Seeking advise on which area best to stay if working in Subang?
DINK couple, wanna buy subsale G&G landed house with budget around 800k, less than 20 years house.
Prefer to have chinese food around and non flood area.

Have been survey township around like Alam Impian, Setia Alam and Kota Kemuning.

As I know the travel time using KESAS from Kota Kemuning/Alam Impian will be around 45 mins during peak hours.
Not sure about Setia Alam/Bukit Raja

Any other suggestions?

This post has been edited by Sylph818: Sep 27 2023, 05:10 PM

Putra heights seems to be a good option . Sunway, Subang these areas are definitely 20 years or older

stay in subang

Putra height.

Some phases of PH are oredi more than 20 years.

look for landed in USJ area like USJ20 imho.
I wouldn't touch many of the places you mentioned cause of the jam.

Agree, go for USJ for the nice community and environment, + location

I wouldn't dared say the overall community is nice.

Lol. USJ nice community. I suppose a lot of things have changed since the 90s. Perhaps it’s more gentrified now.

Ara Damansara is not too bad even thou it doesn't bring u lotsa cina apek food. I frequent ara Damansara n see some decent FnG there within the pretty old but well worn houses.

Entry price should b reasonable there as tis area is not as hot as subang n certain part of usj. But unsure if can get at 800k now.

Traffic wise I blif usj to subang or ara to subang r both lppl. Unless buying within subang areas otw the morning traffic wont hav much difference I guess.

Wah.... my boss hang out frequently at Ara Damansara yum cha....ah
Must be eyeing the coming landed launch there...💪

Boss, as usual is correct and Ara Damansara is a good alternative to Subang but choices with that budget is a bit limited unlike Subang.

Boss, what's ur view on Ara Hill?
Beside the huge tank there, any comments?

Used to consider ara Hill but ended up not buying due to some reasons

I alwiz go 1 of the decent fnb there. Its like comfort food to me. ☺️

Can try USJ3, I was surveying and saw a few 1.5 storey around 800k.

USJ! Could get a landed place under 800k - probably won't be G&G though.

USJ as far I know don't have GnG.

FnG common.

Wah...Mini Orchard boss is back.....👍
Must have finished harvesting his durian orchard...😄

USDJ Heights is considered GnG or not?

That area is the only one I remember more properly gated.

USJ Heights can considered step brother to USJ 🤣

Similar to cyber south.

This post has been edited by mini orchard: Sep 29 2023, 06:44 PM

USJ Heights , good neighbourhood

Quick browse on usj heights, don’t think there would be Rm 800k per ts budget

If the neighbourhood is good, worth considering to up the budget a bit.
These days landed in good areas not cheap. Amortize the monthly installment over 30 years, not much difference monthly, as long as can cover the installment on a monthly basis

No, I had surveyed this area many years ago, hence I was puzzled someone mentioned usjh ,thought the prop price had crashed so much until it became below 1m

if no budget reno (sub 800k), then usj, AI or kk. They actually have same travel time. PH is a choice if you wfh or irregular hours.

if got budget reno (900-1m), then landed within subang.

Only if bosses up salary a bit 😭. Majority borrowers today would have max out salary eligibility.

This post has been edited by mini orchard: Sep 30 2023, 05:52 AM

Working in which part of subang?

not familiar with USJ, but i know most of the landed housing area is not G&G or more than 20 y/o or over my budget.
Could you suggest which taman is G&G and within my budget?

it is a good area but very very much over my budget

Sunway

seems like i only can afford KK/AI

Boss,
If you looking for proper landed GnG around USJ or Subang, there are not many because the township was developed before GnG became popular and in demand. Even if there is, it won't be within your budget.

One such landed GnG is USJ Tanamera located next to USJ 16 across the Elite highway.
However, price not within your budget.

Suggest you take a look at USJ 16 instead as the price is closer to your budget or USJ 20/1 or USJ 20/6 which price is a bit more higher but it is also located on higher land, minimize the risk of flood. These are FnG by the residents. However, do note there is a Muslim cemetery at USJ 22 which is nearby USJ 20.

As my boss use to say, got pros sure got cons

Happy humting

in that case i would prefer AI/KK TBH

This post has been edited by Sylph818: Oct 3 2023, 03:30 PM

If working in Sunway, can consider Wangsa Baiduri. It is located at SS12 near SJMC.

yea, someone pm me this area, i just get to know abt this taman deep inside subang

subang jaya itself..

KK, there are a bit more option with your budget.
But the traffic coming out from KK is also no joke.
Many Subang, Klang and USJ residents run there to avoid jam but ended up even worse jam.

Now with 257, Aman, Sanctuary and Rimbayu getting more mature, I don't see any possibility of traffic condition improving

If I'm not mistaken, this is leasehold title.
But do correct me as I always wrong one....

There is also a HTC at the entrance of this development, not to mention the near 2k units coming up nearby

boss, BOSS not around today 😃

🤫🤫

Try PJS 7 or PJS 9 if you can consider LH.

PJS 9 is higher price and next to Pyramid.

PJS 7 is left side of LDP from PJ b4 toll.

if really want g&g AI ttdi side fits your budget. Aplenty of deals, but it is also infested with failed investor units. Overgrown empty houses and low paying rate is something to factor in.
For kk, most are f&g but crime rate is low. There are some g&g but owners have some very out of the world value in mind.

I am landed project specialist around Klang Valley South
based on your requirement of 800k and G&G
1) choose landed subsales in USJ of about 10-30 years, but mostly no G&G
2) choose condo new project in Subang with around 1000sqft
3) if township wise, would be those like Gamuda 257 Levane 20x65 or or Gamuda Cove Mori Pines/ Mio Spring which still have around 700k-800k, I would recommend Cove as got ELITE straight to Subang (but morning will slightly jam lah, but one way straight); if interested can let me know

Which USJ phase is 10 years ?

There is 1 Taman, betul2 beside LRT, u beli, terus keluar naik LRT. Di Subang boleh turun stesen Ara Damansara atau Lembah Subang, preapre bayar Grab during peak hours (morning) RM 15- RM 22, after office hours, its only RM 6 -9

I think he is referring to 17 kot, 20 years.

I remember 17 is among the last precinct in usj by uep sime

If work at Subang- best to stay in Subang.

die die must be GnG and landed and less than 10 years. - hard to find la.

USJ height- 2.5 million or so semi D
Seri Pilmoor- 3 million or so.

So good houses around Glenmarie, less than 10 years, F&G but also above 1 mill.

Sounds like condo suits your criteria more

yes- you can consider Rimbayu, Elmina, AI.... all these are new area, got ur budget. just need to spend time to travel lo.

now landed price very steep. if budget RM1mil (includes reno), and want not too old house, only can go for those new project that is far away towards shah alam address.

my fren asked me budget RM1.5mil , can get 5 bedrooms an not too old in BUKIT JALIL, i also wonder where to find now ...

Ditto what the others said. 800k for GnG less than 20 years near Sunway is impossible

Just bought a place in Pusat Bandar Puchong 28 years old FnG for 680k, and preparing another 100k just to renovate and repair.

Although you can still consider Puchong Jaya or Pusat Bandar Puchong area if you work in Sunway, there will be traffic jam but the distance is still shorter. Landed houses are still not as expensive as PJ/Subang Jaya yet (although I suspect it will increase quite a bit soon as I have legit trouble finding a decently priced unit for months and they are all snatched up really fast). Though I would avoid Kinrara area except for BK3 and parts of BK2 that are FnG unless you wanna be stuck 30 minutes daily in the 6 lanes converge into 2 lanes mess.

This post has been edited by holynoob: Oct 4 2023, 07:49 PM

Last precinct in usj is usj27 next to putra heights

Gng less than 10 years old in subang - the glades in PH- got varieties to choose ie dsl, smd, bungalow, townhouse n condo

Glades > TS's budget

I see. Thanks for correcting

This post has been edited by jojolicia: Oct 5 2023, 08:57 AM

Actually.... GnG means strata right?
There are a few- it is definitely premium in the town center.

few that i can think off is Ilham at Elmina. Wisteria at Rimbayu, EcoSanctuary,
Eco Graduer ( which is really out of the way)

tricky tricky question,

not <10 yrs la, 20 yrs
but die die must GnG

oh a, forgot abt Glenmarie, will find out more in Glenmarie
hows the traffic condition heading to Sunway?

Well, GnG does not mean must be strata
There are lots under individual title
btw, i dont like landed with strata title

Not bad, but then you're being surrounded with light industrial area

Well... as far as our knowlege.
GnG means Strata
FnG means individual

Places with GnG individual is very rare- Setia EcoPark is one. may be there are others.


Glenmarie.... i would say as close to Subang as you can be- going there there there is the bypass of Volvo
coming back - there is the volvo bypass and also flyover in front of Subang Avenue.

it is a peaceful quite place, of course for amenieties gotto drive out to Subang. There is little to offer in the 2 row of shoplots opposite BP Healthcare,



I would say only Temasya Suria face the light industrial- and they are more like offices/warehouse.
Others are semi-D show room/Kindergarden.

well, i meant its environment/surrounding area. there are more light industrial lot behind volvo

I remembered back when Puchong Lagenda launched there were some units under a million. Right beside IOI Mall and super close to Sunway. But now the cheapest I see is 1.4million

Edit: Actually I just remembered Taman Mutiara Puchong. Right behind IOI Mall and considered close to Sunway if you don't mind paying toll everyday. Average price 750k - 850k for houses that were completed in 2007 with leasehold till 2104. There's a beautifully renovated lakeview house I saw going for 950k.

I'm quite sure it is GnG with strata, as I remembered the guard house is super nice with big signboard and a permenant structure type. Environment is also not bad as it is at a lakeside, with even more atas neighbourhood deeper inside the main road so I'm quite certain it is a safe area. I know because my friend in NGA Tech lives there. (shameless plug in for my friend to more supports his PC business)

This post has been edited by holynoob: Oct 5 2023, 01:13 PM

maybe my survey area mostly is KK (not those so called KK South like Rimbayu / GMD 257)
this area have couples of GnG with Individual title

This post has been edited by Sylph818: Oct 5 2023, 04:28 PM

Let me know which are the one with GnG with individual title- which project name?

Yes there are a few "gng" in Kk because they predate strata law amendment 2007. They have no legal basis and only rely on lianiancy of the municipal. There are several famous cases where lawyer resident won case against "jmb" for no fee obligation and through pass right at gate.

Kota Kemuning:

Sri Suria
Sri Damai
Casa Villa
Bayu Villas
Canal Gardens
LakeEdge Residences

and other bunglows area which is out of my level to know more

Kemuning Utama:

Indah Elite
Indah Residences
Damai Residences
Kemuning Bayu
Kemuning Palma
Kemuning Permai

Bukit Kemuning:
Kemuning Greenhills 3 (not 1 or 2 which is F&G) / 108 Terraces

Prima impian is more to F&G i feel although they marked as G&G

This post has been edited by Sylph818: Oct 9 2023, 04:31 PM

no wonder!
Yeah, all of them completed before 2007.

USJ Heights.

If work in Subang, my advice is to stay in Subang. No brainer. Can consider USJ13 F&G. 20x60 for about 600k and need about 200-300k reno to make it your dream house.

That is similar to cyber south 😄

😳 USJ Heights 10 years only....
Which phase?
And within TS budget?

I also interested if got....
Provided it's not next to the HTC .....la

Few yrs ago ; this area price already exceeded TS budget, over Mil or so

usj 13 will be a great option

use 200-300K to reno?must be very luxuries renovation

200K not luxuries living, but modern living. Since people buy landed for settled down property, so they still willing to spent & build their dream home. The real Luxury house i can foresee the owner will restructure the whole building.

Now a day how many people still believe in, Work harder, Get more money then buy house? Is it so easy to get promotion after working 4 more year? and after 4 more year, the salary can ready fitted the house price inflation?

this reflected to a lot new landed property purchaser problem.

imagine start planning to buy landed house at 30, earning 5K - 6k basic, want to buy a 500-600K landed.

Everything start from zero, not downpayment, less epf, not pama foundation, maybe a finished loan car.

Now a day a normal people like this situation, how long he can get a landed house at his desire location, let said work subang buy subang.

if he start from now saving the house downpayment, let said earn 5k saving 2k, at least 3 to 4 year only able to get the up front money, but after 3 to 4 year, the property price at desire location will still the same?

So the other solution will be buying outskirt landed property. like Puncak alam, Klang, sepang, rawang area, semenyih area, etc (if let said 600K market today).

If died died want landed at matured area, i think parent role is very important, need to education their children regarding buying house requirement since they are 22(after graduate the day 1 start working), so after saving for 4 to 5year, then looking landed at sub-sale market will be ideal. If not everything start from zero, its too hard already.

Better Taman will be USJ5, USJ heights, SS19 is not bad as well.

Of course those landed will need at least 900 and above with just basic unit.