FOREST CITY GOLF VILLAS

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Updated August 2026

森林城市值得买吗？
Is Forest City worth buying in 2026?

这个问题我几乎每周都被问一次。与其绕开，不如直接说清楚。
I get asked this most weeks. Rather than dodge it, here is the straight version.

先给答案 The short answer

看你买来做什么。如果你要的是一个离新加坡很近、可以自己用的房子，配合 MM2H 长期规划，能持有十年以上，那它值得认真看。如果你要的是租金打平或三五年内转手，那现在这个市场不适合你。

It depends on what you are buying it for. If you want a home near Singapore that you will actually use, with an MM2H plan behind it and a horizon over ten years, it deserves a serious look. If you need rental income to cover costs, or expect to resell within a few years, this is not the market for that.

争议是真的，特区带来的改变也是真的。两件事可以同时成立。
The criticism is real. So is what the Special Financial Zone changed. Both can be true at once.

“鬼城”这个说法从哪来
Where the ghost town label comes from

它来自建成量与实际居住人数之间的落差。项目规模很大，入住速度远慢于建设速度，这一点没什么好否认的。

It comes from the gap between how much was built and how many people live there. The project is large, occupancy filled in far more slowly than construction, and there is no point pretending otherwise.

要注意的是：官方并未公布入住率数据。你在网上看到的百分比都是独立估算，彼此差距很大。把任何单一数字当事实，都不太安全。

One thing to be careful about: no official occupancy figure is published. Every percentage you see online is an independent estimate, and they differ widely from each other. Treating any single number as fact is not safe.

可以核实的是，这个地方在运作：高尔夫度假区、酒店、商店与学校都在开。规模与热闹程度是另一回事，这正是需要你自己去看的部分。

What is verifiable is that the place operates. The golf resort, hotel, shops and schools run. How busy it feels is a separate question, and it is exactly the part you should judge with your own eyes.

特区实际改变了什么
What the Special Financial Zone actually changed

森林城市位于指定金融特区范围内。这带来三件具体的事：

这些改变的是需求从哪里来，不是入住率本身。特区身份不会自动把人搬进来，但它确实换掉了买家结构。详细条件见 MM2H 页面。

These change where demand comes from. They do not move people in by themselves. The zone designation shifted who the buyer is, not the occupancy figure. Current conditions are on the MM2H page.

要诚实说的三件事
Three things worth saying plainly

1. 二手市场很薄 The secondary market is thin

成交少，流动性低，转售价格普遍低于原始推售价。买之前请假设你要长期持有，不要把快速退出写进计划里。

Few transactions, low liquidity, and resale pricing widely reported below original launch levels. Assume a long hold. Do not build a quick exit into the plan.

2. 租金不一定打平 Rent may not cover costs

这一带的报价长期锚定在外国买家的预期上，租金却跟着本地需求走。请索取同类单位的实际签约租金，不要看预估回酬，并按可能出现现金缺口来做预算。

Asking prices here have been anchored to foreign buyer expectations while rents follow local demand. Ask for actual signed tenancy figures on comparable units, not projected yields, and budget for a cash deficit.

3. 买新与买二手是两回事 New and resale are different transactions

MM2H 特区途径要求向发展商购买，二手与转售单位不符合，且房产须持有十年。所以走这条路的买家，本来就不是短线交易者。这一点会改变整个风险计算。

The MM2H SFZ pathway requires a purchase from the developer; sub-sale units do not qualify, and the property is held for ten years. Anyone on that path is not a short-term trader to begin with, and that changes the risk calculation.

适合谁，不适合谁
Who it suits, who it does not

适合 Suits自用为主：离新加坡近的第二个家、球场旁的落脚点、家庭度假屋
Use-led buyers: a second home near Singapore, a base beside the course, a family bolt-hole
搭配 MM2H 做长期居留规划的家庭
Families building a long-stay plan around MM2H
能持有十年以上、且已经亲自看过的人
Buyers with a ten-year-plus horizon who have seen the place in person
不适合 Does not suit需要租金收益打平的买家
Anyone who needs rental surplus
打算三五年内转手的人
Anyone planning to resell within a few years
第一次买海外房产、且只看预估数字下决定的人
A first overseas purchase made on projections rather than a visit

看房那天，看这六件事
Six things to check on the day

这六项做完，你不需要再问任何人值不值得。你自己会知道。

Do those six and you will not need to ask anyone whether it is worth it. You will know.

常见问题 FAQ

Is Forest City a ghost town? 森林城市是鬼城吗？
The label comes from the gap between what was built and how many people live there. No official occupancy figure is published, and independent estimates vary widely, so treat any single number you read with caution. What is verifiable is that the site is operating: the golf resort, hotel, shops and schools run, and the area was gazetted as a Special Financial Zone. The honest answer is that occupancy is the real open question and a site visit on a weekday answers it faster than any article. 官方入住率数据并未公布，独立估算差异很大。实地走一趟最实在。
What changed after the Special Financial Zone designation? 金融特区之后有什么改变？
Forest City sits inside a designated Special Financial Zone. That brought corporate tax incentives for qualifying companies, streamlined cross-border arrangements for people working in the zone, and an MM2H category with a RM500,000 property threshold against the RM1,000,000 general Johor floor for foreign buyers. Those change where demand comes from. They do not by themselves change occupancy, which is why the site visit still matters. 特区身份带来税务优惠、跨境安排与 RM500,000 的 MM2H 置产门槛。
Is the resale market liquid? 二手市场好脱手吗？
No. The secondary market at Forest City is thin and has been widely reported as trading well below original launch pricing. Anyone buying should assume a long holding period and should not plan around a quick exit. This matters less if you are buying under the MM2H SFZ pathway, which requires a developer purchase held for ten years, and matters a great deal if you expect to flip. 二手市场成交少、流动性低，应以长期持有为前提规划。
Can I expect rental income to cover the costs? 租金能覆盖成本吗？
Do not assume so. Asking prices in the area have historically been anchored to foreign buyer expectations while rents follow local Johor demand, and in a development with low occupancy that gap is wider. Ask for actual signed tenancy figures for comparable units rather than projected yields, and budget on the basis that the property may run at a cash deficit. 不要假设租金能打平，请索取同类单位的实际成交租约数据。
Who does Forest City actually suit? 什么样的买家适合？
Buyers with a long horizon who want the use of the property, not just the yield: a second home near Singapore, a golf base, a family bolt-hole, or a residency plan built around MM2H. It suits people who can hold through a slow market and who have seen the place in person. It does not suit a first overseas purchase made on projections, or anyone who needs rental surplus or a quick resale. 适合长期持有、自用或搭配 MM2H 规划的买家；不适合需要租金收益或短期转手的人。
What should I check on a site visit? 看房时该看什么？
Go on a weekday, not a weekend. Count the lit units in the towers after dark. See which shops, restaurants and facilities are actually trading rather than shuttered. Drive to the Second Link at the hour you would really cross and time it. Ask the management office for the current occupancy and the management fee, in writing. Then ask your lawyer to check the title and documents on the specific unit. 平日去看，晚上数亮灯的单位，看哪些商户真的在营业，按你实际过关的时间开一趟第二通道。
Does buying here get me MM2H? 买房就能拿 MM2H 吗？
No. MM2H is a separate government approval administered under MOTAC through licensed operators. A qualifying purchase can satisfy the property condition of the SFZ category, but approval, the fixed deposit, the age bands and the minimum stay are all separate requirements. See the MM2H page for the current figures. 不会，MM2H 是独立审批，买房只满足其中一项条件。
约一趟平日看房 · WhatsApp Chris 010-369 8656

我带看房，也带你看不好看的部分。想先看户型，V120 与 V160 在这里。
I show the parts that do not photograph well too. If you want layouts first, the V120 and V160 are here.

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、税务或移民意见。
Chris Liew, licensed real estate negotiator REN 08014, PropNex Realty. Independent marketing page, not a developer, resort or government website, and not legal, tax or immigration advice.