitor parking is also available for guests. EV charging provisions are included in the development's forward-looking design.
The Level 49 Sky Terrace is TheLume's crown jewel — Penang's highest residential amenity deck. At approximately 200 metres above sea level, it offers 360-degree panoramic views of the Andaman Sea, Penang Bridge, Gurney Drive, and the George Town skyline. The Sky Terrace includes an observation lounge, sky dining area, sky pool, jacuzzi, and an al-fresco entertainment space — perfect for private gatherings and celebrations.
Location & Surroundings
TheLume is well-served by top-tier educational institutions. Dalat International School is just 5 minutes away, Straits International School is 10 minutes by car, and Penang Chinese Girls' High School is 15 minutes away. Other notable schools within a 20-minute radius include Uplands International School, The International School of Penang (Uplands), and Prince of Wales Island International School.
TheLume is conveniently located near Penang's best healthcare facilities. Gleneagles Medical Centre Penang is approximately 10 minutes away, while Island Hospital — one of Malaysia's top private hospitals — is about 15 minutes by car. Penang Adventist Hospital and Mount Miriam Cancer Hospital are also within a 20-minute drive.
Penang International Airport is approximately 35 minutes from TheLume via the Tun Dr Lim Chong Eu Expressway. The airport serves direct flights to major cities including Singapore, Kuala Lumpur, Bangkok, Hong Kong, Jakarta, and Taipei, making TheLume accessible for international buyers and frequent travellers.
TheLume residents enjoy proximity to Penang's finest dining and entertainment options. Gurney Plaza and Gurney Paragon are just 10 minutes away, offering premium retail and F&B options. Straits Quay Marina Mall, a lifestyle waterfront mall, is 5 minutes away. For Penang's famous street food, the Tanjung Tokong hawker centres are within walking distance, and George Town's renowned food scene is a 15-minute drive. The upcoming Seri Tanjung Pinang retail precinct will add even more options at the doorstep.
For Property Investors
Based on current market data for luxury condominiums in Tanjung Tokong and comparable E&O developments, TheLume units are projected to achieve gross rental yields of 4% to 6%. Long-term tenancies to expatriates and corporate tenants typically yield RM 5,000 to RM 12,000 per month depending on unit type and furnishing level. Premium high-floor sea-view units command the highest rents.
Properties within E&O's Seri Tanjung Pinang masterplan have historically appreciated 6-8% annually. As Andaman Island matures with completed infrastructure, retail, and community amenities, TheLume is well-positioned for strong capital growth. Tanjung Tokong property prices have risen approximately 40% over the past decade. Early buyers of TheLume stand to benefit from the "new launch" to "completed project" price uplift, which in comparable E&O projects has been 20-30%.
Short-stay rental policies are governed by the Joint Management Body (JMB) or Management Corporation (MC) formed after the development's completion. While Penang has a thriving short-stay rental market, especially for seafront properties, prospective investors should verify the prevailing by-laws upon project completion. Many luxury developments in Penang do permit short-stay rentals subject to certain conditions and registration requirements.
Maintenance fees at TheLume are estimated at approximately RM 0.45 to RM 0.55 per square foot, which is competitive for a luxury development with extensive amenities. For a 1,722 sq ft unit, this translates to approximately RM 775 to RM 947 per month. The sinking fund contribution (typically 10% of maintenance) is collected separately. These fees cover 24/7 security, concierge services, facility maintenance, common area utilities, landscaping, and swimming pool upkeep.
For International Buyers
Yes, foreign nationals are permitted to purchase property in Malaysia, including TheLume. Under Penang state regulations, the minimum purchase price for foreigners is RM 2,000,000, and all TheLume units exceed this threshold. Foreign buyers must obtain State Authority consent, which is a standard process that E&O's legal team can facilitate. There are no restrictions on the number of properties a foreigner can own.
Malaysia My Second Home (MM2H) is a long-term residency visa programme that allows foreign nationals to live in Malaysia. While property ownership is not a prerequisite for MM2H, owning a property like TheLume complements the programme perfectly by providing a permanent residence. MM2H holders enjoy benefits including a 10-year renewable visa, the ability to import one vehicle duty-free, and favourable tax treatment on foreign-sourced income.
The minimum property purchase price for foreign buyers in Penang is RM 2,000,000 (approximately USD 430,000 or SGD 590,000 at current exchange rates). All TheLume units are priced above this threshold, so every unit type is eligible for foreign purchase. The favourable exchange rate between SGD/USD and MYR means that international buyers, particularly from Singapore, enjoy significant purchasing power.
The process involves: (1) Signing a Letter of Offer and paying a booking fee (typically 2-3% of the purchase price), (2) Executing the Sale & Purchase Agreement (SPA) within 14 days, (3) Applying for State Authority consent (processed within 2-3 months), (4) Arranging financing if applicable (foreign buyers can secure up to 70% from Malaysian banks), and (5) Progressive payments according to the construction schedule. E&O provides a dedicated liaison team for international buyers and can recommend experienced solicitors specialising in foreign property transactions.
Living at TheLume
Pet policies at TheLume will be determined by the Joint Management Body (JMB) or Management Corporation (MC) formed upon completion. In many premium Malaysian condominiums, small pets such as cats and small dog breeds are permitted subject to by-laws regarding noise, common area access, and responsible pet ownership. Prospective buyers with pets should confirm the prevailing policy with the E&O sales team.
TheLume is expected to achieve vacant possession by 2028. Upon receiving the Certificate of Completion and Compliance (CCC), E&O will schedule a defect inspection period where buyers can identify any items requiring rectification. After the defect liability period process, keys will be handed over for move-in. E&O's after-sales team provides comprehensive handover support, including interior design referrals and move-in coordination.
TheLume features a multi-layered security system comprising 24/7 manned security at all entry points, CCTV surveillance throughout common areas and perimeters, card-access control at the main lobby, lift lobbies, and car park, a dedicated concierge team in the ground-floor lobby, visitor management system, and an intercom system in every unit. The island's limited access points provide an additional layer of natural security, as all visitors must pass through the Seri Tanjung Pinang checkpoint.
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Still Have Questions?
Our sales consultants are ready to help you with any specific enquiries about TheLume at Andaman. Book a private viewing or reach us on WhatsApp.