Kayangan Putera, USJ Heights
If you drive along the LDP from Puchong toll towards Shah Alam and USJ/Putra Heights, you would definitely notice a large tract of cleared land, there rfor the last 2 years or so. There is a large lettering sign announcing it to be USJ Heights. We remember reading about the launch some time back, there were advertisement in the papers showing the concept of the different precincts in USJ Heights.
Fast forward to the present, and the very first precinct out of the total of 6 precincts in USJ Heights has been completed and will be handed over next month. While prospective buyers may have trouble envisioning the whole concept of USJ Heights during launch, when all they have to go on are plans and scale models, now you can actually see the units and how they look like upon execution. Part of the reason this is important is because unlike Sime Darby properties’ earlier launches like Putra Heights and Pinggiran USJ, this one places a big emphasis on the overall design appeal of the masterplan. With a distinct design concept and landscaping, they are making USJ Heights more upmarket and with larger more luxurious units compared to their earlier developments. Which is a natural progression if you think about it. This is a prime location, on the northern side of the LDP unlike Putra Heights which is on both sides of the LDP. And its also probably the last tract of large development Sime Darby Property has in the area.
Perhaps when more phases of USJ Heights are visible we may do an overall review of USJ Heights, but today we are reviewing Kayangan Putera.
As mentioned this is the maiden precinct to be launched and completed, if you go to the site now, they can bring you directly to the actual unit for viewing. Kayangan Putera consists of 83 units of super link homes, either two storey or two and a half storey. The plot size is a minimum of 26′ x 80′ and it is freehold.
There are two types of units available, Type A which is a two storey link home and Type B, with and additional half storey at the top. Type A has 5+1 rooms. There are 4 rooms on the first floor, (3 of them are pretty small) and a guest room downstairs, and a maid’s room at the back. There is also a longe beside the living room. The intermediate unit has a build-up area of 2,710sq.ft., and land area of 2,077sq.ft. Some of the end lots have larger designs, additional garden space at the side. It definitely adds value to the end lot compared to the traditional design of having your wall right next to the road. The gross build-up is slightly larger, at 3,140sq.ft. and land area can go up to 4,200sq.ft. Corner units are even larger, nut basically the general design is unchanged. Land area can go up to 6,300sq.ft.
Type B employs a slightly different design to offer some variety. The standard lot size is no different this type does away with the lounge, giving a bigger living area which we like better. The extra half storey is taken entirely by a 2nd master bedroom ensuite with bath. Altogether, there are also 5+1 baths, but due to the larger build-up (3,160sq.ft.) the rooms are bigger compared to the cramped ones in Type A. The other master bedroom is at its usual place on the first floor. While most family rooms on the first floor (especially in intermediate units) suffer from poor ventilation, this one has double volume to improve on circulation. Similarly for the end and corner units, there is larger gross floor area and land area. This Type B has a long bath for the two master bedrooms.
The units are priced from RM798k onwards for the 2 storey units and RM838k above for the larger 2½ version. From we are told at the moment only the 2 storey units are left for sale.
In line with these being luxury homes, the finishing and design reflects this. They have a very contemporary tropical design that emphasizes natural light through the oversized windows. The finishings are also above the norm, and they have provided some freebies together with the unit such as Alarm system connected to Central Monitoring System, automatic gate system and lightning protection system.
Obviously, Sime Darby Properties are targeting the luxury market with this project, and the pricing shows that it is not accessible for most of us. But if you are looking for a landed property in this area and don’t mind owning a home with a larger build up instead of the typical link home, this may be a viable option. The whole concept of USJ Heights is of course, a plus point, certainly a low density and lushly landscaped project that is a welcome departure from some of the competition here. But of course the price is the inhibiting factor, and later phases may prove to be even more so.
| Project Name | Kayangan Putera |
| Location | USJ Heights |
| Description | Two and 2½ storey superlink homes in large comprehensive development |
| Price | from RM898,000 to RM1,574,000 |
| Development Size | 12 acres |
| Plot Size | minimum 26′ x 80′ |
| Build-up | 4,102 to 5,194sq.ft. |
| No of units | 83 (for this phase) |
| Land | Freehold |
| Launch Date | currently available |
| Expected Completion | completed |
| Developer | Sime UEP Development Sdn. Bhd. |
| Contact | 1800 886788 |
| Website | www.usjheights.com |
If it is already completed, can you please get the actual site photos instead of artist impressions?
Comment by yunalesca — June 9, 2009 @ 3:31 pm
Yuna, so easy to get pic meh? you think SIME let you take pixs left right and centre?
Their sales person will lich on to you every step you take.
BTW, the density is pretty good, 12acres, 83 units. Guess you are paying for this as well.
BUT not convince on the access currently, the high tension wire, not full GG concept and a tad over priced.
Comment by Linustw — June 10, 2009 @ 10:21 am
Yuna, if you need pics, email me: rgi@live.com.my
Just drive into the site to take pics, sales office is far away.
Comment by funniman — June 10, 2009 @ 1:58 pm
Is there something special about the “lightning protection system” (admin, u got typo error lightning not lighting)? I tot all terrace houses by default include lightning protection??
Comment by trojan — June 11, 2009 @ 12:26 am
Lightning protection system uses lightning conductors installed at certain points of the roof to conduct the electricity surges safely to the ground when lightning strikes. Most houses do not have these systems installed.
Usually only tall buildings have these features. The traditional ones you can see is a thick copper strip installed from the roof to the ground. There you have a 1 meter solid copper rod buried in the ground connected to the copper strip. At the roof, you can have sharp spikes or other designs to manufacturer.
Inadequate lightning protection means you have frequent electrical trips during tunderstorms, tv and computers gone bust and one case, which is my home, the aluminium base of the rice cooker melted.
Subang has the highest number of tunderstorms occuring in the country. It has something to do with the geoglogical content of the soil.
One of the most famous recent lightning strikes is the hospital at Putrajaya where fire broke out.
Comment by funniman — June 11, 2009 @ 8:37 am
ic… how to check if a house got what type of lightning system? For those conventional one, can those be upgraded to this type of lightning system?
Comment by trojan — June 11, 2009 @ 11:37 pm
The traditional ones you can see is a thick copper strip installed from the roof to the ground. There you have a 1 meter solid copper rod buried in the ground connected to the copper strip. At the roof, you can have sharp spikes or other designs to manufacturer.
You have to go to electrical contractor to do it. Take care it is not every electician know how to fix this.
Comment by funniman — June 12, 2009 @ 10:09 am
Not a tad overpriced but grossly overpriced. If it is sold based on balloting system that was ended soon after new management team took over, KP could have been at least 30% cheaper. Location and access to this development is nothing to shout about.
Comment by lampard — June 12, 2009 @ 10:48 am
Balloting system???? Since when???
Comment by funniman — June 12, 2009 @ 1:53 pm
Went to USJ Heights this evening. Surprised to see a guard walking around with a Doberman. Yup…the place is now guarded ay night.
Also went to the showhouse of the Kayangan Puteri. The size is 24 x 80. Nice layout and the ID is good. You guys should check it out. I think sales launch date is August 09. Price still not known but it would not be lower than 800k.
Comment by funniman — June 13, 2009 @ 9:08 pm
Pics are available here
http://www.myrealestate.com.my/viewtopic.php?t=8846
Comment by funniman — June 30, 2009 @ 8:10 pm
Pics are available here:
http://www.myrealestate.com.my/viewtopic.php?t=8846
Comment by funniman — June 30, 2009 @ 8:12 pm
IT SAFE STAY AT SURROUNDING HIGH TENSION CABLE? ANY HARM?? COZ CANCER?
Comment by ANNIE — December 14, 2009 @ 12:57 pm