Gelang Patah, Iskandar Puteri · Completed in phases since a 1992 start · Subsale
Leisure Farm
Mulpha’s freehold, gated resort estate of about 1,765 acres near the Second Link, with bungalows, semi-Ds, townhouses and bungalow land around a golf course and an equestrian club. NAPIC records a median of RM700,000 across 122 resales from 2021 to 2026, while bungalows ask several million.
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Answer block
Leisure Farm 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
Leisure Farm
A gated resort estate of 12 precincts, including Bayou Creek, Bayou Water Village, Pinggiran Bayou, Garden Court and Merbok Springs (StarProperty, PropertyGuru)
Address
Jalan Peranginan
81550 Gelang Patah (PropertyGuru; its description also gives Jalan Tanjung Kupang)
Tenure
Freehold
PropertyGuru and StarProperty
Completed
In phases since 1992
PropertyGuru says work began in 1992 with full completion estimated for 2025; Bayou Creek was completed in 2016. Check the status of any precinct or plot you buy
Land
About 1,765 acres
StarProperty, including a 280-acre golf course and seven bungalow precincts of about 1,000 acres
Homes
Records differ
PropertyGuru gives 213, 749 or 866 units in different fields
Foreign buyers
Bungalows and larger homes
Bungalows ask well above RM1 million; many townhouses and terraces ask below it
Why this address
Four things buyers weigh at Leisure Farm
A large, low-density freehold estate with golf, riding and orchards. Here is the case, and the catch.
Resort-style setting
StarProperty describes a 36-hole golf course, an equestrian club with 72 stables, a 22-acre orchard, mangrove forest, four community parks and 11 themed gardens inside the estate.
Gated and guarded
StarProperty lists 24-hour patrols, double gates and a police station at the main entrance.
Wide range above the foreign-buyer line
Bungalows and bungalow land ask well above RM1 million, so much of the stock clears Johor’s price floor for foreign buyers.
What to weigh: a car-dependent estate
StarProperty notes there is no public transport inside the estate, and the nearest town, Nusa Perintis, is about a 15-minute drive. The recorded median mixes townhouses with bungalows, so compare like-for-like home types.
The development
Leisure Farm, decoded
A freehold gated resort estate of bungalows, semi-Ds and townhouses in Gelang Patah, Iskandar Puteri.
Facilities
As described by StarProperty and PropertyGuru; some facilities sit in clubs that may charge separate membership.
Clubs
Golf and riding
- Porresia golf course (36 holes)
- Bale Equestrian and Country Club
- 32,000 sq ft clubhouse
Outdoors
Nature and gardens
- Mangrove forest
- Kayu Manis orchard and nursery
- Four community parks
- 11 themed gardens
- Jogging track
Clubhouse
Residents’ facilities
- Swimming pool
- Gymnasium
- Squash court
- Sauna and jacuzzi
- BBQ area
- Café
Security
Estate security
- 24-hour patrols
- Double gates
- Police station at the entrance
Where the project is now
Gallery
Leisure Farm in pictures
Images from the developer’s marketing material unless stated. Ask for the full set on WhatsApp.
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 Leisure Farm sits
Jalan Peranginan, Leisure Farm, 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 2021–2026, 122 sales | Median RM700,000 · RM362 psf · most RM451,000–950,000 | NAPIC data via list.my, viewed Oct 2026 |
| Launch price Bayou Creek, July 2011 | From RM1.56m (semi-D) and RM2.35m (bungalow) | StarProperty |
| Asking price for sale, 522 listings | From about RM650,000; bungalows about RM3.6m–22m in the first page of listings | PropertyGuru, Oct 2026 |
| Asking rent 120 listings | From about RM3,000 a month | PropertyGuru, Oct 2026 |
The transacted row is NAPIC subsale data shown on list.my for the Leisure Farm area from 2021 to 2026: 54 townhouses, 34 bungalows, 21 semi-Ds, 11 terraces and 2 low-cost flats, so the median is pulled down by smaller homes. Sale and rent rows are asking prices seen on PropertyGuru in October 2026, not transactions; PropertyGuru’s own description quotes a wider rent range, so records differ.
Track record
About Mulpha International Berhad
Leisure Farm is developed by Mulpha International Berhad, which began the estate in 1992, according to PropertyGuru.
StarProperty describes 12 precincts over about 1,765 acres, with launches including Bayou Water Village, Pinggiran Bayou, Garden Court and Bayou Creek.
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.
- ⚠️ An older building (completed 1992). Check the lifts, plumbing, sinking fund balance and any repairs the management has planned.
- ⚠️ 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 RM1,560,000, 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 | RM1,560,000 | RM1,560,000 |
| Down payment | RM156,000 | RM468,000 |
| Loan amount | RM1,404,000 | RM1,092,000 |
| Stamp duty on transfer (MOT) | RM46,400 | RM124,800 |
| Stamp duty on loan (0.5%) | RM7,020 | RM5,460 |
| Lawyer, sale agreement (incl. 8% SST) | RM18,198 | RM18,198 |
| Lawyer, loan agreement (incl. 8% SST) | RM16,513 | RM13,144 |
| Cash needed before keys | RM244,131 | RM629,602 |
| 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 kinds of homes are there?
The estate mixes bungalows, semi-detached houses, townhouses, terraces and bungalow plots. StarProperty gives plot sizes of 1/8 acre to 1 acre in the bungalow precincts, and PropertyGuru lists built-ups of about 3,721 to 4,800 sq ft for its typical bungalows. PropertyGuru’s unit counts conflict, so we do not quote a single total.
Is Leisure Farm freehold?
Yes. PropertyGuru and StarProperty record freehold tenure. Ask your lawyer to confirm it on the title of the plot you buy.
Can a foreigner buy here?
In Johor a foreign buyer generally needs to pay at least RM1 million for a residential property, with state consent. 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. Bungalows and bungalow land at Leisure Farm generally ask well above RM1 million and can qualify, while many townhouses and terraces ask below RM1 million and would not. Check that the plot is not a Bumiputera lot.
How much does a house rent for?
PropertyGuru showed about 120 rental listings in October 2026, starting from about RM3,000 a month; larger bungalows ask much more.
Berapa harga rumah di Leisure Farm?
Data NAPIC melalui list.my menunjukkan harga median RM700,000 (RM362 sekaki persegi) bagi 122 jualan dari 2021 hingga 2026. Di PropertyGuru pada Oktober 2026, harga tawaran bermula sekitar RM650,000, manakala banglo mencecah beberapa juta ringgit. Pegangan bebas.
Leisure Farm 价格多少？外国人可以买吗？
根据list.my显示的NAPIC数据，2021至2026年共122宗转售，中位价约RM70万（每平方尺RM362）。独立式洋房挂牌价多在RM100万以上，外国买家一般可购买（须州政府批准，且非土著保留地段）；联排屋和城镇屋多低于RM100万。永久地契。
How much cash do I need to buy at Leisure Farm?
For a unit at RM1,560,000,, a Malaysian buyer with a 90% loan needs about RM13,144 before getting the keys, covering the down payment, stamp duty and legal fees. A foreign buyer with a 70% loan needs about RM244,131, before the state consent fee. The full table is in "What buying here costs in 2026".
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View project →Get the current price list and units available at Leisure Farm
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.