RM233 a square foot — the cheapest floor in Plentong.
The +22.1% headline is not the whole story.
每尺 RM233 — Plentong 最低的地板。
+22.1% 的标题数字，不是全部真相。
Of the thirteen most-traded areas in Mukim Plentong, Taman Air Biru records the lowest median price per square foot — RM233 — and, on the headline twelve-month figure, the fastest growth of all thirteen: +22.1%. Both are true at once, and the second fact only makes sense once you see what sits underneath it: registered sales fell from 66 in 2022 to 11 in 2025 and just 1 so far in 2026, and 61% of everything ever recorded here is subsidised-type low-cost housing. This page pulls the two numbers apart. 在 Mukim Plentong 十三个最活跃的区域里，Taman Air Biru 的中位每尺价 — RM233 — 最低；而它按十二个月数字计算的涨幅，却是十三区里 最快 的：+22.1%。两件事同时成立，而第二件事要放在下面这些数字里才说得通：登记成交ång; 2022 年的 66 笔跑到 2025 年的 11 笔，2026 年至今只有 1 笔；而厚历以来所有登记成交里，61% 是政府补贴型币价居。这一页要把这两个数字拆开来讲。
© Wee Hong · CC BY-SA 4.0 · Wikimedia CommonsTaman Air Biru in 30 seconds30 秒看懂 Taman Air Biru
- What it is: a leasehold estate in Mukim Plentong, postcode 81700 Pasir Gudang, built on numbered Perjiranan (neighbourhood) blocks — Jalan 9/1–9/4 (Perjiranan 9) and the Jalan 10 series (Perjiranan 10). Property portal iRumah records the tenure as leasehold, not freehold — unusual for this part of Johor Bahru district and worth confirming on the individual title before you commit. 它是什么：位于 Mukim Plentong 的一个租遵位社区，邮区 81700 Pasir Gudang，摄用動啡编号（Perjiranan）规划 — Jalan 9/1–9/4（Perjiranan 9）与 Jalan 10 系列（Perjiranan 10）。房产平台 iRumah 将地契记为 租遵，难是永久地契 — 在新山市区这一带并不常见，下危前请在个別地契上确认。
- What it costs: 208 registered subsales from 2021 to 2026, median RM250,000 at RM233 psf. By type: low-cost house RM210,000 (111 records), low-cost flat RM89,000 (16 records), single-storey terrace RM280,000 (17 records), single-storey semi-D RM360,000 on huge 3,780–5,200 sq ft lots (11 records), double-storey terrace RM360,000 (37 records). 多少钱：2021 至 2026 年 208 笔登记二手成交，中位 RM250,000，每尺 RM233。按屋型：廉价屋 RM210,000（111 笔）。廉价组屋 RM89,000（16 笔）。单层排屋 RM280,000（17 笔）。单层半独立式 RM360,000，地块大达 3,780–5,200 尺（11 笔）。双层排屋 RM360,000（37 笔）。
- The one number this page exists to explain: RM233 psf is the floor of the whole mukim — and the recorded +22.1% twelve-month growth is real per List.my’s own methodology, but it is calculated on a market that shrank from 66 sales in 2022 to 11 in 2025. Our own year-by-year residential reading shows RM196 (2021) → RM221 (2022) → RM270 (2023) → RM246 (2024) → RM295 (2025, n=11) — a bumpy, thinning series, not a straight climb. 这一页存在的理由：RM233 每尺是整个 mukim 的地板 — 而登记的 +22.1% 十二个月涨幅按 List.my 自己的算法是真的，但它的基础是一个从 2022 年 66 笔缩么到 2025 年 11 笔 的市场。我们自己逐年查的住宅每尺价是：RM196＂2021） → RM221＂2022） → RM270＂2023） → RM246＂2024） → RM295＂2025，n=11） — 一条高低起伏、样本越来越蒲的线，不是一条直线上搣。
- Where the money comes from: Pasir Gudang, an industrial and port city of 534,659 people (2023). Taman Air Biru is about 2.7 km from the Pasir Gudang City Council headquarters (Menara Aqabah) and 3.9 km from Johor Port on a free-flow driving model — closer to both than most other Plentong townships. The name itself predates the housing: Kampung Air Biru was one of four villages founded in 1920 as early Pasir Gudang settlements, and its original site is now part of the port. 钱从哪里来：Pasir Gudang 是一座工业与港口城市，2023 年人口 534,659。按自由流量模型，Taman Air Biru 离 Pasir Gudang 市政厅（Menara Aqabah）约 2.7 公里，离柔佛港 Johor Port 约 3.9 公里 — 比多数 Plentong 市镇都更靠近两者。而这个名字本身比住宅更早：Kampung Air Biru 是 1920 年 建立的四个早期 Pasir Gudang 村落之一，原址如今已是港口的一部分。
- The honest catch: 61% of everything ever recorded here — 111 low-cost houses plus 16 low-cost flats out of 208 transactions — is subsidised-type stock, and the tenure is leasehold. If you need a straightforward freehold double-storey terrace at market price, look at the Jalan 10 series specifically; if you want the biggest lot for your ringgit, Perjiranan 9’s semi-detached houses sit on 3,780 to 5,200 sq ft for RM360,000 to RM500,000 — bigger, cheaper land than Taman Rinting’s equivalent stock. 讲扎昌時提醒：这里历来登记的成交里有 61%（111 笔廉价屋加 16 笔廉价组屋，共 208 笔中）是补贴型币价居，而地契是租遵。如果你要的是师市价的法度双层排屋，请重点看 Jalan 10 系列；如果要每分钱最大地块，Perjiranan 9 的半独立式在 3,780 至 5,200 尺地块上只要 RM360,000 至 RM500,000 — 比 Taman Rinting 同类产品的地块更大、价格更便宜。
Four verified street views, on Jalan 9 and Jalan 10 themselves四张已验证街景，就在 Jalan 9 与 Jalan 10 本身
Unlike some of its Plentong neighbours, Taman Air Biru has no dedicated photograph on Wikimedia Commons. What follows instead is four Google Street View captures we verified panorama by panorama, actually inside the estate on Jalan 10/17, Jalan 10/1, Jalan 10/22 and Jalan 10/19 — plus general Pasir Gudang town photographs, honestly captioned as the town rather than the estate. 跟部分 Plentong 邻区不同，Taman Air Biru 在 Wikimedia Commons 上没有专属实拍照。以下改用四张我们逐张验证过的 Google 街景截图，真的拍在社区内的 Jalan 10/17、Jalan 10/1、Jalan 10/22 与 Jalan 10/19 — 另外搭配几张 Pasir Gudang 市镇的一般实拍照，图说诚实标明是市镇，不是社区本身。
Who this estate is for — and who should look elsewhere这个社区适合谁 — 以及谁该看别处
At a RM250,000 median dominated by subsidised housing types, the buyer profile here is narrower than most JB Completed Landed pages describe. These four profiles come from the transaction mix and the location — not a marketing workshop.在一个以政府补贴屋型为主、中位价 RM250,000 的社区，买家画像比多数 JB Completed Landed 页面写的更窄。以下四个画像来自成交结构与地点，不是行销部门想出来的。
The Pasir Gudang worker在 Pasir Gudang 上班的人
Works at Johor Port, the industrial estates, or the city council itself — each about 3 to 7 minutes away on a free-flow model. Low-cost housing exists precisely for this household, and 127 of 208 recorded sales (61%) are low-cost house or flat.在柔佛港、工业区，或市政厅本身上班 — 按自由流量模型都在 3 至 7 分钟车程内。廉价屋／组屋正是为这一类家庭而设，208 笔登记成交里有 127 笔（61%）是廉价屋或廉价组屋。
The space buyer on Perjiranan 9要 Perjiranan 9 大地块的买家
Jalan 9/1 to 9/4 carries single- and double-storey semi-detached houses on 3,780 to 5,200 sq ft lots, recorded at RM260,000 to RM500,000 — land at roughly RM70 to RM120 psf. If floor space and yard size matter more than a modern layout, this is the strongest arithmetic in the mukim.Jalan 9/1 至 9/4 一带的单层与双层半独立式坐落在 3,780 至 5,200 尺地块上，登记价 RM260,000 至 RM500,000 — 地价大约每尺 RM70 至 RM120。如果你要的是空间与院子，而不是新式格局，这是本区最划算的一道算术。
The first-time buyer under RM500,000RM50 万以下的首购族
A Malaysian first-time buyer pays no MOT stamp duty on a purchase up to RM500,000 in 2026 and 2027. Every recorded median in Taman Air Biru sits under that line — including every landed type. This is one of the few JB areas where the entire recorded product range clears the exemption.马来西亚首购族在 2026 与 2027 年买 RM500,000 以下的房子，免 MOT 印花税。Taman Air Biru 每一项登记中位价都在这条线之下 — 包括所有有地屋型。这是少数几个「全部产品都落在免税线内」的新山区域之一。
Who should look elsewhere该看别处的人
Foreign passport holders (nothing here approaches Johor’s landed or strata floors). Anyone who assumes freehold without checking (this estate is recorded as leasehold). Anyone chasing the +22.1% headline as a growth thesis on 11 sales. And anyone who wants a specific, modern double-storey product — the Jalan 10 double-storey terrace stock is the closest fit, but it is a minority of what trades here.持外国护照者（这里没有任何产品接近柔佛的有地或分层门槛）。没查证就假设是永久地契的人（这个社区记录为租赁地契）。想拿 11 笔成交的 +22.1% 当增值论述的人。以及想要特定新式双层产品的人 — Jalan 10 的双层排屋存量最接近，但它只是这里成交的少数。
A weekday in Taman Air BiruTaman Air Biru 的一个平日
This is a shift-work, walk-to-school town. SK Pasir Gudang (1) sits inside the estate on Jalan 10/19, and the working day follows the port and the industrial estates, not an office commute into Johor Bahru city.这是一个跟着轮班与走路上学时间走的社区。SK Pasir Gudang (1) 就在社区内的 Jalan 10/19，一天的作息跟着港口与工业区走，不是往新山市区通勤的办公室节奏。
First shift moves out toward Johor Port and the surrounding industrial estates, both under 10 minutes away on a free-flow model. The estate empties onto the Pasir Gudang Highway rather than toward the Johor Bahru city centre.第一班出门，往柔佛港与周边工业区去，按自由流量模型都在 10 分钟内。人流经 Pasir Gudang Highway 散出去，不是往新山市中心。
School run inside and around the estate — SK Pasir Gudang (1) is recorded at Jalan 10/19 itself, with SK Pasir Gudang (2), (3) and SMK Pasir Gudang (3) close by in town. Walking distance for many Perjiranan 10 households.上学车流在社区内外消化 — SK Pasir Gudang (1) 就登记在 Jalan 10/19，SK Pasir Gudang (2)、(3) 与 SMK Pasir Gudang (3) 就在市区附近。对不少 Perjiranan 10 住户来说是走路距离。
Econsave and the UTC one-stop government centre in Pasir Gudang town, about 2.7 km away, cover groceries and paperwork in the same trip.约 2.7 公里外 Pasir Gudang 市区的 Econsave 与 UTC 一站式政府中心，采买与办公事可以一趟解决。
The lots on Perjiranan 9 show themselves. Semi-detached houses on 3,780 to 5,200 sq ft plots mean real yards, back lanes and room to extend — on streets that never made it onto a Wikimedia photographer’s list.Perjiranan 9 的地块在这个时段显现出来。3,780 至 5,200 尺地块上的半独立式，意味着真正的院子、后巷与加建空间 — 却是从没被 Wikimedia 摄影者拍过的街道。
Second shift home via the Pasir Gudang Highway, the corridor every Plentong township shares. The evening photograph of Pasir Gudang traffic used lower in this page is not flattering, and it is accurate for this hour.第二班经 Pasir Gudang Highway 回家 — 这是所有 Plentong 市镇共用的走廊。本页下方那张 Pasir Gudang 傍晚车流的照片不好看，但对这个时段是准的。
Quiet, low-rise, lit by streetlight rather than shopfront neon. With registered sales this thin in 2025 and 2026, most of what you see on the street tonight is owner-occupied stock that has not changed hands in years.安静、低层，路灯而不是店招的光。2025、2026 年登记成交这么薄，代表今晚你在街上看到的，多数是好几年没换手的自住户。
Closer to the port and town centre than most of Plentong比多数 Plentong 区域更靠近港口与市中心
Taman Air Biru sits inside Pasir Gudang town itself, in Mukim Plentong. Its access road is the Federal Route 17 Pasir Gudang Highway, a six-lane corridor running from the Tebrau Highway east to Johor Port and Pasir Gudang town. The Senai–Desaru Expressway (E22) serves longer trips via interchanges further along the corridor. Taman Air Biru 就在 Pasir Gudang 市镇本身之内，属 Mukim Plentong。主要联外道路是 联邦公路 17 号 Pasir Gudang Highway，六车道，由 Tebrau Highway 往东通往柔佛港与 Pasir Gudang 市区。长途则由 士乃–迪沙鲁大道（E22） 沿线交流道承接。
Read the table the way a resident would: the first three rows are minutes away, inside Pasir Gudang itself. The last three involve the Causeway queue, which the model time below does not include.请用住户的角度读这张表：前三行就在 Pasir Gudang 市镇内，几分钟车程。最后三行涉及长堤排队，下面的模型车程并不含这一段。
| Destination目的地 | Road km路程 | Model模型车程 |
|---|---|---|
| Pasir Gudang City Council (Menara Aqabah) | 2.7 km | 6 min |
| Johor Port 柔佛港 | 3.9 km | 7 min |
| KPJ Pasir Gudang Specialist Hospital (Masai) | 5.3 km | 9 min |
| Hospital Pasir Gudang (Bandar Seri Alam, opened Aug 2025) | 13.5 km | 15 min |
| AEON Tebrau City | 21.6 km | 20 min |
| Bangunan Sultan Iskandar CIQ 长堤 | 21.2 km | 19 min |
| Bukit Chagar RTS terminal site | 21.5 km | 21 min |
| Senai International Airport | 42.1 km | 38 min |
A national school inside the estate, everything else in town社区内一所国民小学，其余都在市区
Being inside Pasir Gudang town itself, rather than a satellite estate, is the practical case for Taman Air Biru. Here is what is documented, with a blank left where nothing is published.身处 Pasir Gudang 市镇本身、而不是卫星社区，是 Taman Air Biru 最实际的卖点。以下是有据可查的清单，查不到的就留白。
Roads & buses道路与巴士
One six-lane federal highway is the primary artery in and out. Pasir Gudang Bus and Taxi Terminal serves the town, though we could not verify which specific route numbers stop closest to Jalan 9 or Jalan 10 — confirm current routes locally rather than trusting an old timetable. 一条六车道联邦公路是主要进出干道。Pasir Gudang 巴士与德士总站服务全镇，但我们查不到哪几条路线的站牌最靠近 Jalan 9 或 Jalan 10 — 请向当地确认现行路线，不要相信旧班表。
Schools学校便利
SK Pasir Gudang (1) is documented at Jalan 10/19 — inside the estate on the same street our verified street view shows. SK Pasir Gudang (2) and (3), SMK Pasir Gudang (3), and religious primaries SA Pasir Gudang (1) and (2) are in the surrounding town. We could not verify current enrolment figures for any of them. SK Pasir Gudang (1) 记载于 Jalan 10/19 — 就在社区内、也是我们验证过的街景所在的同一条路。SK Pasir Gudang (2)、(3)、SMK Pasir Gudang (3)，以及宗教小学 SA Pasir Gudang (1)、(2) 都在周边市区。我们查不到任何一所的现行学生人数。
Medical & retail医疗与零售
KPJ Pasir Gudang Specialist Hospital is about 9 minutes away on a free-flow model. Hospital Pasir Gudang, the new public hospital in Bandar Seri Alam, opened its first phase on 1 August 2025 with 304 beds and is about 15 minutes away. Econsave and the UTC government one-stop centre serve daily needs in Pasir Gudang town, 2.7 km out. KPJ Pasir Gudang 专科医院按自由流量模型约 9 分钟车程。新的公立 Hospital Pasir Gudang 位于 Bandar Seri Alam，2025 年 8 月 1 日开出首期、304 张病床，约 15 分钟车程。Pasir Gudang 市区（2.7 公里外）的 Econsave 与 UTC 一站式政府中心，负责日常所需。
Six reasons the cheapest floor is also the noisiest headline最便宜的地板，也是最吵的一个标题 —— 六个理由
Every number on this page is real. What follows is what sits underneath each one, so you are reading the record rather than the headline.这一页上每一个数字都是真的。以下是每个数字底下真正的样子，让你读的是纪录，而不是标题。
Why RM233 psf is the floor为什么 RM233 每尺是地板
Of 208 recorded transactions, 111 are low-cost houses and 16 are low-cost flats — 61% of everything that traded. Low-cost housing exists to be affordable by design. A township this heavily weighted to subsidised-type stock will always show a lower median than a township built entirely of open-market terraces. 208 笔登记成交中，111 笔是廉价屋、16 笔是廉价组屋 — 占全部的 61%。廉价屋型设计上本就是要便宜。一个这么大比例是补贴型存量的市镇，中位数必然低于一个全是公开市场排屋的市镇。
Why +22.1% needs a second look为什么 +22.1% 需要多看一眼
Recorded transactions collapsed from 66 in 2022 to 11 in 2025 and just 1 so far in 2026. Our own year-by-year residential psf reading — RM196, RM221, RM270, RM246, RM295 — is bumpy, not a straight climb. A percentage calculated on eleven sales moves sharply on two or three higher-priced transactions. 登记成交从 2022 年 66 笔跌到 2025 年 11 笔，2026 年至今只有 1 笔。我们自己逐年查的住宅每尺价 — RM196、RM221、RM270、RM246、RM295 — 是高低起伏，不是一条直线往上。用十一笔算出来的百分比，两三笔较高价的成交就能把它拉动。
A name older than the housing一个比房子更老的名字
Pasir Gudang’s own municipal history records Kampung Air Biru as one of four villages founded in 1920, alongside Kampung Pasir Merah, Pasir Puteh and Pulau Tekong. The original Kampung Air Biru site is now part of the port. The present Perjiranan-numbered estate inherited the name, not the location. Pasir Gudang 自己的市镇历史记载 Kampung Air Biru 是 1920 年建立的四个村落之一，与 Kampung Pasir Merah、Pasir Puteh、Pulau Tekong 并列。原 Kampung Air Biru 的村址如今是港口的一部分。今天以 Perjiranan 编号的社区，继承的是名字，不是原来的位置。
Leasehold, not freehold是租赁地契，不是永久地契
Property aggregator iRumah records the tenure here as leasehold. Much of older Johor Bahru district is freehold, so this is not a safe assumption to skip. Leasehold affects financing, remaining-term valuation and eventual resale in ways a freehold buyer never has to think about. 房产平台 iRumah 将这里的地契记录为 租赁地契。新山市区多数较旧的地段是永久地契，所以这一点不能想当然。租赁地契会影响贷款、剩余年期估值，以及日后转售 — 这些都是永久地契买家完全不必考虑的事。
The biggest lots in the mukim, arguably或许是全 mukim 最大的地块
Jalan 9/1 to 9/4’s semi-detached houses sit on 3,780 to 5,200 sq ft plots, recorded at RM260,000 to RM500,000 — roughly RM70 to RM120 psf on land. Taman Rinting’s equivalent single-storey semi-D records RM182 psf on a RM540,000 median. Perjiranan 9 is a more extreme version of the same “cheap by the foot” story. Jalan 9/1 至 9/4 的半独立式坐落在 3,780 至 5,200 尺地块上，登记价 RM260,000 至 RM500,000 — 地价大约每尺 RM70 至 RM120。Taman Rinting 同类单层半独立式的每尺价是 RM182、中位价 RM540,000。Perjiranan 9 是同一个「论尺便宜」故事的更极端版本。
Inside the town, not beside it在市镇里面，不是在旁边
At 2.7 km from Pasir Gudang City Council and 3.9 km from Johor Port, Taman Air Biru sits inside the built-up core of Pasir Gudang town, rather than a satellite estate reached by a single highway. That is a genuine convenience edge over townships further out along the Plentong corridor. 距 Pasir Gudang 市政厅 2.7 公里、距柔佛港 3.9 公里，Taman Air Biru 就在 Pasir Gudang 市镇的建成核心区内，而不是要靠一条公路才到得了的卫星社区。相较 Plentong 走廊上更外围的市镇，这是一项实在的便利优势。
Questions the listing photos will not answer挂牌照片不会回答的问题
🏠 If you are buying to live here如果你是自住
📈 If you’re buying to let如果你是买来出租
One estate, two Perjiranan blocks, two different products一个社区，两个 Perjiranan 街区，两种不同产品
Taman Air Biru is not priced as one township — it is priced by which numbered Perjiranan block you are in. Below are the two documented blocks, the roads that make them up, and what the records on those roads actually show. Taman Air Biru 不是按「整个社区」定价的，而是看你在哪一个 Perjiranan 编号街区。以下是有据可查的两个街区、组成它们的路段，以及那些路段的纪录实际显示了什么。
| Sub-area分区 | Roads涵盖路段 | Mainly主要产品 | Recorded prices登记价 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|
| Perjiranan 9 | Jalan 9/1, 9/2, 9/3, 9/4 | Single- & double-storey semi-detached on 3,780–5,200 sq ft lots3,780–5,200 尺地块的单层与双层半独立式 | RM260,000 – 500,000 roughly RM70–120 psf on land地价约每尺 RM70–120 |
No不行 |
| Perjiranan 10 — terracesPerjiranan 10 —— 排屋 | Jalan 10/1 – 10/7 and around一带 | Single-storey (1,540 sq ft, 5-bedroom layout) and double-storey terraces单层（1,540 尺，5 房格局）与双层排屋 | RM280,000 – 360,000 median psf RM182–282中位每尺 RM182–282 |
No不行 |
| Low-cost house rows廉价屋排 | Distributed through Perjiranan 9 & 10分布在 Perjiranan 9 与 10 内 | Low-cost terraces, 111 of 208 total recorded sales廉价排屋，占全部 208 笔登记成交中的 111 笔 | RM144,000 – 276,000 median RM210,000, RM251 psf中位 RM210,000，每尺 RM251 |
No不行 |
| Low-cost flats廉价组屋 | Walk-up blocks, levels 1–4无电梯组屋，1–4 楼 | 550–750 sq ft units550–750 尺单位 | RM25,000 – 135,000 median RM89,000, RM144 psf中位 RM89,000，每尺 RM144 |
No不行 |
| Shop row店屋段 | Exact road not verified确切路段未核实 | Double-storey shops, 10 records, commercial双层店屋，10 笔纪录，商业用途 | RM499,000 – 631,000RM499,000 – 631,000 | No — still under RM2m landed floor不行 —— 仍低于 RM200 万有地门槛 |
Three residential products, and a commercial fourth三种住宅产品，第四种是商业
Registered transactions break down as: 111 low-cost houses, 16 low-cost flats, 17 single-storey terraces, 11 single-storey semi-detached, 37 double-storey terraces, 3 double-storey semi-detached, 3 serviced apartments and 10 double-storey shops. The low-cost house is the market here; everything else is a smaller, more specific decision. 登记成交分布：111 笔廉价屋、16 笔廉价组屋、17 笔单层排屋、11 笔单层半独立式、37 笔双层排屋、3 笔双层半独立式、3 笔服务式公寓、10 笔双层店屋。廉价屋就是这里的市场；其余每一种，都是更小、更特定的决定。
Low-cost house廉价屋
Single-storey & double-storey terrace单层与双层排屋
Semi-detached · low-cost flat半独立式 · 廉价组屋
Lowest floor, fastest headline, thinnest recent volume最低的地板、最快的标题、最薄的近期成交量
Taman Air Biru against its Plentong neighboursTaman Air Biru 与 Plentong 邻区对照
RM89,000 to RM565,000 — six products, one postcodeRM89,000 至 RM565,000 —— 一个邮区，六种产品
Registered medians by type, 2021 to 2026. The RM250,000 township average describes almost no actual house here, because the same postcode holds a RM89,000 low-cost flat and a RM565,000 shop. 2021 至 2026 年各屋型登记中位价。RM250,000 的全区平均，几乎描述不了这里任何一栋真实的房子，因为同一个邮区里同时有 RM89,000 的廉价组屋与 RM565,000 的店屋。
What each house type actually transacted at每一种户型，实际成交在多少
Registered subsale transactions, 2021 to 2026, from NAPIC records published by List.my: 208 records, median RM250,000 at RM233 psf. We could not find published asking-rent ranges specific to Taman Air Biru, so the rent column is left blank rather than filled with a guess. 2021 至 2026 年登记二手成交，来源为 List.my 公布的 NAPIC 纪录：208 笔，中位 RM250,000、每尺 RM233。我们查不到 Taman Air Biru 专属的公开开价租金区间，因此租金栏留白，不用猜测填充。
| Type类型 | Records笔数 | Recorded median登记中位价 | Typical range典型区间 | Monthly rent月租 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|---|
| Low-cost flat廉价组屋 | 16 | RM89,000 RM144 psf | RM25,000 – 135,000 | Ask请询问 | No不行 |
| Low-cost house廉价屋 | 111 | RM210,000 RM251 psf | RM144,000 – 276,000 | Ask请询问 | No不行 |
| Single-storey terrace单层排屋 | 17 | RM280,000 RM182 psf | RM214,000 – 346,000 | Ask请询问 | No不行 |
| Single-storey semi-detached单层半独立式 | 11 | RM360,000 RM81 psf · 3,780–5,200 sq ft | RM294,000 – 426,000 | Ask请询问 | No不行 |
| Double-storey terrace双层排屋 | 37 | RM360,000 RM282 psf | RM294,000 – 426,000 | Ask请询问 | No不行 |
| Double-storey semi-detached双层半独立式 | 3 | RM400,000 RM97 psf | RM334,000 – 466,000 | Ask请询问 | No不行 |
| Serviced apartment服务式公寓 | 3 | Too few records to publish a median笔数太少，不足以公布中位数 | — | Ask请询问 | No — below RM1m strata floor不行 —— 低于分层 RM100 万门槛 |
| Double-storey shop (commercial)双层店屋（商业） | 10 | RM565,000 RM244 psf | RM499,000 – 631,000 | Ask请询问 | No不行 |
| All types, recorded median全类型登记中位 | 208 | RM250,000 RM233 psf · +22.1% 12m | RM190,000 – 310,000 | — | Landed closed to non-citizens有地对非公民关闭 |
Five years of records, and what they are actually saying五年的纪录，真正说了什么
Source: registered subsale records from NAPIC (JPPH), published by List.my. Records lag roughly six months, so the most recent year is always incomplete. 2026 is dropped from the chart below — only 1 sale has registered so far.来源：NAPIC（JPPH）登记二手成交纪录，由 List.my 公布。资料约滞后半年，因此最近一年永远是不完整的。下方图表未画 2026 年 —— 至今只登记了 1 笔。
The distribution, and why the average lies分布，以及平均数为什么在骗人
Half of all recorded sales landed between RM190,000 and RM310,000, with the median at RM250,000. That band is narrow compared to other JB Completed Landed pages precisely because low-cost stock dominates — there is no cluster or bungalow tier here to stretch the top of the range. 全部登记成交中有一半落在 RM190,000 至 RM310,000 之间，中位数为 RM250,000。跟其他 JB Completed Landed 页面比，这个区间窄得多 — 正因为廉价屋型占了主导，这里没有 Cluster 或独立式洋房把区间顶端拉高。
Recorded transactions by year各年度登记成交笔数
Residential price per square foot, year by year住宅每尺价 · 逐年
Why per-foot and not price: the mix of what sold changes every year, and median price follows the mix rather than the market. The number beneath each year is the transaction count behind that point; 2026 (n=1) is dropped rather than drawn.为什么用每尺价而不是成交价：每一年成交的屋型组合都不一样，中位成交价跟着组合走，不是跟着市场走。每个年份下方的数字是该点背后的成交笔数；2026 年（n=1）宁可不画。
PRICE_INDEX 阵列加一行，格式 {q:"2026 Q1", median:435, n:12}。💡 加
?draft=1 到网址后面，就能看到本页所有黄色待办备注；一般访客看不到。The straight answer: nothing here is close直说：这里没有一样东西够得着
Johor bars non-citizens from landed residential property below RM2 million and from strata below RM1 million. The single highest recorded landed price in Taman Air Biru is RM500,000 — a semi-detached house on its largest recorded lot. That is a quarter of the landed floor. We would rather say that on the first screen than after a viewing. 柔佛禁止非公民购买 RM200 万 以下的有地住宅，以及 RM100 万 以下的分层产权。Taman Air Biru 单笔最高的有地登记价是 RM500,000 — 一栋坐落在最大登记地块上的半独立式。那只是有地门槛的四分之一。与其等你看完房才说，我们宁可在第一屏就讲清楚。
Monthly repayment每月供款
Defaults set to the recorded double-storey terrace / semi-detached median of RM360,000.预设值为双层排屋／半独立式的登记中位价 RM360,000。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM250,000, the township-wide recorded median. First-time Malaysian buyers at or below RM500,000 are exempt from transfer stamp duty in 2026 and 2027 — every recorded type in Taman Air Biru clears this line.预设 RM250,000，即全区登记中位价。马来西亚首购族在 RM500,000 或以下于 2026 与 2027 年免转让印花税 — Taman Air Biru 每一种登记屋型都在这条线之下。
Johor’s minimum purchase price for a non-citizen is RM2 million on landed and RM1 million on strata. The highest recorded landed sale in this township is RM500,000 — a quarter of the floor. The costs below are shown so you can compare against an address that does qualify. 柔佛对非公民的最低购买价为有地 RM200 万、分层 RM100 万。这个社区纪录中最高的一笔有地成交是 RM500,000 — 只是门槛的四分之一。下方仍列出费用，是让你拿去和真正符合资格的门牌做比较。
Tell me your budget and passport and I will send you the Johor addresses that actually qualify. 告诉我你的预算与护照，我把柔佛真正符合资格的门牌发给你。
Perjiranan 9 or 10? That decides everything else here.Perjiranan 9 还是 10？在这里，这个问题决定其余一切。
Same estate, and two entirely different products depending on which numbered block. Tell me the block and the budget and the rest is quick.同一个社区，因编号街区不同而是两种完全不同的产品。告诉我街区与预算，其余的很快。
The cheapest floor in the mukim comes with real trade-offs全 mukim 最便宜的地板，也有真正的取舍
✓ Strengths优势
- The genuine entry point of Mukim Plentong. RM233 psf and a RM250,000 median are structurally lower than any of the twelve neighbouring areas, and the gap is not an accident — it is 61% low-cost stock, which is durable by design.Mukim Plentong 真正的入门点。RM233 每尺与 RM250,000 中位价，结构性地低于十二个邻区中的任何一个，而这个差距不是偶然 —— 是 61% 廉价屋型带来的，这一点因为制度设计而稳固。
- Every recorded type clears the 2026–2027 first-time-buyer stamp duty exemption. At or below RM500,000, that is the entire recorded product range here — low-cost house through semi-detached.每一种登记屋型都在 2026–2027 首购免印花税线之下。RM500,000 或以下，涵盖这里全部登记产品 —— 从廉价屋到半独立式。
- Inside Pasir Gudang town itself, not a satellite estate. 2.7 km to the city council, 3.9 km to Johor Port, both closer than most other Plentong townships.就在 Pasir Gudang 市镇本身之内，不是卫星社区。距市政厅 2.7 公里、距柔佛港 3.9 公里，都比多数其他 Plentong 市镇更近。
- Perjiranan 9’s land size. 3,780 to 5,200 sq ft semi-detached lots at RM260,000 to RM500,000 — roughly RM70 to RM120 psf on land, cheaper per foot than Taman Rinting’s equivalent stock.Perjiranan 9 的地块大小。3,780 至 5,200 尺半独立式地块，RM260,000 至 RM500,000 — 地价大约每尺 RM70 至 RM120，比 Taman Rinting 的同类存量每尺更便宜。
- A national primary school inside the estate. SK Pasir Gudang (1) is documented at Jalan 10/19, itself.社区内就有一所国民小学。SK Pasir Gudang (1) 记载于社区内的 Jalan 10/19。
△ Things to weigh需要权衡的
- Leasehold, and the remaining term is unpublished. This is the single biggest unknown on this page. Get it from the individual title before you commit — it affects financing, valuation trajectory and resale.租赁地契，且剩余年数未公开。这是这一页最大的未知数。请在承诺前从个别地契取得 —— 它影响贷款、估值走势与转售。
- Recorded sales volume has collapsed. From 66 in 2022 to 11 in 2025 and 1 so far in 2026. Whatever the reason — reporting lag, thin market, fewer sellers — comparables are getting harder to find, not easier.登记成交量已经崩落。从 2022 年的 66 笔跌到 2025 年的 11 笔，2026 年至今只有 1 笔。不论原因是纪录滞后、市场变薄，还是卖家变少，可比案例只会越来越难找，不会越来越好找。
- 61% of the stock is subsidised-type housing, with unverified resale conditions. We could not confirm whether any income-eligibility or holding-period restriction still binds individual low-cost units after years of subsale. Ask the seller’s lawyer directly, every time.61% 的存量是补贴型屋，转售条件未经核实。我们无法确认多年转手后，个别廉价屋单位是否仍受任何收入门槛或持有年限限制约束。每一次都请直接问卖方律师。
- No published rental data specific to this estate. We looked and did not find asking-rent ranges we were confident enough to publish. If you are underwriting a yield case, get current signed rents from a local agent before you rely on this page for that number.没有这个社区专属的公开租金数据。我们查过，但没找到有把握公布的开价租金区间。如果你要算收益案，请向本地经纪取得现行的实际签约租金，不要依赖这一页给你那个数字。
- Industrial-adjacent, and closed to foreign buyers. The same proximity to Johor Port that makes this convenient for a shift worker also means truck traffic and industrial noise on some roads. And every recorded median sits far below Johor’s non-citizen floors — your resale buyer is Malaysian.靠近工业区，也对外籍买家关闭。让这里方便轮班工人的同一个「靠近柔佛港」，也代表某些路段会有货车与工业噪音。而每一项登记中位价都远低于柔佛给非公民的门槛 —— 你的接手买家是马来西亚人。
Taman Air Biru FAQTaman Air Biru 常见问题
How much does a house in Taman Air Biru cost?Taman Air Biru 的房子多少钱？
Registered subsale transactions in Taman Air Biru show a median of RM250,000 at RM233 per square foot across 208 records from 2021 to 2026, published by List.my from NAPIC data. By type the recorded medians are RM210,000 for a low-cost house, RM89,000 for a low-cost flat, RM280,000 for a single-storey terrace, RM360,000 for a single-storey semi-detached house on an unusually large lot, and RM360,000 for a double-storey terrace. It is the lowest median price per square foot of the thirteen most-traded areas in Mukim Plentong. Taman Air Biru 的登记二手成交显示：2021 至 2026 年共 208 笔纪录，中位价 RM250,000、每平方尺 RM233，资料由 List.my 依 NAPIC 数据公布。分屋型的登记中位价为：廉价屋 RM210,000、廉价组屋 RM89,000、单层排屋 RM280,000、地块异常大的单层半独立式 RM360,000、双层排屋 RM360,000。这是 Plentong mukim 十三个最活跃区域中，每平方尺中位价最低的一个。
Why did Taman Air Biru’s price per square foot rise 22.1% in twelve months – the fastest in the whole mukim?为什么 Taman Air Biru 的每尺价在十二个月内涨了 22.1%——全 mukim 最快？
Because the sample behind that number has collapsed. Recorded transactions fell from 66 in 2022 to 57 in 2023, 51 in 2024, just 11 in 2025 and 1 so far in 2026. Residential median psf on our own year-by-year reading moved RM196 in 2021, RM221 in 2022, RM270 in 2023, RM246 in 2024 and RM295 in 2025 – a bumpy series on a shrinking base, not a smooth climb. A published twelve-month percentage change calculated on eleven sales can move sharply on just two or three higher-priced transactions. The floor price is real. Treat the growth percentage as a headline built on thin and thinning volume, and ask for the individual 2025 transactions before you rely on it. 因为这个数字背后的样本已经崩落。登记成交笔数从 2022 年的 66 笔，跌到 2023 年 57 笔、2024 年 51 笔、2025 年只剩 11 笔，2026 年至今仅 1 笔。我们自己逐年读取的住宅中位每尺价是：2021 年 RM196、2022 年 RM221、2023 年 RM270、2024 年 RM246、2025 年 RM295 —— 在不断缩小的基数上起伏，不是平顺上升。一个用十一笔成交算出来的十二个月涨幅百分比，只要两三笔较高价的成交就能大幅摆动。地板价是真的。请把这个涨幅百分比当作建立在稀薄且持续变薄的成交量之上的标题数字，在依赖它之前，先要求看 2025 年的个别成交纪录。
Is Taman Air Biru freehold?Taman Air Biru 是永久地契吗？
No. Property data aggregator iRumah lists the tenure for Taman Air Biru as leasehold, which sets it apart from much of the older landed stock elsewhere in Johor Bahru district. Lease terms and the remaining years run on the individual title, not on the estate as a whole, and were not published anywhere we could verify. Ask for a copy of the title and confirm the remaining lease years before you commit to any unit here – this materially affects financing and resale. 不是。房产数据平台 iRumah 将 Taman Air Biru 的地契列为租赁地契，这与柔佛新山地区其他许多较老旧的有地产业不同。租期与剩余年数记载在个别地契上，不是记在整个社区上，而我们也没能在任何可核实的公开来源找到相关数字。请在承诺任何一个单位之前，索取地契副本并确认剩余租期 —— 这实质影响贷款与转售。
What types of houses are in Taman Air Biru?Taman Air Biru 有哪些屋型？
The estate is built on numbered Perjiranan (neighbourhood) blocks. Jalan 9/1 to 9/4, Perjiranan 9, carries single- and double-storey semi-detached houses on unusually large plots of 3,780 to 5,200 square feet. Jalan 10/1 through the Jalan 10/2x series, Perjiranan 10, carries 1,540 sq ft single-storey terraces and double-storey terraces, plus low-cost houses and walk-up low-cost flats. Of 208 recorded transactions, 111 are low-cost houses and 16 are low-cost flats – together 61 percent of everything that traded, which is why the township median reads as low as it does. 这个社区是建在编号的 Perjiranan（街坊）街区上的。Jalan 9/1 至 9/4，即 Perjiranan 9，是地块异常大（3,780 至 5,200 平方尺）的单层与双层半独立式住宅。Jalan 10/1 至 Jalan 10/2x 系列，即 Perjiranan 10，是 1,540 平方尺的单层排屋与双层排屋，加上廉价屋与无电梯廉价组屋。在 208 笔登记成交中，111 笔是廉价屋、16 笔是廉价组屋——合计占全部成交的 61%，这正是整个社区中位价这么低的原因。
Can foreigners buy a house in Taman Air Biru?外国人可以在 Taman Air Biru 买房吗？
No. Johor sets a RM2 million minimum purchase price for non-citizens buying landed residential property and RM1 million for strata. Every recorded median in Taman Air Biru sits far below both floors – RM250,000 overall, and even the largest recorded single-storey semi-detached house on its outsized 5,180 sq ft lot transacted at RM420,000. There is no product here, at any recorded price, that clears the non-citizen threshold. 不可以。柔佛对非公民购买有地住宅设有 RM200 万最低价门槛，分层产权则是 RM100 万。Taman Air Biru 的每一项登记中位价都远低于这两道门槛——整体中位价 RM250,000，即使是地块最大（5,180 平方尺）的单层半独立式登记成交，也只有 RM420,000。这里没有任何一项登记产品，在任何价位上，能跨过非公民的门槛。
What schools are in Taman Air Biru?Taman Air Biru 有哪些学校？
SK Pasir Gudang (1), a national primary school, is recorded at Jalan 10/19 inside Taman Air Biru. SK Pasir Gudang (2) and SK Pasir Gudang (3), SMK Pasir Gudang (3), and religious primary schools SA Pasir Gudang (1) and (2) serve the surrounding Pasir Gudang town area. Catchment boundaries for national schools are set by the district education office (PPD Pasir Gudang) and should be confirmed street by street before you buy. SK Pasir Gudang (1) 是一所国民小学，登记地址在 Taman Air Biru 社区内的 Jalan 10/19。SK Pasir Gudang (2)、SK Pasir Gudang (3)、SMK Pasir Gudang (3)，以及宗教小学 SA Pasir Gudang (1) 与 (2)，服务周边的 Pasir Gudang 市镇一带。国民学校的收生范围由县教育局（PPD Pasir Gudang）划定，购买前请逐条街确认。
Is Taman Air Biru a good place to rent out a house?Taman Air Biru 适合出租吗？
We could not find a published asking-rent range specific to Taman Air Biru on the portals we checked, and we are not going to invent one. What can be said from the transaction record: this is majority low-cost housing next to Pasir Gudang’s port and industrial employment base, about 2.7 km from Pasir Gudang town centre and 3.9 km from Johor Port by road – the kind of location that typically draws shift-worker and lower-income tenant demand. Confirm actual asking rents on current portal listings or ask a local agent for recent signed rents before underwriting a yield case. 我们查过所检视的各平台，没有找到 Taman Air Biru 专属的公开开价租金区间，我们也不打算自己编一个。从成交纪录能说的是：这里以廉价屋型为主，紧邻 Pasir Gudang 的港口与工业就业基地，距 Pasir Gudang 市中心约 2.7 公里、距柔佛港约 3.9 公里——这类位置通常吸引轮班工人与较低收入的租客需求。若要计算收益案，请先在现行平台挂牌确认实际开价租金，或向本地经纪询问近期的实际签约租金。
What is the history behind the name Taman Air Biru?Taman Air Biru 这个名字的由来是什么？
The name predates the housing estate by decades. According to Pasir Gudang’s official municipal history as recorded on Wikipedia, Kampung Air Biru was one of four villages founded in 1920 as some of Pasir Gudang’s earliest settlements, alongside Kampung Pasir Merah, Kampung Pasir Puteh and Kampung Pulau Tekong. The original Kampung Air Biru site is now occupied by the port. The present-day Taman Air Biru housing estate, built later on Perjiranan-numbered blocks along Jalan 9 and Jalan 10, inherited the name rather than the original location. 这个名字比住宅区本身早了几十年。根据维基百科记载的 Pasir Gudang 官方市镇历史，Kampung Air Biru 是 1920 年建立的四个村落之一，属于 Pasir Gudang 最早的聚落，与 Kampung Pasir Merah、Kampung Pasir Puteh、Kampung Pulau Tekong 并列。Kampung Air Biru 是这四个村落之一，原址如今已是港口的一部分。今天沿 Jalan 9 与 Jalan 10 编号街区兴建的 Taman Air Biru 住宅区，是后来才建的，继承的是这个名字，而不是原来的位置。
How does Taman Air Biru compare to its neighbours in Mukim Plentong?Taman Air Biru 与 Plentong 邻近区域相比如何？
Of the thirteen most-traded areas in Mukim Plentong, Taman Air Biru has both the lowest median price per square foot at RM233 and, on the published twelve-month figure, the fastest growth at plus 22.1 percent. Bandar Baru Permas Jaya, the largest by volume at 1,387 transactions, trades at RM370 psf and a steadier plus 9.7 percent. Taman Rinting, the next cheapest at RM273 psf, is falling slightly at minus 2.3 percent. Taman Air Biru is the outlier in the set – cheapest and, on paper, fastest-moving at once – and this page exists to explain why those two facts sit together. 在 Plentong mukim 十三个最活跃区域中，Taman Air Biru 的每平方尺中位价 RM233 最低，而公布的十二个月涨幅 +22.1% 又最快。成交量最大的 Bandar Baru Permas Jaya（1,387 笔）每尺 RM370，涨幅较稳定的 +9.7%。次便宜的 Taman Rinting 每尺 RM273，则微跌 -2.3%。Taman Air Biru 是这组数据里的异类——同时是最便宜、账面上又涨得最快——这一页存在的目的，就是解释这两件事为什么会同时成立。
What tax do I pay when I sell a house in Malaysia?在马来西亚卖房要付什么税？
Real Property Gains Tax, charged on the gain, not the sale price. For Malaysian citizens and permanent residents the rate is 30 percent if you dispose in years 1 to 3, 20 percent in year 4, 15 percent in year 5, and nil from year 6. Non-citizens pay 30 percent through years 1 to 5 and 10 percent from year 6 onward, with no further reduction. On a RM250,000 median unit here the absolute tax gap between year five and year six is small in ringgit terms, but the percentage swing is the same as everywhere else – plan the holding period before you buy, not after. 产业盈利税（RPGT），课的是获利，不是售价。马来西亚公民与永久居民：第 1 至 3 年出售 30%、第 4 年 20%、第 5 年 15%，第 6 年起为零。非公民：第 1 至 5 年 30%，第 6 年起 10%，且不再往下调。以这里 RM250,000 的中位价来说，第五年卖与第六年卖之间的税额差距，以令吉计不大，但百分比的落差和其他地方一样——请在买之前，先规划持有期，而不是买了以后才想。
Mukim Plentong, on the same NAPIC dataMukim Plentong，同一份 NAPIC 数据下的对照
Every figure below comes from the same source and the same window, so these are genuinely comparable — which is rare. Taman Air Biru sits at one end of this table: cheapest, and on paper fastest.下方每一个数字都来自同一个来源、同一个期间，所以这是真正可比的对照 —— 这本身很少见。Taman Air Biru 在这张表的一端：最便宜，账面上又涨得最快。
| Area区域 | Records笔数 | Median price中位价 | Median psf中位每尺 | 12-month psf12 个月每尺 | Read解读 |
|---|---|---|---|---|---|
| Taman Air Biru | 208 | RM250,000 | RM233 | +22.1% | Lowest psf in the mukim, thinnest sample too全 mukim 每尺最低，样本也最薄 |
| Bandar Baru Permas Jaya | 1,387 | RM488,000 | RM370 | +9.7% | Largest market here, steadier growth这里量最大，涨幅也较稳 |
| Taman Kota Masai | 1,357 | RM360,000 | RM335 | −3.2% | High volume, price drifting down量大，价格正在走低 |
| Taman Johor Jaya | 952 | RM470,000 | RM336 | +7.4% | Deep established market成熟且量深的市场 |
| Taman Scientex | 883 | RM370,000 | RM374 | +3.6% | Newer stock, higher psf than the belt average屋龄较新，每尺高于本带平均 |
| Bandar Baru Seri Alam | 811 | RM440,000 | RM317 | — | 12-month figure not published未公布 12 个月数字 |
| Bandar Seri Alam | 656 | RM460,000 | RM315 | +8.1% | Township core, mid-range pricing市镇核心，价位居中 |
| Taman Rinting | 569 | RM400,000 | RM273 | −2.3% | Next cheapest psf, but bigger lots每尺次便宜，但地块更大 |
| Taman Megah Ria | 560 | RM450,000 | RM299 | +19.8% | Also fast on paper — worth the same scrutiny账面上同样涨得快 —— 也值得同样细看 |
| Taman Molek | 537 | RM539,000 | RM344 | −1.5% | Pricier, established, going backwards更贵、更成熟，但在倒退 |
| Meridin East | 498 | RM515,000 | RM387 | — | Newest township in this table这张表里最新的市镇 |
| Tg Puteri Resort | 417 | RM358,000 | RM243 | −29.7% | Second-lowest psf, and falling hard每尺第二低，且跌幅很大 |
| Taman Desa Cemerlang | 406 | RM460,000 | RM348 | +9.2% | Steady mid-tier grower稳定的中价位成长区 |
Tell me Perjiranan 9 or 10. I will tell you what it actually sold for.告诉我是 Perjiranan 9 还是 10。我告诉你它实际卖了多少。
Taman Air Biru has 208 records behind it, thinning fast in the last two years, which means the right comparable matters more here than almost anywhere else on this site. Send me the block, the house type and your budget and I will come back with what has actually traded, not a listing price. Taman Air Biru 背后有 208 笔纪录，而且近两年正在快速变薄，这也是为什么在这里，找到对的可比案例比在本站几乎任何其他地方都更重要。把街区、户型与预算发给我，我会回你实际成交过的价格，而不是挂牌价。