Mosaic USJ, Subang Jaya
Mosaic by SCP in USJ / Subang Jaya, Selangor. From RM 577,000, Freehold Condominium with 557-1,509 sqft layouts (1-3 bedrooms). Floor plans, distance to the nearest stations and sales gallery appointments on propertyportal.my.
Mosaic project information
| Developer | SCP |
|---|---|
| Location | USJ1, Subang, Malaysia |
| Property type | Condominium |
| Tenure | Freehold |
| Land title | Residential |
| Starting price | RM 577,000 |
| Price range | RM 577K to RM 1.2Mil |
| Built-up | 557-1,509 sqft |
| Bedrooms | 1-3 bedrooms |
| Completion | Under Construction, Q2 2029 |
Last checked .
Mosaic at a glance
- From price: RM 577,000
- Tenure: Freehold
- Completion: expected 2029
The market around Mosaic
- 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)
Who Mosaic suits
- Transit commuter: Weak match (0 of 3 checks) — – Location not on record; – No timetable on record; – No rail route to KL City Centre within the rules. 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 (1–3); ✓ Largest layout 1,509 sq ft; – Nearby schools not on record. Rule: A 3-bedroom layout on record · largest home ≥ 1,000 sq ft · a school within a 10-minute walk
- First-home buyer: Weak match (1 of 3 checks) — – District income not on record; ✓ Smallest layout 557 sq ft, from RM 577,000; – Location not on record. Rule: Entry price ≤ 5 years of district median income · smallest home ≤ 700 sq ft · walk to rail ≤ 10 min
- Rental investor: Weak match (1 of 3 checks) — – Location not on record; ✓ 1-bedroom layouts on the list; – Area supply not on record. 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.
Who Mosaic may not suit
- Buyers who must move in before 2029 — completion is expected in 2029; a buyer who signs now needs somewhere else to live for about 3 years.
Mosaic: 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.
Area and station guides
Can foreigners buy Mosaic?
Foreign buyers in Selangor can buy only at RM 2,000,000 or more per unit (strata and landed strata homes only). Mosaic is listed at RM 577,000, 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 Mosaic price
| Item | On the RM 577,000 starting price |
|---|---|
| Transfer stamp duty, Malaysian buyer | RM 11,310 (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 2,000,000 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: 65% 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 |
Mosaic compared with nearby projects
Among these 3 projects, Mosaic has the highest entry price per sq ft, at RM 1,036.
| Project | Starting price | Entry price per sq ft | Sizes (sq ft) | Completion |
|---|---|---|---|---|
| Mosaic | RM 577,000 | RM 1,036 | 557–1,509 | Q2 2029 |
| Amika Residence | RM 697,800 | RM 790 | 883–1,227 | Q3 2027 |
| Alora Residence | RM 470,800 | RM 829 | 568–1,457 | Est Q3 2027 (48 months from SPA) |
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 Mosaic
What is the starting price of Mosaic?
Developer list prices for Mosaic start from RM 577,000. Prices change with each release; ask for the current price list.
Is Mosaic freehold or leasehold?
Mosaic is Freehold under a residential title, developed by SCP.
What unit sizes and layouts are available at Mosaic?
Built-up sizes range from 557 to 1,509 sq ft with 1 to 3 bedrooms.
When will Mosaic be completed?
Under Construction; estimated completion Q2 2029.
How do I view Mosaic 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.
Mosaic on the agent's site
Mosaic 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
Alora Residence — USJ / Subang Jaya, Selangor · Freehold · Serviced Apartment · from RM 470,800
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