PROPCAFE Review :The Pano @ Jalan Ipoh By OCR

The Pano Jalan Ipoh Review

For the past few years at this part of Kuala Lumpur, Sentul has been taking the shine from Jalan Ipoh with launches in Sentul East and West. Subsequently more launches deeper in Jalan Sentul such as 1Sentul, Panorama Residences, Bayu Sentul, Maxim Citilights, Skyawani and UOAs’ projects. The incoming supplies from these new launches will be amounted easily to more than 5000units within next 4years.

The new launches along Jalan Ipoh (until Kepong Roundabout)  have been pretty mute with exception of Putra Majestic and Viva Residences. This might be attributed to lack of empty land available for development. However Jalan Ipoh skyline expected to be changed with the UOA’s massive 28acres which 1^st phase expected to be launched somewhere around next year. While waiting for the highly anticipated launches from UOA, property hunters currently need to settle with project such as Crown28 by Yuk Tung group and The Pano by OCR

Location of The Pano

OCR might not as well-known developer as other big boys such as SPSetia, EcoWorld, YTL, MahSing etc how the boutique developer has their own fanbase. At the time of writing, the Pano’s block A with 144 units have been fully booked where block B was 30% booked.

Located on the 1.8acre of commercial freehold land, The Pano located along Jalan Ipoh franked by landmark Honda Service Centre on the North and Mercedes showhouse on the south

Location of The Pano@ Jalan Ipoh

One of the selling point of Jalan Ipoh is the accessibility and all amenities are within short driving distance. From The Pano to KLCC just a short driving distance via Jalan Ipoh and if you need to got use NKVE, Mont Kiara or to PJ/MidValley/KL Sentral, jus use the elevated Duta Flyover which tranverse the busy Jalan Kuching.

Map of The Pano

Jalan Ipoh is famous with the melting pot where Indian, Chinese and Malays food congregated. Just ask local lang where are the famous curry mee, dimsum, nasi lemak and they will able to point you the direction.

Hospital, school, parks, temple, mosque etc all are within short driving distance. It was not surprise given that Jalan Ipoh already quite a mature neighbourhood.

Overview of The Pano

Façade on the first impression was not striking as giving long impression. It’s safe façade that probably acceptable to most buyers that would like to buy a place within the locality of Jalan Ipoh.

The scale model of The Pano facing south

The scale model of The Pano facing north

There are 2 blocks located on 5 storeys of carparks and retails. On the ground, there will be 8 lot of retails that will be retained by developer for tenant control mix. Visitor carparks on the basement where the resident carparks are from level 2-5. Level 6 are where the pool and multipurpose hall located. There are 144 units on block A situated level 8-23 and 219 units in rear block B situated in level 6-26. There are rooftop facilities located at level 25 & 26 in block A.

Both blocks are served by common 5 nos of lifts

Facilities

The typical myriad of facilities offered such as 20m (seriously?) infinite pool, children playground, sky gym, bbq, 25m lap pool etc

Level 6

Level 25 & 26

The main selling point would be the 25m lap pool located on the 25^th floor with majestic KL Skyline view.

The Pano Layout, Finishes and Freebies

In general there are 6 layouts

Type	Size (sqft)	Configuration	Carpark
A	692	1 bedroom	1
A1	609	Studio	1
B	812	2 bedrooms	1
B1	826	Dual Keys (2 bedrooms)	1 (2 carparks above 21st flr)
C	983	2+1 bedrooms	2
C1	1003	3 bedrooms	2

All the layouts are available in the website http://www.thepano.com.my/floorplan/

In general, PROPCAFE was not impressed with the layouts. During the visit at the showhouse type A, the Living and Dining area were narrow and longish. Upon measure, the width was just tad below 10ft. Also, no Asian kitchen provided and it will pose issue for family who like to do Asian style cooking. PROPCAFE also noted with exception of type C1, none of the units have yard and therefore families need to buy washer and dryer or dry the clothes at the balcony.

Sample interior of the showunit

Bedroom is provided with laminated flooring where living, dining and kitchen provided with porcelain tiles. What else provided? In general… almost nothing else.. the unit comes in bare without fittend kitchen or electrical appliances…. not even AIRCON POINTS.

The ceiling height was quoted as 11ft which is a bonus for the owners.

The Pano Price 

Currently developer is offering attractive rebate and absorbing SPA and Loan Agreement legal where buyers only paying MOT, Loan Stamp Duty and Miscellaneous expenses.

The most pertinent question most buyers will ask was how much for each unit? For type A, currently the cheapest was RM550K nett, which worked out to be RM795psf. Each floor is approximately RM2k price increment. The dual key type was slightly more expensive with price starts from RM820psf.

What Else?

Well the maintenance and sinking fund is expected to be RM0.39psf, which currently quite standard for such condominium. Furthermore cost is going up and with gst, the maintenance fee is no longer cheap. The construction will starts end of this year and will take 3.5 years (42months) completion and expected to be completed by 2020.

Catalyst and Summary of The Pano

What author like was the convenience of Jalan Ipoh and with impeding completion of KVMRT2 by 2022, thing looks bright for Jalan Ipoh. However for the price tag RM800psf, author felt developer should be more generous on the fittings and freebies such as water heater, fully fitted kitchen and aircon. This will helps buyers on long run. The high rebate is particularly attractive for investors who are constraint by LTV70. With the closest MRT station about 400m away from the Pano. Residents will have alternate public transport to commute around Kuala Lumpur.

Happy Investing!