SS2 is one of Petaling Jaya’s most iconic and enduring neighbourhoods. Sprawling, bustling, and proudly freehold, it has been a magnet for families, investors, and working professionals for decades. Whether you know it for its legendary pasar malam, its thick cluster of shoplot businesses, or simply as the place you pass through on the way to Damansara — SS2 is hard to ignore.
In this post, we take a deep-dive into SS2, Petaling Jaya as part of our Petaling Jaya SERIES. We’ll cover the neighbourhood layout, location advantages, schools, amenities, property types, and price ranges — everything you need to decide if SS2 is the right place to call home (or to add to your investment portfolio).
| 📍 Quick Facts | |
|---|---|
| Area Code | SS2 |
| Postcode | 47300, Petaling Jaya, Selangor |
| Tenure | 🟢 Freehold |
| Local Authority | MBPJ (Majlis Bandaraya Petaling Jaya) |
| Property Mix | Terrace houses, semi-detached, bungalows, shoplots, condos |
| Nearest LRT | Taman Bahagia LRT and Taman Paramount LRT (~5 min drive) |
| Nearest MRT | TTDI MRT (~8 min drive) |
| Key Highways | LDP (Lebuhraya Damansara-Puchong), SPRINT, NKVE |
SS2 Petaling Jaya — Location Overview
SS2 sits in the heart of Petaling Jaya and is one of its largest and most well-established districts. It is bounded by several equally mature and sought-after neighbourhoods:
- North: Damansara Jaya (SS22/SS22A) and Damansara Utama (SS21)
- East: Section 17, PJ
- South: SS1 (Kampung Tunku) and Kelana Jaya
- West: SS23 Taman SEA and SS24 Taman Megah
What makes SS2 special is its sheer scale and density. Unlike quieter residential enclaves, SS2 functions as a self-contained township — its commercial spine runs along Jalan SS2/24, SS2/72, and the surrounding streets, packed with an almost overwhelming variety of businesses: restaurants, clinics, banks, pharmacies, hardware shops, boutiques, and more.
Yet step just a few streets back and you’ll find peaceful, tree-lined residential roads lined with double-storey terrace houses, semi-detacheds, and the occasional bungalow — all sitting on fully freehold titles.
Why Freehold Matters in SS2
One of SS2’s most compelling selling points is its freehold tenure across virtually the entire residential zone. In an era where many newer developments in Petaling Jaya and the surrounding Klang Valley are offered on leasehold titles, SS2’s freehold status means:
- You own the land outright — no 99-year lease counting down
- Stronger capital appreciation over the long term
- Easier to secure bank financing (some banks are more cautious with leasehold properties below 60 years remaining tenure)
- Greater flexibility to redevelop or renovate without leasehold complications
Neighbouring areas like SS24 Taman Megah and SS26 Taman Mayang Jaya also sit on freehold land — making this entire belt of mature PJ extremely attractive to buyers who prioritise tenure security.
Property Types in SS2
SS2’s housing stock is predominantly made up of landed properties that were built between the 1970s and 1990s. The neighbourhood has matured beautifully, and many homes have been substantially renovated and extended over the decades. Here’s what you’ll typically find:
1. Double-Storey Terrace Houses
The most common housing type in SS2. The standard intermediate unit is typically 22×75 ft (land area), with a built-up of around 1,650–2,000 sq ft. Corner lots are naturally larger, sometimes reaching 2,300–2,500 sq ft built-up or more. Most units have 4–5 bedrooms and 3 bathrooms. Asking prices for intermediate terrace houses currently range from approximately RM1.2 million to RM1.5 million, while corner lots typically command RM1.7 million to RM2.5 million.
2. Semi-Detached Houses
Semi-detached homes in SS2 are considerably larger and are spread across some of the quieter residential pockets. These offer land areas from 3,000 to well over 5,000 sq ft in some cases and are priced from RM2 million and above.
3. Bungalows
Bungalows in SS2 are rare and highly coveted. They tend to be found along premium streets and attract serious buyers looking for land and space. Expect prices to start from RM3 million upwards.
4. Shoplots / Commercial Properties
The commercial corridors of SS2 are dotted with both residential-turned-commercial units and purpose-built shoplots. These are popular with business owners looking for established footfall in one of PJ’s most trafficked commercial clusters. Two-storey commercial lots in SS2 are currently listed from around RM3 million to RM3.5 million.
5. Condominiums / Service Residences
SS2 also has a growing high-rise segment.
There are Five Stones Condominiu, Ameera Residences, Jasmine Towers, The Hub SS2, Casa Damansara 1 and 2, Ken Damansara 1 to 3, and Casa Suites.
There is Tropics @ Tropicana City (3 Damansara Mall) — a freehold 29-storey V-shaped service residence integrated with the 450,000 sq ft 3 Damansara Mall (formerly Tropicana City Mall). Strategically located at the LDP-SPRINT interchange, Tropics offers 601 units ranging from 2-bedroom apartments to 2+1 bedroom lofts, with facilities including a 40-metre lap pool, tennis courts, gymnasium, squash court, and a grand hotel-style lobby. Read our full Tropics @ Tropicana City review → here.
Getting Around — Accessibility & Highways
SS2 enjoys excellent connectivity to the wider Klang Valley. Key access points include:
- LDP (Lebuhraya Damansara-Puchong): The main highway running through the area, providing fast access to Kelana Jaya, Puchong, Subang, and the Damansara corridor.
- SPRINT Highway: Connects SS2 directly to Kuala Lumpur (via Bangsar, TTDI, and Kerinchi Link).
- NKVE (North Klang Valley Expressway): Accessible via the Bandar Utama interchange (~3 km away), ideal for heading to Shah Alam or Subang.
Public Transport:
- Taman Bahagia LRT Station (Kelana Jaya Line) — approximately a 5-minute drive or a short walk from the SS2 fringe
- TTDI MRT Station (Kajang Line) — approximately 8–10 minutes by car
- Multiple RapidKL bus stops throughout the neighbourhood
The Kelana Jaya area — just south of SS2 — is itself a popular residential hub with great highway and rail access. Read more about Kelana Jaya and other PJ neighbourhoods in our Petaling Jaya SERIES →
Amenities in SS2
One of the biggest draws of SS2 for owner-occupiers is the sheer density of amenities within walking distance or a short drive. Residents rarely need to go far for daily needs.
Food & Dining
SS2’s food scene is legendary in Petaling Jaya. The SS2 pasar malam (night market) is one of the most famous in PJ, drawing visitors from across Klang Valley every Monday night. Beyond the night market, the commercial zone is packed with hawker stalls, kopitiam, Chinese restaurant favourites, mamak eateries, and modern cafés. It is genuinely one of the best neighbourhoods to live in if you love eating out.
Shopping
Major malls within a short drive include:
- 3 Damansara Mall (integrated with Tropics condo, within SS2)
- Starling Mall — Damansara Uptown
- 1 Utama Shopping Centre — Bandar Utama
- Paradigm Mall — Kelana Jaya
- Atria Shopping Gallery — Damansara Jaya
Healthcare
There are numerous private clinics and specialist centres in and around SS2. Major hospitals nearby include:
- Assunta Hospital — SS1, PJ
- Damansara Specialist Hospital — Damansara Uptown
- Kelana Jaya Medical Centre
Schools Near SS2
SS2 is very well served for education — one of the key reasons it remains popular with families. Nearby schools include:
- SJK(C) Puay Chai, SK Taman Sea — National primary school
- SMK Taman Sea — Secondary school within the SS2 vicinity
- Sri KDU Schools — Private and international schooling options near Kota Damansara
- Nobel International School — international school within driving distance in Damansara Jaya
- Numerous private kindergartens and tuition centres within the commercial zone
SS2 Petaling Jaya — Pros & Cons
| ✅ Pros | ⚠️ Cons |
|---|---|
| 100% freehold landed properties | Traffic congestion during peak hours (LDP, SPRINT) |
| Extremely matured and self-sufficient neighbourhood | Older housing stock — may require renovation budget |
| Excellent food, dining, and commercial scene | Limited new development supply (can be a pro for investors) |
| Strong highway connectivity (LDP, SPRINT, NKVE) | Pasar malam nights can bring heavy crowds and parking difficulty |
| Close to LRT and MRT stations | Entry prices are high for first-time buyers (RM1.2M+) |
| Strong long-term capital appreciation track record | Some areas prone to flash floods during heavy rain |
| Well-established schools and healthcare nearby | On-street parking can be competitive in commercial strips |
SS2 Property — Investment Outlook
SS2 has consistently demonstrated strong capital appreciation over the decades. The freehold status, central PJ location, and scarcity of new landed supply have been key drivers. For investors, the combination of rental demand (driven by proximity to PJ’s business districts and TTDI/KL) and long-term capital growth makes SS2 terrace houses a solid, if premium, investment.
The average property price in Petaling Jaya broadly sits around RM1.7–1.8 million, and SS2’s intermediate terrace houses fall within this range. Corner lots and semi-detacheds command significant premiums.
If you’re comparing SS2 against neighbouring areas, check out our detailed neighbourhood reviews:
Use our IpropFans Mortgage Calculator to estimate your monthly loan repayment based on current OPR rates before making a decision.
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Browse SS2 Properties For Sale & Rent
Looking to buy or rent in SS2, Petaling Jaya? Browse our current listings on IpropFans, or contact Ian Fan directly for SS2 property advice and viewing arrangements.
- 🏠 View all SS2 properties for sale and rent on IpropFans →
- 📲 WhatsApp Ian Fan (REN17446): 0123447550
Frequently Asked Questions — SS2 Petaling Jaya
Is SS2 Petaling Jaya freehold or leasehold?
SS2 Petaling Jaya is freehold. This applies to the landed residential properties (terrace houses, semi-detached, bungalows) across the neighbourhood — one of its major attractions for homebuyers and investors alike.
How much does a terrace house in SS2 PJ cost?
An intermediate double-storey terrace house in SS2 currently ranges from approximately RM1.2 million to RM1.5 million. Corner lots are priced higher, typically from RM1.7 million to RM2.5 million, depending on size, condition, and location within SS2.
Which LRT station is nearest to SS2?
The nearest LRT station to SS2 is Taman Bahagia LRT Station on the Kelana Jaya Line, approximately 5 minutes by car or reachable by a short walk from the southern edge of SS2.
Is SS2 PJ good for families?
Yes — SS2 is an excellent choice for families. It offers a wide variety of schools (national and private), a thriving food and amenities scene, good public transport connectivity, and a strong sense of community built over decades of residency. Its freehold landed properties are also well-suited to multi-generational living.
What are the famous food spots in SS2?
SS2 is a food lover’s dream. The SS2 Monday Night Market (pasar malam) is an institution. The commercial zone is also home to countless hawker stalls, Chinese seafood restaurants, mamak spots, dessert parlours, and modern cafés that draw visitors from all across PJ and KL.
Explore More in Our Petaling Jaya Series
This post is part of IpropFans’ ongoing Petaling Jaya SERIES, where we review and explore every major neighbourhood in PJ to help you make informed property decisions. Read more:
- Petaling Jaya Series: SS23 Taman SEA Overview
- Petaling Jaya Series: SS24 Taman Megah Overview
- Petaling Jaya Series: SS26 Taman Mayang Jaya Overview
- SS2 Series: Tropics @ Tropicana City Mall (Condo Review)
Have questions about buying or renting in SS2? Drop us a message or WhatsApp Ian Fan at 0123447550 — we’re happy to help.
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