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Angsana Ipoh Mall, formerly Greentown Mall, is a medium-sized neighbourhood shopping centre located in the heart of Ipoh City Centre, Perak, Malaysia, with a gross leasable area of approximately 343,000 square feet. Opened in the 1990s, it serves as a key retail destination surrounded by offices, government buildings, colleges, and a hospital, enhancing its convenience for daily shoppers. The mall operates daily from 10:00 AM to 10:00 PM and provides over 750 parking bays, though public transport details are limited.
Its market position is that of a community-focused hub, particularly noted for mobile and electronic gadgets, attracting local middle-income residents.
Tenant mix comprises over 80 outlets across categories including electronics (e.g., Xiaomi, Vivo), health and beauty (Watsons), food and beverage (Western Food outlets), and general retail with both local and international brands. F&B and gadgets form strong pillars, supporting steady patronage. Perak's retail sector reported an occupancy rate of 87% in 2023-2024, with encouraging footfall recovery post-pandemic driven by F&B attractions.
Leasing opportunities include units from 525 to 4,640 square feet, suitable for small to medium retailers. Rental levels in Ipoh range from RM4 to RM18 per square foot for prime spaces, with neighbourhood malls like this seeing stable rates around RM5 to RM12 psf amid 4.5% to 11.5% growth in select areas.
Accessibility via Jalan Raja Ashman Shah is strong for vehicular traffic, but competition from larger AEON malls (e.g., AEON Ipoh Station 18, Kinta City) poses risks of footfall diversion to hypermarkets and broader offerings.
Demographic profile draws from Ipoh's 887,711 population (2025 estimate), with Perak's 2.5 million residents featuring a working-age majority (68.7% in Ipoh Barat), average monthly household spending of RM5,566, and focus on affordable retail.
Operational quality remains practical with a vibrant 1990s layout, though aging infrastructure may require updates. Strengths include central location and niche gadget appeal; drawbacks encompass saturation in electronics and weaker draw for high-end fashion compared to regional competitors. Retailers should evaluate lease terms for turnover rent clauses to mitigate risks from market saturation in Perak's stable but competitive landscape.
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Hours of Operation
Hours
| Monday | 10:00 AM — 10:00 PM |
| Tuesday | 10:00 AM — 10:00 PM |
| Wednesday | 10:00 AM — 10:00 PM |
| Thursday | 10:00 AM — 10:00 PM |
| Friday | 10:00 AM — 10:00 PM |
| Saturday | 10:00 AM — 10:00 PM |
| Sunday | 10:00 AM — 10:00 PM |
Hours may vary on public holidays. Check with individual stores for specific holiday schedules.
Insights
Demographics and Footfall
Ipoh's population stands at 887,711 in 2025, within Perak's 2.5 million residents, predominantly working-age (68.7% in key areas) with middle-income households averaging RM5,566 monthly expenditure, emphasizing value-driven retail like gadgets and F&B. Angsana benefits from this local base, drawing daily commuters from nearby offices and institutions. Footfall has recovered encouragingly in 2024, aligned with national mall averages, bolstered by its gadget hub status, though specific metrics are unavailable; Perak-wide retail sees positive trends from F&B pull. Risks include seasonal dips and diversion to larger malls, potentially limiting peak traffic to 20-30% below anchors like AEON.
Tenant Mix and Occupancy
The tenant mix features over 80 outlets, heavy in electronics (Xiaomi, Vivo) and F&B, complemented by pharmacy (Watsons) and local retail, fostering a practical community vibe but with limited high-end or fashion depth. Occupancy aligns with Perak's 87% rate in 2023-2024, indicating solid stability for established tenants, though gadget category saturation may challenge new entrants. Operational strengths include consistent hours and facilities like surau and baby rooms; weaknesses involve potential vacancies in non-core areas amid aging design. Retailers gain from diverse but niche synergy, supporting cross-traffic, yet must navigate competition within categories for sustained performance.
Rent Levels and Competition
Ipoh retail rents for prime neighbourhood spaces range RM4-18 psf, with Angsana likely at RM5-12 psf given its central yet secondary positioning, reflecting 4.5-11.5% growth in Perak. Lease terms offer flexible sizes (525-4,640 sq ft), but include risks like base-plus-turnover structures amid stable market. Competition from AEON Ipoh Station 18, Kinta City, and Ipoh Parade intensifies, with larger formats drawing broader demographics and higher footfall via anchors; this erodes share in general retail. Accessibility aids via parking, but traffic congestion poses access issues. Opportunities lie in underserved local niches, balanced against saturation risks requiring vigilant market monitoring.
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