USJ Heights

USJ Heights is an exclusive private gated and guarded residential estate located in the affluent township of UEP Subang Jaya. It is situated in between USJ 3 and Subang Heights. It is developed by Sime Darby Property and it is a low-density development which comprises high-end super-link terraces, zero-lot bungalow villas and bungalows. The neighborhood consists of several phases which include Kayangan Putera, Kayangan Puteri, Reika, Sakura, Mandara, Cyprus, Capri, Indigo and Avalon. The superlink houses are Kayangan Putera, Kayangan Puteri, Mandara, Sakura, Reika, Cyprus and Capri, whereas the villas are Indigo and the bungalows are Avalon. Each phase has a unique theme which provides an interesting mix of architectural styles and premium residencies.Each home at USJ Heights comes with an advanced alarm system that is connected to the central monitoring system, automatic gate system and lighting protection system. There are air-conditioning units by York in all bedrooms and the living hall. All houses come with a solar hot water system for all bathrooms and the kitchen. Also, each house in USJ Heights features underground cabling, waste disposal and concealed drainage system for better efficiency. The automatic gate systems in all houses are by Stagnoli from Italy. When it comes to location, USJ Heights is strategically located in one of the most premier addresses. Currently, there are three large mega shopping malls under development in USJ, which are Da Men, Empire Remix and Tropicana Metropark. Tropicana Metropark is an upcoming 88.5-acre development comprising more than 10 high-rise buildings which include office suites, SoHo, office towers, business suites, townhouses, shopfronts and shopping malls, and it is located only within walking distance or a minute drive from USJ Heights. On top of that, BRDB is going to develop a RM2 billion of 24 acres integrated mixed development located around the same area. The developer also takes credits for the popular upscale shopping mall Bangsar Shopping Center. For shopping and leisure purposes, USJ Heights is surrounded by many shopping malls like The Main Place, One City, Empire Subang, Subang Parade, Aeon Big Subang, Sunway Pyramid, Oasis Ara Damansara, First Subang, Citta Mall, The Summit, Mydin USJ and Giant USJ. For medical facilities, it is within close proximity to Sime Darby Medical Centre Subang Jaya and Sunway Medical Centre. As for education, there are plenty of primary and secondary schools, colleges and universities surrounding the neighborhood.For sports and recreational activities, there are two golf clubs nearby USJ Heights; located within 5 km radius are Glenmarie Golf & Country Club, Saujana Golf & Country Club, and Tropicana Golf & Country Club. Within 3 km distance is the internationally renowned Shah Alam Stadium. Besides that, there is a sports arena called MPSJ Stadium located nearby in USJ 5.In terms of accessibility, USJ Heights is easily accessible through the Federal Highway, New Klang Valley Expressway (NKVE), North - South Expressway Central Link (ELITE), Shah Alam Expressway (KESAS), Damansara - Puchong Expressway (LDP) and New Pantai Expressway (NPE). It is only mere 20 minutes drive to the Kuala Lumpur city centre via the New Pantai Expressway (NPE) through the SMART Tunnel. A new direct access to and fro the Federal Highway will be built within the vicinity in near future to allow an easier access to Kuala Lumpur.

Property Details

Name: USJ Heights

Address: Jalan USJ Heights 1/1A, 47610 Subang Jaya, Selangor

Developer: Sime Darby Property

Completion Date

Kayangan Putera: July 2009

Kayangan Puteri: Nov 2011

Reika: June 2012

Sakura: March 2012

Mandara: Jan 2012

Cyprus: Dec 2012

Capri: Dec 2012

Indigo: Jan 2013

Avalon: Oct 2013

Type: Super-Link Terrace, Zero-Lot Villa & Bungalow

Tenure: Freehold

No. of Units

Kayangan Putera: 125

Kayangan Puteri: 125

Reika: 107

Sakura: 82

Mandara: 98

Cyprus: 58

Capri: 66

Indigo

Phase 1: 58

Phase 2: 35

Avalon: 31

Land Area: 153 acres

Maintenance Fee: Free till 2015

Launch Price

Kayangan Putera

2-Storey & 2.5-Storey: RM798,000 - RM1,574,000

Kayangan Puteri

2.5-Storey: RM908,000 - RM1,893,000

Reika

2.5-Storey: RM982,000 - RM2,492,000

Sakura

2.5-Storey: RM1,088,000 - RM2,194,000

Mandara

2.5-Storey: RM1,066,519 - RM2,125,000

Cyprus

2.5-Storey: RM1,188,000 - RM3,085,000

Capri

2.5-Storey: RM1,208,000 - RM3,270,000

Indigo:

2-Storey & 3-Storey: RM2,090,400 - RM3,645,000

Avalon:

2-Storey & 3-Storey: RM3,200,000 - RM5,714,000

Subsale Price

Super-Link Terrace: RM1,600,000 - RM3,500,000

Zero-Lot Villa

Phase 1: RM2,500,000 - RM4,500,000

Phase 2: RM3,000,000 - RM4,800,000

Bungalow: RM4,000,000 - RM7,500,000

Rental: RM5,000 - RM30,000

Layouts

Kayangan Putera

Built-up: 2,710 - 4,380 sf

Land Area: 2,077 - 6,351 sf

Kayangan Puteri

Built-up: 3,150 - 4,520 sf

Land Area: 1,916 - 5,651 sf

Reika

Built-up: 3,350 - 4,350 sf

Land Area: 1,916 - 4,209 sf

Sakura

Built-up: 3,310 - 4,910 sf

Land Area: 1,910 - 4,330 sf

Mandara

Built-up: 3,321 - 4,333 sf

Land Area: 2,077 - 4,219 sf

Cyprus

Built-up: 3,910 - 5,360 sf

Land Area: 1,916 - 4,122 sf

Capri

Built-up: 3,939 - 4,887 sf

Land Area: 2,077 - 4,510 sf

Indigo I

2-Storey

Built-up: 4,345 - 4,828 sf

Land Area: 4,500 - 8,600 sf

3-Storey

Built-up: 3,795 - 5,365 sf

Land Area: 3,500 - 4,500 sf

Indigo II

2-Storey

Built-up: 4,847 sf

Land Area: 5,511 sf

3-Storey

Built-up: 3,898 - 5,670 sf

Land Area: 3,627 - 6,491 sf

Avalon

2-Storey

Built-up: 5,039 - 7,367 sf

Land Area: 7,793 - 17,481 sf

3-Storey

Built-up: 7,542 - 7,645 sf

Land Area: 7,987 - 8,094 sf

Facilities

24-hour security service reinforced with perimeter fencing

CCTV & intercom integrated

Central monitoring system at guard house

Patrolling guards with guard house at main entrance

Built-in alarm system with panic button

High-speed internet

Solar hot water system

Jogging tracks

Outdoor parks

Landscaped lake

Children's playground

Basketball court

Soccer court

Built-in swimming pool and elevator (selected units in Indigo II & Avalon)

Built-in garage (selected units in Avalon)

Market Trends

Analysis

USJ Heights is one of the most affluent and exclusive neighborhoods in Subang Jaya. It was developed by Sime Darby Property, which is one of Malaysia's top property developers. The internationally established multinational company has developed 80% of the Subang Jaya city to what it is today since 1974. Sime Darby Group is now a large corporate company that has other core businesses like automotive, agriculture, petroleum and construction. All of these bode well for this development, as it is a symbol of excellence, quality and appreciation.When it comes to serenity and luxury, USJ Heights is one of the places that you will want to call home due to its large built-up area, smart home features, good security as well as many other features that are individual to each phase. The neighborhood has an excellent and tight integrated security system to ensure the safety of residents at all times. However, the intermediate units of the link houses have a small average land size of 1,950 sf. Although the built-up sizes are huge, there is not enough space to park two cars in the car porch. The neighborhood of USJ Heights is surrounded by myriad amenities with plenty of schools and internationally renowned tertiary educational institutions, shopping malls, medical centres, recreational parks, sports arenas and golf clubs. Besides that, there are many outdoor parks around the area within walking distance and a landscaped lake within the neighborhood. Overall, USJ Heights is absolutely an excellent buy considering its location and tranquil surroundings. For now, the subsale prices for the super-links is ranged from RM1,600,000 to RM3,500,000, villas from RM2,500,00 to RM4,800,000 and bungalows from RM4,000,000 to RM7,000,000. Being surrounded by many new upcoming developments and a future direct access to Federal Highway in 2016, USJ Heights is deemed to become an even more premier address in the future.