Hi, I'm looking for Gated & Guarded Landed Freehold double storey link house within around ... hmm 30km radius from Damansara/PJ that somehow still below 600k.
When I say gated, I mean like this, https://photosrp.dotproperty.com.my/2.0-MY-...bahru-johor.jpg
not those put few traffic cone and block entrance kind of gate.
I saw Puncak Alam might be an option, but some are further like 40km I wonder is there still such property available?
If there is, welcome agent to PM me. thanks alot.

With all the fake ads on property site, it's really impossible to find on those site.

This post has been edited by neo_6053: Jul 8 2020, 12:28 AM

i stay at cahaya spk, you can take a look there as well, i feel its less populated compare to puncak alam and nearby housing area, there are some bank lelong units and subsale should be around your budgets as well. so far, the community is quite good, low crime rate, just that the traffic is not that ideal until DASH is completed.

thanks , bro, will take a look
ya, one of the main thing I actually prefer condo is because of Crime and safety ..
but seeing my kids enjoy the space when we go back hometown makes me want to see if there's any available landed house

This post has been edited by neo_6053: Jun 11 2020, 10:49 PM

yea the traffic was so bad at one point i fed up and moved to city center, i live in city center and go back on weekend, cant tell you how much i miss the place, the peaceful morning, no traffic sound, no noisy neighbor, can go to jog anytime i want etc, plan to move back once DASH is completed
no, i am not the only one who do this, my neighbor also moved out because of traffic, but they come back during weekend as well...hehe

I see. actually I never live in shah alam before, is it the whole place bad traffic like that?

wasnt really the case in early days, but more development came up in past few years like eco grandeur and some other housing projects, and more traffics since, we basically only have 2 routes to leave the area and to go sungai buloh or PLUS highway direction, and one route is a small road, with international school, parents dropping kids in the morning surely doesnt help the traffic at all, but now one of the road finished upgraded so i supposed the traffic has improved since, seldom see ppl posting about traffic issue in fb group anymore.

30km radius covered about 2,800 km2 area, and dbkl jurisdiction covered 243 km2.

Use 1U as center

Setia Alam? Bukit Raja?

Rawang
Saujana Utama
Shah Alam
Klang
Kajang

Kota kemuning 😂😂😂😂

Worst place

thanks. would appreciate if can give some more specific Taman name

Can share what's bad about kota kemuning? I not familiar with that area.

I know the answer, ulu place, far from KL/PJ, without LRT/MRT, heavy traffic jam, low rental return,

It is hardly to get 600k FH landed that fulfill your requirement.

For subsales , maybe, but for sure is an old and non well maintained unit, you need at least 100k to 200k for repair and simple renovation.

Maybe an auction unit can help.

Puncak alam is very far let says you choose 1U as a center point.

Setia Alam is an option, but all the cheaper phase is fully sold, you can try your luck in subsales, the township still new, the only thing is traffic jam at toll towards NKVE during morning working hours and vice versa

This post has been edited by chainyong: Jun 12 2020, 12:58 PM

Wow, why u so pandai, spot on!

alot of ppl complain about traffic

So far my research :
1. Ken Rimba Legian
2. Ken Rimba Jimbaran
3. Elmina Valley 1 & 2

Any more suggestion?
Just ignore my criteria of distance. Just try to list out as many as gated guarded community as possible. Actually if possible, I wish this thread can be the reference list of all gated guarded community in Klang Valley
looking for real G&G like this



This post has been edited by neo_6053: Jul 8 2020, 12:30 AM

Elmina

Anytime kinrara

Your kids enjoyed because is a different environment...just like going for holidays. I doubt they will be playing out most of time after the excitement is over. I seldom see the neighbours kids outside other than having a birthday party.

My friend's swimming pool is gathering dead leaves and the mosquitoes enjoyed more !

This is not to discourage you to buy landed but sharing my perception.

This post has been edited by mini orchard: Jul 8 2020, 07:54 AM

Persada, subang bestari not as well known as only 40 house in this g&g area

Can share their maintenance fee?

but that's a townhouse, right?

you mean the all Kinrara landed?

TS can check out alam impian. Around same distance as ken rimba.

If can consider townhouse, Elegan Puchong looks to meet yr criteria also. Of course, not as spacious as DST but u kinda get landed perks for lower cost.

no its 3 storey linked house arranged in clusters/ blocks

600k... G&G.... Rimbayu is within 30km radius of 1U

250 pm, with no swimming pools, only basketball court and small taman

This post has been edited by biggie: Jul 8 2020, 11:31 AM

Frankly having a G&G space for kids to run around etc really helps in their development.

I'm an introvert and dont relly step out of the house much, so condo is good for me, but for my kid I made the sacrifice to stay further form the city center, to get a landed and doubled down on a decent sized extra land and strata... really stuff that I personally dont need...

ya, kid is the priority ... but sometimes staying too far also hard to look for good school..
where u bought?

i see i see.. seems not bad... but leasehold

Ken Rimba is good if you can get discounted units

i bougth in Canal City.

Chinese School and Tenby around 500m away form my house.

Another private school Oasis about 2~3km away.

Can share more?? Location good, built quality good, neighbour good, maintenance good??

Many don't realize strata title maintenance could be expensive and ill affordable to most retirees.

but it will not as expensive as condo anyway..
i guess that's the price to pay for a safer community ...
i guess perhaps better to pay more than to have the fake G&G where the gate is too low or too many unguarded small entrance or the guard just simply open the gate ...

Depending on number of guards, gardener, cleaner, street lights, area per unit, landscape, number of units, facilities, etc; could be more expensive than condo.

G&g may reduce crime but doesn't guarantee crime free.

This post has been edited by icemanfx: Jul 8 2020, 10:32 PM

Ken Rimba is G&G with individual title right? So basically it is just as good as F&G not like strata title G&G, isn't it?

Correct me if I am wrong. I am just a noob started to read about all this for the past 1 year only.

keyword: freehold

This post has been edited by chainyong: Jul 8 2020, 10:36 PM

Rimbayu got 600k? And i wont bother with that dead fish town...

actually i dont know what is the difference of F&G and G&G . haha

Don't take my answer 100%, but from my readings, F&G is normally a term that people use for new development that the developer provides all the fencing and guard house but still under individual title. I think in this case owner are not obliged to pay the "maintenance fees". G&G is gated and guarded with strata title, management can bring you to court if you don't pay the maintenance fees.

F&G also refers to existing neighbourhoods which decided to fence up their area for security purposes. Not sure how this is dealt during its inception and implementation as there are bound to be house owners who will not accept and pay extra for it.

Unless the one option they can go for is to fence up those houses that agree to this concept and avoid those houses which objects to it...

They have to come up with creative ideas how to pressure those uncooperative owners into paying. One example is they need to use visitor lane where the palang come up much slower while paying owners can use access card in owner lane. Effective or not i dnt know. That's why some ppl want to just avoid these disagreements n opt for strata GnG so got law to back up their fees collection.

ya, ok, now i know what is G&G and F&G . G&G is so much better. F&G is the one I mean that is fake, pointless and doesn't work (most of the case, some case works like BU)
Because the owner can choose not to pay, and the so call fence is usually just few traffic cone or with some forever open boom gate, the guard are sleeping or just need a hand wave to get the door open.

That’s why most developer now are setting up F&G infrastructure to newer development for individual title since normally the initial setting up costs are the expensive part where house owners are not willing to fork out. When the market them as F&G, most of owners will be aware that there will be some future fees that they need to pay in order to maintain the security arrangement. But there will always be people who are big headed and will argue that since it is and individual title, he isn’t obliged to pay.

If developer and vendor got buyers to sign deed of mutual covenants, buyers aka owners will have no choice but to obliged to pay even individual title.

This post has been edited by icemanfx: Jul 10 2020, 11:51 AM

Yeap, correct also. Depends on what the Residents Association do for those FnG. Most now understand the value of good security and its impact to price appreciation la.

I think its the older individual title tamans that have those weaker security, generally.

As landed strata is relatively new, many still don't realize its many limitations and cost burden, will be shocked after they moved in.

This post has been edited by icemanfx: Jul 10 2020, 12:48 PM

Have to increase price to 750k to 800k at least.

Maybe have a look at Bandar Seri Coalfields. I takes me about 30-35 mins to reach my office at Damansara Perdana. If jam on Kuala Selangor Road, I take the NKVE-LATAR and reach within 40 mins but pay toll.

It is freehold and there are gated and guarded communities within. Mine is Senna which is gated and guarded. There is a club there with pool facilities, badminton, tennis and basketball. Also a huge park. My daughter goes to the park almost every day.

The best part I think for you would be the fact that Wesley Methodist private school is there. Your kids can go to school there and the fees are reasonable.

ya, but isnt BSC abit too far? I find Elmina is a hidden gem.. closer than any new launch landed and affordable? isnt it?

Time taken from BSC to mont kiara is same or shorter than elmina. Elmina is closer to Subang or Shah Alam side

Elmina is further to my office than BSC and as GEN Z said closer to Shah Alam and Bukit Subang.

Elmina is also more expensive than BSC. BSC is freehold and close to BSC is Eco World Project. There will be Aeon, KIP Mall and Jaya Grocer. Tesco and Econsave towards Puncak Alam.

Anyway just a suggestion as you are looking at below 600K freehold

Betul tu.. township ok la.. rumah besar, tapi location a bit off for me ..
I prefer setia alam this side ..
Kalaulah cukup duit.. I prefer Setia Alam and towards Klang ..

i see.. ya, sometiems depends on where we want to go...
i target damansara and thus it seems closer from Elmina.. haha

Good luck! Hope you find a suitable home soon. I plan to visit Hamptons BSC showroom this weekend. Looking at the Semi D

wow, upgrade

F&G some say LPPL some say good, depends on which side of the fence you're on.
If you're looking for an optional G&G in future or minimal G&G then F&G is the way.
But some may think it is extra cost they dowan to pay.
These people rather see the housing area filled with "rumah hantu", always open boom gates and security that will inconvenience you 99% of the time but hilang that 1% of the time when you really need them.
F&G usually has all round fencing and clearly defined entry/exit unlike normal terrace house projects which is open to the public.
This is why it is some areas where the neighborhood barricaded roads and setup guard houses have been asked by the bandaraya to remove it, coz it wasn't planned to be so during planning.

If you want manicured and homogenus houses with good security go for G&G with strata directly but dun complain of fees keep rising in the future.

thats my take on the situation

thats why i always look for individual title but not strata titile. strata unless u rich dont bother about it betta

How much for hampton semi d after discount and rebate?

How much hampton semi d after disc n rebate? Looking for a semi d too.

Everywhere traffic is terrible. I prefer stay near office and pay a bit more for the time saved.

sometimes alot more

Ok lor, donwan unnecessary stress.

Let's bump up this thread - to update the latest list...

Hi, I,m on the same journey looking for freehold landed houses under 800K.

neo_6053, you found your ideal house yet?

Wondering why is worst?

https://www.facebook.com/LelongKingJeff/pho...57782904410743/ can check lelong unit in Sutera Damansara but it is leasehold

Sutera Damansara is bad place to buy. Traffic is bad there. Developer gave empty promise.

New launch Hampton Residence in Bandar Seri Coalfields 26x90 freehold 870k. Upcoming shopping mall and abit far but if use PLUS then it’s 30min drive to Mont Kiara

Thanks, will put this into list

Im looking for same criteria but can consider leasehold and want simple club house too. We dont attached to any part of the city and work from home, so location is important yet tolerable. As long as area is safe and close entrance to major highway.
Any agent/owner pls pm.