Hi all, thinking to purchase my first home for own stay.

Requirements
- safe, not foreign workers condo
- not near HTC / substation
- freehold

Budget 300-600k
Would like to have at least 600sf size

Which condos are good? Open to subsale

This post has been edited by laceruffles91: Aug 13 2023, 04:47 PM

At least share where you staying / working currently or you be getting sharing on every available condo throughout KV. Move in immediately?

Currently working in ss16

Not moving In immediately. Dont mind taking time to look for a good house 😄

At your budget and location, usj/sj area plenty of choices

Which ones would you recommend?

Perla Ara Damansara

600k should be able to get a decent one. You will have a lot of choices with it.

Any recommendations? 600k is the max but of course prefer lower 😂

Agree with Cy, recently a friend of mine bought, convenient for single female because connected to LRT station, 700+ sqft.

This post has been edited by IronManz: Aug 13 2023, 09:14 PM

I did come across a subsale unit at Subang One Soho at 340k, 600qsft+ duplex freehold
My partner not that desire
Do pm if u are interested so I can share u the agent contact

Anyone got any idea on subang avenue? It is near lrt too

I recommend you to look around Paradigm Mall area. Lots of choices there up to 1200 sq ft can bargain for 600k. Look for decent older ones, much better value than newer ones. Plus the older ones have cheaper maintenance fees.

Which decent older condos with much better value + freehold near Paradigm that you would recommend?

Thanks 🙏🏻

All the area is leasehold. D-Putera, Mahkota etc. Think of it as a ladder. You buy for own stay, after a few years you sell and buy that freehold landed people normally desire. For freehold, you would have to go SS2

Why not go for Pinnacles, new, freehold

Would you like to consider Alora Residence Subang Jaya, i can dm you info

Lace, look no further.
Check out the upcoming project by Sime Darby, near to LRT and BRT, and in USJ prime location, forum discussion here:
Forum

Hmm just wondering, many decently priced projects near lrt eventually become foreigners’ place. So for own stay is not good?

Grand KJ. Just completed.

Idk whether it suits your requirement bc some concerns the access from LDP.

Lace, you have a point, because they usually don't have car.
Then less risky if go for higher end ones. And go for those not near to any LRT/MRT.
I'd share my top choice with you, but then you'd say I'm biased.

This post has been edited by IronManz: Aug 18 2023, 10:55 PM

Have you checked out Noora @DPC? The residents there quite like it

Too far 😅

You have a unit there?

Seems good but From reviews, there are issues with cleanliness of swimming pool, gym equipments not fixed for 2 years, parcel collection issue… not sure if they are ok now

Nope. I do not have a unit there.

Arh I see…better skip if that bothers you. Management plays a major role in the property future potentials. Well upkept prop hold it’s value.

My concerns is the access from LDP and the deadly commercial area around it.

How about Teja? Still got 20 units left

Maybe consider SDP upcoming hype@USJ7 ? Would be good to explore more to make an informed decision.

This post has been edited by bennomin: Aug 19 2023, 12:46 AM

Thanks, will have a look

Hmmm now it got me thinking, if I buy new project, I have no way of knowing if the management will be good 🙈

Lace, existing management also no guarantee will last long that way.
Best is to get involved yourself, create a good community and together make it work

Yes that’s one of the downside of getting a project.that’s the uncertainty part but it offers better cash flow management…lesser or even no down payment.

Subsales need around 18% of property price cash to proceed the purchases.

Yes. Management wise…will keep changing. If resident not happy with them…can change them during the AGM.

Boss,
It is either going to be subsale or new launch.
Each has their pros and cons.

Subsale will give you more certainty, you can view the unit and talk to the neighbors to determine the condition of not only the unit but the facilities, surrounding environment and determine whether it suit you and meet your requirements.

Of course what you see during viewing may not all be true and may not last but it also won't go down hill overnight. Change MC need to wait for yearly AGM ....ya. Not like some Govt can be topple thru back door 🙈

For subsale, I would consider:
Lot 15 - This is right in SS16, your working place.
It is on the higher end of your budget but it's high price will discourage rental play and you'll get more ownstay residents.
From an investment view point, it's not encouraging as in addition to it's high psf, it's location at the end bordering SJMC may give it a disadvantage compare to Aurora and Teja which is more towards Empire shopping gallery. Not to discounting their lower psf but the site of the later 2 is rather unconventional being literally surrounded by high traffic roads and rail tracks.

Putra Residence - Currently the 1 and only condo in Putra Heights, excluding low cost and RSKU. Located at a more upper class area in PH, next to the Putra Palms and near The Glades, it's location is quiet and a lake next to it (but unit facing the lake is west facing ...ya) You get more unit choices and sizes with your budget on this. However, LRT station is rather a long walk at about 600m. Previously when VP, SDP did build a covered walkway to the LRT station but I'm not sure what is the condition of the walkway now. It was a rather poor covered walkway, I think only about 3 ft wide and lightning was rather poor. Alternatively you could try walking to the station next to TTSS Chinese school but that's a bit further.

Potentially in terms of ownstay and investment, this seem quite balance, it can appeal to ownstay and investment wise, it's price is holding but not much appreciation. Good news is newer launch are price close to it's psf and if not, loses out in terms of density and target market.

Tropika Paradise - Located in USJ 17, this old condo is often ignored either due to its location or some other reasons. However, after the LRT station was build next to it and I think there is a gate located in the development that leads to the station, there seems to be some renew interest in it. Not sure what's the opening hours of the gate, that you need to check with the development.

It's well within your budget and you do get alot sqf for your money but you do need to check out the management and the condition of the facilities. Also do check out the neighbors and talk to them to ascertain how's the lifts, swimming pool, parking etc.

This is really a more ownstay product and since the psf is low, you don't really lose much if you decide to exit later. Any capital appreciation is a bonus.

For new development, PJ or Kelana Jaya area that's within walking distance to LRT station, I'm not sure.
But new launching like the upcoming in USJ 7, please note that's one is pretty high density, about 9xx units over 2 towers. It is also likely to be commercial title. No harm waiting to see what comes out as you have time on ur side.

When looking at new development, you have to note the price and composition of buyers. If it's priced low, likely density will be high and you'll have a lot of investors. If the development is biased towards investment like Pinn... or Dorse... then you'll have tenants coming in and out. Worse if made Airbnb, then it won't suit your need and exit might be difficult.

Take your time and renting first around your shortlisted development might be a good choice before deciding.

Happy hunting...ya

Thanks LongShot bosss for the insightful and thoughtful sharing !!😀🥹

Rent first if you’re unsure or unfamiliar with the surrounding. In years to come, UEM have theirs on the market and maybe consider during that time whether the places suits your daily needs and lifestyles.

This post has been edited by bennomin: Aug 21 2023, 07:29 PM

Any updates on which project you settled with?

Not yet, still looking around, not in a rush lol

Slow and easy catches the fattest worm

Yes wise choice boss.

Rent first while surveying around. After all, better to miss out than getting the wrong one.

Do update us if you come across any pen leng Zheng prop. Maybe we can be neighbour haha.

Ben, you got many neighbours already.