Grand Subang Jaya
Where homes are made for your convenience
Written by: Felicia Soon
Subang Jaya SS15’s iconic Asia Café was a popular food & entertainment venue, with a snooker centre, an internet café and over 100 food stalls covering 60,000 sq. ft of real estate. Located directly opposite of Inti International University & College, it was a vibrant centre of leisure and activity, attracting large crowds of patrons daily, including many students renting around the area.
Recently, the café was shut down and demolished due to slowing business and a significant drop in visitors over the years, likely caused by changing trends. However, none could deny the significance of its strategic location that propelled the growth in its early years since 2003, when it was established.
This eventually attracted the interest of landowner and boutique developer, Mediaraya Sdn Bhd who recently revealed to LW Media that the site has been allocated for a small office/home office (SoHo) development called Grand Subang Jaya.
Spanning 2 acres of land, this freehold commercial development under the Housing Development (Control and Licensing) Act 1996 (HDA), is surrounded by an abundance of amenities within a well-planned township such as food outlets, shopping malls, hospitals and international schools. It is an ideal investment choice for smart investors seeking convenience and tranquillity in a sustainable development that has been estimated to yield 5% rental in return upon completion.
With an estimated gross development value (GDV) of RM277 million, Grand Subang Jaya offers 483 SoHos that are now open for registration. All units will have a standard built-up of 563 sq. ft, housed in two towers, one 21 storeys and the other 14 storeys high.
The units are priced between RM478,000 (RM850 psf) and RM525,000 (RM935 psf), and each unit includes 1-2 complimentary carpark bays.
According to the developer, the estimated rental for each bedroom is RM700 to RM800, and the whole unit can be rented out for RM2,100 to RM2,300 per month. Tower 1 comprising 315 units was open for viewing in May 2018, where more than 50% has been sold to date, whereas Tower 2 comprising 168 units, will be launched at a later date. The project is expected to be fully completed by January 2022.
Placing emphasis on the accessibility to key destinations outside of Subang Jaya, this integrated development also serves as a hub between Subang, Sunway and USJ, made easily accessible via the Federal Highway. It is also directly linked to the New Pantai Expressway (NPE) and leads to the Damansara-Puchong Highway (LDP). In addition, public transportation such as taxis and buses are easily available, and the SS15 LRT Station (part of the Kelana Jaya Line Extension) is only 500 meters away from the development.
Each unit is furnished with veneer flooring and tiles, with Closed-circuit television (CCTV) monitoring installed in the common areas. Access is by card, through the lift lobby and designated floor, to ensure comprehensive security for the residents. A shuttle bus service would be made available for the residents’ convenience.
Recreational activities like gymnasium, swimming pool, children playground, basketball court, futsal court, table tennis, entertainment pavilion, gazebo, barbeque pit and reflexology path are also available here.
Area Analysis
Author of one of the best-selling property books in Malaysia, ‘Property Buying for Gen Y’, Khalil Adis shared his insights with LW Media on the area analysis of Subang Jaya, where the current development of Grand Subang Jaya is located.
Khalil reveals that Subang Jaya is great place for investment, as this matured township development has seen a steady price appreciation since it was first spearheaded by Sime Darby Property in the 1980s.
When asked to comment on the infrastructure and connectivity in Subang Jaya, Khalil observes that the infrastructure development is well established via major expressways such as the Federal Highway, Konsortium Expressway Shah Alam Selangor (KESAS), New Klang Valley Expressway (NKVE), New Pantai Expressway (NPE), North-South Expressway (NSE) and the Damansara-Puchong Highway (LDP).
“Connectivity is now enhanced with the opening of the Kelana Jaya Light Rail Transit (LRT) Extension, which is part of the government’s initiative to extend public transportation to residents living in the south-western part of Selangor such as Subang Jaya, and all the way to Puchong,” Khalil says.
He adds that this new LRT Kelana Jaya line extension comprises 13 new stations and covers a distance of 17.4 km, bringing the total length of the Kelana Jaya LRT Line from 29 km to 46.4 km. The LRT extension line spans from Lembah Subang to Putra Heights and costs RM8 billion to construct.
Subang Jaya is also close to the Sultan Abdul Aziz Shah Airport, often called Subang Airport or Subang Skypark, which is now served by the Subang Jaya Keretapi Tanah Melayu (KTM) Komuter. Subang Jaya is also the interchange station to the Skypark Link to Subang Airport at the Terminal Skypark Commuter Station.
Considering the advantages of buying residential properties in Subang Jaya, Khalil finds that Subang Jaya is a fairly middle- to upper middle-class neighbourhood like Ara Damansara. He says, “The slower pace of life, ample green lungs, affluent neighbourhood and more work-life balance are some of the advantages of living here.”
In addition, there are various amenities nearby such as Paradigm Shopping Mall, GIANT Kelana Jaya Shopping Complex, Kelana Jaya Medical Centre, banks, as well as lifestyle options such as bars, clubs, restaurants and cafes. SS15 is also a hub for quirky and trendy cafes.
Schools such as Subang Utama High School and Subang Jaya High School and higher learning institutions such as INTI International University & Colleges, Sunway University and SEGi College Subang Jaya are all within easy reach here.
Although, one of the main concerns of dwellers in Subang Jaya is the car parking problems in the area, the residents of Grand Subang Jaya will not face this issue as there is a multi-storey of carpark built by Majlis Perbandaran Subang Jaya (MPSJ) beside the project for their usage.
No newly-planed launches
Mediaraya Sdn Bhd does not have any immediate plans to launch other projects due to weak market sentiments presently.
The developer completed The Grand SOFO at Kelana Damansara Suite in the second quarter of 2016. With a GDV of RM190 million, the two-tower development boasts 430 SOFOs with built-ups of 370 to 1,100 sq. ft, and prices that start from RM680 psf. The project is fully sold.
With a GDV of RM286 million, their second project, The Grand Subang @ SS13 is estimated to be completed in the fourth quarter of 2019. This freehold Small Office Flexible Office (SOFO) development, situated on 2.46 acres of land, offers 578 units in two 22-storey towers. With built-ups of 548 to 910 sq. ft, the units are priced at RM353,600 onwards. Currently, 95% of the development has been taken up.