Gardens Park, Kuang / Rawang, Selangor — licence 14542, and the finding that is the exact inverse of its neighbour’s: FOREIGN BUYERS ARE BARRED HERE, AND NOTHING ANYWHERE SAYS SO

Six things about Gardens Park that no brochure, portal or press report tells you

Each one is checkable at a named published source, and each one is a reason to read the filing before the floor plan.

The layouts, as filed — four types at Astor, three at Elgar

There is no floor plan, no site plan and no location map in this set, because none is published anywhere for either phase — the plans sit behind a gated form on the developer’s own site. So every card below carries filed dimensions and no drawing, and says so. One caution that applies to every card: the filing prints ONE area figure per type, in KPS or square feet, and does NOT separate land area from built-up area. Treat them as filed areas, not as built-ups. And no per-type price is filed on any of the three records, so the statutory band in the register section is a whole-phase band, not a per-type one.

No floor plan, no site plan and no location map is published for either phase by anyone, so none appears on this page and none has been substituted. Per-type unit counts are not filed either — which is why even the saleable-lot cross-check that the neighbouring licence permits cannot be done here, and why no density figure appears anywhere on this page. Filed areas are reproduced as the documents print them, in KPS at Astor and in square feet at Elgar, with the filing’s own failure to separate land from built-up stated rather than silently resolved.

The imagery — what each file proves, and what it does not

How these nine files were chosen, and why none was added. One Amazon S3 bucket serves every Gamuda Land development worldwide, and page placement is PROVEN not to be a project identifier here: the Astor page itself serves Illaria, Agalia and Elgar images in its “Similar Developments” row, the Elgar page serves Illaria, Agalia and Astor, and the Agalia file’s own name marks it a Gamuda Gardens Village Homes asset sitting on a Gardens Park page. So every file here was picked by alt text naming the product, and every “Similar Developments” card was refused on its shared, useless alt text thumb project. The generic captioned feature tiles were refused too — and one of them is the proof of why: the “Door Step Access To 50-acre Ring Park” tile on the Astor page is the same generic file the neighbouring development’s Heston Hills page serves under a completely different caption. Grade ceiling on this host: caption-published for the two page heroes, project-confirmed-but-subject-unestablished for the galleries, and nothing CMS-confirmed at all.

Where Gardens Park is, and the distance table that proves it is not Gamuda Gardens

Kuang, Daerah Gombak, Selangor — marketed by the developer as part of its Rawang-area holdings and commonly listed under Rawang, which is how Louis’s own files index it. No street address and no postcode is published for the SITE by anyone: the only address on any filed document is the sales gallery, which both developments share and which both filings print as the developer’s own address. Every distance below is printed by the developer on its own Gardens Park and Astor pages. Nothing here is estimated, and nothing is borrowed from the adjacent development’s longer list.

The statutory particulars as filed for Kirana and Damai, phase by phase

This is the spine of the page. Everything in the table is printed either in the public KPKT TEDUH register for 14542, 14542-5, 14542-6 and 14542-7, or in the filed HIMS statutory advertisement documents for Kirana (Fasa 1 – A2) and Damai (Fasa 1-B). Where the two disagree, both are shown and the register is named as governing. Nothing in this table comes from the adjacent Gamuda Gardens licence, and nothing from the Kundang Estates records on this same licence.

How to read this table. The register is the authority for units, built percentage, permit number and validity, and the governing vacant possession date. The filed brochure is the authority for tenure, the interest restriction, the charge, the plan reference and the layout schedule, because pegangan is not a register field on any of these records. Where the two disagree — and they do, on Astor’s completion date — the register governs and the disagreement is printed rather than smoothed over.

Figures verified 12 October 2026 against the public KPKT TEDUH developer register for 14542, the project register for 14542-5, 14542-6 and 14542-7, the filed HIMS advertisement documents for Kirana and Damai, and the GreenRE certification register. Marketing information, not an offer. Registers are updated by their owners and a permit, a licence or a build percentage can change after this page was verified — check again before you sign anything.

Gamuda Gardens is a DIFFERENT development, and this is the whole point of this page

Louis’s own project folders list “Gamuda Gardens” and “Gamuda Gardens Park” as two items, and they really are two developments. Gardens Park: licensee GAMUDA LAND (BOTANIC) SDN. BHD., 199901016836 (491736-H), TEDUH code 14542, freehold, Jadual G, permit tail -(L) individual title, 24-month delivery, no interest restriction filed, plan references reading 3170, three registered phases and 832 licensed homes. Gamuda Gardens: a different licensee, a different developer code, 99-year leasehold, Jadual H, a -(S) strata permit tail, a 36-month delivery period, an interest restriction filed on every phase, plan references reading 442. Its own unit counts, price bands, distances, lease expiries, ratings, awards and dates stay on its own page. Four independent things settle it: two different licensees on the register, each with its own licence and project list; two different master-plan reference numbers under the same local authority; the GreenRE register, which is the only source anywhere that prints the folder name Gamuda Gardens Park – Phase 1 (Astor) against a licensee, and the licensee it prints is GAMUDA LAND (BOTANIC) SDN. BHD.; and the land deal itself, a 532-acre, eight-parcel freehold purchase for RM360 million on 3 January 2023 from Kundang Properties Sdn Bhd, announced as being next to the existing township and connected to it by a 1 km woodland boulevard. Why anyone would confuse them: the developer’s corporate site correctly calls Gardens Park “a freehold development, adjacent to Gamuda Gardens”, but the Gamuda Gardens site carries Gardens Park as one of its own navigation sections, and both developments print the same shared sales gallery as the developer’s own address in every filed brochure. Gamuda Gardens has its own page on this site, and not one of its figures — not a unit count, not a price band, not a distance, not a lease expiry, not a green rating, not an award, not a completion date — appears anywhere on this page. And a third township sits on THIS licence: Kundang Estates, records 14542-1 to 14542-4, completed 2018 to 2019. Its figures are kept off this page entirely too — including its delivery dates, which are not this development’s track record.

Foreign buyers — on this development both tests fail, and the neighbour answers the opposite way

Daerah Gombak is Selangor Zone 1, where the published foreign-buyer floor is RM2,000,000 — double the Kuala Lumpur / Federal Territory figure of RM1,000,000, and double Selangor Zone 3 (Hulu Selangor and Sabak Bernam). TITLE, which is the binding test on a landed home: the published Selangor position — propcashflow.my citing Pekeliling PTG Selangor Bil. 1/2014, iProperty, and IQI’s own land guide at iqiglobal.com/blog/buying-land-in-malaysia-for-foreigners/ — is that in a main zone only strata-titled and gated landed-strata homes are open to a foreign buyer. Gardens Park is freehold with INDIVIDUAL title on Jadual G with a -(L) permit tail, so it fails that test. PRICE, which fails independently: the dearest filed statutory maximum anywhere on this licence is RM1,992,204.00 at Elgar, RM7,796 — 0.39% — under the floor; Astor’s maxima are RM1,934,160.00 and RM1,617,360.00. So not one of the 832 licensed homes reaches RM2,000,000 either. Two bars, independently fatal, and no marketing surface, portal or press report anywhere mentions either of them. The contrast with the adjacent development is the single most useful thing either page carries: there the same built form is on strata title under Jadual H, and strata title is exactly what admits a foreign buyer to a landed home in a Selangor main zone. One kilometre apart, one brand, one sales gallery, opposite answers. Two honest cautions. First, one of the sources that carries the zone table, propcashflow.my, contradicts itself across two of its own pages, and PTG Selangor publishes no reachable circular at all, so the zone table is a three-source consensus and not a primary document. Second, thresholds and conditions change from time to time, and the conditions attached to landed strata include the scheme being gated and guarded — a claim which, on either development, has no filed support. A foreign buyer must get written confirmation from PTG Selangor, and from the developer, before paying a deposit anywhere in this district.

How to read the build percentage, and why Astor’s is the interesting one

LANCAR is the register’s status for a phase under construction, and the percentage beside it is the physical progress the developer reports to KPKT, not a sales figure and not a guarantee. Astor is filed at 90.72% on 14542-5 and 90.67% on 14542-6, with the filed brochure recording Baki Unit 9 of 286 — about 97% sold. The developer tags that phase “Newly Launched”. Both of those cannot be true, and the filing is the one with a statutory consequence. Elgar is filed at 7.36% with all 331 units unsold at its filing date, which is the profile of a phase that genuinely has just started. Neither percentage carries an as-at date in the register, so both are a snapshot — ask for the current progress report and the architect’s certificate before you rely on either. And remember that a certificate of completion and compliance is not vacant possession: the date that binds the developer is the one in your own sale and purchase agreement.

What this page does not publish, and why

This agency has one absolute compliance instruction and this page applies it literally. No discount figure, no rebate figure, no nett price, no promotion and no commission information appears anywhere on this page, from any source, whatever its provenance — and those five terms appear exactly once each on this page, here in this sentence, and nowhere else. There is one deliberate, named exception, and it is the term Bumiputera, which appears exactly twice: once here, and once in the final column of the register table above — and in that column the page records ONLY that the filed advertisement documents contain such a field, and publishes no value for it. What that means in practice. The filed statutory Unit Selling Price bands and the public KPKT TEDUH register bands ARE published here, because they are the legally filed sale and purchase price ranges and a public government record — and each is labelled on this page as what it is: not a price list, not a quotation and not an offer. What is withheld, and how many carriers it has — and the carrier count is the sharper point. The developer’s OWN pages carry entry figures that sit BELOW the filed statutory minimum on three of the four products it markets across these two licences, and Elgar is one of the three. Astor is affected too, in a way worth stating precisely: its header figure sits above one of its two registrations’ filed minimum and below the other’s, so for part of the product it is below a filed minimum. Neither those figures nor the size of the gaps appears anywhere on this page, because printing a gap beside a filed minimum would reconstruct the withheld figure exactly. Recorded here is only that the discrepancy exists, and who carries it — and the carrier count is ONE, and that one carrier is NOT independent: it is the developer itself. No portal and no press report was found repeating any of the three. A developer carrying an entry figure below its own filed statutory minimum, on three of its four products, with no independent publisher repeating it, is a sharper finding than a wide discrepancy across many sources would be, and it is stated as such. Counting rule applied, so that the figure one is honest: the two Edge-group domains and the EdgeProp API host count as one publisher; PropertyGuru and iProperty count as one; the two Star-group domains count as one. The filed minima themselves ARE publishable and they are in the table above — Elgar RM831,800.00, Astor RM772,800.00 on 14542-6 and RM835,800.00 on 14542-5. One trap checked and cleared. A below-minimum marketing figure can sometimes be an artefact of an affordable allocation filed as a type-code twin — the -RMM / -AH suffix pattern. No such suffix pair exists anywhere on this licence, on either phase, so that explanation does not apply and these really are below-filed marketing figures. The only affordable allocation on this licence at all belongs to the separate Kundang Estates township, not to Gardens Park, and its figures are off this page. If you want a figure, ask for the price list and the sale and purchase agreement at the sales gallery, and compare them against the filed band above. That is the honest route, and it is the only one this page will point you down.

The placeholder permit, and what it means for checking a lapse

Both filed advertisement documents on this licence print the advertising and sales permit as a literal placeholder — Kirana files XXX with a blank validity and Damai files XXXX with a blank validity. That is two for two here, and five for five across the two Gamuda licences in this research — the most consistent placeholder behaviour this agency has recorded. The consequence is practical: lapse versus current CANNOT be assessed from any filed document on this development. Only the register can answer it, and the register says both live permits are current — 14542-6/07-2027/0505(R)-(L) to 15 July 2027 and 14542-7/06-2028/0398(A)-(L) to 3 June 2028. Never let a developer licence validity be read as a permit validity: the licence runs to 21 January 2028 and the Astor permit runs out on 15 July 2027, which are different dates with different consequences. And note what could NOT be read: 14542-5 has only a non-durable temporary filing, so its own permit number is not recorded on this page rather than guessed at.

NOT PUBLISHED, therefore not on this page — the list Louis takes to the developer

No parcel area for any phase. Keluasan Tanah is absent from both filed brochures and keluasan reads 0 mps on 14542-7. So no density figure appears here, and none can be derived — and the one keluasan figure that does exist on this licence, 148 to 188 m² on 14542-5, is a BUILT-UP in square metres (about 1,593 to 2,023 sq ft — this agency’s conversion), matching the filed area range, not a lot. No street address, postcode, lot or PT number, mukim or pekan for either site — only the shared sales gallery address, which is not the project location. No per-type unit counts and no per-type prices on any of the three records. No floor plan, no site plan, no location map. No car-park bay count — a car porch on a plan asserts neither a count nor an allocation. No maintenance charge, security charge or sinking-fund figure, on a development marketed as a guarded community. No defect liability period in print — it follows from Schedule G, which marketing never mentions. No HDA section 7A account number on either filing. No permit number for 14542-5. No main contractor, contract sum or GFA for any phase — and that one is a closed door rather than an open gap: the group is one of Malaysia’s largest contractors building its own township, so no third-party contractor announcement exists to find. No confirmed vacant possession date for either phase, because neither has completed. No QLASSIC score for any phase. No list of which Gardens Park phases beyond these three are planned, and no filing for any of them. Louis asks for every one of these in writing. Each is a question, not a gap to be filled with a guess.

Gardens Park — the honest answers, with the source named every time

Also worth seeing — and one page that must not be confused with this one

Published 12 October 2026 · last verified 12 October 2026 against the public KPKT TEDUH developer register for 14542 (and 8393 and 8206 for the cross-checks), the project register for 14542-5, 14542-6 and 14542-7, the filed HIMS advertisement documents for Kirana (Fasa 1 – A2) and Damai (Fasa 1-B), the GreenRE certification register across all four tiers plus two certification-entry lists, the developer’s own Gardens Park, Astor, Elgar and accolades pages, and the named press and foreign-ownership sources listed above. · Marketing information, not an offer. Confirm every figure against the filed advertisement particulars and the Schedule G sale and purchase agreement.