• Caitlyn
  • 27 May 2021

In March 2021, Mah Sing Group Bhd opened the sales gallery of its fourth project in Rawang, M Panora. This strata freehold landed residential development sits on 45.38 acres, with a gross development value (GDV) of RM300 million.


M Panora aims to provide a zen-inspired living environment by integrating natural aspects into its design. Units at M Panora are located on a naturally elevated land and will have a north-west and south-east orientation. Units will be designed with practical layout that maximises space usage of space. 

The houses are surrounded by 31% lush greenery, and the project will feature 5 acres of themed garden with Zen & Fun Spaces that cater for all generations. M Panora is scheduled for launch in Q3 of 2021.

Mah Sing group CEO Datuk Ho Hon Sang said, “In line with better economy and property outlook, we will also continue to maintain the momentum that we have gained so far, and strive to achieve our higher sales target of RM1.6bil this year, with 91% of products priced below RM700,000 and 51% below RM500,000.”


Address: 48000 Rawang, Selangor

Developer: Mah Sing Group Bhd

Property Type: 2-storey super link

Land Area: 45.38 acres

Tenure: Freehold

Total Units: 396

Sales Gallery: M Panora Sales Gallery, 48000 Rawang, Selangor

Built-up Area: 1,770 sq ft – 2,026 sq ft


  • Zen garden
  • Swing pavilion
  • Labyrinth/meditation garden
  • Children’s playground
  • Barbecue area
  • Bird song cage

Launch Price: From RM650,000 (Indicative)

Project Details

M Panora comprises 396 double-storey super link houses. The land area would be 24ft x 65ft, with indicative prices starting from RM650,000. The houses will come in 4-bedroom and 3-bathroom layout, with built-ups from 1,770 sq ft to 2,026 sq ft.

panora5 panora7

The first phase will offer 247 units and those will be officially launched in the third quarter of 2021, while Phase 2 will have 149 units and launched at a later date. There will be a 5-acre central garden in the gated and guarded development, namely Zen Residence, Paradise Garden, Pine Forest and Green Avenues offering facilities such as a Zen garden, swing pavilion, labyrinth/meditation garden, children’s playground, barbecue area, and bird song cage.

M Panora also has perimeter fencing, CCTV surveillance, radio-frequency identification (RFID) system, and security patrol. The houses are designed to shade and protect dwellers from the morning and afternoon sun. The development also has a wide entrance, Archway Guard House, which faces a panoramic view of greenery.


Here are M Panora’s key features:

  • Gated and guarded
  • Low density
  • Grand entrance arch
  • Spacious frontage
  • Linear green
  • Accessibility to major highways
Show More


Residents of M Panora will enjoy accessibility and connectivity to the city, via major highways such as North-South Expressway (NSE), KL-Kuala Selangor Expressway (LATAR), and Guthrie Corridor Expressway (GCE).


Additionally, the Rawang KTM station is about 8.2km away.  Here are the distances M Panora is to key tolls:

  • 8km to Rawang toll
  • 20km to Sungai Buloh toll
  • 28km to Kota Damansara toll
  • 29km to Duta toll

M Panora is located among mature neighbourhoods, which in turn provides an established network of choices and various lifestyle shops to ensure the needs of residents are easily met. For example, the development is near SK Taman Desa, SJK (C) Kota Emerald, Straits International School, AEON Rawang, NSK Trade City Rawang, Giant Hypermarket and KPJ Rawang Specialist Hospital.



  • Jalan Rawang-Bestari Jaya
  • Jalan Tasik Puteri
  • North-South Expressway (NSE)
  • KL-Kuala Selangor Expressway (LATAR)
  • Guthrie Corridor Expressway (GCE)
  • Rawang KTM station


  • SJK (C) Kota Emerald
  • Straits International School
  • SJK (C) Kundang
  • SK Bandar Tasik Puteri1
  • SK Bandar Tasik Puteri2
  • SMK Bandar Tasik Puteri
  • SR & SM Agama As-Siddiqin
  • SK Taman Desa
  • ELC International School
  • IGB International School
  • Universiti Teknologi Mara, Puncak Alam
  • Universiti Industri Selangor, Bestari Jaya

Medical Care

  • KPJ Rawang Specialist Hospital
  • Selgate Rawang Hospital (Upcoming)
  • Putra Medical Centre
  • Sungai Buloh Hospital
  • Hospital Selayang 


  • AEON Rawang
  • Giant Hypermarket Rawang
  • NSK Trade City Rawang
  • Lotus’s Rawang
  • Lotus’s Puncak Alam
  • Parkson Rawang


  • Central Park
  • Tasik Puteri Golf and Country Club (TPGCC)
  • Valencia Golf Club
  • Tasik Biru
  • Bukit Lagong Recreation Forest
  • Monterez Golf & Country Club
  • Templer Park
  • Kundang Lakes Country Club
  • Kepong Metropolitan Park
Show More


The developer shared that these houses would be ideal for upgraders, multi-generational families, newlyweds, and buyers from surrounding areas, including Sungai Buloh, Kepong, Selayang, Petaling Jaya, Damansara, and Kota Damansara. 


With the current low interest rate environment, competitive pricing and unique selling points of M Panora, the developer is confident that the project will be well-received, similar to their past projects in Rawang – M Residence 1, M Residence 2, and M Aruna.

Let’s take a look at the rental yield for M Residence 2, which would be relatively close to M Panora. The sale price of a 1,885 sq ft unit of M Residence 2 listed on PropertyGuru in May 2021 is from RM400,000 to RM655,000. Meanwhile, rent is between RM1,200 and RM1,500 per month. Based on these figures, the approximate gross rental yield is:

  • Purchase price: RM550,000
  • Rent out: RM1,300 per month
  • Gross rental yield: About 84% per annum


Here’s a look at properties in Rawang.


Land Tenure

Property Type



Approximate Launch Price

M Panora by Mah Sing Group


2-storey super link


1,770 sq ft – 2,026 sq ft

From RM650,000 (Indicative)

M Residence 2 by Mah Sing Group


Superlink terrace & semi-detached


2,380 sq ft – 3,248 sq ft

From RM570,000

Chloe Residence at Emerald Rawang by Guocoland Bhd


2- & 2.5-storey terrace house


1,977 sq ft – 2,287 sq ft

From RM669,888

Setia Eco Templer by SP Setia


2-storey linked villas


2,394 sq ft & 2,626 sq ft

From RM850,000

Perdana Park at Bandar Tasik Puteri by Low Yat Group




850 sq ft & 950 sq ft

From RM285,000

Acacia Phase 4a at Bandar Tasik Puteri by Low Yat Group


2-storey terrace house


1,892 sq ft & 2,585 sq ft


From RM561,170

M Aruna by Mah Sing Group


2-storey link house


1,666 sq ft

From RM506,000

Richmond Collection at Templer Residence by Hong Bee Land


2-storey terrace house


2,210 sq ft – 2,484 sq ft

From RM839,194

Clivia at Scientex Rawang by Scientex Bhd


2-storey terrace house


18’ x 65’

From RM573,000

Show More


The M Panora sales gallery is the first sales gallery opening for the Mah Sing Group in 2021. They have an established presence in Rawang since 2011, and the launch of M Panora is a testament of Mah Sing’s capabilities in understanding the trend and catering to the market demand for landed homes in suburban areas.


M Panora’s fully furnished show unit is located right beside the 2-storey sales gallery which is at the actual development of M Panora itself. Here are some estimated loan figures for a M Panora unit, which have been indicatively priced at RM650,000 onwards.

  • LTV / margin of finance: 90%
  • Down payment (10%): RM65,000
  • Loan amount: RM585,000
  • Loan term: 30 years
  • Interest rate: 3.2%
  • Monthly repayment: RM2,627
  • Approximate required gross annual income: RM102,000*

*Assumptions: You have no other monthly debt obligations, and 30% of gross income will be spent on the housing loan. As a rule of thumb, banks usually loan up to 30% of your gross annual income.


Calculations are based on the PropertyGuru Home Loan Calculator, and PropertyGuru Home Loan Eligibility and Affordability Calculator. Try them to estimate the figures that are right for you!

If you’re interested in calculating Debt Service Ratio (DSR), you may refer to the PropertyGuru Loan Pre-Approval tool. It is FREE to use and has a 99.9% accuracy, which helps in avoiding loan rejections.

Can you afford the loan for this property?

Debt Service Ratio (DSR) is a method used by banks in Malaysia to calculate whether you can afford the loan you’re applying for. To calculate your DSR, use the FREE PropertyGuru Loan Pre-Approval tool. It has a 99.9% accuracy, which greatly helps in avoiding loan rejections.


Keep browsing Malaysia’s largest property site for more project reviews.

Show More
Eric Wong