The Hubs.. SS2... petaling jaya .. Case study

Last week, a new office SOVO was launched by Selangor Dredging Berhad called the hubs ss2 , pj. It was located in a very mature residential area of SS2. 

44 stories high, 6 block of retails, private garden, etc. The smaller size is about 517 sqf and it start with 900-1000 psf. 

This is purely office use. Behind the hubs was Ameera Condominium, very nice.

This is my analysis of the property:

Pros:

1) established developer

2) located in mature neighborhood 

3) easy access via sprint highway

4) Launched at market price and 8% rebate plus DIBS for 4 years.

Cons:

1) Very secluded area. No visibility. You have to go the residential houses to go to the hubs

2) Small access road of jalan harapan

3) Far public transportation, ie MRT

For smart investor, the most critical question is, who would rent the office in such location?

My feeling, this is a risk investment mainly due to visibility and lack of complimentary activity around it to draw the crowd.

With the current price of 1000 psf, is there any potential capital growth?