This article first appeared in City & Country, The Edge Malaysia Weekly on June 24, 2024 - June 30, 2024
Along the unassuming street of Jalan SS21/34 in Damansara Utama, Selangor is a row of 2-storey shopoffices. They are easy to miss, nestled among 2-storey terraced houses.
These 14 shopoffices have their own charm that is different from that of the busy commercial area of Damansara Uptown, just 1km south of the street.
Developed in the 1980s by See Hoy Chan Sdn Bhd Group, the shopoffices in Damansara Uptown numbering more than 300 offer a variety of food and beverage (F&B) options, banking services and daily conveniences. The Damansara police station is also located there.
The shops in Damansara Uptown are arranged in a square shape with a mix of commercial and residential blocks in the centre, including office towers such as Uptown 1, Uptown 2, Uptown 3, Uptown 5, Uptown 7 and Imazium; the Somerset Damansara Uptown Petaling Jaya serviced residence; Uptown Residences; and the Starling mall.
In contrast, the shopoffices on Jalan SS21/34 are fewer and viewed as less exciting, as the businesses that operate there — mostly F&B outlets, offices, two car workshops and a dental clinic — mainly cater for the local community’s daily needs. The F&B options include Kopitiam Number 5, BaD Scones and Ground Coffee Uptown. There is also a baking and cooking studio called The Upper Kitchen.
According to CCO & Associates (KL) Sdn Bhd director Chan Wai Seen, the shopoffices on Jalan SS21/34 have been around since the 1970s. “The micro location may seem secluded; however, its macro location within Petaling Jaya appeals to the longtime residents and business operators there. These businesses serve mainly the nearby residents, but are also able to attract other clients or visitors despite the secluded location.
“The businesses comprise both owner-occupiers and tenants. Many of the owners enjoy acceptable rental incomes, and most of the properties in the neighbourhood are mortgage-free,” he continues.
On a recent visit to the street one weekday morning, City & Country found that the only parking bays available to visitors were those fronting the shopoffices, and they were limited. Trying to grab a cup of coffee there was no easy task. As the shopoffices are surrounded by 2-storey terraced houses, the access roads are restricted to residents only.
One of the strengths of the shopoffices on Jalan SS21/34 is their strategic location, both within Petaling Jaya and proximity to the Light Rail Transit Line 3 (LRT3), which is set to commence operations on March 1 next year, says Chan. Expected to accelerate development in the area, LRT3 will span from Bandar Utama to Johan Setia in Klang, Selangor. The nearest LRT3 station to Jalan SS21/34 will be the Damansara Utama station, which is located about 1km away.
“The key challenges faced by this neighbourhood are old building conditions and unattractive amenities, such as the lack of security and green features, when compared to newer townships. Despite the challenges, this area will continue to thrive due to its attractive location,” he adds.
Chan expects the prospects of the street to remain largely stable. Any changes — including in the price of the properties — would be gradual, unless significant revisions are introduced by the government. He believes that this location, together with its immediate surrounding areas, have the potential to be rezoned as a special development area in the long term, when the time is right.
Most of the businesses in Jalan SS21/34 were established a long time ago, says Chan. There is generally a limited number of transactions in the area — only one shopoffice changed hands for RM2 million in 2020, he adds.
“Currently, the price should be around RM2 million to RM2.2 million. Similarly, a limited number of shopoffices are available for rent. We reckon that the rent should be around RM6,500 to RM7,000 per month,” he says.
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