Driving into Gamuda Gardens — a township development in Rawang by Gamuda Land, the property arm of Gamuda Bhd — offers a welcome respite, especially upon entering the Waterfront Village. The serene lake, inviting shops and wide range of facilities, including a swimming pool, badminton courts and newly added pickleball courts, provide a refreshing change of scenery. It is a space designed to ease stress and support both personal and family well-being.

Just a short distance from these facilities is Village Homes, the first residential precinct in Gamuda Gardens. Launched in 2017 and developed over four phases — Aglia, Lavena, Aida and Nara — the 562 two-storey terraced houses were fully sold and handed over by October 2020. Spanning 52 acres and home to around 1,300 residents, Village Homes is a gated and guarded community. A drive through its guardhouse entrance reveals modern home designs, well-maintained landscaping and thoughtfully planned layouts. Cohesive yet varied colour schemes across the phases add to the precinct’s charm, making it a pleasant and inviting place to live.

Attention to detail and consistent resolution of issues at Village Homes have impressed the judges, earning it the Gold award in the Below 10 Years — Multiple-owned Strata Residential category at The Edge Malaysia Best Managed & Sustainable Property Awards 2025.

Township management
Managing a township is vastly different from overseeing a single high-rise or standalone development. It demands a broader set of skills — from maintaining extensive land areas to managing multiple precincts that become occupied gradually over time.

Victor Tay, senior general manager for township management at Gamuda Land, talks about what it takes to manage Village Homes and the wider Gamuda Gardens township.

“For Village Homes, and even Gamuda Gardens for that matter, what we’ve observed over the years is that property and township management is no longer confined to traditional roles like operations, landscaping, maintenance or security. It’s now more about curating a lifestyle. It’s about digital enablement and finding ways to make our townships or properties more cost-efficient and sustainable,” he says.

The community herb garden that fosters engagement and sustainable living

“Over the years, we’ve made significant enhancements in the digitalisation space. We began this journey more than seven years ago, and we’ve consistently upgraded and enhanced our systems. One standout area is our GL mobile app. It started with basic features — like visitor registration and facility booking — and now allows engagement with township businesses and buggy services. Our ultimate aim is to offer real convenience at residents’ fingertips.”

Tay also explains how the digitalisation process is ongoing and new features continue to be added to the mobile app to further connect residents and businesses within the township.

“We’ve integrated various platforms into one — what we call a ‘super app’. This integrated approach is still a work in progress as more phases reach vacant possession. Through this app, residents share views and engage with one another, allowing us to identify what matters to them. We don’t just roll out features arbitrarily. We examine their conversations and integrate features that are genuinely valuable to them,” he explains.

A strong security detail provides a safe space for all residents

This approach has led to greater efficiency in resolving issues raised or observed by residents.

“Conventionally, residents would call or walk into the management office during working hours. With the app, they can submit a ticket anytime, track its progress and get updates without having to follow up manually.

“This approach scores well in our annual surveys. Residents appreciate the speed of action, whether the issue is within their property or in common areas. Our aim is to resolve such matters within three days.

Tay: What we’ve observed over the years is that property and township management is no longer confined to traditional roles like operations, landscaping, maintenance or security. It’s now more about curating a lifestyle.

“Monthly analysis also helps us track recurring issues — be it landscaping or security — and take proactive steps,” says Tay.

With strong customer satisfaction and a track record of promptly addressing resident issues, his team also prioritises active resident engagement. “We’ve excelled in resident engagement. Apart from township-wide activities, each precinct has specific engagements — on biodiversity, recycling and so on — that bring neighbours together.”

Resident engagement is fostered through activities such as talks on tree planting, composting and biodiversity, where experts also educate residents on co-existing with local fauna. Village Homes is located right next to Waterfront Village and features a small park for residents — a space that further encourages community connection and interaction.

“Because of community engagement, residents themselves converted a portion into an urban farm. It became a gathering space with shared produce and composting. We also introduced a mini nursery there, allowing the precinct to be more self-sustaining when it comes to replanting. Even with limited space, residents take the initiative to make the most of it, fostering a sense of ownership and community spirit,” says Tay.

The residential precinct features well-landscaped green spaces

Cost-saving initiatives
Everything done for residents at Village Homes — and the wider township — comes at a cost, one that has been thoughtfully anticipated by Tay and his team.

“Maintenance of older properties like Village Homes hasn’t posed major issues. We anticipated rising labour and utility costs early on,” he says, adding that the maintenance fee is RM1.80 per share unit.

Gamuda Garden general manager Andrew Tan and Tay (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

To keep operations efficient and costs manageable, the team has implemented measures such as mechanisation — for example, replacing manual labour with road sweeper machines. Security, another major cost factor, is being re-evaluated. The team is exploring affordable AI-enabled CCTVs and security devices, and may adopt a hybrid model combining technology and personnel to enhance safety while maintaining cost efficiency.

“We don’t want AI to be just a buzzword. It should bring real value to residents — in their experience and in costs,” says Tay.

Equally important is data collection. As the township grows and occupancy increases, having accurate data becomes crucial for informed decision-making. Fortunately, Gamuda Land has built a robust database, originating from its first township development in Kota Kemuning. What began as a “lessons learned” repository has since evolved into a comprehensive, cloud-based knowledge portal that supports better planning and management across its developments.

“We’ve digitised all our knowledge. Now, with AI, we can input criteria and obtain project recommendations based on past data. Digitalisation doesn’t happen overnight. You need to input quality data first. Our AI draws from everything we’ve done to produce usable, reliable outputs,” he says.

Village Homes offers facilities such as a multi-purpose court and playground, all within a secure and family-friendly environment

“From landscaping to construction practices, it’s all in the knowledge portal. Everyone in Gamuda Bhd, not just Gamuda Land, contributes and benefits from it. This removes guesswork. Even if staff weren’t there 20 years ago, they can still access historical data to make informed decisions.”

This database is truly a game changer for effectively managing a precinct and township. With reliable data and a capable team, issues are resolved smoothly, leading to happier residents and facility users.

Village Homes has also upgraded key components to reduce energy consumption, including solar-powered CCTVs, LED lighting and timers on common-area fixtures. Strong collection rates — 97.7% throughout 2024 — provide the management team with sufficient funds to maintain the precinct properly.

Looking ahead, Gamuda Land is implementing a five-year maintenance plan to future-proof the township, ensuring Village Homes’ infrastructure remains well maintained and financially sustainable.

Key initiatives include installing leak detection devices to prevent water wastage; implementing a comprehensive waste management system with on-site recycling and composting; deploying AI-driven drone security patrols and installing licence-plate recognition to reduce security manpower and long-term costs; and fostering resident engagement through green living programmes focused on energy conservation, recycling, sustainable practices and community green initiatives.

Many of these initiatives are already underway, laying a strong foundation for Village Homes and the entire Gamuda Gardens to grow and thrive. Managing a township and its multiple precincts is no easy task, but the Gamuda Land team has embraced the challenge. With precise SOPs, a commitment to learning from past experiences and others and a constant drive to improve their services and offerings, they have fostered a community of satisfied and happy residents.