Horizon Hills is truly a feast for the eyes. Its lush greenery offers a serene escape from the bustling Johor Bahru city.

At The Woodlands precinct, that tranquillity continues with landscaped gardens and pocket parks tucked among stately homes.

The 1,228-acre Horizon Hills township in Iskandar Puteri features low-density residential developments across 11 precincts. First launched in 2007, the township is jointly developed by Gamuda Land, the property development arm of Gamuda Bhd, and UEM Sunrise Bhd. Township management arm Horizon Hills Property Services Sdn Bhd is a subsidiary of Gamuda Land.

“Horizon Hills was also one of the first in the southern region to integrate residential precincts with an 18-hole championship golf course alongside commercial components, an international school, green spaces, water features and a fully pedestrian- and cyclist-friendly environment,” says Horizon Hills Development Sdn Bhd general manager Jim Woon.

He adds that the developer refined its approach using insights gained from Gamuda Land’s Valencia township in Sungai Buloh, Selangor.

The Woodlands is one of the 11 precincts of Horizon Hills, Iskandar Puteri, Johor

“Close to 20 years since its launch, the master plan is now a reality. Horizon Hills has matured into a thriving, secure and well-managed township known not only for its lush surroundings but also for its strong sense of community. Today, 48% of its residents are expatriates from over 40 countries, including a large community of Singaporean, European, Japanese, Korean and Middle Eastern families. Many chose to make Horizon Hills their home because they saw a place that was safe, green and thoughtfully planned,” says Woon.

As for The Woodlands, he shares that the precinct offers breathtaking views of the fairways to the south and verdant greenery of woodlands to the north.

“This thoughtfully master-planned precinct integrates lush parks and recreational spaces, creating a harmonious environment for the community, complemented by luxurious homes,” he adds.

Launched in 2019, The Woodlands will comprise 521 units of 2- to 3-storey linked, semi-detached, cluster and bungalow homes developed over nine phases. Eight of them have been completed to date, with the last phase due for completion by December 2025.

As part of a well-managed township that is no stranger to accolades (several Horizon Hills precincts have won at The Edge Malaysia Best Managed & Sustainable Property Awards), The Woodlands was awarded Gold in this year’s Awards under the Below 10 Years — Non-strata Residential category.

Leveraging on a strong township
What sets The Woodlands apart is how it leverages the strength of Horizon Hills’ master-planned infrastructure, from integrated landscaping and digitised maintenance systems to community engagement and long-term sustainability planning.

These layers of foresight and execution have enabled the precinct to deliver a living experience comparable to top-tier strata developments.

“Horizon Hills, including The Woodlands precinct, demonstrates that a non-strata township can still maintain premium standards, a cohesive community and a high quality of living through trust, partnership and good governance,” says Woon.

Woon and Gamuda Land executive director of club, townships and property management Tang Meng Loon (second and third from left) with (from left) The Edge Malaysia editor-in-chief Kathy Fong, The Edge Malaysia editor emeritus and the awards’ chief judge Au Foong Yee and City & Country senior editor E Jacqui Chan

Underpinning its day-to-day operations is a robust township management that prioritises proactive upkeep, digitisation and sustainability. The Woodlands is maintained by a 29-person team, including in-house customer care liaisons, security personnel, landscape officers and pest control technicians.

A key innovation is the use of the Autodesk Construction Cloud (ACC), a cloud-based platform that digitises daily maintenance inspections, reports and task tracking. Using mobile devices, staff can log site conditions, submit feedback and respond to rectification orders in real time, reducing reliance on paper-based workflows and improving response time.

“ACC allows us to maintain a high level of operational consistency while keeping our KPIs in check,” says Woon. “It also allows for full traceability of works from minor issues like faulty lights to major infrastructure audits.”

This system is complemented by a master schedule for preventive maintenance, covering everything from roads and drainage to mechanical and electrical (M&E) systems. These are supported by annual audits and sustainability checklists, including tree health assessments, rainwater harvesting inspections and composting yard reviews.

Security is also paramount. Horizon Hills has recorded zero break-ins since 2019, thanks to continuous investments in surveillance systems, security patrols and crisis preparedness training.

The security strategy includes smart surveillance, patrol optimisation and proactive resident education. During festive seasons, for instance, circulars remind residents to notify security of their absence, while emergency contact details are shared ahead of time. Fire drills and tree hazard mitigation audits are conducted regularly.

According to Woon, the township averages fewer than three tree falls annually, incidents that are promptly addressed through replanting and hazard mitigation protocols.

“Our goal is to ensure peace of mind for residents, many of whom return only on weekends,” he adds.

Sustainable landscaping and green practices
Environmental stewardship plays a central role in how The Woodlands is maintained, drawing from Gamuda Land’s broader experience in green space management under its Gamuda Parks initiative across its many townships.

As part of its sustainability vision, the developer employs proactive landscaping strategies, arborist training programmes and rigorous landscaping audits to maintain exceptional green spaces at The Woodlands to enhance quality of life while supporting long-term ecological balance.

Woon says the company’s approach began with a commitment to restoring environments to their natural state, incorporating native plants and targeting at least 50% native species in its developments. This ensures sustainability while minimising maintenance.

“At Horizon Hills, 34% of the township is dedicated to green spaces and water bodies, far surpassing the local requirement of 7%. Our landscaping practices prioritise native trees and shrubs that flourish in the local ecosystem. This approach is particularly evident in precincts like The Woodlands, where decades of experience guide plant selection, avoiding problematic species and fostering healthier environments,” says Woon, noting that over 56,000 trees have been planted around the township to date.

“Every six months, internal teams and vendors undergo specialised arborist training to improve plant care and landscape resilience. This has allowed Horizon Hills to respond effectively to climate challenges such as droughts through optimised watering schedules and mulching strategies.”

The township practises closed-loop landscaping, where organic waste and landscape sweepings (up to 50kg of dry leaves a day) are composted into organic fertiliser at a dedicated composting yard. Shrubs nurtured in an on-site nursery are used for plant replacements and new plantings. This initiative has led to savings — about RM48,000 in 2024 — by reducing transportation and dumping expenses. Additionally, lake water is used for landscape irrigation.

Regular landscaping audits are conducted to evaluate plant health and ecosystem vitality. By identifying issues such as pest infestations, plant diseases or water stress early, the team can take timely and targeted action.

“Our dedication to preserving habitats, introducing green infrastructure and implementing sustainable practices sets us apart as stewards of the environment. By embracing a holistic approach tailored to each site, we ensure that every project reflects a long-term commitment to environmental stewardship, creating vibrant, sustainable spaces for future generations,” says Woon.

The results are tangible. Maintenance costs are under control and the township has recorded an average 18% increase in sub-sale value over the past three years. “It’s a clear indication that our approach not only protects the environment but also safeguards long-term property values,” he says.

About 34% of the township is dedicated to green spaces and water bodies

Managing a non-strata township
Managing a non-strata precinct like The Woodlands comes with unique challenges. Without the authority of a management corporation, the Horizon Hills team relies on consistent engagement, transparency and relationship-building to maintain standards.

“There is no automatic enforcement mechanism like in strata developments,” says Woon. “So our focus has been on building trust through meaningful engagement and resident education.”

Woon: Horizon Hills, including The Woodlands precinct, demonstrates that a non-strata township can still maintain premium standards, a cohesive community and a high quality of living through trust, partnership and good governance

The management team holds quarterly town hall meetings, issues multilingual newsletters and communicates actively via a resident app. The app supports functions like facility bookings, visitor registration and fee payments.

Residents are shown how their contributions are used, from common area maintenance to community events and improvement works. The app also functions as a reporting tool, allowing residents to log complaints and report maintenance issues, which are tracked by the operations team.

For residents who live abroad or travel frequently (many of whom are based in Singapore), the team offers optional lawn care or upkeep services upon request.

The developer employs proactive landscaping strategies, training programmes and audits to maintain the green spaces at The Woodlands

In terms of finances for The Woodlands precinct, Horizon Hills Property Services ensures financial discipline through an annual budget approved by the property management.

This budget guides allocations for upgrading works, shared facilities and security measures, ensuring efficient operations. Vendor and consultant appointments follow strict procurement procedures overseen by the central finance department to maintain transparency and resource efficiency.

As of end-2024, the Residents’ Association fund grew to RM453,553 from the RM372,082 collected in the previous year, reflecting robust financial management and a strong capacity to address future community needs.

“The financial stability of The Woodlands reflects not only sound cash flow management and prudent budgeting but also the trust residents place in the township’s management team. This trust is evident in the township’s exceptional collection rate, consistently averaging over 98%,” says Woon.

Residents of The Woodlands pay between RM230 and RM424 per month as service charges to maintain the development.

“Residents’ willingness to make timely payments stems from their confidence in the management team’s ability to allocate resources effectively, ensuring the community remains well-maintained and continually improved. This trust-driven financial commitment allows the township to plan and execute maintenance, repairs and upgrades seamlessly, reinforcing the quality of life and value for all,” he adds.

Future-proofing the township
The team is not resting on its laurels. A five-year roadmap from 2025 to 2029 has already been laid out, outlining continued improvements.

Planned initiatives include the rollout of a comprehensive waste management and recycling system within the precinct and making further enhancements to security infrastructure.

There are also plans to hand over key infrastructure to the local council for long-term governance and maintenance partnerships.

“With a strong foundation in place, the township continues to evolve. The international school and country club have become community anchors and the upcoming Horizon Mall, set to open in early 2026, will complete the ecosystem,” says Woon.

For Woon and his team, the award is not just recognition, but also serves as motivation. “This award has given us a platform to benchmark where we stand, identify gaps and refine our approach,” he says. “It reminds us that the fundamentals, from governance and maintenance to placemaking and communication, must always be strong, even as we adopt new tools and technologies.”

The success of The Woodlands is a result of layered planning, consistent execution and a people-first mindset. By leveraging the infrastructure of a well-designed township and investing in community-centric management, the team has shown what’s possible in a non-strata setting.

“This award is not just for us,” Woon concludes. “It belongs to everyone who has made Horizon Hills a place to belong.”