Iskandar Puteri is not a new development story — the three major townships have been selling for over a decade. But the JS-SEZ tailwind and renewed buyer interest have prompted all three major developers to push additional phases to market in 2025–2026. Here is what is coming, how it is priced, and how new launches compare to the subsale market.
Why new phases are launching now
Gamuda Land, Eco World, and UEM Sunrise each hold significant remaining land banks within their respective Iskandar Puteri townships. These parcels were held back during the slower 2017–2022 period, when market absorption was sluggish and developer confidence in the area was subdued.
The JS-SEZ announcement in 2024 changed the calculus. All three developers responded with accelerated launch plans, releasing new phases and in some cases repricing their premium lots upward to capture the renewed demand. The result is a market where new launches are coming to market at prices significantly above what equivalent phases sold for 3–4 years ago.
Gamuda Land: Horizon Hills new phases
Gamuda Land continues to release new precincts within Horizon Hills, focusing on the premium tier of the market. Recent and upcoming phases include:
- The Peak precinct extensions — larger bungalot plots in the elevated sections of Horizon Hills with golf course views. Pricing starts at RM 3.5M for semi-detached and RM 5M+ for bungalows.
- Cluster home releases — Gamuda has periodically released smaller cluster home products within Horizon Hills precincts to capture the RM 1.5M–RM 2.5M market segment, which is below the foreign ownership threshold but attracts strong local demand.
- Commercial lots — Gamuda continues to slowly release commercial parcels within The Horizon Hills Commercial precinct, catering to F&B and retail operators serving the growing resident base.
Gamuda Land’s strategy has been to maintain price discipline — not flooding the market with inventory and instead releasing limited units per phase to sustain upward pricing momentum. This has worked: Horizon Hills subsale prices have broadly tracked new launch prices, unlike some other areas where developer pricing and secondary market pricing diverge significantly.
Eco World: Eco Botanic new phases
Eco World has the most active new launch pipeline in Iskandar Puteri in 2025–2026. Key releases include:
- Eco Botanic 2 (EB2) — an extension of the original Eco Botanic township onto adjacent land, adding new residential precincts with a focus on larger semi-detached and bungalow products. EB2 phases have been progressively released from 2023 onwards.
- EcoHill Walk — a separate Eco World product nearby, offering a different precinct character at slightly lower price points, targeting first-time buyers in the RM 800K–RM 1.5M range (local buyers primarily).
- Premium landed in EB2 — semi-detached units in the latest EB2 phases are pricing at RM 2.2M–RM 3M, up from RM 1.6M–RM 2M in earlier phases, reflecting the current demand environment.
Eco World has been more aggressive than Gamuda in release volumes, using higher inventory availability to capture a larger share of the current demand wave. Their Central Park positioning — marketing EB2 as an extension of the park-facing lifestyle — has been effective with the family-buyer segment.
UEM Sunrise: East Ledang and Serene Heights
UEM Sunrise’s Iskandar Puteri pipeline is more selective. East Ledang’s remaining land is limited, and UEM has focused on releasing only premium plots to preserve the enclave’s exclusive positioning. New bungalow releases in East Ledang have priced at RM 4.5M–RM 7M for larger plots.
UEM has also been active in Serene Heights Bangi (outside Johor), but within Iskandar Puteri, their focus remains East Ledang completions and the broader Gerbang Nusajaya mixed development corridor adjacent to the Second Link. The Gerbang Nusajaya area is targeted at the industrial and commercial segment of the JS-SEZ, with limited residential component in current phases.
New launch vs. subsale: which makes more sense in 2026?
This is the practical question for most buyers. The answer depends on what you prioritise:
Arguments for new launch
- Progressive payment schedule — you do not pay the full purchase price upfront; payments are tied to construction milestones, spreading your financial commitment over 2–3 years
- Developer warranty — new properties come with a defect liability period (DLP), typically 24 months, during which the developer is responsible for structural defects
- Modern specifications — new launches in 2025–2026 are built to current standards (taller ceiling heights, better insulation, EV charger provisions in some developments)
- No renovation legacy — you start with a blank canvas; no previous owner’s renovation choices to deal with or undo
Arguments for subsale
- Immediate vacant possession — you can move in or rent out immediately; no 2–3 year construction wait
- See what you are buying — you can inspect the actual unit, assess the neighbourhood, and evaluate the management quality before committing
- Potential below-market pricing — motivated sellers in a rising market sometimes price below current new launch comparable; if you buy well in subsale, your entry price can be better than developer pricing
- Established community — the township is already occupied, amenities are open, and you can assess daily life quality before purchase
Price direction: what to expect in 2026–2027
The consensus among agents active in Iskandar Puteri is that pricing is in an upward phase driven by genuine demand rather than speculative flipping. The JS-SEZ corporate relocation pipeline, the Second Link upgrade, and the school-driven family demand from Edu City are all structural drivers that are not purely sentiment-based.
However, Iskandar Puteri’s price growth has historically been more moderate than JB Town’s — which is expected given the higher absolute price base and the landed product type (which appreciates more slowly than high-rise in a rising market). Buyers should not expect the 20–30% short-term price jumps that some JB Town high-rises have seen post-RTS announcement. What Iskandar Puteri offers is more stable, longer-cycle appreciation tied to institutional and family demand rather than speculative short-term momentum.
What to ask before buying a new launch in Iskandar Puteri
- What is the estimated completion date, and what is the developer’s track record on timeline for previous phases?
- Is the show unit representative of the actual unit specification, or does it include upgrades not included in the standard package?
- What is the maintenance fee structure, and who manages the precinct after handover?
- Are there any encumbrances on the land title (check via land search before signing)?
- What is the foreign ownership status of the parcel if you are a non-Malaysian buyer?