Hi,
I think this is one of the cheapest properties around Subang. We got it at around RM 400 per sq.ft in 2012.

Positive :
1. Spacious units, very good air circulation
2. 16 stories, 4 towers, non high density
3. Not excellent but decent finnishing
4. 11 ft height ceiling.
5. Located in SS16 which is not as congested as the rest of Subang, You should not be subjected to the horrendous jam as the rest of the Subang population.
6. As it's situated in the commercial section, there has not been water/electricity cuts (not 100% sure though)
7. Repainted and security system has been upgraded. Cards for entrances and lifts
8. Astro IPTV for HD TV and high speed broadband. Not free.
9. Acceptable maintenance and sinking fund fees.
10. Extra car park can be leased at reasonable rates if you have more than 2 cars.
11. Storage rooms available for rent at reasonable prices.
12. In general the occupants seem to be decent people of all races.

Negative:
1. Because of the open concept, water can seep in which sometimes causes the lifts to malfunction, but the commitee is trying to rectify it. But there are ample lifts per floor so you can use other available ones.
2. The entry and exit points are not well defined.
3. Not too good finnishing outside and in car parks.
4. If you plan to buy please make sure they redo the water proofing in all the bathrooms. It could still be under developers obligation.
5. Gym very basic.
6. Tennis court not maintained.
7. Badminton court so so.
9. Chinese people seem not to like it being situated near a curve.

Our conclusion, after staying almost 2 years here, we're quite happy and content here despite all the minor discrepancies. Value should logically increase with MRT under construction and a new high end Condo almost completed next to Empire Subang.

I was told it's 50 to 60% occupied.

Hope this info will be helpful.