I'm surprised there is zero news coverage from main medias for this property despite it being built on a prime area.

The price psqf seems quite cheap for a low density project with a hell lot of facilities including a badminton court, half basketball court and tennis court.

473 units with maximum 1,030sqf. RM0.35 maintenance fee

It made absolutely no sense. The land area for common area is huge with an insane amount of facilities but the maintenance fee is only RM0.35 while there are only 473 units?

In comparison Atwater is one of the few that has badminton court, however it charges RM0.40 maintenance fee and they do not have half of what Panorama is offering let alone a basketball court + tennis court thrown into the mix. They have 493 units and a max of 1,422sqf.


It seems too good to be true that psf is around RM700+ within park/golf view, walking distance to LRT, a shit ton of facilities and low maintenance fee. Something must be lacking somewhere.

That is not the point, the point is with low density and small units + low maintenance fee, how are they actually going to maintain their facilities?

Panorama is the first project that I've seen having a huge area of land dedicated to facilities while having only 2 blocks of mid level towers. On top of that they are semi furnished if I am not mistaken.

If the project goes well, what I foresee is there maybe cut backs on material (using low quality furnishing) and most likely the facilities will not be maintained well, like those cheap apartments.

That's the thing that puzzles me even more. Standard service apartment has 3 lift (including service lift) and the standard facilities with maintenance fee RM0.35, considering the land size, facilities and number of units, it looks reasonable. Panorama on the other hand doesn't seem logical with 4 lifts, 1 half basketball court, 1 badminton court, 1 tennis court and a whole lot of other facilities. On top of that their common area is quite huge compared to most of the project.

Price wise, as mentioned before, they allocated quite a lot of land for facilities and they even plan to build a dedicated walkway to the LRT station? With only 2 towers and total of 400+ units and considerably cheap PSF, it felt like they are cutting cost on somewhere to make up for all these.

Did you ask what is the pricing of their units? Lowest and highest.. how many square feet and which unit is it

Don't need to LCLY bro

Anyway, I've met with one of my friend working for UBG Bhd (parent of loh and loh), I've understood more about the project liao, it is not that great of a deal compared to other project that I've mentioned ...considering what he told me when comparing apple to apple (basically quality/price in comparison). It's like Toto vs Johnson Suisse for toilet bowl (i don't know much about these stuff but it seems that Toto is like the high end brand for toilet stuff?) ... basically premium vs affordable finishing...I've also heard some very interesting story about the company itself..


I saw you've already signed the SnP.... Good Luck

Judging from the video and the bunch of pile laying around, it showed that Panorama has yet to begin the pilling works.

When was this video taken? If it is taken today, seriously WTF man? Projects that set their completion date by 2021 like Lot 15 and The Park 2 has already completed their pilling works and you can see a few tower cranes are in place ready for construction.... those projects are estimated to completed at the END of 2021 while Panorama is set to complete in aug 2021 (somewhere in the middle) and they have yet to even begin pilling works?

and what's with the weak fencing? they just put a couple of road blocks and call it a day? Are they short on financing?

This post has been edited by JasonLeeX: Oct 3 2018, 11:12 PM

SPA is standard to state 48months for high rise residential building these days, you din't know that? It used to be 36 months but many can't meet their expected completion date so to safeguard themselves, they came out with an additional 1 year buffer.

I highly doubt anyone would wanna be jealous of this project cause there are many units being up for sale and it is cheap as well. You can't be jealous on something affordable and easily available, that is not how jealousy works. You only get jealous when you can't get something or something that is beyond you reach cause it is expensive.

Just saying that it is slow compared to many projects with almost similar completion date. They are taking their sweet time I guess but hey? you get free money if they late.... so it is a win win right? Unless they can't afford to pay you... and Loh & Loh isn't a big player and they have been delisted and even being bailed out from Jho Low before so I won't bet my dollar on them to say that they are financially strong..

You do know pandora and paloma is under residential title right? That is why the entire area of metropark is called "mixed title"

The land itself was an industrial land but tropicana convert the land over and since they are doing that.. might as well segregate residential and commercial.


Whereas you can't convert a land which is presently an area of commercial to residential just for yourself.

Hence slow lo.... they should not be doing piling anymore at this stage if they were to complete it by 2021 aug. They must have delayed somewhere.

and no.. their estimated date upon launch is not 2022, that is SPA date.. which every project also have 1 year buffer.


They somehow delayed somewhere... but then again.. like I said.. delay = money compensation for the buyers ...


just don't end up going broke thats all.. like THE BOSS KLANG

Abandon is up to developers capability and nothing.

HDA may protect the buyers but if a developer go bust or run away with the money, who is going to refund you anything? GOV?

That is the biggest bullshit I've heard so far for someone trying to compliment their own buy


https://www.propertyguru.com.my/property-fo...elana-jaya-9485


Panorama is by far being one of the most marketed properties by agent.


A lot of the property agents I know have this project in their repertoire.

First of all, I'm just pointing out what is not factual being said with evidence to support it. Second, I am being objective with evidence from propguru sales list which indicates factual points so either you do not know what objective means or you've used the wrong word.


Like I said, I'm not putting the buyers down, just pointing out the facts, can't stand blatant BS.

I literally just paste a site with a list of agents selling panorama and that is just in propertyguru, not sure why are you denying it but ok, whatever rocks your boat.

@lester_wk haha tin kosong lester.

It's a common practice for those not so strong public listed companies like Loh & Loh to create subsidiaries to limit their liability. That is the reason why they call it "private limited" or if you don't understand what PLC means, it is called Sdn Bhd in Malaysia "Sendirian" Berhad.

You can never see big names developer like SP Setia or Sime Darby property using an unknown subsidiary to develop their project because they are well known, experienced and their brand itself is highly marketable. Loh and Loh is not well known in high rise property development, hence there is no reason to use the holding company name to be at stake. If anything fails, just close down their PLC and move on.

Basic business management also don't know, did you even study Kemahiran Hidup during secondary school or did you slept in class huh LESTER BOY...?


P/S : Big names do use subsidiaries sometimes but mostly because the subsidiary is specialised and actually more reputable in certain area. It's like Toyota using Lexus for its luxury line but in Loh & Loh case, it doesn't seem that way since they are using a totally nameless and experience-less subsidiary which looks more like a meat shield than what was said earlier.

This post has been edited by JasonLeeX: Nov 12 2018, 10:31 PM

I am curious, some people said the developer will build "covered walkway to the lrt station" what does that means? extending the cover shelter from kelana business center all the way to Panorama?

Also, what is the fence up thing with danger sign next to panorama? Is it a sewerage?

Nop, not my kind of project.

I might get a project in seputeh or bangsar south because my office is in KL although I travel to Subang/USJ/Ara Damansara quite often. I see that you are a kelana kind of guy so here is my personal view on kelana.

Isn't Arcuz the one yet to be launched?

Can't really judge until you live in it but for the price you are paying, Panorama would seems to be a better choice [All these excludes workmanship factor etc.].

I personally do not like the idea of a stagnant lake nearby. It is cleaned now by the developer but no one is going to clean it after few years down the road. Just look at subang lake and taman jaya lake. I'm not sure how much discount Serene is giving but based on SPA, it is too overly priced for a "leasehold" project. There are hardly any amenities nearby and the area is pretty jam during after working hours.

Panorama isn't much better either but at least it is affordable [especially if you don't fancy those expensive finishing]. Less than 200 meter is the busiest street in that area leading up to federal highway. There is a stadium nearby and if they hold any events there, it will be noisy and jam as it passes by the road in front of panorama. It lacks amenities within walking distance and there is this fenced up danger sign thingy which I think it is a sewerage right next to Panorama, not sure what it is and if there is any effect of it but it is ugly and dirty though. Also, I would envisage a lot of blacks & middle eastern would rent Panorama since the Lincoln College (low cost private college) is there. A lot of blacks already living in shang villa (I got this info from googling) so I would expect a surge of these people to rent Panorama as well since it is affordable as well.

This post has been edited by JasonLeeX: Jan 6 2019, 11:25 AM

I've been eyeing on Avara for sometime. It's quite nice given the price for the location PLUS they throw in a lot of finishing. On top of that, it is one of those 5% bumi discount project hence if you are a non bumi, this is the one you may want to consider.

However, there is quite a few downside for this project too.

1) Not very familiar with this developer. Ba Sheng Sdn Bhd, a private limited company running the show, well it doesn't give buyers much confidence.
2) Location wise while it is near mid valley and KL, you can't actually walk to any of the amenities. If drive, you have to turn a big U-turn down the road and that area is jam as hell. Also, there is no amenities within walking distance and the nearest train station is the seputeh KTM, which is good and bad with the good being it is quite a short distance and the bad is well, it is a KTM not LRT.
3) I don't quite like the facilities Avara provides. They gave quite a few unique stuff like shuttle to mid valley but all these comes at a very high cost and the proposed RM0.50psf is a bit too high for my taste.
4) 1 Parking lot for property under 1k sqf. The dang 1 parking lot...
5) In front of the property is a busy street and the surrounding appeal is not clean or appealing.

Arcuz and highpark sounds good, wonder if anyone can send me their brochure

Will do an in-depth research on it to see if it is worthy

Have you decided between Panorama and Lot 15?