Which part dreamer? North, south? the area nearer to jln meru?

yumyum77,

It is NOT as simple as that.  People that live around there has memory of where is the high ground.

Dreamer

If i show you a map of the area, can u spot the lower ground places?

yumyum77,

If you live in that area long enough, you know which part of the land is soft and tend to be flooded over the long period (50 years).  And, you know which part of the land is on the higher ground.

This is a COMMON problem of building house on Palm Oil Estate land.

10+ years agao, I was looking at some houses at USJ.  They have the same foundation problem too.

Dreamer

yumyum77,

1) I would not do that for you.

2) Why are you doing this?? Just do not buy a new house.  Prevention is better than cure.

Dreamer

I have a few houses in USJ. I think it is fine so far...hmmm

The new foundations are different and again, becomes less relevant. If one really decides to get a place, would strongly suggest to look into the details, and rather than getting trapped in the generalizations. This will allow you to have enough information to make a good decision, avoid risks, and most importantly not lose opportunities.

Anyway to answer your question, refer to this map - although it is less relevant in new design - but if you want to buy something absolutely on higher ground - then it's a good reference:
http://farm4.static.flickr.com/3632/364197...0aa504e19_o.jpg

Here are some general statements common - which all turns out to be wrong!:
- USJ / Subang during that time had mention air plane could crash or leak petrol on top of Subang houses?
- USJ palm oil estate - foundation issues
- Sunway & Puchong on top of ex-mining area - so lousy land?
- Kota Kemuning near sea level - so not safe?
- Sentul old area - can never develop?
- Netherlands below sea level so very dangerous?
- Singapore's buildings are build on top of reclaimed land made from sand?
- Dubai's tallest tower is build on top of structurally modified island - how can it be safe?
- etc

Moral: Data can be interpreted in many ways - just be aware of the different bad (and good) views, and odn't jump to conclusions so quickly.

The new foundations are different and again, becomes less relevant. If one really decides to get a place, would strongly suggest to look into the details, and rather than getting trapped in the generalizations. This will allow you to have enough information to make a good decision, avoid risks, and most importantly not lose opportunities.

Anyway to answer your question, refer to this map - although it is less relevant in new design - but if you want to buy something absolutely on higher ground - then it's a good reference:
http://farm4.static.flickr.com/3632/364197...0aa504e19_o.jpg

Here are some general statements common - which all turns out to be wrong!:

SP Setia gets three anchor tenants for Shah Alam mall
By EUGENE MAHALINGAM

SHAH ALAM: SP Setia Bhd has secured three major anchor tenants for the first phase of its Setia City Mall in Setia Alam, Shah Alam, says president and chief executive officer Tan Sri Liew Kee Sin.

“Unfortunately, we cannot reveal who they are for now. So far, we have also spoken to about 50 potential retailers for the mall and expect a full take-up by the time construction is completed by end-2011.

“Construction is expected to begin within the next two months,” Liew said after an agreement signing between Greenhill Resources Sdn Bhd and CIMB Bank Bhd, Public Bank Bhd and Affin Bank Bhd for a RM315mil syndicated loan facility.

Greenhill Resources is a 50:50 joint venture between SP Setia and Lend Lease Asian Retail Investment Fund 2 Ltd.

The event was witnessed by Selangor Mentri Besar Tan Sri Khalid Ibrahim.

Lend Lease, which has operations in Australia, Asia, Europe, the Middle East and the United States, is the mall’s designer while SP Setia is the developer.

The first phase will have a net lettable area of about 700,000 sq ft and comprise a department store, 250 local and international specialty stores, major anchor retailers and an entertainment precinct. Its gross development cost is RM450mil.

The mall includes access to about 2,000 parking lots and easy connectivity to nearby roads, towns and major highways.

“It is targeted at the mid to high-end income group and we hope to attract retailers that cater to that demographic,” Liew said, adding that construction of the second phase would depend on response to the first phase.

“But we plan to begin construction of the second phase in five years.”

SP Setia chairman Tan Sri Abdul Rashid Abdul Manaf said the mall was expected to “dramatically enhance” Shah Alam’s shopping experience and appeal to the growing population in the area.

“Setia Alam has over 20,000 new residents and is expected to grow to over 50,000 by the time the mall opens,” he said.

CIMB group chief executive Datuk Seri Nazir Razak said the shopping centre was the first mall in Malaysia to be financed since the global economic downturn.

“This project is timely, given the quiet market currently in light of the economic climate.

“This also shows that banks will still lend if the development is a good quality project,” he said.

Nazir said local developers should not shy away from projects due to the downturn. “A crisis always presents opportunities,” he said.


For reports from the Statistics Department click here

Indeed, making decisions based on sweeping statements and you would have lost the opportunity in USJ also
Only market analysts do that. What were they analysing on the market before the crash happened?

The real decision makers, will look more in the details.
Data is there, information is there, make your own decision

Dreamer,
I respect your opinions and comments. Again, I can only suggest to go into the details. But fair enough if you think Setia Alam isn't a good place. It's just different cups of tea
However, I don't think Setia has 20 years of residential land bank there - where did you get this from?

dreamer,

Thanks. I've seen those slides.

1) Setia Alam started somewhere in 2002/03. It's been about 7 years, and 1100 acres has been developed, and about 1100 acres left.
So I'm struggling to see how the remaning 1100 acres will last 20 years, since the first half only took 7 years. SA was also one of the few townships that has full road infrastructure during infact stages. E.g. NKVE link was there when only 10% of their land bank was developed?
So they have a reason to speed their development.

In comparison, e.g. Sime Darby builds their infrastructure only after their township matures.
E.g. Putra Heights, Denai Alam, USJ - took a very long time before roads were completed.
No right or wrong, both have different models of development.
But I think for house buyers they will prefer to have infrastructure ready, rather than infrastructure built after they shift in.

2) I see your point that one can wait a while longer before purchasing because there's land.
Fair enough, only maybe need to be careful that every new launch has seen prices increasing from 5-10%.
With Setia City's recent announcement, it's now becomes guess work how much the new undeveloped phases will rise in cost.
But since it's guess work, so it's best leaving it to the buyers to decide for themselves. But just be caution about the price risks you'll get into for waiting.