Taman Munsyi Ibrahim: 71 sales, six house
types, and not one of them a flat
Taman Munsyi Ibrahim：71 笔成交、六种户型
没有一笔是组屋或公寓
A small, numbered street grid — Jalan Dian 1 through 24, plus Jalan Dian Utama — on the Tampoi / Kempas boundary of west-central Johor Bahru, postcode 81200. Wikipedia’s own Tebrau mukim article names this estate alongside Taman Bukit Mewah, Taman Cempaka and Kempas Baru in the mukim’s western cluster, roughly 10km from the Mount Austin / Impian Emas belt most people mean when they say “Tebrau”. NAPIC records 71 subsale transactions here from 2021 to 2026, median RM380,000, and every single one of them is a landed house — no flats, no condo units, no shop lots. By type the medians run from RM315,000 for a low-cost house up to RM850,000 for a bungalow. 一个以编号排列的街道网格 —— Jalan Dian 1 至 24，加上 Jalan Dian Utama —— 位于新山中西部 Tampoi／Kempas 交界，邮区 81200。维基百科关于 Tebrau（mukim）的条目，把这个社区与 Taman Bukit Mewah、Taman Cempaka、Kempas Baru 一同列在这个 mukim 西侧一群里 —— 离大家讲「Tebrau」时通常指的 Mount Austin／Impian Emas 一带约 10 公里。NAPIC 登记 2021 至 2026 年这里有 71 笔二手成交，中位 RM380,000，而且每一笔都是有地住宅——没有组屋、没有公寓、没有店铺。按户型分，中位价从廉价屋的 RM315,000 到独立式洋房的 RM850,000 不等。
© Chongkian · CC BY-SA 4.0 · Wikimedia CommonsTaman Munsyi Ibrahim in 30 seconds30 秒看懂 Taman Munsyi Ibrahim
- Where it actually is: postcode 81200, on the numbered Jalan Dian grid, sitting on the Tampoi / Kempas boundary in west-central Johor Bahru — OpenStreetMap tags some of its own lanes to Tampoi and others to Kempas. Wikipedia’s Tebrau article names it directly as part of the mukim’s western cluster, roughly 10km from the eastern Mount Austin / Impian Emas / Bandar Dato’ Onn belt most people picture when they hear the name. 它到底在哪：邮区 81200，沿编号排列的 Jalan Dian 路网，位于新山中西部 Tampoi／Kempas 交界——OpenStreetMap 把社区内部分巷弄标为 Tampoi、部分标为 Kempas。维基百科的 Tebrau 条目直接点名把它列入这个 mukim 西侧一群，离大家一听「Tebrau」就联想到的东侧 Mount Austin／Impian Emas／Bandar Dato’ Onn 走廊约 10 公里。
- The number that matters: 71 NAPIC subsale transactions 2021–2026 — smaller than every one of the twelve most-traded areas List.my tracks in Mukim Tebrau, including the smallest of that group, D’summit Residences, at 395. This is not a mid-table address; it does not make that top-12 list at all. 关键数字：2021–2026 年 NAPIC 登记 71 笔——比 List.my 在 Mukim Tebrau 追踪的十二个最活跃区域中的每一个都小，包括其中最小的 D’summit Residences（395 笔）。这不是一个排在中间的区域；它根本排不进那份十二强名单。
- What it costs: median RM380,000 blended across all types (List.my’s overview shows RM320 psf, its comparison table shows RM325 — a small mismatch this page flags rather than quietly picks a side of). By type: RM315,000 for a low-cost house (34% of sales), RM430,000 single-storey terrace, RM485,000 double-storey terrace, RM650,000 semi-detached, RM850,000 bungalow. 多少钱：全类型混合中位 RM380,000（List.my 总览页显示每尺 RM320，对照表显示 RM325——这个小落差本页选择标注出来，而不是悄悄选一边）。按户型：廉价屋 RM315,000（占成交 34%）、单层排屋 RM430,000、双层排屋 RM485,000、半独立式 RM650,000、独立式洋房 RM850,000。
- The detail almost nobody says out loud: every one of the 71 recorded transactions is a landed house — single-storey semi-D, single-storey terrace, double-storey semi-D, double-storey terrace, bungalow or low-cost house. No flat, no condo unit, no shop lot appears in the NAPIC record reviewed for this page at all. 几乎没人明说的细节：71 笔登记成交，每一笔都是有地住宅——单层半独立、单层排屋、双层半独立、双层排屋、独立式洋房或廉价屋。本页查证的 NAPIC 纪录里，完全没有出现组屋、公寓或店铺。
- The honest catch: year-to-year psf bounced from RM309 (2022) to RM298 (2023) to RM381 (2024) — not a clean line. 2025 (2 sales) and 2026 (1 sale so far) are too thin to read at all, and the semi-detached and bungalow medians each rest on just 3 transactions. 诚实提醒：每尺中位价从 2022 年 RM309 跳到 2023 年 RM298 再跳到 2024 年 RM381——不是一条平滑的线。2025 年（2 笔）与 2026 年至今（1 笔）都少到无法解读，半独立式与独立式洋房的中位价也各自只建立在 3 笔成交上。
A working Tampoi / Kempas corner — mosques, markets and a light-industrial edge一个运作中的 Tampoi／Kempas 角落——清真寺、市场与轻工业边缘
Wikimedia Commons has no street-level photography of the Jalan Dian lanes themselves yet — this page uses verified Google Street View for those (section 07). The photographs below are Wikimedia Commons street photography of the wider Tampoi / Kempas corridor the estate sits within: mosques, a temple, markets and the light-industrial strip along Jalan Tampoi. Wikimedia Commons 目前还没有 Jalan Dian 巷弄本身的街拍照——这部分本页改用已验证的 Google 街景（见第 07 节）。以下照片是 Wikimedia Commons 拍摄的、社区所在的更大 Tampoi／Kempas 走廊街拍：清真寺、庙宇、市场，以及 Jalan Tampoi 沿线的轻工业带。
An entry-tier, all-landed market with a small, genuine top end一个入门层级、全数有地的市场，也有真实存在的高端
With a blended median of RM380,000 and a third of sales in the low-cost house category, the typical buyer profile here is practical and budget-driven — but the 6 semi-detached and bungalow sales at the top of the range show this is not a uniformly bottom-tier estate.混合中位价 RM380,000、三分之一成交是廉价屋——这里典型买家画像务实、预算导向。但高端的 6 笔半独立式与独立式洋房成交，说明这不是一个从头到尾都是低端产品的社区。
The low-cost-house entry buyer廉价屋入门买家
Buys into the estate’s largest single segment — 24 of 71 sales (34%), median RM315,000 for a compact, typically single-storey unit around 775–818 sq ft. Gets a landed title at a price closer to a flat than a terrace house elsewhere in the mukim.买进这个社区最大的单一分区——71 笔中的 24 笔（34%），中位 RM315,000，通常是约 775 至 818 平方尺的单层小单位。价格接近组屋，但拿到的是有地地契，而不是同 mukim 其他地方的排屋价。
The first-time terrace upgrader首次升级排屋的买家
The estate’s two terrace categories — single-storey (15 sales, RM430,000) and double-storey (25 sales, RM485,000, the largest group) — sit a clear step above the low-cost tier without leaving the same numbered street grid.社区内两种排屋——单层（15 笔，RM430,000）与双层（25 笔，RM485,000，最大分区）——价位明显高于廉价屋层级，但仍在同一个编号街道网格内。
The mosque-and-school family看重清真寺与学校的家庭
Masjid Al-Mahabbah is about 0.46km from the estate’s verified residential core, and SK Taman Bukit Mewah, a national primary school in the neighbouring estate, is about 0.63km away — both straight-line, OpenStreetMap-verified distances.Masjid Al-Mahabbah 距社区已验证住宅核心区约 0.46 公里，邻近社区的国民型小学 SK Taman Bukit Mewah 约 0.63 公里——两者均为直线、经 OpenStreetMap 验证的距离。
The small-lot investor小地段投资者
The estate’s genuine top end — 3 semi-detached sales (median RM650,000, 2,799 sq ft, on Jalan Dian 10/12/13) and 3 bungalow sales (median RM850,000, 4,499 sq ft, all on Jalan Dian 15) — is a small but real segment most blended-median headlines hide entirely.社区真正的高端——3 笔半独立式成交（中位 RM650,000，2,799 平方尺，位于 Jalan Dian 10／12／13）与 3 笔独立式洋房成交（中位 RM850,000，4,499 平方尺，全在 Jalan Dian 15）——是一个小但真实存在的分区，大多数只看混合中位价的头条数字，完全看不到它。
A weekday on the Jalan Dian gridJalan Dian 街网的一个平日
This is a small, quiet residential grid inside a much busier Tampoi / Kempas retail-and-industrial corridor — the rhythm inside the estate is domestic; the rhythm just outside it is shops, a mall and light industry.这是一个安静的小型住宅街网，坐落在更热闹的 Tampoi／Kempas 商圈与工业走廊内——社区内部的节奏是家常生活；社区外一步之遥，是商店、商场与轻工业。
School run toward SK Taman Bukit Mewah, in the neighbouring estate about 0.63km away. Morning prayers at Masjid Al-Mahabbah, about 0.46km from the estate’s residential core.送孩子上学，往邻近社区约 0.63 公里外的 SK Taman Bukit Mewah。Masjid Al-Mahabbah 的晨礼，距社区住宅核心区约 0.46 公里。
Errands at the small mini markets and coffee shops along the wider Tampoi / Kempas corridor — this estate itself has no commercial frontage of its own on the NAPIC record; the shops are a short reach out, not inside the grid.在更大的 Tampoi／Kempas 走廊内的迷你市场与咖啡店办日常事务——这个社区本身在 NAPIC 纪录上没有自己的商业临街；店铺是一步之外，不在网格内。
Lebuhraya Skudai, the trunk road about 0.78km from the estate’s core, carries through-traffic between JB city centre, Skudai and the industrial areas around Tampoi — a genuinely mixed corridor, not a quiet suburb by itself.距社区核心约 0.78 公里的 Lebuhraya Skudai 主干道，承担新山市中心、Skudai 与 Tampoi 一带工业区之间的过路车流——是一条真正混合的走廊，本身不是一个安静的郊区。
Interior lanes such as Jalan Dian 12 and Jalan Dian 19 — both verified with real Street View imagery for this page — are quiet residential rows, a contrast to the retail frontage a short reach away.Jalan Dian 12 与 Jalan Dian 19 这类内部巷弄——本页均已用真实街景核实——是安静的住宅列，与不远处的商业临街形成对比。
Paradigm Mall Johor Bahru, about 0.77km away, and KIPMall, about 1.05km away, cover evening shopping and dinner without a long drive.约 0.77 公里外的 Paradigm Mall Johor Bahru，以及约 1.05 公里外的 KIPMall，晚间购物与用餐不必开太远。
The Jalan Dian grid itself settles into a quiet, older residential estate — no clubhouse, no landscaped park, just a numbered street layout that has clearly been there a while.Jalan Dian 街网本身归于平静的老式住宅社区——没有会所，没有景观公园，只有一个显然存在已久的编号街道布局。
The mukim’s western cluster, on a boundary OpenStreetMap itself splits two ways这个 mukim 的西侧一群，一个连 OpenStreetMap 自己都分成两半标注的交界处
Taman Munsyi Ibrahim sits in Mukim Tebrau — Wikipedia’s own article on Tebrau names this estate directly, in the same sentence as Taman Bukit Mewah, Taman Cempaka, Kempas Baru, Kempas Permatang, Kempas Denai and Tampoi. That is the mukim’s western cluster, built along Jalan Dian off the wider Tampoi / Kempas road network — not the eastern Mount Austin / Taman Impian Emas / Bandar Dato’ Onn township belt roughly 10km away that most people associate with the “Tebrau” name today. Taman Munsyi Ibrahim 位于 Mukim Tebrau 内——维基百科关于 Tebrau 的条目直接点名这个社区，与 Taman Bukit Mewah、Taman Cempaka、Kempas Baru、Kempas Permatang、Kempas Denai、Tampoi 列在同一句里。那是这个 mukim 的西侧一群，沿 Jalan Dian 发展，接在更大的 Tampoi／Kempas 路网上——不是大家如今一听「Tebrau」就联想到的、约 10 公里外的东侧 Mount Austin／Taman Impian Emas／Bandar Dato’ Onn 市镇带。
Checked directly for this page: OpenStreetMap’s own road-network data tags some Jalan Dian lanes to Tampoi and others to Kempas — for example Jalan Dian 14 geocodes to Tampoi while Jalan Dian 19 and 20 geocode to Kempas. This is a genuine administrative boundary running through the estate, not a naming inconsistency this page introduced. 本页直接核对过：OpenStreetMap 自己的路网资料，把部分 Jalan Dian 巷弄标为 Tampoi、部分标为 Kempas——例如 Jalan Dian 14 归为 Tampoi，而 Jalan Dian 19 与 20 归为 Kempas。这是一条真实穿过社区的行政边界，不是本页制造出来的命名不一致。
The distances below are straight-line, computed from OpenStreetMap / Overpass coordinates from the estate’s residential core — the median of five Google Street View–verified points on the Jalan Dian grid — to each destination. They are not routed driving distances, and this page does not estimate drive times. 以下距离为直线距离，起算点为社区住宅核心区——五个已用 Google 街景验证的 Jalan Dian 坐标的中位数——以 OpenStreetMap／Overpass 坐标计算到各目的地。不是路网车程，本页也不臆测车程时间。
| Destination目的地 | Straight-line直线距离 |
|---|---|
| Masjid Al-Mahabbah | 0.46km |
| SK Taman Bukit Mewah (national primary school, neighbouring estate)（国民小学，邻近社区） | 0.63km |
| Surau Maghfirah, Taman Cempaka | 0.77km |
| Paradigm Mall Johor Bahru | 0.77km |
| Lebuhraya Skudai (trunk road)（主干道） | 0.78km |
| SK Taman Cempaka (national primary school)（国民小学） | 0.95km |
| Pasar Taman Dahlia (market)（市场） | 0.97km |
| KIPMall | 1.05km |
| NSE Exit 109 (North-South Expressway)（南北大道） | 1.09km |
| Hospital Permai (psychiatric)（精神科） | 1.5–1.6km |
A mosque and a mall within a kilometre — a real hospital is the honest gap清真寺与商场都在一公里内——真正的综合医院是诚实的缺口
Worship, schooling and a major mall are all genuinely close. Emergency and general healthcare is a real gap, worth weighing before you commit — the same honest read this page gives every section.信仰场所、学校与大型商场都确实很近。急症与综合医疗是真实的缺口，下决定前值得权衡——本页每一节都给出同样诚实的说明。
Worship & community信仰与社区
Masjid Al-Mahabbah, about 0.46km from the estate’s residential core, is the nearest mosque confirmed via OpenStreetMap. Several surau in neighbouring Taman Cempaka sit within about 0.8km.Masjid Al-Mahabbah，距社区住宅核心区约 0.46 公里，是经 OpenStreetMap 确认最近的清真寺。邻近 Taman Cempaka 的几间小型祈祷所（surau），也在约 0.8 公里范围内。
Schools & the mall学校与商场
SK Taman Bukit Mewah and SK Taman Cempaka, two national-curriculum primary schools, sit in neighbouring estates about 0.63–0.95km away. No school was found registered inside Taman Munsyi Ibrahim’s own boundary in this research — left unstated rather than guessed. Paradigm Mall Johor Bahru is about 0.77km away.SK Taman Bukit Mewah 与 SK Taman Cempaka 两所国民型小学，位于邻近社区约 0.63 至 0.95 公里外。查证范围内未能在 Taman Munsyi Ibrahim 自己的边界内找到登记的学校——本页选择不写，而不是用猜的。Paradigm Mall Johor Bahru 约 0.77 公里外。
Healthcare医疗
The nearest hospital found, Hospital Permai Johor Bahru, is a psychiatric facility about 1.5–1.6km away — not a general emergency hospital. Poliklinik Taman Anggerik, a clinic, is about 1.96km away. The nearest general/specialist hospitals are 6–9km out.查到最近的医院 Hospital Permai Johor Bahru，是精神科专科医院，约 1.5 至 1.6 公里外——不是急症综合医院。诊所级的 Poliklinik Taman Anggerik 约 1.96 公里外。最近的综合／专科医院都在 6 至 9 公里外。
Too small for the mukim’s top-12 list — and entirely landed because of it小到排不进 mukim 十二强名单——却也因此全数有地
Taman Munsyi Ibrahim will never top a transaction-volume ranking. What it has instead: a genuinely all-landed NAPIC record, a real (if tiny) top end, and verified proximity to a mosque, a school and a mall. Six concrete reasons, not a sales pitch. Taman Munsyi Ibrahim 永远不会在成交量排行榜上名列前茅。它有的是：一份真正全数有地的 NAPIC 纪录、一个虽小但真实的高端，以及经过验证、离清真寺、学校与商场都不远的地点。六个具体理由，不是行销话术。
Zero flats, condos or shop lots on record纪录上没有组屋、公寓或店铺
All 71 NAPIC transactions fall into six landed categories. Several immediately neighbouring estates in the same corridor record close to half their sales as non-landed — this one does not have a single one. 全部 71 笔 NAPIC 成交都落在六种有地类别里。同一走廊内好几个紧邻的社区，非有地成交占比接近一半——这里一笔都没有。
A landed-title entry point near flat-level pricing接近组屋价格的有地地契入场点
The low-cost house category — 24 of 71 sales, 34% — medians RM315,000. That buys a landed title, not a strata unit, at a price closer to a flat elsewhere in the mukim. 廉价屋类别——71 笔中的 24 笔，占 34%——中位价 RM315,000。买到的是有地地契，不是分层产权，价格却接近同 mukim 其他地方的组屋。
A mosque, verified under half a kilometre away经核实、不到半公里的清真寺
Masjid Al-Mahabbah sits about 0.46km from the estate’s verified residential core — a coordinate check against OpenStreetMap data, not a marketing radius. Masjid Al-Mahabbah 距社区已验证住宅核心区约 0.46 公里——是对照 OpenStreetMap 坐标算出来的，不是行销画的圈。
Paradigm Mall and NSE Exit 109, both within a short reachParadigm Mall 与南北大道 109 出口，都不远
Paradigm Mall Johor Bahru is about 0.77km away, and an NSE (North-South Expressway) interchange, Exit 109, is about 1.09km away — both straight-line, OpenStreetMap-verified. Paradigm Mall Johor Bahru 约 0.77 公里外，南北大道（NSE）109 出口约 1.09 公里外——两者均为直线、经 OpenStreetMap 验证。
A small but real top end on Jalan Dian 10–15Jalan Dian 10 至 15 一带，一个小而真实的高端
3 semi-detached sales (median RM650,000) and 3 bungalow sales (median RM850,000, one individual sale at RM980,000) show a genuine, if thin, higher tier most blended-median headlines would hide. 3 笔半独立式成交（中位 RM650,000）与 3 笔独立式洋房成交（中位 RM850,000，其中一笔单独成交达 RM980,000），说明确实存在一个真实但样本很薄的高端——大多数只看混合中位价的头条数字，完全看不到它。
Essentially closed to foreign landed buyers对外籍有地买家实质关闭
A structural fact worth stating plainly: every recorded median here sits far below Johor’s RM2 million threshold for non-citizens. Prices are set by local owner-occupier and small-investor demand, not external capital. 这是一个值得直说的结构性事实：这里每一个户型的中位价都远低于柔佛给非公民设的 RM200 万门槛。价格由本地自住与小型投资需求决定，不是外部资金。
The Jalan Dian grid, checked on the groundJalan Dian 街网，实地核对过
Every interior road in Taman Munsyi Ibrahim is a numbered Jalan Dian lane — 1 through 24, plus Jalan Dian Utama — with no separate phase names or masterplan branding. The five panoramas below were injected and screenshotted directly from Google Maps (not the embed API first), then re-verified through the embed itself; each place card returned a real, numbered address on these lanes, and two ocean/jungle control points confirmed the method correctly reports no imagery where none exists. Taman Munsyi Ibrahim 内部的每一条路都是编号的 Jalan Dian 巷弄——1 至 24，加上 Jalan Dian Utama——没有独立的分期名称或行销包装。以下五张全景，先直接从 Google Maps 注入并截图核对，再经嵌入版本二次验证；每一张地点卡都回传了这些巷弄上真实的门牌号，另外两个海洋／雨林控制点也确认了这个方法在无影像处会正确回报「无影像」。
| Street / lane街道／巷弄 | Character特色 | Street View街景 |
|---|---|---|
| Jalan Dian 5 | Terrace row; single-storey terrace sales recorded from RM350,000 to RM650,000 across 2023–2025排屋列；2023 至 2025 年此处单层排屋成交价 RM350,000 至 650,000 | Verified, live imagery已核实，实时影像 |
| Jalan Dian 6 | Terrace row, greenery frontage排屋列，临街有绿化 | Verified, live imagery已核实，实时影像 |
| Jalan Dian 10 / 12 / 13 | Wider lots — all 3 recorded semi-detached sales (2,799 sq ft each, RM630,000–675,000) sit on these three lanes地段较大——全部 3 笔半独立式成交（各 2,799 平方尺，RM630,000 至 675,000）都在这三条巷弄 | Verified, live imagery已核实，实时影像 |
| Jalan Dian 15 | All 3 recorded bungalow sales (4,499 sq ft each, RM780,000–980,000) sit on this one lane全部 3 笔独立式洋房成交（各 4,499 平方尺，RM780,000 至 980,000）都在这一条巷弄 | Adjacent Jalan Dian 16 verified; Jalan Dian 15 itself not independently confirmed邻近的 Jalan Dian 16 已核实；Jalan Dian 15 本身未独立确认 |
| Jalan Dian 19 | Interior terrace row内部排屋列 | Verified, live imagery已核实，实时影像 |
| Jalan Dian Utama | Sample low-cost house sales recorded here (775–818 sq ft, RM260,000–310,000, 2021)此处有廉价屋样本成交纪录（775 至 818 平方尺，RM260,000 至 310,000，2021 年） | Not independently verified with a clean address card未取得干净地点卡的独立核实 |
Six landed types, RM315,000 to RM850,000, all in one small estate六种有地户型，RM315,000 到 RM850,000，全在一个小社区里
Every one of the 71 NAPIC transactions falls into one of six landed categories. The three cards below cover the entry tier, the largest single segment, and the small top end — the two terrace categories sit between them and are covered in the price table in section 10. 71 笔 NAPIC 成交，每一笔都落在六种有地类别之一。以下三张卡片涵盖入门层级、最大的单一分区，以及小型高端——两种排屋类别落在两者之间，详见第 10 节的价格表。
Low-cost house, ~775–818 sq ft廉价屋，约 775–818 平方尺
Double-storey terrace双层排屋
Semi-detached & bungalow半独立式与独立式洋房
Smaller than every area in the mukim’s own top-12 list比这个 mukim 自己十二强名单里的每一区都小
Below every one of the mukim’s twelve most-traded areas低于同 mukim 十二个最活跃区域中的每一个
Below even the smallest of the mukim’s top-12 areas比 mukim 十二强中最小的那一区还要小
This is a genuinely thin market by transaction count — not a liquidity red flag on its own, but a reason every median in this page (especially the semi-detached and bungalow ones, each on 3 sales) should be read as directional, not precise. 以登记笔数而言，这确实是一个稀薄的市场——本身不代表流通性有问题，但这是本页每一个中位价（尤其是各只有 3 笔的半独立式与独立式洋房）都该被当作方向性参考、而非精确数字的原因。
The full Mukim Tebrau comparison, twelve areas plus this oneMukim Tebrau 完整对照，十二区加上本区
Every area below is grouped under Mukim Tebrau by List.my / NAPIC. Taman Munsyi Ibrahim is smaller and cheaper than all twelve — the rest sit predominantly in the eastern Austin / Impian Emas township belt.以下每一区都被 List.my／NAPIC 归入 Mukim Tebrau。Taman Munsyi Ibrahim 比这十二区都要小、都要便宜——其余多数位于东侧的 Austin／Impian Emas 市镇带。
| 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 Impian Emas | 959 | RM724,000 | RM328 | +7.5% |
| Taman Daya | 856 | RM450,000 | RM295 | +11.0% |
| Bandar Dato’ Onn | 815 | RM745,000 | RM436 | +5.2% |
| Taman Mount Austin | 777 | RM540,000 | RM428 | +6.3% |
| Taman Setia Indah | 731 | RM560,000 | RM372 | +4.0% |
| Bandar Jaya Putra | 697 | RM660,000 | RM520 | +5.2% |
| Taman Desa Tebrau | 673 | RM704,000 | RM400 | −6.4% |
| Setia Tropika | 610 | RM800,000 | RM422 | +3.8% |
| Taman Puteri Wangsa | 555 | RM450,000 | RM299 | +0.9% |
| Taman Seri Austin | 485 | RM650,000 | RM429 | +3.8% |
| Taman Pelangi Indah | 411 | RM666,000 | RM292 | −2.1% |
| D’summit Residences | 395 | RM441,000 | RM582 | −15.1% |
| Taman Munsyi Ibrahim | 71 | RM380,000 | RM325 | — |
RM315,000 buys the entry tier; RM850,000 buys the largest recorded bungalowRM315,000 买入门层级；RM850,000 买登记纪录中最大的独立式洋房
Registered transactions, all six types: median RM380,000 (2021–2026, 71 sales, verified 2026-09-07). List.my’s own overview page shows RM320 psf for the same blended figure while its nearby-areas comparison table shows RM325 — this page uses RM325, the figure verified against the comparison table’s repeated transaction count, and flags the small mismatch rather than hiding it. 登记成交，全六种户型：中位 RM380,000（2021–2026，71 笔，2026-09-07 核实）。List.my 自己的总览页对同一个混合数字显示每尺 RM320，而它的邻区对照表显示 RM325——本页采用 RM325（以对照表中重复出现的成交笔数核实过），并把这个小落差标注出来，而不是藏起来。
| Type类型 | Sales笔数 | Median price中位价 | Median psf中位每尺 | Est. rent估算月租 |
|---|---|---|---|---|
| Low-cost house (~775–818 sq ft)廉价屋（约 775–818 平方尺） | 24 | RM315,000 | RM400 | RM700 – 900 |
| Single-storey terrace单层排屋 | 15 | RM430,000 | RM227 | RM900 – 1,200 |
| Double-storey terrace (largest segment)双层排屋（最大分区） | 25 | RM485,000 | RM342 | RM1,000 – 1,400 |
| Double-storey semi-detached (2,799 sq ft)双层半独立式（2,799 平方尺） | 3 | RM650,000 | RM232 | RM1,500 – 1,900 |
| Bungalow (4,499 sq ft)独立式洋房（4,499 平方尺） | 3 | RM850,000 | RM189 | RM1,900 – 2,500 |
| Single-storey semi-detached单层半独立式 | Only 1 sale on record — too few to state a median纪录上只有 1 笔——不足以给出中位价 | |||
| All six types, blended median六种户型，混合中位 | 71 | RM380,000 | RM325 | — |
Down, then up sharply — a genuine swing, not a clean trend先跌后急涨——是真实的波动，不是一条干净的走势线
Source: NAPIC (JPPH) registered transaction records via List.my, Market Snapshot (residential) view. Records lag roughly six months. 2021 (4 transactions), 2025 (2 transactions) and 2026 year-to-date (1 transaction) are shown in this page’s text where relevant but excluded from the chart below as statistically unreliable.来源：NAPIC（JPPH）登记成交纪录，经 List.my Market Snapshot（住宅）视图。资料约滞后半年。2021 年（4 笔）、2025 年（2 笔）与 2026 年至今（1 笔），本页文字中会视需要提及，但因统计上不可靠而未纳入下方图表。
A genuine swing, not a story with one direction真实的波动，不是单一方向的故事
2022 to 2024 sit on a reasonably solid base of 18–24 transactions a year — not thin samples individually. But the median price told a different story than the psf: 2023’s median price (RM454,000) was the highest of the three years, while its psf (RM298) was the lowest — meaning larger, lower-psf properties sold that year. 2024’s median price (RM420,000) was lower, but its psf (RM381) jumped — smaller, higher-value-per-square-foot properties dominated instead. This page has not identified a single clean cause; treat the swing as real but currently unexplained by product mix alone. 2022 至 2024 年，每年 18 至 24 笔，个别来看基数不算薄。但中位成交价讲的故事，跟每尺价不一样：2023 年中位价（RM454,000）是三年里最高的，每尺价（RM298）却是最低的——意味着当年成交的是较大、每尺较便宜的物业。2024 年中位价（RM420,000）较低，每尺价（RM381）却跳升——换成较小、每尺价值较高的物业主导成交。本页没能找到单一干净的成因；请把这个波动当作真实存在，但目前无法只用户型结构完全解释。
Annual trend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「Taman Munsyi Ibrahim 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 get attached to a RM315,000 landed title在你爱上一个 RM315,000 的有地地契之前，请先读完这一节
Johor bars non-citizens from landed property below RM2 million. Every recorded median in Taman Munsyi Ibrahim — RM315,000 to RM850,000 — sits far below that threshold. 柔佛禁止非公民购买 RM200 万 以下的有地住宅。Taman Munsyi Ibrahim 每一个户型的中位价——RM315,000 到 RM850,000——都远低于这个门槛。
Monthly repayment每月供款
Defaults set to the blended median of RM380,000. Adjust the price to model the low-cost house (RM315,000), terrace (RM430,000–485,000) or semi-D/bungalow (RM650,000–850,000) tiers.预设值为混合中位价 RM380,000。可自行调整成廉价屋（RM315,000）、排屋（RM430,000 至 485,000）或半独立式／独立式洋房（RM650,000 至 850,000）层级。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM380,000 — the blended median across all six house types.预设 RM380,000 —— 六种户型的混合中位价。
At RM380,000 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 RM380,000 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 alternatives in the same corridor. 问我同一走廊内符合资格的替代方案。
Entry-tier low-cost house, mid-market terrace, or the small top end? Tell me which.入门廉价屋、主流排屋，还是小型高端？告诉我你要哪一种。
This estate spans a RM315,000 low-cost house and an RM850,000 bungalow, all inside one small NAPIC area with just 71 recorded sales. Tell me your budget and I will tell you honestly what is realistic.这个社区跨度很大，从 RM315,000 的廉价屋到 RM850,000 的独立式洋房都有，全都在一个只有 71 笔登记成交的小型 NAPIC 区块内。告诉我你的预算，我会诚实告诉你什么是合理的。
Genuinely all-landed and genuinely cheap — also genuinely thin and genuinely small真的全数有地、真的便宜——也真的样本单薄、真的规模很小
✓ Strengths优势
- Every recorded sale is landed. No flat, condo or shop lot appears anywhere in the 71-transaction NAPIC record reviewed for this page — genuinely different from several immediate neighbours in the same corridor.每一笔登记成交都是有地住宅。本页查证的 71 笔 NAPIC 纪录里，完全没有出现组屋、公寓或店铺——与同一走廊内好几个紧邻的社区明显不同。
- A landed title at close to flat-level pricing. The low-cost house category, 34% of all sales, medians RM315,000 — a genuinely low entry point for a landed title in this corridor.接近组屋价格的有地地契。廉价屋类别占全部成交的 34%，中位价 RM315,000——在这个走廊里，这是一个真正低门槛的有地入场价。
- A mosque and a national school within about a kilometre. Masjid Al-Mahabbah (0.46km) and SK Taman Bukit Mewah (0.63km), both OpenStreetMap-verified straight-line distances from the estate’s residential core.清真寺与国民小学都在约一公里内。Masjid Al-Mahabbah（0.46 公里）与 SK Taman Bukit Mewah（0.63 公里），均为经 OpenStreetMap 验证、从社区住宅核心区起算的直线距离。
- A real, if thin, top end. 3 semi-detached sales (median RM650,000) and 3 bungalow sales (median RM850,000, one individually at RM980,000) on wider Jalan Dian lots — this is not a uniformly bottom-tier estate.一个真实但样本很薄的高端。Jalan Dian 较宽地段上有 3 笔半独立式（中位 RM650,000）与 3 笔独立式洋房成交（中位 RM850,000，其中一笔单独达 RM980,000）——这不是一个从头到尾都是底端产品的社区。
- Paradigm Mall Johor Bahru within a short reach. About 0.77km straight-line, without needing to be inside the mall’s own estate boundary.Paradigm Mall Johor Bahru 一步之遥。直线约 0.77 公里，不需要地契本身就在商场的社区边界内。
△ Things to weigh需要权衡的
- This is a genuinely thin market. 71 transactions over six years is smaller than every one of the twelve most-traded areas in the same mukim — several individual-type medians (semi-detached, bungalow, and the single semi-D sale) rest on 1–3 sales each.这是一个真正稀薄的市场。六年 71 笔成交，比同一 mukim 十二个最活跃区域中的每一个都小——好几个户型的中位价（半独立式、独立式洋房，以及唯一那笔单层半独立式）都只建立在 1 至 3 笔成交上。
- Year-to-year psf has swung, not climbed steadily. RM309 (2022) to RM298 (2023) to RM381 (2024), with 2023’s higher median price paired with its lower psf — this page could not fully explain the swing from product mix alone.逐年每尺价是波动，不是稳步上涨。从 2022 年 RM309 到 2023 年 RM298 再到 2024 年 RM381，而且 2023 年较高的中位价，配的却是较低的每尺价——本页无法只用户型结构完全解释这个波动。
- No general hospital was found within 6km in this research. The nearest hospital, Hospital Permai, is a psychiatric facility, not a general emergency hospital — a real gap for a family weighing healthcare access.查证范围内 6 公里内没有找到综合医院。最近的医院 Hospital Permai 是精神科专科医院，不是急症综合医院——对权衡医疗可及性的家庭而言是真实的缺口。
- OpenStreetMap itself splits this estate between Tampoi and Kempas. Different Jalan Dian lanes geocode to different suburbs — a genuine boundary ambiguity, not a settled single-suburb address.连 OpenStreetMap 自己都把这个社区分成 Tampoi 与 Kempas 两半标注。不同的 Jalan Dian 巷弄归到不同的邻区——是真实存在的边界模糊，不是一个定论清楚的单一地址。
- List.my’s own psf figures disagree by a small margin. RM320 on the area overview page versus RM325 on the nearby-areas comparison table — a minor but real data-hygiene flag this page surfaces rather than resolves by guessing.List.my 自己的每尺价数字有小落差。区域总览页显示 RM320，邻区对照表显示 RM325——一个小但真实的数据落差，本页把它标注出来，而不是自己猜一个答案来解决。
- No school or shop was confirmed inside the estate’s own boundary. The schools, mosque and mall cited in this page all sit in neighbouring estates, a short reach away rather than inside Taman Munsyi Ibrahim itself.社区自己的边界内，未能确认有学校或商店。本页提到的学校、清真寺与商场，全都位于邻近社区，一步之外，而不是在 Taman Munsyi Ibrahim 本身范围内。
Taman Munsyi Ibrahim FAQTaman Munsyi Ibrahim 常见问题
What is Taman Munsyi Ibrahim, and where exactly is it?Taman Munsyi Ibrahim 到底在哪里？
Taman Munsyi Ibrahim is a small, entirely landed residential estate on postcode 81200, built around the numbered Jalan Dian road grid — Jalan Dian 1 through 24, plus Jalan Dian Utama — on the Tampoi / Kempas boundary in west-central Johor Bahru. Wikipedia’s own article on Tebrau (the mukim) lists Taman Munsyi Ibrahim by name alongside Taman Bukit Mewah, Taman Cempaka, Kempas Baru, Kempas Denai and Tampoi, in the same western cluster — separate from the eastern Mount Austin / Taman Impian Emas / Bandar Dato’ Onn township belt that sits roughly 10km away and is what most people picture when they hear “Tebrau” today. OpenStreetMap’s own road tags are split between Tampoi and Kempas for different Jalan Dian lanes, confirming this is a genuine boundary location, not one town or the other. Taman Munsyi Ibrahim 是邮区 81200 内一个完全由有地住宅组成的小社区，沿编号排列的 Jalan Dian 路网发展——Jalan Dian 1 至 24，加上 Jalan Dian Utama——位于新山中西部的 Tampoi／Kempas 交界。维基百科关于 Tebrau（这个 mukim）的条目，直接点名把 Taman Munsyi Ibrahim 与 Taman Bukit Mewah、Taman Cempaka、Kempas Baru、Kempas Denai、Tampoi 列在同一个西侧一群里——与如今大家一听「Tebrau」就联想到、约 10 公里外的东侧 Mount Austin／Taman Impian Emas／Bandar Dato’ Onn 市镇带分开。OpenStreetMap 自己的道路标注，把不同的 Jalan Dian 巷弄分别归给 Tampoi 与 Kempas，证实这确实是一个交界地点，不是单一某一个市镇。
How much does a house in Taman Munsyi Ibrahim cost?Taman Munsyi Ibrahim 的房子多少钱？
NAPIC-recorded subsale transactions for Taman Munsyi Ibrahim, all six types combined, show 71 registrations between 2021 and 2026 at a median of RM380,000 — List.my’s own area overview lists RM320 per square foot while its separate nearby-areas comparison table lists RM325 for the same area, a small discrepancy this page flags rather than silently picks one side of, verified 2026-09-07. By type the medians are RM315,000 for a low-cost house (24 sales), RM430,000 for a single-storey terrace (15 sales), RM485,000 for a double-storey terrace (25 sales), RM650,000 for a double-storey semi-detached (3 sales) and RM850,000 for a bungalow (3 sales) — a roughly 2.7-times spread inside one small estate. Taman Munsyi Ibrahim 的 NAPIC 登记成交（六种户型合计），2021 至 2026 年共 71 笔，中位 RM380,000——List.my 自己的区域总览页显示每尺 RM320，而它另一个邻区对照表对同一区显示 RM325，这个小落差本页标注出来，而不是悄悄选一边，2026-09-07 核实。按户型分，中位价是：廉价屋 RM315,000（24 笔）、单层排屋 RM430,000（15 笔）、双层排屋 RM485,000（25 笔）、双层半独立式 RM650,000（3 笔）、独立式洋房 RM850,000（3 笔）——一个小社区内跨度约 2.7 倍。
Is every house in Taman Munsyi Ibrahim really landed — no flats or shop lots at all?Taman Munsyi Ibrahim 真的每一间都是有地住宅吗——完全没有组屋或店铺？
On the NAPIC record reviewed for this page, yes. All 71 transactions fall into six landed categories — single-storey semi-detached, single-storey terrace, double-storey semi-detached, double-storey terrace, bungalow and low-cost house — with no flat, condominium, apartment or shop-lot sale recorded at all. That is a genuinely different structure from several immediately neighbouring estates in the same Tampoi / Kempas corridor, where flats, condo units and shop lots typically make up close to half of recorded sales. 依本页查证的 NAPIC 纪录，是的。全部 71 笔成交都落在六种有地类别里——单层半独立式、单层排屋、双层半独立式、双层排屋、独立式洋房与廉价屋——完全没有组屋、公寓或店铺成交纪录。这与同一 Tampoi／Kempas 走廊内好几个紧邻社区的结构明显不同，那些社区的组屋、公寓单位与店铺，成交占比通常接近一半。
What is a low-cost house, and why does it make up a third of the sales here?什么是廉价屋，为什么这里三分之一的成交都是它？
NAPIC’s “Low-Cost House” (LCH) category covers small, subsidised-scheme landed units, typically single-storey and built on compact lots — sample sales reviewed for this page ran about 775–818 sq ft. In Taman Munsyi Ibrahim, 24 of the 71 recorded transactions (34%) are this type, median RM315,000 at RM400 psf — the highest psf of any type here despite being the cheapest in absolute price, simply because the units are so small. It is the estate’s entry tier, and the largest single reason the blended median sits as low as RM380,000. NAPIC 的「廉价屋」（LCH）类别，涵盖小型、政府补贴计划下的有地单位，通常是单层、建在较小的地段上——本页查证的样本成交约 775 至 818 平方尺。在 Taman Munsyi Ibrahim，71 笔登记成交中的 24 笔（34%）是这个类型，中位 RM315,000、每尺 RM400——虽然总价是这里最便宜的，每尺价却是所有户型中最高的，纯粹因为单位太小。它是本社区的入门层级，也是混合中位价低到 RM380,000 的最大单一原因。
How has the price in Taman Munsyi Ibrahim trended between 2021 and 2026?Taman Munsyi Ibrahim 2021 至 2026 年价格走势如何？
NAPIC’s registered median psf (all types, Market Snapshot residential view) moved from RM309 in 2022 (18 transactions) to RM298 in 2023 (24) and then up to RM381 in 2024 (22) — a genuine swing, not a steady line, and not obviously explained by one direction of travel. 2021 (4 transactions) and 2025 (2 transactions) are both excluded from this page’s chart as statistically unreliable, and 2026 has only 1 transaction on record so far. Read the whole series as a small, active but genuinely volatile market — not a locked-in growth rate. NAPIC 登记的每尺中位价（全类型，Market Snapshot 住宅视图），从 2022 年 RM309（18 笔）到 2023 年 RM298（24 笔），再到 2024 年 RM381（22 笔）——是真实的波动，不是一条平稳的线，也没办法用单一方向解释清楚。2021 年（4 笔）与 2025 年（2 笔）都因统计上不可靠而未纳入本页图表，2026 年至今纪录上只有 1 笔。请把整条走势当作一个小型、活跃但真正波动的市场——不是一个锁定的涨幅。
Is Taman Munsyi Ibrahim close to Paradigm Mall Johor Bahru?Taman Munsyi Ibrahim 离 Paradigm Mall Johor Bahru 近吗？
Yes, within a short reach. Straight-line from the estate’s verified residential core (the median of five Google Street View–confirmed coordinates on the Jalan Dian grid) to Paradigm Mall Johor Bahru is about 0.77km, computed from OpenStreetMap coordinates. A national primary school, SK Taman Bukit Mewah, is closer still at about 0.63km, and Masjid Al-Mahabbah is about 0.46km away — all straight-line distances, not routed driving distances or drive-time estimates. 是的，一步之遥。以 OpenStreetMap 坐标计算，直线从社区已验证的住宅核心区（Jalan Dian 街网五个经 Google 街景确认坐标的中位数）到 Paradigm Mall Johor Bahru 约 0.77 公里。国民型小学 SK Taman Bukit Mewah 更近，约 0.63 公里；Masjid Al-Mahabbah 约 0.46 公里——以上均为直线距离，不是路网车程或车程时间估算。
Can foreigners buy property in Taman Munsyi Ibrahim?外国人可以买 Taman Munsyi Ibrahim 吗？
In practice, no. Johor requires a minimum purchase price of RM2 million for non-citizens buying landed residential property. Every recorded median in Taman Munsyi Ibrahim sits far below that floor — from RM315,000 for a low-cost house up to RM850,000 for a bungalow — and even the single highest individual sale found in this page’s research, an RM980,000 bungalow, is more than RM1 million short of the threshold. This is a market for Malaysian citizens and permanent residents. 实际上不能。柔佛规定非公民购买有地住宅最低 RM200 万。Taman Munsyi Ibrahim 每一个户型的中位价都远低于这个门槛——从廉价屋的 RM315,000 到独立式洋房的 RM850,000——就连本页查证到的最高单笔成交（一笔 RM980,000 的独立式洋房），都还差超过 RM100 万才到门槛。这是给马来西亚公民与永久居民的市场。
Is there a hospital near Taman Munsyi Ibrahim?Taman Munsyi Ibrahim 附近有医院吗？
Not a general one within a short distance, based on OpenStreetMap data checked for this page. The nearest hospital, Hospital Permai Johor Bahru, is a psychiatric facility about 1.5–1.6km away — not a general emergency hospital — and Poliklinik Taman Anggerik, a clinic rather than a hospital, is about 1.96km away. The nearest general or specialist hospitals by straight-line distance are KPJ Bandar Dato’ Onn Specialist Hospital (about 6.15km) and Hospital Sultanah Aminah, the state’s main public referral hospital (about 8.72km) — both a genuine drive, not a neighbourhood facility. 依本页查证的 OpenStreetMap 资料，附近没有一般综合医院。最近的医院 Hospital Permai Johor Bahru，是精神科专科医院，约 1.5 至 1.6 公里外——不是急症综合医院；诊所级的 Poliklinik Taman Anggerik 约 1.96 公里外。以直线距离计算，最近的综合／专科医院是 KPJ Bandar Dato’ Onn Specialist Hospital（约 6.15 公里）与 Hospital Sultanah Aminah，柔佛州主要公立转诊医院（约 8.72 公里）——两者都需要真正开一段车，不是家门口的设施。
How does Taman Munsyi Ibrahim compare to other areas in Mukim Tebrau?Taman Munsyi Ibrahim 和 Mukim Tebrau 其他区域比较起来如何？
It is smaller than every one of the twelve most-traded areas List.my tracks in Mukim Tebrau — its 71 recorded transactions sit well below even the smallest of that group, D’summit Residences, at 395. Its RM380,000 blended median is also the lowest of the full comparison set, below Taman Daya and Taman Puteri Wangsa at RM450,000. This is not a mid-table address inside that top-12 list; by transaction count it does not make the list at all. 它比 List.my 在 Mukim Tebrau 追踪的十二个最活跃区域中的每一个都小——71 笔登记成交，远低于这组里最小的 D’summit Residences（395 笔）。它 RM380,000 的混合中位价，也是整个对照组里最低的，低于 Taman Daya 与 Taman Puteri Wangsa 的 RM450,000。这不是那份十二强名单里排在中间的一个地址；按登记笔数，它根本排不进那份名单。
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 rather than the sale price. Malaysian citizens and permanent residents pay 30 percent for disposals in years 1 to 3, 20 percent in year 4, 15 percent in year 5, and 0 percent from year 6 onward. Non-citizens pay 30 percent for years 1 to 5 and 10 percent from year 6 onward, a permanent floor with no further reduction. 产业盈利税（RPGT），按获利而非售价课征。马来西亚公民与永久居民：第 1 至 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 10%，且为永久底线，不再往下调降。
Same mukim, a market too small for the mukim’s own top-12 table同一个 mukim，一个小到排不进 mukim 自家十二强表格的市场
Mukim Tebrau is not one market. Here is Taman Munsyi Ibrahim set against three of the mukim’s most-traded areas, all in the eastern Austin/Impian Emas township belt roughly 10km away.Mukim Tebrau 不是单一市场。以下把 Taman Munsyi Ibrahim 与同一 mukim 三个最活跃区域对比，三者都位于约 10 公里外的东侧 Austin／Impian Emas 市镇带。
| Taman Munsyi Ibrahim | Taman Daya | Taman Mount Austin | Setia Tropika | |
|---|---|---|---|---|
| Location within mukim在 mukim 内的位置 | Tampoi/Kempas (west)（西） | Eastern Austin/Impian Emas belt东侧 Austin／Impian Emas 走廊 | ||
| Transactions 2021–262021–26 登记笔数 | 71 | 856 | 777 | 610 |
| Median transacted中位成交价 | RM380,000 | RM450,000 | RM540,000 | RM800,000 |
| Median psf中位每尺 | RM325 | RM295 | RM428 | RM422 |
| Non-landed share of sales非有地成交占比 | 0% | Predominantly landed townships以有地市镇为主 | ||
| Foreign buyers外籍买家 | Far below RM2m landed line远低于 RM200 万有地门槛 | Below RM2m landed line低于 RM200 万有地门槛 | Below RM2m landed line低于 RM200 万有地门槛 | Below RM2m landed line低于 RM200 万有地门槛 |
Tell me your budget, and which of the six house types you actually want.告诉我你的预算，以及六种户型里你真正想要哪一种。
This estate spans a RM315,000 low-cost house and an RM850,000 bungalow, all inside one small, entirely-landed NAPIC area of just 71 recorded sales. Generic advice is close to useless here. Send me your number and I will tell you honestly what it buys. 这个社区跨度很大，从 RM315,000 的廉价屋到 RM850,000 的独立式洋房，全都在一个只有 71 笔登记成交、完全有地的小型 NAPIC 区块内。泛泛的建议在这里几乎没用。把你的预算发给我，我会诚实告诉你它能买到什么。