With DASH ready in 2020, would there be an impact on sub-sale prices? Also, would it really be 15 minutes to 1 Utama?

Does anyone know what was the discounted selling price for Tiana semi-d @ Elmina Garden for the regular intermediate units?

Launch price is so low? According to some websites (https://www.propsocial.my/property/9142/elmina-gardens/tiana), the launch price is 1.9m for the standard intermediate lot - I'm assuming this is before rebates/discounts.

This was my concern initially as well. I have been to Elmina Gardens 5-6 times to view houses and each time I purposely stay a long while to observe the plane noise. Out of all those times, only once there was a plane which was very loud even indoors. Other than that, I think bearable/won't notice it. In fact the last 2 times there, I was surprised I didn't hear any plane sounds after spending an hour there.

If you check the map, Subang Jaya (SS15) is around the same distance from Subang Airport on the south as Elmina Garden is on the north. Having been to Subang so many times, I don't remember hearing plane noises. I think once the area becomes more developed, has more traffic, more activity, the plane noise becomes less obvious.

You can also check the flight path here if you really want to see which areas the planes are flying over: https://www.flightradar24.com/airport/szb

This post has been edited by fightingdragons: Nov 11 2019, 12:42 PM

Air pollution is one of my concerns also. But as I stay abt 300m away from LDP, I don't think it is any worse than that. Also at 5-6km from SZB, the planes are still high enough for the wind to disperse the pollutants. At least that's how I'm justifying to myself to consider Elmina (still haven't buy). Any experts with more scientific explanation would be helpful!

Btw, which other place did you opt for?

This post has been edited by fightingdragons: Nov 12 2019, 11:35 AM

From what I can see in Elmina Garden, SDP have built the fencing and guardhouse (not the shabby type) for the residents. Quality of finishing based on viewing a few properties - looks ok, above average.

One thing I notice is that they don't cut grass even around the showroom - looks like an abandoned showroom. Showroom outside environment wasn't impressive but I guess they have been able to sell so can't even bother to maintain their landscaping or build show units. Also, landscaping may be MPSA's responsibility...

Commercial area - I guess Bukit Jelutong and Ara Damansara are reference points. But we should also consider Subang Jaya to be fair - which has a rather successful commercial area. Bukit Jelutong I think they were stuck with a 70% bumi 30% non-bumi quota by MPSA so the commercial area didn't really take off (plus the commercial areas were quite small)

Elmina - if go according to masterplan - should be quite "wong" given the scale/size of the commercial area with mall, offices, healthcare, MRT, LRT. But this is probably 15 years down the road!

70%-30% is for Bukit Jelutong not Elmina.

Hi guys, I have been contemplating buying Tiana semi-D in Elmina Gardens for more than a year now. Have rule it out and put it back on my consideration list a few times. Too tickle / indecisive. Hope you guys can help me out here.

I'm currently staying in Bandar Utama terrace. Very used to the connectivity and easy access to commercial areas but need a bigger space. Kids are in school in Subang Jaya so there is daily morning commute. I'm not office bound so a bit flexible other than the school commute.

I am not keen to spend 2.Xm for a semi-D in Damansara/TTDI area and then spend another 0.5-1m on renovation (old semi-D in TTDi are quite small for example)

My pro and cons list for Tiana :

Pros
1. Ready-made semi-D, only minimal reno required - what I see is what I get unlike extensive renovation required for my options in Damansara area which can get really unpredictable and have heard many horror stories.
2. Unique design and layout exactly like what I like
3. Affordable and room for capital appreciation in the future as Elmina gets developed and Kwasaland comes into the picture

Cons
1. Poor connectivity/infrastructure (vs BU) - longer drive to school. Bad traffic in NKVE etc.
2. Lack of commercial areas - Sime Darby not famous for vibrant townships
2. Flight path - noise and potential air pollution.

The main dealbreaker for my wife is the connectivity/traffic especially to school in Subang Jaya. Anyone knows what is the average driving time to Subang Jaya and how often bad jams happen? I have checked the timing on Google Maps but nothing like hearing actual experience shared by residents.

Will DASH reduce this problem significantly (not to subang jaya but congestion towards Damansara).

Do you guys think the flight noise pollution will eventually be less noticeable as that area becomes more developed (more activity, more noise so less obvious).

Am I missing out any pro/cons?

THanks in advance!

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