u r right bro, i also looking on usj 13, but the interior design and land size is smaller ,around 20x60, and the asking price at there r very premium..
whereas usj 14 is 20x65, interior design much better leads less cost to reno..
in a dilemma..

Boss,
Difference is only 5ft at the back. Width the same.
Inside layout can change with money but location cannot change that easily. (Need alot more money)

It is obvious usj 13 command that premium for a few reason and 10 years down the road, those premium will just get higher and higher while usj14 will remain relatively stagnant without any notable USP.

May I ask what in the price difference?

This post has been edited by Longshot: Aug 15 2022, 02:28 PM

usj 14 also premium bro, asking price and bank value also around 700 K...

whether bigger size of house, or more residential enviroment...

USJ 13 house i visit b4, it is jst very small

squeeze in 4 bedroom and 3 toilet as well..

even smaller then my condo..

overall build up only 1400 SQ

im not sure the bank value got or not

usj 6 i saw asking price 800K,

USJ 13 around 650-700K

USJ 14 680K -800K

i chekced usj 14 bank value, if original + extended back, bank value around 700K

Boss,
I think from the bank valuation you gave you can already see that USJ13 commands a premium vs usj14.

Even at a disadvantage of smaller build up and land size, they command a pricing at par or only slightly lower with a bigger build up and larger land in USJ14.

As I said, inside you can still reno to make bigger. Location, amenities like the school and LRT station, density etc you cannot change.

Happy hunting ...ya
Do share you results...ya

i agree that usj 13 is better abit, bz the open garden which is sharing with usj 18 resident also a advantage

usj 14 is sharing between those GYC apartment

transcation at usj 13 also alot..

Some area like USJ11, 20, 4 are at 24X75....you might want to look at those as well

This post has been edited by Maknusia: Aug 15 2022, 05:37 PM

Yes but not sure can get within budget.

I thought USJ 2 is quite good. Near to highway entrance and to Subang Jaya too.

true also, but house quite small

Errr.... small eh
how big are you looking for ?
what is your budget?

Size X Location X Price

3 choose 2- cant have it all bro

Usj 2 i think 20x60 only right bro?
Im looking for at lest 20x65 bro..

many people left USJ to kota kemuning because high crime, too many entry and exit with shops, schools and worship places next to homes, therefore cannot fence up.

most notorious was USJ 1,2,6 with many migrants and rental crowd. even usj 3,12,13 14 and usj 9 are vulnerable and many foreign tenants, and cannot be fenced effectively.
last time while visiting house at usj 13, the tenant actually revealed that her next door was recently burglared.

some locations are improving with partial guards/fencing like ,4,11,5 ,16,17,18,21, better balance of convenience and security.

i think usj 24,25,26, PUtra heights sek 1,2,3 are much better for security and greenery and bigger plots, but opposite of ldp,

This post has been edited by Facepuke: Sep 14 2022, 12:14 AM

As to those many have left usj because of various reasons, at the same time, many have also moved to usj and these are similar to other townships.

It will be good if you can share official statistics of crime rates on the two areas mentioned .

Don't play play, mini orchard boss is here...💪

True, I also moved to USJ a little more than a year ago and the main reason is the location. However, as USJ is a very huge township, perhaps one should view houses at the various sections and choose one that suits their needs. Personally, I would avoid USJ 1 due to the traffic and the entire area is mixed with high-rises, industrial areas, etc).

usj 1 also having flood issue, and leasehold..

helo bro, which part of usj u live?landed bro?

burgury issue i think everywhere having bro...

if my understanding is correct, originally USJ 1 only covered the area where DaMen, Summit, SEGi College, HeiTech buildings located.

The area to the east of Persiaran Subang towards the Klang River were not supposed to be part of USJ. The landed houses there were supposed to be Taman Subang Mewah and they sit on former tin mining land, hence they are leasehold while Sime Darby's USJ sit on former plantation land. Read before somewhere there was some hanky panky that resulted in these areas eventually being assigned USJ 1 addresses.

And you can see the mess of the entire area there, compared with USJ 2 to USJ 27 & Putra Heights - which are properly developed by Sime Darby and a few other developers based on Sime's master plan.

This post has been edited by jolmy: Sep 14 2022, 11:05 AM