Alora Residences

On Jalan Makmur at USJ 25, 47650 Subang Jaya, Selangor — inside Avenue25, Avaland's mixed-use village of homes, retail and leisure, on a 2.68-acre freehold plot. USJ 21 LRT station on the Kelana Jaya Line is a five-minute walk along a 300-metre covered walkway. Main Place Mall is 2 km, Taipan 4 km, Bandar Sunway 7.3 km, Bandar Puteri Puchong 7.5 km, the KL city centre 26 km and KLIA 38 km.

From RM470,800 for the entry layout, the 568 sq ft Type D one-bedroom in Block A. The seven plans run from there to 1,457 sq ft, so prices above that reflect size, tower, level and facing. Figures are indicative and gross, before any rebate. Block B, the final tower, is released on its own advertising and sales permit at RM961,740 to RM1,388,140 for its 923 to 1,463 sq ft units, with a 10% Bumiputra discount — message me for the current price list and what is still open on the level you want.

Freehold. It is printed on the cover of both the sales kit and the Block B e-brochure, and again in the permit block on the back of the e-brochure, where the land tenure is stated as freehold and the property type as serviced apartment. The land is encumbered to AmBank (M) Berhad, which is the normal financing charge on a development of this size and is discharged at handover.

USJ Citypoint Sdn Bhd (company no. 200801001667), from Lot C-02, Level 2, SkyPark @ One City on Jalan USJ 25/1 — a subsidiary of Avaland Berhad, formerly MCT Berhad, listed on Bursa Malaysia's Main Market and part of Ayala Land Inc since February 2018. Avaland's other developments include Cybersouth in Dengkil, Aetas Damansara in Petaling Jaya and Alira in Subang Jaya. The developer's licence is 30162/08-2027/0161(A) and the advertising and sales permit 30162-2/03-2028/0263(N)-(S), valid to March 2028.

Seven. Block A carries five: Type D at 568 sq ft with one bedroom, one bathroom and three layout options; Type C at 923 sq ft with three bedrooms and two bathrooms; Type B at 1,028 sq ft with three bedrooms; and Types A and A1 at 1,042 sq ft with four bedrooms and two bathrooms, A1 adding a French balcony. Block B carries two: Type F at 1,042 sq ft with three bedrooms, which also comes mirrored as F(m) and as the F(a) corner, and Type H at 923 sq ft with three bedrooms, convertible to a dual key. Types A, A1 and B have hackable walls, and A and A1 have flexi layout options — A(a) and A1(a) — if you want the plan rearranged.

Twenty-six of them across three levels, 32,518 sq ft in total. The Level 10 landscape deck holds Horizon Pool, the Splash Pool and Crescent Bay, the Sun Lounge, the Playtopia and Fun Outdoor Zone play areas, a Treetop Adventure, a callisthenics lawn, the Grill & Feast pavilions, the Dewdrop Pavilion, a herb garden, the Green Tier planting and a rainwater cascade. Both tower rooftops — level 38 on Block B and level 43 on Block A — add a Sky Gym, sauna, Sky Lounge, co-working space, the Book Nook reading room, bonding pods, a multipurpose hall, two gardens and the Dawnlight and Twilight terraces. Eight signature retail shops sit at Level 1, and a pet-friendly neighbourhood park runs alongside the site.

Maintenance is RM0.35 per square foot a month with the sinking fund already included, which works out at roughly RM199 for a 568 sq ft Type D, RM323 for a 923 sq ft Type C or H and RM365 for a 1,042 sq ft Type A. Car parks are allocated by unit type: one bay with Type D, and two bays with every other plan — Types A and B side by side, Type C tandem on levels 10 to 18 and side by side from level 19 up, and two bays each with the Block B plans, Types F and H. The exact bays on a given unit depend on the level and stack, so ask me to check them against the current price list.

Two ways, both without a car. USJ 21 LRT station is a five-minute walk along the 300-metre covered walkway, and the Kelana Jaya Line runs from there to KL Sentral and on to KLCC with no change of train. For Sunway and Bandar Sunway, a free shuttle van runs to the BRT Sunway Line with stops at Taylor's University and SEGi College Subang Jaya. By car, express ramps put you straight onto the LDP and the ELITE Expressway, with the Federal Highway, KESAS, NPE and Hicom Highway all within a few minutes.

Alora Residences at Avenue 25 in Subang Jaya is targeted for completion in Q3 2027 — 48 months from the date of the sale and purchase agreement. Block B, the final tower, runs on its own advertising and sales permit — 30162-2/03-2028/0263(N)-(S), building plan MBSJ.BGN.BP3.600-1/10/5/6 (25) — which states Q2 2028. Both dates are the developer's own; ask me for the current handover schedule for the tower and level you are looking at before you sign anything.