Hi guys, I'm a first-time buyer and would like to get opinions from experienced people.

Is the price 620k reasonable for a landed property in USJ 6, Subang Jaya?

Property info:

1. Size: 20x60
2. Renovation: No, its a basic unit, with no extension
3. Condition: Acceptable, minor defects, no leakage
4. Bare unit, no furnishing
5. Freehold
6. 2-storey terrace landed property

my friend sell above 800k with renovation partly furnished.

Really depends on location in USJ 6/?

Acceptable condition really depends on individual. Layouts/design in USJ houses are notoriously cramp.

You may have to consider hefty renovations.

I did my house hunting in USJ for close to 3 years prior to settling.

USJ can get 600K FH?

Either very neglected condition and some bad history with the house

Or maybe bad neighbours

600K sure get snatch up before it even gets onto property websites

Based on past transacted records, the price is within the range for a basic property condition.

Feb 22 ... 625k
Jun 22 ... 675k
Jun 22 ... 640k

The probable reason I can say is below 625k is the facing directions .... main road, T junction, service road, west.or unit number.

'Forced Sale Seller' could also be the reason. In 2017, I bought a renovated property for 100k below official valuation / market price excluding the above reasons.

If buyer can ignore other limitations and buy based on price and budget, is a worth buy. But do remember one thing .... buy low, sell low later based on the reasons above.

Not a good reason to sell at that price. Seller can always move out to rent a place to fetch better price if the reasons are not as stated above.

For eg ...bad neighbours for 'discount' 50k ? unless money is no issue to seller. Again why 'fight'' with money when one can sell more ?

Neighbours are not permanent but owner cannot change a property location.

Currently, some basic units asking price is is below 700k and what will be transacted will depends on seller buyer nego skill.

This post has been edited by mini orchard: Nov 24 2022, 08:42 AM

If no other special circumstances, 620 is a buy call

Buy a transaction record for that particular taman from brickz.com for RM30. You can see the historical transaction from there. It shouldn't be much different day to fee months back transaction.

Oredi shown in post #5

If you get the record, it will give you much better picture with road number. So, you can compare espcially you have access into the taman. The ones available for free is incomplete.
Sometimes, the price is higher because it has been renovated. So, it's hard to compare just like that.
Units that are offered lowered yes could probably facing T-juction or number issue but usually those type of unit will be in the market for a long long time. Else it is definitely something else.

Most past transacted records are more than 6 to 12 montha late for updating. Date only show the snp date.

By then, most if not all have oredi renovated.

My snp dated Mar 22 still not updated and I am oredi staying there.

I am surprised that there are units in USJ6 selling for that price. Perhaps the traffic conditions have a play in this? Traffic in USJ 6 can get pretty nasty, especially during peak hours.

but still, given the vicinity of the place with commercial areas, schools, public transportation, i thought the price fetch would be much much higher

USJ 12 and 13 similar property 20 x 60 asking less than 700k for basic to part reno

USJ properties in that area not much appreciation in price? surprising, as this is a mature area. There are many other properties with much less amenities (schools, commercials areas, parks) selling for higher price.

Properties in USJ area generally are old. Design and layout are outdated. In my opinion, SDP floor plan are not practical even for some of their recent new developments

Many of the recent reno are all current trend and new owner would have spend big budget to have it transformed.

Subang USJ is a self contained township and buyers buy because of location and freehold status unlike Bdr Sunway.

Price uptrend is slow because of affordability issues .... many viewers but no 'serious' buyers.

This post has been edited by mini orchard: Nov 26 2022, 05:39 AM

Going by that logic, so is PJ & Bangsar area (the older houses anyway), but they are fetching good price. Perhaps there are other considerations at play here

'Good price' is % incremental price from the last transacted and not selling price.

A 200k selling price is also a 'good price' if the seller makes 50% profit.

This post has been edited by mini orchard: Nov 27 2022, 09:36 AM

I thought Bandar Sunway is freehold too. No?

This post has been edited by mini orchard: Nov 27 2022, 06:50 AM

Hi, thanks for your information, its really useful.

Yeah, I need to do some renovation if own stay, but i think i will rent it out first in the beginning.