Own-stay angle
86/100
Subang Jaya should be checked by daily route, facilities, nearby retail and comfort for your household.
Project review
Alora Residence
Subang Jaya, Selangor
Alora Residence Subang Jaya is a freehold serviced apartment located in the mature and highly connected neighborhood of USJ, offering modern living within a well-established community. Designed with y...
Price From
RM 4xx,xxx
Built-up
568 - 1457 sqft
Tenure
Freehold
Completion
Estimate Q3 2027
Nearest MRT / LRT
Verify nearest rail station …
Last checked: July 2026 · brochure completion reference: Estimate Q3 2027
Gallery and floor / layout plans
Use the photos like a viewing sequence: first impression, lifestyle, unit feel, floor/layout and surrounding area.
1 / 2
Artist impression
Facade Artist Impression
Brochure verified crop from page 2 of alora-residence.pdf.
Brochure and media links
View brochureRequest floor / layout plan
Request current layout options, size range, facing, floor level, and available unit stack.
Quick summary
Quick Facts
Fact-sheet summary for buyers to compare key project details before the deeper review.
Best For
Investor
Buyer Profile
Long-term holding / Entry budget / Transit access
Main Strength
Subang Jaya serviced residence project
Main Risk
Traffic and actual travel time should be checked during weekday peak hour.
Lewis Verdict
CONDITIONAL
| Best For | Investor |
|---|---|
| Buyer Profile | Long-term holding / Entry budget / Transit access |
| Main Strength | Subang Jaya serviced residence project |
| Main Risk | Traffic and actual travel time should be checked during weekday peak hour. |
| Lewis Verdict | CONDITIONAL |
Project Details Table
Key project information must stay readable in text, not only inside brochure images.
Project Name
Alora Residence
Location
Subang Jaya, Selangor
Developer
Avaland
Tenure
Freehold
Completion Year
Estimate Q3 2027
Price From
RM 4xx,xxx
Built-up Range
568 - 1457 sqft
Bedrooms
Ask Lewis
Maintenance Fee
Ask Lewis to confirm latest maintenance fee estimate
Total Units
770
Nearest MRT / LRT
Verify nearest rail station and walking route before viewing.
Nearest Mall
Confirm nearest daily retail node before shortlisting.
| Project Name | Alora Residence |
|---|---|
| Location | Subang Jaya, Selangor |
| Developer | Avaland |
| Tenure | Freehold |
| Completion Year | Estimate Q3 2027 |
| Price From | RM 4xx,xxx |
| Built-up Range | 568 - 1457 sqft |
| Bedrooms | Ask Lewis |
| Maintenance Fee | Ask Lewis to confirm latest maintenance fee estimate |
| Total Units | 770 |
| Nearest MRT / LRT | Verify nearest rail station and walking route before viewing. |
| Nearest Mall | Confirm nearest daily retail node before shortlisting. |
Key selling points
A clean first scan of the project before you compare package, layout and risk.
Subang Jaya serviced residence project
Freehold tenure
Developed by Avaland
Estimated completion: Estimate Q3 2027
770 total units
Long-term holdingEntry budgetTransit accessRental audience
Price and unit guide
Use these numbers as a shortlist guide. Confirm latest nett price, rebate and available units before booking.
Layout range
Ask Lewis
Built-up range
568 - 1457 sqft
Price guide
RM 4xx,xxx
Car park
Ask Lewis to confirm car park allocation
Availability
Under construction units subject to latest availability
Last checked
July 2026 · brochure completion reference: Estimate Q3 2027
3 investment scenarios
A simple stress test using the project price guide, rental guide and monthly holding guide. Confirm real rent, loan terms and package before booking.
Scenario
Conservative
Monthly Rent
RM 1,350
Gross Yield
4.0%
Vacancy Buffer
2 months / year
Monthly Holding
RM 2,125
Cash Gap
-RM 775
What it means
Stress-test case. Use this when you want more buffer for vacancy, furnishing and rental competition.
Scenario
Balanced
Monthly Rent
RM 1,500
Gross Yield
4.5%
Vacancy Buffer
1 month / year
Monthly Holding
RM 2,125
Cash Gap
-RM 625
What it means
Base planning case. Useful for checking whether the project still feels comfortable after normal vacancy buffer.
Scenario
Optimistic
Monthly Rent
RM 1,600
Gross Yield
4.8%
Vacancy Buffer
0.5 month / year
Monthly Holding
RM 2,125
Cash Gap
-RM 525
What it means
Upside case. Only use after checking strong furnished rental evidence and tenant demand.
| Scenario | Monthly Rent | Gross Yield | Vacancy Buffer | Monthly Holding | Cash Gap | What it means |
|---|---|---|---|---|---|---|
| Conservative | RM 1,350 | 4.0% | 2 months / year | RM 2,125 | -RM 775 | Stress-test case. Use this when you want more buffer for vacancy, furnishing and rental competition. |
| Balanced | RM 1,500 | 4.5% | 1 month / year | RM 2,125 | -RM 625 | Base planning case. Useful for checking whether the project still feels comfortable after normal vacancy buffer. |
| Optimistic | RM 1,600 | 4.8% | 0.5 month / year | RM 2,125 | -RM 525 | Upside case. Only use after checking strong furnished rental evidence and tenant demand. |
This is a decision guide, not a guaranteed return. It excludes personal tax, insurance, special assessment and future rate changes.
Cost and affordability check
Hidden cost guide
SPA / legal buffer
RM 4,000
Developer package may absorb part of this.
Stamp duty buffer
RM 12,000
Final amount depends on buyer profile and latest rules.
Loan agreement buffer
RM 2,000
Confirm with bank and lawyer before booking.
Renovation / move-in buffer
RM 10,000
Useful for curtains, lights, appliances and defects follow-up.
Monthly holding guide
Estimated instalment
RM 1,826
Maintenance guide
RM 199
Sinking fund guide
RM 20
Assessment / quit rent buffer
RM 80
Monthly Holding Cost
Quick guide only. Lewis can help check a more realistic bank package before you book.
Estimated instalment
RM 1,637
Maintenance guide
RM 199
Sinking fund guide
RM 20
Monthly holding guide
RM 1,976
Cash buffer guide
RM 58,000
Loan Snapshot
RM 1,640 / month
Estimate based on 90% loan, 35 years, 4.2% interest. Actual approval, rate, DSR and package depend on bank profile.
Indicative loan: RM 360,000
Income guide: Around RM 4,700 / month
Location intelligence
Use this as a viewing checklist. Confirm exact travel time with Google Maps or Waze on your actual viewing day.
Nearest MRT / LRT
Verify nearest rail station and walking route before viewing.
Source check: Google Maps / MRT Corp check
Nearest mall
Confirm nearest daily retail node before shortlisting.
Source check: Google Maps check
Nearest hospital
Check nearest hospital or medical centre if healthcare access matters.
Source check: Google Maps check
Nearest university / school
Verify school, college or university access based on your tenant or family profile.
Source check: Google Maps check
Nearest commercial hub
Subang Jaya commercial and workplace demand should be checked before rental planning.
Source check: Google Maps / area research
Travel time to KLCC
Check live weekday peak-hour route before viewing.
Source check: Google Maps / Waze check
Travel time to TRX
Verify route to TRX if city-office tenant demand is part of the plan.
Source check: Google Maps / Waze check
Travel time to Mid Valley
Use live maps to compare this route with your daily commute.
Source check: Google Maps / Waze check
Site visit notes
What I like
Subang Jaya serviced residence project Freehold tenure Developed by Avaland
What I don't like
May not suit buyers who need to move in immediately or inspect the exact completed unit.
Traffic condition
Check weekday morning and evening routes before booking because brochure distance does not show real travel time.
Accessibility
For Subang Jaya, verify the actual route to rail, highways, malls, offices and daily needs before treating access as a strength.
Walkability
Confirm shade, crossing points, road width, safety and exact walking route during viewing.
Actual environment
Ask for current site, showroom, facility or surrounding photos and videos when available.
Viewing checklist
Check route timing for work, school, and family needs.
Compare layout, facing, floor level, and maintenance cost.
Review brochure facts before booking or submitting loan.
Ask for nearby competing supply before deciding.
Lewis investment analysis
The opinion, score, yield estimate, risks and alternatives are grouped here so the page stays light at first glance.
Worth studying, but only after confirming transaction evidence, rent, supply and unit selection.
Suitable for
InvestorFirst-Time BuyerOwn-Stay BuyerTransit-Focused Buyer
Avoid if
Short-Term FlipperBuyer needing immediate move-in
Risk
Low-Medium
Holding Period
5-8 years
Confidence
7.9/10
Overall Score
7.7/10
Relative Value
Whether the entry price is justified by location quality, rental support, supply risk control and resale audience.
7.7/10
Location Score
Area strength, amenity depth, maturity and daily convenience.
7.7/10
Rental Demand
Tenant depth from jobs, lifestyle, education, medical, rail and city demand.
7.7/10
Accessibility
Rail, road, commute and practical access signals from public information and maps.
7.8/10
Future Growth
Infrastructure, commercial development, township maturity and growth catalysts.
7.0/10
Supply Risk Control
Higher score means healthier control against nearby competing supply.
7.7/10
Liquidity
Estimated resale audience depth and ability to exit later.
7.6/10
Score is a value-first Lewis framework using brochure facts, public map/infrastructure signals, rental-source checks, supply-risk control and market-source verification. A low price alone does not create a high score.
How Lewis reads this score
The score is not a decoration. Each factor points to what must be verified before booking.
Factor
Relative Value
Score
7.7/10
Why it matters
Whether the entry price is justified by location quality, rental support, supply risk control and resale audience.
What to verify next
Compare price against location quality, rent support, supply risk and resale audience before treating it as a good deal.
Factor
Location Score
Score
7.7/10
Why it matters
Area strength, amenity depth, maturity and daily convenience.
What to verify next
Check daily route, surrounding amenities, road access and actual neighbourhood feel.
Factor
Rental Demand
Score
7.7/10
Why it matters
Tenant depth from jobs, lifestyle, education, medical, rail and city demand.
What to verify next
Compare current PropertyGuru, iProperty and SPEEDHOME rental listings before relying on the estimate.
Factor
Accessibility
Score
7.8/10
Why it matters
Rail, road, commute and practical access signals from public information and maps.
What to verify next
Verify Google Maps or Waze travel time during peak hour, not only brochure distance.
Factor
Future Growth
Score
7.0/10
Why it matters
Infrastructure, commercial development, township maturity and growth catalysts.
What to verify next
Check MRT Corp, DBKL, developer masterplans and latest area development news.
Factor
Supply Risk Control
Score
7.7/10
Why it matters
Higher score means healthier control against nearby competing supply.
What to verify next
Compare nearby launches, completed stock, rental competition and density before booking.
Factor
Liquidity
Score
7.6/10
Why it matters
Estimated resale audience depth and ability to exit later.
What to verify next
Check Brickz, EdgeProp and comparable resale supply so the exit audience is realistic.
| Factor | Score | Why it matters | What to verify next |
|---|---|---|---|
| Relative Value | 7.7/10 | Whether the entry price is justified by location quality, rental support, supply risk control and resale audience. | Compare price against location quality, rent support, supply risk and resale audience before treating it as a good deal. |
| Location Score | 7.7/10 | Area strength, amenity depth, maturity and daily convenience. | Check daily route, surrounding amenities, road access and actual neighbourhood feel. |
| Rental Demand | 7.7/10 | Tenant depth from jobs, lifestyle, education, medical, rail and city demand. | Compare current PropertyGuru, iProperty and SPEEDHOME rental listings before relying on the estimate. |
| Accessibility | 7.8/10 | Rail, road, commute and practical access signals from public information and maps. | Verify Google Maps or Waze travel time during peak hour, not only brochure distance. |
| Future Growth | 7.0/10 | Infrastructure, commercial development, township maturity and growth catalysts. | Check MRT Corp, DBKL, developer masterplans and latest area development news. |
| Supply Risk Control | 7.7/10 | Higher score means healthier control against nearby competing supply. | Compare nearby launches, completed stock, rental competition and density before booking. |
| Liquidity | 7.6/10 | Estimated resale audience depth and ability to exit later. | Check Brickz, EdgeProp and comparable resale supply so the exit audience is realistic. |
Expected rental
RM 1,350 - RM 1,600
Estimated yield
4.1% - 4.8%
Tenant profile
Investor
Estimate only. Confirm current furnished rent, vacancy buffer, maintenance fee and competing completed supply before booking. Updated: July 2026 · brochure completion reference: Estimate Q3 2027.
Subang Jaya serviced residence project Freehold tenure Developed by Avaland
Subang Jaya serviced residence project
Freehold tenure
Developed by Avaland
Estimated completion: Estimate Q3 2027
770 total units
May not suit buyers who need to move in immediately or inspect the exact completed unit.
Traffic and actual travel time should be checked during weekday peak hour.
Final package, rebate, car park allocation and legal fee support can change without notice.
Rental estimate should be checked against current completed supply nearby.
Construction timeline and VP date should be reconfirmed with the developer.
Check weekday morning and evening routes before booking because brochure distance does not show real travel time.
Why this project is worth asking about
Three practical angles buyers normally care about before they spend time on a viewing.
Rental-income angle
87/100
RM 1,350 - RM 1,600 rent guide. Estimate only. Confirm current furnished rent, vacancy buffer, maintenance fee and competing completed supply before booking.
Capital-growth angle
88/100
Likely target audience: working professionals, expatriates, students or city tenants depending on the exact address.
Choose what you want Lewis to check
Use one clear WhatsApp request so the reply can be faster and more useful.
Who should not buy
May not suit buyers who need to move in immediately or inspect the exact completed unit.
May not suit: Short-Term Flipper.
May not suit: Buyer needing immediate move-in.
Risk Check
Use this as a first risk filter before confirming latest package, rent evidence and transaction data.
Supply Risk
Low-Medium
Traffic and actual travel time should be checked during weekday peak hour.
Rental Competition
7.7/10 demand score
Verify with current PropertyGuru, iProperty and SPEEDHOME listings.
Exit Strategy
Likely target audience: working professionals, expatriates, students or city tenants depending on the exact address.
This website does not invent transaction prices. Ask Lewis to verify current Brickz, EdgeProp or NAPIC evidence before treating any figure as transaction-backed.
Entry Price Risk
Price guide referenced from market listing data: RM 470K – RM 995K. Confirm latest package with Lewis before booking.
Confirm nett price, rebate and booking terms before paying.
Tenant Demand
Estimate only. Confirm current furnished rent, vacancy buffer, maintenance fee and competing completed supply before booking.
Updated: July 2026 · brochure completion reference: Estimate Q3 2027
| Supply Risk | Low-Medium Traffic and actual travel time should be checked during weekday peak hour. |
|---|---|
| Rental Competition | 7.7/10 demand score Verify with current PropertyGuru, iProperty and SPEEDHOME listings. |
| Exit Strategy | Likely target audience: working professionals, expatriates, students or city tenants depending on the exact address. This website does not invent transaction prices. Ask Lewis to verify current Brickz, EdgeProp or NAPIC evidence before treating any figure as transaction-backed. |
| Entry Price Risk | Price guide referenced from market listing data: RM 470K – RM 995K. Confirm latest package with Lewis before booking. Confirm nett price, rebate and booking terms before paying. |
| Tenant Demand | Estimate only. Confirm current furnished rent, vacancy buffer, maintenance fee and competing completed supply before booking. Updated: July 2026 · brochure completion reference: Estimate Q3 2027 |
Best Units To Ask First
Ask first for 2-bedroom or practical dual-key options if available with efficient usable space.
For rental, compare smallest practical layout against maintenance fee and furnishing budget.
For own stay, prioritise quieter facing, parking convenience and future family needs over the cheapest unit only.
Unit Stack / Facing Guide
Ask for available stack, floor level, facing, afternoon sun exposure and nearby road/noise direction.
For Subang Jaya, compare convenience against privacy, view and traffic movement before choosing a unit.
Shortlist at least two layouts so you have a backup if the preferred stack is taken.
Questions Before Booking
What is the latest nett price and package for Alora Residence?
Is the rebate confirmed in writing and until when is it valid?
Which unit stacks, floor levels and facings are still available?
What are the layout types and exact built-up sizes?
How many car parks are included and where are they located?
What is the estimated maintenance fee and sinking fund?
Related Buyer Guides
KL rental yield areas
Freehold vs leasehold
MRT/LRT buying guide
Booking checklist
First investment guide
Loan comfort guide
Continue your research
Use these internal links as the next reading path: area context, budget tools, comparisons, guides and videos.
Understand the area first
Check budget and return
Compare alternatives
FAQ and enquiry
Common buyer questions, related projects and a shorter enquiry form for next-step checks.
Is Alora Residence suitable for own stay?
Alora Residence can suit own-stay buyers comparing Subang Jaya because it offers serviced residence options RM 4xx,xxx, with freehold tenure and layouts around 568 - 1457 sqft.
Is Alora Residence suitable for investment?
For investment, compare Alora Residence against nearby completed rental supply, realistic furnishing cost, maintenance fee and tenant demand before booking.
What should I ask before booking Alora Residence?
Ask for latest nett price, rebate, package validity, available unit stack, car park allocation, maintenance estimate, floor plan and loan comfort check.
Who can help compare Alora Residence?
Lewis Chong, REN 69566 under IQI Global, can help compare latest package, floor plan, loan comfort, rental logic and alternatives.
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Open on YouTubeBuyer questions
Alora Residence is listed with a market listing reference price guide of RM 470K – RM 995K. Final nett price, rebates, package, and availability should be confirmed with Lewis before viewing or booking.
Get price list, floor plans & rental yield
Enter your details and Lewis sends the latest price list, floor plans and rental-yield notes on WhatsApp. Usually within ~15 min (9am–9pm).
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WhatsApp LewisProject Decision Checklist
Send a quick request and Lewis can reply with the key items you should confirm before booking.
Budget and monthly comfort
Layout, facing and available stack
Rental estimate and tenant demand
Risk notes and better alternatives
Decision check
Want Lewis to check this project before booking?
Send your budget, buying purpose, preferred layout and timeline. Lewis can compare latest package, floor/layout plan, rental logic, risks and alternatives.
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Need Lewis to check if this project fits you?
Send your budget, buying purpose and preferred layout. Lewis can compare the latest package, floor plan, rental logic, risk notes and alternatives.