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.

Default rate of most apartments is also in that range. Only difference you get to impose interest and also strap them down when the defaulter wish to sell the unit.

The main difference is those strata defaulters are legally bound to pay. Can sue them and impose interest and like you said, can catch them when they sell. For guarded non strata, there is really nothing you can do as this is a purely voluntary scheme. You cannot sue, cannot impose interest and can't make them pay.

The guard house position, barrier, monument sign etc. Its all ok while it last.

If you do not plan to buy within two years, it is meaningless for you to start the survey. Everything might change.

If you eyeing on new project, once everything is suit, you may grab it quick, new project price will.keep increase, and the selection will getting lesser, unless you can accept farther location or higher price in future, then you can keep waiting.

But as what i observed, some new project also try to change their future landed project to high rise project.

For subsale, i do not think the price will increase too high in future, especially more than 20 years houses, because the renovation cost is too high, now simply renovate a old landed will cost you RM 150k at least, so far my friends all need to spend minimum 200k. My neighbour renovated his own house last year, corner lot, cost RM 700k. I think that is a reason suppress USJ landed house market price.

Wah....like that every where old landed houses price will be surpressed.....lor
I go check bangsar or mk, landed....ya

No harm start early to survey....you buy property, not vege

Renovate new landed already cost 100 over thousand. Old landed 150k sure a lot of things never do

Those areas cater to a different market. But those old bungalows tend to remain on the market for quite some time. Buy the bungalow for the land already 2 to 3 mil, tear down and rebuild another 2 to 3 mil or more depending.

If not in hurry beta window shop n pin the unit u wan n wait for owner to sell

Not a gd idea to take the 2nd option if u likey the 1st option. Provided hav the time to wait la.

Ngam mou sifu.😊

Boss,
Every development has different product targeting different market.
As a township or area mature, all the products value will rise in tandem regardless of the products unless it's located in an area within the development that is not favourable e.g. close to HTC or sewage etc

Hence my point, if the cost of renovation is prohibiting the prices of landed to rise, then it should be across the entire state or country but as I know, certain areas continue to enjoy the capital appreciation despite this. Those areas continue to experience capital appreciation and partially I believe the reason is their strata status that allows for a MC to continue maintaining the place overall condition and ambiance. This maintenance enhances the property value while neglected development fall into messy disarray and poor upkeeping of facilities and securities.

A simple example is Usj 13 community has established security and managed to maintain their parks while USJ 14 failed to maintain theirs. Hence the difference in property value and 1 will continue to appreciate while another remains stagnant. As the difference between the 2 grows, eventually 1 will reach a stage where it is value for money and another a premium for the nicer things.

It all depends on the market and what a potential buyer is looking for and the priorities or requirements a buyer has at different stage of their lives. A 50 year old will have different requirements Vs a 40 year old Vs a 30 years old.

For my observation, yes it is suppressed, it caused some old landed house price not increased too high. I comparing USJ and Puchong Bandar Puteri, previously is USJ same level to Bandar Puteri, now bandar puteri is higher, and i can not afford to buy Bandar Puteri, the unit suit me all is million or nearly million but bare unit.

But USJ i still can get renovated unit below one million, with GnG.

If i go for USJ 13, i can get an End lot unit lower than 850k.

Hence i go for USJ old landed.

For prime location, of course the price still increase with better rate, because its pro is overcome the high renovation cost. TS prefer USJ , so i commented the USJ landed should be hardly to increase too much, gently increment is acceptable, when i bought my 1st house in Sg Buloh, usj house generally about 850k to 900k, now only 50 to 100k difference, only USJ 5 increased so much.TS also not too much concern about the level of security, as long as fenced and guarded, so USJ 5 and USJ height is not a reference for TS.

Actually my current house in puchong (not bandar puteri), i also can see the low transaction price, it had been suppress at roughly 700 to 750k for a bare unit before 2019 unti today, someone try to sell higher but fail to sell it. Only corner lot can easily sold out above million for a bare unit , and normally less than 6 months will sold out. It is 20 years old landed, even though we had upgraded to gated few years back, but it not help too much on the selling price. My front raw just sold at 650k last two years because the owner move to Johor and want to let go soonest.

Generally the house price still increasing in klang valley area, suppress just minimize the increment rate.

Yes, simple renovation only already cost 150k minimum. My friend new house 2 storey superlink renovation around 300k , living hall like hotel lobby, he use cheaper way to renovate, some of their neighbour renovate more than 500k

boss...........................................usj 14............and usj 13......................

Bro seems like ts more prefer on usj houses,can bro furthur extend usj 13 vs usj 6 house since both of them is around the same price range.

Extend discussion about the location
Extend discussion about layout of house
Extend discussion about enviroment

Etc etc can think of..

Boss,
I apa2 pun tak tahu.
Some say I tak tahu membaca English atau tak paham / taksiran English
Some say anything after Usj 1 is ulu or "under develop"
So I better not say anything....ya

All I trying to say is that 1 person experience and their friends, siblings or relatives doesn't dictate an entire township value. Even Napic or Bricks data will show different directions over different times. Snp 500 also not everyday goes up and not everyday goes down....mah

Like Ur fingers got long and short, inside a township also got favourite developments and not so favourable development. Each has different price point that appeals to different buyers at different requirements.

Each section of Usj has it's own pros and cons. Each section will appeal to different buyers with different requirements and budget. You may like Taylor Swift but I prefer Gal Gadot.

Like that say ngam mou?

Not ngam broooooo
Have to say wats the different between usj 6 and usj 13...and ur own perpective u prefer which area...