Alora Residence vs Mosaic
Two new launches in USJ, side by side on the same facts.
- Alora Residence from
- RM 470,800
- Mosaic from
- RM 577,000
- Alora Residence to KJ34 USJ 21
- 6 min walk
- Tenure
- Freehold / Freehold
The short answer.
Short answer: Alora Residence starts about 18% lower. Both sit in USJ, and the details follow.
For the latest price list and available units, WhatsApp +60 10-827 8932.
Same facts, same order.
Developer list prices and figures from the project records. Walking times follow OpenStreetMap routes at 80 m a minute; other distances are straight-line.
| Fact | Alora Residence | Mosaic |
|---|---|---|
| Developer | Avaland (USJ Citypoint Sdn Bhd) | SCP |
| Address | Avaland Show Village @ Avenue25, 1, Jalan USJ 25, Jalan Makmur, 47650 Subang Jaya, Selangor | USJ1, Subang, Malaysia |
| Tenure | Freehold | Freehold |
| Land title | Commercial under HDA | Residential |
| Property type | Serviced Apartment | Condominium |
| Price | from RM 470,800 to RM 995,800 | from RM 577,000 |
| Price psf | From RM 683 psf (Gross) | — |
| Asking psf (developer) | RM 683 | — |
| Built-up | 568-1,457 sq ft | 557-1,509 sq ft |
| Bedrooms | 1-4 | 1-3 |
| Total units | 770 | — |
| Blocks / floors | 2 / Tower A: 43F; Tower B: 38F | — |
| Car parks | 1-2 | — |
| Maintenance fee | RM0.35 psf (including sinking fund) | — |
| Completion | Under Construction Est Q3 2027 (48 months from SPA) | Under Construction Q2 2029 |
| Nearest station (walk) | KJ34 USJ 21: 6 min walk (451 m on foot) | — |
Prices are developer list prices and change with each release. Station distances are straight-line unless a walking time is given.
Project data updated 2026-06-11Walking routes from OpenStreetMap
Where each one comes out ahead.
Worked out from the numbers above, one line per figure that differs. No figure is weighted; you decide which ones matter.
Where Alora Residence wins
- Lower starting price: RM 470,800, RM 106,200 (about 18%) below RM 577,000.
- Earlier expected completion: 2027 against 2029.
Where Mosaic wins
- Smaller entry layout: from 557 sq ft against 568 sq ft.
- Larger biggest layout: 1,509 sq ft against 1,457 sq ft.
What actually differs
- Alora Residence starts lower, at RM 470,800 against RM 577,000.
- Land title differs: Alora Residence is commercial under HDA, Mosaic is residential. Residential title is billed at domestic utility rates.
- Mosaic goes larger, up to 1,509 sq ft.
- Alora Residence completes earlier, in 2027.
What finished homes in USJ sold for.
Both asking ranges on one scale with the median of recorded resale high-rise sales around them. A new launch and a completed resale home are different products.
Alora ResidenceDeveloper asking price, new launch
Completed schemes in USJResale median · 173 transactions in 19 schemes · Jan 2024 – May 2026
Resale figures are medians of recorded sales of completed high-rise homes; they are not valuations of either project. Medians only. The two projects sit in different resale localities; the first one on record is shown.
Resale = NAPIC open transaction data (Data Transaksi Terbuka): recorded transactions of completed homes, medians only. Asking = developer price lists on record.
Project data updated 2026-06-11Transactions checked 4 Oct 2026
Point by point.
On entry price, Alora Residence starts at RM 470,800 and Mosaic at RM 577,000, a gap of RM 106,200 or about 18%.
At the top end, Alora Residence reaches higher, up to RM 995,800.
For space, compare 568 to 1,457 sq ft (Alora Residence) with 557 to 1,509 sq ft (Mosaic); the smallest layout is not necessarily the cheapest unit.
A per-sq-ft figure is listed for Alora Residence only, at From RM 683 psf (Gross).
Both projects are freehold.
Alora Residence is under construction, with completion expected in 2027; Mosaic is under construction, with completion expected in 2029.
Alora Residence offers 1 to 4 bedrooms; Mosaic offers 1 to 3.
For running costs, Alora Residence lists RM0.35 psf (including sinking fund) while Mosaic lists not stated.
Car parks: Alora Residence lists 1-2 per unit; Mosaic does not state a figure, so ask for the allocation of the exact unit.
Measured in a straight line, Alora Residence is closest to USJ21 (about 0.42 km) and Mosaic to not measured.
Which suits whom
- Buyers who want the lower entry priceAlora Residence
- Households that need 4 bedroomsAlora Residence
What to check before choosing
- Construction progress: Alora Residence and Mosaic are not yet completed, so check the latest stage of work against the expected date.
- Parking allocation can differ by unit type, so get the answer for your unit in writing rather than for the project as a whole.
- Maintenance: multiply each rate by the size of the unit you are looking at, so you compare real monthly bills rather than rates.
- The prices here are developer list prices; get the latest price list before you commit to a unit.
- Foreign buyers: a purchase in KL needs consent from the land authority, so allow time for it in your plan.
Which one I would point you to.
Alora Residence has the lower entry price at RM 470,800, though the layout you end up choosing matters more than the headline figure. Either way, ask for the current price list and walk both before you decide — I can arrange that.
Questions, answered from the record.
How far apart are the starting prices of Alora Residence and Mosaic?
Alora Residence is listed from RM 470,800 and Mosaic from RM 577,000, a difference of RM 106,200 or about 18%. Price lists change with each release.
Which one is closer to a train station?
Alora Residence: USJ21, about 0.42 km. Mosaic: not measured. Both are straight-line distances.
What are the tenure and completion of each?
Alora Residence: freehold, under construction, with completion expected in 2027. Mosaic: freehold, under construction, with completion expected in 2029.
What costs come on top of the price?
Stamp duty on the transfer, and if you take a loan, stamp duty on the loan agreement at 0.5% of your loan. Legal fees are separate. Foreign buyers in KL also need consent from the land authority.
Data last updated: 2026-06-11. Station distances are straight-line; prices are developer list prices and change with each release.
Both price lists, one viewing day.Ask on WhatsApp.
You get the current price list for each project, the latest offers and back-to-back viewings at both sales galleries. Enquiries and viewings: Yee Woei Shyan, REN 46305, IQI Realty Sdn Bhd.
WhatsApp +60 10-827 8932- Both price listsEvery layout in both projects
- Floor plans1-4 and 1-3 bedrooms
- Two viewings, one dayBoth are in USJ