Polo Park: the cheapest page in this series
— because there isn’t a single landed house in it.
Polo Park：本系列最便宜的一页
——因为这里一栋有地住宅都没有。
60 registered subsales since 2021, median RM340,000 at RM278 psf, quoted up 18.2% in twelve months. Filter by type and every single sale splits two ways: 44 walk-up “Town House” units (Level G to 3, no lift) and 16 lift-served Condo/Apartment units. Zero terraces. Zero semi-Ds. Zero of anything carrying its own land title. This page still gets built to the same standard as the rest of the series – because buyers keep asking Louis about it – but the honest starting point is what Polo Park is not. 2021 年以来登记二手成交 60 笔，中位价 RM340,000、每尺 RM278，引用的十二个月涨幅是 18.2%。但只要按房型筛一道，每一笔成交都只分成两种：44 笔步梯式“Town House”单位（G 层到 3 楼，无电梯）与 16 笔有电梯的公寓单位。零排屋、零半独立式、零任何持有自己地契的产业。这一页仍然按本系列的标准写成——因为客户一直在问 Louis——但诚实的起点，是先讲清楚 Polo Park 不是什么。
© Terence Ong · CC BY 2.5 · Wikimedia CommonsPolo Park in 30 seconds30 秒看懂 Polo Park
- What it is: a freehold condominium project at Jalan Bentara Luar, Taman Iskandar, Johor Bahru, built by Hua Yang Development Bhd and completed in 2015. It comprises low-rise walk-up blocks NAPIC records as “Town House” (Level G, 1, 2 or 3, no lift confirmed) and separate lift-served Condo/Apartment blocks. List.my files its subsale data under Mukim Plentong. 它是什么：一个位于新山 Taman Iskandar 、Jalan Bentara Luar 的永久地契公寓项目，由 Hua Yang Development Bhd 建造，2015 年建成。项目包括 NAPIC 登记为“Town House”的低层步梯式座楼（G、1、2、3 楼，未证实有电梯），以及另一批有电梯的公寓座楼。List.my 将其成交数据归入 Plentong 区。
- What it costs: 60 registered subsales from 2021 to 2026, median RM340,000 at RM278 psf. By type: Town House (44 sales) RM345,000 at RM279 psf; Condo/Apartment (16 sales) RM325,000 at RM260 psf. Cheapest recorded entry: RM185,000 (614 sq ft, 2022). 多少钱：2021 至 2026 年共 60 笔登记成交，中位 RM340,000、每尺 RM278。分类型：Town House（44 笔）中位 RM345,000、每尺 RM279；公寓（16 笔）中位 RM325,000、每尺 RM260。最便宜的成交纪录：RM185,000（614 尺，2022 年）。
- The number that brought you here: a quoted +18.2% twelve-month psf change on Polo Park’s own Plentong comparison card. It rests on just 10 transactions – 8 in 2025 and 2 in 2026 – at roughly RM308–313 psf. The three years with a genuinely usable sample (2022: 16 sales, 2023: 12 sales, 2024: 21 sales) show psf moving RM276 → RM274 → RM279 – essentially flat. 把你带来这里的数字：Polo Park 自己的 Plentong 对照卡引用了 +18.2% 的十二个月每尺涨幅。它建立在仅 10 笔成交之上——2025 年 8 笔、2026 年 2 笔——每尺价大约 RM308–313。而样本真正可用的三年（2022 年 16 笔、2023 年 12 笔、2024 年 21 笔），每尺价只是 RM276 → RM274 → RM279——基本持平。
- The detail this whole series is named after: “JB Completed Landed” and Polo Park has not one landed sale on record. We are publishing it anyway because it keeps coming up in client conversations, and because the honest, upfront answer – “this is not landed” – is worth more than pretending otherwise. 这个系列名字里的关键词：“JB Completed Landed”（已完工有地住宅），Polo Park 却没有一笔有地成交纪录。我们仍然把这页做出来，因为客户一直在问起它，而且诚实地先说清楚“这不是有地住宅”，比装没看见更有价值。
- The honest catch: both of Johor’s foreign-buyer floors sit far above every price ever recorded here. Landed property needs RM2 million (irrelevant – nothing here is landed); strata property needs RM1 million, and Polo Park’s all-time-high sale, RM500,000, is exactly half that. This is a Malaysian-buyer market on the numbers. 诚实提醒：柬佛对外籍买家的两道门槛，都远高于这里历史上任何一笔成交价。有地住宅需 RM200 万（与这里无关，因为这里没有有地）；分层产业需 RM100 万，而 Polo Park 历史最高成交价 RM500,000，恰好是这道门槛的一半。数字上，这是一个徹底的本地买家市场。
No dedicated photographs of Polo Park exist on Wikimedia — this is the wider town corridor it sits inWikimedia 上没有 Polo Park 本身的照片 —— 以下是它所在的更大范围市区走廊
Polo Park is a small strata project, not a landmark, so no Wikimedia photographer has shot it directly. These photographs show the wider Johor Bahru town-centre corridor around Jalan Sultanah Aminah / Jalan Pasir Pelangi that Polo Park sits inside (roughly 3-6 km away by straight-line distance) – not the project itself. Five verified Street View frames further down are the only street-level imagery of Polo Park’s own blocks and frontage. Polo Park 是一个小型分层产业项目，不是地标，所以没有 Wikimedia 摄影者直接拍过它。以下照片拍摄于 Polo Park 所在、更大范围的新山市区走廊 —— Jalan Sultanah Aminah／Jalan Pasir Pelangi 一带（直线距离约 3–6 公里）—— 并非项目本身。下方另有五张已验证的街景，是 Polo Park 自身座楼与门面唯一的街道级影像。
Four buyers, and none of them are here for a landed house四种买家，没有一种是冲着「有地住宅」来的
With 60 recorded sales split cleanly between two strata types and a median under RM350,000, this is a small, affordable, town-adjacent project – not a landed estate. Here is who actually buys it.60 笔登记成交清楚分成两种分层类型，中位价不到 RM350,000 —— 这是一个小型、可负担、靠近市区的项目，不是有地社区。以下是实际会买这里的人。
The first-landing-pad buyer第一个落脚点买家
Cannot yet afford a landed terrace elsewhere in Johor Bahru, and would rather own a small strata unit close to the town centre than rent indefinitely. A 614 sq ft unit at RM185,000-250,000 is one of the lowest genuine ownership entry points in this entire series.暂时买不起新山其他地方的有地排屋，宁可在靠近市区处拥有一套小型分层单位，也不想一直租房。一套 614 尺、RM185,000–250,000 的单位，是本系列里入场价最低的真实自置产权选项之一。
The walk-up landlord步梯出租的业主
iProperty’s own listings for this project quote monthly rent from RM1,350 – workable against a RM185,000-330,000 purchase price. The walk-up blocks with no lift rent for less than the lift-served condo units, which is exactly what the RM279 vs RM260 psf gap on the transaction records shows.iProperty 对本项目的挂盘显示月租从 RM1,350 起 —— 相对于 RM185,000–330,000 的购入价，回报算得过来。无电梯的步梯座楼租金比有电梯的公寓单位低，这正是成交纪录里每尺 RM279 对 RM260 那道差距所反映的。
The buyer who clicked because of 18.2%因为 18.2% 而点进来的买家
Sees a steep quoted rise and assumes momentum. The reliable annual data says otherwise: median psf sat at RM276 in 2022 and RM279 in 2024 – a three-year move of barely 1%. The 18.2% figure describes 10 recent sales, not a trend.看到一个陡峭的涨幅数字，以为势头正猛。但笔数可靠的年度数据说的是另一回事：中位每尺价 2022 年是 RM276，2024 年是 RM279 —— 三年只涨了不到 1%。18.2% 这个数字描述的是 10 笔近期成交，不是趋势。
The stairs-vs-lift decider在楼梯与电梯之间做决定的买家
Weighs a slightly cheaper walk-up “Town House” unit (Level 2 or 3, no lift confirmed) against a lift-served Condo/Apartment unit at a modest premium. This is a genuinely different day-to-day experience that the transaction records alone do not fully capture.在稍微便宜一点、没有电梯的「Town House」单位（2 楼或 3 楼，未证实有电梯）与略贵一些、有电梯的公寓单位之间权衡。这是成交纪录本身无法完全体现的、实实在在的日常生活差异。
A project, not a township — life happens in the corridor around it一个项目，不是一个小镇 —— 生活发生在它周边的走廊里
Polo Park is a single freehold condominium project, not a self-contained township – it has no shopping centre or market of its own that we could confirm. What it does have, per iProperty’s structured listing, is a fenced compound with its own facilities.Polo Park 是一个独立的永久地契公寓项目，不是自给自足的小镇 —— 我们未能证实项目内部有自己的购物中心或巴刹。根据 iProperty 的结构化资料，它拥有的是一个带围栏、附设施的社区。
Walk-up residents on Level 2 and 3 take the stairs – no lift is confirmed for the Town House blocks. Condo/Apartment blocks are lift-served.步梯座楼 2 楼、3 楼的住户走楼梯 —— Town House 座楼未证实设有电梯。公寓座楼则有电梯服务。
The compound’s own facilities – a swimming pool, badminton hall and jogging track, per iProperty’s listing – cover most day-to-day recreation inside the perimeter fence.项目自身的设施 —— 依 iProperty 挂盘所载的泳池、羽球馆与跑道 —— 覆盖了围栏之内多数的日常休闲需求。
Errands mean leaving the compound: the wider Jalan Sultanah Aminah / Jalan Pasir Pelangi corridor towards central Johor Bahru carries the nearest named malls and eateries, several km away by straight-line distance.日常采买要出社区：往中心新山方向的 Jalan Sultanah Aminah／Jalan Pasir Pelangi 走廊，才有最近的具名商场与餐饮，直线距离数公里。
A nursery is listed among the project’s facilities, per iProperty – relevant to the young-family segment of buyers, though we could not independently verify its current operating status.依 iProperty 资料，项目设施中列有一间幼儿园 —— 与年轻家庭型买家相关，但我们未能独立核实其目前是否仍在营运。
24-hour security and perimeter fencing, per iProperty’s facility list, are what a buyer in this price band is actually paying a maintenance fee for – not a resort-style clubhouse.依 iProperty 的设施清单，24 小时保安与围栏，是这个价位的买家真正在付管理费购买的东西 —— 不是渡假村式的会所。
A quiet, small project: 60 subsales across five years means most units here do not change hands often – a slow-turnover strata block, not a churn-heavy investment product.一个安静的小型项目：五年 60 笔成交，代表这里大多数单位很少转手 —— 是一个周转缓慢的分层产业，不是高周转的投资型产品。
Jalan Bentara Luar, Taman Iskandar — verified on the ground, not just on a comparison cardJalan Bentara Luar，Taman Iskandar —— 实地验证，不只是对照卡上的一个名字
Polo Park sits on Jalan Bentara Luar, Taman Iskandar, close to Jalan Sultanah Aminah and Jalan Pasir Pelangi – roads that run towards central Johor Bahru. A Google Street View check at 1.490944, 103.789894 returns the place card “3 Jalan Bentara Luar” with the project’s own low-rise blocks visible in frame, and a second point 300 m away returns a place card labelled “Jalan Bentara Luar 1” with a Google Maps mini-map pin naming Polo Park directly. Polo Park 位于 Jalan Bentara Luar，Taman Iskandar，靠近往新山市中心方向的 Jalan Sultanah Aminah 与 Jalan Pasir Pelangi。在 1.490944, 103.789894 查核 Google 街景，回传的地点卡是「3 Jalan Bentara Luar」，画面中可见项目自身的低层座楼；再往外约 300 米的另一点，地点卡标示「Jalan Bentara Luar 1」，Google 地图的小地图上更直接标注了 Polo Park 这个名字。
List.my’s Plentong mukim classification places Polo Park among the corridor’s larger landed townships (Bandar Baru Permas Jaya, Taman Molek, Taman Johor Jaya and others) for comparison purposes – but geographically Polo Park sits well inside Johor Bahru’s town-centre ring, closer to Jalan Tebrau and Pasir Pelangi than to the Pasir Gudang side of Plentong most of its comparison-card neighbours occupy. List.my 把 Polo Park 归入 Plentong 区，与该走廊内较大型的有地市镇（Bandar Baru Permas Jaya、Taman Molek、Taman Johor Jaya 等）放在同一张对照卡上比较 —— 但从地理位置看，Polo Park 其实位于新山市中心环带以内，比起对照卡上多数邻区所在的巴西古当一侧，它更靠近 Jalan Tebrau 与 Pasir Pelangi 一带。
| Landmark地标 | Straight-line distance直线距离 |
|---|---|
| Holiday Plaza | ~3.3 km |
| Kebun Teh | ~3.4 km |
| Larkin Sentral 巴士总站 | ~5.3 km |
| Hospital Sultanah Aminah | ~6.1 km |
| JB City Centre / CIQ / RTS Bukit Chagar新山市中心／CIQ／RTS Bukit Chagar | To be confirmed以实际为准 |
Verified street by street — schools and a hospital are named, but not confirmed as this project’s catchment逐街已验证 —— 学校与医院有具名，但未证实是本项目的学区／服务范围
Five verified Street View points across Jalan Bentara Luar, Jalan Bentara Luar 1, Jalan Sultanah Aminah and Jalan Inang confirm Polo Park’s own low-rise blocks and the residential streets around them.跨 Jalan Bentara Luar、Jalan Bentara Luar 1、Jalan Sultanah Aminah 与 Jalan Inang 的五个已验证街景点，证实了 Polo Park 自身的低层座楼与周边的住宅街道。
Roads道路
Jalan Bentara Luar runs directly past the project frontage; Jalan Sultanah Aminah and Jalan Pasir Pelangi, a short distance away, carry traffic towards central Johor Bahru. We independently confirmed the surrounding road network via OpenStreetMap geometry, then verified five points with our own Street View checks.Jalan Bentara Luar 直接经过项目正门；不远处的 Jalan Sultanah Aminah 与 Jalan Pasir Pelangi，则通往新山市中心方向。我们透过 OpenStreetMap 道路几何独立确认了周边路网，并用自己的街景验证了其中五个点。
Schools学校便利
iProperty’s structured listing for Polo Park names SK Tebrau Bakar Batu, Rainbow Edukidz (a kindergarten) and SMK Sri Tebrau as nearby schools. We could not independently confirm catchment zones or exact distances from public sources checked for this page – verify directly with the school or the district education office.iProperty 对 Polo Park 的结构化资料列出附近学校为 SK Tebrau Bakar Batu、Rainbow Edukidz（幼儿园）与 SMK Sri Tebrau。本页查证的公开资料无法独立核实学区范围或确切距离 —— 请直接向学校或县教育局核实。
Medical & retail医疗与零售
Hospital Sultanah Aminah, Johor’s main state government hospital, sits roughly 6.1 km away in a straight line – the nearest named public hospital, though we did not verify drive time. Holiday Plaza and Kebun Teh are the nearest named retail clusters, both several km away.Hospital Sultanah Aminah（柔佛州主要政府医院）直线距离约 6.1 公里 —— 是最近的具名公立医院，但本页未核实车程。Holiday Plaza 与 Kebun Teh 是最近的具名零售聚落，两者都在数公里之外。
What actually holds up once you accept this is not a landed page一旦接受这不是有地页面之后，还站得住的是什么
Once the “landed” expectation is out of the way, Polo Park has a genuine, narrow case – built on price, location and an eleven-year track record, not on land. 一旦放下「有地」这个预期，Polo Park 确实有一个真实但范围有限的论点 —— 建立在价格、地点与十一年的成交纪录之上，不是建立在土地上。
The lowest entry price in this whole series整个系列里最低的入场价
A 614 sq ft unit sold for as little as RM185,000 in 2022, and the median across all 60 sales is RM340,000 – well under most landed entry points covered elsewhere in this series. 一套 614 尺的单位曾在 2022 年以低至 RM185,000 成交，60 笔成交的中位价是 RM340,000 —— 远低于本系列其他多数有地入场价。
Genuinely close to the town centre真正靠近市中心
Verified via Street View on Jalan Sultanah Aminah and Jalan Pasir Pelangi, both roads that run towards central Johor Bahru – a materially shorter reach to the town core than most of the Plentong corridor’s larger landed townships. 经街景验证，Jalan Sultanah Aminah 与 Jalan Pasir Pelangi 都是通往新山市中心方向的道路 —— 比 Plentong 走廊里多数较大型的有地市镇，实质上更接近市中心。
A three-year psf trend that is flat, not falling or spiking一段持平、不涨不跌的三年每尺价走势
RM276 (2022) → RM274 (2023) → RM279 (2024), each year backed by 12-21 sales. Neither the quoted +18.2% nor a collapse – a genuinely stable, low-volatility small project. RM276（2022）→ RM274（2023）→ RM279（2024），每年都有 12–21 笔成交支撑。既不是引用的 +18.2%，也不是崩跌 —— 是一个真正稳定、波动很小的小型项目。
An established, completed project — not a launch一个已建成、有历史的项目 —— 不是新推盘
Built by Hua Yang Development Bhd and completed in 2015, Polo Park is roughly eleven years old with a continuous transaction record since 2021 – a known quantity, not a construction-risk purchase. 由 Hua Yang Development Bhd 建造，2015 年建成，Polo Park 约有十一年楼龄，且自 2021 年起有连续的成交纪录 —— 是一个已知的产品，不是有建筑风险的新盘。
A named, verifiable facility list具名、可查证的设施清单
24-hour security, a swimming pool, badminton hall, jogging track, nursery, playground and perimeter fencing – all named on iProperty’s structured listing, not vague marketing copy. 24 小时保安、泳池、羽球馆、跑道、幼儿园、儿童游乐场与围栏 —— 全部具名列在 iProperty 的结构化资料里，不是含糊的行销文案。
An honestly documented “not landed” flag一个诚实记录在案的「非有地」标记
Knowing upfront that Polo Park is 100% strata – and that both Johor’s landed and strata foreign-buyer floors sit far above every price recorded here – protects you from a comparison error this series’ name alone could otherwise invite. 事先就知道 Polo Park 100% 是分层产业 —— 而且柬佛对外籍买家的有地与分层两道门槛，都远高于这里的历史成交价 —— 能保护你不犯一个光看这个系列的名字就很容易犯的比较错误。
And the questions the listing will not raise以及挂牌不会提的问题
📊 If +18.2% is why you clicked如果你是被 +18.2% 吸引进来的
✈️ If you’re buying from outside Malaysia如果你人在马来西亚以外
One project, two block types, a handful of surrounding streets一个项目、两种座楼类型、几条周边街道
NAPIC records Polo Park’s subsales without individual block or unit-number detail – only Level (G, 1, 2, 3) and property type (Town House or Condo/Apartment). We independently confirmed the project’s frontage and surrounding streets via OpenStreetMap geometry and five verified Street View points. NAPIC 对 Polo Park 成交的纪录，没有个别座楼或门牌细节 —— 只有楼层（G、1、2、3）与产业类型（Town House 或公寓）。我们透过 OpenStreetMap 道路几何与五个已验证的街景点，独立确认了项目正门与周边街道。
| Level / record楼层／纪录 | Type sold there该处成交类型 | Size range面积范围 | Example sale on record纪录中的成交范例 |
|---|---|---|---|
| Level G / 1 | Town House (walk-up)Town House（步梯） | 614–1,690 sq ft | RM185,000, Jul 2022 (cheapest ever recorded)RM185,000，2022 年 7 月（历史最低成交） |
| Level 2 | Town House (most active level)Town House（成交最活跃楼层） | 1,131–1,701 sq ft | RM500,000, Feb 2026 (all-time high)RM500,000，2026 年 2 月（历史最高） |
| Level 2 & 3 | Duplex Town House复式 Town House | 1,658 sq ft | RM338,000, Jul 2023RM338,000，2023 年 7 月 |
| Level 1–3 | Condo/Apartment (lift-served)公寓（有电梯） | 1,012–2,325 sq ft | RM400,000, Jan 2026 (most recent)RM400,000，2026 年 1 月（最近一笔） |
Two strata types, one project两种分层户型，一个项目
Both are recorded as subsales under “Polo Park” in the same public NAPIC dataset. Neither carries an individual land title – this section exists to show exactly what is, and is not, on offer here. 这两种都在同一份公开 NAPIC 数据里，登记为「Polo Park」的成交 —— 两者都不持有个别地契。本节的目的，就是清楚呈现这里实际有什么、没有什么。
Small walk-up Town House unit小型步梯 Town House 单位
1,292 sq ft Town House unit1,292 尺 Town House 单位
Duplex Town House unit复式 Town House 单位
Condo/Apartment unit (lift-served)公寓单位（有电梯）
60 sales, two types, and a 2025-2026 tail that carries the headline60 笔成交、两种类型，以及撑起标题数字的 2025–2026 尾巴
Volume peaked in 2024, then thinned成交量在 2024 年见顶，随后转薄
All 60 are strata60 笔全部是分层产业
Zero terrace, semi-detached, bungalow or shop transactions have ever been recorded under this NAPIC entry – a fully strata dataset, despite this series’ name. 在这笔 NAPIC 纪录下，从未登记过任何排屋、半独立式、独立式洋房或店屋成交 —— 尽管本系列以「有地」为名，这里是一份完全分层的数据集。
Always name the type — the psf gap between them is real, if modest开口前先讲清楚类型 —— 两者之间的每尺价差距虽不大，但是真实的
All figures below are registered subsale medians, 2021-2026, for Polo Park specifically. 以下皆为 2021–2026 年登记二手成交中位数，专指 Polo Park。
| Type / size类型／面积 | Sales成交笔数 | Median price中位价 | Median psf中位每尺 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|
| Town House (walk-up), 614-1,701 sq ftTown House（步梯），614–1,701 平方尺 | 44 | RM345,000 | RM279 | No不行 |
| Condo/Apartment (lift-served), 1,012-2,325 sq ft公寓（有电梯），1,012–2,325 平方尺 | 16 | RM325,000 | RM260 | No不行 |
| All types, blended全类型混合 | 60 | RM340,000 | RM278 | — |
Taking the +18.2% apart, year by year把 +18.2% 逐年拆开
Source: registered transaction records via List.my / NAPIC (JPPH). Records lag roughly six months. The line below plots the all-type blended median psf per year for years with at least 10 recorded transactions – 2021 (1 txn), 2025 (8 txns) and 2026 (2 txns) are excluded as statistically unreliable. 来源：List.my／NAPIC（JPPH）登记成交纪录。资料约滞后半年。下方曲线绘制的是笔数达到 10 笔以上的年度全类型混合中位每尺价 —— 2021 年（1 笔）、2025 年（8 笔）与 2026 年（2 笔）因笔数不足被剔除。
A headline built on the years the chart below leaves out一个建立在下方图表刻意剔除的年份之上的标题数字
Polo Park’s Plentong mukim comparison card quotes a twelve-month psf change of +18.2% – the largest move of any address on that card. We are not accusing the site of an error – a trailing twelve-month window is a legitimate way to compute a change. We are pointing out that the window covers 8 sales in 2025 and 2 in 2026, and that the reliable multi-year series (2022-2024, 12-21 sales a year) is essentially flat. Polo Park 的 Plentong mukim 对照卡，引用的十二个月每尺价涨幅是 +18.2% —— 是该卡上所有门牌里波动最大的一个。我们不是指控网站算错了 —— 用滚动十二个月窗口计算涨跌，本身是合理的做法。我们要指出的是：这个窗口涵盖 2025 年 8 笔、2026 年 2 笔成交，而笔数可靠的多年数据（2022–2024 年，每年 12–21 笔）基本持平。
All-type blended median psf, by year全类型混合中位每尺价，逐年
Closed on both of Johor’s foreign-buyer floors, not just one柬佛对外籍买家的两道门槛，这里一道都过不了
Johor bars non-citizens from strata property below RM1 million, and from landed property below RM2 million. Polo Park is 100% strata, so only the RM1 million floor is even relevant here – and every recorded sale sits well under it. 柬佛禁止非公民购买 RM100 万 以下的分层住宅，以及 RM200 万 以下的有地住宅。Polo Park 100% 是分层产业，所以这里只有 RM100 万这道门槛有意义 —— 而每一笔登记成交都远低于它。
Monthly repayment每月供款
Defaults set to the all-type blended median of RM340,000 across Polo Park’s 60 recorded strata sales.预设值为 Polo Park 60 笔登记分层成交的全类型混合中位价 RM340,000。
| Malaysian citizen / PR — cost reference马来西亚公民／PR —— 费用速查 | |
|---|---|
| MOT stamp duty, first RM100,000转让印花税，首 RM100,000 | 1% |
| MOT stamp duty, RM100,001–500,000转让印花税，RM100,001–500,000 | 2% |
| MOT stamp duty, RM500,001–1,000,000转让印花税，RM500,001–1,000,000 | 3% |
| Legal fees, first RM500,000律师费，首 RM500,000 | 1% |
| Loan agreement stamp duty贷款合约印花税 | 0.5% |
| RPGT (citizen/PR, years 1–3 / yr 4 / yr 5 / yr 6+)（公民／PR，第1–3年／第4年／第5年／第6年起） | 30% / 20% / 15% / 0% |
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM185,000 – the cheapest sale ever recorded at Polo Park (July 2022), a 614 sq ft Town House unit.预设 RM185,000 —— Polo Park 有史以来最便宜的一笔成交（2022 年 7 月），一套 614 尺的 Town House 单位。
Every recorded residential median sits under Johor’s RM1 million strata floor, and there is no landed alternative here either. Ask about this series’ other, foreign-eligible pages instead. 每一个登记住宅中位价，都在柬佛 RM100 万分层门槛之下，这里也没有有地备案。欢迎改问我们本系列其他对外籍买家开放的页面。
Tell me what you’re looking for and I will point you to the right page in this series. 告诉我你在找什么，我会帮你指向本系列里对的那一页。
Town House or Condo — which are you actually after?Town House 还是公寓 —— 你到底要哪一个？
Tell me the type and budget, and confirm you understand Polo Park is a strata project – not landed – so we can send you the right list.请告诉我具体类型与预算，并确认你了解 Polo Park 是分层项目、不是有地住宅 —— 这样我们才能发对的清单给你。
A genuinely cheap, genuinely non-landed small project一个真正便宜、但真正不是有地住宅的小项目
✓ Strengths优势
- The lowest entry price in this series. RM185,000 for a 614 sq ft unit is a real, recorded transaction, and the RM340,000 blended median is well under most landed entry points covered elsewhere.本系列里最低的入场价。RM185,000 买 614 尺单位是真实登记的成交，而 RM340,000 的混合中位价，远低于本系列其他多数有地入场价。
- A genuinely stable three-year psf trend. RM276 (2022) → RM274 (2023) → RM279 (2024), each year backed by 12-21 sales – flat, not falling or spiking, unlike the quoted +18.2% headline.真正稳定的三年每尺价走势。RM276（2022）→ RM274（2023）→ RM279（2024），每年都有 12–21 笔成交支撑 —— 持平，不涨不跌，与引用的 +18.2% 标题不同。
- An established, completed project. Built by Hua Yang Development Bhd and completed in 2015, with continuous transaction history since 2021 – a known quantity, not a construction-risk purchase.已建成、有历史的项目。由 Hua Yang Development Bhd 建造，2015 年建成，自 2021 年起有连续成交纪录 —— 是已知产品，不是有建筑风险的新盘。
- A named, verifiable facility list. 24-hour security, swimming pool, badminton hall, jogging track, nursery, playground and perimeter fencing, per iProperty’s structured listing.具名、可查证的设施清单。依 iProperty 结构化资料，含 24 小时保安、泳池、羽球馆、跑道、幼儿园、儿童游乐场与围栏。
△ Things to weigh需要权衡的
- It is not landed. At all. All 60 recorded sales are strata – 44 walk-up Town House units, 16 lift-served Condo/Apartment units, zero terraces or semi-Ds. If landed ownership is the goal, this is the wrong page.完全不是有地。60 笔登记成交全部是分层产业 —— 44 笔步梯 Town House、16 笔有电梯公寓、零排屋或半独立式。若你的目标是有地产权，这不是对的一页。
- Foreign buyers are closed out on both floors. Every recorded price sits under Johor’s RM1 million strata minimum for non-citizens, and the RM2 million landed floor is irrelevant since there is no landed stock.外籍买家在两道门槛上都被挡在外面。每一个登记成交价都在柬佛给非公民设的 RM100 万分层门槛之下，而 RM200 万有地门槛更是无关，因为这里没有有地产品。
- Walk-up blocks may have no lift. “Town House” units on Level 2 or 3 appear to be reached by stairs only – not independently confirmed, but worth checking directly, especially for older buyers or heavy grocery runs.步梯座楼可能没有电梯。2 楼、3 楼的「Town House」单位似乎只能走楼梯上下 —— 未经独立核实，但值得直接询问，尤其对年长住户或搬重物采买而言。
- The recent 2025-2026 sample is thin. Only 10 sales across two years is what the quoted +18.2% figure actually rests on – not enough to confirm a genuine market shift either way.近期 2025–2026 年样本单薄。引用的 +18.2% 数字实际建立在两年只有 10 笔成交之上 —— 不足以证实市场真的朝任何方向转变。
- Postcode is disputed between sources. List.my shows 80500; OpenStreetMap and iProperty show 80150. We use 80150 but flag it rather than resolving it silently.邮区在不同来源之间有出入。List.my 显示 80500；OpenStreetMap 与 iProperty 显示 80150。本页采用 80150，但标明差异，而非静默处理。
- Eleven years old — ask about the sinking fund. Completed in 2015, Polo Park is old enough that maintenance and major repairs (roofing, lifts if any, water tanks) are a real, recurring cost to check before committing.十一年楼龄 —— 请询问维修基金。2015 年建成，Polo Park 已有一定楼龄，维护与重大维修（屋顶、电梯（如有）、水塔）是承诺购买前应该查证的真实、经常性成本。
Polo Park FAQPolo Park 常见问题
Is Polo Park actually a landed housing estate?Polo Park 真的是有地住宅社区吗？
No. Despite appearing on this Mukim Plentong landed-comparison series, every one of the 60 registered subsales at Polo Park splits into two strata types: 44 walk-up “Town House” units (Level G, 1, 2 or 3, no lift) and 16 lift-served Condo/Apartment units. There are zero recorded single-storey or double-storey terraces, zero semi-detached houses, and zero units carrying an individual land title. Polo Park is a freehold condominium project built by Hua Yang Development Bhd and completed in 2015 – not a landed estate, and we want that clear before anything else on this page. 不是。尽管出现在这个以「有地」为名的 Mukim Plentong 对照系列里，Polo Park 60 笔登记成交，每一笔都属于两种分层类型：44 笔步梯式「Town House」单位（G、1、2 或 3 楼，无电梯）与 16 笔有电梯的公寓单位。这里没有登记过任何单层或双层排屋，没有半独立式住宅，也没有任何持有个别地契的产业。Polo Park 是由 Hua Yang Development Bhd 建造、2015 年建成的永久地契公寓项目 —— 不是有地社区，我们希望在本页任何其他内容之前，先把这一点说清楚。
Why is Polo Park’s psf up 18.2% in twelve months?为什么 Polo Park 过去一年每尺价涨了 18.2%？
Mostly because the figure rests on a small, recent sample. List.my’s own Plentong comparison card quotes +18.2% for the trailing twelve months, but only 8 subsales were recorded here in all of 2025 and 2 so far in 2026 – 10 transactions behind that figure, at roughly RM308-313 psf. Compare that to the three years with a genuinely usable sample: 2022 (16 sales, RM276 psf), 2023 (12 sales, RM274 psf) and 2024 (21 sales, RM279 psf). Across those reliable years psf barely moved. The 18.2% headline describes a small recent uptick, not a multi-year trend. 主要是因为这个数字建立在一个小型、近期的样本上。List.my 自己的 Plentong 对照卡引用了滚动十二个月 +18.2% 的涨幅，但 2025 年全年在这里只登记了 8 笔成交，2026 年至今 2 笔 —— 这个数字背后合计只有 10 笔成交，每尺价大约 RM308–313。相比之下，样本真正可用的三年是：2022 年（16 笔，RM276）、2023 年（12 笔，RM274）与 2024 年（21 笔，RM279）。在这些笔数可靠的年份里，每尺价几乎没有变动。18.2% 这个标题数字，描述的是近期一个小样本的上扬，不是多年的趋势。
What types of units are there and how much do they cost?有哪些户型，各要多少钱？
Two recorded types. A walk-up Town House unit (44 sales) runs from a uniform-looking 614 sq ft studio up to a 1,701 sq ft duplex spanning Level 2 and 3, recorded RM185,000 to RM500,000, median RM345,000 at RM279 psf. A lift-served Condo/Apartment unit (16 sales) runs 1,012 to 2,325 sq ft, recorded RM280,000 to RM400,000 for most units, median RM325,000 at RM260 psf. The most common single size is a 1,292 sq ft Town House unit, which has traded repeatedly at RM340,000-RM450,000. 两种登记类型。步梯式 Town House 单位（44 笔成交）从约 614 尺的小单位，到跨 2 楼与 3 楼、1,701 尺的复式单位都有，登记成交 RM185,000 到 RM500,000，中位价 RM345,000、每尺 RM279。有电梯的公寓单位（16 笔成交）面积 1,012 到 2,325 尺，多数单位登记成交 RM280,000 到 RM400,000，中位价 RM325,000、每尺 RM260。最常见的单一尺寸是 1,292 尺的 Town House 单位，多次以 RM340,000–RM450,000 成交。
Can foreigners buy a unit in Polo Park?外国人可以买 Polo Park 吗？
No, on either threshold Johor uses. Landed residential property requires a RM2 million minimum for non-citizens – irrelevant here since nothing at Polo Park is landed. Strata property, which is what every unit here is, requires a RM1 million minimum. The highest price ever recorded at Polo Park, RM500,000 in February 2026, is exactly half that floor, and every other recorded sale sits lower still. On the numbers this is a Malaysian-buyer market, full stop. 不行，柬佛的两道门槛都过不了。有地住宅对非公民设 RM200 万最低门槛 —— 这里与之无关，因为 Polo Park 没有任何有地产品。分层产业（这里所有单位都是）门槛是 RM100 万。Polo Park 有史以来最高成交价，2026 年 2 月的 RM500,000，恰好是这道门槛的一半，其他所有成交价都更低。数字上，这就是一个纯本地买家市场。
Where exactly is Polo Park, and what postcode is it in?Polo Park 到底在哪里，邮区是多少？
Polo Park sits on Jalan Bentara Luar in Taman Iskandar, Johor Bahru, close to Jalan Sultanah Aminah and Jalan Pasir Pelangi – a Google Street View check at those coordinates returns the place card “3 Jalan Bentara Luar” and shows the project’s own low-rise blocks. List.my classifies the location under Mukim Plentong and lists postcode 80500, but OpenStreetMap address tags on the immediately surrounding streets (Jalan Sri Stulang, Jalan Sutera, Jalan Baldu) consistently read 80150, matching the postcode iProperty publishes for this project. We use 80150 on this page and flag the discrepancy rather than silently picking one. Polo Park 位于新山 Taman Iskandar 的 Jalan Bentara Luar，靠近 Jalan Sultanah Aminah 与 Jalan Pasir Pelangi —— 在该坐标查核 Google 街景，回传的地点卡是「3 Jalan Bentara Luar」，且可见项目自身的低层座楼。List.my 将此地点归入 Plentong 区，列出邮区为 80500，但 OpenStreetMap 对紧邻街道（Jalan Sri Stulang、Jalan Sutera、Jalan Baldu）的地址标签，一致显示为 80150，与 iProperty 为本项目公布的邮区一致。本页采用 80150，并标明两者的差异，而非静默选择其中一个。
What facilities does Polo Park have?Polo Park 有哪些设施？
Per the project’s structured listing on iProperty: 24-hour security, a badminton hall, a jogging track, a nursery, parking, a playground, a swimming pool and perimeter fencing. The project was developed by Hua Yang Development Bhd and completed in 2015, making it roughly eleven years old as of this page. 依 iProperty 对本项目的结构化资料：24 小时保安、羽球馆、跑道、幼儿园、停车场、儿童游乐场、泳池与围栏。项目由 Hua Yang Development Bhd 开发，2015 年建成，截至本页撰写，楼龄约十一年。
Town House or Condo/Apartment – what’s the actual difference at Polo Park?Town House 与公寓 —— 在 Polo Park 实际差别是什么？
Access and, modestly, price. The 44 recorded “Town House” sales are walk-up units on Level G, 1, 2 or 3 with no lift confirmed, recorded at a median RM345,000 and RM279 psf. The 16 Condo/Apartment sales are in lift-served blocks, recorded at a slightly lower median RM325,000 and RM260 psf. Both are strata title. Climbing three flights with groceries versus taking a lift is a real day-to-day difference worth weighing against the small price gap. 差别在于是否有电梯，价格差距不大。44 笔登记的「Town House」成交，是 G、1、2 或 3 楼的步梯单位，未证实有电梯，中位价 RM345,000、每尺 RM279。16 笔公寓成交则在有电梯的座楼里，中位价略低，为 RM325,000、每尺 RM260。两者都是分层产权。提着菜爬三层楼梯，与搭电梯上楼，是实实在在的日常差异，值得拿来跟这不大的价格差距权衡。
What’s the cheapest way into Polo Park?进入 Polo Park 最便宜的方式是什么？
RM185,000, for a 614 sq ft Level 1 Town House unit sold in July 2022 – the cheapest transaction ever recorded here. That is a historical data point, not a current asking price: iProperty’s live listings for the project start from RM330,000 as of September 2026, and NAPIC records lag roughly six months, so treat RM185,000 as a floor this address has touched, not a price you should expect to find today. RM185,000，一套 2022 年 7 月成交的 614 尺、1 楼 Town House 单位 —— 是这里有史以来最便宜的一笔成交。这是一个历史数据点，不是目前的开价：iProperty 截至 2026 年 9 月的实时挂盘从 RM330,000 起，而且 NAPIC 纪录约滞后半年，所以请把 RM185,000 视为这个地址曾经触及的低点，而不是你今天应该期待找到的价格。
How does it compare to its Plentong neighbours?和 Plentong 区其他邻区比较如何？
At 60 recorded subsales since 2021, Polo Park is among the smallest-volume addresses on its own Plentong comparison card – compare Bandar Baru Permas Jaya’s 1,387 transactions or Taman Kota Masai’s 1,357, each more than twenty times larger. Its quoted +18.2% twelve-month change is also the largest single move of any address on that card. Smaller samples swing further on ordinary variation, and 60 transactions split two ways, with just 10 in the most recent full window, is a genuinely small sample to draw a twelve-month conclusion from. 2021 年以来登记成交 60 笔，Polo Park 是自己 Plentong 对照卡上成交量最小的门牌之一 —— 相比之下 Bandar Baru Permas Jaya 有 1,387 笔、Taman Kota Masai 有 1,357 笔，都是它的二十倍以上。它引用的 +18.2% 十二个月涨跌，也是这张对照卡上所有门牌里波动最大的一个。样本越小，普通的波动就能让百分比摆动得更大，而 60 笔成交拆成两种类型，最近一个完整窗口更是只有 10 笔，确实是一个很小的样本，不足以据此下十二个月的结论。
What tax do I pay when I sell property in Malaysia?在马来西亚卖出产业要付什么税？
Real Property Gains Tax, charged on the gain, not the sale price. Malaysian citizens and permanent residents pay 30% in years 1-3, 20% in year 4, 15% in year 5, and nil from year 6. Non-citizens pay 30% through years 1-5 and a permanent 10% from year 6 onward. At Polo Park’s price levels – RM185,000 to RM500,000 – the RPGT due is modest in absolute ringgit, but the year-6 threshold is still worth timing a sale around. 产业盈利税，针对的是获利部分，不是成交总价。马来西亚公民与永久居民，第 1–3 年 30%、第 4 年 20%、第 5 年 15%，第 6 年起为 0%。非公民第 1–5 年 30%，第 6 年起永久 10%。以 Polo Park 的价位而言 —— RM185,000 到 RM500,000 —— 实际应缴的 RPGT 金额本来就不大，但第六年这个门槛，仍然值得安排卖出时机时纳入考虑。
Mukim Plentong’s busiest addresses, side by sidePlentong 区最热门门牌，并排比较
Polo Park’s +18.2% is the largest twelve-month psf move of any address compared on its own Plentong card – on roughly a twenty-third of the transaction volume of its largest neighbours, and the only one with zero landed sales.Polo Park 的 +18.2%，是它自己 Plentong 对照卡上所有门牌中十二个月每尺涨跌幅度最大的一个 —— 成交量却只是最大邻区的二十三分之一左右，而且是唯一一个零有地成交的门牌。
| Polo Park | Bandar Baru Permas Jaya | Taman Molek | Taman Kota Masai | |
|---|---|---|---|---|
| Recorded sales登记成交 | 60 | 1,387 | 537 | 1,357 |
| Median price中位价 | RM340,000 | RM488,000 | RM539,000 | RM360,000 |
| Median psf中位每尺 | RM278 | RM370 | RM344 | RM335 |
| 12-month psf change十二个月每尺涨幅 | +18.2% | +9.7% | -1.5% | -3.2% |
| Landed share of sample有地占样本比例 | 0 of 60 (0%)60 笔中 0 笔（0%） | Mixed, not audited here混合，本页未审查 | Mixed, not audited here混合，本页未审查 | Mixed, not audited here混合，本页未审查 |
| 2025+2026 sample2025+2026 样本 | 10 transactions10 笔成交 | Larger base基数较大 | Larger base基数较大 | Much larger base基数大得多 |
Two unit types, one honest page. Tell me your budget.两种户型，一页诚实的资料。把你的预算告诉我。
Send me your budget and I will tell you honestly which type it actually buys at Polo Park – Town House or Condo/Apartment – and what the real, year-by-year market looks like for it right now, not the +18.2% headline. 把你的预算告诉我，我会诚实告诉你在 Polo Park 这笔钱实际能买到哪一种户型 —— Town House 还是公寓 —— 以及它现在真实、逐年的市场行情，而不是 +18.2% 的标题数字。