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LexProduction
20-06-2007, 07:21 PM
Hi Folks !

I'm glad there's a forum for USJ residents.

I'm actually a looking at houses in USJ and recently I had spotted one at USJ12.

I'd love to get some comments in terms of buy-ability, security, and neighbourhoods. I guess it will be too much too ask since it's already 13-14 years old ( :confused: correct?) houses but is there anyone whom can provide me with the floor plan :p

Please share your ideas and feedback. Greatly appreciated. Many thanks!

doggyjames
21-06-2007, 11:03 AM
hi mate we totally welcome you to usj!

personally i think that usj12 isnt a bad place...theres a couple of schools and a BIG field over there...security vice theres not private security operators there but u guys can always organise one...the only thing is that the place would be jammed lotsa time because its a common short cut for moms picking up their children from school and office-goers but hey if u dont mind its a really nice place

lord
21-06-2007, 11:26 AM
The best person for this would be PCYeoh. He lives in USJ12.

I have lived there and agree with doggy, it's a good place to invest. You have a school, big field, kindi and it's also near to Taipan, the center of the universe ;) .

cheers

LexProduction
22-06-2007, 02:51 PM
Great to hear from you guys :D

Wonder if PCYeoh if free to comment as well.

Awy, you guys opinion for the only set-back would be the traffic-jams? What about the noise since it is surrounded by schools and kindi..I also heard there's a Surau nearby.

I've been looking into Putra Heights and Kota Kemuning. Recently, looked in USJ. USJ looks affordable and convenient to me. Plus the big field at USJ12 !

The offer price was RM270K. Any comments if it is affordable? Not quite sure the market in USJ area.

coleslaw
22-06-2007, 03:08 PM
The offer price was RM270K. Any comments if it is affordable? Not quite sure the market in USJ area.

i think you should ask yourself that question!

270k..good location, good infrastructure, good and established neighbourhood
..i would grabbed with both hands..

where can you get a landed property for under 400k now?

LexProduction
22-06-2007, 03:18 PM
yeah yeah ..

any idea the buyer price ? I am not trying to compare as it will be insane since it had been around for so many years. Just wanna get a thorough insight to the house. If I am not mistaken, the house is type 'South Pacific'

Raikonen
22-06-2007, 03:19 PM
Great to hear from you guys :D

Wonder if PCYeoh if free to comment as well.

Awy, you guys opinion for the only set-back would be the traffic-jams? What about the noise since it is surrounded by schools and kindi..I also heard there's a Surau nearby.

I've been looking into Putra Heights and Kota Kemuning. Recently, looked in USJ. USJ looks affordable and convenient to me. Plus the big field at USJ12 !

The offer price was RM270K. Any comments if it is affordable? Not quite sure the market in USJ area.

RM270K for a 20x60 USJ 12 is quite high unless it is a renovated unit i.e. kitchen fully extended and others. Also depends on which part of USJ12. Other comparable units would be in USJ6 and USJ13 which you may wanna have a look. Security wise i suppose USJ 12 is quite ok, compared to the other 2 place above. read somewhere recently that USJ13 having some problems with breakins. Surau noise emission is negligible. One thing you have to bear in mind is the parking space at the unit. Get a unit where they are some parking space i.e. playing field, empty land coz u will have problems if you got 2 cars or more...or even visitors coming to visit.

I would suggest why dun u look long term and maybe consider Putra Heights? They have got new launches as well...i.e. Putra Avenue and also many subsale units albeit at slightly higher price but bigger units.

LexProduction
22-06-2007, 03:32 PM
RM270K for a 20x60 USJ 12 is quite high unless it is a renovated unit i.e. kitchen fully extended and others. Also depends on which part of USJ12. Other comparable units would be in USJ6 and USJ13 which you may wanna have a look. Security wise i suppose USJ 12 is quite ok, compared to the other 2 place above. read somewhere recently that USJ13 having some problems with breakins. Surau noise emission is negligible. One thing you have to bear in mind is the parking space at the unit. Get a unit where they are some parking space i.e. playing field, empty land coz u will have problems if you got 2 cars or more...or even visitors coming to visit..

Noted. It is facing field. As for the price, the owner would not let go at RM255K so what you reckon?


I would suggest why dun u look long term and maybe consider Putra Heights? They have got new launches as well...i.e. Putra Avenue and also many subsale units albeit at slightly higher price but bigger units.

I have viewed PH since last year. I agree the houses at PH is spacious. They're very nice but my budget is <RM300K :(

jonaChong
22-06-2007, 05:32 PM
I am staying at USJ12/3(something) for past 8 years and is walking distance from the field and surau. As for "morning call" noise from surau, you can't hear it unless you are awake.

On price wise, there are three types (if not mistaken) of houses available in USJ12. a) 20X60 b) 24X65 (1.5 storey) and the type which is facing petronas gas pipe (facing USJ16).

Their prices vary depending on house condition and current state which you can find it from The Star classified.

If you really LIKE the house, just grap it and don't be bothered if the price different is just few K.

LexProduction
22-06-2007, 06:01 PM
On price wise, there are three types (if not mistaken) of houses available in USJ12. a) 20X60 b) 24X65 (1.5 storey) and the type which is facing petronas gas pipe (facing USJ16).

Their prices vary depending on house condition and current state which you can find it from The Star classified.

The one I viewed is facing the Arcadia apartment which is 20X60. I'll prob find it out through the classified. THX ! :)

La Vida Loca
22-06-2007, 06:09 PM
Maybe you want to read the thread on the usj3 flyover and the proposed tapak gerai earmarked for usj12. One thing's for sure, with both development, there will be more cars coming into persiaran setia and our lousy developer doesn't even want to build overhead bridges for the school kids now.

270k is expensive for a basic 20x60. 270k is ok only if the kitchen is extended with permanent roof and well kept. Look out for cracked walls and dampness. Saw one house which is renovated but quality of renovation is so poor that kitchen tiles are actually falling off, maybe due to leaking. Factor in the repair costs to see if you are still within your budget.

LexProduction
22-06-2007, 06:34 PM
Maybe you want to read the thread on the usj3 flyover and the proposed tapak gerai earmarked for usj12. One thing's for sure, with both development, there will be more cars coming into persiaran setia and our lousy developer doesn't even want to build overhead bridges for the school kids now.

270k is expensive for a basic 20x60. 270k is ok only if the kitchen is extended with permanent roof and well kept. Look out for cracked walls and dampness. Saw one house which is renovated but quality of renovation is so poor that kitchen tiles are actually falling off, maybe due to leaking. Factor in the repair costs to see if you are still within your budget.

Do you mind to show me where is the thread :p

The owner asking is 270k and he said 255k was too low. So what you suggest will be appropriate? Awy since usj3 is already 14 years how old exactly is usj12 ?

Raikonen
22-06-2007, 07:11 PM
Do you mind to show me where is the thread :p

The owner asking is 270k and he said 255k was too low. So what you suggest will be appropriate? Awy since usj3 is already 14 years how old exactly is usj12 ?

If u r really set on USJ 12 and have budget constrains, why dun u scout a basic unit (abtRM225-230K) and then spend about 20-30K to renovate the place up? At least the reno will be to your own liking and style and u can make sure that certain things like water pipes are replaced as the place ia more than a decade old.

pcyeoh
22-06-2007, 07:17 PM
Great to hear from you guys :D

Wonder if PCYeoh if free to comment as well.

Awy, you guys opinion for the only set-back would be the traffic-jams? What about the noise since it is surrounded by schools and kindi..I also heard there's a Surau nearby.

I've been looking into Putra Heights and Kota Kemuning. Recently, looked in USJ. USJ looks affordable and convenient to me. Plus the big field at USJ12 !

The offer price was RM270K. Any comments if it is affordable? Not quite sure the market in USJ area.
Sorry folks for my complete silence which seems to be so loud that people are wondering what happened to me.

Yes, I lived here since 1995 when it opened up. You won't believe that I bought my house direct from SIME-UEP and got my keys 3 months after signing the S & P. This house was a bumiputra lot and I was there at the right time when Sime UEP wanted to dispose it after de bumiputra-ised it, if there is such a word. I paid the launching price with a 10% discount. On paper it looks like a T-junction house but in reality it is not. Now you know why Sime designated my house as a bumi lot as Ah Chong definitely would not buy it. I paid RM 145,000 for the 20 ft x 65 ft South Pacific model (there are only two rows in the whole USJ 12 having this dimension) and since my house is a end lot, I have an additional 10 feet land and my house came with a terrace built and an extra balcony. And what more, I have a 6 parking lots at the side lorong as it a dead end!! Unfortunately, I have only two cars but very convenient when I host functions in my house.

Those 20 x 60 intermediate houses in USJ 12 (the High Chaparrals, South Pacific and the Classic) are generally going for RM 230,00 - RM 250,000. I believe 24 x 65 Hollywood 1.5 storey houses are being offered in this range. The 24 x 65 Camerons which has Tudor style houses command a premium of 15% more and they are fronting the gas pipeline. If you know how to tap this pipeline, you have gas for life. My neighbour house which is 20 x 65 with extended kitchen is offered at RM 270,00. Where I lived is very peaceful as no traffic pass by as short cut. Metrobus 10 and RapidKL Route U67 serve the area by plying the main road Persiaran Tujuan. The new Batu Tiga proposed road does not affect me directly as I don't use that portion but I strongly disapproved the proposal in solidarity with my fellow USJarian citizens.

I like the field. It has a playground with the slides and swing for children, a gazebo for lovers at night and there is an Olympic size basketball court, a half past 6 football field, two Olympic size badminton courts and a jogging track. There is a Child Enrichment Centre and a primary and a secondary school all within walking distance. Oh yes there is also the Indah Water plant nearby but no smell except on one or two occasions when some giant fellas must have let go direct-from-the-manufacturer into IWK. My 4 kids practically grew up here from kindergarten to Tingkatan 5. I always joke with my office colleague the only time where I need to get out of this community is when I die unless MPSJ allow me to be buried in my own garden! Or else SJ/USJ can boast of from womb to tomb community style living. Well gotto go for my dinner. Still in office . Wife have gone to the KASIH Hospice Charity Dinner in Holiday Villa and poor me having hawker food.

LexProduction
22-06-2007, 07:49 PM
Thanks PCYeoh !
It was great having your ideas and feedback.


Yes, I lived here since 1995 when it opened up. You won't believe that I bought my house direct from SIME-UEP and got my keys 3 months after signing the S & P. This house was a bumiputra lot and I was there at the right time when Sime UEP wanted to dispose it after de bumiputra-ised it, if there is such a word. I paid the launching price with a 10% discount. On paper it looks like a T-junction house but in reality it is not. Now you know why Sime designated my house as a bumi lot as Ah Chong definitely would not buy it. I paid RM 145,000 for the 20 ft x 65 ft South Pacific model (there are only two rows in the whole USJ 12 having this dimension) and since my house is a end lot, I have an additional 10 feet land and my house came with a terrace built and an extra balcony. And what more, I have a 6 parking lots at the side lorong as it a dead end!! Unfortunately, I have only two cars but very convenient when I host functions in my house.

Hm .. the one I viewed should be South Pacific but it only has 4/5ft. extra land which there is nothing much I can do with it :( The good thing is that house is facing the field ! So it'll be convenient if there's any party of getherings.

Btw, do you mean 20X60 houses going for 230k-250k are intermediates?

What about the Tapak Gerai mentioned by La Vida Loca? Are the traffic jams really bad?

Thanks for sharing...enjoy your wkends all ! :cool:

hezron
23-06-2007, 11:51 AM
LexProduction...

if you are looking at RM220k~RM270k range...
you have alots more choice... like USJ2, USJ3 & USJ6...
the rest... all above RM300k if the house tapak is more than 20x60ft2...

Agreed with Raikonen, a basic unit around these area is only ~RM230k...
your extra RM40k can renovate your house to your style already... :)

LexProduction
25-06-2007, 03:10 PM
PCYeoh .. I've been to USJ12 last wkend. I came across this cnr house which was quite well maintained. That is a basic unit no reno with 10 feet plus of extra land.

Owner asking RM330K. I guess it is similar to PcYeoh's unit. Just it is not a dead-end house. What is your comments on it?

I'm looking for houses with some land. :)

LexProduction
25-06-2007, 03:24 PM
Owner quoted RM330K too low for the cnr house in USJ12 :(

kwchang
25-06-2007, 05:22 PM
...That is a basic unit no reno with 10 feet plus of extra land...I'm looking for houses with some land.If you are thinking of extending the house sideways, please note that MPSJ regulations insist on a 20 ft setback for the house's structural wall and the perimeter fence. This 10 ft land would not be available for any build-ups. Be aware.

pcyeoh
25-06-2007, 08:55 PM
What Chang is saying is applicable to corner lot where two sides of the house is adjacent to the roads. End lot with land be it 5 , 10 or even 20 feet of land has only the front of the house adjacent to the road. The other side is usually adjacent to a lorong which acts as a fire breaker or else if there is a fire, the whole row of houses will be burnt down. In my case of end lot with land, I can renovate my house up to the fencing perimeter and I do not have to provide any setback which means that my built up could be larger than a corner house. My opposite neighbour which is a corner cannot even extend an inch of his house whereas I can extend mine by another 10 feet. My neighbour paid RM 240K for his corner lot which comes with a 20 feet land while I paid only RM 145,000 for mine which came with a 10 feet land. The land in the S & P was priced at only RM 20 per sq foot back in 1994

LexProduction
26-06-2007, 01:32 PM
If you are thinking of extending the house sideways, please note that MPSJ regulations insist on a 20 ft setback for the house's structural wall and the perimeter fence. This 10 ft land would not be available for any build-ups. Be aware.

:confused: I don't understand chang

La Vida Loca
26-06-2007, 02:10 PM
Sorry to digress a little but for RM330, you'll be able to buy a house in ss18 and ss18 IMO is 10x better than any place in usj. Truly and honestly. My neighbour's house was sold for RM300 only.

- 22 x 80
- faces a playground
- adjacent road to SM Subang Utama
- opposite to Lick Hung (not indirectly)
- flyover exit to Federal Highway

just food for thought.

LexProduction
26-06-2007, 02:17 PM
Sorry to digress a little but for RM330, you'll be able to buy a house in ss18 and ss18 IMO is 10x better than any place in usj. Truly and honestly. My neighbour's house was sold for RM300 only.

- 22 x 80
- faces a playground
- adjacent road to SM Subang Utama
- opposite to Lick Hung (not indirectly)
- flyover exit to Federal Highway

just food for thought.

SS 18 IMO ? :confused: sorry i'm newbie to this forum. RM330 in ss 18 for intermediate or corner ?

LexProduction
27-06-2007, 05:15 PM
Owner kept changing his mind for the corner unit at usj12. Now they're asking 350K :confused:

pcyeoh.. Would you share with me the price market at usj 12 or any areas in usj which you know ?

LexProduction
27-06-2007, 05:31 PM
by the way ..i saw you were interested at usj3/4 houses. Have you got any property there ?

La Vida Loca
28-06-2007, 10:07 AM
by the way ..i saw you were interested at usj3/4 houses. Have you got any property there ?
:D :D :D

kaytee
28-06-2007, 10:53 AM
I purchase an endlot unit with 5 feet land in USJ12 in 2005. 24x65 ft double storey. I paid 395K. is it consider expensive?But the house was extensively renovated.

LexProduction
28-06-2007, 04:26 PM
I purchase an endlot unit with 5 feet land in USJ12 in 2005. 24x65 ft double storey. I paid 395K. is it consider expensive?But the house was extensively renovated.

I believe the houses back in 2005 are priced slightly higher than now