Hi, this project comes with a Freehold (With Restriction) + Express Land Condition: The Land Cannot be Transferred, Leased, or Charged except with the Consent of The State Authority. (page 8 of the PDF attachment)

What I am concerned here is that, does that mean in future once I fully paid up the housing loan, in order to get the land strata title transferred to my name, a consent has to be obtained from the Department of the Land and Miles (Pejabat Tanah), which would be considered cumbersome, given MoT legal fee is not in the selling package, how sure is it that I'll get my part of strata title?

Also, in case I intend to sell it in future, it will be another long process to go yeah (since consent has to be obtained)?

Is this project a residential project built on a commercial land? Is it protected under Housing Development Act (HDA)?

I sincerely seek for sifus here for the advice. Thank you very much
 Pano_FloorPlan_eBrochure.pdf ( 1.28mb ) Number of downloads: 232


This post has been edited by a.lifehacks: Oct 29 2018, 01:43 PM

FREEHOLD but process macam leasehold and all the complications and delay come with it.

HDA has nothing to do with land title. as long as the building is for residential purposes, it will be covered under HDA. to be sure, ask developer what schedule is the SPA be.

Mana ada 1k psf bro? 7xx right

Someone said so above....for 7xxsq units.

753 PSF bro. Wrongly read is it?

Yah yah..

Read wrongly....stupid dumb dumb

I really dont know how to tell u this statement is wrong too...
i give up...

Its ok.

Agree to disagree.

Rough distance of HTC to panorama


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Doesn't seem to be an issue.

This project is low/mid end serviced apartment, nothing to hoo haa about.

Personally I believe a lot of blacks/foreign worker would stay there looking at the price range. Cheaper rent & close to LRT... their favourite

Panorama was never advertised as luxury living to begin with. The cost is cheap and the maintenance is very cheap considering the amount of facilities and size of the common area shows that they know that they aren't even going for quality but quantity to attract buyers (Estimated only RM0.35/0.38 incl sinking fund for size of common area and facility given, they knew they are using cheap equipment.. probably Johnson brand treadmill etc.).

With that aside, here are the facts that would tells you that they aren't targeting towards high-end/premium/luxury. In fact, the materials that they used seems to show that they are just cutting cost here and there to get the cheapest out of construction.

Wall - Reinforced concrete/brickwall (where applicable) : High end SA normally uses Masonry especially for partition instead of brickwall for better sound absorbance and of course it is more solid. Brickwall is normally the cheaper option used for low end flat till mid end SA or even 'affordable luxury' condo. Definitely not those high end or luxury condo.

Roof covering - Reinforced concrete flat roof / metal deck (where applicable) : Metal deck roof.. sweat.gif

Ceiling - Skim Coat / Plaster Ceiling / Board & paint : Board and paint, seriously? Why wanna cut cost with certain area using board & paint.

Doors - Decorative Fire rate door : Pretty standard for low/mid end condo. High end normally uses Timber or better.

Wall finish - Kitchen uses Ceramic tiles while bathrooms uses porcelain tiles. High end ones would never use ceramic tiles, too cheap. Again, felt like they are trying to save back on some area instead of using porcelain tile for all the wall finishing.

Floor finish - porcelain tiles/Ceramic tiles (where applicable). You know it is low end when the bedroom uses porcelain tiles. High end ones normally uses laminated timber whereas luxury premium ones would use engineered timber. Super luxury one would use hardwood for their bedroom floor. Also... ceramic again sweat.gif

SMATV point only give 1 even for 1k sqft units. No TV for you in the bedroom I guess sweat.gif

Seriously, the entire finishing seems pretty low end and average at best. I would hate to see the equipment quality they are giving for the facilities. Not saying it is not livable or anything, just don't expect Panorama to be anything above mid level la..

Location wise, it is far from good. Practically speaking, what is the point of having golf courses near your apartment? View? apart from that, there are no real amenities within walking distance (no shopping mall, no grocery store and also no good choice of food stall). The area is very dense and not well kept hence appeal wise, the surrounding area isn't good as well. Within less than 500 meters is the busiest road in Klang Valley, that is seriously too close for comfort.

This post has been edited by holypredator: Nov 6 2018, 09:57 PM

Actually i kind of like the location, easy access to the Old Airport Road, LDP and Federal Highway. I have been staying in the area for a very long time and i know this area pretty well.

Just that i am seriously not in a rush so i will probably look out if there's additional price cut from developer within 12 months. Hoping for a better deal i guess.

If you were the early bird, you got to choose unit, lower price, better view, better unit.
Now all sold out i guess, not sure what u mean by additional price cut

I beg to differ with your analysis. very dodgy IMO.

I have never heard this piece of development to be considered a High End development nia.
Starting price from 600+ k cannot be in the high end range la bro.
Somemore Kelana Jaya address not glamourous at all. I wonder where you get the idea from.

The foreign ppl you mentioned I wonder where they work? You know these ppl usually like to stay in the viccinity where they work and if they work around Paradigm mall area, then there are tons of cheaper and lower cost accomodation near there.

Near highway? Why not compare it to Sunway Serene, Highpark Suites, Kelana Plaza, Azure and Sapphire or even to Mahkota Kelana, Zenith and Kelana Putera I can say not even need to compare which one is nearer just ask which one are directly NEXT to highway and the answer is crystal clear.

My point was the project is low-mid end did you read my post wrongly? Where did I mention it is on a high end range, in fact I am trying to argue that it is not.

Foreign ppl it is subjective and that is what I presume cause it is a short distance to LRT and that area seems to cater for a lot of bangla etc. with lots of shops around and low end commercial around that area. I also foresee many blacks or those foreign student would rent that place seeing that it is near the LRT and the project is affordable.

Case in point - See casa tiara, a similar level (price wise at least)... it is fill with foreigners from bangla to blacks to Cambodians (those security guards) because of LRT convenience and easy travel to shops and low end commercial area (where they work).

Why would I want to compare highway? I see what I see and the kelana road is one of the most jam pack roads around klang valley. Ara damansara people literally get stuck trying to get to federal highway because of the massive jam there.

Agreed with kimzee, this development was never marketed as high end serviced apartment to begin with

Are you a frequent LRT rider based on your experience ? Have you taken LRT in the morning and observe how many riders are going in the direction of KL city center for work from Subang direction

The maintenance fee can always be raised during future MC meetings if it is deemed insufficient to support the oprations of the facilities and common area, as long as the MC does their job it won't be too much of an issue

Wall - Did you know most projects use brick wall at this kind of range ? and you have to be specific whether it is masonry wall or cavity masonry wall .. if you look at the floor plan of Panorama some units are also 'semi-detached' so sound insulation is not even a major issue here

Roof - Did you know for the last floor unit below rooftop, there is a requirement for heat insulation, hence the usage of metal deck roofing ? since the rooftop only caters to the M&E services access, why the need for excessive decorative feature there ?

Ceiling - have you identified which area is using board and paint first ?

Doors - If it is a fire-rated door, it is fire rated timber and has been fire tested in the lab whether 1/2 hour, 1 hour and so forth. U dont see metal fire rated doors out there for units' entrance have u ? Even for higher end condo they usually laminate another decorative layer just to make it look better

Wall Finish - don't really matter .. some condos dont event provide wall tiles for kitchen .. with the installation kitchen cabinet .. how does it matter whether it's ceramic or porcelain since mainly u're working on the counter top ?btw, could you also enlighten us whats the difference between ceramic and porcelain ?

Floor Finish - If not are you expecting homogenues tiles at this range ? although ceramic is a concern for kitchen as that area is more heavy duty

SMATV - nowadays theres a thing called SMART TV .. you just need internet .. people stream youtubes n netflix more nowadays ?

This condo seems to be at the mid level to me, if you dont mind care to share with us what condo are you living in, what price u paid n what kind of material u got from it ?

In terms of location, would you rather live next to another apartment immediately within stone's throw distance ? The future LRT3 connects to MRT Line 1 which station is at 1Utama, I dont see what the fuss is all about .. Paradigm mall is just a U-turn away .. and if these things (shopping mall, grocery & food stall) are concerns why do rich people like to live in Bukit Tunku where everything is isolated ?

So, what's your point? you agree that this is not a high end residence but your message somehow seem angry and a lot of what you've said isn't really arguing over my points but just sounded like pure frustration. It's like you can't deny what I've said but you just want to let your frustration out

Did you bought this property and somehow felt frustrated but wants to defend your purchase?

This post has been edited by holypredator: Nov 8 2018, 09:45 PM

can u answer my questions first .. if not u seem like u r simply throwing out things without understanding ..

Your question basically directs to my personal life and yes I mind. My personal house has nothing to do with this project ... seriously wth?

My friend mother staying in Shang Villa. So far the crowd there is mainly locals.

Comparing PJ area with Subang/Sunway nowadays I noticed Subang/Sunway side definitely more foreigners.

This post has been edited by yjtan15: Nov 9 2018, 10:17 AM