Alora Residence USJ, Subang Jaya
Alora Residence by Avaland (USJ Citypoint Sdn Bhd) in USJ / Subang Jaya, Selangor. From RM 470,800, Freehold Serviced Apartment with 568-1,457 sqft layouts (1-4 bedrooms). Floor plans, distance to the nearest stations and sales gallery appointments on propertyportal.my.
Alora Residence gallery
In the new heart of Subang Jaya, Alora Residences, the final tower of Avenue25's pioneer phase, organically fuses nature and urban conveniences in a forest-inspired lifestyle. These new residences are crafted to suit all needs, with options for multi-gen families or savvy investors. With three levels of facilities, doorstep retail, and direct access to highway networks and rail links via a 300m-covered walkway to the USJ 21 LRT Station, this modish abode offers unparalleled connectivity and pleasure.
Alora Residence project information
| Developer | Avaland (USJ Citypoint Sdn Bhd) |
|---|---|
| Location | Avaland Show Village @ Avenue25, 1, Jalan USJ 25, Jalan Makmur, 47650 Subang Jaya, Selangor |
| Property type | Serviced Apartment |
| Tenure | Freehold |
| Land title | Commercial under HDA |
| Starting price | RM 470,800 |
| Price range | RM 470,800 – RM 995,800 |
| Price per sq ft | From RM 683 psf (Gross) |
| Built-up | 568-1,457 sqft |
| Bedrooms | 1-4 bedrooms |
| Total units | 770 |
| Blocks / floors | 2 block(s), Tower A: 43F; Tower B: 38F floors |
| Car park | 1-2 bays |
| Maintenance fee | RM0.35 psf (including sinking fund) |
| Completion | Under Construction, Est Q3 2027 (48 months from SPA) |
| Launch date | Jul 2023 |
| Land size | 2.68 acres (Phase 1) |
| Units per floor | Tower A: 15, Tower B: 10 |
| Lifts | Tower A: 5, Tower B: 4 |
Last checked .
Freehold; Tower A: Block A 5 lifts, 15 units/floor; Tower B: Block B 4 lifts, 10 units/floor; carparks L2-L9; Type A&B&F: 2 side-by-side; Type C&H: 2 tandem (lower)/side-by-side (L19+); Type D&E: 1CP; semi-furnished (lockset, hob/hood, kitchen cabinet, 2 water heaters, 2 airconds, smart switches, WiFi 12mo); Type A: kitchen island & French balcony from L33; Stage 2b(i); must use panel banker; lead lock-in 3 months
Alora Residence at a glance
- From price: RM 470,800 to RM 995,800
- Asking psf: RM 683 per sq ft
- Tenure: Freehold
- Completion: expected 2027
- Units: 770, 43 floors, 1–4 bedrooms
- Density: about 18 homes a floor (770 units ÷ 43 floors)
- Walk to rail: 6 min to KJ34 USJ 21 (451 m, OpenStreetMap route)
- Against completed resale homes in USJ: median about RM 469 psf (173 sales)
Alora Residence scorecard
Six sub-scores from 0 to 10, each with its formula and inputs. Data-based, not a recommendation; there is no overall total.
- Price vs area: not scored — Not enough data on record. Formula: 5 − (gap % ÷ 5), kept within 0–10. Gap = this project's lowest asking psf against the median lowest asking psf of the other new launches in the same locality (needs 2 or more). Parity = 5; every 5% cheaper adds a point.
- Rail access: 9.5 / 10 — 6 min to KJ34 USJ 21, 451 m on foot (OSM route). Formula: 10 − (walk minutes − 5) ÷ 2, kept within 0–10. Five minutes or less = 10; 25 minutes or more = 0. Walk = measured OpenStreetMap route where one exists, otherwise straight-line × 1.3 at 80 m a minute.
- Density: 4.6 / 10 — 770 units ÷ 43 floors = 17.9 a floor; 66 of 144 other projects pack more. Formula: 10 × share of the portal's projects that put more homes on each floor (units ÷ floors). Fewer homes per floor scores higher.
- Supply pressure in area: 7.7 / 10 — 21,683 incoming + planned vs 187,586 standing in Petaling district: 12%. Formula: 10 × (1 − pipeline ÷ 50%), kept within 0–10. Pipeline = condominium/apartment units under construction plus planned, as a share of the units already standing (NAPIC stock table). 0% = 10; 50% or more = 0.
- Affordability vs district income: 9.0 / 10 — RM 470,800 ÷ (RM 10,688 × 12), Petaling 2024: 3.7 years. Formula: 10 − 1.5 × (years − 3), kept within 0–10. Years = entry price ÷ (median monthly household income × 12) for the district (DOSM). Three years or less = 10.
- Developer record: not scored — Not enough data on record. Formula: 10, minus 5 for each sick project, 10 for each abandoned project and 3 for each entry on the TEDUH offence list; minus 2 when TEDUH lists fewer than 2 projects (short record). Not scored until the developer is looked up on TEDUH.
Strengths
- 6 min walk to KJ34 USJ 21, 451 m along the OpenStreetMap route (OpenStreetMap)
- Trains every 4 minutes at the weekday morning peak at USJ 21 station (GTFS Static, Prasarana via data.gov.my)
- Incoming and planned condominium/apartment supply equals 12% of the 187,586 units standing in Petaling district (NAPIC Residential Property Stock Table, Q2 2026)
- Entry price is about 3.7 years of Petaling's median household income (2024) (DOSM Household Income Survey via data.gov.my)
Watch-outs
- Asking range starts RM 214 psf (46%) above the median resale of completed homes in USJ (about RM 469 psf, 173 sales) (NAPIC open transaction data)
- 12.1% of the 6,802 condominium/apartment units launched in Petaling district from Q3 2025 to Q2 2026 were reported sold (NAPIC Table New Launches, Q2 2026)
- About 18 homes a floor (770 units over 43 floors)
Alora Residence sizes by bedrooms
| Bedrooms | Unit types | Built-up |
|---|---|---|
| 1 | 1 | 568 sq ft |
| 3 | 6 | 923 – 1,042 sq ft |
| 4 | 2 | 1,042 sq ft |
9 unit types. Each unit is priced by its stack and floor, so there is no single price per type.
Where the Alora Residence asking price sits
Asking psf midpoint RM 683, below the Selangor new-launch median of RM 697 (60 projects on this site with an asking psf).
| Project | Lowest psf | Highest psf |
|---|---|---|
| Alora Residence | RM 683 | RM 683 |
| Colonial Infinite @ edumetro | RM 800 | RM 904 |
Completed homes resold in USJ: NAPIC median about RM 469 psf, 173 sales in 19 schemes, 2024-01 to 2026-05. A new launch and a completed resale home are different products.
Getting around from Alora Residence
| To | Rail, door to door | Car, no traffic |
|---|---|---|
| KL City Centre | 79 min: walk 6, wait 2, train 67, walk 4; USJ 21 to KLCC | 28 min |
| TRX | 79 min: walk 6, wait 2, train 58, 2 changes, walk 3; USJ 21 to Tun Razak Exchange | 31 min |
| Bangsar South | 60 min: walk 6, wait 2, train 46, walk 6; USJ 21 to Kerinchi | 20 min |
| Mid Valley | 65 min: walk 6, wait 2, train 48, walk 8; USJ 21 to Abdullah Hukum | 20 min |
| Cyberjaya | — | 21 min |
| Petaling Jaya SS2 | 60 min: walk 6, wait 2, train 33, walk 19; USJ 21 to Taman Bahagia | 17 min |
Nearest station: KJ34 USJ 21 (Kelana Jaya Line); about 1,495 journeys start and 1,490 end there a day (30-day average); trains every 4 minutes at the weekday morning peak.
- Transit: KJ34 USJ21 (0.42 km), KJ35 Alam Megah (0.91 km), KJ33 Wawasan (1.33 km)
- Schools: SAM Singapore Maths Subang USJ (0.42 km), Sekolah Rendah Agama USJ 17 (0.63 km), Sekolah Jenis Kebangsaan (Cina) Tun Tan Siew Sin (0.9 km)
- Shops: Jaya Grocer (0.16 km), Main Place Mall (0.19 km), 99 Speedmart (0.31 km), The Place (0.63 km), The 19 USJ City Mall (1.21 km)
- Health: Poliklinik Juara Medic (0.73 km), Klinik Sri Manja (0.85 km)
- Parks: Taman Rekreasi Putra Bistari 2 (0.83 km), USJ17 Park (0.88 km)
Rail: GTFS Static and Rapid Rail ridership via data.gov.my, walk + half the peak wait + ride + 5 minutes a change. Car: OSRM on OpenStreetMap, no traffic. Places: OpenStreetMap, straight-line distance.
The market around Alora Residence
- Supply pipeline: about 12% (16,625 building + 5,058 planned against 187,586 condominium and apartment units standing in Petaling district, Q2 2026; NAPIC stock table)
- Sales of new launches: 12.1% of 6,802 condominium and apartment units launched in Petaling district from Q3 2025 to Q2 2026 were reported sold (NAPIC)
- House price index (Selangor, high-rise): 213.0 in 2026 Q2 (preliminary), +0.9% on 2025 Q2 (NAPIC MHPI, 2010 = 100; covers the whole state)
- Price against incomes: the entry price of RM 470,800 is about 3.7 years of Petaling's median household income (DOSM)
Alora Residence against the nearest alternatives
The closest projects in the same area or within 15% of the entry price, on the same facts and the same scorecard.
| Fact | Alora Residence | Colonial Infinite @ edumetro 4.5 km away, same area | Trybe Residences 3.1 km away, similar price | Residensi Danau 4.3 km away, similar price |
|---|---|---|---|---|
| From price | RM 470,800 | RM 253,000 | RM 486,800 | RM 452,780 |
| Asking psf | RM 683 | RM 800–904 | RM 885 | ≈ RM 800 |
| Built-up, sq ft | 568–1,457 | 280–1,001 | 550–920 | 566–999 |
| Tenure | Freehold | Leasehold | Freehold | Leasehold |
| Completion | Under Construction 2027 | New Launch 2028 | New Launch 2031 | New Launch 2027 |
| Units · floors | 770 · Tower A: 43, Tower B: 38 | 261 · 4 | 998 · 39-40 | 428 · 32 |
| Homes per floor | about 17.9 | about 65.2 | about 24.9 | about 13.4 |
| Walk to rail | 6 min, KJ34 USJ 21 | 14 min (estimate), BRT5 SunU-Monash | 7 min (estimate), KJ31 USJ 7 | 15 min, SP25 Pusat Bandar Puchong |
| Price vs area /10 | — | — | — | 0.0 |
| Rail access /10 | 9.5 | 5.5 | 9.0 | 5.0 |
| Density /10 | 4.6 | 0.5 | 2.2 | 6.8 |
| Supply pressure in area /10 | 7.7 | 7.7 | — | 7.7 |
| Affordability vs district income /10 | 9.0 | 10.0 | — | 9.2 |
| Developer record /10 | — | — | — | — |
| Where it wins | lowest asking psf (from RM 683); largest layout (1,457 sq ft); shortest walk to rail (6 min); earliest completion (2027) | lowest entry price (RM 253,000) | — | fewest homes per floor (13.4); earliest completion (2027) |
Who Alora Residence suits
- Transit commuter: Partial match (2 of 3 checks) — ✓ 6 min walk to KJ34 USJ 21; ✓ Trains every 4 minutes at the morning peak; – 79 min door to door to KL City Centre by rail. Rule: Walk ≤ 10 min · peak train ≤ 5 min apart · rail to KL City Centre ≤ 35 min
- Own-stay family: Partial match (2 of 3 checks) — ✓ 3-bedroom layouts on the list (1–4); ✓ Largest layout 1,457 sq ft; – 0 schools listed within a 10-minute walk. Rule: A 3-bedroom layout on record · largest home ≥ 1,000 sq ft · a school within a 10-minute walk
- First-home buyer: Strong match (3 of 3 checks) — ✓ Entry price is about 3.7 years of district median household income; ✓ Smallest layout 568 sq ft, from RM 470,800; ✓ Rail 6 min on foot. Rule: Entry price ≤ 5 years of district median income · smallest home ≤ 700 sq ft · walk to rail ≤ 10 min
- Rental investor: Strong match (3 of 3 checks) — ✓ 6 min walk to rail; ✓ 1-bedroom layouts on the list; ✓ Incoming + planned supply is 12% of standing stock in the area. Rule: Walk to rail ≤ 10 min · 1-bedroom layouts on record · incoming + planned supply < 20% of stock. Rental figures are not on record.
A match is a fit with the numbers, not advice to buy.
Alora Residence: checked facts
Analysis built 2026-10-30 from the figures on this page and public data: NAPIC, DOSM via data.gov.my, KPKT TEDUH, GTFS Static and Rapid Rail ridership via data.gov.my, OpenStreetMap and OSRM. Asking prices are not valuations.
Unit types and floor plans
| Type | Built-up | Bedrooms | Bathrooms |
|---|---|---|---|
| A | 1,042 sq ft | 4 | 2 |
| A1(French Balcony) | 1,042 sq ft | 4 | 2 |
| B | 1,028 sq ft | 3 | 2 |
| C | 923 sq ft | 3 | 2 |
| GC(Private Garden) | 923 sq ft | 3 | 2 |
| D | 568 sq ft | 1 | 1 |
| F | 1,042 sq ft | 3 | 2 |
| F(a)(Alternate Layout) | 1,042 sq ft | 3 | 2 |
| H(Convertible to Dual Key) | 923 sq ft | 3 | 2 |
Why choose Alora Residence
- Freehold, forest-inspired serviced apartment in Subang Jaya. GOLD-certified GreenRE building with over 20 multi-generational facilities. Features a 300m covered walkway to USJ 21 LRT Station, doorstep retail, EV charging, and direct access to major highways. Units come partially furnished with multi-tier security
Facilities
Signature Retail Shops · Grill & Feast · Dewdrop Pavilion · Horizon Pool · Fun Outdoor Zone · Treetop Adventure · Splash Pool · Playtopia · Callisthenics Lawn · Herb Garden · Crescent Bay · Green Tier · Rainwater Cascade · Sun Lounge · Changing Room · Rooftop (Level 38 & 43) · Multipurpose Hall · Bonding Pods · Sky Gym · Serene Garden · Aromatic Garden · Book Nook · Co-working Space · Sauna · Sky Lounge · Dawnlight Terrace · Twilight Terrace
Nearest train stations, measured
- USJ21 — 420 m
- Alam Megah — 910 m
- Wawasan — 1.3 km
Distances are straight-line (OpenStreetMap); routes on foot or by road are longer.
Location and nearby
- Public Transport: USJ 21 LRT Station (0.3km)
- Public Transport: Sultan Abdul Aziz Shah Airport
- Public Transport: KLIA (38km)
- Highways: LDP, ELITE, KESAS, NPE, Federal Highway
- Shopping: Main Place Mall (2km)
- Shopping: Taipan Business Centre (4km)
- Shopping: Bandar Sunway (Sunway Pyramid) (7.3km)
- Shopping: Bandar Puteri Puchong (7.5km)
- Education: SEGI College, Taylor's College, Monash University, Sunway University, INTI College
- Healthcare: Sunway Medical Centre, Subang Jaya Medical Centre
- Recreation: Pet-Friendly Neighbourhood Park
Area and station guides
- New launches in USJ
- New launches in Subang Jaya
- New launches near USJ21 station — 420 m (straight line)
- New launches near Alam Megah station — 910 m (straight line)
- New launches near Wawasan station — 1.33 km (straight line)
Can foreigners buy Alora Residence?
In Selangor, a unit has to cost RM 3,000,000 or more before a foreign buyer can take it (the rule for commercial-title property, which covers this project; homes on residential strata title need RM2,000,000 in Zones 1 and 2). Alora Residence is listed at RM 470,800 – RM 995,800, below that minimum on the prices on record. Price is only the first test: every foreign purchase needs State Authority approval.
Costs on top of the Alora Residence price
| Item | On the RM 470,800 starting price |
|---|---|
| Transfer stamp duty, Malaysian buyer | RM 8,416 (1% on the first RM100,000, 2% up to RM500,000, 3% up to RM1,000,000, 4% above). |
| Transfer stamp duty, foreign buyer | 8% flat; no listed unit reaches the RM 3,000,000 foreign-buyer minimum (flat 8% on residential property from 1 January 2026, for non-citizens and foreign companies; permanent residents pay the Malaysian rate) |
| Loan agreement stamp duty | 0.5% of your loan |
| Legal fees | Bought from a licensed developer: 70% of the standard scale at this price (standard: 1.25% on the first RM500,000, 1% on the next RM7,000,000), a share fixed by Table B of the Solicitors' Remuneration Order 2023; plus 8% service tax |
Alora Residence starts below RM500,000. The first-home stamp duty exemption (market value up to RM500,000, sale and purchase agreements signed from 1 January 2021 to 31 December 2027) is written for homes: LHDN's declaration form leaves out serviced apartments and SOHOs, while the Finance Act counts them as homes; the Malaysian Bar raised this with LHDN (circular 128/2026).
Alora Residence monthly maintenance fee
The stated rate is RM0.35 psf (including sinking fund). On the 568 sq ft unit that is about RM 199 a month, and about RM 510 on the 1,457 sq ft unit.
Alora Residence compared with nearby projects
Among these 3 projects, Alora Residence has the 2nd lowest entry price per sq ft, at RM 829.
| Project | Starting price | Entry price per sq ft | Sizes (sq ft) | Completion |
|---|---|---|---|---|
| Alora Residence | RM 470,800 | RM 829 | 568–1,457 | Est Q3 2027 (48 months from SPA) |
| Amika Residence | RM 697,800 | RM 790 | 883–1,227 | Q3 2027 |
| Mosaic | RM 577,000 | RM 1,036 | 557–1,509 | Q2 2029 |
Entry price per sq ft = starting price ÷ built-up of the smallest layout; bigger layouts and higher floors give other figures.
Frequently asked questions about Alora Residence
What is the starting price of Alora Residence?
Developer list prices for Alora Residence start from RM 470,800 and go up to RM 995,800 (about RM From RM 683 psf (Gross) per sq ft). Prices change with each release; ask for the current price list.
Is Alora Residence freehold or leasehold?
Alora Residence is Freehold under a commercial under hda title, developed by Avaland (USJ Citypoint Sdn Bhd).
What unit sizes and layouts are available at Alora Residence?
Built-up sizes range from 568 to 1,457 sq ft with 1 to 4 bedrooms. Layouts: Type A 1,042 sq ft (4 bedrooms), Type A1(French Balcony) 1,042 sq ft (4 bedrooms), Type B 1,028 sq ft (3 bedrooms), Type C 923 sq ft (3 bedrooms), Type GC(Private Garden) 923 sq ft (3 bedrooms), Type D 568 sq ft (1 bedrooms), Type F 1,042 sq ft (3 bedrooms), Type F(a)(Alternate Layout) 1,042 sq ft (3 bedrooms).
How many units and floors does Alora Residence have?
770 units across Tower A: 43F; Tower B: 38F floors, Tower A: 15, Tower B: 10 units per floor, Tower A: 5, Tower B: 4 lifts.
When will Alora Residence be completed?
Under Construction; estimated completion Est Q3 2027 (48 months from SPA).
What is the maintenance fee at Alora Residence?
RM0.35 psf (including sinking fund), as quoted by the developer.
Is Alora Residence near public transport?
Nearby: USJ 21 LRT Station (0.3km), Sultan Abdul Aziz Shah Airport, KLIA (38km).
How do I view Alora Residence or get the floor plans?
WhatsApp Yee Woei Shyan (REN 46305, IQI Realty Sdn Bhd) at +60 10-827 8932, or use the enquiry form on this page for the price list, floor plans and a sales gallery appointment.
Alora Residence on the agent's site
Alora Residence on shyanyee.com — the agent's write-up of this project and how it compares with nearby launches.
Enquiries and sales gallery appointments: Yee Woei Shyan, REN 46305, IQI Realty Sdn Bhd. WhatsApp +60 10-827 8932.
Other projects in USJ
- Amika Residence — USJ / Subang Jaya, Selangor · Freehold · Serviced Apartment · from RM 697,800
- Mosaic — USJ / Subang Jaya, Selangor · Freehold · Condominium · from RM 577,000
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