How a transit system, walkable cities, and more interesting buildings could make Johor Bahru the Shenzhen of Southeast Asia.

Johor Bahru has been described as the next Shenzhen due to its proximity to Singapore. Shenzhen became an economic powerhouse by becoming a special economic zone (SEZ) and building a new city in the slipstream of Hong Kong.

Malaysia hopes to emulate Shenzhen by creating an Iskandar Malaysia-Singapore SEZ. Iskandar Malaysia is the southern development corridor in Johor State, with most of the area bordering Singapore.

[Iskandar Malaysia map by iskandarmalaysia.com.my.]

It’s easy to say that the Shenzhentrification of Johor Bahru is inevitable due to its similar strategic geographical location. Iskandar Malaysia also sees itself as becoming an international metropolis. There would need to be major changes though if Iskandar Malaysia wants to transform itself like Shenzhen and become an international metropolis.

Future Southeast Asia covers transport and urban development issues, so I won’t cover the economic merits of an SEZ. This article focuses on how improving public transport and building better cities could make Johor Bahru an international metropolis of Southeast Asia.

Public transport like Shenzhen

Shenzhen was a fishing village until it was designated as China’s first SEZ in the 1980s. Its growth since then has been spectacular. Shenzhen recorded a population of 17.56 million in 2020, making it the third most populous city by urban population in China after Shanghai and Beijing.

To get an idea of how big Shenzhen has become, look at the Shenzhen Metro map. The first line of the Shenzhen Metro opened in 2004, and 20 years later the metro system has 16 lines with 373 stations covering 555.43 kilometres (as of January 2024).

[View full size.]

Johor Bahru currently has a shuttle train from JB Sentral to Woodlands in Singapore, and a train from JB to Gemas, where passengers change for trains to KL. If Johor Bahru wants to be like Shenzhen then it will need to make a masterplan for a comprehensive urban transit network.

The JB to Gemas line is being upgraded, so eventually there will be more frequent direct trains to KL. The only other line under construction is the RTS Link, which will provide fast and frequent connections to Singapore. Proposed lines include 3 light rail lines, and the KL-Singapore high-speed railway is now being reconsidered.

I made a concept map that shows current and proposed lines, along with some lines that I propose.

[Johor Bahru Metro Concept Map (view full size).]

The JB concept map is modelled on the map used by Shenzhen Government Online. This map shows the Shenzhen metro system in relation to Hong Kong. My map shows JB in relation to Singapore, also showing how cross-border railways connect with the Singapore MRT system.

[Guomao station in Shenzhen.]

Urban planning like Shenzhen

I first visited Shenzhen in 2010, and I was underwhelmed with the city after having been to cities like Shanghai and Hong Kong. I revisited Shenzhen in 2017, and I was amazed at how more interesting it had become. It felt like a real city that had been lived in, and it was on its way to becoming an international metropolis.

Johor Bahru could emulate the success of Shenzhen, though there would need to be major changes in how they are building urban areas. If Iskandar Malaysia wants to be an international metropolis, it has to stop building suburban sprawl.

Iskandar Malaysia is characterised by low density housing projects that are car dependent. It will be difficult to build a railway in these areas without building urban cores with a higher population density.

The Iskandar Puteri area has a road structure that resembles a suburban development in Florida. This is not a good layout upon which to build an “international metropolis”.

Iskandar Malaysia needs to drop the mindset of it being a dormitory for workers in Singapore if it wants to be an international metropolis.

[View satellite map of Iskandar Puteri.]

Part of why Shenzhen works as a city as it is gridded out like a planned city. Here is what Shenzhen looks like near the Hong Kong border.

[View satellite map of Shenzhen.]

Even though there are big highways with clover-leaf interchanges, there are blocks that are easy to walk. The grid system also helps in building a subway network.

Compare that with Johor Bahru, where it is difficult to walk around beyond the historic old town area.

[Going for a walk in JB is a nightmare.]

The unwalkability of cities is a feature of modern Malaysia. The most walkable areas of cities are the old towns (Chinatown in KL, Georgetown Penang, Ipoh old town, Melaka old town). The cities are now built to serve cars, and walking in Malaysian cities outside the old areas is difficult.

I wrote about the bad urban design of Cyberjaya, which is a new city that was built for cars. If Johor Bahru wants to be an international metropolis, it needs to start retrofitting its streets to be more walkable.

Interesting buildings like Shenzhen

Shenzhen spent its formative years of its SEZ era of getting the basics right. It’s now in the era of building architectural landmarks that you would expect from a significant global city.

My trip in 2017 coincided with the completion of the Ping An Finance Centre (currently the 5th tallest building in the world).

World-famous architects (starchitects) are filling in the Shenzhen skyline. Zaha Hadid Architects won the design competition for Tower C at Shenzhen Bay Super Headquarters Base.

[Tower C at Shenzhen Bay Super Headquarters Base by Zaha Hadid Architects.]

Büro Ole Scheeren won the competition to design the new headquarters for Tencent.

[Tencent Headquarters in Shenzhen by Büro Ole Scheeren.]

Architecturally-interesting buildings are hallmarks of great cities. In contrast to these examples in Shenzhen are the boring buildings and bad urban planning of Forest City.

Forest City is broken – here’s how to fix it

Forest City is a new urban area built on an artificial island in the Johor Strait, and it was planned to house 700,000 people. Forest City has since become more famous for being a “ghost city” and its association with the troubled Chinese developer, Country Garden.

Forest City started off with a grand vision of a being a great city. The original Forest City masterplan by Sasaki envisaged a group of islands that looked more like a futuristic Manhattan in the tropics.

Instead of this exciting futuristic city, Forest City currently resembles a mass-produced housing development in provincial China.

[Forest City: Inside Malaysia’s Chinese-built ‘ghost city’.]

Great cities of the world such as Shanghai, Hong Kong, and now Shenzhen, do not have rows of cookie cutter towers in their city centre. I visited Forest City in 2022, and I was dismayed with what a wasted opportunity this was.

[Row of cookie-cutter apartment towers in Forest City.]

There are aspects of Forest City that I liked, such as the abundance of greenery (here is my full Forest City trip report). I think it’s a bit harsh to call it a ghost city, and most articles running this headline feels like click bait. There are many bad design decisions that have been made here, such as lack of footpaths and not enough bike lanes.

The good news is that Forest City can turn itself around if it makes some drastic changes.

Build a railway to Forest City

A new city of this size shouldn’t have been planned without a railway first. When I visited in 2022 there wasn’t even a bus from JB Sentral. I went to the information desk to work out if I could catch a bus somewhere to get another bus, but no one knew how to do it. I ended up getting a Grab taxi to Forest City. There were no Grab drivers based in Forest City, so I had to book a Grab by pretending I was in Iskandar Puteri (16 km away), then get it to go via Forest City to take me back to JB Sentral.

Plans for a railway now appear to be in motion, with the proposed light rail system being planned to be connected to Forest City. There are also calls to reroute the high-speed railway via Forest City.

Say no to single-developer projects of this scale

Entire cities should not be built by a single developer. If the company gets in financial trouble then the city goes down with it. The Country Garden crisis has proven this point.

The other problem with a single developer is that they are more likely to mass construct the same type of building to save costs. This is called the cookie cutter method, where rows of identical buildings are built. Great cities of the world have a variety of buildings.

I stayed at an apartment in Forest City, and every apartment tower is identical. Apart from the signature tower and sales showroom, everything looks the same in Forest City.

[Forest City from my visit in 2022.]

The government should be strict on this and not be swayed by developers who are more interested in churning out identical buildings in the name of increasing their profits. Let Forest City stand as a monument of what not to do in the future.

Grid it out and let anyone build here

Going forward, Forest City (and everywhere in Malaysia for that matter) should scrap its future road layout and make a gridded area. Why not copy cities that already work. Perhaps Manhattan is too big, so copy Melbourne’s famous Hoddle Grid. This 1.61 km × 0.80 km grid of streets alternates between wide streets and small lanes. The blocks are big enough for skyscrapers, so there can be a variety of building sizes here. Let developers bid for each block, and if a single developer gets multiple blocks then they can’t build the same building in different blocks.

[Copy the Melbourne CBD grid design.]

If the Melbourne grid is too big for developers to get their head around, start with something even smaller like Shamian Island in Guangzhou. This little walkable paradise is the most interesting place in Guangzhou and it would be easy enough to replicate. I often wonder if urban planners have actually travelled to see how cities work, or if they travel anywhere without a car.

[The beautiful and walkable Shamian Island in Guangzhou.]

Shamian is 900 metres facing the Pearl River, and 300 metres from canal to river. Copy this and you will have instant success compared to the boring nonsense that is the current Forest City plan.

[The origianl Shamian Islanf plan (via Wikimedia Commons).]

I have written about building on grids here: Building better new cities in Southeast Asia.

Can JB be the Shenzhen of Southeast Asia?

It would be unrealistic for JB to be exactly like Shenzhen due to the massive population differences. Shenzhen’s population of 17 million is a drop in the bucket compared to China’s population of 1.4 billion people. Malaysia has a population of over 33 million, so half of that in JB isn’t going to happen.

A more realistic outcome is that eventually JB matches the size of Singapore, which has a population of about 5.5 million people. The economist, Tyler Cowen, predicted passport-free travel between Malaysia and Singapore, and this is now being considered as part of the SEZ. In the future it would make sense for passport-free travel between Singapore and all of Malaysia and that Singapore and JB become an urban conurbation. Passport-free travel would then be extended to the Riau Islands as part of the Indonesia–Malaysia–Singapore growth triangle.

JB could also be the Dubai of Southeast Asia, though it should not look to Dubai for urban planning inspiration. Dubai has become a global city where people from around the world have chosen to base themselves and their business. With Malaysia rebooting its ‘second home’ golden visa program, JB could become the Dubai of Southeast Asia.

Is 2024 the beginning of a new era for Johor?

In 2023 Singapore replaced Hong Kong as the world’s freest economy, and The Economist declared Singapore as the winner between the two rivals.

From January 31 2024 Sultan Ibrahim of Johor will be appointed Malaysia’s king in keeping with Malaysia’s unique rotational monarch system.

With the proposed Johor-Singapore SEZ, perhaps this is a good omen that Johor is ready to ride the back of the Singapore dragon to prosperity, just as Shenzhen did with Hong Kong.

[Subscribe to the Future Southeast Asia Newsletter to get updates about transport and urban development in Southeast Asia.]

Forest City is a new urban development in the Iskandar Malaysia Special Economic Zone in Johor, Malaysia. The project is made up of four man-made islands covering 30km2, located in the Johor strait opposite Singapore.

The islands will be a mix of residential, leisure, commercial, and industrial space, and will have an estimated population of 700,000 residents.

The project is being developed by Country Garden Pacificview Sdn Bhd as a joint venture between Country Garden Group and the Malaysian-government-backed Esplanade Danga 88 Sdn Bhd (EDSB). Country Garden (headquartered in Guangdong, China) owns 60% of the project and it’s a project under the Belt and Road Initiative (BRI).

Forest City was touted as the Shenzhen of Southeast Asia, referring to its proximity to Singapore as Shenzhen is to Hong Kong. The new city is being promoted as a “smart and green futuristic city that combines environment, technology and cutting-edge technology to create an ideal, idyllic and technology-driven living and working space ecosystem.”

Residents have now moved into completed apartments, but there are far more apartments than there are residents. The project has been dubbed as a ghost city due to the lack of people living there.

Future progress hinges on the fate of Country Garden in China, which recorded a record loss in 2023. The government has proposed turning Forest City into a special economic zone to revive property sales.

I visited in 2022, and here is my review:

The bad urban design of Forest City: Malaysia’s futuristic city making the same mistakes as its old cities.

Forest City Location Map

Transport

Nothing is official yet, but are plans for public transport which may include a light rail system and water taxis.

Forest City is also close to the proposed Singapore to Kuala Lumpur high-speed rail. It remains to be seen how close and how Forest City will be connected to Iskandar Puteri Station.

[Iskandar Puteri Station.]

Forest City is near the Malaysia–Singapore Second Link.

Official Links and Resources

Official website: forestcitysfz.com.
Developer: forestcitycountrygarden.com.my / en.bgy.com.cn (China).
Facebook:ForestCityCGPV.
News: skyscrapercity.com.

Alternative Designs

Forest City Green Lava Skyline – LAVA won 2nd prize in the international competition.

Masterplan by Sasaki.

Images

News Archive

2024

Malaysia’s Forest City went from boomtown to ghost town – [18/03/24]
“China’s real estate collapse is sinking projects beyond its borders.”

Malaysia seeks to revive China-backed Forest City megaproject – never mind the stray dogs, crocodiles and day drinkers – [13/01/24]
“Chinese developer Country Garden’s US$100 billion flagship Malaysia project has fallen on hard times since its launch to much fanfare in 2016. But there’s hope that tax and visa incentives, a possible high-speed rail connection and pivoting towards more local buyers will attract investors back.”

The remarkable journey of Forest City’s artificial island – [11/01/24]

2023

Forest City is awakening, with new settlers of an unexpected kind – [28/12/23]
“Against a backdrop of empty tower blocks, nature is reclaiming its place – a development worth encouraging.”

Forest City’s SFZ expected to yield economic benefits for Johor – [23/12/23]

Tuas to JB Forest City shuttle bus now available, convenient for getaways & shopping trips – [17/12/23]

Johor govt to look into special lane at Second Link for Forest City’s SFZ – [12/12/23]

Sultan Ibrahim wants HSR revived, realigned to pass Forest City – [10/12/23]
“Johor ruler Sultan Ibrahim Sultan Iskandar wants the Kuala Lumpur-Singapore High-Speed Rail (HSR) project revived.
In an interview with Singapore’s Straits Times, he is also cited as saying that he wants HSR to be re-aligned so that the border crossing is via Forest City – a project the sultan has a business stake in”.

Forest City: Inside Malaysia’s Chinese-built ‘ghost city’ – [06/12/23]

The floundering Forest City – [28/11/23]
“Critics argue the $100 billion project has not turned out to be the paradise it was marketed as.”

Special financial and economic zones may reverse fortunes of Forest City, says report – [24/11/23]

How a focus on Chinese buyers ‘doomed’ Malaysia’s Forest City – [23/11/23]
“The mega-project on artificial islands between Malaysia and Singapore has struggled to attract interest.”

Country Garden’s Forest City project in Malaysia gets boost from films – [22/11/23]
“International TV, including Netflix reality series ‘The Mole,’ drawn by scenery.”

Forest City’s SFZ a catalyst for Johor’s economic transformation – [21/11/23]
“Johor has become a focal point for economic development as Forest City attains its Special Financial Zone (SFZ) status, a move that an economic development expert predicts will mirror successful global models.”

This $100 Billion Luxury Complex Is Haunting a Troubled Chinese Developer – [21/09/23]
“China’s Country Garden had big ambitions for its luxury Malaysian high rises. But nearly a decade after ground broke, the development sits empty and unfinished—and is often called a ‘ghost city.’”

‘Seeing is believing’: Country Garden’s Malaysia project in spotlight – [14/09/23]

Malaysia targets Singapore’s expats as Chinese-built Forest City homes ‘sit empty’ – [09/09/23]

Country Garden’s Malaysian project in focus amid contagion worries – [08/09/23]
“$100bn Forest City development is troubled company’s biggest overseas project.”

What this $100 billion ghost city says about China’s real-estate crisis – [08/09/23]
“Country Garden planned to build housing for 700,000, but today only 9,000 people live in Forest City.”

The $100 billion luxury complex that’s sitting empty and unfinished – [08/09/23]
“China’s Country Garden had big ambitions for its luxury Malaysian high rises, but the development is regarded as a ‘ghost city’ nearly a decade after construction began.”

On-the-ground report shows what’s become of this $100 billion ‘city of the future’: ‘I didn’t see [any] signs of life’ – [06/09/23]

Malaysia’s Forest City teeters over China property giant woes – [03/09/23]

SME group: Fast action needed to boost Forest City as special financial zone – [01/09/23]
“The government will need to take fast action to boost Forest City here as a special financial zone so that it will not lose out to neighbouring countries that are aiming for the “same slice of the pie”.”

Country Garden: Debt-laden China property giant in record loss – [01/09/23]

Analysis: Proposed SFZ in Johor’s Forest City requires political will and support from Malaysia, Singapore governments to take off – [30/08/23]

The worst may be over for Forest City, thanks to ‘special zone’ status – [29/08/23]

Forest City redesignation as special financial zone good move – [29/08/23]

China’s Country Garden says $100 billion Malaysia project on track – [28/08/23]
“Embattled Chinese developer Country Garden said on Monday its $100-billion project in Malaysia was proceeding as planned and it had sufficient assets, despite concerns about its financial strength amid debt woes.”

The (mostly) empty $100 billion city rising from the sea – [28/08/23]
“In its decade-long history, Forest City has dealt with political controversy, Covid and now questions over the financial health of its developer, the Chinese giant Country Garden.”

Malaysia PM Anwar says Johor’s Forest City to be special zone, allow fast entry for workers in S’pore – [25/08/23]

Special financial zone to be created in Forest City, says PM Anwar – [25/08/23]

Special financial zone to be created in Forest City – [25/08/23]
“Incentives for companies operating in the zone will include a special income tax rate of 15% for skilled workers, and provision of multiple-entry visas.”

Johor’s Country Garden property owners fear for unfinished projects amid developer’s debt crisis in China – [23/08/23]

‘Deserted ghost town’: Johor Country Garden condo residents concerned over unfinished projects amid China developer’s debt crisis – [23/08/23]

Country Garden: China’s under-pressure property giant – [14/08/23]

As China’s Country Garden struggles with debt, it’s ‘business as usual’ at Johor’s Forest City – [14/08/23]

Forest City pledges to sustainable building practices – [04/08/23]

Forest City project progressing according to development plan – regional deputy president – [03/08/23]

Johor’s Forest City may be reviewed in 2025 – [03/08/23]
“Country Garden Pacificview Sdn Bhd (CGPV) may review and re-evaluate its development plans for Forest City in two years if it becomes necessary, according to its regional vice president, Ir Syarul Izam Sarifudin.”

Johor’s Forest City reaffirms commitment, says will review plans in two years if need arises – [02/08/23]

A revised MM2H will help address issues in Johor’s Forest City? – [28/07/23]

In Johor, road in Forest City collapses – [23/07/23]

Country Garden ramps its marketing for Johor’s Forest City – [10/07/23]

New report shows what’s become of this $100 billion ‘city of the future’: ‘I didn’t see [any] signs of life’ – [22/06/23]

Forest City celebrates its seventh anniversary in Malaysia – [12/06/23]
“The Forest City project in Johor, widely described as a “ghost town,” is celebrating its seventh anniversary in Malaysia.”

Chow’s remarks on Forest City highly irresponsible, says Johor MB – [08/05/23]

A $100 billion dollar city turned into a ghost town
“The world’s most expensive monument to overconfidence is nearer than you think…”

Forest City not a failed project, says developer – [01/04/23]

Woman from China buys JB Forest City condo unit with ‘unparalleled sea view’, only to find a ‘ghost town’ – [17/02/23]

2022

Malaysia’s China-linked multibillion-dollar ghost town project stalled by Covid and capital curbs – [12/08/22]

Johor’s Forest City’s parent company Country Garden downgraded to “junk” status – [24/06/22]

The ghost town of Forest City – [16/05/22]
“Originally envisioned as an innovative smart city constructed on four artificial islands in Johor, the project appears to be inching along with only a fraction of the occupants initially targeted.”

China-backed Malaysia megacity project struggles to gain momentum – [14/03/22]
“The integrated Forest City, comprising four reclaimed islands in the Malaysian state of Johor, is struggling to market property to core investors in China and Singapore. The project is expected to be fully developed by 2035.”

Country Garden’s Malaysian unit says the company’s not worried amid reports of failed fundraising efforts – [18/01/22]

I never endorsed Forest City, says Dr M – [06/01/22]
“Dr Mahathir Mohamad has denied endorsing the Forest City development project in Johor when he was the prime minister after Pakatan Harapan (PH) took over Putrajaya in May 2018.”

2021

Najib calls Mahathir a ‘racist’ & liar for U-turn on Forest City project once he became PM – [28/12/21]

Forest City project turned into PH propaganda to topple BN, says Najib – [27/12/21]

Forest City developer and TMJ released statements regarding the megaproject – [21/11/21]

Putrajaya failed Forest City, says Johor crown prince – [20/11/21]
“The Forest City project is far from a failure, Johor crown prince Tunku Ismail Sultan Ibrahim said today, denying claims in a YouTube video that it was a “useless project”.”

Forest City project not a failure – TMJ – [20//11/21]

Johor’s Forest City ranked world’s 2nd most useless mega project by Youtube channel – [16/11/21]
“Youtube channel Top Luxury called out the development as a useless megaproject and it drew mixed responses from Malaysians.”

Moving the mountain and greening the sea: the micropolitics of speculative green urbanism at Forest City, Iskandar Malaysia – [15/11/21]

Country Garden’s Forest City wins the SCAHSA Global Model of Low-Carbon City Planning and Design Award [Press Release] – [02/11/21]

Impact from Evergrande contagion fears on Country Garden expected to be short term in nature – [05/10/21]

Evergrande debt crisis will not have a major impact on Country Garden, say analysts – [25/09/21]

Country Garden shrinks its Malaysia staff as sales of Forest City’s property trickle to a stop amid Covid-19 travel bans – [01/09/21]
“Country Garden has cut its Malaysia staff to 500 as of June following three rounds of retrenchments over the last 18 months, from 1,700 in 2019. The company has sold fewer than 10 homes at Forest City in the past 18 months, according to salespeople who declined to be identified.”

2020

Johor’s Forest City joint developer Country Garden issues US$1b bonds – [22/10/20]

Coronavirus slows China-funded $100bn city in Malaysia – [07/07/20]
“Chinese and Singapore investors stay away as pandemic crisis persists.”

Country Garden achieves over 80% sales – [09/03/20]

2019

Malaysian ‘forest city’ wins sustainability award – [09/12/19]
“The Asian Townscape Award was given for the ‘Feathers of the Sea’ business complex, which is part of the overall Forest City being developed in Johor.”

Chinese companies are worse at business than you think – [21/11/19]
“A megaproject in Malaysia shows how quickly deals with private Chinese investors can become massive boondoggles.”

Forest City Malaysia to welcome more residents and tourists – [19/11/19]

I was critical of Forest City, not foreign homeownership, says Dr M – [15/10/19]

No granting of citizenship for foreign home buyers under MM2H – Dr Wan Azizah – [20/09/19]

In Johor, Forest City set to deliver 20,000 units to China, other buyers this year – [10/09/19]
“The Forest City development in Johor’s Iskandar region is expected to deliver over 20,000 units to buyers this year, saying previous concerns prompted by the prime minister’s remarks about foreigners have subsided.”

Malaysia’s Forest City to hand over more than 20,000 residential units this year as it unveils new golf course – [09/09/19]
“To date, investments into Forest City, a project comprising four man-made islands total more than 17 billion ringgit (US$4 billion).”

Multi-billion ringgit Forest City project in trouble? – [05/09/18]
“An ambitious US$100 billion (RM414 billion) island city being built off Johor has found itself in troubled waters as the new government takes aim at the development, the latest in a series of China-linked mega projects started under the scandal-plagued ex-prime minister to come under attack.”

Forest City foreign buyers’ ban is likely to be ‘temporary’ – [28/08/19]
“Units already sold won’t be affected as the govt will abide by international laws, says a consultant.”

Johor’s Forest City opens new classic 18-hole golf course – [26/08/19]
“The master developer of Forest City has unveiled the second of three 18-hole championship layouts with the opening of the classic golf course in Gelang Patah in Johor.”

Spooked by protests, Hong Kongers snap up homes at Malaysia’s Forest City development – [21/08/19]

Malaysia’s Forest City bags IDC Smart City APAC Awards – [05/08/19]

As opposition wanes, a Malaysian land reclamation project pushes ahead – [02/07/19]

Forest City – Malaysia’s Biggest Project – Progress as Feb-2019 – [24/02/19]

2018

No picnic for Country Garden as shares tumble despite buybacks – [04/10/18]
“Share buybacks are doing little to help stem a US$24 billion selloff in China’s biggest developer by sales.”

Significant increase in Singaporean, Malaysian buyers at Forest City – [12/09/18]

A would-be city in the Malaysian jungle is caught in a growing rift between China and its neighbors – [11/09/18]

Let foreigners in Forest City if you want Malaysians to live in ‘wooden houses’, Dr M tells Johor MB – [07/09/18]
“Johor Mentri Besar Datuk Osman Sapian can let foreigners buy up Forest City units if he wants Malaysians to live in wooden houses, Prime Minister Tun Dr Mahathir Mohamad has said in jest.”

Malaysia leaves $100 billion real estate project in limbo – [05/09/18]
“The fate of Country Garden Holdings Co.’s $100 billion project in southern Malaysia remains in limbo as Prime Minister Mahathir Mohamad said foreigners are welcome to invest, but they might not be allowed to stay for long in their new homes.”

Foreigners welcome in Forest City project: Johor chief minister – [05/09/18]

Dr M: Chinese nationals can buy Forest City units, but no residential visas – [04/09/18]
“Tun Dr Mahathir Mohamad has confirmed that Chinese nationals can indeed purchase residential units at Forest City but they would not be issued visas to live there.”

Johor MB says bad press for Forest City caused by ignorance – [04/09/18]

Forest City a ‘ticket’ to bring in 700,000 Chinese nationals – [01/09/18]
“The development of Forest City will be reviewed due to its property unit sales terms which do not benefit the country.”

Forest City developer believes Dr M’s statement ‘taken out of context’ – [27/08/18]
“The developer of the Forest City mega project maintains that it has complied with the all laws and regulations with regards to approvals needed to sell their property to foreign buyers.”

Malaysia bars foreigners from Forest City project that drew Chinese buyers – [27/08/18]
“Malaysia will not allow foreigners to buy residential units in the $100-billion Forest City project in its southern state of Johor bordering Singapore, Prime Minister Mahathir Mohamad said on Monday.”

Minister: Foreigners can buy freehold properties in Forest City – [02/08/18]
“The Pakatan Harapan (PH) government will continue allowing foreigners to buy freehold properties in Forest City, in line with the ruling issued by the National Land Council in 2014, says Water, Land and Natural Resources Minister Dr Xavier Jayakumar.”

Should Mahathir Mohamad’s Malaysia election win worry Chinese investors in Johor’s Forest City? – [14/05/18]

Malaysia’s opposition pulls off shocking election win – [10/05/18]
“Mahathir Mohamad’s alliance wins 113 seats in parliament, ending the 60-year reign of the ruling Barisan Nasional.”

Country Garden net profit doubles to a record, upbeat on Malaysia project – [20/03/18]

A Malaysian insta-city becomes a flash point for Chinese colonialism — and capital flight – [13/03/18]

Inside China’s ghost city in Malaysia – [04/02/18]

High Speed Rail and Forest City to take Johor to greater heights – [02/01/18]

2017

Integrated transport system for Forest City – [29/11/17]
“Forest City in Johor will have an integrated public transportation system that can provide seamless travel for residents and visitors, while protecting the environment. It will likely incorporate light rail transit, electric vehicles and water taxis, and have links to the proposed high-speed rail (HSR) network connecting Kuala Lumpur to Singapore.”

Johor assembly hears concerns over Forest City’s water supply – [27/11/17]
“A Johor politician told the state assembly on Monday (Nov 27) that the Johor government had told developer of the Forest City project to source for its own water supply.”

Developers lobby for KL-Singapore high-speed rail station in Forest City – [14/10/17]
“Developers of Forest City in Johor have lobbied the Malaysian government to place a high-speed rail (HSR) station in the mega property project just west of the Second Link crossing between Singapore and Malaysia…”

Malaysia’s Forest City and the damage done – [30/08/17]
“Taking a closer look at a sultan’s grand $100-billion megaproject in Johor.”

The $100 billion city next to Singapore has a big China problem – [23/06/17]

Building works for first American boarding school to start next month – [07/05/17]

Troubles in Malaysia’s Forest City ‘paradise’ – [06/05/17]
“Flats in the much-touted development are being handed out as freebies to buyers of luxury properties in Shanghai.”

Construction of second phase of Forest City project to start this month – [02/05/17]

A Chinese developer is building a $100 billion ‘dream paradise’— but experts worry it could become a ghost city – [10/04/17]

Country Garden pledges refund for Forest City buyers caught in Beijing crackdown – [05/04/17]

Forest City: ‘Noises’ turn out to be good advertising – Exec dir – [03/04/17]

Forest City: Robust IBS industry being established to support multi-billion development – [03/04/17]

Chinese developers still going flat out with Johor’s Forest City – [31/03/17]

Country Garden halts Malaysian housing sales amid capital flight crackdown – [09/03/17]
“Chinese developer Country Garden Holdings has closed all sales centres in mainland China for its flagship Malaysian housing project amid Beijing’s intensified crackdown on capital flight.”

2016

Forest City to contribute rm66 billion in tax revenue – [07/12/16]

$100 billion Chinese-made city near Singapore ‘scares the hell out of everybody’ – [21/11/16]

Malaysia’s city of the future is an uncanny valley – [22/03/16]
“Forest City is quartet of islands born from reclaimed land in the Straits of Johor, the thin strip of water between neighbours Malaysia and Singapore, but it may as well be the uncanny valley so much is it like wandering into a video game.”

Forest City – first man-made islands to get duty-free status – [15/03/16]

Sasaki’s “Forest City” master plan in Iskandar Malaysia stretches across 4 islands – [02/02/16]

Country Garden unveils RM175b ‘Forest City’ project – [22/01/16]

2015

Country Garden, Tanjung Kupang, Johor 2015-11-12 Aerialvideo – [30/11/15]

Forest City’s critics are jealous: Johor Sultan – [23/03/15]

Mass fish deaths in Johor farms due to reclamation work: Farmers – [16/03/15]

Land reclaiming for Forest City project starts after CNY – [16/02/15]
“The developers of the controversial Forest City project will start reclaiming land after the Chinese New Year holidays following the greenlight given last month by the Department of Environment (DoE).”

2014

Forest City to be split into four islands – [21/09/14]

Forest City project dialogue with villagers turns into commotion – [21/09/14]

Johor reclamation works stopped – [24/06/14]
“The Department of Environment has issued a temporary stop-work order against all coastal land reclamation works for the development of the massive Forest City off Tanjung Kupang here pending a detailed study.”

Reclamation work at Johor Straits only involves 49 acres, no EIA report needed – [23/06/14]

Singapore concern over Johor project – [21/06/14]

China-Malaysia developers plan 5,000-acre man-made island off Johor – [16/06/14]

Country Garden, KPRJ plan massive reclamation development for luxury homes – [19/03/14]

The Malaysian state of Johor is at the southernmost end of the Malay Peninsula, where the Straits of Johor form the border between Malaysia and Singapore. Johor Bahru is the capital of the state, and it’s where the first and busiest border crossing to Singapore is.

For years JB languished in the shadow of its prosperous neighbour, and it had a seedy border town reputation. Now it’s waking up to its geographical potential as being a cheaper alternative to Singapore, and new developments are transforming the city and its surrounds.

The southern portion of the state has been designated as a special economic region known as Iskandar Malaysia. This was formerly known as Iskandar Development Region (IDR) and South Johor Economic Region (SJER), and the region has been likened to Shenzhen.

This post features various current and proposed buildings, new cities, and transport projects in Johor Bahru and around Iskandar Malaysia. Feel free to send more suggestions and I will add them.

Johor Map

[Map of Johor.]

Coronation Square

[Image via straitstimes.com.]

Location: Ibrahim International Business District (IIBD), Johor Bahru.
Developer: coronadeproperties.com

Coronation Square is in the centre of Johor Bahru in the Ibrahim International Business District (IIBD). The IIBD covers the area between JB Sentral Station and the botanical gardens, so it’s basically the entire inner city core. The development has been described as Johor Baru’s KLCC.

[Image via ASEAN Skyline.]

The centrepiece of the proposed business district will be Coronation Square, which will include an office tower, serviced apartments, a hotel, medical suite, and a podium-level mall. The main tower is planned to be 370 metres tall.

[Image via edgeprop.my.]

R&F Princess Cove

Location: Jalan Tanjung Puteri, 1, R&F, Tanjung Puteri, Johor Bahru.
Website: rfmalaysia.com

Driving across the Causeway Bridge from Singapore the first thing you’ll see is R&F Princess Cove. This development features a dense cluster of apartment blocks that overlooks the Strait, and a separate office tower and hotel will flank the bridge as a gateway to the city.

There is also an opera house next to the bridge, which is reminiscent of the style and position of the Sydney Opera House.

[Image via discoverjb.com.]

R&F Princess Cove is near the Johor Bahru Customs, Immigration, and Quarantine Complex (CIQ), and a pedestrian bridge has been built to connect the apartments to JB Sentral/CIQ.

Quayside JBCC

Location: Jalan Segget, Johor Bahru.
Website: quaysidejbcc.com
Developer: bangsarheightspavilion.com

Quayside JBC is a proposed apartment tower with a view of Singapore and easy access to the border crossing.

Tropicana Danga Bay

Location: Skudai Lbh, Danga Bay, Johor Bahru.
Website: tropicanadangabay.com.my
Developer: tropicanacorp.com.my

Tropicana Danga Bay is a development by Tropicana Corporation Berhad, jointly developed with Iskandar Waterfront Sdn Bhd. The project covers 37 acres facing the Sungai Sekuda waterfront, and it includes residential, commercial, and a convention centre.

News
Tropicana to unlock 800-acre landbank with GDV of RM43 bil in Johor – [24/11/23]

Lido WaterFront Boulevard

Location: Skudai Lbh, Danga Bay, Johor Bahru.
Developer: tropicanacorp.com.my
News: skyscrapercity.com

“The Lido Waterfront Boulevard is a 163-acre mixed development in Johor Bahru featuring serviced residences, a five-star hotel, offices, retail shopping, a recreational facility, a coastal park, a cultural centre, education and healthcare facilities. A cable car system linking the Lido Waterfront Boulevard with Singapore has been proposed to enable residents to commute to the city state with ease. Tropicana has partnered with Raffles American School and Raffles University to provide homebuyers with attractive rebates when their children sign up to these institutions.”

Space Residency

Location: Jalan Harimau, Taman Abad, Johor Bahru.
Website: spaceresidency.com

Space Residency features a hotel tower and 60-storey apartment tower. Space Residency is near KSL City Mall and Holiday Villa.

One Bukit Senyum

Website: the-astaka.com

Phase one of The Astaka has been completed and the two 70 and 65 floor towers have become landmarks of the city. At 278.8 metres, it became the tallest residential tower in Southeast Asia.

Phase 2 will include the new headquarters of the Johor Bahru City Council, serviced apartments, a five-star hotel, and a shopping mall.

Berjaya Waterfront Hotel re-development

News: skyscrapercity.com

Also on the Johore Strait is a plan to reclaim land near the current Berjaya Hotel site. The proposed feature tower looks to be inspired by the Marina Bay Sands in Singapore.

Tebrau Bay

[Tebrau Waterfront Residences.]

Developer: IWCity.

This development area is where the Sungai River meets the Johor Strait. There are several developments happening along the waterfront that would turn this into another business district within JB.

Forest City

The biggest (and most controversial) development in all of Johor is the Forest City project. Forest City consists of four man-made islands west of Johor Bahru, near the Singapore Second Link. It’s expected to eventually be home to 700,000 people.

Forest City covers 3,425 acres, and the islands feature different zones:
​
– High Tech Industrial Zone
– Central Business District and Tourism Zone
– Financial and Economic Districts
– Conference and Forum Zone

[Image via forestcityiskandarhome.com.]

The US$100 billion project has been controversial due to the number of foreigners buying property, with “planeloads of Chinese buyers” flying in to buy. Malaysian Prime Minister Mahathir said that Malaysia will not allow foreigners to buy residential units, which threw doubt and confusion onto the development. One of the main concerns was that investors were buying residential visas to live in Malaysia, which is not the case.

Read more about Forest City.

Newsletters subscribers can read my review: Forest City – Futuristic city or farcical folly?

Kuala Lumpur to Singapore High-Speed Rail (HSR)

[Image via straitstimes.com.]

The Kuala Lumpur to Singapore High-Speed Rail (HSR) is a proposed new railway completely separate from the current line. The HSR would serve seven stations in Malaysia and Jurong East in Singapore, with an end-to-end travel time of 90 minutes.

Iskandar Puteri Station in Gerbang Nusajaya will be the border station of Malaysia. The co-located Customs, Immigration and Quarantine (CIQ) facilities will be located there. International-bound passengers will go through CIQ clearance by both countries’ authorities only at the point of departure.

This project was on the verge of getting started in 2018, but the new Malaysian government has asked Singapore to defer the project until 2022 due to the high cost.

If/when this project does go ahead it will move the centre of gravity from Johor Bahru to the Second Link area.

Singapore–Johor Bahru Rapid Transit System (RTS Link)

[Image via @ChannelNewsAsia.]

Johor Bahru has become a virtual suburb of Singapore, with cheaper cost of living being an incentive for thousands to make the daily commute across the strait. To help ease congestion on the Causeway a metro railway is planned to connect JB to Singapore.

The train will run from Bukit Chagar to Woodlands North, and passengers will clear Malaysia and Singapore immigration at the point of departure. Woodlands North Station will be connected to the future Thomson-East Coast MRT Line. The RTS Link will replace the current cross-border shuttle train (KTM Shuttle Tebrau.)

The project is expected to be completed by 2024, and it is likely that more apartment projects will be built around Bukit Chagar for commuters who want a speedy departure to Singapore. For example, the proposed 50-storey Twin Tower Residence by MB Group depicts what the Bukit Chagar RTS station might look like.

[Image via skyscrapercity.com.]

WF Tower

[Image via skyscrapercity.com.]

News: skyscrapercity.com

A proposed 239m and 100m+ tower project in Johor Bahru.

Hao Yuan Tower

Hao Yuan Tower was a proposed super-tall tower at Danga Bay, west of the JB central city area.

It was initially proposed as being the tallest building in Malaysia before settling at 405.5 metres. Since then the project has gone quiet, so this may eventually be filed as a “never built”. I’ve not found any images for it, so if you know of one send it over.

News Archive

Johor moots Iskandar Malaysia for special economic zone with S’pore – [05/01/24]
“State executive councillor Lee Ting Han says a proposal was submitted to the economy ministry, describing the development corridor as ‘ready-made to be the SEZ’.”

“Johor is the state to watch next year” – [07/12/23]
“Ng said that in addition to the current rapid transit system (RTS) link project connecting Johor Bahru’s Bukit Chagar and Singapore’s Woodlands, there will be positive growth effects from the resuscitation of the HSR, additional ferry crossings, and possibly even a third link bridge.”

Johor-SG special economic zone should be in Pasir Gudang, says Tebrau MP – [20/11/23]

The next Shenzhen: Johor-S’pore special economic zone’s terms of reference in the works – [14/09/23]
“A special task force is expected to report on the progress to the two prime ministers.”

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Johor can be like Shenzhen if special economic zone takes off, says MB – [14/09/23]
“In July, Malaysia and Singapore agreed to create a special task force to study the establishment of a Johor-Singapore SEZ.”

IN FOCUS: Johor’s Iskandar region languished during COVID-19. Could it flourish again? – [18/02/23]
“With the reopening of borders and positive signals from both the state and federal governments, Iskandar Malaysia is poised to pick up where it left off. CNA looks at how the property sector, transport infrastructure and foreign investments are key to this effort.”

Singapore slings hope for Iskandar’s future – [05/03/22]
“Without a doubt, Singapore is among Iskandar Malaysia’s biggest cheerleaders; and the success of Malaysia’s ambitious project is inextricably linked to its neighbour.”

Build more Grade A office towers in Johor Baru to attract investors, buyers – [19/11/20]

Uncertainties limit Iskandar Malaysia’s potential – [08/10/20]
“Uncertainties in policies, including the postponement of Johor Baru (JB)-Singapore Rapid Transit System (RTS), have prevented Iskandar Malaysia from realising its true potential, said Datamine founder and head of research Jerren Lai.”

Iskandar Malaysia to be extended, covering more areas in Johor – [21/02/19]
“Iskandar Malaysia region will be extended to include parts of Kota Tinggi, Kluang and Pontian, for land development and modern agriculture.”

Iskandar set to become metropolis – [15/04/18]
“Development in Iskandar Malaysia will be the catalyst for turning the region into an international metropolis.”