Station 18 Shops @ Ipoh
Completed, CCC-issued 2- and 3-storey shop offices in the Station 18 commercial hub off Jalan Pasir Puteh — ~2,915 sq ft and ~4,455 sq ft built-up on mostly 22′ x 70′ lots, next to AEON Mall Ipoh Station 18.
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Station 18 Shops at a glance
From the developer’s Q&A sheet for the developer-held units, cross-checked against public listings. Anything I could not confirm is marked as not published.
- Location
- Station 18, off Jalan Pasir Puteh, 31650 IpohSouth side of Ipoh
- Type of building
- 2-storey and 3-storey shop officesCommercial
- Total units
- Not publishedDeveloper-held units only are offered
- Lot size
- Mostly 22′ x 70′~1,540 sq ft per lot
- Built-up
- ~2,915 sq ft (2-storey) / ~4,455 sq ft (3-storey)Developer’s approximate figures
- Title
- Individual titleNo management fee
- Status
- Completed with CCCReady for immediate occupation
- Defect liability
- 6 months from vacant possessionAs stated by the developer
- Developer
- Not named in the material I haveAsk me for the vendor’s name before booking
- Local authority
- Majlis Bandaraya Ipoh (MBI)Ipoh City Council
What would you like to know?
Jump straight to the part you came for.
5 things that actually separate Station 18 shops from other Ipoh shop lots
Not a feature list. These are the points I would weigh if my own money were going into an Ipoh shop office — including the ones that cut against it.
Built, certified, trading
These shop offices are completed with CCC. You are buying a finished building in a hub that already trades — no progress-payment years, no construction risk. The trade-off: you inherit an existing building’s age and condition, so inspect before you sign.
Anchored by a 1.23-million sq ft mall
AEON Mall Ipoh Station 18 (opened April 2012, ~1,230,000 sq ft, ~145 tenants per Tourism Malaysia) sits inside the same hub, alongside a Lotus’s (formerly Tesco) hypermarket, HomePro, McDonald’s, Domino’s, Subway and Maybank. Anchors drive footfall; they also mean you compete with the mall for some trades.
A large residential catchment
The developer puts the surrounding catchment at ~550,000 people across Pasir Puteh, Pasir Pinji, Pengkalan, Lahat, Bukit Merah and Menglembu. That is the developer’s estimate, not a census figure — treat it as the size of the pond, not your customer count.
Standard, lender-friendly sizes
Most lots are 22′ x 70′. The 2-storey shop is ~2,915 sq ft; the 3-storey is ~4,455 sq ft. Standard intermediate shop-lot sizes are easy for banks to value and easy to split into ground-floor retail plus upper-floor office or tuition use.
Individual title, no service charge
Each shop sits on its own individual title, so there is no management fee or sinking fund. You still pay quit rent and MBI assessment, and you handle your own upkeep. Tenure is 99-year leasehold, which matters for resale and loan tenure as the lease runs down — ask me for the lease start date on the title.
The numbers behind Station 18 shops
Only figures I can source. The Q&A sheet is short, so several usual items are genuinely not published.
What sits around the shops
Station 18 is a commercial hub, not a gated scheme — the ‘facilities’ are the anchors and the neighbourhood.
Anchors in the hub
- AEON Mall Ipoh Station 18 (with TGV Cinemas)
- Lotus’s hypermarket (formerly Tesco Station 18)
- HomePro
- Maybank branch
Food and daily trade
- McDonald’s, Domino’s, Subway
- Local Ipoh eateries
- Clinics, education centres and banks (per the developer’s material)
Ownership basics
- Individual title — no management fee
- Quit rent and MBI assessment payable by owner
- 6-month defect liability from vacant possession
What is on the record, and when
Both published shop types, smaller to larger
The developer’s sheet gives two built-up sizes on a typical 22′ x 70′ lot. Corner and end units may differ — ask for the specific lot.
2-storey shop office — ~2,915 sq ft
The lower-cost entry into the hub. The ground floor is the rent-earning floor; the first floor suits an office, clinic or tuition centre. For an owner-operator this is usually the more sensible size.
💬 Ask about the 2-storey shop3-storey shop office — ~4,455 sq ft
More floor area on the same footprint. The honest point: upper floors in Ipoh shop lots let for far less than the ground floor, and the second floor is the hardest to fill — underwrite it conservatively.
💬 Ask about the 3-storey shopBuilt-up figures are the developer’s approximations (“around”). The title and the SPA schedule are the figures that count.
Why there are no renders on this page
No images from the developer’s marketing are reproduced here. A render is drawn to sell. It is not something the developer is contractually bound to build, and there is nothing in it you can check against a document.
Ask for these three in writing instead: the approved building plan, the unit layout with its stated built-up area, and the specification schedule attached to the sale and purchase agreement. Those bind the developer. A render does not.
Where Station 18 sits, and what is measurably near it
Station 18 is on the south side of Ipoh along Jalan Pasir Puteh, one of the city’s main trunk roads, between Pasir Puteh, Pengkalan and Lahat.
The map loads only when you click it, so this page does not send anything to Google before you ask it to.
Retail
- AEON Mall Ipoh Station 18 — in the hub
- Lotus’s Station 18 — in the hub
- Ipoh Parade — ~7 km
- AEON Mall Kinta City — ~8 km
Highways
- Jalan Pasir Puteh (trunk road) — frontage road
- PLUS Simpang Pulai interchange — ~9 km
- PLUS Ipoh Selatan interchange — ~8 km
Town and transport
- Ipoh Old Town — ~7 km
- Ipoh railway station (ETS) — ~7 km
- Sultan Azlan Shah Airport — ~5 km
Healthcare
- Hospital Raja Permaisuri Bainun — ~9 km
- KPJ Ipoh Specialist Hospital — ~9 km
Catchment neighbourhoods
- Pasir Puteh, Pasir Pinji, Pengkalan — adjacent
- Lahat and Menglembu — ~5 km
- Bukit Merah — nearby
Distances are approximate road distances (Google-Maps style) from the Station 18 hub, not developer figures, and depend on the exact lot and route.
Advertising and sale permit — Station 18 Shops
Malaysian law requires housing advertisements to print a developer’s licence and advertising permit. Completed commercial shop offices generally fall outside the Housing Development Act, so the usual permit block may not exist. Here is what I have, and what I don’t.
| Phase | Advertising & sale permit no. | Permit validity | Approving authority / plan ref. | Building type | Tenure | Units | Target completion |
|---|---|---|---|---|---|---|---|
| Not published in the material I have | Not published in the material I have | Not published | Majlis Bandaraya Ipoh (plan ref. not published) | 2- & 3-storey shop offices | 99-year leasehold | Not published | Completed with CCC |
The developer’s sheet confirms CCC and individual title but names no licence, permit, lot numbers or encumbrance.
Foreign buyers: Perak’s minimum purchase price for foreigners
Perak sets a state minimum purchase price for foreign buyers (including Singaporeans). Published guides currently put it at RM1,000,000 for both landed and strata property in Perak, raised from RM500,000 earlier. It is state policy and changes without much notice, so I confirm the current figure with the state authority before anyone books. State consent is also required, which adds time and cost.
What is not published, and therefore not on this page
- The developer / vendor’s legal name and company number
- Total number of shop offices in the scheme
- CCC date and the lease start and expiry dates on the title
- Lot numbers, land title type and any encumbrance
- Corner / end-lot sizes and dimensioned floor plans
- Current tenancy terms for any tenanted unit
About the developer of Station 18
Start with the fact you can check yourself. The Q&A sheet I received for these shop offices does not name the developer’s legal entity, and I could not confirm it from a reliable public source. I will not guess. Before you pay anything, the vendor’s name, company number and title search must match — I will get those for you.
What the sheet does commit to: the shop offices are completed with CCC, sold on individual title, and carry a 6-month defect liability period from vacant possession. Note that 6 months is short compared with the 24 months buyers are used to on residential projects, because completed commercial units are not under the same statutory regime.
Station 18 itself is an established commercial node: AEON Mall Ipoh Station 18 has traded there since April 2012, so you are judging a real, operating location rather than a master plan.
No official project website was found. Sources: developer Q&A sheet and project material; Tourism Malaysia AEON Mall Ipoh Station 18 page.
Frequently asked questions
Where exactly is Station 18 in Ipoh?
Station 18 is on the south side of Ipoh, along Jalan Pasir Puteh, postcode 31650. It is the commercial hub around AEON Mall Ipoh Station 18, bordered by Pasir Puteh, Pasir Pinji and Pengkalan.
Are the Station 18 shop offices completed?
Yes. The developer states they are completed with a Certificate of Completion and Compliance (CCC) and ready for immediate occupation. The CCC date itself is not in my material — ask me and I will get it.
Is Station 18 freehold or leasehold?
The developer’s sheet says 99-year leasehold. At least one portal listing tags Station 18 as freehold; I go with the developer’s figure and confirm it on the title search before you book.
How big are the shops?
Most lots are 22′ x 70′ (~1,540 sq ft). The 2-storey shop is about 2,915 sq ft built-up and the 3-storey about 4,455 sq ft, per the developer.
Is there a management fee?
No. Each shop has an individual title, so there is no management fee or sinking fund. You pay quit rent and MBI assessment yourself.
Can foreigners or Singaporeans buy a Station 18 shop?
Only above Perak’s foreign-buyer minimum price, currently published at RM1,000,000, and with state consent. Most 2-storey shops here would fall below that, so check with me before you plan around it.
What defect liability do I get?
Six months from the date of vacant possession, according to the developer. Inspect thoroughly and list defects in writing inside that window.
What are the main footfall drivers?
AEON Mall Ipoh Station 18, a Lotus’s hypermarket (formerly Tesco), HomePro, Maybank and fast-food outlets including McDonald’s, Domino’s and Subway. The developer estimates a surrounding catchment of about 550,000 people.
How much loan can I get on a shop office?
Commercial property is usually financed up to 80–90% by Malaysian banks depending on your profile and the valuation; the 70% cap applies from your third residential property, not to a first commercial purchase in the same way. Your banker’s valuation decides the final figure.
Are any units tenanted?
The developer says some developer-held units already have tenants. Tenancy terms are not in my material; ask me for the tenancy agreement of the specific lot before you rely on the rent.
How do I view or book a unit?
WhatsApp me at +60 10-906 6685. I arrange viewing with the developer, send the title details and the lot plan, and only then do we talk about booking.
6 things worth asking for before you book
A completed shop is only as good as its title and its tenant. I will ask for all of them on your behalf: 1. The vendor’s legal name, company number and a current title search. 2. Lease start and expiry dates on the title. 3. The CCC and the lot-specific floor plan. 4. The tenancy agreement, if the lot is tenanted. 5. Latest quit rent and MBI assessment bills. 6. A bank valuation before you commit.
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 Q&A sheet and project material, and Tourism Malaysia. 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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