Danga Sutera: the highest psf in mukim Pulai,
and a −9.4% headline the yearly data disowns
Danga Sutera：Mukim Pulai 每尺价最高的一区，
而「−9.4%」这个头条数字，逐年资料并不支持
Not Danga Bay. Not Taman Sutera. Not Taman Sutera Utama. Danga Sutera is a small, freehold, gated terrace-and-semi-D estate in Skudai, built by Bayou Management Sdn Bhd (an IWCity affiliate) — about 1.3km from Sutera Mall, mukim Pulai. Its 124 NAPIC subsales 2021–2026 carry a median of RM889,500 at RM374 psf. List.my’s own mukim comparison table shows Danga Sutera’s 12-month psf figure, RM524, as the highest of the thirteen most-traded areas in mukim Pulai — alongside a −9.4% 12-month change. This page pulls the year-by-year record apart to show what that number actually rests on. 不是 Danga Bay，不是 Taman Sutera，也不是 Taman Sutera Utama。Danga Sutera 是新山 Skudai 一个小型永久地契、有闸门看守的排屋与半独立式社区，由 Bayou Management Sdn Bhd（IWCity 关联公司）发展——距 Sutera Mall 约 1.3 公里，属 Mukim Pulai。2021–2026 年 124 笔 NAPIC 登记成交，中位 RM889,500、每尺 RM374。List.my 自己的 Mukim 对照表显示，Danga Sutera 的 12 个月每尺价数字 RM524，是 Mukim Pulai 十三个最活跃区域里最高的——同时伴随 12 个月 −9.4% 的涨跌幅。本页把逐年资料拆开，看看这个数字到底站不站得住脚。
© Chongkian · CC BY-SA 4.0 · Wikimedia CommonsDanga Sutera in 30 seconds30 秒看懂 Danga Sutera
- Where it actually is: Taman Danga Sutera, Skudai, postcode 81300, on roads numbered off Jalan Danga Sutera 3 — grouped under mukim Pulai for NAPIC reporting. Despite the name, it is not at Danga Bay; it sits about 1.3km from Sutera Mall. 它到底在哪：Taman Danga Sutera，Skudai，邮区 81300，街道以 Jalan Danga Sutera 3 编号——NAPIC 统计上归入 Mukim Pulai。虽然名字有「Danga」，但它不在 Danga Bay，而是距 Sutera Mall 约 1.3 公里。
- The number that matters: on List.my’s own mukim Pulai comparison table, Danga Sutera’s 12-month psf figure of RM524 is the highest of the thirteen most-traded areas in the mukim — ahead of Horizon Hill (RM498) and Taman Bukit Indah (RM460). 关键数字：在 List.my 自己的 Mukim Pulai 对照表中，Danga Sutera 12 个月每尺价数字 RM524，是这个 mukim 十三个最活跃区域里最高的——领先 Horizon Hill（RM498）与 Taman Bukit Indah（RM460）。
- What it costs: 124 NAPIC subsale transactions 2021–2026, median RM889,500 at RM374 psf (all types). Split by type: 102 double-storey terraces, median RM868,500 at RM365 psf; 22 double-storey semi-detached houses, median RM1,654,500 at RM502 psf. 多少钱：2021–2026 年 NAPIC 登记 124 笔（全类型），中位 RM889,500、每尺 RM374。按类型拆：102 笔双层排屋，中位 RM868,500、每尺 RM365；22 笔双层半独立式，中位 RM1,654,500、每尺 RM502。
- The detail almost nobody says out loud: recorded volume collapsed from 50 transactions in 2023 to 18 in 2024, 3 in 2025 and just 1 so far in 2026. That thinning sample — not falling demand — is most of the story behind List.my’s headline −9.4% 12-month figure. 几乎没人明说的细节：登记笔数从 2023 年的 50 笔，暴跌到 2024 年 18 笔、2025 年 3 笔、2026 年至今仅 1 笔。这个变薄的样本——而不是需求下滑——才是 List.my 头条「−9.4%」数字背后的主要原因。
- The honest catch: this is a small, single-developer estate with exactly two house types and a name easily confused with Danga Bay, Taman Sutera and Taman Sutera Utama. Verify the road name and developer on any listing before you commit. 诚实提醒：这是一个小型、单一发展商的社区，只有两种户型，而且名字很容易和 Danga Bay、Taman Sutera、Taman Sutera Utama 搞混。下决定前，请核对挂盘上的路名与发展商。
The Skudai / Tampoi corridor Danga Sutera sits withinDanga Sutera 所在的 Skudai／Tampoi 走廊
Danga Sutera’s own interior lanes are a gated private road network with no public Wikimedia photography available. The photographs below are Wikimedia Commons street photography of Sutera Mall and the wider Skudai / Tampoi retail corridor the estate sits within — honestly captioned as nearby context, not shots of the estate’s own gated lanes. Section 07 uses verified Google Street View instead for the estate’s own roads. Danga Sutera 自己内部的巷弄是有闸门的私人路网，网络上没有可用的 Wikimedia 授权影像。以下照片是 Wikimedia Commons 拍摄的 Sutera Mall 与社区所在的 Skudai／Tampoi 商业走廊——诚实标注为邻近场景，不是社区自家闸门内巷弄的照片。第 07 节改用已验证的 Google 街景来呈现社区自己的道路。
A small, premium-priced pocket — not a mass-market address一个小型、价格偏高的社区——不是大众市场门牌
With only 124 recorded transactions and a semi-detached median above RM1.65 million, Danga Sutera suits a narrower buyer profile than most of this series — people who specifically want a small, quiet, gated Skudai estate near Sutera Mall, not the cheapest entry in the mukim.仅 124 笔登记成交，半独立式中位价超过 RM165 万——Danga Sutera 适合的买家范围，比本系列多数区域窄——是特意想要 Skudai 一个小型、安静、有闸门看守社区、又靠近 Sutera Mall 的人，不是追求同 mukim 最低入场价的买家。
The Sutera Mall regularSutera Mall 常客
Shops and eats at Sutera Mall regularly, but wants a newer, gated, lower-density estate about 1.3km away rather than Taman Sutera Utama’s older, larger, more mixed township right around the mall itself.经常在 Sutera Mall 购物用餐，但想住在约 1.3 公里外一个较新、有闸门、密度较低的社区，而不是商场周边那个较老、较大、更混合的 Taman Sutera Utama 市镇。
The gated-living upgrader追求闸门社区的换屋族
Wants the security and privacy of a gated-and-guarded estate, and can afford the RM868,500 terrace or RM1,654,500 semi-detached median — a step up from the open, ungated older estates that dominate much of mukim Pulai.想要闸门看守社区的安全感与私密性，也负担得起 RM868,500 的排屋或 RM1,654,500 的半独立式中位价——比 Mukim Pulai 大多数开放式老社区更进一级。
The semi-detached buyer半独立式买家
Targets the estate’s premium product directly — 22 recorded semi-detached sales, roughly 3,197–3,474 sq ft, median RM1,654,500 at RM502 psf, the highest psf on this page by a wide margin.直接锁定社区里的高端产品——22 笔半独立式登记成交，约 3,197 至 3,474 平方尺，中位 RM1,654,500、每尺 RM502，是本页每尺价明显最高的一档。
The careful researcher谨慎的研究型买家
Read List.my’s mukim Pulai comparison table, saw Danga Sutera’s −9.4% 12-month figure, and wants the yearly breakdown before deciding whether that is a real price fall or a small-sample artifact. Section 11 has the year-by-year answer.看了 List.my 的 Mukim Pulai 对照表，注意到 Danga Sutera 「−9.4%」的 12 个月数字，想在下决定前先搞清楚这是真的跌，还是小样本造成的假象。第 11 节有逐年拆解的答案。
A weekday around Danga SuteraDanga Sutera 周边的一个平日
A quiet, gated interior with the Skudai / Tampoi commercial belt a short reach away — the rhythm is a private residential grid feeding onto a busier public access road, not a shop-lined estate in its own right.安静的闸门社区内部，出去就是 Skudai／Tampoi 商业带——节奏是私人住宅棋盘格接上一条较繁忙的公共出入路，而不是自成一格的沿街商铺社区。
Traffic exits the estate’s interior lanes onto Jalan Danga Sutera Utama, the boundary access road, to reach SJK (C) Kuo Kuang 2 and other schools in the neighbouring Persisiran Sungai Danga area.车流从社区内部巷弄驶出，接上边界的出入主道 Jalan Danga Sutera Utama，前往邻近 Persisiran Sungai Danga 一带的 SJK (C) Kuo Kuang 2 及其他学校。
Sutera Mall and KiPMall Tampoi, both within about 1.5km, open for the day — the nearest cluster of malls, supermarkets and F&B for residents.Sutera Mall 与 KiPMall Tampoi，两者都在约 1.5 公里内，开始营业——是居民最近的商场、超市与餐饮聚落。
Jalan Danga Sutera Utama, along the estate’s western edge, is a two-lane road still bordered by construction hoarding in parts as of the most recent Street View pass — a sign the wider precinct is still building out.沿社区西侧的 Jalan Danga Sutera Utama，从最新一次街景影像看，部分路段仍围着施工围板——显示这个更大范围的地段仍在建设中。
Interior terrace lanes, numbered off Jalan Danga Sutera 3, are quieter and set back from the boundary road — a private grid behind the estate’s gate.以 Jalan Danga Sutera 3 编号的内部排屋巷弄，比边界道路安静，退在闸门之内——是闸门后的一个私人棋盘格。
The wider Skudai / Tampoi corridor carries evening traffic between Iskandar Puteri, the city side of Johor Bahru and the Second Link Expressway direction — the estate itself sits a short distance off that flow.更大范围的 Skudai／Tampoi 走廊，傍晚承担 Iskandar Puteri、新山市区与第二通道方向之间的车流——社区本身则退在这股车流稍外围一点。
Once the gate is closed for the night, the interior lanes settle — a small, low-traffic private estate rather than a shop-fronted through-road.闸门夜间关闭后，内部巷弄归于平静——是一个小型、车流少的私人社区，不是有店铺临街的过路道。
Skudai, mukim Pulai — about 1.3km from Sutera Mall, not Danga BaySkudai，Mukim Pulai——距 Sutera Mall 约 1.3 公里，不是 Danga Bay
Danga Sutera’s registered address is 1, Jalan Danga Sutera 3, Taman Danga Sutera, Skudai, postcode 81300, Johor Bahru. NAPIC and List.my group it under mukim Pulai, alongside Taman Bukit Indah, Horizon Hill and the other areas compared in section 09. The Google Maps place card for the estate itself reads simply “Skudai, Johor” — there is no waterfront, and no connection to Danga Bay, the city-side waterfront precinct roughly 8km away. Danga Sutera 的登记地址是 1, Jalan Danga Sutera 3, Taman Danga Sutera, Skudai, 81300, Johor Bahru。NAPIC 与 List.my 把它归入 Mukim Pulai，与第 09 节对照的 Taman Bukit Indah、Horizon Hill 等区域同属一组。社区本身的 Google Maps 地点卡，直接写着「Skudai, Johor」——没有海景，也和约 8 公里外市区那一侧的滨海地段 Danga Bay 无关。
The straight-line distances below are computed from this page’s own verified coordinate — the median of three Google Street View points confirmed on the ground for this page (interior lane and both ends of the boundary access road) — to each destination’s OpenStreetMap / Nominatim coordinate. They are not routed driving distances.以下直线距离，以本页自行验证的坐标——三个已在地面核实的 Google 街景点（内部巷弄与边界出入道两端）的中位坐标——到各目的地 OpenStreetMap／Nominatim 坐标计算，不是路网车程距离。
Danga Sutera is one of thirteen areas List.my groups under mukim Pulai’s most-traded set, alongside Taman Bukit Indah, Horizon Hill, Taman Ungku Tun Aminah, Taman Universiti and others — see the full comparison in section 09. Among that group, Danga Sutera has by far the fewest recorded transactions (124, against 411–1,798 for the rest) and, on List.my’s own 12-month psf figure, the highest headline per-square-foot price. Danga Sutera 是 List.my 归入 Mukim Pulai 最活跃组别的十三个区域之一，与 Taman Bukit Indah、Horizon Hill、Taman Ungku Tun Aminah、Taman Universiti 等同组——完整对照见第 09 节。在这一组里，Danga Sutera 的登记成交笔数远低于其他区域（124 笔，其余 411 至 1,798 笔不等），而在 List.my 自己的 12 个月每尺价栏位上，头条数字却是全组最高。
| Destination目的地 | Straight-line直线距离 |
|---|---|
| SJK (C) Kuo Kuang 2 (neighbouring Persisiran Sungai Danga)（邻区 Persisiran Sungai Danga） | 0.54km |
| Sutera Mall | 1.31km |
| KiPMall Tampoi | 1.36km |
| Taman Sutera Utama (separate estate, different developer)（不同社区，不同发展商） | ≈1–2km |
A mall a short reach away, a school just outside the gate商场不远，闸门外就有学校
Retail is genuinely close by mukim Pulai standards. What this page did not find: a school, clinic or hospital carrying the Danga Sutera name itself, or confirmed inside its own gate.以 Mukim Pulai 的标准来说，购物确实不远。本页没有查到的：一所以 Danga Sutera 命名、或确认在闸门内的学校、诊所或医院。
Shops & malls商场与购物
Sutera Mall, over 1.2 million sq ft with AEON BiG and more than 400 outlets on the developer’s own account, is about 1.3km away. KiPMall Tampoi and Giant Tampoi sit a little further out along the same Skudai / Tampoi corridor.Sutera Mall，逾 120 万平方尺，含 AEON BiG 与发展商自称逾 400 家店铺，距离约 1.3 公里。KiPMall Tampoi 与 Giant Tampoi 位于同一 Skudai／Tampoi 走廊，稍远一些。
Schools学校
SJK (C) Kuo Kuang 2, a Chinese-medium national-type primary school, is about 0.54km away by straight-line distance, per OpenStreetMap data — its own address places it in the neighbouring Persisiran Sungai Danga / Taman Bukit Indah area, not inside Danga Sutera. No secondary school, and no school carrying the Danga Sutera name, was confirmed in this research.SJK (C) Kuo Kuang 2，一所华文国民型小学，依 OpenStreetMap 资料直线距离约 0.54 公里——其登记地址在邻近的 Persisiran Sungai Danga／Taman Bukit Indah 一带，不在 Danga Sutera 社区内。查证范围内未能确认社区内有中学，也没有以 Danga Sutera 命名的学校。
Healthcare & worship医疗与信仰
This research did not verify a specific hospital, clinic or mosque distance for Danga Sutera itself with the same rigour as the mall and school figures above — the wider Skudai / Tampoi corridor has multiple mosques and clinics, but this page is not putting an unverified number on any single one.本页未能以同等严谨度，为 Danga Sutera 本身核实特定医院、诊所或清真寺的距离——更大范围的 Skudai／Tampoi 走廊内有多座清真寺与诊所，但本页不会为其中任何一个放上未经查证的数字。
Small, freehold, gated, and priced like it小、永久地契、有闸门看守，价格也反映了这一点
Danga Sutera will never be the cheapest or the largest name in mukim Pulai. What it has instead: freehold gated privacy, proximity to Sutera Mall, and the highest 12-month psf figure of its comparison group. Six concrete points, not a sales pitch. Danga Sutera 永远不会是 Mukim Pulai 里最便宜或名气最大的门牌。它有的是：永久地契的闸门私密性、靠近 Sutera Mall、以及对照组里最高的 12 个月每尺价数字。六个具体理由，不是行销话术。
Freehold and gated, in a mukim of mostly older, open estates永久地契且有闸门，同 Mukim 多数是较老的开放式社区
Portal listings and Google’s own business listing for the estate’s management describe Danga Sutera as freehold, gated and guarded — a newer product than much of the surrounding mukim Pulai housing stock, most of which is older and ungated. 挂盘网站与社区管理处在 Google 的商家资料，都把 Danga Sutera 描述为永久地契、闸门看守——比周边 Mukim Pulai 大多数房源更新，那些房源多数较老且无闸门。
The highest 12-month psf in the mukim Pulai comparisonMukim Pulai 对照组里 12 个月每尺价最高
On List.my’s own mukim Pulai comparison table, Danga Sutera’s RM524 psf figure tops all thirteen areas, ahead of Horizon Hill (RM498) and Taman Bukit Indah (RM460) — though see section 11 for why the accompanying −9.4% change should be read with real caution. 在 List.my 自己的 Mukim Pulai 对照表中，Danga Sutera 的 RM524 每尺价，是十三区里最高的，领先 Horizon Hill（RM498）与 Taman Bukit Indah（RM460）——但随之而来的 −9.4% 涨跌幅该怎么解读，请见第 11 节的说明。
About 1.3km from a 1.2 million sq ft mall距一座 120 万平方尺商场约 1.3 公里
Sutera Mall, one of Skudai’s anchor shopping centres, sits about 1.3km away by straight-line distance — close enough for a regular weekly trip without being on top of the mall’s own traffic. Sutera Mall，Skudai 的主力商场之一，直线距离约 1.3 公里——够近可以每周固定去，又不至于紧邻商场本身的车流。
A genuine 82/18 split between terrace and semi-detached排屋与半独立式真实比例约 82／18
102 of 124 recorded sales (82%) are double-storey terraces; the remaining 22 (18%) are double-storey semi-detached houses at roughly double the terrace psf. Two genuinely different products under one name, not a marketing spread. 124 笔登记成交中 102 笔（82%）是双层排屋；其余 22 笔（18%）是双层半独立式，每尺价约为排屋的两倍。同一个名字下，是两种真正不同的产品，不是行销话术拉出来的价差。
Median psf rose every recorded year from 2021 to 2024每尺中位价从 2021 到 2024 年逐年上涨
On this page’s own year-by-year pull of the NAPIC record, median psf rose from RM359 (2021, 10 transactions) to RM368 (2022, 42), RM374 (2023, 50) and RM453 (2024, 18) — a genuine multi-year climb, on a reasonably solid base through 2023. 本页自行逐年拉取的 NAPIC 数据显示，每尺中位价从 2021 年 RM359（10 笔）涨到 2022 年 RM368（42 笔）、2023 年 RM374（50 笔）、2024 年 RM453（18 笔）——是真实的多年上涨，到 2023 年为止基数都算扎实。
Not eligible as a foreign-ownership qualifier, on the medians按中位价看，不符合外籍持有资格门槛
Both recorded medians — RM868,500 for a terrace and RM1,654,500 for a semi-detached house — sit below Johor’s RM2 million landed floor for non-citizens. Read as an edge for a Malaysian buyer: pricing here is set by local demand, not a marketed foreign-buyer premium. 两个中位价——排屋 RM868,500、半独立式 RM1,654,500——都低于柔佛给非公民设的 RM200 万有地门槛。反过来看，这对马来西亚买家是优势：这里的价格由本地需求决定，不是行销给外籍买家的溢价。
Jalan Danga Sutera, checked directly on Google Street ViewJalan Danga Sutera，直接用 Google 街景核对过
Danga Sutera’s interior lanes are numbered off Jalan Danga Sutera 3 (transactions were recorded on segments such as 3/3, 4/3, 6/3, 8/3, 9/3, 10/3 and 12/3), with Jalan Danga Sutera Utama running along the estate’s western boundary. The four panoramas below were injected and screenshotted directly from Google Maps (not the embed API alone), with a sea-coordinate control point cross-checked first to confirm the method correctly reports no imagery where none exists. Danga Sutera 内部巷弄以 Jalan Danga Sutera 3 编号（成交纪录见于 3/3、4/3、6/3、8/3、9/3、10/3、12/3 等路段），Jalan Danga Sutera Utama 则沿社区西侧边界而行。以下四张全景，是直接从 Google Maps 注入并截图核对的（非仅用嵌入 API），并先以海面坐标作控制组交叉验证，确认此方法在无影像处会正确回报无影像。
| Street / area街道／地点 | Google place-card labelGoogle 地点卡标签 | Street View街景 |
|---|---|---|
| Interior lane, off Jalan Danga Sutera 3 | “Skudai, Johor” | Verified, Nov 2020 imagery已核实，2020 年 11 月影像 |
| Jalan Danga Sutera Utama (north) | “Johor Bahru, Johor” | Verified, Dec 2023 imagery已核实，2023 年 12 月影像 |
| Jalan Danga Sutera Utama | “Jalan Danga Sutera Utama, Johor Bahru, Johor” | Verified, Dec 2023 imagery已核实，2023 年 12 月影像 |
| Kampung / temple area (neighbouring, ~350m south) | “Skudai, Johor” | Verified, Dec 2023 imagery已核实，2023 年 12 月影像 |
Two types only — a terrace majority, a semi-detached premium tier只有两种户型——多数是排屋，少数半独立式属高端层级
NAPIC’s record for Danga Sutera contains exactly two property types — no commercial, no strata, no other landed sub-type. Portal listings describe the terraces as a roughly 525-unit Phase 1 and the semi-detached houses as a smaller Phase 2 (with a Phase 3 semi-D release also referenced) — unit counts this page has not independently verified against the developer. Danga Sutera 的 NAPIC 纪录里刚好只有两种产品类型——没有商用，没有分层产权，也没有其他有地子类型。挂盘网站把排屋描述为约 525 户的第一期，半独立式则是较小的第二期（也有网站提及第三期半独立式）——这些单位数量本页未向发展商逐一核实。
Double-storey terrace, ~2,379 sq ft双层排屋，约 2,379 平方尺
Double-storey semi-detached, ~3,197–3,474 sq ft双层半独立式，约 3,197–3,474 平方尺
Small in volume, highest in headline psf — mukim Pulai in context成交量小、头条每尺价最高——放进 Mukim Pulai 全局看
Danga Sutera tops the group on List.my’s 12-month figure在 List.my 的 12 个月栏位，Danga Sutera 领先全组
The smallest recorded market of the thirteen十三区中登记笔数最少
Fewer transactions on a smaller, newer, single-developer estate is expected. But recorded volume also thinned sharply within Danga Sutera’s own history — 50 sales in 2023 down to 18, 3 and 1 in the three years since. That fall-off is the real driver of the −9.4% headline — see section 11. 较小、较新、单一发展商的社区，登记笔数较少是预期中的事。但 Danga Sutera 自己历史上的登记量也急剧变薄——2023 年 50 笔，之后三年分别降到 18、3、1 笔。这才是「−9.4%」头条数字背后的真正原因——见第 11 节。
The full mukim Pulai comparison, all thirteen areasMukim Pulai 完整对照，全部十三区
Every area below is grouped under mukim Pulai by List.my / NAPIC. Danga Sutera is the smallest by transaction count and the highest by List.my’s 12-month psf figure — an unusual combination worth reading carefully.以下每一区都被 List.my／NAPIC 归入 Mukim Pulai。Danga Sutera 是成交笔数最少、但 List.my 12 个月每尺价栏位最高的一区——这个组合值得仔细阅读。
| Area区域 | Transactions笔数 | Median price中位价 | Median psf中位每尺 | 12-month change12 个月涨幅 |
|---|---|---|---|---|
| Taman Bukit Indah | 1,798 | RM610,000 | RM460 | +2.6% |
| Horizon Hill | 1,024 | RM1,080,000 | RM498 | +10.5% |
| Taman Ungku Tun Aminah | 905 | RM465,000 | RM312 | +12.0% |
| Taman Universiti | 905 | RM400,000 | RM292 | +9.6% |
| Taman Mutiara Rini | 869 | RM620,000 | RM371 | +9.8% |
| Taman Pulai Mutiara 2 | 857 | RM489,000 | RM371 | +9.0% |
| Taman Perling | 711 | RM480,000 | RM288 | −0.8% |
| Taman Pulai Mutiara | 577 | RM520,000 | RM401 | +3.6% |
| Bandar Selesa Jaya | 573 | RM290,000 | RM290 | +16.9% |
| Taman Skudai Baru | 566 | RM400,000 | RM325 | +8.5% |
| Taman Tampoi Indah | 417 | RM360,000 | RM357 | +7.7% |
| Laman Setia | 411 | RM640,000 | RM394 | −4.3% |
| Danga Sutera | 124 | RM889,500 | RM524 | −9.4% |
RM740,000 buys the entry tier; RM1,750,000 buys the newest recorded semi-DRM740,000 买入门层级；RM1,750,000 买最新登记的半独立式
Registered transactions, all types: median RM889,500 at RM374 psf (2021–2026, 124 sales, verified 2026-09-07). 登记成交，全类型：中位 RM889,500、每尺 RM374（2021–2026，124 笔，2026-09-07 核实）。
| Type类型 | Sales笔数 | Median price中位价 | Median psf中位每尺 | Est. rent估算月租 |
|---|---|---|---|---|
| Double-storey terrace, ~2,379 sq ft双层排屋，约 2,379 平方尺 | 102 | RM868,500 | RM365 | RM1,800 – 2,600 |
| Double-storey semi-detached, ~3,197–3,474 sq ft双层半独立式，约 3,197–3,474 平方尺 | 22 | RM1,654,500 | RM502 | RM3,000 – 4,200 |
| All types, median全类型，中位 | 124 | RM889,500 | RM374 | — |
Four straight years of rising psf — then a sample too thin to trust连续四年每尺价上涨——之后样本薄得不能信
Source: NAPIC (JPPH) registered transaction records via List.my, Market Snapshot (residential) view, pulled year by year for this page. Records lag roughly six months. 2025 (3 transactions) and 2026 year-to-date (1 transaction) are shown in the numbers below but excluded from the chart as statistically unreliable.来源：NAPIC（JPPH）登记成交纪录，经 List.my Market Snapshot（住宅）视图，本页逐年拉取。资料约滞后半年。2025 年（3 笔）与 2026 年至今（1 笔）在下方数字中提及，但因统计上不可靠而未纳入图表。
The −9.4% headline, taken apart「−9.4%」头条数字，拆开看
List.my’s mukim Pulai comparison table shows Danga Sutera’s 12-month psf change as −9.4%, against a RM524 psf figure. Neither number matches the yearly medians charted below, because the 12-month window and the calendar-year medians are two different calculations on two different slices of a genuinely small sample. What this page’s own year-by-year pull does show: 2021 through 2024, on 10–50 transactions a year, median psf rose every single year, from RM359 to RM453. Then volume collapsed — 3 sales in 2025 (median RM420 psf) and 1 sale so far in 2026 (RM547 psf). A 12-month comparison built from that handful of trades will swing wildly in either direction depending on exactly which 3–4 units happened to change hands. Read the −9.4% as a symptom of a thinning resale pipeline in a small, newer estate — not proof that Danga Sutera is losing value. List.my 的 Mukim Pulai 对照表显示 Danga Sutera 12 个月每尺价涨跌幅为 −9.4%，配上 RM524 这个每尺价数字。这两个数字都对不上下方图表里的逐年中位数——因为 12 个月窗口与按日历年计算的中位数，是在一个真正很小的样本上做的两种不同计算。本页自行逐年拉取的数据显示：2021 至 2024 年，每年 10 至 50 笔成交，每尺中位价逐年上涨，从 RM359 涨到 RM453。之后成交量骤降——2025 年 3 笔（中位每尺 RM420），2026 年至今 1 笔（RM547）。建立在这么几笔交易上的 12 个月对比，会因为恰好是哪 3、4 个单位成交而剧烈摆动，方向随机。请把「−9.4%」理解为一个小型、较新社区二手供应量变薄的症状——不是 Danga Sutera 正在贬值的证据。
Annual trend, 2021–20242021–2024 年度走势
PRICE_INDEX 阵列加一行，格式 {q:"2026 Q1", median:350, n:8}（median 填每尺价，不是总价；n 填笔数）。做满两年，这一页就会变成「Danga Sutera 价格指数」的事实来源。💡 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。Read this before you assume the semi-D clears the threshold在你假设半独立式跨过门槛之前，请先读完这一节
Johor bars non-citizens from landed property below RM2 million. Danga Sutera’s semi-detached median, its most expensive recorded type, is RM1,654,500 — below the floor, though portal asking prices up to about RM2,200,000 suggest some individual units may clear it. 柔佛禁止非公民购买 RM200 万 以下的有地住宅。Danga Sutera 最贵的登记类型——半独立式——中位价是 RM1,654,500 —— 低于门槛，但挂盘开价最高到约 RM2,200,000，显示部分个别单位可能跨过这个门槛。
Monthly repayment每月供款
Defaults set to the terrace median of RM868,500.预设值为排屋中位成交价 RM868,500。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM868,500 — the terrace median, this estate’s main product.预设 RM868,500 —— 排屋中位价，这个社区的主力产品。
At RM868,500 this purchase does not clear Johor’s RM2 million landed minimum for non-citizens at all — the figures below are for reference only. Raise the price above to see what a qualifying purchase would actually cost in duties and consent fees. 在 RM868,500 这个价位，这笔交易根本没有跨过柔佛给非公民设的 RM200 万有地门槛——以下数字仅供参考。请把上方价格调高，看看一笔真正符合资格的交易在税费与同意书费上要花多少。
Ask me about qualifying units at the top of this estate’s price range. 问我这个社区价格区间顶端、符合资格的单位。
Terrace or semi-D? Tell me which, and I will send what is available.排屋还是半独立式？告诉我，我发现货给你看。
Danga Sutera has exactly two products and a small, fast-moving supply of resale units. Tell me your budget and I will narrow it down quickly.Danga Sutera 刚好只有两种产品，二手供应量小、流动也快。告诉我你的预算，我很快帮你缩小范围。
What I would tell my own family about Danga Sutera如果是我自己家人要买，我会怎么说 Danga Sutera
- A short, flat, walkable ~1.3km to Sutera Mall — one of Skudai’s busiest retail anchors — without crossing the Skudai Highway.到 Sutera Mall——士古来最热闹的商场之一——只有约 1.3 公里，路平好走，不用穿过士古来大道。
- Freehold tenure and a gated-guarded perimeter, which most of the older landed estates immediately around it do not have.永久地契、有门禁保安，这一点周边不少老式有地社区都没有。
- Only two house types (terrace, semi-D) — a simple, legible product line-up rather than a confusing mix of a dozen sub-types.只有两种户型（排屋、半独立式）——产品线简单清楚，不像有些社区户型多到让人眼花。
- Yearly median psf actually rose every year from 2021 to 2024 (RM359 → RM368 → RM374 → RM453) — the underlying trend is not the decline the 12-month headline suggests.从 2021 到 2024，年度中位每尺价其实逐年上升（RM359 → RM368 → RM374 → RM453）——真正的走势并不是 12 个月标题数字给人的那种下滑印象。
- Resale volume has collapsed to almost nothing (3 transactions in all of 2025, 1 so far in 2026) — whatever price you agree on will not be tested against many recent comparables.二手成交量已经跌到几乎没有（2025 全年只有 3 笔，2026 至今只有 1 笔）——不管你谈到什么价钱，都很难找到足够近期的成交案例来对照。
- This page has not independently verified the exact unit counts for each development phase — portal listings describe roughly 525 Phase 1 terraces and 34 Phase 2 semi-detached units, plus a referenced Phase 3, but I have not confirmed these against the developer directly.本页未独立核实各期的确实单位数量——门户网站描述大约 525 间第一期排屋、34 间第二期半独立式，另有提及的第三期，但我并未直接向发展商核实这些数字。
- No school sits inside the estate itself; the nearest one found, SJK(C) Kuo Kuang 2, is in the neighbouring Persisiran Sungai Danga area, not Danga Sutera.社区本身没有学校；找到最近的国光华小二校，其实是在隔壁的 Persisiran Sungai Danga，不是在 Danga Sutera 里面。
- The name overlaps with two unrelated, larger, better-known estates (Taman Sutera, Taman Sutera Utama) built by a different developer — expect some listings and searches to mix them up. Double-check the address before you commit.名字和另外两个不相关、规模更大、更知名的社区（Taman Sutera、Taman Sutera Utama）很像，那两个是不同发展商盖的——搜索或看广告时容易混淆，下决定前请务必核对地址。
None of this means don’t buy here — it means go in with eyes open, verify the specific unit and phase directly, and use the thin recent volume as a reason to negotiate carefully rather than rush.这些都不是叫你别买——而是提醒你睁大眼睛，直接核实具体单位与期数，并把稀薄的近期成交量当作耐心议价的理由，而不是仓促下手的理由。
Questions buyers actually ask about Danga Sutera买家真正会问关于 Danga Sutera 的问题
How much does a house in Danga Sutera cost?Danga Sutera 的房子大概多少钱？
Across 124 recorded transactions, the median price is RM889,500 at a median RM374 per square foot. Split by type: 102 double-storey terraces recorded a median of RM868,500 (RM365 psf), while 22 double-storey semi-detached units recorded a median of RM1,654,500 (RM502 psf). 在 124 笔登记成交中，中位价是 RM889,500，中位每尺价 RM374。按户型细分：102 间双层排屋中位价 RM868,500（每尺 RM365），22 间双层半独立式中位价 RM1,654,500（每尺 RM502）。
Is Danga Sutera near Danga Bay?Danga Sutera 靠近 Danga Bay 吗？
No. Despite the name, Danga Sutera’s address is 1, Jalan Danga Sutera 3, postcode 81300, in Mukim Pulai — about 1.3km from Sutera Mall and roughly 8km from the actual Danga Bay waterfront. Google’s own place card lists it simply as “Skudai, Johor,” not Danga Bay. 不是。虽然名字相似，但 Danga Sutera 的地址是 1, Jalan Danga Sutera 3，邮编 81300，位于 Mukim Pulai——距离 Sutera Mall 约 1.3 公里，距离真正的 Danga Bay 海滨约 8 公里。Google 地图本身把它标注为「Skudai, Johor」，不是 Danga Bay。
Is Danga Sutera the same as Taman Sutera or Taman Sutera Utama?Danga Sutera 跟 Taman Sutera 或 Sutera Utama 是同一个地方吗？
No — they are built by different developers. Taman Sutera and Taman Sutera Utama were both developed by Tanah Sutera Development Sdn Bhd. Danga Sutera was developed by Bayou Management Sdn Bhd, an IWCity-affiliated company, and sits roughly 1-2km away. The similar names are a coincidence of location naming, not shared ownership. 不是——两者由不同发展商建造。Taman Sutera 与 Sutera Utama 都是由 Tanah Sutera Development Sdn Bhd 开发。Danga Sutera 则是由 IWCity 关联公司 Bayou Management Sdn Bhd 开发，两地相距约 1-2 公里。名字相似只是地名上的巧合，并非同一发展商。
Why does List.my show Danga Sutera’s price per square foot falling 9.4% in the past 12 months, when the yearly data does not support that?为什么 List.my 显示 Danga Sutera 过去 12 个月每尺价跌 9.4%，但逐年数据却不支持这个说法？
The RM524 psf and -9.4% headline is built on a very small, recent sample: just 3 transactions in 2025 and 1 so far in 2026. Compare that to 50 transactions in 2023 and 18 in 2024. Looking at yearly medians instead of the 12-month window, price per square foot actually rose every year from 2021 to 2024: RM359 → RM368 → RM374 → RM453. The most likely explanation is a collapse in transaction volume, not a genuine fall in prices — a handful of outlier sales in a thin market can swing a 12-month percentage sharply in either direction. RM524 每尺与 -9.4% 这个标题数字，建立在一个非常小、非常近期的样本上：2025 年仅 3 笔，2026 年至今仅 1 笔。相比之下，2023 年有 50 笔，2024 年有 18 笔。如果看逐年中位价而非 12 个月区间，每尺价从 2021 到 2024 其实是逐年上升的：RM359 → RM368 → RM374 → RM453。最可能的解释是成交量骤减，而不是价格真的下跌——在成交稀薄的市场里，少数几笔特殊成交就能让 12 个月百分比大幅摆动。
Who developed Danga Sutera, and is it freehold?Danga Sutera 是谁开发的？地契是永久地契吗？
Danga Sutera was developed by Bayou Management Sdn Bhd, a company affiliated with IWCity. The estate is freehold and gated-guarded. Google’s business listing for the estate shows “Danga Sutera Bayou Management” with contact number 07-233 3888. Danga Sutera 由 IWCity 关联公司 Bayou Management Sdn Bhd 开发。社区地契为永久地契，并设有门禁保安。Google 商家资讯显示名称为「Danga Sutera Bayou Management」，联络电话 07-233 3888。
What kind of housing is in Danga Sutera?Danga Sutera 里面是什么样的房子？
NAPIC records show two product types: 102 double-storey terraces (around 2,379 sq ft built-up) and 22 double-storey semi-detached units (around 3,197-3,474 sq ft built-up). Property portals describe a roughly 525-unit Phase 1 terrace precinct, a roughly 34-unit Phase 2 semi-detached precinct, and a referenced Phase 3 semi-detached precinct — but this page has not independently verified those unit counts against the developer. NAPIC 记录显示两种产品类型：102 间双层排屋（建筑面积约 2,379 平方尺）与 22 间双层半独立式（建筑面积约 3,197-3,474 平方尺）。房产门户网站描述大约 525 间的第一期排屋区、约 34 间的第二期半独立式区，以及提及中的第三期半独立式区——但本页未向发展商独立核实这些单位数量。
Can foreigners buy a house in Danga Sutera?外国人可以在 Danga Sutera 买房吗？
Based on recorded medians, no — both the terrace median (RM868,500) and the semi-detached median (RM1,654,500) sit below Johor’s RM2 million floor for non-citizen landed purchases. However, portal asking prices for the largest semi-detached units have reached about RM2,200,000, which suggests some individual units at the top end could plausibly clear the threshold. Verify any specific unit’s price directly before assuming it qualifies. 依登记中位价来看，不行——排屋中位价（RM868,500）与半独立式中位价（RM1,654,500）都低于柔佛给非公民有地房产设的 RM200 万门槛。不过，最大半独立式单位的挂盘开价已达约 RM2,200,000，显示顶端个别单位有可能跨过这个门槛。请在假设符合资格前，直接核实具体单位的价格。
What is nearby Danga Sutera, and is there a school close by?Danga Sutera 附近有什么？附近有学校吗？
Sutera Mall is about 1.3km away, KiPMall Tampoi about 1.4km away. The nearest school found, SJK(C) Kuo Kuang 2, is about 0.5km away but sits in the neighbouring Persisiran Sungai Danga area, not inside Danga Sutera itself. Sutera Mall 约 1.3 公里，KiPMall Tampoi 约 1.4 公里。找到最近的学校是国光华小二校，约 0.5 公里，但位于隔壁的 Persisiran Sungai Danga，并不在 Danga Sutera 社区内。
What tax do I pay when I sell a house in Malaysia?在马来西亚卖房子要缴什么税？
Real Property Gains Tax (RPGT) applies on the gain. For Malaysian citizens and PRs: 30% in year 1, 30% in year 2, 30% in year 3, 20% in year 4, 15% in year 5, and 0% from year 6 onward. For non-citizens: 30% for years 1-5, dropping to 10% from year 6 onward. 出售房产的盈利须缴产业盈利税（RPGT）。马来西亚公民与 PR：第 1 年 30%、第 2 年 30%、第 3 年 30%、第 4 年 20%、第 5 年 15%，第 6 年起 0%。非公民：第 1 至 5 年 30%，第 6 年起降为 10%。
Same mukim, three very different price bands — and two similarly-named estates that are not this one同一个 mukim、三种截然不同的价位 —— 还有两个名字很像、但不是这里的社区
Mukim Pulai runs from RM290,000 entry-level terraces to RM1m+ gated landed. Here is Danga Sutera set against three other actively-traded areas in the same mukim.Mukim Pulai 从 RM290,000 的入门排屋，一直到 RM100 万以上的门禁有地社区都有。以下把 Danga Sutera 与同一 mukim 内另外三个交易活跃的区域对比。
| Danga Sutera | Horizon Hill | Taman Mutiara Rini | Laman Setia | |
|---|---|---|---|---|
| Transactions 2021–262021–26 登记笔数 | 124 | 1,024 | 869 | 411 |
| Median transacted中位成交价 | RM889,500 | RM1,080,000 | RM620,000 | RM640,000 |
| Median psf (all types)中位每尺（全类型） | RM524 | RM498 | RM371 | RM394 |
| 12-month psf change12 个月每尺涨幅 | -9.4% (thin sample, see §11)（样本稀薄，见第 11 节） | +10.5% | +9.8% | -4.3% |
| Landed product有地产品 | Terrace + semi-D, gated-guarded, freehold排屋＋半独立式，门禁保安，永久地契 | Established landed townships, larger footprint成熟有地市镇，规模较大 | ||
Both “Taman Sutera” and “Taman Sutera Utama” are larger, well-known estates built by a different developer, Tanah Sutera Development Sdn Bhd, roughly 1-2km from Danga Sutera. If a listing, agent or search result says “Sutera” without confirming Jalan Danga Sutera specifically, check the address before assuming it is this estate. 「Taman Sutera」与「Sutera Utama」都是规模更大、更知名的社区，由另一家发展商 Tanah Sutera Development Sdn Bhd 建造，距 Danga Sutera 约 1-2 公里。如果广告、经纪或搜索结果只提到「Sutera」而没确认是 Jalan Danga Sutera，下决定前请先核对地址。
Tell me terrace or semi-D, and your budget.告诉我排屋还是半独立式，以及你的预算。
Danga Sutera trades thin — a handful of resale units a year. Generic advice does not work well in a market this small. Send me your number and I will tell you honestly what is currently available. Danga Sutera 的成交量不多——每年只有少数几笔二手交易。在这么小的市场里，泛泛的建议帮不上什么忙。把你的预算发给我，我会诚实告诉你现在有什么货。