Subang Avenue, Subang Jaya

Subang Avenue is a serviced residence developed by Sime UEP Development. The developer has been well-known for developing award-winning townships such as UEP Subang Jaya (USJ) and Putra Heights.

In 2008, Sime UEP won the Gold Award for Reader’s Digest Trusted Brand Survey. In the survey, there are six qualitative criteria which are trustworthiness, credible image, quality, value, understanding of customer needs and innovation. It was the second time the developer won the award.

Previously, Sime UEP had also won other awards. In 1995, the developer won the International FIABCI “Prix d’Excellence” Award for Best Residential Development. Other than properties development, this developer is also involved in project management of schools and commercial buildings as well as property and facilities management of high rise properties, condominiums and commercial properties.

There are two access points to Subang Avenue, either via Jalan Kemajuan or Jalan SS 16/1 in Subang Jaya. Furthermore, Subang Avenue has convenient access to North Klang Valley Expressway (NKVE), Lebuhraya Damansara-Puchong (LDP), KL-Shah Alam Expressway (KESAS), New Pantai Expressway (NPE), North-South Expressway Central Link (ELITE) and Federal Highway.

Property Details

• Name: Subang Avenue
• Address: Jalan SS 16/1, off Jalan Kemajuan, Subang Jaya, Selangor
• Developer: Sime UEP Development
• Completion Date: 2009
• Type: Condominium
• Tenure: Freehold
• No. of Blocks: 4
• No. of Units: 280
• Built-up: 558 – 1,308 sf
• Subsale Price: RM400,000 – RM750,000 (RM500 – RM650 psf)

Layouts

• Type A (1,308 sf) (3+2)
• Type B (1,021 sf) (3+2)
• Type C (558 sf) (1+1)

Facilities

• Swimming pool
• Children’s pool
• Toilet and changing room
• Guest reception area
• Landscaped garden
• Children’s play area
• Day-care room
• Reading room
• Multi-purpose hall
• Laundry room
• Sauna
• Surau
• BBQ pit
• Gymnasium
• Laundry room

Market Trends

Analysis

Subang Avenue is situated in between Casa Tiara and Carrefour. It is located within the business district and city centre of Subang Jaya. Other than easy access to major highways, Subang Avenue is also located within walking distance to Subang Parade, Carrefour, Empire Subang, First Subang and KTM Komuter train station. This is practically convenient for residents either for grocery shopping or public transportation.

Due to this proximity, the area around Subang Avenue is prone to congestion. The congestion probably due to vehicle travel in and out of Subang Parade, Carrefour, Empire Subang or public transport that travel in and out to/from KTM Komuter train station.

This congestion problem in the area was admitted by Subang Jaya assemblyman, Datuk Lee Hwa Beng. The reason that all the developers permitted to develop properties within the small area was because all the developers were the party that contributed a total of RM60 million in 2000 for building interchange between Federal Highway and Jalan Tujuan.

To overcome the congestion, there are several plans that will be executed. Firstly, there will be a Subang Jaya-Kelana Jayalink. Secondly, there will be a LRT station to interface with the KTM Komuter station. Lastly, there will be a 1.5km pedestrian walkway that stretches from Wisma Mesiniaga to Subang Racquet and Golf Club where Subang Olives is located.

Apart from the congestion, owners of Subang Avenue may have good return in renting their properties. There are many colleges nearby, such as Inti, Taylor’s, Sunway and Metropolitan. In addition, there is a university to add up the list, Monash University.

Due to these several colleges and universities, this area is flocked with students. However, there will be drawback in terms of renting property to students. Students tend to make rental fee as priority apart from any other reasons in terms of choosing place to stay. There will be situation where students will moved on to other property if the rental is not the lowest they can find.

Furthermore, it is located in a vibrant commercial area. Hence, there is absolutely no worries in terms of searching for tenants. However, there are many other high-rise buildings around the area which may contribute to a competitive market price. On the bright side, since Subang Avenue is located directly beside the Komuter train station and LRT station, it is usual for rental fees to be higher by 20% compare to the others.