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:
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.
The picture above of Jalan PJU 8/1, taken from Ritze Perdana 2, shows just how close the expressway will come to Metropolitan Square, Emerald 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.