Gamuda Gardens Rawang — Prices for Every Phase

The Township

Not a Project.
A Ladder.

Everything else we list is a single development with one product. Gamuda Gardens is a whole township, and the thing nobody explains properly is that it has a rung for almost every budget — from a RM390,000 serviced apartment to a RM4.3 million bungalow, all sharing the same 50-acre park.

That matters more than it sounds. Most buyers arrive having seen one brochure for one phase, decide it is out of reach, and walk away from the township entirely — when a different rung on the same ladder would have fitted them.

It is also freehold, which is worth sitting with. Of everything on our list, this and Westfield are the only two — the Puncak Alam and Bandar Tasik Puteri projects are both leasehold.

Every Tier

The Whole Ladder,
In One Table

Phase	Product	Indicative from
Gaia Residences	Serviced apartment, 640–900 sq ft	RM 390,000
Illaria	Townhouse — limited units	RM 610,000
Gardens Park (Astor)	2-storey park home, 1,591–2,372 sq ft	RM 700,000
The Clove	Cluster home, 8-home enclave	RM 800,000
Illaria Starter Homes	2-storey, 18′ × 65′	RM 850,000
JOYA	Lakeside home — limited units	RM 970,000
Valeria	Link to cluster, 22′ × 75′ up	RM 1,140,000
Monarc / Esteem	Semi-detached, 36′ × 80′ up	RM 1,850,000
Bungalow	60′ × 120′	RM 4,300,000

Indicative starting prices compiled from published listings, last widely updated March 2025. Several phases are sold out and others are down to limited units. Treat this as a map of the township, not a price list — ask us what is actually open today.

The Village Homes phases — NARA, AIDA, LAVENA and AGALIA — and the JOVITA lakeside homes are fully sold. That is the honest shape of a township eight years in: the cheap early phases are gone, and what is left is either the apartments or the newer landed.

What You Actually Get

Fifty Acres of Park.
Five Lakes.

The green

50 ac Central Park, pet-friendly
5 Cascading lakes
2 Waterfalls

Day to day

· Gardens Wellness clubhouse
· Waterfront Village retail
· Gardens Square commercial

School, on site

· Lexel International School
· By Taylor's Education Group
· Pre-school through to university

The school is the underrated one. An international school inside the township means no school run — and if you have two children, the hours and fuel you stop spending on that drive are a real annual number, not a lifestyle slogan.

Getting Around

Three Highways
Within 1.5 km

1 kmNSE — North–South Expressway

1.5 kmLATAR Expressway

1.5 kmGuthrie Corridor Expressway

20–30Minutes to PJ and KL, per the developer

Take the 20–30 minutes as the developer's off-peak figure and test it yourself on a weekday morning. Three expressway options within 1.5 km is the part that is not marketing — when one is jammed you have somewhere else to go, which is more than most townships can say.

What It Costs

The Honest Numbers

Estimated monthly repayment

Tenure	90% loan	Monthly
30 years	RM 612,000	~RM 2,922
35 years	RM 612,000	~RM 2,710

On RM 680,000 at an assumed 4.0% p.a. Actual rates vary by bank and profile.

Income you'd typically need

Roughly RM 8,200 – RM 9,700 monthly household income for the 35-year option, assuming no other commitments.
If that is a stretch, the honest answer is not to walk away — it is to move down a rung. A Gaia apartment at RM390,000 needs closer to RM4,700 a month and puts you in the same township.
Freehold title usually earns a slightly better reception at the bank than leasehold, particularly on longer tenures.

Indicative only — banks assess DSR individually. See the FAQ on DSR.

Where you save

Zero agent fees. The developer pays our commission — you pay us nothing at any stage.
Freehold, not leasehold. No lease to renew, no state consent needed when you sell, and no 30-year-out discount hanging over the resale. It costs nothing extra here and it is the quietest advantage on this page.
Limited-unit phases are where the room is. Illaria townhouses and JOYA are both down to last units. Tail-end inventory is where a developer is most willing to talk — ask us to put the current package in writing before you commit.
Do the school maths before you compare prices. If you were budgeting for an international school anyway, having one inside the township changes the true cost of living here versus a cheaper address forty minutes from one.

Figures on this page are compiled from the developer's published information and public listings, and are indicative. Gamuda Gardens spans many phases at different stages; prices, availability and package terms change constantly and several phases are already sold out. Ask us for the live price list before making any decision.

Straight Talk

Who This Suits —
and Who It Doesn't

Worth a look if…

You want freehold. Only two things on our list are, and this is the one with a township around it.
Your budget is uncertain. You can move up or down a rung here without leaving the neighbourhood you chose.
You have children and international schooling is already in your plans.
You want somewhere already alive — the park, the lakes, the shops and the school are open, not scheduled.
You drive and want options. Three expressways inside 1.5 km.

Look elsewhere if…

You wanted the cheap early phases. They are gone. Village Homes and JOVITA are fully sold, and the entry landed price has moved well past where it started.
You need a big house on a modest budget. At RM680,000 here you are in townhouse or entry park-home territory — Sovana & Soren buys more floor area for less.
You rely on public transport. This is a car township, and no rail is committed to it.
You dislike living beside an active construction front. Gamuda bought 532 more acres nearby for a 2026 launch, so building here continues for years.
You want certainty on price today. This township moves faster than any published list — including ours.

Not a Project.A Ladder.

The Whole Ladder,In One Table

Fifty Acres of Park.Five Lakes.