Ginza @ Ipoh South
A row of double-storey shop offices on 22′ × 70′ lots by Team Keris Berhad, on the main road of Panorama Lapangan Perdana — a township the developer says serves a catchment of 331,715 people.
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Ginza at a glance
Figures come from the developer’s flyers, its proposed floor plans (Archimatrix) and the SPA building specification. Several basics are not published; I list those rather than guess.
- Location
- Panorama Lapangan Perdana, 31350 IpohIpoh South, on the circulation road linking Bandar Seri Botani, Rapat and Pengkalan
- Type of building
- Double-storey shop officesGround-floor shop, first-floor office
- Total units
- 88 (developer flyer)The first release in Oct 2022 covered 37 units in 3 blocks
- Tenure
- LeaseholdLease term not published
- Title
- CommercialNot strata; individual lots
- Land size
- Not publishedFor the whole Ginza parcel
- Lot size
- 22′ × 70′ (intermediate / end); 35′ × 70′ cornerFrom the proposed plans
- Floor area
- About 2,820 sq ft (intermediate)My calculation from the drawing: 22′ × 58′2″ shop + 22′ × 70′ office; not a developer figure
- Target completion
- 2025 (estimated)Developer’s estimate at launch; ask me for the current site status
- Developer
- Team Keris Berhad (TKB)Developing company: Gopeng Road Development Co. Sdn Bhd
- Main contractor
- Wego Malaysia Construction Sdn BhdPer the developer’s project information
- Approving authority
- Majlis Bandaraya Ipoh (MBI)Ipoh South is within MBI’s area; plan reference not published
What would you like to know?
Jump straight to the part you came for.
5 things that actually separate Ginza from the rest of Ipoh South
Not a feature list. What matters for a shop is footfall, frontage and what it costs to run — plus one honest risk.
Customers already live here
Ginza sits inside Panorama Lapangan Perdana, an existing township of terraces and semi-Ds. The developer puts the wider Ipoh South catchment at 331,715 people and says about 1,000 more medium- to high-rise homes are planned around it.
On the circulation road, not a back lane
The row faces the main Ipoh South circulation road that links Bandar Seri Botani to the south, Taman Song Choon and Rapat Jaya to the north and Pengkalan to the west. The existing shop rows in the same township are busy with evening dining — see the gallery.
A full 22′ × 70′ first floor
The ground-floor shop is 22′ × 58′2″ behind an 11′10″ covered terrace; the first-floor office runs the full 70′ depth. Corner lots are 35′ wide with a side terrace. Toilets on both floors: 4 WCs in total.
Low running cost
These are individual commercial lots, not strata units, and the developer states no maintenance fee or sinking fund. You still pay quit rent, assessment and commercial-rate utilities.
The risk: completion and letting are on you
The developer’s launch estimate was 2025; I will confirm the actual construction or handover status before you commit. A new shop row takes time to fill, so budget for a vacancy period. And it is leasehold, with the lease term not yet published.
What the SPA says you get
From the Fourth Schedule (building specification) of the developer’s SPA for the Panorama Lapangan Perdana double-storey shop offices.
Specification highlights, by where they sit
As listed in the SPA schedule; there are no shared facilities in a shop-office row.
Structure and shell
- Reinforced concrete frame
- Cement sand brick walls
- Metal roofing sheets on metal roof truss
- Aluminium / metal-framed casement windows
Ground floor
- M.S. roller shutter doors, front and back
- Concrete slab / skim coat ceiling
- Cement-rendered floor (tile it to suit your trade)
- 2 toilets and a refuse area at the rear; store under the stair
First floor
- Separate entrance and staircase
- Ceiling board
- Toilet block at the rear
- Air-con ledges front and back
Wet areas and power
- 4 sitting WCs, 3 wash-hand basins
- Ceramic floor tiles and ceiling-height wall tiles to toilets
- 16 lighting points, 8 × 13 A power points
- 2 telephone points
What is on the record, and when
All 4 published layouts, smallest to largest
From the developer’s proposed plans (Second Schedule). Every type has the same two-floor arrangement; they differ in handing and lot position.
Type SH A — intermediate lot, 22′ × 70′
Ground floor: an open 22′ × 58′2″ shop behind an 11′10″ front terrace, a store under the stair, and two toilets plus a refuse area at the back. First floor: a separate entrance and stair up to an open office, without internal columns, running the full 70′ depth, with a toilet block at the rear.
💬 Ask about Type SH A
Type SH A (mirror) — intermediate lot, 22′ × 70′
The same plan as SH A, flipped left-to-right, so the stair and toilets are on the other side. Adjacent lots alternate between SH A and its mirror, which puts the upstairs entrances of neighbouring shops side by side.
💬 Ask about Type SH A (mirror)
Type SH B (mirror) — end lot, 22′ × 70′
Same internal layout and size as the intermediate lot, but at the end of a block, so it gets a side wall you can use for signage. Ask whether the side setback is part of your lot or the road reserve.
💬 Ask about the end lot
Type SH E — corner lot, 35′ × 70′
The corner lot is 35′ wide: a 22′8″ shop plus a 12′4″ side terrace on the ground floor, and a full-width office above with a chamfered front corner. Best frontage in the row, and the one to pick if you want outdoor seating on two sides.
💬 Ask about the corner lotThe developer does not publish a built-up figure. My ~2,820 sq ft is calculated from the drawing dimensions for an intermediate lot (1,280 sq ft shop + 1,540 sq ft office, excluding the terrace) and is for comparison only. Plans are marked “proposed”.
Ginza in pictures
Ginza images are the developer’s artist’s impressions and are not a representation of the finished building; shop names shown are illustrative. The photographs show existing shops elsewhere in Panorama Lapangan Perdana, not Ginza itself.
💬 Ask for current site photosWhere Ginza sits, and what is measurably near it
Ginza is in Panorama Lapangan Perdana in Ipoh South, next to Team Keris Berhad’s other Ipoh South schemes (Marbella, Jia, Shibuya and Bungalowdees) and a short drive from Bandar Seri Botani.
The map loads only when you click it, so this page does not send anything to Google before you ask it to.
Roads
- Ipoh South circulation road — frontage
- Links to Bandar Seri Botani (south), Taman Song Choon and Rapat Jaya (north), Pengkalan (west)
Retail
- TF Value Mart — 700 m
- Lotus’s — 3.5 km
- AEON Station 18 — 4 km
- Econsave — 4.9 km
Healthcare
- Klinik Family Hill City — 3.1 km
- SJ Dialysis Centre — 3.4 km
- Klinik Kesihatan Gunung Rapat — 4.2 km
- Seri Botani Medical Centre — 4.9 km
Banks (useful for a shop)
- Public Bank — 3.5 km and 5.0 km
- Maybank — 3.8 km
- Bank Simpanan Nasional — 3.9 km
- RHB — 4.0 km; Bank Rakyat — 4.1 km; Hong Leong — 4.2 km; CIMB — 4.3 km
Distances are those listed in the developer’s project information (amenities within a 5 km radius). I have not re-measured them; treat them as approximate road distances.
Advertising and sale permit — Ginza
Malaysian law requires every housing advertisement to print a KPKT advertising and sale permit. Ginza is a commercial shop-office scheme, and none of the developer’s material I have prints a permit block, so the table shows what is and is not on record.
| Phase | Advertising & sale permit no. | Permit validity | Approving authority / plan ref. | Building type | Tenure | Units | Target completion |
|---|---|---|---|---|---|---|---|
| Ginza (launched 30 Oct 2022) | Not published in the material I have | Not published | Majlis Bandaraya Ipoh; plan ref. not published | Double-storey shop office | Leasehold (term not published) | 88 per developer flyer | 2025 (estimate) |
Developing company named in the project information: Gopeng Road Development Co. Sdn Bhd (Team Keris Berhad group). The SPA building specification is headed “Panorama Lapangan Perdana — Double Storey Shop Office (Intermediate/End)”. Architect: Archimatrix. Main contractor: Wego Malaysia Construction Sdn Bhd.
Foreign buyers: can a non-Malaysian buy here?
Usually yes, with Perak state consent. Perak sets a minimum purchase price for foreigners by state policy (generally RM1,000,000); the figure for commercial property can differ from residential, so confirm the current rule with the lawyer before you book.
What is not published, and therefore not on this page
- Lease term and expiry date
- Total land area of the Ginza parcel
- Official built-up / floor area per lot
- Whether any lot is a Bumiputera-quota lot
- Building plan approval reference
- Encumbrance on the master title
- Current construction status and vacant-possession date
About Gopeng Road Development Co. Sdn Bhd and Team Keris Berhad
Start with the fact you can check yourself. The developing company named in the project information is Gopeng Road Development Co. Sdn Bhd, part of the Team Keris Berhad (TKB) group, whose logo appears on every Ginza flyer. TKB is headquartered at TKB Tower, Times Square Ipoh, on Jalan Sultan Nazrin Shah (Jalan Gopeng).
TKB was founded in 1991 and describes itself as an Ipoh-based developer of integrated projects across Perak, including shopping malls, commercial buildings, transport terminals, hotels and housing. Its past Ipoh projects covered by Ipoh Echo include Jelapang Square office lots (2015), Green Planet Living (2018) and Palazzo @ Ipoh Garden East (2019).
In Ipoh South, TKB’s current masterplan around Panorama Lapangan Perdana includes Ginza, Jia (launched January 2023), Shibuya, Bungalowdees, Marbella and Forressta. If you are comparing shop offices against homes in the same township, you are comparing within one developer’s plan.
Sources: developer flyers and SPA schedules; Jobstreet company profile for Team Keris Berhad; Ipoh Echo archive; Emily2u (Jia launch, Jan 2023).
Frequently asked questions
What is Ginza @ Ipoh South?
Ginza is a row of double-storey shop offices by Team Keris Berhad in Panorama Lapangan Perdana, Ipoh South. Standard lots are 22′ × 70′ and corner lots 35′ × 70′, with a shop on the ground floor and an office above.
Is Ginza freehold or leasehold?
Leasehold, on a commercial title. The lease term and expiry have not been published in the material I have; I will get them from the developer’s lawyer before you book.
How big is each shop office?
An intermediate lot is 22′ × 70′: the ground-floor shop is 22′ × 58′2″ behind an 11′10″ terrace, and the first-floor office is 22′ × 70′. That works out to about 2,820 sq ft by my calculation; the developer does not publish a built-up figure.
When will Ginza be completed?
The developer’s estimate at launch in October 2022 was 2025. Ask me for the current site status and the vacant-possession date written in the SPA, which is the date that binds the developer.
How many units are there?
The developer’s flyer states 88 units. The first release at launch covered 37 units in 3 blocks.
Is there a maintenance fee?
No maintenance fee or sinking fund is stated, because these are individual commercial lots rather than strata units. You pay quit rent, MBI assessment and commercial-rate utilities yourself.
Can foreigners or Singaporeans buy a Ginza shop?
Generally yes, with Perak state consent and above the state’s minimum price for foreigners, which is set by state policy (generally RM1,000,000). The rule for commercial property can differ from residential, so confirm it with the lawyer first.
How far is Ginza from AEON Station 18?
About 4 km, according to the developer. TF Value Mart is 700 m away and Lotus’s 3.5 km.
How is the purchase price paid during construction?
Progressively, under the SPA’s Third Schedule: 10% on signing, then stage payments as construction milestones are certified (for example 15% on the reinforced-concrete frame), with the final 2.5% held by the developer’s lawyer as stakeholder for 6 months after vacant possession.
How much can I borrow for a shop office?
Banks set their own margin for commercial property, usually assessed on your income and the valuation. For individuals, Malaysia’s 70% cap on a third property loan also applies. I can introduce bankers who finance Ipoh shop lots.
How do I see the layout or the site?
WhatsApp me at +60 10-906 6685. I will send the dimensioned plans and arrange a site visit.
6 things worth asking for before you book
None of these is unusual, and I will ask for all of them on your behalf:
- The lease term and expiry on the title
- The current construction stage and the SPA vacant-possession date
- The exact lot position (intermediate, end or corner) on the site plan
- Confirmation that your lot is not a Bumiputera-quota lot
- The permitted business uses for the ground floor from MBI
- A bank valuation before you sign
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 flyers, proposed floor plans and SPA building specification, and public postcode and township records. 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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