The following observations are based on an article that originally appeared in City & Country, The Edge Malaysia Weekly on July 8, 2024 – July 14, 2024.
The neighbourhoods of SS12 to SS19 form the original Subang Jaya, a vibrant township predominantly composed of landed residential properties. SS16, however, stands out as the designated commercial hub of the area. Located on the fringes of Subang Jaya, SS16 is bordered by the Federal Highway to the north and Jalan Kemajuan Subang to the south, with Jalan SS16/1 running through its center.
Prime Location and Accessibility
SS16 boasts excellent connectivity, being served by a network of major highways, including the Federal Highway, New Pantai Expressway (NPE), New Klang Valley Expressway (NKVE), Damansara-Puchong Highway (LDP), and Shah Alam Expressway (Kesas). Public transport is well-represented with the Subang Jaya LRT and KTM stations, which are part of the Kelana Jaya line and Tanjung Malim-Pelabuhan Klang line respectively. RapidKL and SMART Selangor buses also service routes that include Puchong, Kuala Lumpur, and the greater Subang Jaya area.
Commercial Evolution and Landmark Developments
Historically, SS16 comprised landmarks such as the Subang Jaya KTM station, Subang Parade mall, AEON BiG Subang Jaya, Menara Mesiniaga, Wisma Consplant 1 and 2, Subang Racquet and Golf Centre, and the Toyota Subang service centre. Subang Parade, completed in 1988, was once the longest shopping centre in Southeast Asia and a major draw for residents like Sarah, who fondly recalls visiting the mall with her family.
However, over the years, Subang Parade’s appeal dwindled as Sunway Pyramid grew in popularity. Today, Subang Parade is positioned as a neighbourhood mall, catering to the immediate community. Hektar REIT, the mall’s proprietor, has implemented a repositioning strategy to rejuvenate Subang Parade, including a facelift, new retail spaces, upgraded amenities, and modernized infrastructure. In 2023, the mall opened 16 new outlets and achieved a visitor footfall of 4.5 million.
Emergence of Serviced Apartments and Integrated Developments
The 2010s saw a surge in serviced apartment developments in SS16, including Casa Tiara (2008), E-Tiara (2008), Saujana Residency (2009), Subang Avenue (2009), Subang Olives (2010), and Isola (2011). The completion of Empire Subang in 2010 further enhanced the area with its integrated components: Nu Empire Shopping Gallery, Empire SoHo, Empire Tower, and Empire Hotel.
Subang Jaya City Centre: A Catalyst for Growth
The landscape of SS16 witnessed a significant transformation with the completion of the Subang Jaya LRT station in 2016. In line with this development, Sime Darby Bhd initiated urban regeneration projects, including the ambitious Subang Jaya City Centre (SJCC) master plan. This 29-acre development, with a gross development value (GDV) of RM4 billion, is designed as a transit-oriented development featuring offices, serviced apartments, and a retail podium.
SJCC, strategically located next to the Subang Jaya LRT and KTM stations and the Federal Highway, is poised to become a vital nexus between the community of Subang Jaya and the commercial activities in SS16. Eddy Wong of Nawawi Tie Leung Property Consultants highlights SJCC’s potential to act as a catalyst for the entire area, transforming it into a vibrant “live, work, play” community hub.
Changing Demographics and Market Dynamics
The demographic landscape of SS16 is evolving. Unlike the predominantly owner-occupier market of the rest of Subang Jaya, SS16 has a higher proportion of tenants, attributed to its numerous high-rise apartments catering to students and professionals. Newer, higher-priced developments are expected to attract a younger, higher-income demographic, revitalizing commercial activities.
Property prices in SS16 range from RM450 to RM725 per square foot, with rental rates between RM2 and RM3 per square foot and a gross yield of 5% to 6%. Residential prices have been appreciating at a rate of 3% to 5% annually, driven by factors such as development location, property size, and age.
Future Prospects and Community-Centric Development
Despite the limited major developments in recent years, the outlook for SS16 remains positive, bolstered by the potential success of SJCC. Subramaniam Arumugam of PA International Property Consultants underscores the importance of the SJCC’s mixed-use development in driving growth. The remaining undeveloped land in SS16, including the Subang Racquet & Golf Centre parcel and plots adjacent to Subang Olives and Wisma Consplant, present opportunities for community-centric projects.
Wong advocates for developing these vacant lands into spaces that promote community interaction, creating a “third place” for residents to meet and socialize. Such developments would significantly boost SS16’s appeal and vibrancy.
Subang Jaya’s Westward Expansion: Fulfilling the Housing Needs
Subang Jaya’s growth story isn’t confined to its established areas. As the demand for housing continues to rise, development has seen a westward shift, extending its reach towards Taman Perindustrian Teknologi Tinggi (Hi-Tech Park). This expansion caters to the needs of a growing population seeking a modern and well-connected living space.
One such example is the impressive Tropicana Metropark development. This sprawling project exemplifies Subang Jaya’s commitment to quality living. Here, residents can experience luxurious high-rise living with breathtaking views, complemented by a plethora of amenities. From landscaped gardens and swimming pools to retail outlets and recreational facilities, Tropicana Metropark offers a complete lifestyle package within a stone’s throw of their homes.
This westward expansion signifies more than just housing options. It represents Subang Jaya’s dedication to thoughtful urban planning. New developments like Tropicana Metropark prioritize green spaces and incorporate sustainable practices, ensuring a harmonious balance between progress and environmental responsibility.
The westward expansion also opens doors for new commercial opportunities. With the influx of residents, businesses are bound to follow. This creates a vibrant economic ecosystem, offering job prospects and fostering a thriving community.
In conclusion, Subang Jaya’s westward expansion is a testament to its dynamism. By strategically developing areas like Taman Perindustrian Teknologi Tinggi, the city caters to the evolving needs of its residents while laying the foundation for a prosperous future. With well-planned developments like Tropicana Metropark leading the charge, Subang Jaya’s westward expansion promises a future filled with exciting possibilities.
As we observe the ongoing and upcoming developments in SS16, it’s clear that the area is on the cusp of a significant transformation. With strategic investments and community-centric planning, SS16 is set to emerge as a revitalized commercial hub, enhancing the overall appeal of Subang Jaya.
For more detailed insights and updates on property developments, visit ARKUnitedRealty.com.
This article is based on content from City & Country, The Edge Malaysia Weekly (July 8, 2024 – July 14, 2024).
