Pusat Hentian Kajang

My younger sister turns 23 years old this year. Few months back, she asked me to recommend a property for her as an investment. I’m really happy to hear that because she’s finally ready to buy her first investment property. Based on her salary and savings so far, I do not expect her to buy anything that more than RM120k. For this budget, she has options to get a either landed low cost house or low/medium cost apartment. Yes, you read it correctly; you still can get a double storey landed low cost house in Kajang for RM120k (and below). These are the houses built 30 years ago for price of only RM25k. However, to minimize her hassle and risk of not able to collect rental, I have ended up recommend below apartment to her.

This place is known as Pusat Hentian Kajang @ Jalan Reko.

It’s located just few km away from UKM; making it quite a popular place to stay for UKM students and staffs. I’m not sure how many percent of tenant here are UKM’s student/staff. However, I’m pretty sure the occupancy rate here is almost 100% tenanted. Beside, close proximity to UKM, the Bus Station here served as Hub for busses to & from major cities in Northern and East Coast such as Ipoh, Penang, Kedah, Genting Highland, Terengganu, Kuantan & Kelantan.

A multi-storey car park can be seen here (on the left)

KWSP Office

Bus Station to/from Northern & East Coast

Closely look into the signboard and you will discover Lembaga Hasil Dalam Negeri (LHDN), Jabatan Imigresen Malaysia, Jabatan Alam Sekitar, Jabatan Pendaftaran Negara & POS Office is located here.

Convenient Store. I remember seeing 7-Eleven too

Layout of apartment here. The size is typically about 800 sq. ft. each

Alam Jaya Commercial Centre (AJCC)

Lately, an agent friend approached me for 2-adjoining intermediate shop-office in Alam Jaya Commercial Centre/Square. So my first question to him is "where it's?"

He says AJCC is located at Ijok, Kuala Selangor; which give me a shock! It sounds like too far for me.

However, he told me there is loads of potential. So we immediately visited the location & these are what I found:

1. Cheap. Current owner is asking for RM650,000 only. He wanted to sell 2-adjoining units for RM1.3 mil.

2. Is actually just 35 minutes drive from my Office in Shah Alam (via Batu Arang Trunk Road)

3. Is an up and coming area because large developer started to develop along Batu Arang Trunk Road. Example: Sunway Kayangan, Sunway Alam Suria, Cahaya SPK, Alam Budiman (by Sin Heap Lee, developer of Sg. Long), Kayangan Heights (by Amcorp) & Bandar Saujana Utama (by Glomac).

4. AJCC is just 6km away from UiTM Puncak Alam, the largest UiTM Campus in Malaysia. The campus size is more than 1,000 acres & currently contains about 20,000 students. It will be fully operational by 2014 with target of 40,000 students.

5. OCBC, RHB Easy & UOB Bank is already in operational. There is no other bank within 20km radius.

6. Secret Recipe & Econsave also in operations

7. AJCC is within vicinity of Puncak Alam, Puncak Utama, Saujana Utama, Shah Alam 2 and Sg. Buloh Country Resort.

8. This is an 100 acres development by Barisan Elite Sdn. Bhd. (heard that this company is linked to one of the Malaysia Top 40 Riches) which contains 115 individual titles shopoffices surrounded 262 strata titles "streetmall" shopoffices as well as 2 blocks of Service Apartments to start construction by mid/end 2012.

A Standalone McDonalds, just about 2km away from AJCC

Under Majlis Daerah Kuala Selangor (MDKS)

This row seems a little bit empty compared to the Bank's row

Hope to hear from reader out there;
1. What's your take on this location / investment?

2. Anyone can verify or have more information on UiTM Puncak Alam?

3. Anyone aware of potential new "blue chip" tenant in this area? Heard Maybank, Public Bank, Pizza Hut, KFC etc is coming in too. Anyone have more info?

Btw, 1st floor of both units are tenanted for total RM1,400 (RM700 each). Both Ground floors are still empty but i understand the market rate is RM1600-RM1800 each.

Hope to hear from you. Thanks.