Galleria By The Lake @ Ipoh
26 single-storey shop offices of 20′ x 70′ (1,400 sq ft) facing the main road into Waterfront City, Lahat — completed in 2020 with CCC, with a tall single volume instead of an upper floor.
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Galleria By The Lake at a glance
Figures come from the developer’s brochure, building specification and floor plan, plus Excellent Realty’s own website. Two points where the developer’s own documents disagree are flagged below.
- Location
- Waterfront City, Bandar Lahat Mines, 31500 Lahat, IpohBrochure GPS: 4°32′34″N 101°2′25″E
- Type of building
- Single-storey shop office (kedai pejabat setingkat)
- Total units
- 26 unitsIn 2 blocks
- Tenure
- LeaseholdLease term and expiry not published
- Title
- CommercialNot strata; each lot is a landed commercial unit
- Lot size
- 20′ x 70′Corner Plot 1 carries 751 sq ft of extra land
- Built-up
- 1,400 sq ftIntermediate unit
- Ceiling height
- 18 ft (developer summary)The brochure says 16 ft — measure on site
- Completion
- 2020, with CCC
- Service charge
- None statedDeveloper lists no maintenance fee or sinking fund
- Developer
- Excellent Realty Sdn Bhd (706647-X)Developer of Waterfront City
- Approving authority
- Majlis Bandaraya Ipoh (MBI)
What would you like to know?
Jump straight to the part you came for.
5 things that actually separate Galleria By The Lake from other Ipoh shop lots
Not a feature list. A single-storey shop office is a specific tool; here is when it fits and when it does not.
It is built, with CCC
Completed in 2020 with a Certificate of Completion and Compliance. You can walk the unit, check the floor, the toilets and the rear shutter, and start your renovation plans the week you sign.
One tall volume, not two floors
1,400 sq ft on one level with a ceiling the developer puts at 18 ft (the brochure says 16 ft). That suits a showroom, F&B with a mezzanine idea, or a workshop-style retail front. Trade-off: no upstairs office or rental floor, so the whole return rides on one tenant.
Frontage on the main road
The developer markets the row as facing the main road (berhadapan jalan besar), with marked parking bays in front. Visibility is what you pay for in a shop lot; check the traffic at the hours your business runs.
A captive township behind it
Waterfront City is a township reported at 303 hectares, with gated enclaves such as Clearwater Bay Resort next door. Trade-off: this is a suburban Lahat catchment, not Ipoh Old Town or Station 18 footfall.
Low holding cost on paper
The developer lists no maintenance fee and no sinking fund — you pay quit rent, assessment and your own upkeep. Confirm the current MBI assessment before you budget.
The building, the specification and the record
Two single-storey blocks of 26 units under a long pitched roof, built by the Waterfront City developer and handed over with CCC in 2020.
What you actually get, by where it sits
There are no shared facilities in a row of shop offices. What matters is the shell you are handed and what is around it.
Building shell
- Reinforced concrete frame
- Common clay or Kalsa brick walls
- Light-weight steel or timber roof truss
- Aluminium frames with green tinted glass; glazed main door
- Plasterglass ceiling or skim coat
- Cement-rendered floor; ceramic tiles in toilets
Services
- 2 sitting WCs, 2 wash basins, 1 urinal
- 5 lighting points, 1 fan point
- 3 × 13-amp power points
- 1 telephone point
- Emulsion paint inside, weathershield outside
- Rear roller shutter (visible in site photos)
Around the block
- Marked public parking bays in front
- 5-ft walkway / verandah (7′ 6″ on the corner plan)
- Mini market, 99 Speedmart, Pasaraya Save nearby (developer)
- Petrol station, restaurants, clinic and a school nearby (developer)
What is on the record, and when
Both published layouts, smallest to largest
Every unit is a single open floor. The only difference is the corner.
Intermediate unit — 1,400 sq ft, single storey
A 20-ft frontage and 70-ft depth including the front verandah, one open hall, toilets at the back and a rear shutter. Straightforward for a showroom, café, tuition centre or clinic — subject to MBI’s licensing for your trade.
💬 Ask about the intermediate unit
Corner unit (Plot 1) — 1,400 sq ft plus 751 sq ft extra land
The drawing shows a 25′10″ front, a 62′6″ internal depth and verandahs on two sides, with glazing and a second door along the angled side facing the road. Two frontages is the corner’s whole point: more signage, more light, more visibility.
💬 Ask about the corner unitDrawings are subject to change by the relevant authorities or the developer’s architect. The developer’s summaries (2022 and 2023) say 18 ft; the brochure says 16 ft. I would measure it on site.
Galleria By The Lake in pictures
All images are the developer’s own artist’s impressions / photographs. Artist’s impressions are not a representation of the finished building.
💬 Ask for the full gallery and a video walk-throughWhere Galleria By The Lake sits, and what is measurably near it
The shop offices sit on the main road inside Waterfront City, Lahat, on the south-west side of Ipoh between the Ipoh–Lumut highway and Jalan Lahat.
The map loads only when you click it, so this page does not send anything to Google before you ask it to.
Highways
- North–South Expressway (PLUS) — 3 km (developer)
- Simpang Pulai — about 15 minutes (developer)
Retail
- AEON Mall Station 18 — about 5 minutes (developer)
- Menglembu town — about 5 minutes (developer)
- Ipoh Parade — ~11 km
Towns
- Batu Gajah — about 10 minutes (developer)
- Ipoh city centre — about 15 minutes (developer)
Healthcare
- Clinic in the neighbourhood (developer)
- Hospital Raja Permaisuri Bainun — ~11 km
Rail & air
- Ipoh railway station (ETS) — ~10 km
- Sultan Azlan Shah Airport — ~9 km
Minutes and the 3 km expressway figure are the developer’s own. Figures marked ~ are my approximate road distances from the brochure’s GPS point; check the exact route on Waze or Google Maps.
Advertising and sale permit — Galleria By The Lake
Malaysian law requires every housing advertisement to print a developer’s licence and advertising & sale permit. Commercial-only schemes like this one are not always covered by that housing regime, and the material I hold prints no permit particulars, so I will not invent any.
| Phase | Advertising & sale permit no. | Permit validity | Approving authority / plan ref. | Building type | Tenure | Units | Target completion |
|---|---|---|---|---|---|---|---|
| Single phase (2 blocks) | Not published in the material I have | Not published in the material I have | Majlis Bandaraya Ipoh; plan ref. not published | Single-storey shop office | Leasehold (term not published) | 26 | Completed 2020 with CCC |
Developer: Excellent Realty Sdn Bhd (706647-X), No. 8, Lahat Mines 2, Bandar Lahat Mines, 31500 Lahat, Perak. Title category: commercial. Since the units are completed, the documents that matter now are the individual title (or the master title if not yet issued), the CCC and a land search.
Foreign buyers: state consent required
Foreigners, including Singaporeans, need Perak state consent to buy, and the state sets minimum prices for foreign purchases by state policy (generally RM1,000,000 for residential; commercial thresholds and conditions must be confirmed separately). Talk to me before you pay anything.
What is not published, and therefore not on this page
- Lease term and expiry date
- Land area of the whole scheme
- Individual title status for each lot
- Name of the main road the row faces
- Current MBI assessment and quit rent
- Permitted uses beyond ‘shop office’ (F&B, clinic, etc. need MBI licensing)
About Excellent Realty Sdn Bhd and Waterfront City
Start with the fact you can check yourself. The brochure and the developer’s website name Excellent Realty Sdn Bhd (706647-X), No. 8, Lahat Mines 2, Bandar Lahat Mines, 31500 Lahat — the developer of Waterfront City, a township Ipoh Echo reported at 303 hectares in 2019.
The group has built in Lahat for more than a decade: its website lists Vista Ixora, Banyan Kayangan, Water Villa 28, The Lakeside Residence, Sunrise Boulevard and Vista Tropika as completed. Its sister company Sunrise Palace Sdn Bhd built the gated Clearwater Bay Resort nearby.
The developer also has a newer, separate row called The Galleria: 16 single-storey lots in one block on Persiaran Lahat Utama, launched December 2021 with a 2024 target and an 11.5 ft ceiling. Its 2023 summary uses a Galleria By The Lake unit as the show unit and confirms the ceiling here is 18 ft. Do not confuse the two when comparing prices or listings.
Developer website: waterfrontcity.com.my (Excellent Realty Sdn Bhd).
Frequently asked questions
Is Galleria By The Lake completed?
Yes. The shop offices were completed in 2020 with a Certificate of Completion and Compliance (CCC), according to the developer.
How big is a Galleria By The Lake shop office?
Each unit sits on a 20′ x 70′ lot with 1,400 sq ft of built-up on a single floor. The corner unit (Plot 1) has an extra 751 sq ft of land and a 25′10″ frontage.
How high is the ceiling?
The developer’s project summary says 18 ft, while the brochure says 16 ft. Both are well above a normal shop floor; measure it on site if your fit-out depends on it.
Is it freehold or leasehold?
It is leasehold with a commercial title. The lease term and expiry date are not in the developer’s published material, so I will get them from a land search before you commit.
Is there a maintenance fee?
No maintenance fee or sinking fund is stated by the developer, because these are landed shop lots, not strata units. You still pay quit rent and MBI assessment.
Can foreigners or Singaporeans buy here?
Yes, with Perak state consent and subject to the state’s minimum-price policy for foreign buyers. Commercial thresholds must be confirmed at the time of purchase.
What businesses suit a single-storey shop office here?
The developer pitches the units for F&B, retail outlets and showrooms. Any trade still needs an MBI business licence; check that your use is allowed before you sign.
Is there parking?
There is no private car porch, but the completed block has marked public parking bays in front of the units. Parking rules and charges are set by MBI.
How far is it from the highway and Ipoh town?
The developer puts it 3 km from the North–South Expressway, about 5 minutes from AEON Mall Station 18 and Menglembu, and about 15 minutes from Ipoh city centre.
How much can I borrow for a shop office?
Banks set commercial property margins case by case, usually lower than for a first home and depending on your business or income profile. I can get indicative figures from more than one bank.
How do I view a unit?
Viewings are by confirmed appointment, Monday to Sunday, 10am to 6pm. WhatsApp me and I will arrange it.
6 things worth asking for before you book
For a completed shop lot, get these first: (1) the land search showing lease expiry and encumbrances, (2) the CCC, (3) the current quit rent and MBI assessment, (4) confirmation from MBI that your trade can be licensed there, (5) the exact land area of your lot (especially the corner), and (6) a measured ceiling height. I will ask for all of them on your behalf.
No obligation, and no mailing list.
Louis Koh
11 years in Malaysian property · Johor Bahru, Kuala Lumpur & Ipoh new launches · English & 中文
I work with cross-border buyers from Singapore and with local investors and owner-occupiers. I’ll tell you when a project isn’t right for you — that’s usually worth more than the brochure.
Published 2026-09-30 · Last verified 2026-09-30 against the developer’s brochure, building specification and floor plan, and waterfrontcity.com.my. Unit availability, pricing and completion dates are set by the developer and subject to change. This page is marketing information, not an offer or a contract.
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Developer: Excellent Realty (Waterfront City) (8 developments on this site)
Where it is: Ipoh, Perak