You like Horizon Hills, want a cluster house and have around RM1.6M–RM1.7M. At this level, a brand-new cluster and an older subsale cluster can sometimes sit surprisingly close in asking price. Which one gives you better value?
This guide is deliberately narrower than our broader Horizon Hills resale vs new launch article. Here, we are comparing cluster houses within one specific buyer budget.
The real choices around this budget
| Example | Home | What stands out |
|---|---|---|
| The Peak Phase 8B | New 3-storey cluster, 35'×75', 5 bedrooms, 5 bathrooms | Brand-new option; developer currently positions The Peak from around RM1.7M |
| Golf East example | Older 2-storey cluster, about 32'×70', 4+1 bedrooms, about 2,000 sqft built-up | Selected asking prices around RM1.6M, depending heavily on condition and renovation |
| Canal Garden South example | Older 3-storey cluster, 32'×70', about 3,579 sqft, 5+1 bedrooms, 6 bathrooms | Around RM1.7M asking for Sam's example; north-facing with unblocked canal view |
Subsale examples are individual asking-price references, not valuations or permanent market ranges. Availability, condition and negotiated prices change. Verify every unit and current developer package.
Which option fits your priority?
| Buyer priority | New cluster: The Peak | Older Horizon Hills cluster |
|---|---|---|
| Want a brand-new home | Better fit | Not the main strength |
| Do not want major repairs immediately | Generally easier | Condition varies by house |
| Want a mature street and landscaping | Precinct still needs time | Better fit |
| Want to inspect the actual surroundings | Some future conditions remain | You can inspect them now |
| Want modern layout and finishes | Better starting point | May feel older or need updating |
| Want canal, golf or special open view | Depends on available lot | Selected units can be strong |
| Want larger built-up | Compare exact plan | Some units, such as the Canal example, may offer more |
| Concerned about total cost | Calculate purchase + renovation + furnishing for both | |
New does not mean zero renovation
The Peak gives buyers a current new cluster choice inside Horizon Hills. The official Phase 8B cluster is freehold, three storeys, 35'×75', with five bedrooms and five bathrooms. This can suit a buyer who wants a modern layout and does not want to inherit an older owner's repairs.
But a new house still needs curtains, lighting, air-conditioning, kitchen work, wardrobes and furniture, depending on the delivered package. The surrounding landscaping and resident community may also need time to mature. Do not assume the advertised selling price is your final move-in cost.
Older does not mean poor value
Golf East and Canal Garden South show why buyers should not reject subsale homes immediately. You can inspect the real street, neighbours, sunlight, traffic and view. Some owners have already spent substantially on kitchens, curtains, lighting and air-conditioning.
The weakness is inconsistency. One home may be well maintained; the next may need roofing, waterproofing, paint, electrical work or a complete interior update. Older layouts may also be less suitable for the way your family lives today.
If you want to see the kinds of homes currently available through me, you can View My Subsale Listings. Asking prices are only a starting point; we should still compare the condition, renovation and exact location of each home.
Compare total cost, not the listing price
Imagine an older cluster is RM1.6M and needs RM150,000 of renovation. A new cluster is RM1.7M but still needs furnishing and fit-out. The cheaper asking price is not automatically the cheaper final home.
The opposite can also be true. An older RM1.7M unit with a useful kitchen, curtains, air-conditioning, lighting and a rare canal view may offer better value than a bare new house. Ask a contractor to inspect the subsale unit and prepare a realistic scope before comparing.
- Purchase price after negotiation
- Renovation, repairs and furnishing
- Legal, financing and transfer costs
- Waiting time before your family can move in
- Value of the exact street, facing and view
Sam's View
At RM1.6M–RM1.7M, do not automatically reject an older Horizon Hills cluster because a new launch exists. But do not automatically buy an older home simply because the neighbourhood is mature.
A buyer who hates renovation may happily choose The Peak. A buyer who values a mature street, canal or golf view, or significantly larger built-up space may get better value from the right subsale. Compare actual units, final total cost and how long your family plans to stay.