Setia Eco Templer

Some units clear the price test. Whether that is enough depends on one thing S P Setia has not published, and you should not commit until you have it in writing.

The price test. Rawang sits in the Gombak district — S P Setia’s own permits name Majlis Perbandaran Selayang as the approving authority. Gombak is Selangor Zone 1, and the minimum purchase price for residential property bought by a foreign interest is RM2,000,000. Richmond Gate Regent at RM3,012,000 to RM3,104,000 clears it comfortably. Jimbaran’s semi-detached at RM2,372,000 to RM2,572,000 clear it. The top of the Refine terrace band at RM2,462,000 clears it; the bottom at RM1,630,000 does not. The Rumah Selangorku phase is a state affordable scheme and is closed to non-citizens outright.

The test that price does not answer. Selangor only opens strata and strata-landed property to foreign purchase. Landed residential held on an individual title is closed to non-citizens at any price at all. S P Setia’s statutory blocks for this township state the tenure — leasehold 99 years to 4 October 2116 — but they do not state whether the parcels are strata-landed or individual title. Some third-party listings describe the completed Essex Garden units as strata; that is not an official source and I will not build a purchase decision on it.

A third layer specific to this township. The master title already carries a restriction: the land cannot be transferred, leased or charged without State Authority consent. That is separate from, and additional to, the state land office consent a foreign buyer needs. Two consent processes, not one.

There is also a 10% ceiling on non-Bumiputera units within a development, which constrains the pool before anyone talks about nationality.

If you complete as a non-citizen, budget for the flat 8% stamp duty on transfer applying to residential property since 1 January 2026, and real property gains tax at 30% within five years, 10% from the sixth year onward, with no zero band. Note that foreign interest includes Malaysian permanent residents for these purposes.

State circulars change. Have your own Malaysian lawyer confirm the current Selangor position and get the title type in writing before you pay anything.

Enough to price it in, not enough to walk away, and the honest way to think about it is in bank years rather than calendar years.

The statutory block reads: Land Tenure: Leasehold 99 years (Expiring 4 October 2116). That implies the master lease commenced around 4 October 2017. As at August 2026 there are roughly 90 years remaining.

Ninety years is comfortably above every threshold that currently matters. Malaysian banks generally want the remaining lease to exceed the loan tenure plus a margin, and at 90 years you will not have a financing problem. Neither will the person who buys from you in ten years.

The problem is further out and it is real. Leasehold does not decay linearly — it decays at the point where the next buyer’s bank starts asking questions. That conversation typically begins when the remaining term drops toward 60 years, which for this township is around 2056. If you intend to hold for a generation and pass it on, your child will be the one having that conversation, and an extension of lease requires an application to the state with a premium payable at the state’s discretion.

Set against that: every other Rawang township on this site is freehold. Templer Residence, Tamansari and Emerald Rawang are all perpetual title. If you are comparing Setia Eco Templer against them on price per square foot alone, you are not comparing like with like — some of the difference should be the lease.

One more thing specific here: the master title separately requires State Authority consent to transfer, lease or charge. That adds process and time to every future sale, not just yours.

No, and the confusion is understandable because both statements about golf are true at different times.

The 194 acres were the Perangsang Templer Golf Club. S P Setia and Cash Band (M) Berhad, a unit of Kumpulan Perangsang Selangor, redeveloped the course into the township. The golf course is what the houses are built on, not what they look out at.

Some listing pages carry golf course in the facilities list for Setia Eco Templer. That appears to be a conflation with Templer Park Golf and Country Club, which is a separate, neighbouring business and is listed on S P Setia’s own location tables under recreational amenities — as a nearby facility, not an included one. You would need a membership there like anyone else.

What the former course did leave behind is genuinely valuable and it is the reason the master plan won a FIABCI world gold: mature trees, established contours and existing water courses that became the nine named creeks. Redeveloped golf land tends to landscape far better than cleared scrub, and here it visibly has.

Richmond Gate is the current launch. Jimbaran is the built alternative. Both are live, and the choice between them is a choice about time.

Richmond Gate comprises Regent, Refine and Robinson. Regent is four semi-detached at RM3,012,000 to RM3,104,000. Refine is terraces at RM1,630,000 to RM2,462,000. Regent and Refine share a permit covering 66 units, with an expected completion date of February 2029. Robinson is listed on the collections index at 24 by 80 feet with built-ups of 3,058 and 3,315 sq ft, but its detail page returned nothing on 12 August 2026, so no price is stated here.

Jimbaran @ Gaia Gardens is described as limited units: 32 semi-detached at RM2,372,000 to RM2,572,000 and 38 terraces at RM1,509,000 to RM1,924,000. The permit completion date was March 2026, and S P Setia’s own site-progress photographs dated 1 April 2026 are captioned as completed units with CCC issued. If you want a semi-detached you can inspect and finance now, this is the one.

Rumah Selangorku Cenderawasih is also under construction, completing August 2027, with progress photographs dated 12 June 2026 showing architecture and mechanical and electrical works.

Everything else — Essex Gardens, Peranakan Straits, Amantara, The Grove, Rimbaran — is completed and handed over, so those are subsale, not developer sale.

Because the seven-year figure was given in 2016 and the pandemic took roughly two of those years out of the middle. The slip is real and the developer has explained part of it on the record.

At the 2016 launch S P Setia said the 194-acre township would take about seven years to complete. By 2019 that had been restated as seven to ten years. The current Richmond Gate permit carries an expected completion of February 2029 — roughly thirteen years after launch.

The on-the-record explanation, from Setia Eco Templer’s general manager Dianne Chan to The Edge in May 2022: Rimbaran was supposed to launch much earlier, but the virus outbreak disrupted the plan and we didn’t launch anything here for more than two years.

Two lost years explains part of a four-year overrun, not all of it. The rest is what a 194-acre township does when it sells in blocks of 30 to 250 units and the market is soft in the middle. That is not unusual and it is not a distress signal.

What it does mean for you, concretely: if you buy Richmond Gate today, you will be living on a site with active construction around you into the 2030s, and the amenity mix around your house will keep changing. If you buy Jimbaran, which is built, you skip most of that. That is worth more than the price difference to some buyers and nothing at all to others.

The clubhouse operator is named and verifiable. The maintenance fee is not published, and that gap matters more here than at most townships.

Templer’s Club and Ballroom is operated by Setia Eco Templer Recreation Sdn Bhd at No. 1, Jalan Ipoh-Rawang KM-20. The published facility list includes an Olympic-sized pool at four feet depth, an indoor gym with Technogym equipment, a squash court, table tennis and indoor games, a kids corner, a Grand Ballroom with function rooms, a club terrace, a mini park and a 240-bay car park. That is an operating business with an address, not a rendering.

What is not published anywhere on S P Setia’s pages for this township: the monthly maintenance charge, the sinking fund contribution, the security levy, and whether clubhouse access is included in the maintenance charge or billed as a separate membership.

That last one is the question to press. A clubhouse held in a separate operating company can be run either way — bundled into the residents’ charge, or sold as a membership the developer controls. The difference over thirty years is substantial, and it is the sort of thing that should be in the sale and purchase documents rather than agreed verbally at a sales gallery.

Ask for the schedule of charges and the clubhouse membership terms in writing, and I will read them with you before you sign.

It is the outlier on three of the four things buyers actually compare, and being the outlier is not the same as being better.

Tenure. Setia Eco Templer is leasehold to 2116. Tamansari, Templer Residence and Emerald Rawang are all freehold. This is the single biggest structural difference and it should show up in price.

Location. The others are in or beside Rawang town, off the NKVE and LATAR corridor. Setia Eco Templer is at KM20 on the Ipoh road, closer to Batu Caves station (12.6 km) than to Rawang station (14 km), with AEON Rawang 16 km away. Different commute, different weekend, different school run.

Price ceiling. Setia Eco Templer is the only one of the four where units are currently sold above RM3 million, and the only one where anything currently on sale crosses the RM2 million Selangor foreign-buyer floor apart from Emerald Rawang’s zero-lot bungalows.

Disclosure. S P Setia publishes a full statutory block, a price band, a completion date and dated site photographs for every current collection. Templer Residence does the same. Tamansari’s Murraya phase publishes none of it. GuocoLand’s Emerald Rawang microsite could not be read at all on 12 August 2026 because it is behind a bot wall.

The honest summary: if you want the strongest master plan and the deepest amenity, this is it. If you want perpetual title and the shortest drive to Rawang town, it is not.

Not on the overhang number itself. On the price gap, yes, you should think.

NAPIC’s first quarter 2026 Selangor data shows a residential overhang of 3,745 units, 2,407 completed and unsold serviced apartments, 1,904 newly launched units and an average secondary transacted price of RM559,935.

The overhang is dominated by completed serviced apartments, which is a strata high-rise problem in the mature urban corridors. Setia Eco Templer sells landed houses on a 194-acre master plan in Gombak. Those markets barely touch.

The number that should make you think is the secondary average of RM559,935 against a Richmond Gate terrace at RM1,630,000 to RM2,462,000, or a Regent semi-detached above RM3 million. Your exit buyer in ten years is drawn from a Selangor secondary market whose average transaction is under RM600,000. Premium landed always sits well above the state average, and the average includes every ageing flat in Selangor — but the thinner your resale pool, the more the master plan, the clubhouse and the tenure have to do the work of holding value.

That is precisely why the leasehold question deserves weight here. In a thin resale pool, a title complication costs more than it does in a liquid one.

Use the current NAPIC quarter when you read this, not 1Q2026.

Seven documents. On a leasehold township with a joint-venture landowner, this list is longer than usual and every item on it is reasonable to ask for.

One: the title type — strata-landed or individual title — in writing on developer letterhead. Nothing else on this list matters as much.

Two: a copy of the master title showing the lease commencement date and the expiry of 4 October 2116, plus the restriction requiring State Authority consent.

Three: the current advertising and sales permit for your specific collection, cross-checked yourself at teduh.kpkt.gov.my. Regent and Refine share one; Robinson and Jimbaran have their own.

Four: the schedule of maintenance charges, sinking fund and security levy, and whether clubhouse access is bundled or a separate membership through Setia Eco Templer Recreation Sdn Bhd.

Five: for Jimbaran, the certificate of completion and compliance for the specific lot and the remaining defect liability period. For Richmond Gate, the housing development account details and the stage payment schedule to February 2029.

Six: confirmation of who the developer entity is on your agreement — Setia Eco Templer Sdn Bhd (1020553-T) — and that the land charge to AmBank will be redeemed on your parcel at completion.

Seven: if you are a non-citizen, written confirmation of the state consent pathway and expected timeline, because two separate consents apply here.

Send me what they give you and I will tell you which clauses to push back on before you sign anything.