Alora Residences @ 2Fifth Avenue, Subang Jaya
One developer licence, two separately filed schemes both called Alora, 770 serviced apartments and 8 retail shops that sit outside both permits. And on the price schedule as filed, no unit in either tower is open to a foreign buyer.
Louis Koh · Director, LK Group Marketing · IQI Realty Sdn Bhd · Registered Estate Agency. No price on this page is a quotation.
Alora Residences at a glance
Every row below names the document it came from. Where two documents disagree, both values are shown rather than one being chosen for you.
- Filed scheme names
- “2Fifth Avenue – Alora Residences” (30162-1) and “ALORA SUBANG JAYA” (30162-2)Two different filed names for the two towers of one project
- Licensed developer
- USJ Citypoint Sdn BhdNot Avaland Berhad, which is the listed parent and which every news source names instead
- Company registration number
- 802951-A and 200801001667The two filings print different numbers; this page records both and asserts no equivalence
- Developer licence
- 30162/08-2027/0161(A), valid 26/08/2022 – 25/08/2027One licence covers both towers
- APDL — Tower A
- 30162-1/08-2027/0691(R)-(S), valid 23/08/2026 – 22/08/2027Current. The (R) suffix marks a renewal. Source: developer’s own APDL page — the HIMS filing prints a dash
- APDL — Tower B
- 30162-2/03-2028/0263(N)-(S), valid 28/03/2025 – 27/03/2028Current. The (N) suffix marks a new permit. The HIMS filing prints XXXX placeholders
- Units filed
- 492 (Tower A) + 278 (Tower B) = 770Plus 8 retail shops that fall inside neither APDL
- Tenure and built form
- Freehold · Pangsapuri Servis (serviced apartment)“Pegangan Bebas” on 30162-1, “Pegangan Kekal” on 30162-2; almost certainly commercial title
- Filed SPA price band — Tower A
- RM270,000 – RM1,145,170Filed statutory Unit Selling Price range. Not a price list, not a quotation, not an offer
- Filed SPA price band — Tower B
- RM961,740 – RM1,388,140Filed statutory Unit Selling Price range. Not a price list, not a quotation, not an offer
- Foreign buyer
- Not eligible on the filed schedule, either towerSelangor Zone 1 floor is RM2,000,000; the filed maxima are RM1,145,170 and RM1,388,140
- Filed built-up
- 568 – 1,457 sq ft (Tower A) · 923 – 1,463 sq ft (Tower B)Largest published type in each tower is 1,042 sq ft — about 400 sq ft unaccounted for in both
- Expected completion
- Four published answersTower A: Aug 2027 (developer) vs Dis 2027 (HIMS). Tower B: Q2 2028 (developer) vs Dis 2027 (HIMS)
- Storeys
- NOT PRINTED in either filingContractor’s Bursa scope says 34 and 29; PropertyGuru says 43 and 38. Neither is filed
- Car park
- NOT PRINTED in either filingOnly an editorial “1–2 bays per unit” exists anywhere
- Land area
- NOT PRINTED in either filingThe 2.68-acre parcel figure is editorial, from The Edge and EdgeProp
- Approving authority
- Majlis Bandaraya Subang Jaya (MBSJ)Printed, not assumed: on both filed brochures and the developer’s own statutory page
- Building-plan approvals
- MBSJ.BGN.BP3.600-1/10/4/5 (23) · MBSJ.BGN.BP3.600-1/10/5/6 (25)Tower A and Tower B carry different plan approvals
- Mukim and lot/PT number
- NOT PRINTED by any source reachedNot in either filing, not on the developer’s page, not in the Bursa contract report
- Chargee as filed
- Tower A: “Tiada” (none). Tower B and developer’s page: AmBank (M) BerhadThe developer’s own documents contradict each other inside one licence
Explore related topics
Other Selangor and Subang Jaya project pages built to the same filed-particulars standard, plus the glossary behind the statutory terms used above.
Six things about Alora that the marketing does not tell you
None of these is a criticism of the project. Each one is a document saying something different from the brochure, and each one is a question to put to the developer in writing.
Two filed schemes, two names, one project
Licence 30162 carries 30162-1 filed as “2Fifth Avenue – Alora Residences” (492 units) and 30162-2 filed as “ALORA SUBANG JAYA” (278 units). Different permits, different plan approvals, different price bands, different completion dates. Serials -3 and -4 return 404, so there is no hidden phase.
No unit is open to a foreign buyer
Subang Jaya is in Petaling, which is Selangor Zone 1, floor RM2,000,000. Tower A’s filed maximum is RM1,145,170 and Tower B’s is RM1,388,140. Both sit below it, so on the filed schedule the whole development is closed to foreign buyers. Confirm in writing before paying anything.
Your SPA counterparty is not Avaland
The licensed developer on both permits is USJ Citypoint Sdn Bhd. Avaland Berhad is the listed parent. Every news and portal source names Avaland, the business press misspells the developer “Citipoint”, and the two filings print two different registration numbers for it.
The 8 retail shops sit outside both permits
492 + 278 = 770 exactly, with no room for retail, and no filing exists for the retail parcel. Treat the shops as non-HDA commercial: no Schedule H, no HDA liquidated damages, no HDA housing development account. StarProperty’s “778 units” silently mixes the two regimes.
Storeys are not filed, and the two answers differ by nine floors
Bilangan Tingkat is NOT PRINTED in either brochure. The contractor’s Bursa scope says 34 and 29 levels; PropertyGuru says 43 and 38. Car park provision and land area are also NOT PRINTED. This page publishes none of them as filed fact.
About 400 sq ft of filed built-up is missing in each tower
Tower A files 568–1,457 sq ft, Tower B files 923–1,463 sq ft, and the largest published type in each is 1,042 sq ft. Types GA and GC appear in Tower A’s filed schedule and are never sized by anyone. Tower B’s 1,463 sq ft type is never named.
What is actually filed, and what is only marketed
The facilities below are split by source. The Level 10 and rooftop lists are the developer’s own, with the levels as the developer assigns them. Everything in the third column appears only on portals and is not a commitment by anyone.
Facilities, by the level the developer assigns them to
EdgeProp reproduces the same two lists but merges them under a single “Level 10 & Rooftop” heading, losing the level assignment. The developer’s own page is the only source that splits them, so it is the one followed here.
Level 10 — podium facilities deck
- Horizon Pool
- Splash Pool
- Grill & Feast
- Dewdrop Pavilion
- Fun Outdoor Zone
- Treetop Adventure
- Playtopia
- Callisthenics Lawn
- Herb Garden
- Crescent Bay
- Green Tier
- Rainwater Cascade
- Sun Lounge
- Changing Room
Rooftop
- Sky Gym
- Sky Lounge
- Multipurpose Hall
- Bonding Pods
- Co-working Space
- Book Nook
- Sauna
- Serene Garden
- Aromatic Garden
- Dawnlight Terrace
- Twilight Terrace
- Changing Room
Portal-only — not on the developer’s schedule
- Mini-mart (PropertyGuru only)
- Perimeter fencing, drop-off point, landscaped garden, playground, lounge, 24-hour security, covered linkways (PropertyGuru generic tags)
- CCTV, access card, air-conditioning, furnished kitchen, function room, F&B outlets (StarProperty generic tags)
- EV charging — named in editorial and tagged by StarProperty, but absent from the developer’s own Level 10 and rooftop lists
- Regenerative lifts, rainwater harvesting, 2-star WELS fittings, low-VOC paint, “80%+ naturally ventilated common areas”, “~1,000 trees, 70% native”, “30% porous outdoor surfaces” — green-marketing copy, not a facilities schedule
- Pet-friendly park — an Avenue25 masterplan element marketed on Alora’s page, not an item in either level schedule
The retail parcel
- 8 Alora Signature Retail Shops at ground level, road-fronting
- 688 – 7,150 sq ft; 7 standard units plus one two-storey drive-through
- 6 m floor-to-floor on units 1 to 7
- No APDL, no licence reference and no statutory particulars block published for this parcel — so no Schedule H, no HDA liquidated damages and no HDA housing development account should be assumed
- Not counted in the 770; StarProperty’s 778 is 770 + these 8
No facility is marked “space only” by any source
- The developer makes no shell-space disclosure either way. Absence of a “space only” note is not a commitment that every item will be fitted out — ask for the fitted-out list in writing.
- Which facilities serve Tower A and which serve Tower B is not published. The podium is shared on the contractor’s scope, but no source states the sharing arrangement, the facility deck area, or whether the two towers share lift cores.
The dates, in the order they were published — and where they contradict
The filed type schedule, and the two types nobody has sized
Built-ups below are as filed, in kps (kaki persegi, square feet) exactly as printed. No square-metre figure is published by the developer anywhere and none is converted here. Bedroom and bathroom counts come from the filed statutory type schedules — the developer’s own type page omits them.
Type A and A(a) — Tower A
As filed in the Tower A statutory type schedule. Car park allocation is NOT PRINTED for this or any other type.
Type A1 and A1(a) — Tower A
Same filed built-up and room count as Type A. The French balcony is noted on the filed brochure.
Type B — Tower A
As filed. This type appears on both the filed schedule and the developer’s own type page.
Type C — Tower A
923 sq ft is also Tower B’s filed minimum built-up. One lifestyle article prints “932 sq ft” for a three-bedroom; every filed and official source says 923, so treat 932 as a typo and not a variant.
Type D and E — Tower A
The filed room list says 1 bedroom and 1 bathroom — not a studio and not a study. The 30162-1 narrative gloss calls the range “studios to 4-bedroom apartments” and PropertyGuru calls this type “1 BR + 1 Study + 1 BA”. Neither label is supported by the filed statutory room list. The private garden is noted on the filed brochure. Variants D1/E1 and D2/E2 appear on the schedule.
Types GA and GC — Tower A
These two types are the likeliest explanation for the ~400 sq ft of filed built-up that no published type reaches. They appear as rows in the filed Tower A statutory schedule with every dimension left blank, and in EdgeProp’s record inside a “923–1,457 sq ft” band, which suggests they are the large ground-floor or garden units. The developer’s own microsite omits them entirely, so a buyer reading only the official site sees five Tower A types where the filing has nine rows. Ask Louis to request the GA and GC plans.
Type F — Tower B
Tower B is glossed in its own filing as “3-bedroom service apartments” and files only three types: F, F(a) and H.
Type F(a) — Tower B
Same filed built-up and room count as Type F.
Type H — Tower B
No Tower B type reaches Tower B’s own filed maximum of 1,463 sq ft. The largest published Tower B type is 1,042 sq ft. The type that would account for the remaining ~420 sq ft is never named or sized by any source.
The 8 Alora Signature Retail Shops
Seven standard units plus one two-storey drive-through, with 6 m floor-to-floor on units 1 to 7. These 8 units are not inside either APDL’s count, and no statutory particulars block of any kind is published for them — so no Schedule H, no HDA liquidated damages and no HDA housing development account should be assumed. A retail buyer would be on the developer’s own contract terms.
Units per type and the unit mix per tower are not published by any filing or any source. No dual-key type exists and no SoVo, SoFo or studio-office type exists in either filing — every filed type label is residential. There are no office suites in Alora; the “smart offices” named on the Avenue25 masterplan belong to later phases.
The developer’s own images, graded by how the subject was established
How these were graded. Eight gallery URLs on the developer’s microsite were individually fetched and returned an image payload at research time; the remainder were caption-published in the same gallery HTML and were then confirmed by downloading cleanly into this site’s own media library. That second check matters here, because avenue25.com.my returns its homepage HTML with HTTP 200 for any non-existent file path — a negative control on a deliberately bogus filename came back 200 with the homepage body, so a plain 200 on that host proves nothing. The developer’s REST media API returns 401, so CMS titles could not be read there; one facade asset was CMS-title confirmed on the parent site instead. No subject on this page is guessed from a filename alone. The developer’s own disclaimer applies to all of them: “All visual materials are artist’s impressions only … subject to variations, modifications, changes and substitutions.”
USJ 25, Subang Jaya — one published distance, and it is to something not yet built
One distance is published by anyone for this project, and it describes a covered walkway that does not exist yet. Everything else below is named by at least one source with no distance attached, and nothing here is estimated.
The developer publishes its own map pin and a Waze deep link from the Avenue25 microsite. Because the Selangor eHartanah register does not cover this scheme, there is no official registered-name, mukim or coordinate record to cross-check against. The location is corroborated instead by the MBSJ building-plan references on both filings and by the licensed developer’s own filed Jalan USJ 25/1 address.
Rail — one station, one distance, and the walk is not built
- USJ 21 LRT (Kelana Jaya Line) — 300 m, published by the developer, EdgeProp, PropertyGuru and a lifestyle article as a “300-metre covered walk” or a “5-minute walk via a 300-metre covered walkway”.
- The covered walkway is NOT BUILT. The Edge reports its completion as coinciding with the 2027 project completion, and a buyer forum records its approval as pending. The developer’s own copy uses the present tense. Treat 300 m as a future covered-walk distance.
- The project is at USJ 25; the station is USJ 21. Several listings compress this into a “USJ 25 LRT” station that does not exist.
- The developer claims “3 Public Train Lines” and names one station on one line. No distance to any second station is published by anyone.
- The Avenue25 masterplan includes its own transport hub in a later phase. It does not exist, and no distance from Alora is published.
Named by at least one source, with NO distance published by anyone
- Malls and retail: Main Place Mall USJ (PropertyGuru calls it “opposite the development” — a relative position, not a distance), One City, Summit USJ, Da Men Mall, NU Empire Shopping Gallery, Sunway Pyramid, IOI Mall Puchong
- Highways: LDP, KESAS, ELITE, Federal Highway — named as “minutes away”, which is not a distance
- Schools: SMK USJ 23, Fairview International, Sri KDU International, Maple Leaf Kingsley, Sri Kuala Lumpur, Kingsley International School
- Tertiary: Monash University Malaysia, Sunway University, Taylor’s College, INTI, SEGi University College, The One Academy, Cilantro Culinary Academy, Fairview University College
- Hospitals: Subang Jaya Medical Centre, Sunway Medical Centre, Assunta, Beacon, Columbia Asia Puchong, KPMC Puchong Specialist Centre
- Recreation: Sunway Lagoon, Glenmarie Golf & Country Club, Subang National Golf Club, 3K Sports Complex, Subang Ria Recreational Park
Claims the developer makes without naming or measuring anything
- “Easy Access (6 Highways, 3 Public Train Lines)” — six highways claimed and none of the six named in the claim; three lines claimed and one station on one line ever named.
- “10 Retail Malls, 6 Edu-Hubs, 2 Medical Centres” — counts with no radius, and the medical count is lower than the six hospitals the developer’s own media partners list.
- “100-metre buffer from the nearest main road” — appears in a single lifestyle article, not on the developer’s own site, not in any filing, and not measurable from any published source.
Not one distance on this page has been estimated, paced or measured off a map. Where a source names a place without a distance, this page says so.
Statutory particulars as filed — 2Fifth Avenue – Alora Residences (30162-1) and ALORA SUBANG JAYA (30162-2)
Transcribed from HIMS filings 30162-1 and 30162-2 and from the developer’s own statutory APDL page. Every cell shows both towers. Where the two documents for one tower disagree, both values are printed and the disagreement is named below the table.
| Filed scheme name | Licensed developer | Developer licence | Licence validity | APDL permit number | APDL validity | Approving authority | Building-plan approval | Units filed | Tenure & built form | Chargee as filed | Expected completion as filed | Filed built-up range | Filed SPA price band (Unit Selling Price min–max) | Storeys / car park / land area |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| A: 2Fifth Avenue – Alora Residences B: ALORA SUBANG JAYA | A: USJ Citypoint Sdn Bhd (802951-A as filed) B: USJ CITYPOINT SDN. BHD. (200801001667 as filed) | A & B: 30162/08-2027/0161(A) — one licence, both towers | A & B: 26/08/2022 – 25/08/2027 | A: 30162-1/08-2027/0691(R)-(S) — developer’s page; HIMS prints a dash B: 30162-2/03-2028/0263(N)-(S) — developer’s page; HIMS prints XXXX placeholders | A: 23/08/2026 – 22/08/2027 — CURRENT B: 28/03/2025 – 27/03/2028 — CURRENT | A & B: Majlis Bandaraya Subang Jaya (MBSJ) | A: MBSJ.BGN.BP3.600-1/10/4/5 (23) B: MBSJ.BGN.BP3.600-1/10/5/6 (25) | A: 492 B: 278 Total: 770 (the 8 retail shops are in neither) | A: Freehold (“Pegangan Bebas”); type filed as “Residential” B: Freehold (“Pegangan Kekal”); type filed as “Pangsapuri Servis” | A: HIMS says “Tiada” (none); developer’s page says AmBank (M) Berhad B: AmBank (M) Berhad on both | A: Aug 2027 (developer) vs “Dis 2027” (HIMS) B: Q2 2028 (developer) vs “Dis 2027” (HIMS) | A: 568 – 1,457 sq ft (type schedule tops out at 1,042) B: 923 – 1,463 sq ft (type schedule tops out at 1,042) | A: RM270,000 – RM1,145,170 B: RM961,740 – RM1,388,140 Filed statutory Unit Selling Price ranges. Not a price list, not a quotation, not an offer. | A & B: all three NOT PRINTED in either filing |
Both APDLs were current at the last verification date in this page’s footer. A developer licence validity date is never a substitute for an APDL validity date, and on this project that distinction matters twice: the HIMS brochure for Tower A prints no APDL at all (the field is filed as a literal dash) and the HIMS brochure for Tower B prints the APDL number and both of its dates as literal XXXX placeholders. The APDL numbers and dates in this table therefore come from the developer’s own statutory APDL page, which is the only source that prints them.
Walking the licence serials returned hits on 30162-1 and 30162-2 only; 30162-1 second brochure, 30162-3 and 30162-4 all return 404. Licence 30162 therefore carries exactly two filed schemes, both Alora, and no filed HDA scheme for the retail parcel.
Foreign buyers: on the filed schedule, no unit in either tower qualifies
Subang Jaya is in the Petaling district, which is Selangor Zone 1. The Zone 1 minimum purchase price for a foreign buyer is RM2,000,000, and purchase is restricted to strata and gated landed strata titles. The filed statutory maximum is RM1,145,170 for Tower A and RM1,388,140 for Tower B. Both fall below the RM2,000,000 floor, so on the price schedule as filed there is no unit in either tower open to a foreign buyer. The strata requirement is met — these are serviced apartments — so the constraint is price, not title. For completeness, the other Selangor zones: Zone 2 is also RM2,000,000, and Zone 3, meaning Hulu Selangor and Sabak Bernam, is RM1,000,000. Kuala Lumpur and the Federal Territory are RM1,000,000 with EPU consent. If you are a foreign buyer, say it plainly to the developer and get written confirmation of eligibility before you pay any booking sum, deposit or fee. Zone thresholds are reviewed from time to time and the figures above are the filed maxima, not a current price list.
770, not 778 — and the 8 retail shops are outside both permits
The two APDLs total 492 + 278 = 770 units exactly. That leaves no room in either permit for the 8 Alora Signature Retail Shops, and the serial walk on licence 30162 found no third filing to cover them. No APDL, no licence reference and no statutory particulars block of any kind is published for the retail parcel on the developer’s own retail page. On that evidence the 8 shops should be treated as non-HDA commercial until a filing says otherwise: no Schedule H statutory sale and purchase agreement, no HDA liquidated damages if delivery is late, and no HDA housing development account holding progress payments. StarProperty’s “778 units”, and a lifestyle article’s “778 freehold units”, are 770 + 8 — they fold a likely non-HDA commercial parcel into a residential unit count. No source states the HDA position for the retail outright; this is the inference the filings support and the first thing to put to the developer in writing.
The licensed developer is USJ Citypoint Sdn Bhd — and the two filings print two different registration numbers for it
USJ Citypoint Sdn Bhd is named on both APDLs and on the developer’s own statutory page. Avaland Berhad (881876-X) is the listed parent, not the licensed developer, and it is also the entity that EdgeProp, The Edge, Business Today, StarProperty, PropertyGuru and myrumahbaru all name as the developer. USJ Citypoint is additionally the employer named in the construction contract. Your SPA counterparty is USJ Citypoint Sdn Bhd. Two further traps. First, the business press misspells it “USJ Citipoint” with an i, following the Bursa contract announcement, so an SSM search on the news spelling will fail; both filings and the developer’s own site spell it Citypoint with a y. Second, the two filings disagree on the registration number: HIMS 30162-1 prints 802951-A in the old format, while HIMS 30162-2 and the developer’s own APDL page print 200801001667 in the new format. Those are consistent with one 2008-incorporated company written two ways, but no single source reached prints both together, so this page records both and does not assert to you that they are the same registration. The developer’s own About text also states the corporate relationship backwards in one place, calling Avaland a subsidiary of USJ Citypoint, while its footer and disclaimer state it correctly.
Tower A files no chargee; Tower B and the developer’s own page file AmBank
Inside one licence, the developer’s own documents contradict each other. HIMS filing 30162-1 for Tower A files Bebanan as “Tiada” — no encumbrance. HIMS filing 30162-2 for Tower B, and the developer’s own statutory page for both towers, file the chargee as AmBank (M) Berhad. A Tower A buyer is told two different things about whether the land is charged. AmBank announced RM129.8 million in green financing facilities for Alora in October 2023, before the Tower A permit renewal, which makes the “Tiada” entry look stale rather than correct — but this page does not resolve it. Have your solicitor run a land search and confirm the current charge, and the developer’s redemption or disclaimer position, before you sign anything. Tower A also files Sekatan Kepentingan as “Tiada” while Tower B leaves that field NOT PRINTED.
Expected completion has four answers, and two of them are the developer’s own
Tower A: the developer’s own statutory page says August 2027; HIMS filing 30162-1 says “Dis 2027” — a gap of about four months between two of the developer’s own documents. Tower B: the developer’s own page says Q2 2028; HIMS filing 30162-2 says “Dis 2027” — a gap of about two quarters, in the other direction. Third parties: StarProperty says September 2027; the EdgeProp project record says 2027 Q4; EdgeProp editorial says Q3 2027; The Edge says 2027. The contractor: a 33-month programme from a tentative Q2 2024 start lands around Q1 2027, earlier than every filed date. Note that EdgeProp, The Edge and theedgemalaysia.com share one publisher and must never be counted as three independent corroborations. Only the date written into your own signed SPA binds the developer. Ask for it, and check it against the filed date for your tower and against the defect liability period that runs from delivery of vacant possession.
Storeys, car park provision and land area are NOT PRINTED in either filing
Storeys. Bilangan Tingkat is absent from both HIMS brochures and from the developer’s own page. Two unfiled answers circulate and they differ by nine floors on each tower: the contractor’s scope of works as announced to Bursa Malaysia describes 1 basement, a 10-level podium carpark and facilities floor, a 34-level Tower A and a 29-level Tower B, while PropertyGuru publishes 43 and 38 storeys. The contract scope is the stronger source, being the builder’s own filed scope, but neither figure is presented here as filed fact and you should not rely on a storey count no statutory document carries. Car park. Tempat Letak Kereta is NOT PRINTED in either filing: no per-unit allocation, no total bay count, no visitor bays, no motorcycle or bicycle provision. The only figure anywhere is an editorial “1–2 bays per unit”. Get your allocation written into the SPA. Land area. Keluasan Tanah is NOT PRINTED in either filing, which means the filed record supports no density computation at all. The 2.68-acre parcel figure comes from The Edge and EdgeProp, not from a filing; on that editorial basis 770 units is roughly 287 per acre, which is our own arithmetic and not a published density.
About 400 sq ft of filed built-up is unaccounted for in each tower
Tower A’s APDL and the developer’s own page both give the built-up range as 568 – 1,457 sq ft, yet the largest type in the filed statutory schedule and the largest on the developer’s microsite are both 1,042 sq ft. Tower B’s filing gives 923 – 1,463 sq ft against a largest published type of, again, 1,042 sq ft. For Tower A the likeliest explanation is types GA and GC: they are rows on the filed schedule with every dimension left blank, they are omitted entirely from the developer’s own microsite, and EdgeProp’s record is the only source that places them inside a “923–1,457 sq ft” band, which suggests large ground-floor or garden units. For Tower B, the type that reaches 1,463 sq ft is never named or sized by anyone. A buyer reading only the official site sees five Tower A types where the filing has nine rows: A, A(a), A1, A1(a), B, C, D/E, GA and GC. The marketed range also drifts with the sales cycle — the 2023 launch coverage says 923–1,457 sq ft, StarProperty and The Edge say 568–1,457, and EdgeProp’s 2025 editorial narrows to 923–1,042. Same tower, three ranges, each describing a different release tranche.
Why the Selangor eHartanah register gives no cross-check on this project
Louis’s project pages normally cross-check a Selangor scheme’s registered name, mukim and coordinates against the state’s eHartanah register. That cross-check is unavailable here, and not because anything is missing. The eHartanah register at ehartanah.lphs.gov.my is the Selangor affordable-housing register: its own project-type filter offers only Rumah Selangorku, Komersial Mampu Milik and Kedai / Industri Mampu Milik. Alora’s filed band of RM270,000 to RM1,388,140 places it outside that scope entirely, so Alora is correctly absent and no registered-name, mukim or GPS record exists there to compare against. One adjacent register document that surfaced on an Alora-targeted search was checked and rejected: it is Residensi Nuria in Ulu Kelang, Gombak, under MPAJ and a different licence and developer, and has nothing to do with Alora. The location on this page is corroborated instead by the MBSJ building-plan references printed on both filings and by the licensed developer’s own filed Jalan USJ 25/1 address.
Green certification: certified, targeting, or no claim at all — the sources split three ways
Four sources say GreenRE Gold certified or awarded: the October 2023 AmBank green-financing announcement, EdgeProp editorial, StarProperty’s project record and a lifestyle article. The Edge, reporting the Avenue25 masterplan in November 2024, says all components are targeting GreenRE Gold. The developer’s own Alora page makes no green-certification claim at all — its icon row says “Forest-Inspired Development” and “Vertical Green Village”, which is brand language, not a rating. The weakest supportable form is therefore the one on this page: a GreenRE Gold claim exists in the financing announcement and in third-party coverage, the developer itself claims nothing on this project’s own page, and the certificate number, issue date and whether it is design-stage or as-built are not published anywhere. The GreenRE public register returned no rows to every query made and GreenRE posts that its online project platform is temporarily unavailable, so the register’s silence is inconclusive and is not a negative finding. No GBI entry was located either. What is firmly sourced is financing, not certification: AmBank extended RM129.8 million in green financing facilities for Alora plus up to RM54 million in end-financing. No award is published for Alora Residences itself; the Asia Pacific Property Awards artwork on the parent’s site belongs to the Avenue25 masterplan with no category or year stated in text, and the Malaysia Developer Awards and StarProperty Awards belong to Avaland or to MCT Berhad as a corporate group, naming no projects. None of those is borrowed here.
What this page does not publish, and why
Louis’s standing rule, applied without exception: no discount, no rebate, no nett price, no promotion, freebie, incentive or package, no Bumiputera discount percentage, no commission, no leaseback or guaranteed-rental rate and no yield or ROI projection appears anywhere on this page. Both filings carry a Diskaun Bumiputera field; the existence of the field is recorded here and its value is withheld, and the Bumiputera lot allocation itself is not published by anyone. A named developer financing or promotional scheme is marketed for this project; its terms and its scheme-linked price are withheld. Alora is marketed as partially or fully furnished, and the fittings list carried by third parties is editorial rather than a filed specification; any bundled service period offered with the furnishing is a promotional inclusion and is withheld. Separately, one marketed “from” price for Tower B sits below Tower B’s own filed statutory minimum of RM961,740. Under the rule above that figure is not published here: only that the discrepancy exists, and that it was carried by a single source which is not independent of its own publisher group. Marketed “from” figures for Tower A sit above the filed minimum but disagree with each other across four sources and are all far narrower than the filed statutory band, so they are not published either. The only prices on this page are the two filed statutory Unit Selling Price ranges, labelled as such. For a real price for a real unit, ask Louis for the current price list and read the SPA.
Not published by anyone, therefore not on this page
These are the questions a buyer would ask that no filing and no source answers. From the filings: storeys, car park provision, land area, mukim, lot or PT number and land-title reference; Sekatan Kepentingan on Tower B; Tower A’s APDL number and dates on the HIMS brochure (filed as a dash) and Tower B’s on the HIMS brochure (filed as XXXX); units per type and the unit mix per tower; built-ups for types GA and GC; the Tower B type that reaches 1,463 sq ft. Product and legal: whether the 8 retail units are inside or outside HDA and whether they have their own permit; share of common property and strata allocation; whether Tower A and Tower B will form one management corporation or two and whether the retail parcel is in the same strata scheme; the official maintenance charge and sinking fund rate, for which only an unofficial buyer-forum figure exists and which this page does not treat as fact; apartment ceiling heights, the retail’s 6 m floor-to-floor being the only published figure; lift count, lift-to-unit ratio and whether the towers share lift cores; whether the Level 10 deck and rooftop are shared between the towers; whether the elevated covered walkway to USJ 21 is approved, who builds it, who pays, and what happens to the “300 m covered walk” claim if it is not built; the split of the RM120 million committed to 13 infrastructure upgrading works; whether any affordable-housing obligation attaches to the Avenue25 masterplan; delivery track record, CCC dates and late-delivery history for USJ Citypoint Sdn Bhd specifically as opposed to Avaland or MCT as a group; whether USJ Citypoint owns the land or holds it under a development agreement, with no joint venture, landowner or land-cost structure published by anyone; and the GreenRE or GBI certificate number, issue date and stage. Louis will ask the developer for these in writing on your behalf. An unanswered question on this list is worth more to you than a filled-in guess.
USJ Citypoint Sdn Bhd, Avaland Berhad, and who is actually on the other side of your SPA
The licensed developer is USJ Citypoint Sdn Bhd, filed at Lot C-02, Tingkat 2, SkyPark @ One City, Jalan USJ 25/1, 47650 Subang Jaya. It is named on both APDLs, on the developer’s own statutory page, and as the employer in the construction contract announced to Bursa Malaysia. It is not Avaland Berhad, which is the listed parent and which every news and portal source reached names as the developer instead. The developer’s own footer states the relationship correctly — “USJ CITYPOINT SDN BHD (A subsidiary of Avaland Berhad (881876-X))” — while its own About text states it backwards in one place, calling Avaland a subsidiary of USJ Citypoint. Avaland was formerly MCT Berhad and describes itself as a subsidiary of Ayala Land Inc. of the Philippines. No joint venture, partner share or landowner arrangement is published by any source.
Two naming traps to carry into any company search. The business press, following the Bursa announcement, spells the developer “USJ Citipoint” with an i; both filings and the developer’s own site spell it Citypoint with a y, so a search on the news spelling fails. And the two filings print two different registration numbers for the same company — 802951-A on 30162-1 and 200801001667 on 30162-2 and the developer’s own page. Consistent with one 2008-incorporated company written in the old and new SSM formats, but no single source reached prints both together, so both are recorded here and the equivalence is not asserted to you as fact.
The masterplan was renamed. Alora is the first filed phase of what was launched as 2Fifth Avenue and is now marketed as Avenue25 — a 13.4-acre, four-parcel masterplan with a reported total GDV of about RM3 billion over roughly ten years, about 3,000 residential units, around 100,000 sq ft of net lettable retail and a transport hub in a later phase. The 2023 coverage and Avaland’s own URL slug still say 2Fifth Avenue; the live microsite says Avenue25; and the CEO was still saying 2Fifth Avenue in October 2023. A buyer searching one name will not find the filing under the other, and the filed scheme names split the same way: 30162-1 is filed as “2Fifth Avenue – Alora Residences” and 30162-2 as “ALORA SUBANG JAYA”. The “first phase” and “pioneering phase” claims do survive checking: both filings are serials -1 and -2 on licence 30162 and no earlier Avenue25 scheme is filed.
The “3,000-strong community” on Alora’s own page is the masterplan’s unit count, not Alora’s population. The Edge attributes 3,000 residential units to all four phases of the 13.4-acre Avenue25. Alora is 770 units on its own 2.68-acre parcel. On the developer’s own page the 3,000 figure reads as Alora’s community size, which is whole-township borrowing — and worth naming, because the same borrowing would turn a genuinely dense project into a low-density one. At 770 units on 2.68 acres the arithmetic is about 287 units per acre; spread over the full 13.4 acres it would read as about 57 to 58 per acre, computed against land Alora does not sit on. No source makes a low-density claim for Alora, and none could. Remember that the parcel size itself is editorial: Keluasan Tanah is NOT PRINTED in either filing.
Economics and build, as published. Alora’s own GDV is reported at RM551 million (The Edge, November 2024). Pembinaan Tuju Setia Sdn Bhd, a subsidiary of Tuju Setia Bhd, holds the RM209 million main build contract on a 33-month programme with work tentatively from Q2 2024, with a filed scope of 1 basement level, a 10-level podium carpark and facilities floor, a 34-level Tower A, a 29-level Tower B, external works and upgrading of major infrastructure works. AmBank (M) Berhad extended RM129.8 million in green financing facilities for Alora plus up to RM54 million in end-financing, announced October 2023. Avaland has committed about RM120 million to 13 infrastructure upgrading works around Avenue25, with the split, locations and timeline not published. Tower A launched in August 2023 with take-up reported at 50% by September 2023 and 70% by November 2024; Tower B was previewed at the Avenue25 sales gallery in October 2024.
In their own words. Then-CEO Teh Heng Chong, October 2023: “With a total GDV of over RM3 billion, this green city will be a key contributor to Avaland’s growth plans over the next 10 years,” and “We believe in the ‘Age-In-Place’ concept for sustainable development especially for a large-scale mixed development like 2Fifth Avenue.” AmBank Group CEO Datuk Sulaiman Mohd Tahir, October 2023: “This collaboration is a testament to our belief in their vision and a significant step towards realising a greener and more sustainable community in Subang Jaya.” CEO Apollo Bello Tanco, November 2024: “Avenue25 is one of the more important projects for us because of its sheer size, not only physically but also in terms of contribution.” COO Aw Sei Cheh, November 2024: “There are altogether 13 infrastructure upgrading works [around Avenue25], which will cost about RM120 million, committed by Avaland.” Note the CEO changed between the two quote sets.
Claims that do not survive a check. “One of Malaysia’s fastest rising property developers” is self-description with no ranking cited. “Vertical Green Village” is undefined brand language with no metric. “Easy Access (6 Highways, 3 Public Train Lines)” names none of the six highways in the claim and only one station on one line anywhere. “10 Retail Malls, 6 Edu-Hubs, 2 Medical Centres” gives counts with no radius, and the medical count is lower than the six hospitals the developer’s own media partners list. The “100-metre buffer from the nearest main road” appears in one lifestyle article only. The “300-metre covered walk” to USJ 21 is stated in the present tense for a walkway that is not built. And GreenRE Gold is treated as settled by four sources, as a target by The Edge, and is not claimed at all on the developer’s own Alora page.
Two projects that are not this one. Alira Subang Jaya is a different project by the same developer, carried on Avaland’s own projects sitemap one slot away from Alora’s entry — one letter apart, same town, same developer, and the single highest-risk confusion on this project. It is not named on either 30162 filing or on the Avenue25 microsite. Aurora Subang Jaya is an existing completed condominium on PropertyGuru — a different building, a different developer, not a new launch, not under licence 30162. Targeted searching found no second Alora-named scheme in any other Malaysian state. Also note that the developer’s own project page on the parent site returns 404, that its REST record for that page is empty, and that 2fifthavenue.com, the contact site printed in the 2023 launch coverage, no longer resolves — the only live official source for Alora is the Avenue25 microsite.
Nothing in this section is attributed to Alora Residences that belongs to the Avenue25 masterplan, to Avaland Berhad as a corporate group, or to MCT Berhad under its former name. No award and no green certification has been borrowed from a sibling project or from the parent.
Alora Residences — frequently asked questions
Can a foreign buyer purchase a unit at Alora Residences?
Is this one project or two?
30162-1, filed as “2Fifth Avenue – Alora Residences” with 492 units, and serial 30162-2, filed as “ALORA SUBANG JAYA” with 278 units. Different scheme names, different APDLs, different building-plan approvals, different unit counts, different price bands and different completion dates. Walking the licence serials returns only -1 and -2; -3 and -4 both return 404, so there is no hidden third phase filed under this licence. A buyer searching one filed name will not find the other.Who is the licensed developer — Avaland or someone else?
Are the retail shops covered by the HDA?
How many storeys are the two towers?
Bilangan Tingkat (number of storeys) is NOT PRINTED in either filing. Two unfiled answers circulate and they differ by nine floors on each tower: the contractor’s own scope of works, as announced to Bursa Malaysia, describes 1 basement, a 10-level podium carpark and facilities floor, a 34-level Tower A and a 29-level Tower B; PropertyGuru publishes 43 and 38 storeys. The contract scope is the stronger source because it is the builder’s own filed scope, but this page does not present either figure as a filed fact, and you should not rely on a storey count that no statutory document carries.When will it be completed?
What is the filed price range, and is it a price list?
Is the 300-metre covered walk to USJ 21 LRT built?
Is Alora GreenRE Gold certified?
What is the density, and is the “3,000-strong community” figure about Alora?
Keluasan Tanah is NOT PRINTED on both), so the parcel size is editorial, not statutory. On that editorial basis 770 ÷ 2.68 acres is roughly 287 units per acre — our own arithmetic on an unfiled land area, not a published density. Spread across the whole 13.4-acre masterplan the same 770 units would read as about 57–58 per acre, five times lower, computed against land Alora does not sit on. No source makes a low-density claim for Alora, and at ~287 units per acre on its own parcel none could.Why does the filed built-up range not match any published unit type?
Is the land charged to a bank?
Bebanan (encumbrance) as “Tiada” — none. HIMS filing 30162-2 for Tower B, and the developer’s own statutory page for both towers, file the chargee as AmBank (M) Berhad. A Tower A buyer is therefore told two different things about whether the land is charged. Given that AmBank announced RM129.8 million in green financing facilities for Alora in October 2023 — before the Tower A permit renewal — the “Tiada” entry looks stale rather than correct, but this page does not resolve it for you. Your solicitor should run a land search and confirm the current charge and the redemption/disclaimer position before you sign.Is it freehold, and what title will I get?
Which other projects get confused with this one?
2fifthavenue.com, the contact site printed in the 2023 launch coverage, no longer resolves — the only live official source is avenue25.com.my.How many car park bays come with a unit?
Tempat Letak Kereta is absent from both HIMS brochures and from the developer’s own statutory page: no per-unit allocation, no total bay count, no visitor-bay count, and no motorcycle or bicycle provision anywhere. The only figure published by anyone is “1–2 car park bays per unit” in EdgeProp editorial, which is not a filing and not a commitment. The podium is a 10-level carpark and facilities floor per the contractor’s filed scope. Get your bay allocation written into the SPA.Get the filed particulars, the type schedule and the real price list
Louis will send you the filed statutory particulars for both towers, the full type schedule including the GA and GC rows the developer’s own site omits, and the current price list — and will put the unanswered questions on this page to the developer in writing on your behalf.
Marketing information only. Not a price list, not a quotation and not an offer. Every statutory figure on this page is transcribed from the filed advertisement particulars and the developer’s own statutory page and is subject to change by the developer and the authorities without notice. Verify every figure against the price list and the signed sale and purchase agreement before you commit.
Louis Koh
Director, LK Group Marketing · IQI Realty Sdn Bhd · Registered Estate Agency
Over a decade advising buyers in Johor Bahru and the Klang Valley. Louis reads the filed advertisement particulars before the brochure, and tells you where the developer’s own two documents disagree — on Alora that means the chargee, the completion date, the company registration number and about 400 sq ft of built-up per tower. If you are a foreign buyer, he will tell you plainly that on the filed schedule neither Alora tower reaches the Selangor Zone 1 threshold, before you pay anything.
Published 7 October 2026 · Last verified 7 October 2026 · Filed particulars transcribed from HIMS 30162-1 and 30162-2 and the developer’s own statutory APDL page, research dated 2 October 2026 · Marketing information, not an offer
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Developer: Avaland Berhad (5 developments on this site)
Where it is: Subang Jaya, Selangor
The unit mix, the permitted price and how far up it is
None of this table is the developer’s account of itself. It is what the Ministry of Housing and Local Government records from the 7(f) returns: unit type, bedrooms and bathrooms, built-up area, unit count, the price range on the permit, and the certified percentage complete. A brochure price can be revised; the price on the permit was filed. A brochure need not mention progress; the percentage is certified. The status vocabulary is theirs too: Lancar (on schedule), Lewat (behind), Sakit (sick), Terbengkalai (abandoned).
30162-1 · RESIDENSI ALORA
Overall status: Lancar — on schedule
| Component | Bed / bath | Built-up | Units | Price on the permit | Complete |
|---|---|---|---|---|---|
| Pangsapuri Servis 33 storeys Lancar | 1, 2, 3, 4 / 1, 2, 3 | — | 492 | RM270,000.00 – RM1,145,170.00 | 74.04% |
Swipe the table sideways for the rest of the columns.
This is the document the developer had to file, and the housing department had to approve, before it was allowed to advertise at all — served from the ministry’s own host. It normally carries the location plan, the developer licence and building-plan approval references, the expected completion date, the encumbrance position, and the unit count and price floor and ceiling for each type. The brochure a salesperson hands you can be reissued. This one cannot.
Read from teduh.kpkt.gov.my on 2026-10-17, project code 30162-1. Re-read weekly.
30162-2 · RESIDENSI ALORA
Overall status: Lancar — on schedule
| Component | Bed / bath | Built-up | Units | Price on the permit | Complete |
|---|---|---|---|---|---|
| Pangsapuri Servis 43 storeys Lancar | 3 / 2 | — | 278 | RM961,740.00 – RM1,388,140.00 | 78.13% |
Swipe the table sideways for the rest of the columns.
This is the document the developer had to file, and the housing department had to approve, before it was allowed to advertise at all — served from the ministry’s own host. It normally carries the location plan, the developer licence and building-plan approval references, the expected completion date, the encumbrance position, and the unit count and price floor and ceiling for each type. The brochure a salesperson hands you can be reissued. This one cannot.
Read from teduh.kpkt.gov.my on 2026-10-17, project code 30162-2. Re-read weekly.
What to do with the number. Read it against the delivery date in your own agreement, not against what a salesperson says. A project with a year left on its statutory clock and a third of the building up is telling you something the brochure will not.
How does that compare? Every development on this site, grouped by register status — cancelled, abandoned and behind schedule first.