Shah Alam received some attention a couple of years back because of the mega launch of a new township called Subang Bestari. Developed by a total of nine (yes, nine!) property developers including the local property big brother Mah Sing, Subang Bestari is developed on a staggering 500 acre leasehold land (previously where Kampung Subang is), officially known as Section U5.
The Subang Bestari enclave is a mix of condominiums, semi-detached homes, terraced homes, townhouses, medium-cost apartments, and bungalows. The township will feature basic amenities every resident would need, as the Subang Bestari is slated to have a football field, a surau, a public hall, and a recreation area. Two schools are also located in Subang Bestari—the SK Subang Bestari and the SMK Subang Bestari. In short, residents living in this mixed residential development will have everything they need in one place.
It’s hard to generalize Subang Bestari’s pricing given the plethora of developments here, but as we would expect from a “fringe” location in the Greater Klang Valley, prices per sq. ft. are around the RM250-350 PSF point. For a better analysis and a guide on how to value a property (Subang Bestari or elsewhere), click here for a free download.
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Options, Options, and More Options
The Subang Bestari features a wide array of residential units for sale or for rent. Most of its residential units are made up of two-storey terrace houses which are almost sold out at the time of this writing. These two-storey terrace houses have land areas that range from 22 by 70 to 22 by 80. Currently, there are three two-storey terrace house layouts being developed, named Dinar, Bayu, and Emas. Built-up areas for these units start at 1,885 square feet, with 2,573 square feet as its largest. Land areas range from 20 by 70 to 25 by 75, and had launch prices at an estimated RM256,000.
Medium-cost apartments are also available. Seri Galaksi is a six-storey block that houses 120 medium-cost apartments. Built-up areas for these units measure 827 square feet, with launch prices of about RM65,000. More medium-cost apartments soon followed, namely: Seji Kejora; a tower made up of five storeys with a total of 254 units, and Seri Bintang; a tower that comes with 432 low-cost apartment units. Built up areas are 827 square feet and 750 square feet, respectively.
Bungalows come in three layouts: Safira A, B, and C. These 18 bungalows have built-up areas that range between 4,354 square feet to 4,633 square feet. Its lot size is measured at 6,000 square feet.
Finally, Subang Bestari’s latest semi-detached homes come with built-up areas that start at 4,423 square feet. These 20 semi-detached units have land areas that are sized at 2,502 square feet. Launch prices for the semi-detached homes(Nilam I and Nilam II) start at around RM1,140,000.
Subang Bestari can be reached via Jalan Sungai Buloh, which can then be accessed via the Guthrie Corridor Highway through the New Klang Valley Expressway. Furthermore, Subang Bestari is also located near highways including Jalan Kuala Selangor, Jalan Lapangan Terbang Subang via the Federal Highway, and Persiaran Mahogani.
Rant or Rave?
As we have noticed for most of the year, developments in the fringe areas outside of the Kuala Lumpur city and Petaling Jaya are taking up traction; Mah Sing seems to be focusing up north in Rawang (M Residences in particular), and there are a number of new launches down south in Puchong and Cyberjaya as well. Subang Bestari, despite being officially in Shah Alam is much closer than it seems – for example, it’s less than 10km from the Subang Airport.
The future looks bright for Subang Bestari, because HELP University’s new campus is currently being constructed next to Subang Bestari. The university is set to be completed in January 2014. Its completion will allow more potential residents to the Subang Bestari community, and perhaps open up the rather stale rental market. This will also lead to more commercial properties like convenience stores and cafes to be built in the township to further meet the demand of the township’s rising population. As is stands now (during the time of publication of this review), the place is rather serene and uncluttered, but we could expect more activity with the launch of HELP’s new campus, and also PKNS’ upcoming Datum Edu City @U5 which is going to sit on ten acres of land consisting of apartment blocks and two colleges. Will this transform Subang Bestar into a student town (like part of the Bukit Jalil area – Vista Komanwel)? Only time will tell.
Potential buyers would also consider investing in the Kota Damansara area; however, the latter is much more “upscale” with prices +20-30% on top of Subang Bestari. Also, interestingly, Mah Sing has acquired some 6+ acres of land near the Rubber Research Institute (RRI) which is about 5km away from Subang Bestari. Tentatively called Damansara Sentral, the project is an integrated development with a gross development value of RM800 million. Remember to factor in all these considerations in order to estimate the fair market value of a property in Subang Bestari – find out how using this guide below.