Good investment?
CONDITIONAL. Worth studying, but only after confirming transaction evidence, rent, supply and unit selection.
Project review
Forest City Golf Villa (Garden Terrace)
Forest City Golf Resort, Gelang Patah, Johor
Forest City Golf Villa — marketed as Garden Terrace — is a freehold landed villa enclave inside Forest City Golf Resort in Gelang Patah, Johor, developed by Country Garden Pacificview Sdn Bhd (1044344...
Price From
From RM 1.1 million (V120)
Built-up
2,034 - 2,917 sqft
Tenure
Freehold
Completion
Completed — ready-stock show…
Last checked: August 2026 · brochure completion reference: Completed — ready-stock show villas as at May 2026
Quick Project Decision
Lewis investment analysisBest for
Own-Stay Buyer. Ready-viewing buyers / Long-term holding / Own stay.
Ask before booking
Latest nett price, available unit stack, floor/layout plan, car park allocation and alternatives.
Gallery and floor / layout plans
Use the photos like a viewing sequence: first impression, lifestyle, unit feel, floor/layout and surrounding area.
1 / 17
Artist impression
Forest City Golf Villa artist impression of the villa exterior with stone cladding and rooftop terrace
Artist impression reference.
1 / 2
Floor / layout plan
V120 (2,034 sqft)
V120 villa layout — 33x60ft land with ~2,034 sqft built-up across ground and first floor, 2 bedrooms and 2 bathrooms, RM 1.1 million to RM 1.6 million.
Request floor / layout plan
Request current layout options, size range, facing, floor level, and available unit stack.
Project Details Table
Key project information must stay readable in text, not only inside brochure images.
Project Name
Forest City Golf Villa (Garden Terrace)
Location
Forest City Golf Resort, Gelang Patah, Johor
Developer
Country Garden Pacificview Sdn Bhd (1044344-D)
Tenure
Freehold
Completion Year
Completed — ready-stock show villas as at May 2026
Price From
From RM 1.1 million (V120)
Built-up Range
2,034 - 2,917 sqft
Bedrooms
2 - 3
Total Units
Multi-precinct landed villa cluster (Fringe Villa & Albatrossville precincts) — exact unit count not disclosed
| Project Name | Forest City Golf Villa (Garden Terrace) |
|---|---|
| Location | Forest City Golf Resort, Gelang Patah, Johor |
| Developer | Country Garden Pacificview Sdn Bhd (1044344-D) |
| Tenure | Freehold |
| Completion Year | Completed — ready-stock show villas as at May 2026 |
| Price From | From RM 1.1 million (V120) |
| Built-up Range | 2,034 - 2,917 sqft |
| Bedrooms | 2 - 3 |
| Total Units | Multi-precinct landed villa cluster (Fringe Villa & Albatrossville precincts) — exact unit count not disclosed |
Key selling points
Freehold land title with no lease-expiry risk — rare for a resort-branded golf community in Malaysia
Two championship golf courses on the doorstep: Jack Nicklaus-designed Legacy Golf Course and the Classic Golf Course, with a 3rd course planned
Every villa purchase includes a 5-7 year Premier Golf Resort membership, waiving green fees on both courses
Forest City Special Financial Zone (SFZ) incentives: 50% stamp duty exemption and 0% RPGT for foreign owners after 5 years
MM2H eligibility from just RM 500,000 deposit, well below the standard RM 1 million threshold
Just 2km direct distance from Singapore via a dedicated Second Link bridge crossing
Ready-viewing buyersLong-term holdingOwn stay
Price and unit guide
Use these numbers as a shortlist guide. Confirm latest nett price, rebate and available units before booking.
3 investment scenarios
A simple stress test factoring in vacancy buffer, rental guide and monthly holding guide. Confirm real rent, loan terms and package before booking.
Scenario
Conservative
Monthly Rent
RM 3,100
Cash Gap
-RM 2,835
Show all details
Gross Yield
3.4%
Vacancy Buffer
2 months / year
Monthly Holding
RM 5,418
What it means
Stress-test case. Use this when you want more buffer for vacancy, furnishing and rental competition.
Scenario
Balanced
Monthly Rent
RM 3,400
Cash Gap
-RM 2,301
Show all details
Gross Yield
3.7%
Vacancy Buffer
1 month / year
Monthly Holding
RM 5,418
What it means
Base planning case. Useful for checking whether the project still feels comfortable after normal vacancy buffer.
Scenario
Optimistic
Monthly Rent
RM 3,650
Cash Gap
-RM 1,920
Show all details
Gross Yield
4.0%
Vacancy Buffer
0.5 month / year
Monthly Holding
RM 5,418
What it means
Upside case. Only use after checking strong furnished rental evidence and tenant demand.
| Scenario | Monthly Rent | Gross Yield | Vacancy Buffer | Monthly Holding | Cash Gap | What it means |
|---|---|---|---|---|---|---|
| Conservative | RM 3,100 | 3.4% | 2 months / year | RM 5,418 | -RM 2,835 | Stress-test case. Use this when you want more buffer for vacancy, furnishing and rental competition. |
| Balanced | RM 3,400 | 3.7% | 1 month / year | RM 5,418 | -RM 2,301 | Base planning case. Useful for checking whether the project still feels comfortable after normal vacancy buffer. |
| Optimistic | RM 3,650 | 4.0% | 0.5 month / year | RM 5,418 | -RM 1,920 | Upside case. Only use after checking strong furnished rental evidence and tenant demand. |
This is a decision guide, not a guaranteed return. It excludes personal tax, insurance, special assessment and future rate changes.
Cost and affordability check
Hidden cost guide
SPA / legal buffer (SPA = Sale & Purchase Agreement)
RM 11,000
Developer package may absorb part of this.
Stamp duty buffer
RM 33,000
Final amount depends on buyer profile and latest rules.
Loan agreement buffer
RM 5,500
Confirm with bank and lawyer before booking.
Renovation / move-in buffer
RM 27,500
Useful for curtains, lights, appliances and defects follow-up.
Estimated cash to start
RM 110,000 down payment + RM 77,000 upfront buffers
The cash buffer figure shown in the calculator below already includes these upfront buffers.
Monthly Holding Cost
Quick guide only. Lewis can help check a more realistic bank package before you book.
Estimated instalment
RM 4,503
Maintenance guide
RM 712
Sinking fund guide
RM 71
Monthly holding guide
RM 5,418
Cash buffer guide
RM 159,500
Location intelligence
Use this as a viewing checklist. Confirm exact travel time with Google Maps or Waze on your actual viewing day.
Nearest commercial hub
Legacy Golf Course (Jack Nicklaus Design) and Classic Golf Course, within Forest City Golf Resort
Source check: Google Maps / area research
Viewing checklist
Check route timing for work, school, and family needs.
Compare layout, facing, floor level, and maintenance cost.
Review brochure facts before booking or submitting loan.
Ask for nearby competing supply before deciding.
Lewis investment analysis
The opinion, score, yield estimate, risks and alternatives are grouped here so the page stays light at first glance.
Worth studying, but only after confirming transaction evidence, rent, supply and unit selection.
Suitable for
Own-Stay Buyer
Avoid if
Short-Term Flipper
May not suit buyers who need confirmed walking distance to rail transit.
May not suit buyers who want a lower entry price or smaller cash commitment.
Risk
Medium-High
Holding Period
3-7 years
Confidence
7.1/10
Overall Score
6.9/10
Relative Value
Whether the entry price is justified by location quality, rental support, supply risk control and resale audience.
6.6/10
Location Score
Area strength, amenity depth, maturity and daily convenience.
7.0/10
Rental Demand
Tenant depth from jobs, lifestyle, education, medical, rail and city demand.
6.1/10
Accessibility
Rail, road, commute and practical access signals from public information and maps.
6.0/10
Future Growth
Infrastructure, commercial development, township maturity and growth catalysts.
7.1/10
Supply Risk Control
Higher score means healthier control against nearby competing supply.
8.1/10
Liquidity
Estimated resale audience depth and ability to exit later.
7.2/10
Score is a value-first Lewis framework using brochure facts, public map/infrastructure signals, rental-source checks, supply-risk control and market-source verification. A low price alone does not create a high score.
How Lewis reads this score
The score is not a decoration. Each factor points to what must be verified before booking.
Factor
Relative Value
Score
6.6/10
Why it matters
Whether the entry price is justified by location quality, rental support, supply risk control and resale audience.
What to verify next
Compare price against location quality, rent support, supply risk and resale audience before treating it as a good deal.
Factor
Location Score
Score
7.0/10
Why it matters
Area strength, amenity depth, maturity and daily convenience.
What to verify next
Check daily route, surrounding amenities, road access and actual neighbourhood feel.
Factor
Rental Demand
Score
6.1/10
Why it matters
Tenant depth from jobs, lifestyle, education, medical, rail and city demand.
What to verify next
Compare current PropertyGuru, iProperty and SPEEDHOME rental listings before relying on the estimate.
Factor
Accessibility
Score
6.0/10
Why it matters
Rail, road, commute and practical access signals from public information and maps.
What to verify next
Verify Google Maps or Waze travel time during peak hour, not only brochure distance.
Factor
Future Growth
Score
7.1/10
Why it matters
Infrastructure, commercial development, township maturity and growth catalysts.
What to verify next
Check MRT Corp, DBKL, developer masterplans and latest area development news.
Factor
Supply Risk Control
Score
8.1/10
Why it matters
Higher score means healthier control against nearby competing supply.
What to verify next
Compare nearby launches, completed stock, rental competition and density before booking.
Factor
Liquidity
Score
7.2/10
Why it matters
Estimated resale audience depth and ability to exit later.
What to verify next
Check Brickz, EdgeProp and comparable resale supply so the exit audience is realistic.
| Factor | Score | Why it matters | What to verify next |
|---|---|---|---|
| Relative Value | 6.6/10 | Whether the entry price is justified by location quality, rental support, supply risk control and resale audience. | Compare price against location quality, rent support, supply risk and resale audience before treating it as a good deal. |
| Location Score | 7.0/10 | Area strength, amenity depth, maturity and daily convenience. | Check daily route, surrounding amenities, road access and actual neighbourhood feel. |
| Rental Demand | 6.1/10 | Tenant depth from jobs, lifestyle, education, medical, rail and city demand. | Compare current PropertyGuru, iProperty and SPEEDHOME rental listings before relying on the estimate. |
| Accessibility | 6.0/10 | Rail, road, commute and practical access signals from public information and maps. | Verify Google Maps or Waze travel time during peak hour, not only brochure distance. |
| Future Growth | 7.1/10 | Infrastructure, commercial development, township maturity and growth catalysts. | Check MRT Corp, DBKL, developer masterplans and latest area development news. |
| Supply Risk Control | 8.1/10 | Higher score means healthier control against nearby competing supply. | Compare nearby launches, completed stock, rental competition and density before booking. |
| Liquidity | 7.2/10 | Estimated resale audience depth and ability to exit later. | Check Brickz, EdgeProp and comparable resale supply so the exit audience is realistic. |
Expected rental
RM 3,100 - RM 3,650
Estimated yield
3.4% - 4.0%
Tenant profile
Own-Stay Buyer
Estimate only. Confirm current furnished rent, vacancy buffer, maintenance fee and competing completed supply before booking. Updated: August 2026 · brochure completion reference: Completed — ready-stock show villas as at May 2026.
Freehold land title with no lease-expiry risk — rare for a resort-branded golf community in Malaysia Two championship golf courses on the doorstep: Jack Nicklaus-designed Legacy Golf Course and the Classic Golf Course, with a 3rd course planned Every villa purchase includes a 5-7 year Premier Golf Resort membership, waiving green fees on both courses
Freehold land title with no lease-expiry risk — rare for a resort-branded golf community in Malaysia
Two championship golf courses on the doorstep: Jack Nicklaus-designed Legacy Golf Course and the Classic Golf Course, with a 3rd course planned
Every villa purchase includes a 5-7 year Premier Golf Resort membership, waiving green fees on both courses
Forest City Special Financial Zone (SFZ) incentives: 50% stamp duty exemption and 0% RPGT for foreign owners after 5 years
MM2H eligibility from just RM 500,000 deposit, well below the standard RM 1 million threshold
May not suit buyers who need confirmed walking distance to rail transit.
Traffic and actual travel time should be checked during weekday peak hour.
Final package, rebate, car park allocation and legal fee support can change without notice.
Rental estimate should be checked against current completed supply nearby.
Likely target audience: local own-stay families, upgraders or practical renters in the surrounding area.
Before you book
Best Units To Ask First
Ask first for 2 - 3 room layouts with efficient usable space.
For rental, compare smallest practical layout against maintenance fee and furnishing budget.
For own stay, prioritise quieter facing, parking convenience and future family needs over the cheapest unit only.
Unit Stack / Facing Guide
Ask for available stack, floor level, facing, afternoon sun exposure and nearby road/noise direction.
For Forest City Golf Resort, Gelang Patah, compare convenience against privacy, view and traffic movement before choosing a unit.
Shortlist at least two layouts so you have a backup if the preferred stack is taken.
Questions Before Booking
What is the latest nett price and package for Forest City Golf Villa (Garden Terrace)?
Is the rebate confirmed in writing and until when is it valid?
Which unit stacks, floor levels and facings are still available?
What are the layout types and exact built-up sizes?
How many car parks are included and where are they located?
What is the estimated maintenance fee and sinking fund?
Continue your research
Understand the area firstForest City Golf Resort, Gelang Patah Project listMalaysia property investment guide
Check budget and returnProperty calculatorsBest property for capital appreciationLewis recommended propertiesMonthly market notes
FAQ and enquiry
Common buyer questions, related projects and a shorter enquiry form for next-step checks.
Buyer questions
As at May 2026, ready-stock V120 villas (2,034 sqft, 2 bedrooms) range from RM 1.1 million to RM 1.6 million, and V160 villas (2,917 sqft, 3 bedrooms) range from RM 1.6 million to RM 2.0 million, both with a RM 30,000 booking deposit. WhatsApp Lewis for the current nett price and remaining unit availability.
It is freehold, giving buyers permanent land ownership with no lease-expiry risk.
It sits within Forest City Golf Resort in Gelang Patah, Johor, part of the wider Forest City development. Forest City is a direct 2km crossing from Singapore via the Second Link bridge, and is close to Senai International Airport and Iskandar Puteri.
It is developed by Country Garden Pacificview Sdn Bhd (1044344-D), part of the Forest City master development.
Two villa types: V120 on 33x60 sqft land with ~2,034 sqft built-up (2 bedrooms, 2 bathrooms), and V160 on 34x60 sqft land with ~2,917 sqft built-up (3 bedrooms, 3 bathrooms plus a rooftop open terrace). Compact apartment layouts (around 517 to 603 sqft) are also offered elsewhere within the wider Forest City precinct — ask Lewis for current availability.
Buyers receive a 5-7 year Premier Golf Resort membership, giving unlimited access to the Legacy and Classic golf courses without paying green fees or booking tee times separately.
SFZ status gives buyers a 50% stamp duty exemption on new Forest City Island 1 purchases, 0% Real Property Gains Tax (RPGT) for non-Malaysian owners after holding for 5 years, and a reduced MM2H entry threshold from RM 500,000 (versus the standard RM 1 million). Confirm current eligibility criteria with your legal adviser before committing.
CONDITIONAL. Worth studying, but only after confirming transaction evidence, rent, supply and unit selection.
Forest City Golf Villa (Garden Terrace) has a Lewis Investment Score of 6.9/10 based on relative value, rental demand, supply risk control, liquidity, location quality, accessibility and future growth. Low price alone does not make a project top tier.
Ask Lewis to verify current nearby rental listings as the starting rental check, then compare maintenance, vacancy and furnishing cost before making an investment decision.
The current framework labels the project risk as Medium-High. The final risk depends on latest nett price, unit selection, competing supply and rental evidence.
Forest City Golf Villa (Garden Terrace) is most suitable for Own-Stay Buyer.
Forest City Golf Villa (Garden Terrace) may not suit Short-Term Flipper.
The exit strategy is to buy a unit with clear resale audience, practical layout, sensible entry price and rental demand that can still compete with nearby completed projects.
Better alternatives depend on your budget, preferred area and purpose. Compare nearby projects by Lewis Score, actual commute, rent evidence, maintenance and available layout.
Check Brickz, EdgeProp and NAPIC evidence for actual transaction range, completed comparable prices and supply trend before relying on asking price.
The suggested holding period is 3-7 years, subject to loan comfort, vacancy buffer, market cycle and personal exit plan.
Forest City Golf Villa (Garden Terrace) can suit own-stay buyers comparing Forest City Golf Resort, Gelang Patah because it offers landed options From RM 1.1 million (V120), with freehold tenure and layouts around 2,034 - 2,917 sqft.
For investment, compare Forest City Golf Villa (Garden Terrace) against nearby completed rental supply, realistic furnishing cost, maintenance fee and tenant demand before booking.
Ask for latest nett price, rebate, package validity, available unit stack, car park allocation, maintenance estimate, floor plan and loan comfort check.
Lewis Chong, REN 69566 under IQI Global, can help compare latest package, floor plan, loan comfort, rental logic and alternatives.
WhatsApp Lewis to verify the nearest MRT/LRT station and walking distance. Confirm actual walking distance and any covered link before relying on transit access.
WhatsApp Lewis to verify the nearest mall and everyday amenities, along with Legacy Golf Course (Jack Nicklaus Design) and Classic Golf Course, within Forest City Golf Resort and Forest City Golf Hotel & Clubhouse. Confirm current retail, school and healthcare access before booking.
Yes. WhatsApp Lewis to request current layout types, size options, facing, floor level, available unit stack and floor plan images where available.
Ask for the latest nett price, rebate, car park allocation, legal package, booking terms and availability before paying any booking fee.
Yes. Share your budget, income range, commitments and preferred loan margin so the monthly instalment and cash needed can be estimated before viewing.
Get price list, floor plans & rental yield
Enter your details and Lewis sends the latest price list, floor plans and rental-yield notes on WhatsApp. Usually within ~15 min (9am–9pm).
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