Hi everyone,

Recently I got one condo in Subang but planning for future when my family grows to buy into gated and guarded landed homes within the Klang Valley.

Been doing my research to look for landed homes with gated and guarded. There are alot of communities with makeshift guards (guarded only not gated) that are more affordable, within RM 800k range such as USJ, Menjalara, BU, Damansara, PJ. But wanted to have the ease of mind with gated. I understand a lot these places will be minimum 1.4 m above. Some of the examples I have found are SPK Harmoni next to DPC, Ara Idaman, Mutiara Homes and further away of course plenty in Setia Alam and Rimbayu.

Also looking at potential new developments ie. Kwasa Damansara.

Looking for more info from the forumers who are well versed with the property scene in Klang Valley to share.

Thanks in advance!

This post has been edited by Simply_Ed: Dec 12 2024, 12:48 PM

I am not sure what kind gated is consider gated for you.

USJ itself do have some gated landed, USJ 5 and USJ height. Price around 1.2m for usj 5, usj height will be higher than 1.4m, you may keep eyeing on this area, maybe sometime got good opportunity to grab the below market price deal.

Puchong such as bandar puteri 6, 7 and 8 etc, but some of it the fencing is quite low. And Lakeside which next to mutiara puchong also can consider gated.

Other place i am not sure, but price should be quite high in mature area.

But if the meaning of gated is referring to strata title G&G, then no much option is available

By the way, my personal experience, when i make my viewing in USJ 13, i can see their guard doing well in security check, compared to other guarded and fenced in USJ.

You may survey and considee it, but the built up is very small, corner lot also not big, but i am not sure your acceptance level

Hi Chainyong, thank you for the reply!

Let me share the context for gated/guarded

guarded but not gated -> pondok with guards sitting at the makeshift container style hut. Sometimes it has its own palang/ boom gate to prevent people from using it as roads to access other areas so can be considered contained

gated and guarded -> can be strata non strata, proper fencing/separation to roads contained. Mostly will be strata but there are few not stratified that I have come across like Safa in DPC. Contained but not stratified.


For me, closest is definitely USJ but only issue with USJ is accessibility. There are some closer to the federal highway that are probably better for accessibility but the ones that are deep inside USJ, it's a little tough to get in and out during peak hours which definitely affects liveability for me.

Consider usj 3/4
They are gated and guarded

Not too expensive and not too deep inside in Subang

There's one lah in USJ 20. Owner's looking around 900+. But not so soon, only available after March after he's back from Aus. Wants to sell it off and migrate there

Have you considered city of elmina? There are 3 phases of landed strata homes. 1st one completed and you can get a unit vide subsale. definitely under 800k freehold. phase 2 going to VP early next year, Phase 3, i think you can get the balance units ie. the most expensive ones after discoutn 900k. I bought one as i was looking for strata landed gated and guarded

Rawang got many. Elmina, Puncak Alam, Gamuda Gardens. Most can still get below RM1 mil. Near USJ also got Tanamera but probably above RM1 mil already.

TS criteria is strata landed

Seems to be your criteria instead of TS'?. Anyway, those places have both. Newer ones are mostly strata. Older ones are individual.

"Been doing my research to look for landed homes with gated and guarded. There are alot of communities with makeshift guards (guarded only not gated) that are more affordable, within RM 800k range such as USJ, Menjalara, BU, Damansara, PJ. But wanted to have the ease of mind with gated"

I think he probably refer to this..based on criteria is more like strata

Ya that was one of the consideration. I'll also need to consider if older landed then need to fork out 400k to 500k inclusive of rebuild of electrical/roofing/piping.

And also from what I know, USJ 3 is divided into quite a few as well right? A/B/C/D or something of that sort.

How old are the units there? Probably 1990s ish?

Hahah, not really thinking of putting a down sometime soon, more of crowdsourcing some information on what's out there and the price range before I actually pull the trigger.


Have considered Elmina as well.

I like the new Elmina mall, place looks pretty decent and the area is developing quite rapidly. Have an aunt who stays there. Just not too fond of driving through the kampung area to reach the place.

But it is a good balance. Not too far like Puncak Alam and fairly close to KL.

At least closer than Setia Alam, Kota Kemuning and Rimbayu.

Nowadays a bit more difficult to get below RM1 mil if the area is accessible and close to alot of the hotspots.

Thank you for the suggestions! Have not heard of Tanamera.

I think my budget would be somewhere in the range of RM1m to RM1.5m. If it's newer then don't need to fork out so much for renovations, just more of the interior. If it's older than a bulk of the capital would probably go to the infrastructure. I guess trying to avoid if I can.

Also @PAChamp @gobiomani, don't have a specific preference for stratified. In terms of my ranking would be

1) Gated and guarded - not strata
2) Gated and guarded - strata
3) guarded (non gated)

I'm not brave enough to get a landed without at least guarded. Too many stories of break-ins and drive by robberies for me to commit to something without a guard.

Good luck in your search. If you are thinking new, don't wait too long as new launches will invariably be more expensive. But sub-sale you have many more options.

Find one that is in better condition so u don't have to fork out too much to refurbish

USJ 3 A-D is in another area. I think is in between USJ height and Tropicana Metro park

Get the one behind Mei Sek kopitiam

Those unit I believe is since 90s

This post has been edited by jasonlim: Dec 16 2024, 10:45 PM

Usj 5 has a few listing now, starting from 980k. Basic house.

can recommend some projects?

These are subsale landed houses. Usj5 is one of the rare GnG area.

usj5 is just f&g on steroid. after that someone get old and lose the influence not sure if mbsj will let it continue to break the rule.

So far they still getting 90-95% support from all residents. So I don't see it dying anytime soon, did I mention the security fees is very manageable compared to so called strata fees. You only pay security company, and the electricity for CCTV,.boom gate etc.

If you enter the area as a visitor,.the guard will check in you to make sure you go to the designated house as mentioned.

But yes, it is FnG on steroids. 100% agree on that. Don't think it broke any rule, mbsj is just next door. Any renovation or widening of road still goes through mbsj.

As usual the 5% to 10% freeloaders enjoy FOC.