Since you are Budak Subang, just continue stay there. No need to move out. Subang is not a jam as other say.

Subang is a unique area where there's nice blend of people from different race and nationality. We loved in harmony for so many years, and people are well mannered here as well.

I am targeting to buy in this year. Went to a few house viewing, it looks like I gotta slightly increase my budget lol.

Mind sharing what to take note when buying a sub sales? Other than leakage water mark, direct water supply bypassing or not, mbsj approval for extension (owner say it is approved, is there a way to double check by myself?)

This post has been edited by jw0987654321: Feb 13 2025, 07:15 PM

Subsale, you can nego till the price both parties agrees.

Termite infestation need to take note. Regardless, still need to do termite treatment before you move in.

Prepare some budget to re-wire and re-pipenthe whole house. Do upgrade it to 3 phase wiring if you are re-wiring. This will future proof your house and also has the option to charge EV.

Mbsj approval usually has a CCC. Ask from the seller.

One of the most problematic area is water pipes. USJ was built in the 1990s, the metal pipes would tend to get clogged inside. Easiest way is to check all the taps and see if there's good water pressure. Next thing is to get a ladder, open up the access panel, no need to climb up but to see if the roof tiles got any stars or light shining in. For termites, they usually like the small room below the staircase or kitchen. Water gutters usually would be rusted or broken. Go check out the house during raining day, daytime and drive around during night time. Look out for neighbours parking right outside yr house and also chat with neighbours if possible.

Ask owner show you CCC and approved floor plan, double check the approved floor plan with CCC is it tally to the current house floor plan, example car porch roof is it tally to CCC, any balcony or kitchen extension is difference to the CCC, it could happen the CCC approval is for last renovation, and the latest renovation is without ccc, then you will headache in future if you want to do renovation at car porch and fencing.

Please aware the demolish and build the new car porch fencing is required plan drawing and submiision done by approved architect, and need to attach CCC, if MBSJ officer come to check and found your current house is not tally with latest CCC, they can either not approve any renovation permit, or ask you to resume everything according to CCC. My relative kenal one, need to demolish one of the unapproved awning only can proceed with renovation application.

If you choose to start renovation without approval, the officer can come to stop the construction and give penalty. It might generate more trouble to you.

For subsales house in USJ execpt USJ height etc those newer project, most of the house need to change the whole house piping , and if budget allow can rewiring. If you have no budget to change piping, can ask specialist to wash the whole house piping by food grade chemical. But i heard that is a risk of pipe burst/leak because of high pressure.

If you interested to buy some unit, can choose to view that house after raining within 1 days, at least can see the water mark. But roof is recommend to do water proof coating and change the broken roof tiles. Roof top leaking is unavoidable for old house, if ex owner never change it, even if currently no leak, it can leak in coming 5 to 10 years. Just avoid the serious leaking house, if water mark too obvious, try to.avoid.

Neighbour hood also important, you can try to monitor the neighbours.

Stay at Bukit Gasing, confirm no flood

Boss,
Just a different point of view....ya

If looking for subsale, more attention should be place on the unit location, higher ground, facing, parks, ample parking, guards, LRT station, amenities, no HTC, heavy traffic, swtp etc.
House condition, even if recently renovated you won't know everything until you move in and stay there for 6 months to a year. Unless the previous owner give you 12 months warranty....la

A basic house in a superb location is better than a nicely renovated house in a lousy location.
Renovation is best done oneself as you can control the quality of material use and it isn't necessary to do all at 1 go.
Of course some parts like piping and wiring and flooring and any wet works is best done before you move in.
Depending on budget, what you can defer, it maybe better to defer as manatau you may not like staying there after 2 to 3 years and decide to house hunting again.
Remember, you can spend 500k for renovation but banks / valuer normally won't recognize that 500k during valuation, if lucky maybe they recognize 50% of it, if lucky.

Happy hunting Boss....

Nicely said. Renovation best done according to ones taste. Landed link house is a luxury in it's own.

Nowadays matured location is worth more than far aware location.

Try not to spend more than 30% of the SPA price in case bank don't recognise the spent amount. Renovation of 500k on a 800k house doesn't means you can sell 1.3mil. It's easier to sell a 1.0mil house (800k+200k Reno).

On the same token, a seller may say the market price is RM800k and renovation cost RM200k. Therefore the selling price is RM1.0m. But your bank value the house at RM800k, and would only give loan of 80% based on 800k. Therefore your loan is 640k. Which means to say you need cash of 160k + 200k to buy that house. Never be taken in by the renovation costs.

What are some examples of superb location? I see this is a USJ thread, but any other suggestions? I suppose the usual PJ/KL...SS2..TTDI etc.

Gonna cost a million+ after renovation

Boss, that's why it's called house hunting.
Good location i would say in general USJ is pretty good and also the places you mentioned.
But all good location will also have not so good area and good area.

The thing i wanted to highlight to TS is that finding a unit located in a good area takes priority over the renovation done.

And if you can find a unit that's in good location, nicely renovated and below a million, better keep quiet.
Otherwise ppl will come and buy it before you can call the agent or maybe agent themselves sapu first..

You staying in USJ as well?

Still have quite a number of subsale houses with good location, 'nicely renovated' and below a million that I see, even in USJ. But somehow still will have some cons here and there (neighbor, house condition, size, etc. etc.)

Nope. Not staying in USJ
'nicely renovated ' can be subjective and depends on individual
Hence my preference for basic unit

basic unit very headache bro....u need to strach urself for the renovation

It's part and parcel of buying property.
I actually like it as you can learn a lot from the whole process.



This post has been edited by Longshot: Feb 20 2025, 05:57 PM


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I think nicely renovated move in condition...20x60 house still have plenty of choice bro...

If buying landed property >20yo, I would think a basic unit would be preferred choice without paying for any reno cost previous owner had spent. I could save the purchase costs to strip all fixtures to check for any defect problems, and most importantly, re-wire and re-pipe the whole house so that I know at least for next 10 yrs I would not need to worry of wear n tear from old wiring n piping issues.

So depends on own budget, if going for old property, that's additional budget one needs to spare.

Great. Tell that to the one looking for it.

But as it goes, renovated shouldn't be on top of the list for obvious reasons. Location of the unit takes priority.
Haven't you hear of locationx3?

Would re-wire and doing re-pipe costs a lot nowadays? What would the contractor do in these case mostly? Hack all the walls etc.?

If piping only, you need to at least change the tile for all toilet, for kitchen piping, the contractor can connect from main valve, then go up to roof, and connect from the back from the house, the most budget one. Bur if you can find the same tile, or you not care about the different color of tile or currently the house is come with PVC flooring, then still can do underground pipe change with less cost. Bit If you want to change your whole house tile, repiping is not costly.

Rewiring i am note sure how much, but it is not that difficult to do, and the wire can just remove from wall by hacking, for tile wall, they can insert in between of tile, just cutting a bit of tile and filling with white or grey cement, still not that bad.

I guess 10 to 15k for both repiping and rewiring, and rewirinc cost is higher than repiping. Next week i check with contractor again as the electrician will come, my contractor do repiping for me because i change all tiles for whole house, painful.

I am the one buying renovated unit, in the begin i thinking just budget do, only change the tile in toilet (redo water proofing) and remove upper floor wood flooring. But in the end, do more and more.

By the way, as my experience of current house, and my house in hometown, wire are quite lasting, my hometown house already 30 years after renovation and move in, now all wiring still function well.

My current stay in puchong already 15 years from developer, so far everything is good on wiring.

This post has been edited by chainyong: Feb 21 2025, 10:42 AM