USJ One Avenue, UEP Subang Jaya

USJ One Avenue (also known as USJ 1 Avenue) is a high rise condominium which was developed by USJ One Avenue Sdn Bhd. This development which is the first phase project which consists of two 19-storey blocks with a total of 448 units. The condo which has built-up areas ranging from 995 sf to 1,802 sf was completed and ready for occupancy in March 2008.

USJ One Avenue is located within the Taman Subang Mewah, USJ 1 neighborhood, which is accessible via Persiaran Subang Permai and Jalan Subang 3 (through Jalan SS13/1k), KESAS highway and Lebuhraya Damansara Puchong (LDP). This condo is nearby commercial areas such as (Taipan Business Centre, Subang Business Centre), schools and tertiary institution (SJKC Chee Wen, SK USJ 20 and Prime College), and hypermarkets (Giant, Mydin and Carrefour).

Property Details

• Name: USJ One Avenue (also known as USJ 1 Avenue)
• Address: Persiaran Subang Permai, USJ 1, Subang Jaya, Selangor
• Developer: USJ One Avenue Sdn Bhd
• Completion Date: March 2008
• Type: Condominium
• Tenure: Leasehold
• No. of Blocks: 2
• No. of Storey: 19
• No. of Units: 448
• Maintenance Fee: RM0.15 psf
• Launch Price: From RM182,100
• Subsale Price: RM500,000 – RM1,800,000
• Rental: RM1.85 psf

Layouts

• Type A
  • 1,346 sf
• Type B
  • 1,773 sf
• Type C
  • 1,802 sf
• Type D
  • 995 sf

Facilities

• 24-hour security
• Gymnasium
• Salon
• Sauna
• Convenience shop
• Launderette
• Childcare centre
• Multipurpose hall
• Children’s playground
• BBQ pit
• Jogging track
• Indoor theater
• Sky terraces
• Car wash bays

Analysis

A developer’s reputation is often one of the most important considerations when a potential property buyer scouts around for a property. As USJ One Avenue is the developer’s first project, many potential property buyers may be feeling intimidated by the property developer’s background or experience in property development.

Even though the developer of USJ One Avenue has had experience in construction industry, but its credibility is still very much questionable. Some buyers may take advantage of a new developer, as they normally would offer special packages to attract more buyers. However, as this pertains to a high rise development, there is surely risk in buying such a property from a first time developer.

Apart from developer’s reputation and background, it is also vital to know the history of the land where the property is built. USJ One Avenue is claimed to be developed on a plot of land which used to be a mining land. Even though the area has since been developed and maintained for property development, one should seriously take note on the possibility of cracks and land erosion due to unstable soil.

In early 2008, when USJ One Avenue was completed and handed over, there were several complaints made by property owners on minor cracks found in their units. Even though the problem has since been rectified by the developer, potential property buyers should be reminded on the risk of staying at a high rise condo on an ex-mining land.

These days, potential buyers often scout for freehold properties. As USJ One Avenue is a leasehold development, it appears to be less favorable among property buyers. When compared with other developments in other areas, the leasehold status is indeed a drawback to this condo as well as the other neighboring developments which also hold the same land status. This would certainly have an impact on the demand for this condo particularly for those who are looking for properties for own stay.

Other than the leasehold status, another drawback of USJ One Avenue is the density factor. With a total of 448 units spread over a two to five-acre plot of land, this property is considered to be a very high-density development. To worsen the density factor, the condo is located at an over crowded area which is already densely populated.

The density issue has also affected the traffic flow at this particular area. As the whole area has been aggressively developed over the years, traffic congestion has become a daily issue to the residents of the area. A nearby school (SJKC Chee Wen) and also factories at the nearby industrial areas (Ultramine Industrial Park and Sungai Penaga Industrial Park) have also been said to be the contributing factors to the heavy traffic flow.

Apart from that, the number of heavy vehicles / lorries that frequently enter and exit this area would also be a safety concern to the residents here. Further to the location issue, there an easy accessibility to USJ One Avenue. Alternatively, one can enter USJ 1 by a link connected from KESAS to it.

In 2005, there was a proposal by the local authorities to build a bridge to link up USJ area with Puchong. However, this proposal has since been scrapped due to objections from the nearby residents. No doubt the proposed bridge could have further improve accessibility to the area, potential property buyers should take note that if the proposal is revived in the near future, the current traffic congestion at this particular area would be worse.

In 2012, Sungai Penaga, which runs behind the condominium burst its banks causing flood waters to rush into the lower ground of the condominium. About 210 vehicles were badly damaged, resulting in an overall estimated loss of almost RM8 million. The incident have directly affected the values of investment in this development. However, it is very cheap considering its location in USJ.