Commercial · Ipoh South
Ellington 23 @ Shatin — 2 & 3 Storey Shop Office
Ellington 23 @ Shatin, Jalan Pasir Puteh, Ipoh, Perak
Ellington 23 @ Shatin is a 2 & 3 Storey Shop Office in Ipoh South, Ipoh, Perak, developed by Agro Mod Industries Sdn. Bhd. (a Hua Yang Berhad subsidiary). Prices start from RM1,647,300 and run to RM3,335,450. Lots are 24' x 60'. Freehold, individual title. Completion 2028.
- Property type
- 2 & 3 Storey Shop Office
- Land size
- 24' x 60'
- Land area
- 1,440 sq ft
- Built-up area
- 2,623 sq ft
- Floor layout
- Ground floor shop with a utility area, a toilet and an accessible (OKU) toilet, and office floors above — one in the two storey type, two in the three storey types
- Parking
- Surface parking on site; the developer states 87 public car park bays under Ipoh City Council (DBI)
- Units in this type
- 23
- Tenure
- Freehold, individual title
- Completion
- 2028
- Booking fee
- RM5,000
- Developer
- Agro Mod Industries Sdn. Bhd. (a Hua Yang Berhad subsidiary)
Included in the price
- 5% rebate on the SPA price
- SPA legal fees borne by the developer (subject to using the developer's panel solicitor)
Prices shown are after the developer’s 5% rebate; the SPA figure for the entry unit is RM1,734,000. These are the developer’s figures as at 5 May 2025 and 17 of the 23 units were open for sale on that chart — ask me for the current price list and unit chart before planning around a specific lot. The 23 units are 15 two storey intermediate lots (2,623 sq ft), 4 three storey intermediate lots (4,054 sq ft), 2 three storey corner lots (5,178 sq ft) and 2 three storey end lots (4,998 and 5,177 sq ft), arranged as two blocks with a walkway between them. Booking is RM5,000. Bumi lots carry a separate 7% discount with its own eligibility conditions, so it is not the starting price. The developer’s summary lists no maintenance fee or sinking fund; confirm that in writing before you budget on it, because it is unusual enough to be worth a second look.
Key features
- Freehold with individual title, only 23 units
- No maintenance fee or sinking fund stated by the developer
- 24' x 60' lot, 2,623 to 5,178 sq ft built-up
Ellington 23 @ Shatin floor plans
Tap a plan to open it full size. These are the developer’s drawings from the project briefing. The label on the Type C sheet reads “1 Unit”, but there are two end lots and their built-up areas differ — 4,998 and 5,177 sq ft. Dimensions on a plan are subject to survey; check the unit you are actually buying against the SPA.
Why these specifications matter
The figures above are the developer’s. What follows is what each one changes for a business using the space, and what to verify before you rely on it.
24' x 60' lot
The first figure is the frontage. Frontage is what decides how many vehicles can pull up at once, whether a lorry can approach square to the door instead of at an angle, and how much of the plot is usable yard rather than manoeuvring space. Depth decides how far back you can build and what is left in front for standing and loading. A wider lot also gives more room to extend later, subject to setback and plot coverage. What to do: pace out the yard actually left in front of the building, and check that your largest delivery vehicle can enter, turn and leave without reversing onto the estate road. Do not assume any particular lorry fits — verify clearance and turning radius on site.
Location
Shatin sits south of Ipoh city centre, on Jalan Pasir Puteh (state route A184). The developer describes the site as being on the main street with all units facing it, two entrances and one exit, and a dual frontage onto the road.
- Jalan Pasir Puteh is a through road, not a housing estate lane. It runs north towards Ipoh town and south-east towards Simpang Pulai and Federal Route 1. Why it matters: a shop unit lives on the traffic that already passes it, and this is a road people use to get somewhere rather than one they only enter to go home.
- The surrounding catchment is established, not new. Taman Shatin, Station 18, Taman Falim and Menglembu are built-up neighbourhoods around the site. Why it matters: the customers are already living there, so you are not waiting on a residential phase to be handed over before there is anyone to sell to.
- The developer’s own radius map shows AEON BiG Taman Falim, TF Value-Mart Ipoh South and Station 18 in the inner ring, with Sam Poh Tong, Kek Lok Tong, Menglembu, Lahat and Simpang Pulai further out. Why it matters: the nearest large-format retail is a useful read on whether your trade competes with it or feeds off it.
I do not publish drive times or distances for this site — the developer’s map shows radius rings, not measured routes, and I have not measured them myself. Drive Jalan Pasir Puteh at the hour your own customers would arrive before you rely on any of it. Other commercial units in this part of Ipoh are on the commercial and industrial page.
What RM1,647,300 buys at Ellington 23 @ Shatin
At the starting price the unit comprises:
- A 24' x 60' lot
- 2,623 sq ft of built-up area
- Ground floor shop with a utility area, a toilet and an accessible (OKU) toilet, and office floors above — one in the two storey type, two in the three storey types
- Freehold, individual title
Placed against the other commercial properties currently on this site — sorted by price, not ranked:
| Property | Area | Lot / size | Ceiling | Power | From |
|---|---|---|---|---|---|
| Chemor Setia Shop Office | Chemor | 22' x 80' | — | — | RM498,000 |
| Chemor Setia Semi-D | Chemor | 38' x 85' | — | — | RM498,000 |
| Ginza | Ipoh South | 22' x 70' | — | — | RM799,000 |
| Oishii@Life | Ipoh South | 22' x 70' | — | — | RM850,000 |
| Ellington 23 @ Shatin | Ipoh South | 24' x 60' | — | — | RM1,647,300 |
| The Grande @ Bercham | Bercham | 20' x 70' | — | — | RM1,710,000 |
| Anderson Boulevard | Ipoh Town | 22' x 80' | — | — | RM1,980,000 |
These are starting prices for different products in different locations, so the table shows what each one offers at its entry price — it is not a like-for-like valuation and it is not market data. I do not publish rental yields or capital growth figures for Ipoh commercial property because I have no verifiable source for them.
What to check before buying at Ellington 23 @ Shatin
Take this to the site visit. The specification items near the top cannot be changed after handover.
- Frontage width — and whether the unit is corner, end or intermediate.
- Visibility — from the road a customer actually drives on.
- Parking — at your busiest hour, not at midday on a weekday.
- Occupied neighbours — how much of the row is trading, and doing what.
- Title and tenure — and whether the individual title has issued.
- Floor area per level — and the ground floor ceiling height.
- Fit-out provisions — grease trap, exhaust, three-phase, water points.
- Signage rights — and what the local authority permits on the facade.
- Service charge — if the row has a management arrangement.
- SPA terms — what the developer covers and what you pay.
- Completion timeline — and the liquidated damages position.
- Financing — under commercial terms, and the cash needed at signing.
Booking mechanics are covered in the property booking checklist, and financing capacity in the DSR guide.
Shop unit positions, frontage and pricing differ between lots. Ask for the current chart before you decide — corner and end lots are usually priced differently from intermediate units.
Looking for a shop unit?
Tell me what the unit has to do and I will send the current chart, plus comparable units in other rows.
Specifications above are taken from the developer’s e-brochure and project summary and are re-checked when a new document is issued. Marketing descriptions have been replaced with the measured figures where the developer publishes them, and left out where it does not. Confirm every figure for the specific unit before you commit.
Compiled and reviewed by MaSk Chan, REN 49335 · IQI Global.
Ellington 23 @ Shatin — frequently asked questions
What is Ellington 23 @ Shatin?
Ellington 23 @ Shatin is a 2 & 3 Storey Shop Office development in Ipoh South, Ipoh, Perak by Agro Mod Industries Sdn. Bhd. (a Hua Yang Berhad subsidiary). This product type has 23 units. The 2 & 3 Storey Shop Office starts from RM1,647,300.
How much is Ellington 23 @ Shatin?
Ellington 23 @ Shatin starts from RM1,647,300 and runs to RM3,335,450 depending on lot position and size. The SPA price is RM1,734,000; the figure above is the nett price after the developer’s rebate. Prices change as units sell — ask for the current chart before budgeting around any figure.
Where is Ellington 23 @ Shatin located?
Ellington 23 @ Shatin is in Ipoh South, Perak, and is listed by the developer as Ellington 23 @ Shatin, Jalan Pasir Puteh, Ipoh, Perak. What matters for an industrial buyer is the road access rather than the address — there is a breakdown of that further up this page.
What is the land size of the Ellington 23 @ Shatin?
Each lot is 24' x 60', about 1,440 sq ft.
Is Ellington 23 @ Shatin freehold or leasehold?
Freehold, individual title. On leasehold, what matters is the years remaining, because that is what a bank prices against and what a future buyer inherits.
When will Ellington 23 @ Shatin be completed?
2028 is the developer’s estimate. Where a development is phased, confirm which phase your specific unit falls in before planning around a handover date, and check what the SPA measures the completion period from.