USJ 3, UEP Subang Jaya

USJ 3 is a residential precinct located in the affluent township of UEP Subang Jaya. It is sited in between USJ 4, USJ 12 and USJ Heights. It comprises old terraces, new terraces, semi-ds and bungalows. It is divided into USJ 3, 3A, 3B, 3C and 3D. The whole USJ 3 is freehold except the bungalows units in USJ 3D.

Being located in an affluent neighborhood, there are vast array of amenities to cater all residents’ needs within the vicinity. Several schools are nearby, namely SK Sri Selangor, SMK USJ 4, SK USJ 12, SM Agama Bestari, Fairview International School, etc. There are a handful of commercial centres and shopping centres nearby USJ 3, namely Taipan USJ 10, Subang Business Centre USJ 9, One City, The Main Place, Subang Parade, Empire Subang, First Subang, etc. For healthcare, there are several medical centres nearby, such as Sime Darby Medical Centre Subang Jaya at SS12 (formerly known as Subang Jaya Medical Centre), Sunway Medical Centre in Sunway and QHC Medical Centre.

In terms of accessibility, residents of USJ 3 enjoy extensive network of expressways surrounding the area such as Shah Alam Expressway (KESAS), North-Klang Valley Expressway (NKVE), Damansara-Puchong Expressway (LDP), North-South Expressway Central Link (ELITE), New Pantai Expressway (NPE) and Federal Highway that connect them to major townships such as Shah Alam, Puchong, Petaling Jaya and Kuala Lumpur. Besides roads networks, there is a KTM station in SS16, which links to the city centre and further west to Klang. In addition, there is an LRT Extension development undergoing and due to be completed in 2014.

Property Details

• Name: USJ 3
• Address: Jalan USJ 3/1, 47600 Subang Jaya, Selangor
• Developer: Sime UEP
• Completion Date:
  • USJ 3: Early 1990’s
  • USJ 3A – 3D: 2005
• Type: Terrace, Semi-D & Bungalow
• Tenure: Freehold & Leasehold
• Subsale Price
  • Terrace (USJ 3)
    • 1-Storey: RM450,000 – RM550,000
    • 2-Storey: RM600,000 – RM1,500,000
  • Terrace (USJ 3A, 3B, 3C and 3D)
    • 2-Storey: RM750,000 – RM2,000,000
  • Semi-D (USJ 3A): RM2,000,000 – RM3,000,000
  • Bungalow (USJ 3D): RM2,600,000 – RM5,000,000

Facilities

• 24-hour security (USJ 3A – 3D)
• Patrolling guards with guard house at main entrance (USJ 3A – 3D)
• Jogging tracks
• Outdoor parks
• Landscaped Lake (USJ 3A)

Market Trends

Analysis

The neighborhood of USJ 3A, 3B, 3C and 3D has commenced gated and guarded scheme since September 2009. The scenery of the neighborhood is serene and quiet. The older houses in USJ 3 are usually cheaper but the costs of renovation would be very high. Do expect slow-moving traffic during peak hours from Federal Highway via Persiaran Tujuan all the way into USJ 4. Traffic around the area is terribly congested during peak hours, and even during weekends. Even so, traffic congestion is difficult to avoid in the Klang Valley. Currently, there is an LRT extension development nearby due to be completed in 2014.