Hi all, Feel free to discuss about the terence houses which 1 is the best to stay?
The location wise and public transport overall is very mature..and price also not very high as well..
Target on those houses 20X60 which the price below RM700K, looking for investment and own stay..

Any recomandation? thanks in advance.


Targeted area

USJ 2 terrence houses
USJ 3 terrence houses
USJ 6 terrence houses
USJ 12 terrence houses
USJ 13 terrence houses
USJ 14 terrence houses

This post has been edited by jrshow: Aug 12 2022, 04:34 PM

I do know that Taman Perindustrian USJ encountered flood issue during the big flood last year. My friends factory kena and all his stock got destroyed.

USJ 4 got flood? I stay there for so many years, never experience flood.

Usj 3/4 road..not usj 4..

how about metropark? any flood issue?

live at goodyear court 7 usj 14

So far USJ is probably one of the flood proof city in Selangor. Last year flood. only usj 1 are affected but ankle level only

appreciate to know how many yrs u live in USJ 14 court 7 bro? tq

Buka google earth/google map

All those usj area beside river is very vulnerable to flood

So far, the real USJ (USJ 2 - USJ 27) are relatively flood proof, except perhaps flash floods along main driveways (the Persiaran roads) caused by heavy rain that usually recedes very quickly.

USJ 1 areas located beside Klang River are the ones severely affected by floods, especially the Dec 2021 floods and once again in March this year.

you seems to have lots of question.
are you selling your house in setia alam and move over to Subang USJ?
you have lots of question in setia alam too.... make good profit eh

Good area to stay for working .

Personally i would avoid to stay around usj1 as you will be facing heavy traffic at mydin and damen.

I would suggest to search around usj 2-4 due to nearby entry to federal highway both to Klang and KL

Any location near the monsoon drains will flood. Avoid those.

Nearby but the land level is quite high around usj

flood never ending story in msia lah..fantastic!

any feedback?

any news...

Boss,
Maybe you can share what is your requirements.
If ownstay, what is your priority? Build up, amenities such as near to Taipan commercial or further away for some serenity etc?
Investment, what is the time frame, expected return and investment objective etc

Each phase although similar, each has their pros and cons.
Budget seems to be around 700K has a few choices.
Need to narrow it down

hi bro, perhaps on stay plus investment,not sure USJ 14 landed house is a good choice to stay or not.

Perhaps hold the unit for 10 years like tat, first 3-4yrs is to investment, rent out the whole unit and see how first in fulture.

no la, just making some thoughs only..nowadays ringgit keep drop, and inflation so high...just try not to hold many cash only if posible.. btw i also not many cash also la.. haha

Hi Boss,
USJ 14 is on the factory side with Persiaran Kewajipan being the divider road.
Personally, I prefer the opposite side like USJ 9 and 13 which is more residential side. USJ 13 being close to the LRT Wawasan station and also SMK USJ 13 (pretty good school) would be a better choice.

It is smaller than USJ 9 I e. less dense and doesn't has a very big mosque in it (sorry, don't mean to offend our Muslim friends).

Moreover, usj 13 has 2 fields, one in front of the school and another just next to the LRT station. A bit more open space.to enjoy some greenery. USJ 13 is also fence and guarded but since the school is inside, you get a bit more traffic coming in during school hours.

Like my Boss use to say, got pros sure got cons

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

Not going to be specific but well, along USJ 3A-3D area, and yes, landed.

This post has been edited by jolmy: Sep 14 2022, 11:04 AM

oic...ya bro u r right, those houese is not under usj 1 punya, not sure why assigned as usj 1 .

so residential actually is from usj 2 all the way to usj 27 right

mostly. Some exceptions, USJ 10 is entirely the Taipan commercial area. USJ 25 is developed by MCT (OneCity).

tat area i also survey b4.. 20x70,but pricey already bro, cant afford at my wallet...but that area is quite nice also, got a big park..

If you guys looking for a house in ss14 do pm me. Not agent
Ps. Sorry if it's against the rule

i am sorry , as you would have already expected, i dont have official statistics, which i dont think is made available by any govt source. anwyay there is a police video on that issue usj crime statistic


no, people who move out and move in to USJ are not for similar reasons. you can check out Kota kemuning, canal city and all new townships are GnG or at least FnG with single entry exit and separate commercial and public building zone.
those outsiders who move in to USJ are attracted by the convenience, popularity and connectivity of the township but only realise later why old owners left.
and you can go around USJ, all townships have multiple entry exits and commericial or public buildings are in next to housing,

for context you can read old news below, situation have improved slightly with private security but due to open taman concept, still vulnerable.

https://www.thestar.com.my/metro/community/...o-prevent-crime
https://m.facebook.com/SJEcho/photos/crime-...53404083507817/
https://www.thestar.com.my/news/community/2...eers-keep-bad-h
https://m.facebook.com/watch/?v=46967770344...iJcS8BoWjo&_rdr

18 years stay in Usj 14. Probably the best place to stay for working lifestyle. Everything is near and feel safe to stay.

hi bro, izzit ok u can tell me wat row u stay? btw this area got flash flood issue? tqvm..

me live in that Goodyear Court 7 area.

Flash flood so far no issue at all. few years stay here last time got news flash flood was at that mosque area which was 4-5years back. til then no issue regarding this. But the parking issue can be annoying sometimes. Got few abandoned cars waste laying around

u mean the USJ area mosque?wow tat is quite high wor bro

U mean big drain beside always will flood?

Yes.

Last year, the USJ1 industrial area flooded from the overflowing monsoon drain.

and never experience watercut before lol

I cannt differentiate drain/monsoon drain,river..can furthur explain?

Monsoon drain is wider and taller than a bus.

Normal drain only can fit a BMX bicycle inside.

Hi Sifu in usj...can i know why USJ 14 terence house market price is very low? even those apartment at usj 14 like gyc 8 and 9 also canhave 450 K value,
but the terence house is very low..

What is the asking price you know or saw on advert ?

I just refer at brickz .com only

Usj 14 midian price rm 630k
Usj 13 median price 695k
Usj 6 median price 720k

Why ah?

Any command boss

My opinion, 14 is more of mixed development compared to 13 and 6.

Buyers looking for a home would want a residential place away from 'chup' place.

but usj 6 also mix development right?got condo and shop also

Drive around both places and compare. Definite you will see a difference. Price diff dont just appear from nowhere.

House design, layout, service roads, racial profile are also good reasons why more prefer certain areas.

This post has been edited by mini orchard: Oct 14 2022, 07:30 PM

Boss,
I don't command anything.

Didn't you say you already finalized ur unit?

Actually i didnt c any different bro

I choose alr..

If you think you are right, that matters because you are buying.

But there are always reasons for price differences, albeit all looks the same. And some are willing to pay a higher price for it.

One need to live few years there to know the area better and whether the decision was right at the begining. This is one reason why people buy, sell and buy again.

This post has been edited by mini orchard: Oct 15 2022, 08:08 AM

Congrats Boss,
So why the recent post?
Wanna share ur latest acquisition 🤔

Boss,
You need to feel it...

"Life creates it, makes it grow.
Its energy surrounds us and bind us"

Meditate on this, you must....

Tats the reason i ask bro..i really didnt c the different, if anyone know whats the unique on usj 6 and usj 13,can reply here and let me know..anyone expert on usj area?tq

Ya bro...i alr brough already,im just curious..why only..bz b4 i made my decision i hv go round usj 6,12,13,14 already.

Sorry to ask but which one you ended up choosing?

Bro,
Since you choose oledi, why still curious?
Decision made on what you have gather and what you think is the right choice.

Each phase have their pros and cons.
What is important to me may not be to you.
Each individuals will rank the pros in each phase differently according to their priorities or preference.

If you cannot identify the pros and cons of each phase or missed out in identifying them, then your DD was not done comprehensive enough. This happens to everyone, myself included and it's part of the learning process. You have to learn from these mistakes and not to repeat them.

If you are curious after deciding, it only means u have doubt in your decision. If you want someone to say, "Great choice Bro", to make you feel better, well anyone can just say that but only time will tell.

Part and parcel of buying a property.

He had already decided I think. He just keen of getting others to acknowledge he made a good choice. Hence so many posting and discuss on similar topic.

u r right bro, buying property more or less is depanding on the luck as well

someway correct bro, but this really scary if had placed about 1M of loan on property

No ngam, sell, then buy again.

There is no perfect house or location no matter how much one do the checking.

Environment, social and security will come into your future decisions whether is still condusive to live there.

This post has been edited by mini orchard: Oct 16 2022, 03:04 PM

I would say it is 90% hard work and 10% luck.
You can do everything right but if 1 of your neighbor is an Idiot, nothing can be done.

Like Boss Mini orchard say, if not right you can also dispose it. Just make sure all the USP you identified are still there and you will be able to sell without incurring any loses or minimum.

The key thing is you did your DD and those positive points are still there. Like I mentioned previously USJ 13 is more residential, LRT station, USJ13 school, 2 reasonable size parks, fence and guarded and surrounded by other residential phase. These points will remain and I was informed that recently an end-lot unit near the LRT station was sold for 690K. Another end-lot unit nearer to the school was sold for 710K. These are actual transactions, not asking price.
Prices last year or the year before was in the range of 660K.

As you can see, prices of landed with positives points are still creeping up, some higher than others but generally an upward trend.

Similarly, it is not the 1 Millon you paid that you should be concern with but more about did you buy something that commands that value. Hence the saying, price you paid is 1 million, what is the value you get?

close

This post has been edited by jrshow: Nov 16 2022, 03:28 PM

Congrats Boss ...
Not sure if USJ14 is flood prone or not.
Did recall that area flooded once just a few years back.

Anyway, any area now can be subject to flood due to climate change. Previously non flood area could also be experiencing flood due to extremely high rain fall.

Is it just me or did anyone realised that lately the mosques around usj has been quite loud? Which part of usj is the least affected?

None. In every corner there is at least a small surau. The big ones are in USJ 9 and 17.

yep, i feel too

need ur advice...appreciate for ur feedback

any sifu here expert in usj area expecially usj 13 area?does this area have flash flood or flood issue? kindly advice if have and which strech of road will flood? usj13/4 this road will it flood? thanks

usj13 no flood

but last 2 months night heavy rain kao2 it flooded at the road from shell usj 21 there up to the traffic light at usj 14

but next day mbsj terus went n check n settle

u want buy usj13?

my old home area. moved out already caz house size too small n neighbour like shits

USJ is so jam, entering and exiting USJ alone during peak hour will take 15-30minutes via driving.

Taking the LRT to Bangsar/KL will take you 1hour

This post has been edited by bigduck: Aug 3 2023, 10:47 AM

Neighbours like shit im agree...those aunties aunties face really very garang and less friendly btw...

Btw im concern on the house at usj13/4,bz these houses is beside the usj 13 moonsoon drain..will it be overflow?thanks

Going to klcc need 1 jam right..bangsar need?

I go mid valley now every morning 40mins-1hour, Bangsar should be quite similar.

Half the time spent exiting and entering Subang lol.

tat road is facing usj9 im not sure

but the last flood was along the main road between usj13 and usj14

the water rise up until deivider level

water level at usj14 shop area is up until car exhaust level

u can search up the news

USJ is very jam and poor vibe