8 growth areas along KTM Terminal Skypark, SBK, SSP, LRT 3 and HSR lines

Infrastructure spending along these lines will act as property boosters for selected areas in Kuala Lumpur and Greater Kuala Lumpur

By Khalil Adis

An LRT station in Puchong as part of the RM10 billion Ampang LRT Extension project. Photo: Khalil Adis Consultancy.

The last time I was in KL was in January 2020 where I shared the growth areas along the different train lines at Havoc Hartanah.

Despite not being able to physically be present in Kuala Lumpur now due to the Restricted Movement Control Order (RMCO), I wish to point out that there are growth area that prospective buyers and investors should watch out for.

Here are the eight growth areas along the different train lines ranked from the least to most affordable*:

*Note: 
1. Property transactions are based on data captured on Brickz.
2. Monthly mortgage is based on a loan tenure of 35 years with an interest rate of 4.25%. 
3. Affordability is based on the mortgage servicing ratio (MSR) capped at 30% of a borrower's gross monthly income of RM3,000.
4. A monthly mortgage of above RM900 is considered unaffordable.​

#1: Pusat Bandar Damansara

Damansara City located next to Pusat Bandar Damansara MRT station. Photo: Khalil Adis Consultancy.

Median transacted price: RM4,000,000 
Monthly mortgage: RM16,484.18
Verdict: Least affordable

Dubbed "the Beverly Hills of Malaysia", Damansara Heights is the most desired address in the country. This is a home among Malaysia's who's who and the address for those who have arrived.

Pusat Bandar Damansara is also a growth area as it is located next to Damansara City. Comprising Menara Hong Leong, Wisma GuocoLand, DC Residency, DC Mall and Sofitel Kuala Lumpur Damansara, Damansara City is an Entry Point Project (EPP) which the Malaysian government had announced in September 2010 to take Kuala Lumpur to even greater heights under its Economic Transformation Programme (ETP) roadmap. 

Soon, it will be home to Pavilion Damansara Heights. Set to open its doors come 2020, the mall will feature 1.17 million sq ft of retail therapy. Amenities here are aplenty to cater to the discerning tastes of the affluent. From high-end grocers at Ben's Independent Grocer to organic restaurants, the lifestyle choices to live the good life here are endless.

#2: Bandar Utama

Bandar Utama MRT station will serve as an interchange station to the LRT Bandar Utama-Klang Line (Klang Valley LRT Line 3) by November 2023. Photo: Khalil Adis Consultancy.

Median transacted price: RM1,050,000
Monthly mortgage: RM4,327.10
Verdict: Least affordable

Bandar Utama needs no introduction. Home to 1 Utama Shopping Centre, The Curve, IKEA, AEON Bandar Utama, One World Hotel and KPMG Tower, this bustling township comprises mainly landed homes making it ideal for those who prefer a low-density living environment.

Previously, Bandar Utama was very inaccessible. However, since the commencement of the  Sungai Buloh - Kajang Line  (SBK Line) on 16 December 2016, accessibility to Bandar Utama has been greatly enhanced. In addition, a new 35-metre pedestrian link-bridge now connects the station's Entrance B to One World Hotel near the newly relocated Zuan Yuan Chinese Restaurant and the Ground Floor of 1 Utama.

By November 2023, Bandar Utama MRT Station will serve as an interchange station to the LRT Bandar Utama-Klang Line (Klang Valley LRT Line 3). Costing RM16.63 billion, this 37km line will span from Bandar Utama to Johan Setia station with a total of 19 stations. When completed, it is expected to serve 2 million commuters residing in the Western Corridor of Klang Valley.

#3: Subang Jaya

Subang Jaya City Centre artist rendering. Image credit: Sime Darby Berhad.

​Median transacted price: RM585,000 
Monthly mortgage: RM4,327.81
Verdict: Medium affordable

Before the advent of Transit Oriented Developments (TODs), Sime Darby has been actively promoting this concept in its township development spanning from Subang Jaya to Ara Damansara.

Subang Jaya is a bustling township that is served by the Kelana Jaya LRT Extension Line which became fully operational in 2016. This extension is part of the government's initiative to extend public transportation to residents living in the southwestern part of Selangor such as Subang Jaya and to Puchong. 

Comprising 13 new stations and covering a distance of 17.4 km, this new extension will bring the total length of the Kelana Jaya LRT Line from 29 km to 46.4 km. The LRT extension line spans from Lembah Subang to Putra Heights and costs RM8 billion to construct.

Connectivity to the airport was recently enhanced in May 2018 via the Skypark Link service that you can catch from Subang Jaya LRT station to Terminal Skypark station. Costing RM533 million to build, the Skypark Link spans some 24km from KL Sentral to Terminal Skypark. 

#4: Jalan Pudu

Berjaya Times Square is located next to Jalan Imbi and Jalan Pudu. Photo: Khalil Adis Consultancy.

Median transacted price: RM824,585 
Monthly mortgage: RM3,398.15
Verdict: Medium affordable

Smacked in between Tun Razak Exchange and Bandar Malaysia, Jalan Pudu is located within KL's "Golden Triangle". The former is almost completed and is served by the Tun Razak Exchange (TRX) MRT station while the latter will be served by Bandar Malaysia (North) MRT station. TRX will be Malaysia's first dedicated financial district with a gross development value (GDV) of RM40 billion and with a total gross floor area of 20 million square feet. This iconic project is part of the Malaysian government's Economic Transformation Programme (ETP) to strengthen Kuala Lumpur as the country's financial capital.

Bandar Malaysia will have a gross development value (GDV) of RM150 billion. It will house the High Speed Rail station and two MRT stations - Bandar Malaysia North and Bandar Malaysia South. Bandar Malaysian North will be an MRT station on its own serving the huge mixed-use development. The site area is around 196 hectares and will comprise 27,000 quality and affordable homes. There will also be a dedicated commercial district to support new start-ups as well as small and medium-sized enterprises (SMEs). 

#5: Cyberjaya

Cyberjaya Lake Gardens. Photo: Khalil Adis Consultancy.

Median transacted price: RM512,000
Monthly mortgage: RM2,109.98
Verdict: Medium affordable

Located on the southernmost tip of Puchong, Cyberjaya is poised to enjoy the economic spillover benefits from three major government projects - KLIA Aeropolis, Malaysia Vision Valley and Cyber City Centre in Cyberjaya. The growth areas here will be near Sierra and Cyberjaya City Centre MRT stations.

Being a relatively new township development, Sierra holds the most promise for capital appreciation of property values as many infrastructure projects (including the Sierra MRT station) are still underway. It also with 10 minutes drive to the bustling township of Puchong where it is home to many mega malls and trendy cafes. Sierra is home to only landed homes at the moment.

Meanwhile, Cyberjaya City Centre MRT station is a transit-oriented development (TOD) project to be developed by Malaysian Resources Corp Bhd (MRCB). With its experience in building the transport hub in KL Sentral, MRCB will be developing a new city that will be integrated with the MRT station. Phase one is expected to generate a gross development value (GDV) of RM5.35 billion. It will feature a 200,000 sq ft convention centre, a 300- to 400-room business hotel, low and high-rise office buildings and a retail podium. Cyberjaya City Centre will have a development plan spanning 20 years. The MRT station is located just opposite Lim Kok Wing University of Creative Technology.

#6: Sungai Besi

The Sungai Besi Highway. Photo: Khalil Adis Consultancy.

Median transacted price: RM510,000 
Monthly mortgage: RM2,101.73
Verdict: Medium affordable

Sungai Besi is located in a growth area in between Bandar Malaysia and Cyberjaya City Centre. There are still homes in the secondary market priced below RM500,000 here. Home to NSK Kuchai Lama and Terminal Bersepadu Bandar Tasek Selatan, Sungai Besi will be served by the upcoming Sungai Besi MRT station via the Sungai Buloh-Serdang-Putrajaya (SSP Line ).

Meanwhile, Sungai Besi LRT station will be upgraded to an interchange station to connect commuters to this MRT station built adjacent to it. When completed, it will also serve as an interchange to the upcoming High Speed Rail station. Sungai Besi is strategically located and is highly accessible up north to downtown KL and down south to Putrajaya and Cyberjaya via the Sungai Besi Highway.

#7: Nilai

The highway from Nilai towards Mantin. Photo: Khalil Adis Consultancy.

Median transacted price: RM215,000 
Monthly mortgage: RM886.03
Verdict: Most affordable

Nilai is poised for further growth as it is located within the Malaysia Vision Valley. Covering Nilai to Port Dickson, it will have a proposed area of 108,000 hectares. The upcoming industries include high tech, logistics, education, health, tourism and sports. The Malaysia Vision Valley is expected to create some 1.35 million jobs by 2035 and investments of more than RM417.6 billion by 2045.

To support the Malaysia Vision Valley, the Seremban HSR station will be sited in Nilai within the Labu and Kirby estates. Seremban HSR station will also be an interchange station to the Seremban Komuter Line and KTM Electric Train Service.

#8: Bandar Baru Nilai

Aerial view of Bandar Baru Niai towards KLIA. Photo: Khalil Adis Consultancy.

Median transacted price: RM166,955 
Monthly mortgage: RM688.03
Verdict: Most affordable

Bandar Baru Nilai is a growth area as it is located near to upcoming economic drivers in the pipeline that will include the Malaysia Vision Valley, KLIA Aeropolis and Cyberjaya City Centre. It also close to KLIA and KLIA2 that is served by Express Rail Link (ERL) comprising KLIA Express and KLIA Transit.

Soon, connectivity will be further enhanced via the Bangi-Putrajaya HSR station. The station will be located in the south of Klang Valley and within the state of Selangor at Kampung Abu Bakar Bagindar. There is also a proposed connection to the Putrajaya Monorail that will connect this station to Putrajaya Sentral MRT station. When completed, it will serve as an interchange station to Putrajaya Sentral Express Rail Link (ERL) and link commuters to KLIA and KLIA2.