PROPCAFE Guest Review : Section 13 @ Shah Alam

Contributor Review By : Muhammad Nasrullah

This article is contributed by a property enthusiast who share the same passion as most of property lover out there. Thanks to his generosity to share his work and research with the public. His initial work of Section 13 Shah Alam Analysis consist of 60 pages and hardly  we come by such a comprehensive analysis on such a huge coverage area – Section 13 Shah Alam . Below article had been modified by the contributor to suits for general reading purposes and serves more to an introduction of Section 13 Shah Alam. As most of us much focusing on other part of hot area of Greater Klang Valley, Shah Alam  had been in the shadow of the lime light. Will this be the sign of awakening of Shah Alam? Only time will tell and for those who will first see the first light in the darkness is just a moment of life, the amount of gain is depending on how early you can see light in the darkness. It need someone who believe in themselves who is special to be able to see it. In investment there are no hard rules. Only the true genius create a new rules. What other think doesn’t matter. What you believe in what uyou think matters. Enjoy the article by Nasrullah PSFInsight.

Note: PROPCAFE welcomes all property enthusiasts to submit their own assessment or review on a specific project to PROPCAFE. PROPCAFE always respect the view from contributor, however, PROPCAFE would like to highlight that to publish the article or review from PROPCAFE’s guest contributor doesn’t mean the PROPCAFE is agree (or disagree) the point of view of the contributor. PROPCAFE always promotes the sharing of healthy information on property and hopefully we will receive more contributor review in future.

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Section 13 Shah Alam Analysis By Nasrullah PSFInsight

Section 13 Shah Alam used to be rubber plantation estate. Today, it grows into Shah Alam’s flourishing commercial centre. It currently has 3 hypermarkets; Giant, Tesco, and Tesco Extra.

There are 2 mixed developements in Section 13 Shah Alam. One nearly completed is Sri Acappella Residences and Hotel, and Naza TTDI’s TTDI Gateway. TTDI Gateway comprises of 2 phases. Phase 1 comprises of TTDI Sentralis and phase 2 will comprise of shopping mall, serviced apartments, office block and hotel.

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TTDI Sentralis is mixed development which consists of mall, 220 units of serviced apartments and 220 units SOVO units. Located next to Giant Hypermarket. Currently their shopping mall retail units being sold separately to individual buyers. There will be 2 drive thrus in TTDI Sentralis, McDonalds and Starbucks.

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Not far from TTDI Sentralis project is AEON mall, Emira serviced apartments by OSK properties and Management and Science University(MSU). Emira serviced apartment consists of 440 units.

Other ongoing projects in Section 13 Shah Alam is Metia serviced apartments by Hua Yang which consists of 300 plus units.

Developments in Section 13 Shah Alam are low density and therefore creates exclusivity.

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Comparison table of new projects in Section 13 Shah Alam and nearby

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AEON mall slated for completion by early 2016. As stated by Malaysia Retail Insight in their FB page, AEON mall Shah Alam will have few good retail brands, for middle income to high middle income. Among them are H&M, Padini, Cotton On, Starbucks, Coffee Bean, Green Olive and Red Lobster.

So far AEON mall Shah Alam has the best tenant list in the area. It thus reflects in overall prospect of Section 13 Shah Alam. As mentioned in our research, “Shah Alam Section 13 Property Analysis”, both commercial and residential property value per square foot increase steadily especially those with access and near to infrastructures, facilities and commercial centres.


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LRT line 3 will have their station, called stadium station, just in front of Emira serviced apartment located across Persiaran Sukan. It merely a stone’s throw away. Basically those who bought Emira will enjoy LRT and a good Mall (AEON Mall) at their doorstep.

LRT line 3 in Section 13 Shah Alam will give a huge impact to its population. Residents will be spoilt with choices of shopping malls as the station will connect Section 13 Shah Alam to major parts of Greater Kuala Lumpur(GKL), such as One Utama, The Gardens, Mutiara Damansara (home to IKEA, IPC, and The Curve), and the interchange at Bandar Utama with MRT line 1 will connect Section 13 Shah Alam to places like TRX, IKEA Cheras, MyTown Shopping Mall, Sunway Velocity, KLCC and many other major places. Including Bandar Malaysia where SSP line will integrate with SBK line at TRX.

Thus, due to this integrations of MRT lines and LRT line 3, residents of Section 13 Shah Alam will be connected directly to major infrastructures in GKL. It will be very convenient for Section 13 Shah Alam visitors.

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Section 13 Shah Alam currently still enjoy low rate psf i.e investors can still buy property at less than 500psf at a place where there will be plenty of quality commercial centres.

Price Chart Over Time of Property at Section 13 Shah Alam (

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Not far from Section 13 Shah Alam is Bukit Jelutong, which is currently home to another mixed development by UEM Sunrise and Sime Darby JV called Radia Residences and Mall. Not far away to the east of GKL, we can find Tropicana Metropark (currently underconstruction) offering residences, office buildings, medical centre and a mall. In the north, we can see Glenmarie with their high end residences and home to KDU Glenmarie Campus which will house 7000 students.

Yes, in this vicinity, there will be few quality malls. One by UEM Sunrise, one by NAZA TTDI, and also another one by Tropicana.

Section 13 Shah Alam located not so far from International Schools, such as Fairview International school in Subang Hi Tech, Real International school at Cahaya SPK, and HELP international school in Subang Bestari.

Shah Alam is known for their numbers of millionaires. And it is surrounded by established residential areas with high networth individuals i.e Bukit Jelutong, Glenmarie and Subang Jaya.

Not far from Section 13 Shah Alam, to the east, we can find SS16 which is home to Subang Parade, Empire Mall, and AEON Big Mall. Soon, Sime Darby will develop their Subang Jaya City Centre(SJCC) which will have another mall and some residences.

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GKL as a whole will have a lot of commercial centres in future. But quality ones will be numbered. It will depend on who the mall’s operator and their track record.

From the views I gave thus far, I can say that, Section 13 Shah Alam has a very high potential to grow for investments and business. With the infrastructures and quality commercial centres being built, no doubt this place will see its value continue to rise.

About the contributor:

Muhammad Nasrullah – Contributor

Muhammad Nasrullah has a background in medicine. He is a property investor and entrepreneur and his skill is in property analysis. Throughout his investment journey, he learn the meaning of value in property. He recently started a Facebook page – PSF Insight to share his thoughts on developments and property news and he can be contacted via :





One Reply to “PROPCAFE Guest Review : Section 13 @ Shah Alam”

  1. The report or review attached seem to have some insight.. but the only concern is that the statistic figure look old.. the prices have changed base on property guru..
    there is Capital appreciation of 27% since Q2 2016 to Q1 2018..

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