Yup, Bandar Seri Coalfields definitely out of the question. Elmina Garden / Tiana is big enough and price is ok.

As for finding a house nearer to Subang Jaya, we didn't find anything we like although we didn't try very hard. Our criteria is freehold landed, Semi-D, preferably new or subsale new around Tiana's price. The one that we did check consider is Tropicana Aman area but that's leasehold and I think the traffic is not any better. Plus point is that area sure will be vibrant in the future based on the developers' profile.

Prefer not to change schools as that would be too disruptive and not easy to find "ideal" school.

I do understand the need for mindset change but not easy to convince the missus! She's worried she'll have to stuck in traffic as she has heard horror traffic stories about NKVE, Bukit Jelutong, etc. Can someone confirm Elmina is not that bad? Connectivity in our area is very good so that sets a high benchmark.

Less commercial area I can live with as it means wife go less shopping, easier on my wallet

Let me try to help.

Bukit Jelutong is jam but its only if you are entering into Bukit Jelutong. Cause apparently the entry to BJ from highway is only 2 lanes and there is a traffic light as well. But that doesn’t affect the road to Elmina.

So far, traffic out from Elmina is fine, until you reach the toll that leads to NKVE.

As for nationals schools, got a few choices:
1. Sjkc subang
2. Sk/smk subang
3. Sk subang bestari
4. Sk taman bukit subang
5. Sk/smk bukit jelutong

Private schools got
1. REAL International
2. HELP International

Not really affected by plane noises. You seldom hear them. Most also can hear once a day? I’m on EV side though. My friend lives at EG side also say seldom hear.