Eco Tropics Lanna

Lanna 2 is not a name EcoWorld uses. On its own project site there is one landed product called Lanna, with seven designs. What agents label Lanna 2 is the second batch of those designs — Elora, Lumina and Kalina — which carry advertising permits issued in September and October 2025 and complete between September and October 2028. The first batch — Aira, Alana, Amara and Ariela — shares a permit issued on 10 April 2025 and completes in April 2028.

I am spelling this out because you will see listing pages that treat Lanna and Lanna 2 as two separate projects, and at least one that treats a marketing campaign name as a third. They are one precinct, EKOTROPIKA 10, with 702 homes in it.

No. Two separate barriers close this one, and both are hard.

First, price. Johor’s minimum purchase price for a non-citizen buying landed residential property is RM2,000,000. The highest figure on any Lanna permit is RM1,144,000, for Ariela. Not a single house here reaches the floor, so there is nothing to apply for.

Second, the title itself. EcoWorld prints the restrictions in interest on its own website, and clause (iii) says parcels erected on this land may not be sold or transferred in any manner to a non-citizen or a foreign company without the consent of the State Authority. Even above the price threshold that consent is discretionary, and on ordinary landed stock in Pasir Gudang it is not something to plan around.

For completeness, if you were buying eligible property elsewhere in Johor you would also budget the Johor foreign buyer levy of 3% of the price or RM30,000 whichever is higher, in force since 1 July 2025, and the flat 8% stamp duty that has applied to non-citizens since 1 January 2026.

Because the ceiling in a permit range is set by the premium lots, not by the house. Compare the pairs: Aira and Elora are both 1,594 sq ft on 20ft x 65ft and both start at RM743,000, but Aira’s permit runs to RM1,029,000 and Elora’s stops at RM938,000. Alana runs to RM1,038,000 while Lumina stops at RM935,000. Amara runs to RM1,088,000 while Kalina stops at RM1,003,000.

Identical floor prices with ceilings RM85,000 to RM103,000 lower means the second release simply has fewer, or less expensive, premium lots — the corner, end, wider or park-facing positions that carry the top pricing. It does not mean the standard house got cheaper.

The practical consequence: if you want a plain intermediate lot, the two releases cost you about the same and you should choose on completion date. If you want a corner or an end lot, the first release is where they are — and they will be gone first.

Two lot sizes only: 20ft x 65ft and 20ft x 70ft. Every house is 20 feet wide; the difference between the two is five feet of depth, and that depth goes into the garden, not the internal floor area.

On 20ft x 65ft: Elora and Aira at 1,594 sq ft, Lumina and Alana at 1,640 sq ft. On 20ft x 70ft: Kalina and Amara at 1,732 sq ft, Ariela at 1,840 sq ft. All are described by EcoWorld as four-bedroom layouts. The developer does not publish the bathroom count on the project site, so this page does not state one — ask me and I will get it in writing rather than repeat what listing sites guess.

The permits give April 2028 for Aira, Alana, Amara and Ariela; September 2028 for Lumina and Kalina; October 2028 for Elora.

EcoWorld publishes dated site photographs, and the ones current when this page was written are dated 1 August 2026. They show Aira and Amara at roofing, Alana and Ariella at wall and roofing, and Elora, Lumina and Kalina at structural frame or frame-and-wall stage. That is exactly the sequence you would expect from the permit dates, roughly one construction stage between the two releases.

Photographs of this kind are worth more than a percentage figure in a brochure, because you can see for yourself what stage the block is at. EcoWorld updating them monthly is a point in its favour.

EcoWorld has not published a maintenance rate for Lanna, so I will not put a number here.

On title, read the permit wording carefully. The restrictions in interest are written in terms of petak-petak bangunan — building parcels — which is strata language, and EcoWorld has itself described Eco Tropics as the first landed strata development in Pasir Gudang. If that holds for Lanna, you get a management corporation, a share unit allocation and a recurring monthly charge, which is normal for a gated landed scheme but is a real cost that a plain individual-title terrace does not carry.

This is exactly the kind of thing to get in writing before the booking, not after. Message me and I will ask EcoWorld for the title type and the indicative service charge in writing, and send you the reply as it comes.

Every Lanna permit states a 15% discount for Bumiputera buyers, which is standard in Johor and is not negotiable by the developer.

The part worth knowing is clause (ii) of the restrictions in interest: once a parcel here has passed into the hands of a Bumiputera or a Bumiputera company, it cannot afterwards be sold, leased or transferred to a non-Bumiputera without State Authority consent. So the Bumiputera-quota lots effectively leave the open resale pool once taken up.

For you as a buyer that has a mild upside — a smaller pool of freely tradable houses in the same scheme — and a mild downside, which is that the quoted price you are working from is the undiscounted one. Neither effect is dramatic, but you should know which price you are being shown.

Yes, and the honest answer is that it affects your exit rather than your purchase.

NAPIC’s Q1 2026 figures put Johor’s residential overhang at 3,852 units, the second-highest of any state after Perak’s 4,063, out of a national total of 32,801 units worth RM16.37 billion. That was the sixth consecutive quarterly increase, and the overhang has been accumulating in cheaper stock. Note that this is the residential count — do not let anyone quote you the serviced apartment number instead, which is a different market entirely.

Lanna is not in that figure, because overhang counts completed unsold units and Lanna completes in 2028. The more immediate number is closer to home: EcoWorld’s own permits for the older EKOTROPIKA 4 phases disclose 286 units still unsold, completing between November 2025 and December 2026. Those houses will be finished, in the same township, years before yours — and they are what a buyer will compare your resale against.

None of that makes Lanna a bad house. It does mean that if your plan depends on flipping before completion, you should stress-test it against a market where the developer next door still has stock.

Frontage is identical at 20 feet, so the decision comes down to depth, timing and how finished you want the neighbourhood to be on day one.

Lanna gives you 65 or 70 feet of depth, 1,594 to 1,840 sq ft, RM743,000 to RM1,144,000, and a township that has been lived in since 2015 — school open, park open, shops trading. Jasmine 3 gives you 75 feet of depth, 1,868 to 1,946 sq ft, RM811,200 to RM1,166,400, and a township whose primary school is still marked coming soon.

Put crudely: Lanna is the cheaper entry into a finished place; Jasmine 3 is the bigger house in a place still being finished. If a fourth bedroom that is actually usable and a deeper back garden matter more to you than having the amenities already there, Jasmine 3 wins on paper. Read that page and then message me — I will send both price lists side by side.