Not all USJ without g&g.

I got relative stay in usj more then 15 years, that area very low crime rate, only some cases of shoes stolen before gated, after gated no more cases.

His friend stay in USJ 11 gated also no case after gated.

kK previously also got cases , my friend house burglary because not gated.

As long as not gated, sure got cases.

I stay in puchong about 15 years, people said puchong high crime rate lah, cant stay lah, my area very low rate, previously only guarded not gated still got small case like shoe stolen, some smart tag coin stolen for some owner didnt lock their car etc, after gated zero cases, got someone with parang try to enter into our taman in the mid night during covid time, but luckily the guard stop them and fight with them, but i heard the same group of robbers already done few cases in non gated area.

That is why, i always advise anyone to get the landed with gng, even if only hi bye security is better than nothing, most of the cases happen in non gated and non guarded housing area

No matter robbery or burglary, most of them need to escape soonest after done, for sure they will targetting non gated residential area. Car stolen case also same, normally they will choose non gated. Especially USJ area, only few area is gated, they will

Last time my taman before gated, the hi bye security also can catch two indo try to illegal break in a corner lot unit , someone saw it and call the security, then the security head organize with the guards together with some strong residents go to catch them. And police come later to arrest them. Now gated also hi bye, but they will stop and check the stranger especially come with motor, truck and van one.

Usj 13 gated, walking distance to LRT station and usj 19 "mall"

Usj 6 not fully gated, walking distance to LRT statiin, and Damen mall, submit mall and Taipan business centre

Yes, USJ 13 security level is quite ok, just the house size too small, if not i will go for USJ 13.

20 x 60

I viewed one end lot, should be 24 x 60, still very small for me

Best house design : usj height
Best location + security : usj 13 and usj 5
Best location + security + house size : usj 5

Unfortunately USJ 5 rarely got double storey terrace house in subsales market, and price also 1mil for basic unit (please prepare 200k for basic Renovation)

So i chose other part in USJ which security okok, house size 22 x 75,.partially renovatated but still get quotation from contractor about 100k for wet work excluding all cabinet furniture etc, location also as good as usj 5 ,but cant beat usj 13 which is walking distance to LRT station, anyhow my frequency to take LRT should be once or twice a year

Yes, 22 feet width is a minimum for me, 20 feet can park two cars but quite challenging, like last time my friend still can park his BMW 320 and estima inside the 20 feet width house, luckily his family members all thin one, still can squeeze into the car with limited space.

now he also upgrade to 24 feet

Usj 12 i am not sure, but usj 4 and usj 11 do have some unit is 24 x 75.

Or you can go for USJ 3A , also 24 x 7

Basically young couple still prefer condo because of rarely got new landed in strategic location.

Just some of the young couple have more cash, only can afford subsales.

Always go for gated/fenced.

Google usj 11/1G, then you will know the important of gated/fenced

I think noone can really give you the advice.

Firstly, you nees the home with ready move in condition, noone know your acceptance level, and searching online wouldnt help much, most of the actual unit is at least 20% worse than online/agent's photo, believe me, i was complete at least 30 houses viewing before i bought my current subsales unit.

Secondly, if you not rush to buy, i think high possibility you just ask for fun. Subsales unit is not like developer unit, each subsales unit is unique, without house viewing is hardly to know the real condition, unless you have some budget for renovation.

My advise is, just contact some agents, go to house viewing, after view at least 5 houses, then you will have different perspective than currently you just search online, then you will have idea what you need to prepare for property purchase.

Do not under estimate the cost to own an old subsales landed, it will be much higher than your estimation.

Usj 13 is high recommendation, but for ready move in condition, should higher than you budget.

Nope. I need bigger built up, so USJ 13 is not in my list

Usj 11 got few sizes, 22 x 70 , 22 x 75, 24 x 75, all 2 stories

This post has been edited by chainyong: Feb 12 2025, 03:19 PM

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.

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

Upgrading to 3 phase need about 6k to 15k, subjected to your main switch box location, and if you need to install ev charger, the location of ev charger also affecting the cost.

I think most of the house will just get one EV, but if you plan to have 2 or 3 EV cars, then better to upgrade to 3 phase.

As i consult my electrician, he said if double storey landed, so more my air cond just one 2 hp, one 1.5hp and two 1hp, no need to upgrade to 3 phase, unless go for solar panel, the might need 3 phase if you want to generate more power.

Normal EV single phase charger can go up to either 4 or 7kw, most of the EV battery around 60 to 80 kw, and EV battery is commend not to charge over than 80% to have longer shelf life, so basically single phase EV charger is sufficient for one EV car only with overnight charging.

Single phase if your maximum usage is less than 10kw, then upgrade to 3 phase is optional.

2hp aircond comsuption is 1.6 kw
1.5hp aircond comsuption is 1.1kw
1hp aircond comsuption is 0.9kw
Dual zone induction cooker (max power) about 4.5kw
Instant water heater about 1.1kw

If you on all aircond, all shower and cook with maximum power together, then you need to upgrade to 3 phase, if including Ev charging at the same times, then go for 3 phase for sure.

Anyhow, it is subjected to your budget and your practice. All electric appliance comsuption is based on theory, in real run it will be smaller unless all the appliance running in maximum power.

You can ask electric come your current house to check, they will ask.you to on all appliances, and check the power consupmtion. Tnb advise is single phase 10kw (50a) but actually they can supply up to 12kw (60a), but play safe must keep it below 10kw.

From there, you can roughly know the power consumption of your house, and have idea to plan with your new house.

If Semi D or 3 storey landed , then better go for 3 phase, i assume the bigger house need more unit and powerful air cond . 2hp might too small for you already.

Roof replace better budget 20k.

I painting the roof only already 10k

From day 1 i move to KV, i never concern the distance to KLCC or to any part in KL. If USJ location not good, the old double storey can never selling above 700k.

For family with kid, don't forget another factor, i.e quality of national school.

USJ SJKC and SMK might not top 1 in KV, but still a good school in KV. Some place you might have good SJKC, but without any good SMK/SMJK, i know quite many parents try to get their kid study in one famous SMJK in PJ, their kid need to travelling around 1 hr per way to school, just becuase their place do not have any good SMK. Some of my senior now worry their kid education in secondary school, because the besr school in his place still very bad , so some of them get their kid go to PJ famous school, when form 1 form 2 still easy to get private transporter, when getting elder, need more time involve in co curriculum and group study, and getting hard to go back home at the same time, then private transporter is meaningless and need family member to fetch they from school, of cause can take LRT, but the newer project got any LRT?

For sure, if you need a newer house with less renovation cost or brand new house from developer, you can go for setia alam , elmina, rimbayu, semenyih etc

For me, Puchong also not a good location, but still many ppl like this place and subsales in bandar puteri is reaching 1 mil range. Maybe you thinking some area is not a good location, but not for others.

For those without cash one, better go for developer unit or newer subsales which less than 8 year after hand over the key.

Another reason is, the USJ house owner buying the house will very low price, now they do not have pressure to sell low, and rental still not bad, so they do not have any pressure to sell low when they know 800k is still able to sell.

The only negotiation chip is depend on the seller's holding power, most of them buying at low price, they do not have pressure to let go urgently.

Cemetery impact also reflect to current market price.
Gas pipeline , if you really concern about it, 100k discount also would not make you ignore this concern. The seller know, the agent know, this chip is not working, seller wouldnt give you a big discount on it.

Just negotiate with the seller the price you want, you have no card, unless a big economic crash like COVID time, then you have a card to bargain the price.

I just know from one of my friend client, she holding a 10million ringgit bungalow for more than 10 years and still unable to sell, but she have very strong holding power, so whatever chip also useless to her, you want to buy, need to offer a good price. She is cash rich

This post has been edited by chainyong: Apr 24 2025, 03:36 PM