Gelang Patah, Iskandar Puteri · Completed in phases since a 2007 launch · Subsale
Setia Eco Gardens
SP Setia’s 765-acre freehold township in Gelang Patah, launched in 2007 and built out in gated and guarded precincts of mostly double-storey terraces, with some semi-detached homes and bungalows. Recorded sales over the last 48 months have a median of about RM416 psf (EdgeProp).
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Answer block
Setia Eco Gardens at a glance
Every figure here comes from the developer, the government housing register or the property records named at the foot of the page. Where sources disagree, the range is shown. Where nobody has published a number, it is not on this page.
Development
Setia Eco Gardens
A township by SP Setia Berhad; this page covers the completed precincts only
Address
Jalan Laman Setia, 81550 Gelang Patah
PropertyGuru; SP Setia’s sales gallery is at KM 5.5, Jalan Gelang Patah–Ulu Choh
Tenure
Freehold
PropertyGuru building record and 2021 review
Completed
In phases
Launched 2007; PropertyGuru’s April 2021 review lists the Acero bungalows as completed in 2020 and Vallaris terraces due in 2021. Newer precincts may still be launching
Size
765 acres
SP Setia and PropertyGuru agree
Homes
Mostly 2-storey terraces
With 2-storey semi-detached homes and bungalows (PropertyGuru review)
Layouts
About 1,530–4,648 sq ft
Terraces about 1,530–2,101 sq ft, semi-Ds about 3,030–3,234 sq ft, Acero bungalows 4,648 sq ft (PropertyGuru review)
Foreign buyers
Larger semi-Ds and bungalows only
Most terraces are priced below RM1 million
Why this address
Four things buyers weigh at Setia Eco Gardens
A gated, park-led freehold township in Gelang Patah. Here is the case, and the catch.
A large park at its centre
The 28-acre Eco Greens park complex won a FIABCI Prix d’Excellence in 2012, according to SP Setia, and the master plan won a FIABCI Malaysia award in 2009.
Gated and guarded precincts
SP Setia describes each precinct as gated and guarded, and highlights 20 ft rear gardens and private precinct parks.
Schools inside the township
PropertyGuru’s review lists SJK (C) Pai Tze and Tenby International School within Setia Eco Gardens, with EduCity about 15 minutes’ drive away.
What to weigh: distance and new supply
Puteri Harbour and Legoland are about 30 minutes’ drive away, per PropertyGuru’s review, and the developer may still be selling newer precincts nearby. Compare resale homes with recorded prices, not asking prices.
The development
Setia Eco Gardens, decoded
A freehold landed township of gated precincts in Gelang Patah, Iskandar Puteri.
Facilities
As described by SP Setia and PropertyGuru’s 2021 review; these are township amenities, not facilities of a single precinct.
Parks
Eco Greens
- Aquatic sanctuary
- Fish propagation pond
- Butterfly trail
- Bird island
- Maze
- Fern garden
Active
Sports and fitness
- Fitness zone
- Yoga corner
- Tai chi deck
- Basketball court
- Football field
Residents
Shared spaces
- Eco playground
- Senior citizens’ corner
- Gazebos
- Gated and guarded precincts
Where the project is now
Free PDF: JB Condo Prices & Rents 2026
Recorded prices and rents for 122 JB condos, plus asking prices, rents and yields by area. Compare this project with its neighbours before you make an offer. What is inside
Location & connectivity
Where Setia Eco Gardens sits
Jalan Laman Setia, Setia Eco Gardens, 81550 Gelang Patah, Johor.
The recorded numbers
The price numbers
Recorded sales and asking prices are different things. Transacted figures come from deals recorded with the government valuation department; asking figures are what owners or the developer are listing at.
| Measure | Figure | Source and date |
|---|---|---|
| Transacted price median, last 48 months | RM416 psf · typical RM369–470 psf | EdgeProp project page, Oct 2026 |
| Asking price building summary, 2-storey terraces | About RM468,000–3.1m (no live listings when checked) | PropertyGuru building page, Oct 2026 |
| Rental yield implied, from asking rents | About 4.97% | EdgeProp project page, Oct 2026 |
The transacted row is EdgeProp’s record of completed sales over the last 48 months. The asking row is the price range on PropertyGuru’s building page in October 2026, when no listings were live, so it is not a transaction figure. EdgeProp’s yield is based on asking rents over the last 12 months; we did not find a current published rent range.
Track record
About SP Setia Berhad
Setia Eco Gardens is developed by SP Setia Berhad, which also runs the township’s sales gallery on Jalan Gelang Patah–Ulu Choh.
PropertyGuru’s 2021 review puts the township’s gross development value at about RM2 billion. Industrial precincts (Setia Business Park 1 and 2) sit alongside the housing.
Around the building
What is near Setia Eco Gardens
The closest places on the map, measured in a straight line from the building. Driving distances are longer.
🚉 Getting around
- GP Sentral~1.7 km
🛍️ Malls
None found nearby on the map
🎓 Schools
- Tenby International School Setia Eco Gardens~300 m
- SJK (C) Pai Tze~700 m
- SMK Taman Nusajaya~2.7 km
- SK Kampung Pulai~2.8 km
🏥 Hospitals
- Columbia Asia Hospital Iskandar Puteri~5.6 km
Map data © OpenStreetMap contributors. Names as recorded on the map; check opening and enrolment details yourself.
Is it for you?
Which kind of buyer are you?
The same building suits different people for different reasons. Pick the line that sounds like you.
🏠 Living here yourself
Ask me which stacks get the better view and the least afternoon sun; that changes the price more than the floor.
💰 Buying to rent out
Compare the recorded rents in "The price numbers" above with the instalment on your loan. Smaller layouts usually rent faster; larger ones hold tenants longer.
👨👩👧 Family with children
Check the school and clinic distances in the location section, the number of car parks per unit and how busy the lifts are at 7.30 am.
✈️ Buying from overseas
Foreigners can only buy above the state minimum price (RM1 million in Johor) and pay 8% stamp duty from 2026. Ask me which units here qualify before you shortlist.
Straight talk
What I will not hide from you
Every project has trade-offs. These are the ones I would want to know before paying a deposit.
- ⚠️ More than ten years old. Ask for the last AGM minutes and how much maintenance owners still owe; arrears show up as poor upkeep later.
- ⚠️ Landed homes: check the land title, the facing, and whether the house has had extensions that need approved plans.
- ⚠️ Asking prices are not sale prices. Compare any offer with the recorded transacted price per sq ft above before you commit.
The real cost
What buying here costs in 2026
Worked example for a unit at RM3,100,000, around the typical asking price here. Your figures will differ with the price and the bank.
| Malaysian buyer (90% loan) | Foreign buyer (70% loan) | |
|---|---|---|
| Purchase price | RM3,100,000 | RM3,100,000 |
| Down payment | RM310,000 | RM930,000 |
| Loan amount | RM2,790,000 | RM2,170,000 |
| Stamp duty on transfer (MOT) | RM108,000 | RM248,000 |
| Stamp duty on loan (0.5%) | RM13,950 | RM10,850 |
| Lawyer, sale agreement (incl. 8% SST) | RM34,830 | RM34,830 |
| Lawyer, loan agreement (incl. 8% SST) | RM31,482 | RM24,786 |
| Cash needed before keys | RM498,262 | RM1,248,466 |
| State consent fee for foreigners | – | 3% of the price or RM30,000 (Johor) |
Estimates only. Stamp duty: 1–4% tiers for Malaysians and PRs, 8% flat for foreigners from 1 Jan 2026. Legal fees follow the Solicitors’ Remuneration Order 2023. First-time Malaysian buyers of homes up to RM500,000 may get a stamp duty exemption until 2027. Valuation, disbursements and moving costs are not included.
Get these numbers for a real unitCalculate my exact costs →Straight answers
Frequently asked questions
What types of homes are there and what sizes?
Mostly double-storey terraces of about 1,530 to 2,101 sq ft, with double-storey semi-detached homes of about 3,030 to 3,234 sq ft and Acero bungalows of 4,648 sq ft, according to PropertyGuru’s 2021 review.
Is Setia Eco Gardens freehold?
Yes. PropertyGuru’s building record and its 2021 review both record freehold tenure.
Can a foreigner buy here?
In Johor a foreign buyer generally needs to pay at least RM1 million per residential property, with state consent from the Johor Land and Mines Office. Since 1 July 2025 Johor charges foreign buyers a consent levy of 3% of the price or RM30,000, whichever is higher, and stamp duty on transfers to foreigners is a flat 8% from 1 January 2026. Bumiputera lots, low-cost and affordable units, Malay Reserve land and single or one-and-a-half-storey terraces are closed to foreigners. Most terraces at Setia Eco Gardens are priced below RM1 million, so only the larger semi-detached homes and bungalows priced at RM1 million or more could qualify, and only if the house is not on a Bumiputera lot.
How much does a house rent for?
We did not find a current published rent range; there were no rental listings on PropertyGuru when checked in October 2026. EdgeProp puts the implied gross yield at about 4.97%, based on asking rents over the last 12 months.
Berapa harga rumah di Setia Eco Gardens?
EdgeProp merekodkan harga transaksi median kira-kira RM416 sekaki persegi bagi 48 bulan terakhir. Kebanyakan rumah ialah teres dua tingkat di dalam presint berpagar dan berkawal. Tanah pegangan bebas.
Setia Eco Gardens 房价多少？
根据EdgeProp，过去48个月成交中位价约每平方尺RM416。以双层排屋为主，另有半独立式和独立式洋房，均为门禁社区。永久地契，2007年推出。
Which schools are near Setia Eco Gardens?
On map data, the nearest schools are Tenby International School Setia Eco Gardens (~300 m), SJK (C) Pai Tze (~700 m), SMK Taman Nusajaya (~2.7 km). Distances are straight-line from the building.
Is there a train or bus station near Setia Eco Gardens?
The nearest stations on map data are GP Sentral (~1.7 km).
How much cash do I need to buy at Setia Eco Gardens?
For a unit at RM3,100,000,, a Malaysian buyer with a 90% loan needs about RM24,786 before getting the keys, covering the down payment, stamp duty and legal fees. A foreign buyer with a 70% loan needs about RM498,262, before the state consent fee. The full table is in "What buying here costs in 2026".
Compare
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Bayu Angkasa @ Nusa Bayu
Freehold, 322 apartments in two blocks at Nusa Bayu, completed 2017. Recorded median about RM450 psf.
View project →Get the current price list and units available at Setia Eco Gardens
Prices move and the better units go first. Tell me your budget and whether you are buying to live in or to rent out, and I will send back the units that fit, not a generic brochure.
Buying, selling or renting: one conversation, no obligation.
Jason Lim
10 years in Malaysian property · Johor Bahru & Kuala Lumpur · REN 84424 · IQI Realty Sdn. Bhd. E (1) 1584/6
I work with local families, investors and buyers from Singapore and overseas. If a project is not right for what you need, I will say so; that is usually worth more than the brochure.