Finance & Investment

96% of Malaysians Can’t Afford to Retire — Here’s Why Property May Be Your Lifeline

Majority of Malaysians—and many in ASEAN—can’t afford to retire. It’s a wake-up call on financial planning, property, and our future dignity.

When a Dream Home Turns into a Legal Nightmare

Discover how a dream home can spiral into a legal nightmare. Learn key lessons to protect yourself from property disputes before signing any deal.

High or Low Density Living : The Hidden Struggles Nobody Warned You About

Living in a high-density condo? Prepare for lift dramas, crowded pools, lost parcels, and noise galore. Your dream home might come with unexpected neighbours—everywhere!

I Just Watched Thunderbolts — And I’ve Never Felt More Proud to Be Malaysian

Marvel’s Thunderbolts features Malaysia’s Merdeka 118 & Medan Pasar, boosting global spotlight on KL real estate and foreign investment potential.

Can Foreigners Buy Property in Malaysia?

Discover how foreigners can legally buy property in Malaysia. Learn about ownership rights, minimum price thresholds, MM2H benefits, financing options, and where to invest. A complete 2025 guide for international property buyers.

Landlords & Tenants

Tenant Scam Alert: Fake IC, Fake Agent, and a Stolen Rental Deposit

A scammer posed as a registered agent and landlord, using a fake IC and forged documents to steal rental deposits from unsuspecting tenants in Kuala Lumpur.

Tricked by a Rental Agent? Here’s How to Take Action in Malaysia

Rental scams are on the rise, with fake agents vanishing after collecting deposits. Victims face losses and frustration—here’s how to protect yourself and take action.

Scams & Crime: Can Landlords Be Penalised for Their Tenants’ Actions?

Imagine this: You rent out your property to what...

Guide to Quit Rent (Cukai Tanah)

Now that you've successfully secured a housing loan, signed...

Understanding Deed of Mutual Covenants

The Strata Management Act (SMA) 2013 has transformed the...

Town & Cities

How Dying Malls Are Getting a (Pickled) Second Life

Pickleball is saving dying malls in Malaysia—turning empty spaces into lively courts where sport, fashion, and social scenes collide. It’s cardio with a comeback story.

Mercato Grand Opening at Tropicana Metropark: SouthPlace Shoppes Heats Up!

Discover the vibrant lifestyle at Tropicana Metropark with Mercato’s new opening, surrounded by trendy eateries, fitness spots, daily essentials, and exciting upcoming retail experiences.

Malaysia to Launch Southeast Asia’s First Spaceport in Pahang

Malaysia is set to make history as it prepares to launch Southeast Asia’s first spaceport in Pahang. Find out what this ambitious project means for the nation’s future in aerospace, technology, and investment.

Titiwangsa: KL’s Best-Kept Secret with a Story to Tell

Kuala Lumpur is a city that never stops moving....

Malaysia Ranked 7th Among World’s Top Retirement Destinations

Malaysia has once again proven itself as a top...

Agent's Life

Quiet Moves, Loud Results: The Real Game of Success in Property

Real success in property isn’t loud. It’s quiet discipline, solid relationships, and long-term impact. Let your work speak louder than your posts ever could.

How Gen Z Is Rewriting the Rules of Work

Explore China’s Lay Flat movement and how Gen Z in Malaysia is rethinking work, burnout, and career paths. Discover why real estate offers a flexible alternative.

What an Old Man and a Kid Taught Me About Real Estate (and Life)

A powerful quote reminds us that real estate success comes not from perfection, but from the courage to learn, grow, and try again.

Success Has No Syllabus

We believe, with the foolish confidence of youth, that life will reward us fairly. That the one who topped the class will top in life, that the one who struggled will always struggle, that effort will always equal success. But life is not a classroom. Life is a trickster, a mischievous storyteller who loves to plot twists.

Faith and Real Estate: How They Connect

At ARK United Realty, being a real estate negotiator...

Street Life

KLCC Food Hunt : Pudu 168 Claypot Chicken Rice

If you're ever exploring the vibrant Pudu area in...

Nilai Food Hunt : Restoran Nasi Kandar Original HT

If you're looking for a taste of authentic Malaysian...

Kota Damansara Food Hunt : Penang Lang Char Kuey Teow

I’ve finally found a Char Kuey Teow that transports...

Kota Damansara Food Hunt : Ma Zi Pan Mee

Continuing my Kota Damansara Food Hunt, I recently stumbled...

Kota Damansara Food Hunt : Yuet Jia Yong Tau Fu

Stumbled upon this little 'hidden' restaurant called Yuet Jia...

Local News

Massive Fire Destroys Carpet Factory in Nilai 3 – What Really Happened?

Nilai, Negeri Sembilan – So, did you hear about...

Big Changes Coming for Property Developers and Buyers in Malaysia

A Better Way to Hold Developers Accountable Imagine this: You...

Tropicana Gardens Mall sold for RM680 Million

Tropicana Corp Bhd sells Tropicana Gardens Mall to IOI Properties for RM680 million! This strategic move helps Tropicana reduce debt and focus on growth, while IOI Properties adds a valuable asset to their portfolio.

Apple Store TRX – Opens in Malaysia on June 22

By MyPropertyPlaces.com | May 29, 2024 After years of rumors...

KIP REIT Acquires DPulze Shopping Centre in Cyberjaya

Published on May 27, 2024 KUALA LUMPUR: KIP Real Estate...

Technology

Floating Cities: A Vision of the Future or Just a Dream?

Floating cities have fascinated architects, engineers, and futurists for...

The Practicality of Shipping Container Homes

Origins of the Shipping Container Home Concept The concept of...

Mixed Developments in Malaysia

Mixed development projects are buzzing all over the real...

Transitioning to e-Invoicing: A Guide for Malaysian SMEs

The introduction of e-Invoice in Malaysia marks a significant...

Apple Store TRX – Opens in Malaysia on June 22

By MyPropertyPlaces.com | May 29, 2024 After years of rumors...

MyPropertyPlaces

Finance & Investment

96% of Malaysians Can’t Afford to Retire — Here’s Why Property May Be Your Lifeline

Majority of Malaysians—and many in ASEAN—can’t afford to retire. It’s a wake-up call on financial planning, property, and our future dignity.

When a Dream Home Turns into a Legal Nightmare

Discover how a dream home can spiral into a legal nightmare. Learn key lessons to protect yourself from property disputes before signing any deal.

High or Low Density Living : The Hidden Struggles Nobody Warned You About

Living in a high-density condo? Prepare for lift dramas, crowded pools, lost parcels, and noise galore. Your dream home might come with unexpected neighbours—everywhere!

I Just Watched Thunderbolts — And I’ve Never Felt More Proud to Be Malaysian

Marvel’s Thunderbolts features Malaysia’s Merdeka 118 & Medan Pasar, boosting global spotlight on KL real estate and foreign investment potential.

Can Foreigners Buy Property in Malaysia?

Discover how foreigners can legally buy property in Malaysia. Learn about ownership rights, minimum price thresholds, MM2H benefits, financing options, and where to invest. A complete 2025 guide for international property buyers.

Landlords & Tenants

Tenant Scam Alert: Fake IC, Fake Agent, and a Stolen Rental Deposit

A scammer posed as a registered agent and landlord, using a fake IC and forged documents to steal rental deposits from unsuspecting tenants in Kuala Lumpur.

Tricked by a Rental Agent? Here’s How to Take Action in Malaysia

Rental scams are on the rise, with fake agents vanishing after collecting deposits. Victims face losses and frustration—here’s how to protect yourself and take action.

Scams & Crime: Can Landlords Be Penalised for Their Tenants’ Actions?

Imagine this: You rent out your property to what...

Guide to Quit Rent (Cukai Tanah)

Now that you've successfully secured a housing loan, signed...

Understanding Deed of Mutual Covenants

The Strata Management Act (SMA) 2013 has transformed the...

Town & Cities

How Dying Malls Are Getting a (Pickled) Second Life

Pickleball is saving dying malls in Malaysia—turning empty spaces into lively courts where sport, fashion, and social scenes collide. It’s cardio with a comeback story.

Mercato Grand Opening at Tropicana Metropark: SouthPlace Shoppes Heats Up!

Discover the vibrant lifestyle at Tropicana Metropark with Mercato’s new opening, surrounded by trendy eateries, fitness spots, daily essentials, and exciting upcoming retail experiences.

Malaysia to Launch Southeast Asia’s First Spaceport in Pahang

Malaysia is set to make history as it prepares to launch Southeast Asia’s first spaceport in Pahang. Find out what this ambitious project means for the nation’s future in aerospace, technology, and investment.

Titiwangsa: KL’s Best-Kept Secret with a Story to Tell

Kuala Lumpur is a city that never stops moving....

Malaysia Ranked 7th Among World’s Top Retirement Destinations

Malaysia has once again proven itself as a top...

Agent's Life

Quiet Moves, Loud Results: The Real Game of Success in Property

Real success in property isn’t loud. It’s quiet discipline, solid relationships, and long-term impact. Let your work speak louder than your posts ever could.

How Gen Z Is Rewriting the Rules of Work

Explore China’s Lay Flat movement and how Gen Z in Malaysia is rethinking work, burnout, and career paths. Discover why real estate offers a flexible alternative.

What an Old Man and a Kid Taught Me About Real Estate (and Life)

A powerful quote reminds us that real estate success comes not from perfection, but from the courage to learn, grow, and try again.

Success Has No Syllabus

We believe, with the foolish confidence of youth, that life will reward us fairly. That the one who topped the class will top in life, that the one who struggled will always struggle, that effort will always equal success. But life is not a classroom. Life is a trickster, a mischievous storyteller who loves to plot twists.

Faith and Real Estate: How They Connect

At ARK United Realty, being a real estate negotiator...

Street Life

KLCC Food Hunt : Pudu 168 Claypot Chicken Rice

If you're ever exploring the vibrant Pudu area in...

Nilai Food Hunt : Restoran Nasi Kandar Original HT

If you're looking for a taste of authentic Malaysian...

Kota Damansara Food Hunt : Penang Lang Char Kuey Teow

I’ve finally found a Char Kuey Teow that transports...

Kota Damansara Food Hunt : Ma Zi Pan Mee

Continuing my Kota Damansara Food Hunt, I recently stumbled...

Kota Damansara Food Hunt : Yuet Jia Yong Tau Fu

Stumbled upon this little 'hidden' restaurant called Yuet Jia...

Local News

Massive Fire Destroys Carpet Factory in Nilai 3 – What Really Happened?

Nilai, Negeri Sembilan – So, did you hear about...

Big Changes Coming for Property Developers and Buyers in Malaysia

A Better Way to Hold Developers Accountable Imagine this: You...

Tropicana Gardens Mall sold for RM680 Million

Tropicana Corp Bhd sells Tropicana Gardens Mall to IOI Properties for RM680 million! This strategic move helps Tropicana reduce debt and focus on growth, while IOI Properties adds a valuable asset to their portfolio.

Apple Store TRX – Opens in Malaysia on June 22

By MyPropertyPlaces.com | May 29, 2024 After years of rumors...

KIP REIT Acquires DPulze Shopping Centre in Cyberjaya

Published on May 27, 2024 KUALA LUMPUR: KIP Real Estate...

Technology

Floating Cities: A Vision of the Future or Just a Dream?

Floating cities have fascinated architects, engineers, and futurists for...

The Practicality of Shipping Container Homes

Origins of the Shipping Container Home Concept The concept of...

Mixed Developments in Malaysia

Mixed development projects are buzzing all over the real...

Transitioning to e-Invoicing: A Guide for Malaysian SMEs

The introduction of e-Invoice in Malaysia marks a significant...

Apple Store TRX – Opens in Malaysia on June 22

By MyPropertyPlaces.com | May 29, 2024 After years of rumors...

MyPropertyPlaces

Subscribe to newsletter

MyPropertyPlaces

Friday, July 4, 2025
spot_img

Top 5 This Week

Related Posts

New Projects Set to Revive SS16 in Subang Jaya


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).

LEAVE A REPLY

Please enter your comment!
Please enter your name here

Popular Articles