May the force be with you...

If you been monitoring the high rise launches and also note the upcoming launches in the pipeline, you'll notice that landed in USJ is undervalued. The key is which phase, loc and price point.

Of course we also need those high rise to be hot and hyped up....ya

The more they buy and sapu clean all the high rise units, the happier I am....😁😜

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Boss,
Ur recent purchase late last year can consider it dai tou lan... i.e. good buy...mou?

Boss,
Buying subsale always need higher upfront but you get the benefits of certainty in viewing the actual product and it's surrounding. No artist impression only...ya

You also don't necessarily need to spend 150k-200k, can do the basic first like new wardrobe, replace floor tiles, new wiring, plumbing, extra water tank (this is a must...ya), lights and fans. For new coat of paint, I normally do the internal myself and only engage Bangla to do outside.

Once you have extra later, can do up more....lor
But I have to admit, it won't be grand or make friends drool 🤤 over ur house but that's how we all started.

There are no more new landed in USJ. Even if got, you might need to sell ur kidney and hope your boss won't fire you until you are 80 years old....ya

Boss,
I think sdp saw how well Grand at SS15 is selling.

But they overlooked how You One located a stone throw away 🙈 is doing.
Edumetro isn't faring any better.

And Grand had much fewer units, 5xx units to move at a launch price of 850psf to 935psf.
So price haven't moved much since Grand was launch around 2018 if I recall correctly (memory not good nowdays ... getting old....jor).

The Grand may make sense bcos the absolute price is low due to the smaller size. You pay RM500k and to earn a 4% return, you only need RM20K. That's RM1666 per month excluding maintenance fee and statutory payments.

So, does that answer ur question?

If still not, just wait for the next launch after Hype.
I'm pretty sure that launch price will answer ur question.





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Boss,
Tq for ur highlight.
Me toilets cleaner only, don't know much about owning property....ya

Tq for enlightened siu dai....ya

Didn't know buying property need so much cash.

Boss,
Whatever price sdp wants for Hype, it is up to them.
Let them announce the price...
The ball is in their court.

For potential buyers, I just want to say, do your homework and know at what price you can go in and at what price you will tell sdp "no, thank you, bye"

Potential buyers need to first know their budget and purpose of buying and not buy bcos it is new or is the 1st phase or it is close to LRT and BRT etc....

Remember, money is made when you buy, not when you sell..

Failure or success doesn't concern us at the moment as no one has bought (unless Bre Boss had a secret deal with SDP and secured several units, that why he fan kaw2).

What more concern me is those early buyers who bought and signed everything and 12 months later, sdp launch an 8888 promo and give huge load of freebies for Tower B. Or maybe they launch another tower call No Hype and price it 15% below Hype price. I've seen and experience this before...ya

Boss,
There is a HUGE difference between landed and condo.

There is a reason why landed DSLH is called the nasi lemak property of Malaysia. Most buyers want landed property if given the choice, that's why you see new sub-urban township like Elmina all launch landed first and buyers all want landed.

There is something different about owning the land that ur house sit on that goes back to our primal instinct or cave man days.

🤔🤔🤔

There is pent up demand in USJ.
Especially for sdp property

If they launch, that means already secured 60% to 70% cheque booking.

Tower B might open also if demand is high instead of waiting for later date.

Another issue is the momentum, can it sustain with so many towers in the pipeline.


This post has been edited by Longshot: Oct 27 2023, 08:36 AM

Tj has way way lesser units compare to this.
Around 3 times lesser, so it is much easier to sell...

Actually it is expected.
Type A and B has the lowest absolute price (not psf) hence the high interest bcos it is easier to exit or ROI is easier to achieve. I guess internal staff will take up most of the units.

This also means there are alot buying mainly as an investment as type C is more towards ownstay and ppl response to that is not that encouraging. If ownstay, I guess most would have taken Teja.

Highly bias towards investment will mean that larger units will be difficult to move and smallest units is highly competitive. With more units in the pipeline competition is going to be high so making decent return will be difficult. Tighten ur belts....ya

Let's see what happens in Tower B and in 4 years when it VP.

Oh.... I am very sure they can do it.
This is SDP.

But I am not sure if all buyers can do it....ya

Boss,
Still got tower B and most probably there will be some loan rejected units. All else fail, like you say, got another 5 more towers to go, unless you aiming to buy 1 unit in every tower, if like that, next launch buy 2 units to make up for this round miss opportunity....lor

Or buy their Ara Damansara or Putra Heights launch next round. Better still, buy at least 1 unit in each location 💪

What type of landed prop you suggest for this piece of land? DSLH?

This post has been edited by Longshot: Oct 31 2023, 07:54 AM

Landed, not necessarily must be link / terrace house.

Personally, I would have preferred if sdp launch a combination of:

Strata shoplots, 2 or 3 storey shoplots with upper floors SOHO.
Access upper floors either via escalators and/or with lifts and maybe 1 level of basement parking.

If you look at Taipan shops, demand is overwhelming. About 5 to 6 years ago, a clinic doctor told me he is renting his clinic at rm6500 per month.

There has not been any successful commercial development in USJ for a long time. The failed One City by MCT is a pathetic attempt by a contractor thinking they can just build and ppl will come. Dreams require alot of hard work....ya.

The shops lot located opposite Hype entrance is actually not doing too bad but they are very isolated. Literally surrounded by factories and busy roads. I wonder why they didn't build a covered link bridge across the roads to LRT/BRT station, Damen, Giant and Mydin. This would have improve accessibility.

Shop lots also makes sense as it can enjoy the spillover demand from Taipan but the numbers of units have to be optimum.

Having SOHO is also attractive similar to Empire and owners can also use it for Airbnb/short term stay. The proximity to LRT/BRT makes sense as moving around is much easier. It will also support the shop lots if they are doing F&B.

Sdp itself can also locate it's sales gallery here instead of spending money building the one near Lot 15 only to be demolished once the site is develope 🙈

Office tower
1 or 2 office towers similar to UOA Business Park fronting the federal highway. Try visiting UOA Business Park and you'll be surprised how many logistics companies have setup office there.

Demand can come from some of the nearby factories like 3M and Mamee factories. These factories have been around for many years and it's always easier to free up space by moving the office team out to get more production floor space.

Having an office crowds will also support the shop lots doing f&b.

Open landscape park
Have a nice landscape park to promote f&b business. Beside the day crowds from offices and factories, the night crowds from residents in USJ can help support the shops.

Besides, notice there is alot of furniture shops around those factory lots. Entice these furniture owners to setup at the shop lots with the ability to parade their wares at the open park. Of course with proper shading to minimize sun and rain.

The open landscape park is not only an attraction for f&b to do alfresco dinning but also for merchant to display their wares.

To add on, certain part of the park can be use to attract food truck operators in the evening, giving local small time entrepreneur a place to do business and a street food vibe to the community.

Even sdp can use the park for their new launches or events where they need an open space to host activities.

Residential towers
Have 2 to 4 residential towers, to create demand and foot traffic for commercial activities. Complement it with a small neighborhood grocery store for residents to grab basic necessities.

These residential towers will also be made more conducive for ownstay as you have a park downstairs, transportation, jobs, amenities. Giving rise to demand for child care center, tuition center, early childhood, medical, furniture and electrical etc

Klinik Kesihatan
The approved new government clinic opposite Chee Wen school should be relocated to here. Give 2 acres to build this new govt clinic. The location is close to LRT/BRT station makes it perfect for sick, elderly and the poor around USJ/Subang Jaya to have easier access to health care. It also alleviate the need for huge parking space as ppl can come via LRT. Do you know how difficult it is to drive ur elderly parents to govt hospital if you are alone in the car with them?

Moving the government clinic here has the benefits of increasing demand for commercial space, either more medical related equipment supplier moving here or you'll have more pharmacy, physiotherapy center, ear, nose and throat specialist, dental or eyes specialist etc

If sdp can do all this, then selling their residential towers at 900psf I also might buy.
Still depend on layout as I'm abit fussy about that...😄

It's okay.... Boss
If don't get Tower A, just wait for the next phase or look at other launches.
Got money no worries....
Maybe it's a blessing in disguise...leh
As I commented the current master plan is rather unattractive with a total of 6 to 7 towers and a mall. Very high dense and I feel sdp didn't put much effort into designing or planning it.

Their next launch should be 1st Qtr 24 at Putra Heights.

This post has been edited by Longshot: Nov 1 2023, 06:25 AM

Boss,
I apa2 pun tak tahu.
I don't wash sdp toilets...ya

I just trying to say that piece of land at approx 35 acres can do alot of thing and gave some examples.

But it seems sdp just want to cramp and build as many towers as they can to maximize profits. Throw in a mall to create some vibrancy but the nearby 2 malls of Summit and Damen already on life support and can go anytime....

Many buy just because it's sdp and near LRT/BRT station but don't look at the overall master plan and where does Hype sit once everything is completed.

Oh....ya....Hor
Thanks boss for reminding 👍

True. Finding one sui sui development is like hitting jackpot.
Then have to be fast hand, fast leg.