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Rents checked 2 October 2026森林城市高尔夫别墅出租
Renting a Forest City golf villa: what it costs in 2026
现在的租金、押金、印花税，以及签约前该问的问题。
What villas in Forest City Golf Resort are asking now, what you pay before you get the keys, and the questions to ask before you sign.
Updated 2 October 2026 · Chris Liew, REN 08014, PropNex Realty
一句话 The short version
两房别墅多数开价每月 RM2,500 至 RM3,800，三房多数 RM3,800 至 RM5,000。入住前通常要准备约三个半月的租金。
Most two-bedroom villas ask RM2,500 to RM3,800 a month and most three-bedrooms ask RM3,800 to RM5,000. Budget roughly three and a half months' rent in cash before move-in. For the space you get, this is one of the cheapest ways to live in a landed home within 5 km of the Second Link.
现在的租金
What villas are asking now
I went through every landed rental advert for Forest City Golf Resort on EdgeProp on 2 October 2026. The portal showed 19; one was posted twice, which leaves 18. Eleven were two-bedroom villas and seven were three-bedrooms.
| 户型 Type | Asking rent per month |
|---|---|
| 两房 2 bedrooms, about 1,980 to 2,180 sq ft | 9 of 11 adverts at RM2,500 to RM3,800. Most common: RM3,000. Two at RM6,000 |
| 三房 3 bedrooms, about 2,040 to 2,770 sq ft | RM3,800 to RM5,000 (4 adverts) |
| 三房 V160, 2,917 sq ft | RM10,000 (3 adverts) |
On the V120 layout of 2,034 sq ft, RM3,000 a month is about RM1.47 per sq ft. For comparison, a 1,056 to 1,088 sq ft condo at Medini Signature in Iskandar Puteri asks RM2,600 to RM3,200. So the trade here is simple: twice the floor area and a golf course outside, against a longer drive to everything else.
Sizes in the adverts do not all match the developer's figures. Some two-bedroom villas are listed at 2,152 or 2,178 sq ft rather than 2,034. Ask which layout it is and check the size on the owner's title or SPA if it matters to you. The V120 and V160 pages show the standard plans.
那几套 RM10,000 的 V160
About the RM10,000 V160 adverts
Three V160 villas ask RM10,000, while other three-bedroom villas in the same resort ask RM3,800 to RM5,000. None of those adverts explains the gap. Some villas in the resort are also offered as short stays on Airbnb, and a landlord comparing against nightly rates will price high. Before you take one seriously, ask what is included: full furniture, appliances, cleaning, garden upkeep, utilities, and the lease length. Then compare it like for like with the RM4,000 to RM5,000 offers. One of the three has been up for five months, which tells you something.
入住前要付多少
What you pay before you move in
Johor landlords usually follow the "2 + 1 + 0.5" habit: two months' security deposit, the first month's rent in advance, and half a month's utility deposit. It is a convention, not a law. On a RM3,000 villa that looks like this:
| 押金 Security deposit (2 months) | RM6,000, refundable |
|---|---|
| 预付租金 First month in advance | RM3,000 |
| 水电押金 Utility deposit (0.5 month) | RM1,500, refundable |
| 合计 Total before keys | RM10,500, plus stamp duty |
印花税 Stamp duty on the tenancy agreement
Since the RM2,400 exemption was removed, stamp duty is charged on the full annual rent, per RM250. It is RM1 per RM250 for a lease of up to one year and RM3 per RM250 for more than one and up to three years. At RM3,000 a month that is RM144 for a one-year lease and RM432 for two years. From 1 January 2026 tenancy agreements are stamped through LHDN's self-assessment system on MyTax. The tenant usually pays this, along with the agreement fee, but both are open to negotiation.
签约前该问的问题
Questions to ask before you sign
- Who maintains the garden and the pool, if there is one? On a landed villa this is a real monthly cost. Get it written into the agreement.
- Is the resort's service charge included? Ask the owner to show the latest statement from management, and confirm who pays it.
- What does the inventory list say? Photograph every room on handover day and attach the list to the agreement. That is how you get the RM6,000 deposit back.
- Can you break the lease? Many agreements only allow early exit with notice and a forfeited deposit. If your job might move, ask for a diplomatic or break clause.
- Golf access. Renting a villa does not include green fees or club membership. Ask the resort directly what applies to tenants.
- Utilities. Electricity is billed by TNB and water by Ranhill SAJ. Ask for the last two bills so you know what an air-conditioned villa of this size costs to run.
谁适合租这里
Who renting here suits
森林城市离第二通道近，空间大，但离新山市区远。适合要空间、开车、经常走第二通道的人。
The resort states about 5 km to the Second Link and around 40 minutes to Singapore CBD, depending on traffic and the checkpoint. If you work in Tuas or western Singapore and you drive, that is a short commute for a house with a garden. If your life is in JB city or near the RTS, this is the wrong corner of Johor and you will feel it every day.
It also suits people who are weighing up a purchase. If you are thinking about the Special Financial Zone route to MM2H, renting does not satisfy it: that category needs a purchase of at least RM500,000 from the developer, after conditional approval. But six to twelve months of rent costs far less than the 8% transfer stamp duty a foreign buyer pays, and it tells you whether you like weekday life here before you commit. The conditions are set out on the MM2H page, and the honest pros and cons of buying are on Is Forest City worth buying?
我的看法
My take
At RM3,000 for about 2,000 sq ft of landed space, a V120 is fair value if the location works for your commute. Do not pay the RM6,000 or RM10,000 asks without seeing exactly what is included. Offer close to RM3,000 on a two-bedroom that has been listed for more than a month, and ask for the garden upkeep to be the owner's job. Send me the layout, budget and move-in month and I will tell you which of the current listings are worth a viewing.
常见问题 FAQ
How much does it cost to rent a Forest City golf villa?
What deposit do landlords ask for a villa in Forest City?
How much is stamp duty on a tenancy agreement in 2026?
Why do some V160 villas ask RM10,000 a month?
Can I rent a villa in Forest City while I apply for MM2H?
How far is Forest City Golf Resort from Singapore?
Should I rent a Forest City villa before buying one?
Chris Liew，持牌房地产经纪 REN 08014，PropNex Realty。本页为独立营销页面，不是发展商、度假区或政府网站，也不构成法律或税务意见。
Chris Liew, licensed real estate negotiator REN 08014, PropNex Realty. Independent marketing page, not a developer, resort or government website, and not legal or tax advice.