End of last year, usj 11 22x75 still has some selling below 850k. Needs more work for repair but price is cheap in reflect of the condition.

I will say look harder, probably not limiting your search to a particular Taman.

Iagree location is not really ideal for those working in city centre.

Subang is just an established township that one can survive without venturing out.

It's better than setia alam due to presence of LRT, KTM, BRT. That's all.

I'm staying in Subang, and find it to be a nice neighborhood. Cultural mix, no racial issue here. Yes distance to city centre is suboptimal, but I'm not working there so it doesn't affect me.

No idea with the 2 area you mentioned.

To be honest, for KL rush hour, this is not too bad.

Driving is also some precious alone time.

Take up rate and occupancy rate both high. Subang USJ has organic population with active student market.

I see it will continue to grow as a self sustaining peripheral city.

Capital appreciation might be low, but ROI will be healthy.

With students completing their studies, some will stay out and raise family here. Many subsale transaction is with young family.

Rental market I mean. I don't invest in this area but the rental market has surprised me. Problem about capital appreciation is developer is selling future price. Just my take on this area.

Young families doesn't mean low spending power. It can be you g professional.

We got to agree owning a landed terrace house itself is a luxury nowadays.

Disperse into kesas from empire remix, another option is flyover to Sunway area directly.

Without doing structural work, I'll say 150k achievable

Why not. Roof tile change is around 10-15k depending on area.

It's always give and take. You can't be asking for whole house carpentry work plus wiring, piping and expect it to be under 150k.

Want more extensive wiring, piping, cur down on carpentry. Vice versa.

Reno based on budget, not on feeling. No point arguing here.

I'm doing my Reno, and I'm very level headed, budget tight, then do those that can't be done as ad hoc. E.g,: structural, concealed wire and pipe. Cut down on carpentry, sofa, dining table, electrical goods etc.

Please don't expose usj house pricing. I find it to be undervalued compare to the likes of Puchong, TPG etc. freehold, matured, well maintained road and bustling commercial activity. However the landed house remains cheap in comparison.

Recent condo launches ain't cheap though.

If you appreciate land price, then you'll find it's undervalued. If you focus on aging house design, then too bad. Buy 1 if you have the cash in hand, and likes subang vibe.

I personally know a 1.5 storey house asking for 620k. 24X65 feet. Bigger land, put in some Reno coat, will be a nice house.

No security is theft proof. It's just a deterrent and hope thieves will go for low hanging fruit instead of difficult ones. A good GnG housing area will work.

Stayed in condos, landed(individual), and also FnG landed.

I can say I'm qualified to give my opinion on this matter.

Condo security differ from one to another, and if you experience breakins, can't blame security company and ask for compensation from them. So much for strata and their 300-500 monthly maintenance. Yes there are many tier of security card scanner for access. But have you though of, what if your card has been hacked or their system hacked? It's like free access. And some of my condo security is basically hi-bye type. No card? Just say you are drop off, then security just open the gate without registration. There's one that stands out, body cam, call individual unit to verify visitor etc. you get what you pay for. The good ones cost me RM0.5 PSF.

Landed without security, now that's hihlgh risk. Had experience with break-ins. Things got resolved by those back alley gate, CCTV ,and a guard dog. My theory of low hanging fruits stands.

Then comes landed with FnG, with less than 1k per annum, very responsible company that'll register all visitor without slack, and will double check if visitor did visit the said unit, every street has CCTV installed as well. Own security measures still needed, but owner will have another later if defence. Some mentioned freeloaders, yes they exist. Enjoy the security but not willing to pay.

So there you go, each has it's pros and cons. So far I see the landed FnG is the best in terms of price to value ratio.

This post has been edited by Gorila_: Aug 11 2025, 01:18 PM

Is wangsa baiduri freehold or leasehold?

Usj 5 is a good place. But the price ain't cheap