The DASH Expressway: Boon or Bane?

The proposed  Damansara-Shah Alam Elevated Expressway (DASH) has triggered strong sentiment within the Mutiara Damansara community. In Damansara Perdana, residents have been less vocal but it seems to be on top of most property owners’ minds. A large number of property owners that we have spoken to are speculating 2 major issues; “how will this affect my property value?” And “how will this expressway benefit us residents?”

Before we we attempt to answer these questions, let’s take a closer look at the DASH. According to Prolintas, the DASH is a 20.1 KM expressway that connects Puncak Perdana Shah Alam to the Penchala Link with 12 interchanges along its alignment. It will serve the townships or areas of Puncak Perdana, Alam Suria, Denai Alam, Kampung Melayu Subang, RRIM, Kota Damansara, Damansara Perdana, and Mutiara Damansara.

However, I think the DASH does not really serve Damansara Perdana, and Mutiara Damansara as a transportation medium. Take a look at the proposed alignment, courtesy of Prolintas, below:

Click on image to enlarge. Picture courtesy of Prolintas.

How Will The Expressway Benefit Residents?

Unless you are enrolled in UiTM Puncak Perdana, or are traveling to the Subang Airport, I fail to see any major benefit for residents of Damansara Perdana and Mutiara Damansara in pure transportation terms. Residents in these areas already have direct access to the LDP and Penchala Link. There is nothing in Puncak Alam that residents here don’t already have access to. Examples in point include the Curve, IKEA, e@Curve, IPC, and One Utama Shopping Mall.

Residents around the areas of Puncak Alam and Denai Alam have more to gain from the DASH, which makes this expressway a one-way street (pun intended) as far as travel benefits are  concerned.

In fact, Damansara Perdana residents can expect increased traffic congestion on the roads surrounding the Mutiara Damansara commercial area as more traffic flows in from Puncak Alam and Denai Alam. This could be a boon for commerce but an absolute nightmare for residents. Already, the commercial area of Mutiara Damansara is congested during weekends and a significant increase in traffic will make things worse.

So, in terms of transportation and traffic benefits, here is the summary:

  • Unless you travel to Puncak Alam or it’s surrounding area from Damansara Perdana, you will not experience any travel efficiency.
  • Even if you like going to Sunway Giza or Giant Kota Damansara, I don’t see much increased efficiency via the DASH.
  • Transportation to the Subang Airport will be much easier.
  • There will be an influx of traffic to the Mutiara Damansara commercial area which, on weekends especially, could be a traffic nightmare.
  • Prolintas implies that the DASH will ease traffic along Persiara Surian, but I seriously doubt it.

Will Property Value Be Affected?

Now let’s see how property prices will be affected. If you look at the proposed DASH alignment, you’ll see that it runs over Jalan PJU 8/1 and cuts over Jalan PJU 8/2 at the first intersection between these 2 roads. This part of the alignment is very close to Ritze Perdana 2, Metropolitan Square, and Emerald Perdana. Units in these developments that face the Jalan PJU 8/1 road will definitely experience:

  • Increased noise and air pollution.
  • A reduction in the quality of the view.

A view of Jalan PJU 8/1. This view will be affected by the DASH

The picture above of Jalan PJU 8/1, taken from Ritze Perdana 2, shows just how close the expressway will come to Metropolitan SquareEmerald Perdana, and Ritze Perdana 2 itself. The greenery below may be sacrificed for the expressway. Owners of units that face Jalan 8/1 and Jalan 8/2 in these developments will find it harder to sell or rent out their property.

All properties in Damansara Perdana will not be affected in the same way though. A 2001 US study by the Arizona Department of Transportation titled, Impact of Highways on Property Values: Case Study of the Superstition Freeway Corridor, observed the following:

  • Access benefits are transferred from highway users to non-users through changes in property values. Highway construction may have an adverse affect on some properties, but in aggregate , property values tend to increase with freeway development.
  • Not all property values are affected by highways in the same way. Proximity to the freeway was observed to have a negative impact on the value of bungalows but to have a positive effect on condominiums and commercial properties.

Based on these findings, it is safe to conclude that developments in Damansara Perdana that are NOT too close to the proposed DASH alignment may see a healthy rise in property value. Commercial properties in the area will also see good appreciation.

In summary, here’s how I believe property value will be affected in Damansara Perdana:

  • The property value of Ritze Perdana 2, Emerald Perdana, and Metropolitan Square may be negatively impacted, especially units that face Jalan 8/1 and Jalan 8/2.
  • Other residential developments in Damansara Perdana that are not too close to the proposed expressway may see a healthy rise in property value.
  • Commercial properties will also experience appreciation in value as a direct result of the expressway.

As a side, owners of Ritze Perdana 2, Emerald Perdana, and Metropolitan Square may benefit from their proximity to the proposed MRT route. Furthermore, there are more commercial developments slated for the Damansara Perdana / Mutiara Damansara area like Empire City Damansara. These developments will definitely cushion the negative impact of the DASH as demand for housing in the area increases.

Comments

  1. Emerald Condo Resident says:

    I wish to add that the shorter route from D’sara Perdana to the NKVE via the Mutiara/Kota D’sara toll is another advantage. There wont be a need to use the often jammed up LDP to go to the NKVE Damansara toll. This will reduce travelling time if you headed to Bukit Raja, Bukit Jelutong via the NKVE as well as KLIA, Cyberjaya, Putrajaya via the NSECL which connects to the NKVE.

  2. Emerald Condo Resident says:

    Another point I wish to add is with the DASH intersections within D’sara Perdana, this will ease the potential gridlock within D’sara Perdana which is inevitable upon completion of Empire D’sara, Empire City and other commercial buildings and service apartments in Mutiara D’sara and D’sara Perdana.

  3. Ritz perdana II resident says:

    As a resident, I do not wish to have the sir & noise pollution, especially having the DASH right in your door step.
    The distance btw the highway to the residential units are simply to narrow. I wonder what is the town planning officer thinking? $$ or rights of residents?

  4. Dear
    While the above article is great but below is the residence voices around the area ….

    We do not want Damansara-Shah Alam Elevated Highway here.

    Reason to object :
    i. Noise Pollution of more than 70 to 90dB – due the close proximity to our homes, parks and business premises,
    ii. Air Pollution – from vehicle smoke emission,
    iii. Safety Hazard – flying debris from vehicle or earth movement or earth quake,
    iv. Devaluation of Property – residential & commercial
    v. Infrastructural Challenges-during construction, our properties will be damaged, roads will be congested and parks will be damaged
    vi. Traffic Congestion – where DASH ends to reach Penchala Link which currently is already congested.

    Please see attached Media Invite for the Press Conference and Anti-DASH Highway Awareness Gathering to be held on Saturday, 14 April 2012 at 10am.

    We are looking forward to your support and presence from The Star.

    Thank you and best regards,
    for & on behalf of Residents of Damansara Perdana, Perkampungan Orang Asli Desa Temuan and Mutiara Damansara Phase 10.

  5. Hello To whom i concern,

    Your point of view is just seld-centered and self interest to make your 2% commission.

    Your selfless fact have not consider other people concern but only your greed of 2% and your business.

    1) May i know whether you have any courtesy to those affected residents?

    2) Do you know the highway is just a pass through and there is no ram for Damansara Perdana people to access? The highway only bring no benefits except deterioration of the environment and quality of life for many children and young and old citizen?

    3) Why do you need to look so far and based on A 2001 US study by the Arizona Department of Transportation titled, Impact of Highways on Property Values: Case Study of the Superstition Freeway Corridor. It is not relevant to us and where we are not in USA. We are malaysian living in Damansara perdana.

    I suggest you read the article: Evaluation of Urban highway Environmental Noise Pollution written by SUMIANI YUSOFF & ASILA ISHAK

    Since your comment is overall good for Condominuim and bad for bunglalows.
    Why don’t you sell your current property and move to stay next and infront of the DASH highway in Metropolitan square condominium or any condonimium that affected. Let’s do talk the talk and walk the walk.

    I suggest you have to reconsider your mindset because what you have mentioned is very self-center and lack of overall facts.
    i think i will recommend to all the people that link to this web-sites who knows your motive to stay away from buying your property.

    this is Ridzwan site: http://www.damansaraperdana.com.my/property-review/the-dash-expressway-boon-or-bane

    • Md Ikhram says:

      Dear Owen, have you read the article above? If you have arrived at your conclusions after fully reading the article, then it may be futile to respond to your comment but for the benefit of our readers I will try.

      1. If by “courtesy to residents” you mean presenting unbiased facts, with a willingness to consider new evidence, and counter-arguments, yes, I have been courteous to the best of my ability. In fact, some residents have joined us in a healthy discussion on the DASH which we will reveal soon.

      2. I have included a map of the proposed DASH alignment with all the planned interchanges. So yes, I and readers who have seen it will be aware that the highway passes through Damansara Perdana.

      3. I presented the facts of the U.S study from an economic perspective. I’m sure that economic laws apply to us in Damansara Perdana as much as it does the rest of the world.

      4. I have already indicated that there will be increased noise and air pollution in the article. Unless you feel that there is something else about Sumiani & Asila’s article that I should know about, I don’t understand why you would want me to read it.

      5. I never said that all condominiums will benefit from DASH. If you prefer to skim through the article above, may I suggest you read the 2nd last paragraph? It begins with the words “In summary…”

      6. If we were concerned solely on commissions and greed, as you put it, I would never write that property prices for Metropolitan, Emerald, and RItze Perdana 2 will be negatively impacted. We carry a pretty large inventory of listings in these developments.

      7. If you are keen for the public to gauge our motives, I encourage you to ask them to read the article. It would be wise to also advise them to read it fully as opposed to picking up one or two lines to make uninformed conclusions.

  6. I will support DASH 110% since I’m from Denai Alam.

    Please proceed with the project. TQ

    • Me too, we need this highway! No nimby attitude!

      Puncak Alam, Alam Budiman, Puncak Perdana, Denai Alam, Kg Melayu Subang United against Sissy Nimby People!

      Makkal Shakti! People Power!

  7. I support DASH all the way, and MRT as well…

  8. haha! i live in Shah Alam & working in Damansara Perdana. GO DASH! i will definitely benefit from this!

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