Riveria Garden @ Wawari — Elora Cluster & Semi-D Homes
Wide-frontage freehold homes on lots from 32 to 46 feet wide, with 2,592 sq ft of built-up and three balconies — and eight semi-detached lots that go 80 feet deep.
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Riveria Garden @ Wawari — Elora Cluster & Semi-D Homes at a glance
Every figure below comes from the developer’s own published material. Where the developer hasn’t published something, it isn’t on this page.
- Product
- Cluster and semi-detachedBoth double-storey, Elora precinct
- Tenure and title
- Freehold, individual titleLand held in your own name
- Cluster lot
- 32-46 ft x 70 ftFrontage varies by lot position
- Cluster built-up
- 2,592 sq ft4 bedrooms, 4 bathrooms, 3 balconies
- Semi-detached lot
- 32-44 ft x 80 ftTen feet deeper than the cluster lots
- Semi-detached built-up
- 2,470 sq ft4+1 bedrooms, 4 bathrooms, 2 balconies
- Units planned
- 544 cluster + 8 semi-DElora 2A released first: 228 + 2
- Elora 2A parcel
- 18.88 acresRM341 million gross development value
- Developer
- Wawari Sdn Bhd202401020704 (1566553-D), KSL group
- Foreign buyers
- Below the state floorJohor landed minimum for non-citizens is RM2 million
- Registered scheme name
- BANDAR WAWARIKPKT register, read 27 August 2026 — “Riveria Garden” and “Elora” do not appear in the government record
- Advertising permit (APDL)
- 31063-1/03-2028/0185(A)-(L)230 units, valid 6 March 2026 to 5 March 2028. See the register section below.
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Six things worth knowing before you pay the Elora premium
Elora costs roughly half a million ringgit more than the terrace product next door. Most of that money buys land, not floor area. Whether that is a good trade depends on things nobody puts in a brochure.
The frontage range is the whole story
Cluster lots run from 32 ft to 46 ft wide on a 70 ft depth. Forty-six feet is a wider frontage than many semi-detached houses in mature Johor Bahru suburbs. But 32 ft is also inside that range, and both are sold as “Elora cluster”. The lot you choose, not the product name, determines what you own — insist on the lot dimensions in writing on your booking form.
The semi-D has less floor area than the cluster
This surprises people, so read it twice. The developer publishes the cluster house at 2,592 sq ft built-up and the semi-detached house at 2,470 sq ft, even though the semi-D lot is 80 ft deep against the cluster’s 70 ft. The semi-D premium buys you a genuine side boundary, a deeper garden and a 4+1 bedroom layout — not a bigger house. If interior square footage is your priority, the cluster is the better product.
There are only eight semi-detached units
Eight, across the whole Elora precinct, of which only two sit in the Elora 2A release. Genuine scarcity cuts both ways: it supports the price when you buy and it thins the comparable evidence when you sell, because a valuer looking for recent transactions of the same product in the same scheme may find none. Ask your banker how they will value it before you commit to the loan.
Three balconies, and a multi-generational brief
The cluster house carries four bedrooms, four bathrooms and three balconies; the semi-detached carries 4+1 bedrooms, four bathrooms and two balconies. The developer’s own launch material describes the layouts as multi-generational and the orientation as north-south. That +1 room on the semi-D is the one that usually becomes a ground-floor bedroom for a parent who should not be climbing stairs — worth confirming its position on the plan if that is your situation.
Still under the foreign-buyer floor
Elora was reported at launch from RM1,448,800. Johor’s minimum purchase price for landed property bought by non-citizens is RM2,000,000. So the standard Elora unit is still out of reach for a Singaporean or any other foreign buyer, even though it costs half a million more than Aluna. Only a lot priced above RM2 million would even enter the conversation, and it would still need state consent, the Johor foreign buyer levy and 8% stamp duty on top.
Only part of Elora is released
The project pages state 544 cluster units and 8 semi-detached units for the Elora precinct in total, of which Elora 2A carries 228 cluster and 2 semi-detached — 230 homes on 18.88 acres, which matches The Edge’s RM341 million figure exactly. So more than 300 cluster homes and six semi-Ds are still to come. That is future supply on your doorstep, from the same developer, and you should price it into your resale expectations.
The whole development, decoded
Every number here is the developer’s own.
Cluster, semi-detached, and what is actually released
Elora Cluster
The main Elora product: a double-storey cluster house on a lot 32 ft to 46 ft wide and 70 ft deep, with 2,592 sq ft of built-up, four bedrooms, four bathrooms and three balconies. The developer states 544 cluster units for the precinct in total, with 228 of them inside the Elora 2A release. A cluster home shares one party wall with a neighbour and stands free on the other side — you get a genuine side setback on one flank, which is where the extra frontage over a terrace actually shows up.
Elora Semi-D
Eight units in the entire precinct, two of them in the Elora 2A release. Lots run 32 ft to 44 ft wide by 80 ft deep — ten feet deeper than the cluster lots — with 2,470 sq ft of built-up, a 4+1 bedroom layout, four bathrooms and two balconies. Note the trade carefully: the semi-detached house has 122 sq ft less internal area than the cluster house. You are buying land, detachment and the extra ground-floor room, not more house.
Elora 2A
Elora 2A is the parcel actually being sold: 18.88 acres carrying 228 cluster homes and 2 semi-detached homes, 230 in all. The Edge put a gross development value of RM341 million on it and reported prices from RM1,448,800. Divide 341 by 230 and you get an average a shade over RM1.48 million, which is consistent with that starting price once corner and 46-foot lots are accounted for — the two published figures corroborate each other, which is more than can be said for the Aluna price reporting.
Aluna
The same township’s terrace product, and the honest comparison if the Elora budget is a stretch. Aluna is a 20 ft by 70 ft lot with 2,219 sq ft built-up, four bedrooms, four bathrooms and one to two balconies. The Edge reported it from RM976,800; The Star quoted the same KSL director saying from RM800,000. Aluna I sold out before the township was formally launched, with Aluna II slated for mid-2026. I have written that product up on its own page.
The clubhouse, and the two costs nobody has published
Taken directly from the developer’s published facilities plan.
The Wawari Club
- Swimming pool with leisure deck
- Gymnasium and fitness lounge
- Badminton hall
- Pickleball courts
- Rock climbing wall
- Sauna rooms
- Event hall and function rooms
- Children’s play area
- Multipurpose hall
- Dining areas
Riverfront and green network
- Linear riverfront park
- Jogging track
- Cycling paths
- Landscaped open spaces
Elora enclave
- Guarded perimeter to the precinct
- 24-hour security
- Multi-tier access control
- CCTV surveillance
Two figures still unpublished
- Monthly estate maintenance charge
- Annual clubhouse subscription
- Whether the advertised club membership transfers on resale
Where the project is now
All 2 Riveria Garden @ Wawari — Elora Cluster & Semi-D Homes floor plans
Two house types, two drawings, both from the developer’s own project pages. Read the built-up figures against each other before you read the prices — the semi-detached house has less internal floor area than the cluster house despite sitting on a deeper lot. That is not an error on my part; it is what the developer publishes, and it tells you exactly what the semi-D premium is buying.
Elora cluster home — 2,592 sq ft
Get this floor plan
Elora semi-detached — 2,470 sq ft
Get this floor planInside Riveria Garden @ Wawari — Elora Cluster & Semi-D Homes
Where Riveria Garden @ Wawari — Elora Cluster & Semi-D Homes sits
Elora sits inside the same Mukim Pulai township as Aluna — 1,026 acres of riverfront and seafront land in Iskandar Puteri, inside the Johor-Singapore Special Economic Zone, fronting the Iskandar Coastal Highway with direct access to the Second Link Expressway.
Why there is no coordinate on this page. KSL has not published a registered latitude, longitude or Plus Code for Riveria Garden, so the map searches for the township by name instead of showing a pin I cannot stand behind. The Elora precinct is a separate parcel within the township, and its boundary is only shown on the site plan in the gallery above. Message me for the live map link to the sales gallery.
- Malaysia-Singapore Second Link, Gelang PatahUnder 15 minby car, KSL’s own figure to the press
- Medini and Puteri Harbour20-25 minby car, KSL’s own figure to The Edge
- Iskandar Coastal HighwayTownship frontagethe township fronts it directly
- Second Link Expressway (E3)Direct accessdeveloper’s stated connection
- New Sultan Ismail to Kota Iskandar Highway interchangePasses the townshipKSL-built, targeted to open March 2026
- Proposed river taxi jettyAbout 5 minKSL’s figure; routes still subject to regulatory approval
- RTS Link, Bukit Chagar stationDrive and parkno rail serves this township
Elora 2A has a permit, and the register confirms the 230
“Riveria Garden” and “Elora” appear nowhere in the National Housing Department register. The statutory name is Bandar Wawari, and the licensed developer is Wawari Sdn Bhd (31063).
| Project code | Advertising permit | Permit valid | Units | Built-up | Bed / bath | Status |
|---|---|---|---|---|---|---|
| 31063-1 | 31063-1/03-2028/0185(A)-(L) | 6 Mar 2026 – 5 Mar 2028 | 230 | 229–241 sq m (2,465–2,594 sq ft) | 4 / 4 | Lancar |
Swipe sideways to see the full table →
Read from teduh.kpkt.gov.my on 27 August 2026: teduh.kpkt.gov.my/semakan-status-kemajuan?kodProjek=31063-1
Why this one is a clean match
Three fields agree, and one of them agrees to the digit:
- 230 units. The top of this page records Elora 2A as the first release at 228 cluster plus 2 semi-detached. That is 230.
- Built-up 2,465 to 2,594 sq ft. The developer publishes 2,470 sq ft for the semi-detached and 2,592 sq ft for the cluster. The register band brackets both, within a few square feet at each end.
- 4 bedrooms, 4 bathrooms — the specification on both Elora products.
So Elora 2A is one permit covering both house types. The later Elora releases — the balance of the 544 cluster and 8 semi-detached units in the plan — are not yet in the register. They will need their own permits. If you are shown a later Elora phase, ask for its project code and check whether the permit exists yet.
What else is permitted in this township
The same licence carries four more schemes, and two of them are high-rise:
| Project code | Registered name | Units | Type | Status |
|---|---|---|---|---|
| 31063-2 | Bandar Wawari | 265 | Landed | Lancar |
| 31063-3 | Bandar Wawari | 265 | Landed | Lancar |
| 31063-4 | Residensi Komersial Pinggiran Sungai | 1,022 | Strata, commercial title | Belum Mula |
| 31063-5 | Residensi Komersial Pinggiran Sungai | 1,138 | Strata, commercial title | Belum Mula |
Swipe sideways to see the full table →
2,160 apartments are permitted inside the township you are buying a cluster or semi-detached home in, on top of 530 terrace homes at Aluna. That is 2,920 permitted homes in a master plan that runs to 10–15 phases — the beginning of the count, not the end.
I am not telling you that is bad. Density brings the retail and the schools that make a township work. But you are buying at the top of this development’s product range, and the two questions that follow are worth asking now rather than in 2029: where on the 1,026 acres do the 2,160 apartments sit relative to Elora, and what separates them? On a site this large, “in the same township” can mean adjacent or it can mean a kilometre away with a river in between. Ask for the master plan with the Pinggiran Sungai parcels marked on it.
Permits 31063-4 and 31063-5 were issued 9 July 2026, valid to 8 July 2029. Belum Mula means construction has not started. No scheme under licence 31063 carries Sakit, Lewat or a cancelled permit.
About Wawari Sdn Bhd (KSL Holdings Berhad)
The vendor named on the Elora project pages is Wawari Sdn Bhd, company number 202401020704 (1566553-D), a member of the KSL group, with the listed parent KSL Holdings Berhad (511433-P) on the Main Market of Bursa Malaysia. At the launch event on 28 February 2026 the president and chief executive of Iskandar Investment Berhad was on the platform alongside KSL’s executive chairman, which tells you the state development vehicle is comfortable with this masterplan.
KSL is a Johor developer of long standing with a landbank it describes as more than 5,000 acres, over 2,000 of them inside the Johor-Singapore Special Economic Zone. It reported RM101.86 million of net profit for the quarter ended 30 September 2025 and builds through its own construction arm. Its executive director has said Riveria Garden will be delivered across 10 to 15 phases over 15 to 20 years, and that phasing exists specifically so the group can slow down if the market turns. That is a sensible answer, and it is also the reason your resale competition will be KSL’s own newer product for two decades.
The straightest thing I can say about KSL’s disclosure standard: the numbers on the official project pages contradict each other in places, and I have flagged each contradiction on this page rather than quietly picking the flattering one. That is a reason to insist on written confirmation for anything that matters to you, not a reason to avoid the developer.
Frequently asked questions
How many Elora units are there, and why do the published numbers disagree?
Take the numbers one layer at a time and they reconcile perfectly. The developer’s cluster page states 544 cluster units in total, of which Elora 2A carries 228. The semi-detached page states 8 semi-detached units in total, of which Elora 2A carries 2. So the whole Elora precinct is planned at 552 homes, and the parcel currently on sale — Elora 2A — is 228 plus 2, which equals 230.
That 230 is exactly the figure The Edge Malaysia reported in March 2026, described as “230 individually titled, two-storey cluster homes on 18.88 acres” with a gross development value of RM341 million. The Edge simply called the whole release cluster homes without separating out the two semi-detached lots.
Meanwhile the project home page shows a card reading “230 units” for the combined cluster and semi-D product, and a slider further down the same page reading “544 units” for cluster and “8 units” for semi-D. Both are true — one is the current release, one is the whole precinct. It is sloppy presentation, not a false claim, and now you know which is which.
Cluster or semi-detached — which one should I actually buy?
Start with the fact that trips most buyers up: the semi-detached house is the smaller house. The developer publishes the cluster at 2,592 sq ft of built-up and the semi-detached at 2,470 sq ft — 122 sq ft less — even though the semi-D lot is 80 ft deep against the cluster’s 70 ft.
So the semi-D premium buys three things: a real side boundary on one flank rather than a shared arrangement, an extra ten feet of garden depth, and the 4+1 bedroom layout instead of 4. It does not buy more living space. If you want the biggest interior for the money, buy the widest cluster lot you can get — a 46 ft frontage cluster is a wider house than many semi-detached homes in older Johor Bahru suburbs.
The case for the semi-D is scarcity and privacy. Eight units in the precinct, two in this release. That supports value on the way in, but understand the flip side: when you sell, a valuer looking for comparable transactions of the same product in the same scheme may find nothing, and thin comparables tend to make bankers conservative. Ask your bank how they intend to value it before you sign.
The +1 room on the semi-D is usually the practical decider. If you have a parent who should not be using stairs daily, check on the plan exactly where that room sits and whether it has its own bathroom.
What does an Elora home cost?
The one figure I will put my name to is The Edge Malaysia’s: Elora reported at prices from RM1,448,800, with the 230-home release carrying a gross development value of RM341 million. Those two numbers corroborate each other — RM341 million over 230 homes averages just over RM1.48 million, which is what you would expect with a starting price of RM1.45 million and a spread of lot widths from 32 to 46 feet above it.
What I will not repeat as fact are the agent figures. One marketing site quotes Elora cluster at RM1,169,000 to RM1,638,000 with a built-up of 4,013 sq ft; another quotes “from RM1,400,000” on a 32 ft by 75 ft lot. Neither built-up nor lot depth matches what the developer publishes, so I do not trust the prices attached to them either.
Message me and I will get the current official price list from the sales gallery, including the premium schedule for corner lots and the wider 46-foot frontages, and send you the document itself.
Can foreigners or Singaporeans buy an Elora cluster or semi-detached home?
On the published prices, no. Johor sets a minimum purchase price of RM2,000,000 for landed property bought by non-citizens. Elora was reported from RM1,448,800, so the standard unit is well under the floor. Half a million more than the terrace next door still does not get a foreign buyer through the door.
There is a narrower question worth asking, which is why this answer is not simply “no” like the Aluna one. Elora’s price range runs upward from RM1.45 million with lot widths up to 46 feet, and the semi-detached lots are deeper again. If a specific corner or premium lot is priced above RM2,000,000, it would in principle clear the state threshold. It would still need Johor state consent, and the buyer would still pay the Johor foreign buyer levy — 3% of the purchase price or RM30,000, whichever is higher, since 1 July 2025 — plus the flat 8% stamp duty applying to non-citizens since 1 January 2026.
Do not act on that paragraph without written confirmation. Thresholds and consent practice are revised from time to time, and the answer for landed property is not the same as the answer for strata. If you are a non-citizen and a specific Elora lot interests you, get the developer to confirm the price in writing and get a Johor conveyancing lawyer to confirm the current landed threshold and consent position before any money moves.
What exactly is a cluster home, and how does it differ from a terrace and a semi-detached?
A terrace house is joined to a neighbour on both sides, except at corner and end lots. A semi-detached house is joined on one side only and stands free on the other, on its own lot. A cluster home sits between the two: houses are grouped so that each unit shares a wall on one side and has open ground on the other, which gives you a genuine side setback and cross-ventilation without paying full semi-detached land prices.
In practice, at Elora, the cluster gives you a 32 ft to 46 ft frontage and 2,592 sq ft of built-up against the Aluna terrace’s 20 ft frontage and 2,219 sq ft. Three balconies instead of one or two. The most useful physical consequence is side windows: a terrace house lights and ventilates from the front and back only, while a cluster house has a third exposure. In Johor’s climate that shows up on your electricity bill.
The thing to check on site is which side your open flank faces, and what is on the other side of it. An open flank facing a neighbour’s driveway is worth less than one facing a landscaped reserve. That information lives on the site plan, not the brochure.
How far is Elora from Singapore, and is the location as central as the marketing says?
Under 15 minutes by car to the Second Link at Gelang Patah, which is KSL’s own figure given to both The Edge and The Star in early March 2026, and the proximity its director named as the project’s strongest selling point.
On the rest, be sceptical of the marketing site. It claims three minutes to Legoland and four kilometres to Gleneagles Medini. The same KSL director told The Edge the township is a 20 to 25 minute drive to Medini and Puteri Harbour — and Legoland sits inside Medini. I use management’s numbers on this page because they are attributable and conservative.
What is genuinely improving is road access. KSL is building an interchange linking the Sultan Ismail Highway to the Kota Iskandar Highway and expected to open it in March 2026; a second interchange toward Bukit Indah and Nusajaya is under study, and a river taxi service about five minutes away is being explored but remains subject to regulatory approval. Treat the interchange as real, the second interchange as planned, and the river taxi as an idea until a licence exists.
What will Elora cost to live in every month?
Nobody has published the two numbers that matter, and I am not going to invent them.
The first is the monthly estate maintenance charge for the gated Elora enclave — guardhouse, perimeter, landscaping, street lighting and refuse within the precinct. For a gated landed scheme this is normally billed per unit rather than per square foot, and it is set by the developer initially and then by the residents’ association. It is not on any official page for this project.
The second is the clubhouse. The Wawari Club is budgeted at RM20 million and KSL says it will open in 2028 and charge minimal fees. “Minimal” is not a number. There is also a complimentary membership “worth RM30,000” promoted in the developer’s February 2026 press advertorial. If that matters to your decision, get it written into the sale documents with the membership term, whether the annual subscription is included, and what happens to the membership when you sell the house. A benefit that exists only in an advertisement is not a contractual right.
Ask me for both figures and I will get them from the sales gallery in writing before you commit.
Iskandar Puteri has an oversupply and vacancy problem. How does that hit a RM1.45 million landed home?
Differently from how it hits an apartment, and the difference is worth understanding before you sign.
Johor’s overhang has overwhelmingly been a high-rise phenomenon: serviced apartments and condominiums in Medini, Puteri Harbour, Danga Bay and the JB waterfront, a great deal of it sold to overseas investors who never found tenants. Elora is insulated from that in two structural ways. First, it is landed housing with individual titles, bought by people who move in. Second, at RM1.45 million it sits under the RM2 million foreign-buyer floor for landed property, which means the speculative foreign money that created the strata overhang legally cannot enter this product at all.
Where it does reach you is rental and resale. Rental first, and be blunt about it: a 2,592 sq ft four-bedroom house in a township 20 minutes from Medini is not a rental asset. Your competition for tenants is thousands of cheap strata units nearby, including the 2,160 Riverhaus apartments going up inside your own township. Buy Elora to live in it. If you need yield, this is the wrong product and I will tell you so before you book, not after.
Resale is the real one. Over 300 cluster homes and six semi-detached lots in the Elora precinct alone are still to be released, and KSL has said the township runs 10 to 15 phases over 15 to 20 years. For most of that period the buyer viewing your resale house can walk into the sales gallery instead and buy a brand new one, with a developer rebate package attached. Early landed buyers in long townships generally do well over twenty years and struggle to flip in five.
I am deliberately not quoting an overhang percentage here. The honest figures move every quarter and I have not pulled this quarter’s NAPIC release. Ask me and I will get the current Johor Bahru district landed and strata numbers before you decide.
When will Elora be built, and what document actually binds the developer?
The developer states a 24-month construction period for the Riveria Garden landed products. It has not published a calendar completion date for Elora anywhere official, and the dates circulating on agent sites — 2028, Q3 2028 — cannot be traced back to KSL, so they are not on this page.
Worth noting on timing: The Edge reported in March 2026 that Elora was guided for launch in the final quarter of 2026. By August 2026 the developer’s own project pages show both the cluster and the semi-detached homes as launched. Moving earlier than guidance is usually a sign of demand, but it also means the marketing material was assembled quickly — which is consistent with the internal inconsistencies flagged elsewhere on this page.
The only document that binds anybody is your sale and purchase agreement. For a landed housing development under the Housing Development Act, the delivery-of-vacant-possession period runs from the date of the agreement, and the agreement carries a liquidated damages rate if the developer is late. Before you sign, read that clause, confirm the developer holds a valid advertising and sale permit for the specific Elora phase you are buying, and check that the vendor named is Wawari Sdn Bhd, 202401020704 (1566553-D).
Message me and I will send you the permit details and the delivery schedule for the phase currently on sale.
Get the current price list and unit availability
Developer pricing moves, and the good stacks go first. Tell me your budget and whether you’re buying to live in or to let — I’ll send back the units that actually fit, not a generic brochure.
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 2026-08-03 · Last verified 2026-08-03 against Wawari Sdn Bhd (KSL Holdings Berhad)’s published project material. Unit availability, pricing and completion dates are set by the developer and subject to change. This page is marketing information, not an offer or a contract.
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