The median sale at Petaling Jaya, Selangor, Malaysia is RM 450,000
Petaling Jaya (PJ) is a major city located in the Klang Valley bordered by Kuala Lumpur (east), Gombak District (north), Shah Alam (west) and Subang Jaya (south). Founded in 1952, it was Malaysia’s first planned town and was developed as a satellite city for Kuala Lumpur on former rubber estate land. It was granted its city status in 2006. Today, it covers an approximate area of 97 km2 and includes Kelana Jaya, Damansara, Bandar Utama and many other sections. Expansion of PJ occurred at a rapid pace with many commercial, residential and recreational developments to become the metropolitan city it is today.
There is no shortage of shopping malls here, from neighbourhood malls like Atria Shopping Gallery, Paradigm Mall and Starling Mall to regional mall 1 Utama Shopping Centre. IKEA Damansara is also located in this city at Mutiara Damansara. PJ can be accessed via the Lebuhraya Damansara-Puchong (LDP), Federal Highway, SPRINT Expressway, New Pantai Expressway (NPE) and North-South Expressway (NSE). In terms of public transportation, it is serviced by several light rail transit (LRT) stations along the Kelana Jaya line, KTM Komuter stations and mass rapid transit (MRT) Sungai Buloh-Kajang line.
A free bus service – PJ City Bus which was launched in 2014, provides free public transportation for PJ folks covering six routes. PJ01 covers Jalan PJS 3/11 in Taman Medan to University of Malaya Medical Centre, PJ02 covers Taman Jaya LRT Station to SS2 via Jalan Bukit, PJ03 covers Taman Bahagia LRT Station to SS6 Kelana Park View while PJ04 covers Taman Bahagia LRT Station to Kampung Tunku/Sea Park via SS2. Meanwhile PJ05 and PJ06 cover the northern parts of PJ (Bandar Utama).
Old is gold
Petaling Jaya Old Town, popularly known as PJ Old Town, is where PJ first took shape in the 1950s. As PJ’s earliest housing and commercial hub, it led the growth of Selangor in the early days. As property prices climb and with an increasing number of high-rise residences coming up, the old areas in PJ could be more affordable and attractive to those looking for landed homes with a PJ address.
The housing areas of PJ Old Town covers Sections 1 to 4 which comprise mainly single storey terraced and detached houses. The only high-rise residential development is Inai Court Apartment in Jalan Templer, Section 1. Metro REC Sdn Bhd senior real estate negotiator Alan Wong notes that about 20 years ago, more commercial shops were built, spurred by the population growth and demand from Section 2 and 3 as well as from the industrial area in PJS 51, which is located about 2km from PJ Old Town.
For those unfamiliar with PJ Old Town, especially the younger generation, landmarks within the area such as the Jalan Othman wet market and Assunta Hospital in Jalan Templer may help in identifying where PJ Old Town is. PJ Old Town has retained its charm of yesteryears as a basic, no-frills town with many empty nesters who are at home among the traditional coffee shops and sundry shops, said Jubilee Realty Principal May Leong. The best thing about living there is that it is affordable and a myriad of amenities offers convenience.
“Food is definitely one of the biggest attractions here. One could find plenty of nice and cheap food here, such as Veng Soon Claypot Chicken Rice and Kie Kee Chicken Rice, some of the local favourites,” she told EdgeProp.my. Besides the easy access to Jalan Templer as well as the Federal Highway and New Pantai Expressway (NPE), it is close to the Kuala Lumpur city centre and other commercial hubs such as Bangsar, Mid Valley, Bandar Sunway and Subang.
Its excellent accessibility aside, Rahim & Co International Sdn Bhd director Choy Yue Kwong notes that the leasehold bungalows in Sections 1 to 4 are understandably relatively more affordable than those in other areas in PJ, considering the fact that most are leasehold with some having rather short leases. According to Choy, vacant bungalow plots with longer remaining leases of more than 92 years have been transacted for around RM150 psf to RM180 psf while bungalows were transacted at between RM135 psf and RM440 psf, depending on the lease expiry date and the property’s condition.
For homebuyers looking for affordable bungalows with a good location within a mature and established area in PJ, PJ Old Town has become a viable option. However, one must be prepared to spend some money on renovations, says Choy.
And on to the new…
Section 52, PJ, the area —which is better known as PJ New Town or colloquially as PJ State — is also home to the scenic Taman Jaya Park. The latter was derived from the State Cinema, which is now the Lotus Five Star PJ State Cinema that shows Tamil films. It is located along Jalan Yong Shook Lin. Less than 10 minutes’ drive from the small but bustling PJ New Town area is the Bukit Gasing hiking trail.
Many local government buildings are located here, including Menara MBPJ, Bangunan Persekutuan Petaling Jaya (PJ Federal Building) which houses or used to house government offices such as the National Registration Department and a branch of the Ministry of Domestic Trade and Consumer Affairs.
Essentially, PJ New Town lies within Section 52, Petaling Jaya. The original “State” or PJ New Town was confined to the area bounded by a part of Jalan Selangor, Jalan Sultan and Jalan Yong Shook Lin including the area occupied by Majlis Bandaraya Petaling Jaya (MBPJ) or Petaling Jaya City Council with offices to the south of Jalan Yong Shook Lin.
“However, over the years, the public has come to perceive PJ New Town as encompassing the commercial area along and off Jalan Barat, comprising shop offices as well as the PJ Hilton hotel. In the future, it may also include the upcoming PJ Sentral being developed by Malaysian Resources Corporation Bhd (MRCB),” said Rahim & Co's Choy.
According to Choy, typical shop offices in PJ New Town are on 22ft by 75ft or 1,875 sq ft lots offering two, three, four and four-and-a-half floors with built-ups from 3,575 sq ft to 11,000 sq ft. HASB Consultants Selangor Sdn Bhd director Victor Huang Hua notes that most businesses operating there include decades-old traders such as hardware shops, tailors, jewellers and others. “Poh Kong, State Tailor, PJ Textile and Supper Club to name a few, have been there for years.
The PJ Sunday Car Market that usually operates around Kompleks A car park located along Jalan 52/12 and its surroundings is also an attraction on Sunday mornings. Usually, the car owners will bring their cars here to be sold and one can find a bargain on certain vehicles. According to Huang, the shop office rentals here vary with the number of storeys and the location of the property.
Typically, asking prices for the ground floor (as of late 2018) start from RM6,000 per month whilst the upper floors range from RM1,300 to RM3,000 per month. “Asking prices range from RM2.7 million onwards for the double-storey units while rental yield are roughly around 3% to 5%, depending on when the property was first purchased and the asking price,” said Huang.
Meanwhile, Choy said that rental for a ground floor shop unit can go up to RM7,000 with rental yield hovering about 4%. As for the other sections, PJ has other well-known suburbs such as Kelana Jaya (SS3, SS4, SS5, SS6 and SS7), Damansara Utama (SS22), Bandar Utama, SS2 and more. Most of which consist of residential neighbourhoods with bustling commercial areas.
Old and unkempt could be the general perception of the seven decades-old PJ Old Town. However, area specialist agents believe there is still potential for growth in the years to come. Choy from Rahim & Co noted that the gentrification of the area will happen organically over time, especially after properties change hands and new owners extend their leases, many of which are coming to an end.
“PJ Old Town remains attractive for budget-conscious homebuyers looking for landed homes with a PJ address,” said Choy.
MBPJ has done quite a bit to improve and upgrade the public amenities such as the roads, pavements, car parks and streetlights. The PJ Sentral development, which covers the vast majority of the PJ New Town that formerly and currently houses some government buildings, would offer some spillover effect on the surrounding properties in future, something akin to how Brickfields benefitted when KL Sentral was first completed,” said Huang.
He believed that the maturity of the area itself and the shops and businesses that have been there for years will continue to support the commercial scene as it is one of the few matured commercial areas in Petaling Jaya.
Amenities and Facilities
The Kota Darul Ehsan Arch demarks the gateway into PJ and is a sight to behold at night when fully illuminated. Taman Jaya and Kelana Jaya Park are recreational hubs for cycling, jogging and picnics. Gasing Hill is a forest reserve with flora and fauna popular among nature lovers.
For adventurous, fun-activity lovers there are a number of places that include Escape Room (live action puzzle game), Camp 5 Climbing Gym; Jump Street Trampoline Park, Canyon Paintball, It’s a Hit Batting Cages, The Royale Chulan Damansara Ice Skating Rink, Scuba Diving at Sealantis Dive Centre and Kidzania at the Curve.
Other amenities include multiple shopping malls such as The Curve, IPC Shopping Centre, 3 Damansara Mall and Empire Damansara; places of worship such as Wat Chetawan Buddhist Thai temple, Masjid Jamek Sultan Abdul Aziz Shah, St Francis Xavier Church and Sri Sithi Vinayagar Temple; multiple SRA, SMK, SK, SKJ (C), SJK (T), international and aesthetic based schools; reputed higher education institutions such as KDU University, University of Malaya, International Islamic University Malaysia, Tun Abdul Razak University (UNITAR) and Mara University of Technology; state of the art medical facilities are provided by hospitals such as Ara Damansara Medical Centre, KPJ Damansara Specialist Hospital, Tropicana Medical Centre and Columbia Asia Hospital; and several night markets, banks, police stations, post offices, gas stations and innumerable eateries and hotels.
|Project / TownShips||Type||Median Price Psf||Median Price||Filed Transactions|
|1120 Park Avenue||Condominium/Apartment,Hotel/Service Apartment||RM 474||RM 449,584||299 Transactions|
|SS 3||Detached House,Semi-Detached House,Terrace House||RM 372||RM 1,324,478||283 Transactions|
|Seksyen 17, Petaling Jaya||Terrace House,Condominium/Apartment,Semi-Detached House,Detached House,Flat||RM 418||RM 1,060,071||278 Transactions|
|Taman Desaria||Flat,Condominium/Apartment,Terrace House||RM 189||RM 182,332||249 Transactions|
|Seksyen 14, Petaling Jaya||Terrace House,Detached House,Semi-Detached House||RM 303||RM 796,484||203 Transactions|
|Seksyen 5, Petaling Jaya||Condominium/Apartment,Detached House,Terrace House,Semi-Detached House,Flat||RM 375||RM 1,581,887||202 Transactions|
|Park 51 Residency||Condominium/Apartment||RM 447||RM 509,717||180 Transactions|
|PJS 2||Flat,Terrace House,Low-Cost House,Condominium/Apartment||RM 250||RM 209,025||177 Transactions|
|Ken Damansara||Condominium/Apartment||RM 611||RM 702,818||159 Transactions|
|Taman Sri Manja||Terrace House,Condominium/Apartment,Flat,Hotel/Service Apartment||RM 262||RM 287,818||152 Transactions|
Rent and Sale Prices in Petaling Jaya
|Bedrooms||Sale Price||Monthly Rent||Rental Yield|
|1||RM 513,011||RM 1,848||4.32%|
|2||RM 524,342||RM 2,327||5.33%|
|3||RM 665,982||RM 2,496||4.5%|
|4||RM 1,429,360||RM 4,055||3.4%|
|5||RM 2,487,102||RM 6,262||3.02%|
Price per Square Foot
|Sector||Price Psf (Non Landed)||Price Psf (Landed)|
|Area Average||RM 377||RM 342|
|State Average||RM 271||RM 297|