USJ 11

USJ 11 is a residential precinct located in the heart of UEP Subang Jaya. It is nestled in between USJ 4, USJ 5, USJ 9, USJ 12 and USJ Taipan USJ 10. It comprises 2-storey terrace houses, 2-storey semi-detached homes, an apartment called Arcadia, and a condominium and townhouse building called Sri Bayu. There are a few rows of shoplots within the vicinity as well.The semi-detached houses in USJ 11 have built-up size of 3,825 sf with land area of 45 ft x 85 ft. Each comprises of 5 + 1 bedrooms and 4 bathrooms. Meanwhile, the terrace houses have built-up area from 1,650 sf and with land area from 22 ft x 75 ft. There are plenty of amenities and facilities available within the neighborhood of USJ 11 itself and surrounding precincts. There are few fields and playgrounds in the neighborhood. Besides that, there are many schools nearby such as SMK USJ 12, SRK USJ 12, SMK Agama Bistari, SMK USJ 13, SMK USJ 4, SJK Sri Selangor and SJK Seafield 3. Furthermore, USJ 11 is within walking distance from Taipan Business Centre (USJ 10) and Subang Business Centre (USJ 9). There are plenty of shopping malls nearby such as The Main Place, One City, Subang Parade, Empire Subang, First Subang, Carrefour Subang, Sunway Pyramid, Oasis Square, Citta Mall, Giant USJ, Mydin USJ, The 19 USJ City Mall and The Summit. For residents' convenience, there are two rows of shop lots within the vicinity of USJ 11 which comprises restaurants, convenience stores, salon and fresh market. In terms of accessibility, the neighborhood is easily accessible from Persiaran Tujuan, Persiaran Perpaduan and Persiaran Bakti. There are plenty of highways connected to Subang Jaya which include New Klang Valley Expressway (NKVE), Shah Alam Highway (KESAS), New Pantai Expressway (NPE), Subang Airport Highway and Damansara - Puchong Highway (LDP).

Property Details

Name: USJ 11

Address: Jalan USJ 11/2, 47620 Subang Jaya, Selangor

Type: Terrace, Semi-Detached, Apartment, Townhouse & Condominium

Tenure: Freehold

Land Area

Terrace: From 22 ft x 75 ft

Semi-Detached: From 45 ft x 85 ft

Built-up

Arcadia: From 1,022 sf

Sri Bayu: From 1,398 sf

2-Storey Terrace: From 1,500 sf

Semi-Detached: From 3,825 sf

Maintenance Fee

Terrace: From RM50 monthly (security)

Subsale Price

Arcadia: From RM500,000

Sri Bayu: From RM700,000

2-Storey Terrace: RM860,000 – RM2,200,000

Semi-Detached: RM2,000,000 – RM3,300,000

Rental: From RM1,300

Facilities

24-hour security (selected areas)

Outdoor parks and playgrounds

Football field

Children's playground

Basketball court

Futsal court

Shop lots

Market Trends

Analysis

USJ 11 is one of the most sought after neighbourhoods in UEP Subang Jaya. In USJ 11, residents are able to enjoy convenience of an abundance of amenities, the multitude of established and international educational institutions and commercial areas. Certain 2-storey terrace houses in USJ 11 are not within the gated and guarded scheme and therefore come with a cheaper price tag. Also, there are some badly maintained units for sale with a bargain price around RM800,000 that require an extensive amount of renovation to it.Between 2006 and 2008, there were several crimes reported in the USJ 11 neighbourhood such as snatch thefts, house break-ins, car hijacks and robberies. In a survey conducted, about 30 out of 78 houses were victims of burglaries. Making it worse, there were cases where some residents became victims for more than once. Due to that, the residents of USJ 11 have formed a gated community for the vicinity. It started at the end of September 2008. The security features include security guards, boom gates, guard houses and drum gates at the entry and exit roads of the neighborhood. Up to this date, they have changed the security company several times. For now, the residents are satisfied and impressed with the present security management. One of the advantages of USJ 11 is that it is neither too near or too far from the future LRT railway and the stations. The proposed Kelana Jaya Line Extension will begin from Kelana Jaya station and pass through 13 new stations, including Subang Jaya and USJ (Station 7, 8 & 9) before ending at Putra Heights, covering a distance of 17 km. The project is expected to complete by the end of 2015.