Why do you say "Price is considerably cheaper than current market value..."?

If there is nothing similar in PH, then how can it be cheaper? Compare to which development?

Hope to learn ....

hmmm.... Not sure I get you.
You seems to be comparing to other township like Bukit Jalil, Puchong, Subang Jaya, Kota D'sara and even DPC?
Serasi is in SJ, so it's more accurate to just compare it with other development inside SJ.

Each township you mentioned has multiple high rise development, for example Zest in Puchong. Near Giant Hypermarket and Alam Sutera LRT. Has commercial downstairs but check their price in Brickz.
Similarly check other development I mentioned previously. They are also near LRT.

You mentioned many supplies in Bukit Jalil but PH also has quite a number of new development in the plans. Not just the 3 more next to Serasi but there is another one opposite Giant although this has far lesser unit. Then there is SJ7 upcoming 9xx plus units.
And Teja next to UMW.

These are just initial stage, expect more.

🙄
Yes, Master Jedi...

Boss,
Please be sensitive to pangsapuri Sri Mutiara residents. It may be old, may or may not be run down n smelly but it is their home. There are locals staying there.

For those planning to buy these affordable housing for rental investment purposes, I suggest you look elsewhere. Leave affordable housing for those who need it as a home.

Local Housing Minister should come out with more stringent rules in regards to these affordable units, hopefully their study on what Singapore practices for HDB bears fruit in the near future.

The top / north side of the picture seems to show a rather steep slope. Potential landslide during heavy rainfall if left expose like that.

Fortunately there is no villa on top of this part of the hill.

Anyway, contractor has act fast to cover part of the expose slope as per yesterday evening viewing. Hopefully no unwanted incident at site.

This post has been edited by Longshot: May 11 2023, 09:12 AM


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No, I did not forget.
Kngsley hill units is at the opposite end separated from this site by the HTC.

Please put things into perspective. You mentioned villa and refer to Kingsley or you refer to future development?

If you studied the master plan, next to the slope is Jalan Putra Indera 5 which lead to the yet to be constructed new Police Station and the water tank on the top of the hill. There is another new high rise development next to the hill top water tank. Don't think there is any villa....ya. at least base on master plan.

I would say the price is more towards the high side given it's density and vs surrounding existing high rise. E.g. Putra Residence 6xx sqf is going for around 450k making it around 700psf. But PR has way way lower density and better privacy and you save on progress payment interest.

The LRT, PH station is not the starting station, it is the interchange station between kelana jaya line and Puchong line.
In the early morning, alot of ppl from puchong will exit at PH station to change train to the kelana jaya train. So going to KL Sentral station, there is no guarantee you will get a seat.
Be prepare to stand all the way....ya

You can try it in the morning, I did before COVID and the experience wasn't as pleasant as what some claim it to be.
I definitely couldn't sleep...ya
Not sure if it's better now after COVID.

Beside price, what is your purpose of purchasing?

If your main aim is a landed in PH, I suggest you try renting a unit in PH or USJ and in the meantime save up for ur down payment. I will also suggest you look at PR, since Serasi you are already paying about RM400k, why not look at PR and see if you can get a good deal for abit more. At least PR you have historical transactions to support the price you paid and the value will hold in the future but Serasi is anybody guess once VP.

If you are hoping buying a serasi now and after 5 to 7 years (not sure what is ur timeline) can sell at a substantial capital appreciation, I think it is a huge risk. Because the density is high making it heavy competition from other owners. In addition there are another 3 more future phase coming up at Putra Heights Sentral and another development nearby Giant Hypermarket increasing supply and if the developer price the next launch around 650 to 700psf, you are fighting with the developer. You think you can win against a giant developer?

Another thing going against you is the price of landed. Unless there is substantial increase in the median price of landed in PH, you can't price your unit too close to landed price for obvious reasons. There are very few catalyst left to push prices up in the near future, the only big 1 I can think of is the Klinik Kesihatan but that's relying on Govt. Looking at how long it took to build a Klinik in USJ 1, I doubt anytime soon for PH to get it. Don't hold your breath for the commi ....ya

Another point to consider is how well PR has perform since it's launch, VP and subsale. Go dig and you'll see. Then decide if Serasi can outperform PR and why you think so.

Happy hunting....ya

You are welcome. Hope you have considered all angles or at least as many as possible.

In regards to the proximity to LRT, I personally do not put too much weight to it.
While it is good to have, it's absence is not a deal breaker.
Too close to LRT i even find it noisy and too many traffic makes the place less serene and a bit dangerous.

In terms of usage, it has its pros and cons. If you want comfort and a need to travel from office to meet clients, then a car is more suitable.
If you have a desk bound job and want to save on toll, petrol, parking and the environment and don't mind the discomfort, then LRT is a good choice.
SDP coin the TOD word as a promo to their development.

For the walkway to LRT station, i suspect it won't be ready so soon as SDP will probably try to link all development in PH Sentral into 1 dedicated walkway.
It might link directly into the station via a link bridge from the new big mosque side opposite the station across the big road.
This spot is the only feasible spot as it is away from the suspended train track and next to the mosque has some ample land.
It also faces the station upper level entry point and there is space to build a bridge to link to the station on the road divider.

All the best...ya

I would love to live in Kenny Hills / Bukit Tunku....
Unfortunately it will never happen 😭

Boss,
"..... reflected in its lackluster growth in the grand scale"

Can you show us the data that show PH experience lackluster growth of grand scale in the last 10 or 20 years?

Tqtq....

Boss,
Still waiting for your data to support your statement:

"PH being SDP's failed attempt in riding success of USJ held back mainly...."

And

".... reflected in its lackluster growth in the grand scale "

Let me share a sample of my data extract from Brickz.
PH median price is RM446 psf.
USJ 11 median price is RM471 psf
About RM25 psf lower or 5.5%.
Are you saying PH median price of 5.5% lower than USJ is a failed attempt? 5.5% lower considered failed in your view?

Then compare with Kota Kemuning, median price of RM430psf which is lower than PH and you say KK is a success and PH need to be connected to it? Median price lower but is a success?

Boss,
Success or failure of a township is not for you to say, or for me to say or for anyone to say. It's for the numbers / data to say and the numbers don't lie.

I'm still waiting for your data to support your statements or you are 1 of those who trust your feeling and use the force type.

Please share, I also want to learn.





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Boss,
Still waiting.
And you do owe alot of PH owners an explanation for your statement. It's only fair for the owners to demand an explanation from you as your statement directly affects their property.

I'm also pretty sure SDP themselves would like to know how you derived at your above statements.

1st gen or 2nd gen, the properties are all still occupied and demand is there despite you saying it is a failure.
If failed, won't it be unable to sell and the value depreciate over the 2 generation?
Children move out to other places means the current place no good? There is a Chinese saying, it is human nature to look up and for water to flow down.

Still waiting...
Oh.... BTW i'm a PH owner too ...ya 😆

Boss,
Homework already done.
Results contradict with what you say.

If you can't share your source data, you can at least explain why your claim contradict with other data.

You issued 2 strong statement here but unwilling to back it up and refuse to explain yourself. Your statements directly affect existing owners property, the least you can do is explain your statement instead of hiding behind some excuses.

If this were a yet to be launch township, I can still understand but this has been around for 20 years, all historical data is there and yet you claim otherwise.

So, I'm still waiting....

Thank you Boss.
I didn't see his posting intention that way until you mentioned it.

Much appreciated 👍

Boss,
It's okay to list the disadvantages, all township has it but be mindful of the language use. The Old tongkat uncle could be me...ya.

You say no proper place to jog, I'm not a jogger but some of my neighbors are. 1 of them even is a marathon runner and he train in PH. Didn't hear him complaint or the other joggers. Maybe you have higher standards or demand better or more proper site, fair enough but don't need to say this park too small or park full with Old tongkat uncle or family with kids. That's what a park is for. There are 2 major parks in PH in addition to open spaces in each phases. So everyone has some room and the roads are very wide, mostly dual lanes for each sides with walkways at the side for most part. In that sense, sdp has been generous to allocate such wide roads in PH. So while PH may not have jogging park up to your standard, it does provide parks or open spaces for such activities and for general use, it's pretty adequate I would say.

You go KK park, you think no Old tongkat uncle or kids there? I've jog in KK too a couple of years back and it's no different, crowded with ppl especially evening time and weekend got ppl play speedboat by the lake and it's even smaller now with the mosque build.

Mall, we have neighborhood mall in the form of Main Place. Not the best but for normal needs it's okay.
Not sure what you mean by proper mall, maybe you mean those mega mall like Pavilion or Sunway Pyramid but those are normally situated in high dense location, hardly suitable to be inside or within 5km to the township. Even KK only has a neighborhood mall, Gamuda Walk.

At least for PH, if we want to go to a big mall, there is Sunway Pyramid located about 15km away. Not close but definitely not too far.

So, your list of disadvantages is really not that big an issue. While they are there, it is also present in most other township.

As mentioned by our fellow PH from Putra Bistari, no township is perfect. All has their own shortcomings and we choose the ones that fit us the most base on our need and requirements and appreciate what other township has and learn from them.

Happy hunting....ya

Boss,
Don't differentiate between ownstay and investment.
Ownstay must also be a good investment.
If you can have both, why not?

PH township planning is not poor or improper, just abit mismanaged.

If you were the very first purchaser i.e. those who camp overnight at sdp office at level 5 for 2 nights in 1999, then you would know that PH was supposed to be an extension of USJ. Before the bridge that goes over Elite highway was build and connect USJ to PH The Glades, we had to reach PH via shah Alam route. We purchaser sought clarification from sdp and was reassured the bridge will be build and also the interchange USJ 26 and 27 from persiaran kewajipan.

Hence, PH was always meant to use amenities from USJ. It was supposed to be deeper in and further away from Taipan commercial in return for lower entry price. Hence the early phase of PH started off with good land sizes 20x70, 22x75 and even 26x75 but some build up were smaller to reflect the lower entry price.

However, as the township grew and more ppl move in due to the attractive price and serene and peaceful and less traffic jam (USJ = Ultra Super Jam), it started to boom and the commercial shoplots was launch. Unfortunately as most residents were those that didn't have high disposal income, the commercial fail to pick and sdp had sold most of the shoplot to individuals and only retained 1 or 2 corner lots as sales gallery.
Without control on the commi, they couldn't bring the place up but I also believe that at this time there was a change in management team in SDP. The new team wasn't as forward looking and this is where I believe the new team mismanaged PH development.

If you studied PH master plan and discussed with the developer, you will know why PH is so serene and peaceful but loses on vibrant commercial. Taipan was still their main focus and there wasn't any plan to push the commi in PH until recently with the launch of PHSentral.

The question to ask developer now is are they going to repeat the same mistake by selling the shoplots at Serasi to individuals or will sdp keep them and develop it with the rest of PHSentral?

Over to you...

Boss,
If I recall correctly, SDP did retain several corner units facing the main road. It was used as sales office and gallery. My short chat the management team then did mention some plans to bring in some tenants. Unfortunately it didn't materialize. Management team also change after that.

Sdp later moved the office and gallery to the Glades and the old place was left empty for a few years. Only in recent years the place started to pick up abit.

Even at the Glades, only now we are seeing sdp bringing in Starbucks and Jibby & Co. ( Can see some renovation work commence and hoarding up).