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Subang – Moving Towards the Better

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By Wong Wen Chet and Kok Chin Yee

Located in the middle of Petaling Jaya, Puchong and Shah Alam, Subang is governed by Majlis Perbandaran Subang Jaya (MPSJ) with a population of about 708,000 (Department of Statistics, Malaysia 2010), one of towns with the highest population in Selangor. It is a mixture of residential, commercial and industrial equipped with all necessary infrastructures. Several higher education institutions have been set up like the Taylor’s College, INTI International University and SEGi College, bringing the young generation into the town. Shopping malls (Summit USJ, Subang Parade, Empire Subang etc), hypermarkets are also available to accommodate the residents’ daily needs and even entertainment.

Access to Subang can be via Lebuhraya Shah Alam (KESAS), New Pantai Expressway (NPE), Federal Highway, Persiaran Tujuan or North–South Expressway Central Link (ELITE). Traffic condition can get nasty along the main roads like Persiaran Kewajipan and Persiaran Tujuan especially during peak hours due to the high population and passers-by towards the surrounding town. Thus, public transportation has become so crucial to the town and for the time being, there is a KTM commuter station located near to the Federal Highway and the on-going construction of LRT extension from Kelana Jaya running through Subang and Puchong, by that the commuters shall be well connected to the rail services available and the townships with similar facilities.

Other than the conventional public transportation system, the government has also launched the country’s first Bus Rapid Transit (BRT), where eco-friendly busses travelling either on purpose built elevated roads or on a network of dedicated bus lanes, providing commuters an easier access to the KTM and the new LRT station under construction. The new line comprises seven stations over 6 km, launched middle of last year, being built under a Public-Private Partnership (PPP) between Prasarana Negara Bhd and Sunway Bhd with the aim to encourage higher public transport ridership and by then reduce the amount of running vehicles on the road.

With neighborhood amenities and additional transportation systems being installed in the town, it is most likely to affect property prices. Terraced houses in Subang showed a high pace and consistent increase throughout the years, prices of similar sized terraced houses are close, with some exception like USJ 27 with recorded highest transacted price of merely RM520,000 in year 2013. However, the amount of transaction recorded for the selected property types and schemes in year 2013 (June) is merely about 6.6% of the total transaction from year 2010 to year 2013 (635 units) compared to previous years with an average of about 31% per year – meaning that if the same transaction rate continues for the second half of 2013, the amount of transaction in year 2013 will not achieve even half of the number of transactions compared to year 2010, 2011 and 2012, the same happened to the stratified properties. New products launched are believed to be the biggest competition for the secondary market.

Among the notable current projects, are inclusive but not limited to:

Development

Developer

Type

Da Men USJ

Joint venture between Revenue Concept Sdn Bhd  and Equine Park Country Resort Sdn Bhd, a subsidiary of Equine Group

Mixed development comprising 420,000 sf, 6-level innovative retail mall, 171 units of 2,3,5 and 6-story shop offices, and 480 units of service apartments.

You One @ Subang USJ

PJD Landmarks Sdn Bhd

Mixed development comprising 2 blocks of 31 and 35-story serviced apartments (457 units), 9-story SoHo, 1 block of 11-story commercial space

The Regina, UEP Subang Jaya

Regina Development Sdn Bhd

4 blocks of apartments (600 units)

V12 SOVO Phase 2

LYL Group

SOVO (392 units)

Empire Remix 1 and 2 @ USJ 1

True Renaissance Development Sdn Bhd (a subsidiary of Mammoth Empire Group)

Mixed development comprising hotel, shopping mall, duplex suites, business suits and studio suites

Subang Jaya City Centre (SJCC) (future)

Sime Darby Property

Premium SOHO and serviced residences, a retail mall, corporate office space and Park ‘n’ Ride facility for the new railway station

Isola

Sime Darby Property

2 blocks of 16-story serviced apartments (216 units)

From the table, most of the residential products are to be built on commercial schemes, where apparently the conventional apartment, condominium or landed properties are not preferred by many developers here in Subang. Serviced apartments seem to be the favorite among the players, both developers and purchasers.

Subang is a self-sustained town equipped with all necessary amenities where you can live-work-play all in this town. It is also well-planned and able to provide a peaceful living place and busy commercial environment at the same time. Nevertheless the construction of the LRT has exacerbate the traffic conditions, it is believed that upon completion of the LRT and BRT, convenience will be the biggest attraction point to the town. There are various opinions by various parties on how successful the BRT will be, but attention must also be paid to safety and convenience, for sure.

 

Article Prepared by Oregeon Property Consultancy. 

Disclaimer

The analysis and the article written were based on information available and were then further modified and analysed by Oregeon Property Consultancy Research Team. We bear no losses or legal liability caused by the information given.