As far as i know, the road is very smooth until u reach the Star Avenue traffic light which u will need to wait 5-7 mins there. I'm more concern on the road from KD to Star Avenue, where the bottleneck is kinda stupid to the traffic light, even if you want to turn to Subang Airport road you cant cause the bottleneck blocks you from using that road, that road needs to be widen asap cause u will burn 20-30 mins just waiting for that traffic light

Actually which plot of land is this area?

It will take between 2-3 years to fully occuppy EV5 as the VP is less than a year. If your leaving in a landed hse obviously its not as secure as a stratafied community, but at least the place has already been fenced up.

Traffic to Guthrie in the morning obviously is jam, that can be said to any township that is away from the city area

[quote=IefGnow,Sep 15 2022, 08:47 AM]
[quote=Spawny,Sep 14 2022, 09:50 PM]
It will take between 2-3 years to fully occuppy EV5 as the VP is less than a year. If your leaving in a landed hse obviously its not as secure as a stratafied community, but at least the place has already been fenced up.

Traffic to Guthrie in the morning obviously is jam, that can be said to any township that is away from the city area


so far how’s the crime rate in the area? Break in rates?

[/quote]
I dont have that statistics so i dont know, but its G&G for now as of most of the residences here. Any area can have a break in but that does not makes the property less valuable

And to add, there is like 1 one house for sale in the area at any online portal, any houses that are for sale in Ferrea goes out quite fast

This post has been edited by Spawny: Sep 16 2022, 05:36 PM

Not sure, but the outer appreance of the hse looks more premium than EV5, the top balcony area is covered with glass instead of grill for all the house, so gives a sticker look. Also its closer to the commercial area which maybe its one of the pros also. The density of Ferrea is only 200+ compared to other EV area which is about 400+, so maybe there is less residents to handle if your part of the RA community

Yes your right, if your only using 1 guard hse to cater 400+ residence the cost can be way lower, but you can also get more complains and probably the group chat will be bombarded if there is alot of residence staying. EV5 is actually the most the expensive terrace house because its the closest to the forest reserve, next to Ferrea is also a forest but they might have a development going there in the future but i'm not sure.

Yea that is not a forest reserved, but that plot of land was already flaten even before Ferrea was build, I was guessing if they will try and build a sport center in that area as there is no sport arena in Denai Alam for now

The Elmina Lake Side mall will definitely bring the commercial development, Jaya Grocer for sure will come to Elmina, but where they want to setup shop is still a mystery.

Jam will sometimes start from Ferrea roundabout till the Guthrie exit during Morning rush hour, during evening rush the jam will start before the guthrie traffic light exit from Sg buloh road. Population is already increasing in Denai and Elmina so more commercial shops will be open more soon.

I see the bare land between Ferrea and EV5 they are doing some ground work there now, i dont think its related to Elmina Ridge or Peak which is their next project, cause i dont see any sign saying that their building houses in that plot of land.

I think even without the highway i think the influx of cars exiting to Guthrie will still remain the same, u can easily save 15-30mins by passing the traffic light at Star Avenue ehoch is worth it

I'm using Digi, no issues at my area, i'm nearer to the commercial area

I don't think "atas" is the right term, but for sure Elmina houses fetches more than Serenia, if you see sub sale houses price you can gauge the property value in that area. Elimina with DASH is literally 20 mins from PJ, that is not bs timing but real time while considering traffic light and jam.

The light is still not online yet, just checked it ystd.
Btw i agree that this traffic light sucks, its to accommodate the cars from 2 small kampung roads, which means you have to wait 2 traffic lights before your turn. I think its better for those cars to make a U turn at the further traffic light as they are the minorities. Well not sure if we can complaint now but its really annoying that have an extra light just before u can exit to DASH.

Not exactly crying but complaning haha, if you bought Elmina when it was launch, you already made money in the secondary market. I suggest if your returning from Damansara try to use NKVE > Guthrie as the exit has no lights and you wont have to get stuck at the Guthri Sungai Buloh exchange

This post has been edited by Spawny: Jan 16 2023, 12:27 PM

Yup my neighbour definitely did, but doesn't matter for most people as they but it for own stay. May i know what kind of tenants are already in Temu and any upcoming new ones? E BOULEVARD tenants are coming in heavy, now there is 3 franchise cafe i know opened there, Gigi ,Zus and Bask Bear Coffee

This post has been edited by Spawny: Jan 18 2023, 12:24 AM

Even if they build the new path, they force you into paying the Denai Alam toll cause if not you will get a free pass to Dash until Persiaran Surian

I agree, i think paying the Denai Alam toll to reach Persiaran Surian its still a good deal, because its quite a stretch from thr toll to Persiaran Surian

Dont see Subang people complaining about the Airplane noises now, and their property prices are ridiculously expensive till now? Air plane noises will reduce once the township is more mature as more residents stays in.