D’Secret Garden 2 @ Setia Tropika
Freehold serviced apartments by KSL. Three layouts — studio, two-bedroom and three-bedroom — from 506 to 893 sq ft, published starting prices RM244,000 to RM430,000. The first row of the table below is the one that matters to most readers of this site: on KSL’s own published prices, no layout here comes close to the RM1,000,000 floor a non-citizen must clear in Johor.
D’Secret Garden 2 at a glance
Every figure below comes from KSL’s own project website, kslprojects.com.my, read on 26 August 2026. Where KSL has not published something — the advertising permit number, the unit count, the completion date — it is not on this page, and I have not substituted a figure from a property portal or another agent.
- Foreign buyers
- No — on published prices, no layout reaches RM1mJohor strata floor for non-citizens is RM1,000,000. The largest layout, Type C, starts at RM430,000.
- Development
- D’Secret Garden 2Serviced apartments · KSL Holdings Berhad
- Licensed developer
- Khoo Soon Lee Realty Sdn BhdDeveloper code 3390, status Aktif. This is the only project on this site’s KSL pages where the register and the marketing name are matched outright — the registered scheme name carries “D’ Secret Garden 2” in brackets. The group holds five developer licences; this is the one that binds your SPA.
- Tenure
- FreeholdStated on KSL’s project page
- Area
- Setia Tropika, JohorKSL’s own listing. Two agent sites place it in Kempas — see below.
- Layout range
- 506 – 893 sq ftThree types: A studio, B 2-bedroom, C 3-bedroom
- Published starting prices
- RM244,000 – RM430,000KSL publishes a “start from” figure per layout, not a price range
- Starting price per sq ft
- About RM481 – RM482My calculation from KSL’s published price and area, not a KSL figure
- Registered scheme name
- PANGSAPURI KEMPAS INDAH 2 (D’ SECRET GARDEN 2)KPKT TEDUH register, read 26 August 2026 — not the marketing name
- Developer licence
- 3390/03-2029/0030(A)Khoo Soon Lee Realty Sdn Bhd, developer code 3390. Expires March 2029.
- Advertising permit (APDL)
- 3390-80/06-2028/0438(N)-(S)Project code 3390-80. Valid 5 June 2025 to 4 June 2028. A second permit, 3390-71/04-2027/0257(R)-(S), is registered against the same scheme name — ask which one covers your block.
- Total units
- 1,664KSL publishes no unit count. The government does. KPKT project register, read 26 August 2026. Read the note below on what 1,664 means for you.
- Project status
- Lancar — on scheduleThe register’s own status word as at 26 August 2026. The scale runs: not started, on schedule, late, sick, completed with CCC or CFO, permit cancelled.
- Bedrooms / bathrooms
- 2 and 3 bed · 2 bathAs recorded in the register, which is a coarser description than KSL’s three layout types
- Facilities
- Pool, gym, BBQ area, EV chargingThe four items KSL lists. Nothing else is claimed here.
- Advertising permit (APDL)
- Not published by KSLMy other project pages quote the permit number. KSL does not publish one here.
- Total units
- Not published by KSL
- Storeys
- Not published by KSL
- Target completion
- Not published by KSL
- Bumiputera discount
- Not published by KSL
Here the company is confirmed. On most KSL projects it is not.
“KSL” is a brand, not the entity on your sale and purchase agreement, and the group sells through five separately licensed companies. This project is the exception on this site: the register carries the marketing name in brackets inside the statutory name, so the vendor is settled — Khoo Soon Lee Realty Sdn Bhd, developer code 3390.
| Licensed company | Code | Developer licence | Valid |
|---|---|---|---|
| Khoo Soon Lee Realty Sdn Bhd | 3390 | 3390/03-2029/0030(A) | 5 Mar 2024 – 4 Mar 2029 |
| KSL Development Sdn Bhd | 7777 | 7777/03-2028/0353(A) | 3 Mar 2023 – 2 Mar 2028 |
| KSL Medini Development Sdn Bhd | 30622 | 30622/11-2028/0297(A) | 20 Nov 2023 – 19 Nov 2028 |
| KSL Bestari Sdn Bhd | 31041 | 31041/05-2030/0097(A) | 20 May 2025 – 19 May 2030 |
| KSL Properties Sdn Bhd | 10778 | 10778/07-2029/0356(R) | 28 Jul 2026 – 27 Jul 2029 |
Swipe sideways to see the full table →
Read from teduh.kpkt.gov.my on 3 September 2026. All five are recorded as Aktif. The first four share one registered address, A-3-55 Pusat Komersial Bayu Tasek, Persiaran Southkey 1, Kota Southkey, 80150 Johor Bahru. KSL Properties Sdn Bhd is registered elsewhere.
Use this to check your own paperwork. The developer licence printed on your sale and purchase agreement should read 3390/03-2029/0030(A) and the advertising permit should be one of the two registered against this scheme. If either differs, you are buying something other than what this page describes, and the unit count, built-up range and completion date above will not be yours.
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Curated hubs, each with its own guide — not auto-generated tag archives.
Why the answer for foreign buyers is no
In Johor a non-citizen buying a strata property must pay at least RM1,000,000 per unit. It is a statutory floor, not a guideline. Under sections 433B and 433C of the National Land Code a dealing below it is void, and the fine on conviction is not less than RM100,000 — on the buyer and the seller both.
KSL’s published starting prices here run from RM244,000 to RM430,000. For the largest layout, the 893 sq ft Type C, to reach RM1,000,000 it would have to sell at about RM1,120 per sq ft against a published starting price of roughly RM482 per sq ft. That is more than double.
What I cannot tell you is where the range ends, because KSL publishes only a starting price for each layout and no advertising permit number that would carry the approved band. If you are a non-citizen, put one question to KSL in writing before you pay anything: is any unit in this development priced at or above RM1,000,000?
If the answer is no, the development is closed to you — and no workaround offered to get around it is worth the exposure. The rules and the penalties are set out here.
The three layouts
| Type | Bedrooms | Built-up | Published starting price | Starting RM psf | Reaches RM1m floor? |
|---|---|---|---|---|---|
| A | Studio | 506 sq ft | from RM244,000 | ~RM482 | No |
| B | 2 | 667 sq ft | from RM321,000 | ~RM481 | No |
| C | 3 | 893 sq ft | from RM430,000 | ~RM482 | No |
Bedroom counts, built-up areas and starting prices are KSL’s own, published on kslprojects.com.my and read on 26 August 2026. The psf column is my arithmetic on those figures.
One thing worth noticing: the three starting prices sit within a single ringgit of each other per square foot. That is a deliberately flat pricing structure, and it tells you the developer is pricing by area rather than by view, level or orientation. It also means the usual advice — that the smallest unit carries the highest psf — does not apply here, so if you are choosing between layouts, choose on how you will actually use the space.
What is missing, and why it matters
Every other project page on this site quotes an advertising permit number, the APDL issued under the Housing Development (Control and Licensing) Act 1966, because the permit is where the approved price band is recorded. A marketing “start from” figure and a permit price band are not the same document, and only one of them is statutory.
KSL does not publish the permit number for this development. Until you are shown it, four things cannot be verified: the full price range, the total unit count, the storey count, and the expected completion date. Here is how to search the permit yourself once you have the number.
All 3 D’Secret Garden 2 layouts
KSL publishes bedroom counts, areas and starting prices for this development, but no floor plan drawing for any of the three. I will not redraw a plan or take one from an agency site and present it as official, so each card carries exactly what KSL states with the drawing left out and explained. Message me and I will ask KSL for the layout sheets. The thing to notice across the three: the price per square foot is within one ringgit from the studio to the three-bedroom, which is unusually flat — you are paying for area, not for the layout.
Type A — 506 sq ft, studio
Get this layoutType B — 667 sq ft, 2 bedrooms
Get this layoutType C — 893 sq ft, 3 bedrooms
Get this layoutBedroom counts, built-up areas and starting prices are KSL’s own, published on kslprojects.com.my and read on 26 August 2026. Square-metre conversions and psf figures are my arithmetic. The advertised area is not always the parcel area in the sale and purchase agreement — the schedule of parcel areas attached to the SPA governs.
The images KSL has published
The developer’s own images, taken from KSL’s project website on 26 August 2026 and hosted on this site rather than linked from theirs. They are artist’s impressions, not photographs of a finished building.
Source: KSL Holdings’ own project website, read 26 August 2026. An artist’s impression is marketing material; finishes, furniture and landscaping shown are not contractual, and the statutory sale and purchase agreement governs what is delivered.
Setia Tropika, or Kempas?
The developer and two agent sites name different areas.
The government register has since settled it, and not in the developer’s favour. Reading the KPKT TEDUH licence and permit register on 26 August 2026 under developer code 3390, Khoo Soon Lee Realty Sdn Bhd, this development is registered as “PANGSAPURI KEMPAS INDAH 2 (D’ SECRET GARDEN 2)”.
The statutory name says Kempas Indah. The agent sites were closer to the register than the developer’s own marketing was. This page keeps “Setia Tropika” in the developer row because that is genuinely what KSL publishes, but the name that governs your sale and purchase agreement, your permit and your strata title is the registered one.
Ask for documents under the registered name, not the marketing name, or you will be told the project does not exist.
The starting price is quoted two ways.
RM5,000 is not a large gap, but it is a gap, and it is the kind of thing that moves between a launch price and a current price. Ask for the price list dated the day you are quoted.
KSL has not published a street address, a land title reference or coordinates for this development, so this page carries no map, no travel times and no distance-to-CIQ figure. Those numbers are easy to invent and I would rather leave the section short than publish a drive time I have not checked.
1,664 units — a number the developer never published
KSL’s project page gives you six facts and no unit count. The National Housing Department’s project register gives the unit count, and it is large.
| Field | Register entry |
|---|---|
| Project code | 3390-80 |
| Registered name | Pangsapuri Kempas Indah 2 (D’ Secret Garden 2) |
| Licensed developer | Khoo Soon Lee Realty Sdn Bhd (3390) |
| District | Johor Bahru, Johor |
| Total units | 1,664 |
| Bedrooms / bathrooms | 2 and 3 bed · 2 bath |
| Permit validity | 5 June 2025 – 4 June 2028 |
| Project status | Lancar — on schedule |
Swipe sideways to see the full table →
Read from teduh.kpkt.gov.my on 26 August 2026. You can pull the same record: teduh.kpkt.gov.my/semakan-status-kemajuan?kodProjek=3390-80
What 1,664 actually means for you
This is the number that should shape your expectations, and it is the one nobody selling you the unit will lead with.
When you come to sell or to let, your first competitor is your own building. 1,664 units means roughly 1,663 near-identical alternatives — same layouts, same views, same facilities, marketed by the same agents, often at the same time. On a development this size, the person who prices to sell sets the price for everyone.
Run one search before you commit: count how many units in this scheme are currently listed for sale, and how many for rent. Divide by 1,664. That ratio is your exit, and it takes two minutes.
The status word is worth understanding
“Lancar” means the department records the project as progressing on schedule. That is good news, and this page says so.
It matters because the same register uses the word “Sakit” — sick — for projects in trouble, and “Lewat” for late. Those are not marketing categories; they are the department’s own classifications, and they are public. A status check takes thirty seconds and is the single cheapest thing you can do before paying a booking fee — on this project or any other.
Statuses change. This one was read on 26 August 2026 and it is worth re-checking on the day you sign.
KSL Holdings
KSL Holdings Berhad is a Johor-based developer listed on Bursa Malaysia, long established in Johor Bahru, Skudai, Ulu Tiram and Iskandar Puteri, and one of the larger domestic developers in the state by number of concurrent launches.
One observation that affects how you should read any listing for this project elsewhere: KSL’s own project website lists twelve current developments. One agent site lists thirty-three under the KSL name. I do not know the reason for the difference — sold out and delisted, not yet launched, sold through an appointed agency, or marketed under another name are all plausible — and I am not going to select one of those and present it as fact.
The practical consequence: if you are shown a KSL project that is not on kslprojects.com.my, ask which of those it is before you treat the quoted price as current.
KSL Holdings Berhad is the developer of this project. I am not employed by KSL and this page is not KSL material.
Questions I actually get asked
Can a foreigner buy at D’Secret Garden 2?
On the prices KSL has published, no. All three layouts start far below the RM1,000,000 Johor strata floor for non-citizens. Ask KSL in writing whether any unit is priced at or above RM1,000,000 before going further.
Does a Malaysian permanent resident face the same floor?
No. The RM1,000,000 floor applies to non-citizens. Permanent residents are treated differently, and PRs are also outside the 8% foreign-buyer stamp duty that took effect on 1 January 2026. The stamp duty position is here.
Is a studio at RM244,000 a sensible rental buy?
It is cheap in absolute terms, which is not the same as being a good yield. The number I would put beside it: NAPIC recorded roughly 9,018 unsold completed serviced apartments in Johor in Q3 2025, the highest of any state. Compact investor stock is exactly the segment competing hardest for the same tenant. Work out the rent you would actually achieve, subtract the maintenance charge — which KSL has not published for this project — and see whether the number still works.
Two agent sites place this in Kempas. KSL says Setia Tropika. Does it matter which?
KSL’s own listing says Setia Tropika, and that is what this page follows. Portals drift toward whichever name has more search volume, and Kempas and Setia Tropika are adjacent enough for that to pass unnoticed.
It matters for the things that outlast the marketing: which local authority approved the plans and sets your assessment, and what the real driving distance is to wherever you are going. Both are settled by the lot number and mukim on the layout plan.
KSL publishes a start-from figure per layout, not a price range. What does that hide?
The top of the building. RM244,000 to RM430,000 are three separate floor prices — the cheapest studio, the cheapest two-bedroom, the cheapest three-bedroom. None of them is an average, and the higher floors of each type are not represented in those numbers at all.
Ask for the full price list by floor and stack. Until you have it, treat the per-square-foot figures on this page as the lowest the building goes, not what you will pay.
A studio, a two-bedroom and a three-bedroom in one building. Which one actually rents here?
Setia Tropika is an established residential area rather than a border-commute address, so the tenant is more likely to be a local family or a working couple than a single cross-border worker. That tends to favour the two-bedroom over the studio.
The three-bedroom at 893 sq ft competes with landed terraces nearby that rent for similar money with their own gate and no maintenance charge. Before you choose a layout, look at what a terrace in the same district is asking — that is the substitute your tenant is weighing you against.
No layout reaches RM1,000,000 today. Could a later phase qualify?
Possibly, but it would be a different purchase. The Johor strata floor of RM1,000,000 is applied per unit at the price in your sale and purchase agreement, so eligibility follows the unit, not the project name. A future phase priced above the floor would be its own decision with its own permit.
What does not work is waiting for these units to appreciate past the floor. The test is applied at your purchase price on the day you buy, and buying below the floor is not permitted regardless of what the unit is worth later.
If I am Malaysian and buying this to let, what should I check first?
The maintenance charge per square foot and the sinking fund contribution, because on a 506 sq ft studio they are a much larger share of gross rent than most first-time landlords expect. Ask for the figures in writing rather than an estimate.
Then the completed supply within a few kilometres. NAPIC recorded 9,972 unsold completed serviced apartment units across Johor in the first quarter of 2026, and vacant stock nearby sets your rent far more than the facilities list does.
Why does this page have so many blanks?
Because KSL has not published those figures. Every other project page here quotes a permit number, a unit count, a storey count and a completion date, because the developer published them. When I cannot verify something it does not go on the page. If KSL publishes the permit, I will update this page and date the change.
Get the current price list and layout plans
I will send you what KSL has actually issued, and I will tell you plainly if this development is not open to you.
No agent fee payable by the buyer on new developer launches
Louis Koh
11 years in Malaysian property · Johor Bahru & Kuala Lumpur new launches · English & 中文
I work with cross-border buyers from Singapore and with local investors. I’ll tell you when a project isn’t right for you — that’s usually worth more than the brochure.
Published 2026-08-26 · Last verified 2026-08-26 against KSL Holdings’ own project website (kslprojects.com.my). KSL has not published an advertising permit number, unit count, storey count or completion date for this development, and this page does not supply substitutes. Availability and pricing are set by the developer and subject to change. This page is marketing information, not an offer or a contract.
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