I was staying in Meranti hillpark, seriously surprise this phase has higher occupancy rate than few other phases consider meranti was vp from last year May. I am not sure whether it achieved 50% in overall Meranti but in my row the occupancy rate is nearly 70%, expecially my side here 10 linked houses only 1 empty.

like aaron1717 mentioned many people choose to buy at hillpark or puncak alam mainly for own stay rather than investment since there are not much career opportunity like in cyberjaya or putrajaya. But this area is not far from Subang, Shah Alam, Rawang, Sungai Buloh and Klang, so people who work around these places are fine to stay at puncak alam.

Besides tan sri liew who develop Setia Alam will definitely copy or even advance the development in puncak alam under their eco grandeur project. So no worry about th development in puncak alam, it is matter of time to be developed.

I think most of the property at this moment cannot expect any cap appreciation or rentability even the property is in KL area. For example, Ecosky launching price is around RM560k 861sqf and monthly instalment is about RM2500 and maintenance fee of RM400 make up to RM2900. The rental of this area is only about RM1400 with fully furnish (about RM1100 unfurnished). Sub-sales now is about RM550-580k, mean no appreciation or lost a bit but yet there was no buyer yet.

Lakeville which is only 1km away from Ecosky and built by Mah Sing, launching price is 560k for 950sqf i. e. monthly instalment is about RM2500 and maintenance is about RM350 total about RM2850. Rental is fully furnish about RM1400 and sub-sales price is RM580k mean no cap gain too.

These 2 projects were hand over in 2018 and the owners hardly find buyer or tenant due to oversupplied. This area is only about 11km away from KLCC which is consider near but still no cap appreciation.

Nowadays we cannot expect invest in property will get good return in anytime soon as the market is oversupply and low mortgage loan approval rate.

Just sharing little opinion of mine since I got house in PA. It is quite difficult to commute daily from PA to Bangsar South because the driving time will be around 1 hour without traffic. I am not sure about Laman Haris but for Hillpark try get the Meranti, Maple or Palm due to higher density and safer with stronger community. Some other Hillpark phases are selling cheaper because lesser population and burglary cases happened. Same goes to BSC some phases especially nearby the hill side quite offer happen burglary case which cause the second hand value price drop.

Btw it is up to individual. My ex-colleague who stay in Saujana Utama now and she is travelling daily to Bangsar South for nearly 6 years. Another ex-ex colleague she was working in Bandar Utama and she travelling from Saujana Utama daily for more than 10 years time. It is subject to individual whether you can stand on long driving distance and time or not. Both the lady ex-colleagues said almost the same thing, they suffer long driving time from Mon-Fri but they enjoy the time on weekend with larger landscape of double storey house and also some beautiful parks around Puncak Alam.

Due to my wife workplace is really far from PA we can't move to PA at this moment. But wife like PA a lot because the modern design township and non-city life. We born and worked in KL city, it is convenient to stay here but the traffic is messed up and lots of tall building with least of greenery environment. We both like greenery scene in PA and will move in PA after retire.

Hillpark is individual title not strata, the gate and guard is not compulsory even though all phase install the guard house. As I know earlier phase of Hillpark many investors bought to flip. That's the reason why even after 5 years VP the occupancy rate is still below 50%. Unlike Meranti, Maple and Palm same under Hillpark and within 3 years after VP more than 70% occupancy rate because many buy for own stay.

BSC is freehold land while others as you mentioned if not mistaken all leasehold. BSC and most Puncak Alam area aren't affected by flood where water entering house. There are some roads affected by flood especially in front of BSC main junction was flooded last year. PA is safe as people can take other way like Shah Alam, Saujana Utama, Guthrie (from Elmina) or Klang Meru.

If you don't mind of travelling then it is completely okay for your to choose Puncak Alam or BSC or Coalfields. You can include Saujana Utam as your wishlist as this township is almost complete amenity and price is slightly cheaper than Puncak Alam. My 2 ex-colleagues are staying in Saujana Utama and they find it completely okay to stay there.

I got house in Meranti Hillpark and the occupancy rate is above 80% even since the house VP just 2 years last time. People mostly buying Meranti, Maple and Palm phase are own stay or renting out rather than flipping due to the price they bought already not cheap. I got friend buying Zaitun who recommend me to buy the later phase Meranti. She said after VP for 2 or 3 years occupany rate is about 30-40% due to many owners buying for investment purpose and she heard of bulgary cases. But after 5 years there are more people moving in Zaitun because it getting more happening around Puncak Alam area and also Zaitun is just next to the park and lake better environment. I stayed in Puncak Alam for a while but due to workplace change I move out. Surprisingly many calls received for sub-sales in early of this year and offering 550k for fully furnished unit. I am not selling it because Puncak Alam is potential to grow further.

I feel like DASH highway is less benefit to Puncak Alam compare to Puncak Perdana or Alam Budiman. From Eco Grandeur to DASH entrance it takes approximately 12km or at least 15 min without traffic jam. Another problem rising recent years is due to more residents moving in PA, the traffic jam is getting serious day by day. Evening time around 5pm from BSC heading to PA, the biggest junction in PA (in front of Eco Shop PA) the traffic can be 1km long or at least 10 - 15 min to pass thru the traffic light. Hope there are more entrances to build in near future.