quite privacy based on layout plan


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thanks you guys are right, it's perumahan = residential

http://www.epbt.gov.my/osc/Proj1_Info.cfm?Name=696179&S=S

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See the airway, i think it is bright and airy not just about privacy. I like the corner unit. Especially block B1 phase 2. They already designated parking lot for every unit so can choose unit based on the parking distance to the lift.

See the entrypoint, panorame against water backdrop it is much nicer than atwater in my opinion.

Anybody going to the show gallery this week?



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Hi JasonLeeX, mind to share what u had know about the company please....

concerning about the ability to build (been abandon halfway) workmanship, quality (building issue on main structure).... hope you could share with us more about the company. Thanks

Really need to read more newspapers

Where got corner unit? all unit has neighbour… corner unit = a unit stand alone by itself..

Bear in mind the developer never advertised themself as luxury in anyway.

https://www.propwall.my/insight/611/mentari_court_1
https://www.propertyguru.com.my/condo/panor...elana-jaya-9485

This property reminds me of mentari court all over again. Tons of facilities like badminton court, basketball court etc. but poorly maintain as hell.

For those who don't know about Mentairy court here are some pics https://www.propertyguru.com.my/property-li...w-neoh-27668384

Seriously, mentari min asking price RM 235,000.00 (RM 304.8 psf) … bear in mind this is leasehold + this is asking price...
Panorama sale price is RM 368,000 ~ RM 780,000

I seriously doubt the illustration is what it will look when you move in and after a few years down the road, I don't think it will look all that good then.

This post has been edited by holypredator: Jul 30 2018, 10:21 AM

Panorama seems to have 3rd party agents... you can find Panorama agents advertising on Mudah

https://www.mudah.my/Malaysia/panorama+kela...elana&so=1&st=s

I'm surprise for a project completion 2022... so many 3rd party agents already selling it like some cheapo apartment

The facade looks ugly, blocking the view straight from dining to master bedroom.


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Wow so sarcastic ah haha. Am aware of what's in the papers but JasonLeeX mentioned he chatted with his friend and he learnt things, so just curious to know what he learnt. Maybe, really need to learn how to read (properly)?

Good buy

Also... 1 biggest question that I have is... how the hell is this a residential title land?


Just look at the surrounding area, non of the buildings are residential.... it is clearly a commercial land.... how did they change it from commercial to residential?


Also, that area is leasehold... they manage to change that as well... banyak magic


Anyone also question them about all these? I seriously want to know how they manage to just convert everything

Err... Shang villa is residential? It is just next door.

Well it is clearly stated residential land and freehold. Nobody want to reveal trade secret?

One more thing, comparing mentari court to this property is like comparing an apple to an orange. Totally different market segment and niche.

Lets take a look at positive side as well rather than soaking up in all the negative all the time. There is no perfect property.

I have been looking up for the perfect property which is within klang valley for many months now. From setiawangsa/wangsa maju area, to klcc area to now kelana jaya/subang/pj/ara damansara area. Nothing is perfect which is within my range. Always there is a downside and also the upside. Nothing is perfect.

That is strange indeed, I din't notice there is a residential beside it cause before zooming in on google map it says Jurutera Perunding GEA (M) sdn bhd so I thought it is an engineering firm building. Din't know it is a company setup in a condominium.. apart from this, the entire area is commercial which kept me wondering how they managed to get it convert to residential. Most will label it serviced apartment but straight up converting to residential and calling it a condo complex is something new to me.

Not really a trade secret, investor is entitled to ask and these are actually very common questions cause who knows, there maybe some limitation like 1 guy here mentioned it is a freehold with restriction, don't know what it means but since no one here got an answer so let's move on.

I did not say Panorama = Mentari, I just say it reminds me of that apartment, having a bunch of facilities with cheap maintenance fee = shitty looking facilities. The thing about Panorama is since it is labeled as residential, the maintenance fee would become on the high side cause residential rate is lower for some reason (can some expert come and explain why maintenance fee is lower for residential/condo type?)

Of course there is no perfect property, you get what you are paying for so based on the price, you know what you are getting la... just that I see many people here comparing it to those high end serviced apartment because the illustration look just as high class as those high end serviced apartment (I'll admit that the illustration does look good)

Positive side for me, the one facing the stadium view does look very nice. Other than that no comment since everything sounds good on paper while having a bunch of doubts on the quality and developer itself. If this was constructed by sime darby/sp setia or even UOA/Malton.... I can guarantee at this price, people would already take up the entire building at launch day because the price is seriously a steal for a strategic location + good view + low enough density + loads of facilities + lower than standard serviced apartment maintenance rate in view of the facilities + it is a residential title project

Actually I agree with this, I've visited the sales gallery before, no show units only scale models to see, the concepts and promises looks good tbh, but personally I feel this project is too much of a gamble on the developer/Loh&Loh & their reputation, n if it all can be delivered. The developer is concerning, not that the concepts/prospects not promising.

yes, any buyers' group?

Developer part, they are of course not the top 10 developers but they "were" a public listed company before, the financial standing is not as strong as the big developers so you would have this concern especially current uncertainty on global economy trend.

The part about the project being delayed was also a big question cause this was supposed to be launched since 2014 if im not mistaken.

If you buy from well known developers you can at least feel safe that the project delivers on time and if they don't they will compensate whereas those small players will just halt the project till something comes up. Bear in mind that project being halt or scrapped is not an uncommon thing, so for the first time buyer... I do advise you to study carefully about the developer... it is not a guaranteed deal just because the project is approved by the government and that you've signed the SNP


Concept wise, I got nothing to say cause as mentioned earlier, illustration does not mean it will look like how it will be. What can be reasonably assumed is that you are not investing on it being a luxury project (they din't even bother calling it affordable luxury despite having so much to offer.)


My overall opinion, it is actually not that cheap like those normal condo or apartment but at the same time it is not priced towards the high end segment. I believe the finishing would be quite ok but please stop comparing this shit with high end project.

http://newpropertylaunch.com.my/panaroma-r...es-kelana-jaya/

Also, it seems that some site are claiming it to be serviced apartment (which make sense) but some says it is condo.


If it is serviced apartment and the maintenance fee is RM0.35... back to square one on how the hell are they maintaining the huge common area with so little maintenance fee.

For those who are wondering about the maintenance fee :

Let me draw up a simple comparison, using a few other projects that are quite similar in density and feature. (between 400-500 units, 2 towers, 4 lifts per floor)

Panorama
Land area : 3.05 acre
Facilities : too many to list +1 half basketball court, 1 badminton court, 1 tennis court and 2 Jogging track
Maintenance Fee : RM0.38 (inclusive sinking fund)

Atwater
Land area : 2.18 acre
Facilities : standard + 2 badminton court, 1 junior half basketball court
Maintenance Fee : RM0.4 (most likely not yet include sinking fund)

Waltz
Land area : 2 acre
Facilities : standard +1 squash court
Maintenance Fee : RM0.38 (inclusive sinking fund)



*Bear in mind RM0.35 maintenance fee excluding sinking fund (if include would be about RM0.38) is standard for service apartment with standard facilities.


See the difference? 1 with nearly 1 acre land more than the average project but maintenance fee is the same as standard serviced apartment while having lower density + huge area dedicated to common area + loads of facilities. I throw in Atwater to show you the contrast cause Atwater is also one of the special ones with additional facility but still far less than panorama while charging much higher maintenance.

I'm not saying Panorama needs higher maintenance fee but I believe they are definitely not going to keep the entire thing in tip top shape after a few years and might end up looking like Mentari Court's facilities. Perhaps they did not factor in actually maintaining the area in tip top shape when they calculate or the place is not like what you see in the picture (meaning all the greens + plants + decoration are illustration purposes and it might end up looking like your neighbor shang villa or mentari court, where it is all stones and walls with no decoration and trees/plants at all)


Sources :
http://newpropertylaunch.com.my/panaroma-r...es-kelana-jaya/
http://newpropertylaunch.com.my/atwater-se...-petaling-jaya/
http://newpropertylaunch.com.my/waltz-residences-oug-kl/

the maintenance fees may not calculate correctly.

the developer will not be the maintenance management not even for the 1st 2 yrs.

if not mistaken after VP the residence need to elect for own building management

Maintenance fee is calculated by developer factoring in the area and facilities. Of course it can be increased by your own community later on if needed but if the calculation is so low, possible that many things you see in the picture like nice gazebo and all the decoration is just illustration purposes lo.... so low maintenance fee I don't think they will hire people for gardening let alone upkeep the facility to tip top shape


bear in mind it is not uncommon that what you see in the illustration turns out to be something very different from the artist visionary


Ryan & Miho is another project that has exaggerated common area. At least this project dares to call them self "Affordable luxury"

It is RM750psf average (a little cheaper than atwater) but it is also on quite expensive considering it is a leasehold project. I'm surprised they don't label the project as luxury

They dedicate 2.2 acre of land for facility....RM0.36psf without sinking fund but they have about 1k units.

I gonna do more searching on this project 1st, seems interesting


https://ryanandmiho.com/info/
https://ryanmiho.com.my/facility/

This post has been edited by holypredator: Jul 30 2018, 06:20 PM