FOREST CITY GOLF VILLAS

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Rules checked 4 October 2026

森林城市金融特区，买家能用到什么
Forest City Special Financial Zone: what it means for a villa buyer

优惠已经写进宪报，但条文写的是一号岛。买高尔夫别墅之前，先弄清楚哪一项真的轮到你。
The incentives are law now, but the orders are written for Pulau 1, the island. Before you buy a golf villa, work out which of them reach you.

Updated 4 October 2026 · Chris Liew, REN 08014, PropNex Realty

一句话 The short version

2025年10月3日，政府把特区优惠正式公布在宪报，共十一项。对买房的人有用的是两项：印花税减半，以及外国卖家的产业盈利税减免。两项都写明适用于一号岛，高尔夫度假区在大陆，签约前要拿到书面确认。

Eleven orders and rules were gazetted on 3 October 2025. Two of them matter to a property buyer: a 50% stamp duty remission and a lighter Real Property Gains Tax scale for foreign sellers. Both are written for Pulau 1. The golf resort sits on the mainland, so get the answer for your lot in writing before you count the saving.

特区是怎么来的
How the zone came about

25 August 2023Prime Minister Anwar Ibrahim announces a special financial zone for Forest City
July 2024Parliament passes five bills that make Pulau 1 a duty-free island
20 September 2024Finance Minister II Amir Hamzah Azizan sets out the incentive package at Forest City
3 October 2025Eleven orders and rules, P.U.(A) 350 to 360 of 2025, are gazetted. Most take effect from 1 September 2024
14 January 2026IRDA's guidelines on claiming the stamp duty remission take effect

So this stopped being a promise a year ago. What a buyer has to read now is the wording, because the wording decides who qualifies.

买房的人用得到的两项
The two parts a property buyer can use

印花税减半 50% stamp duty remission

Two orders, P.U.(A) 353 and 354 of 2025, cut the stamp duty by half on the transfer and on the loan agreement when an individual buys a home or commercial unit in the zone. Malaysians and foreigners both qualify. IRDA's guidelines list the conditions:

What that is worth depends on who is buying. Take a RM1,200,000 price as an example.

外国买家 Foreign buyer, flat 8%RM96,000 in full, RM48,000 with the remission
马来西亚买家 Malaysian buyer, tiered ratesRM32,000 in full, RM16,000 with the remission
贷款文件 Loan agreement, 0.5% of the loanRM4,000 on a RM800,000 loan, RM2,000 with the remission
Worked from the 8% foreign rate in force since 1 January 2026 and the standard tiered scale. The tax office can withdraw a remission later if an audit finds a condition was not met, and charge the full duty plus a penalty.

外国卖家的产业盈利税 RPGT for foreign sellers

Selling is where foreign owners in Malaysia usually pay most. P.U.(A) 358 of 2025 puts a foreign individual who sells real property on Pulau 1 on the same scale as a Malaysian from the fourth year.

卖出年份 Sold inForeign seller on Pulau 1 / foreign seller elsewhere in Malaysia
Years 1 to 330% / 30%
Year 420% / 30%
Year 515% / 30%
Year 6 onward0% / 10%

The sale agreement has to be signed between 1 September 2024 and 31 July 2034 and stamped before 1 September 2034. You still file the return even when the rate is zero.

关键问题：别墅算不算
The catch: do the golf villas count?

条文的名称都带着“一号岛”。高尔夫度假区的地址是振林山 Jalan Persiaran Golf 5，在柔佛大陆，要开车才到岛上。

Every one of the eleven instruments has "Pulau 1 of Forest City Special Financial Zone" in its title. The definition is narrow too: Pulau 1 in the Mukim of Tanjung Kupang, as drawn on Gazette Plan PW50276 held at the Johor survey office. Forest City Golf Resort's address is Jalan Persiaran Golf 5, Gelang Patah. It is on the mainland, a drive from the island and its duty-free shops.

That plan is not published online, so nobody should tell you from a brochure that a villa lot is inside it. On the wording alone, the remission and the RPGT relief read as island incentives. You will see agents and portals say the 50% applies to golf villas because they were completed before September 2024. Completion date is only one of the conditions. Location is another.

The fix is cheap. Before you pay a booking fee, ask the developer for IRDA's written confirmation that your lot qualifies under P.U.(A) 354. IRDA has to verify every claim anyway, so the question costs them nothing. If nobody will put it in writing, price the villa with full duty. For a foreign buyer at RM1,200,000 that is RM96,000, and you should decide on that number.

特区 MM2H
The MM2H category tied to the zone

This is a separate thing from the tax orders and it is run by MOTAC through licensed operators. The zone category asks for a property of at least RM500,000 bought from the developer and held for ten years, plus a fixed deposit of USD 65,000 if you are 21 to 49 or USD 32,000 from age 50. Johor's general floor for foreign buyers is RM1,000,000, so the lower threshold is the real draw.

Forest City's own release says 593 applicants were approved in this category between 1 October 2024 and 31 March 2026. People are using it. Ask your operator the same location question for a resort unit before you rely on it, and read the full conditions on the MM2H page.

给公司和家族办公室的
The company side, briefly

单一家族办公室 Single family office0% tax for 10 years, with 10 more on stricter terms. At least RM30 million under management, RM500,000 a year in local spending and two full-time staff. Applications go through the Securities Commission until 31 December 2034
金融科技等 Fintech, financial global business services, foreign payment system operators5% corporate rate for 10 years, extendable by 10, for approved activities carried out on Pulau 1. MDEC handles applications
知识型员工 Knowledge workers15% personal income tax for 10 years for eligible staff in the Johor-Singapore Special Economic Zone
搬迁费用 RelocationDeduction of up to RM500,000 for moving a qualifying business to Pulau 1

None of this lowers a villa owner's own tax. If you commute to Tuas or you are retired, the 15% rate is not yours. What it can do is bring in people who need somewhere to live. In the Budget speech on 10 October 2025 the Prime Minister said six family offices had been approved with close to RM400 million under management, that 30 more had shown interest, and that the target was RM2 billion by the end of 2026. Six offices is a start. It is not yet a tenant pool, and I would not buy a villa on the strength of it.

我的看法
My take

特区是真的，优惠也是真的，可是它们是为岛上的金融业设计的。别墅的价值在地、在球场、在离第二通道近。

The zone is real and the orders are in force. They were written to pull finance firms onto the island. A golf villa stands on different ground, in both senses: you are buying 2,034 or 2,917 sq ft of landed home beside two golf courses and about 5 km from the Second Link. Buy it for that. Treat any tax saving as a bonus you bank only once IRDA confirms it. If the saving is what makes the deal work for you, an island unit bought from the developer is the cleaner fit, and I will tell you so.

The layouts are on the V120 and V160 pages, current asking rents are in the villa rental guide, and the case for and against buying here is on Is Forest City worth buying? Send me the unit you are looking at and I will ask the developer the location question for that lot before you commit.

常见问题 FAQ

What is the Forest City Special Financial Zone?
A package of federal tax incentives tied to Forest City in Johor. The Prime Minister announced the zone on 25 August 2023, the Finance Ministry set out the incentives on 20 September 2024, and eleven orders and rules were gazetted on 3 October 2025. Every one of them is written for Pulau 1, the first reclaimed island. 联邦政府给森林城市的一套税务优惠，2025年10月3日在宪报公布，十一项条文写明适用于一号岛。
Do the Special Financial Zone incentives apply to Forest City golf villas?
Do not assume so. The gazetted orders cover Pulau 1 as drawn on Gazette Plan PW50276, and Forest City Golf Resort is on the Johor mainland in Gelang Patah. Ask for written confirmation from IRDA, which verifies every stamp duty remission claim, before you sign. 不要默认适用。宪报条文写的是一号岛，高尔夫度假区在柔佛大陆的振林山。签约前请先取得 IRDA 的书面确认。
How much stamp duty does the 50% remission save a foreign buyer?
Half of the duty on the transfer and on the loan agreement. On a RM1,200,000 purchase a foreign buyer's 8% transfer duty is RM96,000, so the remission saves RM48,000. A Malaysian buyer's tiered duty on the same price is RM32,000, so the saving is RM16,000. 转让与贷款文件的印花税各减一半。RM1,200,000 的房产，外国买家 8% 是 RM96,000，可省 RM48,000。
Does a resale or sub-sale unit qualify for the stamp duty remission?
No. The sale and purchase agreement must be signed with the developer, Country Garden Pacificview Sdn Bhd, between 1 September 2024 and 31 December 2034, and the unit must have been completed before 1 September 2024. 不符合。买卖合约必须与发展商签署，日期在2024年9月1日至2034年12月31日之间，而且单位须在2024年9月1日前建好。
What RPGT does a foreign owner pay when selling property on Pulau 1?
Under P.U.(A) 358/2025 a foreign individual pays the same scale as a Malaysian: 30% in the first three years, 20% in the fourth, 15% in the fifth and 0% from the sixth. Elsewhere in Malaysia a foreign seller pays 30% for the first five years and 10% after that. 按 P.U.(A) 358/2025，外国个人与马来西亚人同一税率：前三年 30%，第四年 20%，第五年 15%，第六年起 0%。
Can I get MM2H through the Special Financial Zone?
There is an MM2H category tied to the zone. It needs a purchase of at least RM500,000 from the developer, held for ten years, and a fixed deposit of USD 65,000 if you are 21 to 49 or USD 32,000 from age 50. Approval is separate from the purchase and goes through a licensed MM2H operator. 有特区类别：向发展商购买至少 RM500,000 的房产并持有十年，另加定期存款。审批与买房是两回事。
Does everyone living in Forest City pay 15% income tax?
No. The 15% personal rate is for eligible knowledge workers employed in the Johor-Singapore Special Economic Zone, for 10 years and subject to conditions. Living in a villa and working in Singapore, or retiring here, does not qualify you. 不是。15% 是给在柔新经济特区受雇、符合条件的知识型员工，为期十年。住在这里但在新加坡上班或退休的人不适用。
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Sources: IRDA, Guidelines on Application for Stamp Duty Remission (Individuals), Pulau 1 of FCSFZ, effective 14 January 2026; P.U.(A) 350 to 360 of 2025, gazetted 3 October 2025; Ministry of Finance announcement of 20 September 2024; Securities Commission Malaysia single family office scheme; MDEC guidance on the 5% rate; Budget 2026 speech, 10 October 2025; Forest City releases of July and August 2026. More questions are answered on the FAQ page.

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. Confirm every figure with your lawyer for the exact unit.