A near-RM1-million pocket
with only 82 sales on record
一个逼近 RM100 万的价格口袋
登记纪录却只有 82 笔
Inside Mukim Pulai’s crowded list of resale townships, Taman Pulai Bestari quietly sits near the top of the price table: a recorded median of RM998,000, higher than every neighbour on this page except the much larger Horizon Hill. But look at when those 82 transactions happened and a different story appears — every single one traded in 2023, 2024 or 2025, because KSL Holdings only started handing over individual titles around then. This is not a mature market with six years of history to lean on. It is a two-year-old market, still filling in, with a developer who may still be selling brand-new units a few streets over. Here is what the record actually shows, street by street. 在 Mukim Pulai 一长串二手市镇名单里，Taman Pulai Bestari 悄悄地站在价格表的前段：登记中位价 RM998,000，除了规模大得多的 Horizon Hill 之外，比本页对照的其他每一个邻区都高。但看清楚这 82 笔成交发生在什么时候，故事就不一样了 —— 全部都发生在 2023、2024 或 2025 年，因为 KSL Holdings 大约是在那时候才开始交出个别地契。这不是一个有六年历史可以倚靠的成熟市场，而是一个才两岁、还在填满的市场，发展商说不定还在几条街外卖全新单位。以下是纪录逐街段实际显示的内容。
© Chongkian · CC BY-SA 4.0 · Wikimedia CommonsPulai Bestari in 30 seconds30 秒看懂 Pulai Bestari
- What it is: a 190-acre freehold residential township in Mukim Pulai, Bandar Baru Kangkar Pulai, Skudai, developed by KSL Holdings Berhad via its subsidiary Bintang-Bintang Development Sdn Bhd. Phase 1 was 183 units of 22×70ft double-storey terraces; Phase 2 added 325 units of 32×70ft cluster houses, semi-detached houses and a bungalow on 27 acres; a Phase 3 sales kit for a further 240 terraces was still circulating in late 2025. 它是什么：位于 Skudai、Bandar Baru Kangkar Pulai、Mukim Pulai 内一个 190 英亩永久地契 的住宅市镇，由 KSL Holdings Berhad 透过子公司 Bintang-Bintang Development Sdn Bhd 开发。第一期为 183 个 22×70 尺双层排屋；第二期在 27 英亩土地上加推 325 个 32×70 尺 Cluster 田字屋、半独立式与独立式洋房；截至 2025 年底，仍有一份推 240 个排屋的第三期销售资料在流通。
- What it costs: 82 registered transactions, every one of them from 2023 to 2025, median RM998,000 at RM466 psf. By type: double-storey terrace RM843,000 (41 records), cluster house RM1,031,500 (40 records), and the single recorded semi-detached sale at RM998,000. 多少钱：82 笔登记成交，全部落在 2023 至 2025 年，中位 RM998,000、每尺 RM466。分屋型：双层排屋 RM843,000（41 笔）、Cluster 田字屋 RM1,031,500（40 笔）、唯一登记的半独立式 RM998,000。
- The number that decides it: List.my’s own twelve-month psf change for this area is blank, not zero — only 2 transactions were recorded in 2025 against 48 in 2024, too thin to calculate a reliable trend. For a product priced near RM1 million, that is a genuine liquidity question, not a rounding error. 决定性的数字：List.my 给这个区的十二个月每尺变动栏是空白，不是零 —— 2025 年只登记了 2 笔成交，对照 2024 年的 48 笔，薄到无法算出一个可靠的趋势。对一个逼近 RM100 万的产品来说，这是真实的流通性问题，不是四舍五入的误差。
- The detail worth checking in person: a handful of NAPIC transactions are recorded under “Off Jalan Pontian Lama” rather than Jalan Pulai Bestari, and KSL’s marketing places the whole township on the wider Skudai-Pontian corridor. This page could not independently verify a drive time to Johor Bahru’s city centre, the Causeway (CIQ) or the RTS terminus for this specific project. 值得亲自核实的细节：NAPIC 有几笔成交的门牌记为 「Off Jalan Pontian Lama」而不是 Jalan Pulai Bestari，而 KSL 的宣传把整个市镇定位在更大范围的 Skudai-Pontian 走廊上。本页无法为这个具体项目独立核实到新山市中心、长堤关卡（CIQ）或 RTS 总站的车程。
- The honest catch: a Phase 3 sales kit for 240 more terraces was still being distributed as of late 2025 — a resale purchase here may be competing directly with the developer’s own new stock and financing packages. Landed here is also closed to foreign buyers on every recorded price. 诚实提醒：截至 2025 年底，仍有一份推 240 个新排屋的第三期销售资料在流通 —— 在这里买二手，可能要直接跟发展商自家的全新库存与贷款配套竞争。这里的有地住宅同样对外籍买家关闭 —— 每一笔登记价都远低于门槛。
No Wikimedia photos exist of Pulai Bestari itself — here is what surrounds itWikimedia 上没有 Pulai Bestari 本身的照片 —— 这是它周边的画面
Taman Pulai Bestari is a small, recently completed KSL township with no entries of its own on Wikimedia Commons. What is available and licensed for reuse are the places its own marketing points to and the wider Kangkar Pulai / Skudai corridor it sits in. The Street View panels further down are the only imagery of the township’s own streets on this page — verified against Google’s own place data, not guessed. Taman Pulai Bestari 是一个近年才完工的 KSL 市镇，规模不大，在 Wikimedia Commons 上还没有自己的条目。目前能合法取用的，是它自家宣传会提到的地方，以及它所在的更大范围 Kangkar Pulai／Skudai 走廊。本页唯一拍到这个市镇自己街道的画面，在下方的街景区块 —— 经 Google 自家地点资料核实，不是用猜的。
Buyers who can already afford Mukim Pulai’s upper shelf已经付得起 Mukim Pulai 上层货架的买家
At a RM998,000 median with a uniform product line, this is not a starter-home township. The 82 people who bought here in the last two years were generally paying for one of these things.中位价 RM998,000、产品线又高度一致，这不是一个首购市镇。过去两年在这里买房的 82 位买家，大致是在为以下其中一件事付钱。
The terrace upgrader换屋的排屋买家
Already owns a smaller terrace elsewhere in the Pulai/Skudai belt and is trading up to a newer, freehold, gated product. 41 recorded transactions, all at a uniform 2,045 sq ft, make this the deepest and most comparable market in the township.已经在 Pulai／Skudai 一带拥有较小的排屋，正换到更新、永久地契、有门禁的产品。41 笔登记成交、面积统一 2,045 平方尺，是这个市镇最厚、最好比价的市场。
The cluster house family买 Cluster 田字屋的家庭
Wants more land and a Phase 2 address without stepping up to a semi-detached price. 40 recorded transactions is a genuine second market inside the same gated estate, at RM188,500 above the terrace median.要比排屋更多的地皮与第二期门牌，但还不到半独立式的价位。40 笔登记成交，代表同一个门禁社区里真正存在的第二个市场，比排屋中位价高出 RM188,500。
The one semi-detached buyer那唯一一位半独立式买家
On the public record, this tier is one transaction from July 2024. That is not enough to establish a market price — treat any semi-detached asking price here as a negotiation starting point, not a benchmark.就公开纪录而言，这个级别只有 2024 年 7 月的一笔成交。这不足以建立一个市场价 —— 请把这里任何半独立式的开价当成谈判的起点，而不是基准。
The just-moved-in owner刚搬进去的业主
Received vacant possession around 2022 to 2023 and is not yet a seller. This is most of the township — the 82 subsale records are a small fraction of the roughly 500-plus units KSL has launched across Phase 1 and Phase 2 alone.大约在 2022 至 2023 年间收楼，目前还不是卖家。这才是这个市镇的大多数 —— 82 笔二手成交，相对于 KSL 光是第一、二期就推出的五百多个单位，只是一小部分。
A weekday in a two-year-old gated township一个才两岁的门禁市镇的平日
KSL’s brochure sells a gated, guarded, green-space pitch. What the record and the map actually show is a young single-developer estate still filling in, dependent on its neighbours for almost everything beyond the front gate.KSL 的宣传册卖的是门禁、保安与绿地。而纪录与地图实际显示的，是一个还在填满的年轻单一发展商社区，出了大门口之后，几乎所有事都要仰赖邻区。
Out through the guardhouse and onto Jalan Pulai Bestari, then toward the Skudai-Pontian corridor. This page found no second named arterial route for the township in public sources beyond the corridor KSL markets against.出保安亭，上 Jalan Pulai Bestari，再接往 Skudai-Pontian 走廊。除了 KSL 自家宣传的这条走廊，本页在公开资料中未找到这个市镇的第二条命名主干道。
School run toward SMK Kangkar Pulai, SJK(T) Kangkar Pulai, SJK(C) Woon Hwa or SMK Seri Pulai Perdana — all named in KSL’s own materials, none independently distance-checked for this page.往 SMK Kangkar Pulai、SJK(T) Kangkar Pulai、SJK(C) Woon Hwa 或 SMK Seri Pulai Perdana 送小孩上学 —— 都是 KSL 自家资料点名的学校，本页未独立核实车程。
Lunch and groceries mean a drive out — Econsave, U Mall or AEON Taman Universiti are the names KSL’s own materials give. This page found no confirmed food or retail row inside the township’s own gates.午餐与买菜要开车出去 —— Econsave、U Mall 或 AEON Taman Universiti 是 KSL 自家资料给的名字。本页未在这个市镇的大门以内找到已确认的餐饮或零售街段。
Back through the same corridor. Whether that is quick or slow depends on how far along the developer’s remaining phases are — a Phase 3 sales kit for 240 more terraces was still circulating in late 2025, which usually means some active construction traffic nearby.沿同一条走廊回家。是快是慢，取决于发展商剩余期数的进度 —— 截至 2025 年底仍有一份推 240 个排屋的第三期销售资料在流通，通常代表附近还有一些施工车流。
Evening is quiet, consistent with a young, gated, mostly owner-occupied estate. Whether that is because occupancy is genuinely high or because a share of units are still empty, this page could not distinguish from public data alone.晚上很安静，符合一个年轻、有门禁、以自住为主的社区的样貌。这份安静究竟是因为入住率真的高，还是因为一部分单位仍空置，本页仅靠公开数据无法分辨。
No independently confirmed dining or entertainment strip inside the estate on public sources. If an evening food scene matters to your household, that is a reason to look at Mount Austin or Taman Pelangi instead, not at this page.公开资料未独立确认社区内有餐饮或娱乐街段。如果晚间的美食生活对你的家庭很重要，那是你该去看 Mount Austin 或 Taman Pelangi 的理由，不是这一页的强项。
In Bandar Baru Kangkar Pulai, on the Skudai-Pontian corridor在 Bandar Baru Kangkar Pulai，Skudai-Pontian 走廊上
Taman Pulai Bestari sits in Mukim Pulai, within Bandar Baru Kangkar Pulai, Skudai, administered under the Iskandar Puteri municipal area. Google’s own place records show the estate spanning several internal roads — Jalan Pulai Bestari, and Jalan Pulai Bestari 2, 3, 8 and 9 — with at least one access point recorded by NAPIC as Off Jalan Pontian Lama. Taman Pulai Bestari 位于 Mukim Pulai 内的 Bandar Baru Kangkar Pulai，Skudai，行政上属 Iskandar Puteri 市辖区。Google 自家地点资料显示，这个社区涵盖多条内部道路 —— Jalan Pulai Bestari，以及 Jalan Pulai Bestari 2、3、8 与 9 —— 而 NAPIC 记录至少有一个出入口是「Off Jalan Pontian Lama」。
That is the honest headline: this is a gated estate on a corridor, not a highway-junction address. KSL places it on the wider Skudai-Pontian corridor, served by the Skudai-Pontian Highway, Jalan Pontian Lama, the North-South Expressway and the Second Link Expressway — but this page could not independently verify a drive time to Johor Bahru city centre, CIQ or the RTS terminus for this specific project.这就是诚实的重点：这是一个门禁社区，坐落在一条走廊上，不是一个紧贴高速交流道的门牌。KSL 把它定位在更大范围的 Skudai-Pontian 走廊上，由 Skudai-Pontian 大道、Jalan Pontian Lama、南北大道与第二通道大道服务 —— 但本页无法为这个具体项目独立核实到新山市中心、CIQ 或 RTS 总站的车程。
| Destination目的地 | Distance距离 |
|---|---|
| Econsave / U Mall / AEON Taman Universiti | Named as nearby, not measured点名附近，未测量 |
| Universiti Teknologi Malaysia (UTM) | Named as nearby, not measured点名附近，未测量 |
| Skudai-Pontian Highway / Jalan Pontian Lama | Direct access, per NAPIC road names直接出入，按 NAPIC 路名 |
| Second Link Expressway | Not independently verified未独立核实 |
| JB City Centre / CIQ / RTS Bukit Chagar | Not independently verified未独立核实 |
A gated estate that leans on its neighbours for almost everything一个几乎所有事都要靠邻区的门禁社区
KSL’s own materials are the primary source for almost everything in this section — this page could not independently verify most of it the way an older, better-documented township allows.这一节几乎所有内容的主要来源都是 KSL 自家资料 —— 不像一个更老、纪录更完整的市镇，本页无法独立核实大部分内容。
Roads道路与高速
KSL places the township within the Skudai-Pontian corridor, naming the Skudai-Pontian Highway, Jalan Pontian Lama, the North-South Expressway and the Second Link Expressway as the roads serving it. NAPIC records at least one access point as Off Jalan Pontian Lama.KSL 把这个市镇定位在 Skudai-Pontian 走廊内，点名 Skudai-Pontian 大道、Jalan Pontian Lama、南北大道与第二通道大道为服务道路。NAPIC 纪录至少有一个出入口是 Off Jalan Pontian Lama。
Schools学校便利
KSL project materials name SJK(T) Kangkar Pulai, SJK(C) Woon Hwa, SMK Kangkar Pulai, SMK Seri Pulai Perdana, UTM and Kolej Rahman Putra. This page could not confirm exact distances or catchment boundaries — confirm with the school or PPD before relying on a specific address.KSL 项目资料点名 SJK(T) Kangkar Pulai、SJK(C) Woon Hwa、SMK Kangkar Pulai、SMK Seri Pulai Perdana、UTM 与 Kolej Rahman Putra。本页无法核实确切距离或收生范围 —— 在依赖某个具体地址前，请向学校或 PPD 确认。
Shopping购物配套
KSL names Econsave Hypermarket, AEON Taman Universiti, U Mall and Maslee Taman Teratai as nearby retail, plus a skatepark and football field at Taman Sri Pulai. None of these distances are independently verified for this page.KSL 点名附近的零售配套为 Econsave 量贩超市、AEON Taman Universiti、U Mall 与 Maslee Taman Teratai，另有 Taman Sri Pulai 的滑板场与足球场。以上距离本页均未独立核实。
Six reasons the price sits where it does价格落在这个位置的六个理由
Every township claims to be premium. Taman Pulai Bestari is unusual because the transaction record — thin as it is — actually backs that claim up, at least on price. 每个市镇都自称高端。Taman Pulai Bestari 不一样的地方在于：即使成交纪录很薄，它至少在价格上真的对得起这个说法。
Second-highest median in the mukim comparisonMukim 对照组中第二高的中位价
Against eleven other Mukim Pulai townships on the same NAPIC data, Taman Pulai Bestari’s RM998,000 median is beaten only by the much larger Horizon Hill (RM1,080,000, 1,024 records). Every other comparator — including Taman Bukit Indah at 1,798 records — trades lower. 在同一份 NAPIC 数据下，对照 Mukim Pulai 其余十一个市镇，Taman Pulai Bestari 的 RM998,000 中位价，只输给规模大得多的 Horizon Hill（RM1,080,000，1,024 笔）。其余每一个对照区 —— 包括 1,798 笔纪录的 Taman Bukit Indah —— 成交价都比它低。
A single-vintage product, not ageing stock单一年份的产品，不是老旧存量
Every recorded terrace transaction is a uniform 2,045 sq ft, and vacant possession only began arriving around 2022 to 2023. Unlike much of Johor’s landed stock from the 1990s and 2000s, a buyer here is not budgeting for rewiring or a leaking 25-year-old roof. 每一笔登记的排屋成交面积都统一为 2,045 平方尺，而空地交付大约始于 2022 至 2023 年。不像柔佛许多 1990、2000 年代的有地存量，这里的买家不必为重拉电线或 25 年老屋顶的漏水预留预算。
Freehold, individual title, guarded永久地契、个别地契、有保安
KSL’s marketing and multiple portals consistently describe the township as freehold with individual titles, 24-hour security and perimeter fencing — the standard KSL residential package, and a genuine point of difference from older leasehold or unguarded rows nearby. KSL 的宣传与多个平台都一致把这个市镇记载为永久地契、个别地契、24 小时保安与周界围篱 —— 这是 KSL 住宅项目的标准配置，也是相对于附近部分较旧、租赁地契或无保安排屋的真实差异点。
Two liquid tiers in one gated estate同一个门禁社区里的两个流通市场
41 double-storey terrace transactions and 40 cluster house transactions is an unusually even split for a single estate — most townships this size are dominated by one product. That gives a buyer or seller two genuinely comparable markets to work with, not one. 41 笔双层排屋成交与 40 笔 Cluster 田字屋成交，对一个单一社区来说是相当均衡的分布 —— 多数这个规模的市镇通常由单一产品主导。这让买卖双方能用两个真正可比的市场做参照，而不是只有一个。
A 190-acre masterplan still being built out一个仍在建设中的 190 英亩总蓝图
Phase 1 (183 terraces), Phase 2 (325 cluster/semi-D/bungalow units on 27 acres) and a circulating Phase 3 sales kit (240 more terraces) suggest KSL is still investing in this corridor rather than treating it as a finished, one-off launch. 第一期（183 个排屋）、第二期（27 英亩土地上 325 个 Cluster／半独立式／独立式单位），以及仍在流通的第三期销售资料（再推 240 个排屋），显示 KSL 仍持续投入这个走廊，而不是把它当成一次性、已经结案的项目。
Inside a corridor with a university and two malls走廊内有一所大学与两座商场
KSL names Universiti Teknologi Malaysia, U Mall, AEON Taman Universiti and Econsave Hypermarket as nearby. This page could not independently verify distances, but the names themselves are established, real amenities in the wider Skudai-Pontian corridor, not proposed ones. KSL 点名附近有 Universiti Teknologi Malaysia、U Mall、AEON Taman Universiti 与 Econsave 量贩超市。本页无法独立核实距离，但这些名字本身，是更大范围 Skudai-Pontian 走廊内已经存在、真实营运的配套，不是规划中的项目。
Four internal roads, two product zones四条内部道路，两个产品分区
Google’s own place data confirms four numbered internal roads inside the estate: Jalan Pulai Bestari 2 and 3 carry the Phase 1 terraces, while Jalan Pulai Bestari 8 and 9 sit in the Phase 2 cluster-house zone. A handful of transactions are recorded under Off Jalan Pontian Lama instead. Google 自家地点资料确认社区内有四条编号内部道路：Jalan Pulai Bestari 2 与 3 是第一期排屋所在，Jalan Pulai Bestari 8 与 9 则落在第二期 Cluster 田字屋分区。另有几笔成交记为 Off Jalan Pontian Lama。
| Sub-area分区 | Roads涵盖路段 | Mainly主要产品 | Recorded prices登记价 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|
| Phase 1 terrace core第一期排屋核心 | Jalan Pulai Bestari 2, 3 | 22×70ft double-storey terrace, 2,045 sq ft22×70 尺双层排屋，2,045 平方尺 | RM820,000 – 1,107,000 41 records, median RM843,000笔，中位 RM843,000 |
No不行 |
| Phase 2 cluster zone第二期 Cluster 分区 | Jalan Pulai Bestari 8, 9 | 32×70ft cluster house / semi-D / bungalow lots32×70 尺 Cluster／半独立式／独立式地契 | RM998,000 – ~1,130,000 40 records, median RM1,031,500笔，中位 RM1,031,500 |
No不行 |
| Off Jalan Pontian Lama edgeOff Jalan Pontian Lama 边界段 | Off Jalan Pontian Lama | Terrace units backing onto the older access road紧邻较旧出入道路的排屋单位 | RM820,000 – 886,000 (recorded)RM820,000 – 886,000（登记纪录） | No不行 |
| Semi-detached (single record)半独立式（仅一笔纪录） | Jalan Pulai Bestari | 32×70ft semi-detached, 2,240 sq ft32×70 尺半独立式，2,240 平方尺 | RM998,000 (one transaction, Jul-24)RM998,000（一笔成交，2024 年 7 月） | No不行 |
Two real markets, and a third that is one data point两个真实市场，第三个只有一个数据点
Registered landed transactions break into three groups: 41 double-storey terraces, 40 cluster houses and 1 double-storey semi-detached. No bungalow sale is on record, even though KSL’s Phase 2 catalogue includes one. 登记的有地成交分成三组：41 笔双层排屋、40 笔 Cluster 田字屋、1 笔双层半独立式。虽然 KSL 第二期产品目录中有独立式洋房，但公开纪录中还没有任何一笔独立式的成交。
Double-storey terrace双层排屋
Cluster houseCluster 田字屋
Semi-detached · bungalow半独立式 · 独立式
Small volume, high price, blank trend量小、价高、趋势空白
Pulai Bestari against its mukim neighboursPulai Bestari 与同 mukim 邻区对照
Every sale happened in a two-year window所有成交都发生在两年之内
Zero transactions in 2021, 2022 and so far in 2026; a peak of 48 in 2024. This is not reporting lag the way an older township shows it — it is a market that only started existing in 2023. 2021、2022 年与目前的 2026 年皆为零笔，2024 年达到 48 笔的高峰。这不是一个老市镇常见的「纪录滞后」，而是一个 2023 年才开始存在的市场。
What each house type actually transacted at每一种户型，实际成交在多少
Registered subsale transactions, 2023 to 2025 (nothing recorded earlier), from NAPIC records published by List.my: 82 records, median RM998,000 at RM466 psf. This area consists exclusively of residential properties, with no commercial listings recorded. Rents are not independently verified for this specific township. 2023 至 2025 年登记二手成交（更早没有纪录），来源为 List.my 公布的 NAPIC 纪录：82 笔，中位 RM998,000、每尺 RM466。这个区域全部为住宅物业，没有商业挂牌纪录。租金部分本页未能为这个具体市镇独立核实。
| Type类型 | Records笔数 | Recorded median登记中位价 | Recorded range登记区间 | Monthly rent月租 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|---|
| Double-storey terrace双层排屋 | 41 | RM843,000 RM412 psf | RM820,000 – 1,107,000 | Not verified未核实 | No不行 |
| Cluster houseCluster 田字屋 | 40 | RM1,031,500 RM446 psf | psf RM397 – 494每尺 RM397 – 494 | Not verified未核实 | No不行 |
| Double-storey semi-detached双层半独立式 | 1 | RM998,000 RM446 psf | Single transaction仅一笔成交 | Not verified未核实 | No不行 |
| Bungalow独立式 | 0 | No sale on record尚无成交纪录 | — | Not verified未核实 | — |
| All types, recorded median全类型登记中位 | 82 | RM998,000 RM466 psf · 12m: blank空白 | RM820,000 – 1,107,000 | — | Landed closed to non-citizens有地对非公民关闭 |
Two usable years of records, and why that is not enough for a trend line两个可用年份的纪录，以及为什么这还不够画一条趋势线
Source: registered subsale records from NAPIC (JPPH), published by List.my, read 2026-09-07/08. Years with fewer than 10 recorded transactions are excluded as statistically unreliable — which removes 2021, 2022, 2025 and 2026 from this chart, leaving only 2023 and 2024.来源：NAPIC（JPPH）登记二手成交纪录，由 List.my 公布，读取于 2026 年 9 月 7–8 日。少于 10 笔成交的年份因统计上不可靠而剔除 —— 这使 2021、2022、2025 与 2026 年都被排除在这张图之外，只剩 2023 与 2024 年。
The distribution分布
Most of the 82 recorded sales landed between roughly RM886,000 and RM1.11 million, with the median at RM998,000. That is a narrow band for a landed township — a direct result of the product being almost entirely two uniform house types on two similarly sized lots, not a wide mix of ages and sizes. 82 笔登记成交中，多数落在大约 RM886,000 至 RM1.11 百万 之间，中位数为 RM998,000。对一个有地市镇来说，这个区间相当窄 —— 直接反映了这里的产品几乎只有两种统一的户型、两种相近的地契尺寸，而不是屋龄与坪数都不一样的混合存量。
Recorded transactions by year各年度登记成交笔数
Residential price per square foot, year by year住宅每尺价 · 逐年
Only 2023 and 2024 clear the 10-transaction threshold this page uses. Two points is a direction, not a track record — the chart below intentionally shows the “not enough data” message rather than drawing a line through two dots.只有 2023 与 2024 年跨过本页设定的 10 笔门槛。两个点只是一个方向，还不是一份长期纪录 —— 下方图表刻意显示「资料不足」的留白文案，而不是硬用两个点画一条线。
PRICE_INDEX 阵列加一行，格式 {q:"2026 Q1", median:435, n:12}（median 填每尺价，n 填笔数）。累积到至少三个可用年份或季度，这一页就会自动画出图表 —— 而且会是全新山唯一一份 Pulai Bestari 的价格指数。💡 加
?draft=1 到网址后面，就能看到本页所有黄色待办备注；一般访客看不到。The straight answer: landed here is closed to you直说：这里的有地住宅，你买不了
Johor bars non-citizens from landed residential property below RM2 million. Taman Pulai Bestari’s highest recorded transaction, ever, is RM1,107,000. We would rather tell you that on the first screen than after a viewing. 柔佛禁止非公民购买 RM200 万 以下的有地住宅。Taman Pulai Bestari 有史以来登记的最高成交价，是 RM1,107,000。与其等你看完房才说，我们宁可在第一屏就讲清楚。
Monthly repayment每月供款
Defaults set to the recorded double-storey terrace median of RM843,000 — the deepest market in the township.预设值为双层排屋的登记中位价 RM843,000 —— 这个市镇最厚的那个市场。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM843,000, the recorded double-storey terrace median. This is already above the RM500,000 first-time-buyer stamp duty exemption threshold for 2026 and 2027, so most buyers here will pay standard transfer stamp duty.预设 RM843,000，即双层排屋登记中位价。这已经超过 2026 与 2027 年首购族免转让印花税的 RM500,000 门槛，所以这里多数买家仍需缴交标准印花税。
Johor’s minimum purchase price for a non-citizen is RM2 million on landed property. Every recorded transaction in this township is below RM1,110,000 — barely half that threshold. The costs below are shown so you can compare against an address that does qualify — a flat 8% transfer stamp duty from 1 January 2026, a Johor state consent fee of 3% of valuation with a RM30,000 minimum, consent taking one to three months, and lending capped at 60 to 70% LTV. 柔佛对非公民的最低购买价为有地 RM200 万。这个市镇每一笔登记成交都低于 RM1,110,000 —— 只勉强达到门槛的一半。下方仍列出费用，是让你拿去和真正符合资格的门牌做比较 —— 自 2026 年 1 月 1 日起转让印花税统一 8%、柔佛州同意书费为估价 3% 且最低 RM30,000、同意书需时一至三个月、贷款成数上限 60 至 70%。
Tell me your budget and passport and I will send you the Johor addresses that actually qualify. 告诉我你的预算与护照，我把柔佛真正符合资格的门牌发给你。
Terrace or cluster house? That decides the budget conversation.排屋还是 Cluster 田字屋？这决定了预算怎么谈。
Same gated estate, two products, roughly RM190,000 apart on the median. Tell me which zone and the rest is quick.同一个门禁社区、两种产品，中位价相差约 RM190,000。告诉我哪个分区，其余的很快。
A high price with a very small crowd behind it一个价格很高、但撑着它的人很少的市场
✓ Strengths优势
- Second-highest median in the mukim comparison — RM998,000, beaten only by the much larger Horizon Hill. On price alone this is a genuine upper tier for the area.Mukim 对照组中第二高的中位价 —— RM998,000，只输给规模大得多的 Horizon Hill。单看价格，这确实是本区的上层产品。
- Modern, single-vintage stock. Vacant possession only began arriving around 2022 to 2023 — no 25-year-old wiring or roof to budget for, unlike much of Johor’s older landed supply.现代、单一年份的存量。空地交付大约始于 2022 至 2023 年 —— 不必像柔佛许多老旧有地存量那样，为 25 年老电线或屋顶编列预算。
- Freehold, individual title, gated and guarded. KSL’s standard residential package, and a real point of difference from older leasehold or unguarded rows nearby.永久地契、个别地契、有门禁与保安。KSL 的标准住宅配置，也是相对于附近较旧、租赁地契或无保安排屋的真实差异点。
- Two genuinely comparable house types inside one estate — 41 terrace and 40 cluster house records is an unusually even split, giving both buyers and sellers real comparables.同一个社区里有两种真正可比的户型 —— 41 笔排屋与 40 笔 Cluster 屋纪录，分布相当均衡，让买卖双方都有真实的可比案例。
△ Things to weigh需要权衡的
- This is a genuinely thin market for a near-RM1-million product. 82 transactions in three years, and only 2 in the most recent full year. Finding a comparable for your exact street and type may take real work, and selling in a hurry may mean accepting a wider discount than a deeper market would require.对一个逼近 RM100 万的产品来说，这是一个真的很薄的市场。三年 82 笔，最近一个完整年度只有 2 笔。要找到你那条街、那个户型的可比案例，可能真的要花功夫；急售时，可能要接受比一个更厚的市场更大的折价。
- The 12-month price trend cannot be calculated. List.my leaves it blank rather than showing a misleading number. Do not let anyone quote you a percentage change for this specific township as if it were reliable — ask where the number came from.十二个月的价格趋势算不出来。List.my 选择留白，而不是给一个会误导人的数字。如果有人跟你说这个市镇的百分比涨跌，请先问清楚这个数字是哪里来的。
- The developer may still be selling brand-new competing stock. A Phase 3 sales kit for 240 more terraces was circulating as of late 2025. A resale purchase here could be competing directly with new-unit pricing and developer financing packages — ask KSL directly whether Phase 3 is sold out.发展商可能还在卖直接竞争的全新单位。截至 2025 年底，仍有一份推 240 个排屋的第三期销售资料在流通。在这里买二手，可能要直接跟全新单位的定价与发展商贷款配套竞争 —— 请直接向 KSL 确认第三期是否已经售罄。
- No verified drive time to Johor Bahru city, CIQ or the RTS terminus. KSL places the township on the Skudai-Pontian corridor, but this page could not independently confirm how long that actually takes at peak hour for this specific project.没有已核实的到新山市区、CIQ 或 RTS 总站车程。KSL 把这个市镇定位在 Skudai-Pontian 走廊上，但本页无法为这个具体项目独立核实高峰时段实际要多久。
- No confirmed dining or retail inside the gates. Every named amenity — Econsave, U Mall, AEON Taman Universiti — requires driving out. If daily walkable convenience matters most to you, weigh that against the gated-estate quiet.大门以内没有已确认的餐饮或零售。每一个点名的配套 —— Econsave、U Mall、AEON Taman Universiti —— 都需要开车出去。如果日常走路可达的便利对你最重要，请把这一点跟门禁社区的安静权衡一下。
Taman Pulai Bestari FAQTaman Pulai Bestari 常见问题
How much does a house in Taman Pulai Bestari cost?Taman Pulai Bestari 的房子多少钱？
Recorded subsale transactions in Taman Pulai Bestari show a median of RM998,000 at RM466 per square foot across 82 records from 2023 to 2025, published by List.my from NAPIC data (no transactions were recorded before 2023). By type, the two liquid categories are a double-storey terrace at a recorded median of RM843,000 on 41 transactions, and a cluster house at RM1,031,500 on 40 transactions; the single recorded semi-detached house sold for RM998,000. Every unit on record is a uniform 2,045 to 2,240 square feet, so the spread between types is almost entirely about the type, not the size. Taman Pulai Bestari 的登记二手成交显示：2023 至 2025 年共 82 笔纪录（2023 年之前没有任何成交），中位价 RM998,000、每平方尺 RM466，资料由 List.my 依 NAPIC 数据公布。分类型看，两个较有流通性的类别是：双层排屋，41 笔登记中位 RM843,000；Cluster 田字屋，40 笔登记中位 RM1,031,500；唯一一笔登记的半独立式成交价为 RM998,000。纪录中几乎每个单位的面积都统一落在 2,045 至 2,240 平方尺之间，所以类型之间的价差，几乎完全来自产品类型本身，而不是坪数。
Who developed Taman Pulai Bestari, and has KSL finished building it?Taman Pulai Bestari 是谁开发的？KSL 盖完了吗？
Taman Pulai Bestari is a 190-acre freehold township developed by KSL Holdings Berhad through its subsidiary Bintang-Bintang Development Sdn Bhd, in Bandar Baru Kangkar Pulai, Skudai. Phase 1 launched 183 units of 22-by-70-foot double-storey terraces at a launch price of about RM817,516, and Phase 2 added 325 cluster houses, semi-detached houses and a bungalow on 32-by-70-foot lots across 27 acres. A Phase 3 sales kit for a further 240 units of 22-by-70-foot terraces was still being circulated as of late 2025, and a property portal recorded the project’s build status as substantially complete with units available from around January 2025. On the numbers available to this page, KSL had not yet fully exited the township as of when it was written. Taman Pulai Bestari 是 KSL Holdings Berhad 透过子公司 Bintang-Bintang Development Sdn Bhd 开发的一个 190 英亩永久地契市镇，位于 Skudai 的 Bandar Baru Kangkar Pulai。第一期推出 183 个 22×70 尺地契的双层排屋，开价约 RM817,516；第二期在 27 英亩土地上推出 325 个 32×70 尺地契的 Cluster 田字屋、半独立式与独立式洋房。截至 2025 年底，仍有一份第三期（240 个 22×70 尺双层排屋）的销售资料在流通，而某房产平台记录这个项目的建筑状态为「大致完工，约 2025 年 1 月起有现成单位」。以本页写作当下能取得的数字看，KSL 尚未完全撤出这个市镇。
Why did Taman Pulai Bestari have zero recorded transactions before 2023?为什么 Taman Pulai Bestari 在 2023 年之前完全没有成交纪录？
NAPIC’s subsale records for this location start abruptly at 32 transactions in 2023, rise to 48 in 2024, and then drop to just 2 in 2025, with nothing recorded in 2021, 2022 or so far in 2026. This pattern is consistent with a township whose individual titles and vacant possession only began arriving around 2022 to 2023: there is nothing to resell until an owner actually holds a transferable title. It also means the 82-transaction record is really a two-year window, not six, and the 2025 figure of 2 sales should not be read as a cooling market — it more likely reflects owners who only just moved in. NAPIC 在这个地点的登记二手成交，是在 2023 年才突然出现 32 笔，2024 年增至 48 笔，2025 年却骤降到只有 2 笔，而 2021、2022 与截至目前的 2026 年则完全没有纪录。这个型态，符合一个单位地契与空地交付大约在 2022 至 2023 年间才陆续到位的市镇 —— 业主手上没有可过户的地契之前，是没有东西可以转售的。这也代表这 82 笔纪录其实只涵盖两年，不是六年；2025 年只有 2 笔，也不该被读成市场降温 —— 更可能只是业主才刚搬进去。
What house types does KSL sell in Taman Pulai Bestari, and which one actually trades?KSL 在 Taman Pulai Bestari 卖哪些户型？实际交易的是哪一种？
KSL’s own Phase 1 and Phase 2 catalogue lists 22-by-70-foot double-storey terraces (183 units), and 32-by-70-foot cluster houses, semi-detached houses and a bungalow (325 units across Phase 2), with a further 240 terraces marketed under a Phase 3 sales kit. NAPIC’s recorded subsales track this closely: 41 double-storey terrace transactions at a uniform 2,045 square feet (median RM843,000), 40 cluster house transactions (median RM1,031,500), and a single 2,240 square foot semi-detached transaction at RM998,000 on Jalan Pulai Bestari in July 2024. No bungalow sale has yet been recorded. The double-storey terrace and the cluster house are the two markets that actually exist here; the semi-detached and bungalow tiers are, on the public record, effectively one household’s decision each. KSL 自家第一期与第二期的产品目录列出：22×70 尺的双层排屋（183 个单位），以及第二期在 27 英亩土地上的 32×70 尺 Cluster 田字屋、半独立式与独立式洋房（共 325 个单位），另外还有一份第三期销售资料在推 240 个双层排屋。NAPIC 登记的二手成交与这份目录相当吻合：41 笔双层排屋成交，面积统一为 2,045 平方尺（中位 RM843,000）；40 笔 Cluster 田字屋成交（中位 RM1,031,500）；以及仅 1 笔面积 2,240 平方尺的半独立式成交，2024 年 7 月于 Jalan Pulai Bestari 以 RM998,000 成交。独立式洋房目前还没有任何登记成交。双层排屋与 Cluster 田字屋，是这里真正存在的两个市场；半独立式与独立式这两个级别，就公开纪录而言，几乎各自只代表了一户人家的决定。
Is the price in Taman Pulai Bestari going up or down?Taman Pulai Bestari 的价格是在涨还是在跌？
This page cannot give a reliable answer, and that is itself the honest finding. List.my’s own twelve-month change figure for Taman Pulai Bestari is blank, not zero — meaning there is not enough recent data to calculate one. Only 2 transactions were recorded in the most recent full year, 2025, against 48 in 2024, so any percentage built from 2025 alone would be moved by one or two sales. Comparing 2023 (median RM843,000, RM412 psf) against 2024 (RM1,020,000, RM446 psf) suggests the market strengthened as the township filled in, but two data points are a trend line, not a track record. 本页无法给出一个可靠的答案 —— 而这本身就是一项诚实的发现。List.my 自己给 Taman Pulai Bestari 的十二个月变动栏是空白，不是零 —— 意思是近期资料不足以算出一个数字。最近一个完整年度 2025 年只登记了 2 笔成交，对照 2024 年的 48 笔，任何单靠 2025 年算出来的百分比，都会被一两笔成交牵着走。把 2023 年（中位 RM843,000、每尺 RM412）拿去对照 2024 年（RM1,020,000、每尺 RM446），显示市场在市镇逐渐填满的过程中在走强，但两个数据点只是一条趋势线，还不是一份长期纪录。
What schools and amenities are near Taman Pulai Bestari?Taman Pulai Bestari 附近有哪些学校与生活配套？
KSL’s own project materials name SJK(T) Kangkar Pulai, SJK(C) Woon Hwa, SMK Kangkar Pulai, SMK Seri Pulai Perdana, Universiti Teknologi Malaysia (UTM) and Kolej Rahman Putra as nearby education options, and list Econsave Hypermarket, AEON Taman Universiti, U Mall, Maslee Taman Teratai, a skatepark and a football field at Taman Sri Pulai as nearby amenities. This page could not independently verify walking or driving distances, or which streets fall inside each school’s catchment zone, from public sources — confirm directly with the school, the district education office (PPD), or KSL before relying on a specific address. KSL 自家的项目资料列出附近的教育选项：SJK(T) Kangkar Pulai、SJK(C) Woon Hwa（宏华华小）、SMK Kangkar Pulai、SMK Seri Pulai Perdana、Universiti Teknologi Malaysia（UTM）与 Kolej Rahman Putra；生活配套则列出 Econsave 量贩超市、AEON Taman Universiti、U Mall、Maslee Taman Teratai，以及 Taman Sri Pulai 的滑板场与足球场。本页无法从公开资料独立核实步行或车程距离，也无法确认哪些街道确切落在各校收生范围内 —— 在依赖某个具体地址之前，请直接向学校、县教育局（PPD）或 KSL 确认。
Can foreigners buy a house in Taman Pulai Bestari?外国人可以在 Taman Pulai Bestari 买房吗？
In practice, no. Johor sets a RM2 million minimum purchase price for non-citizens buying landed residential property, and every recorded transaction in Taman Pulai Bestari sits far below that threshold — from RM820,000 at the low end of the double-storey terrace record to the single highest recorded sale of RM1,107,000 in January 2025. Even the top of this market clears barely half of the RM2 million floor, so a foreign purchase here is not a matter of finding the right unit; it is simply not available on the recorded numbers. 实务上，不行。柔佛对非公民购买有地住宅设有 RM200 万最低价门槛，而 Taman Pulai Bestari 每一笔登记成交都远低于这个门槛 —— 从双层排屋纪录的低端 RM820,000，到 2025 年 1 月那一笔全区最高的登记成交 RM1,107,000。就连这个市场的顶端，也只勉强达到 RM200 万门槛的一半左右，所以外籍买家在这里买房，不是找不找得到合适单位的问题 —— 就登记数字而言，这里根本不在外籍买家可以购买的范围内。
What is the access and traffic like around Taman Pulai Bestari, and is KSL still selling new units nearby?Taman Pulai Bestari 的交通与出入状况如何？KSL 是不是还在附近卖新单位？
KSL’s marketing places the township on the Skudai-Pontian corridor, reachable via the Skudai-Pontian Highway, Jalan Pontian Lama, the North-South Expressway and the Second Link Expressway; a handful of NAPIC transactions are recorded under the address Off Jalan Pontian Lama rather than Jalan Pulai Bestari, suggesting at least one access point sits directly off that older road. This page could not independently verify drive times to Johor Bahru’s city centre, the Causeway (CIQ) or the RTS Link terminus at Bukit Chagar. On competing supply: a Phase 3 sales kit covering 240 further double-storey terraces was still circulating as of late 2025, meaning a resale purchase here may be competing directly with brand-new units and developer financing packages — ask KSL directly whether Phase 3 is sold out before you assume the developer has exited. KSL 的宣传把这个市镇定位在 Skudai-Pontian 走廊上，可经由 Skudai-Pontian 大道、Jalan Pontian Lama、南北大道与第二通道大道进出；NAPIC 有几笔成交的门牌记为「Off Jalan Pontian Lama」而不是 Jalan Pulai Bestari，显示至少有一个出入口是直接接在这条较旧的道路上。本页无法独立核实到新山市中心、长堤关卡（CIQ）或 Bukit Chagar RTS 总站的实际车程。关于竞争性供给：截至 2025 年底，仍有一份涵盖 240 个双层排屋的第三期销售资料在流通，代表在这里买二手，可能要直接跟全新单位与发展商的贷款配套竞争 —— 在你假设发展商已经离场之前，请直接向 KSL 确认第三期是否已经售罄。
Is Taman Pulai Bestari freehold?Taman Pulai Bestari 是永久地契吗？
Yes. Multiple property portals and KSL’s own marketing consistently describe Taman Pulai Bestari as freehold with individual titles, which is standard for KSL’s residential launches in this corridor. Tenure is still recorded on the individual title rather than on the township as a whole, so ask for a copy of the title before signing anything, and check separately whether the specific lot carries a Bumiputera restriction, because that materially affects who you are allowed to resell to. 是的。多个房产平台与 KSL 自家宣传都一致把 Taman Pulai Bestari 记载为永久地契、个别地契，这在 KSL 这一走廊的住宅项目中是标准做法。但地契年期记载在个别地契上，不是记在整个市镇上，所以签任何文件之前请先索取地契副本；另外要单独查这块地有没有 Bumi lot 限制，因为那会实质影响你将来能卖给谁。
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, and it is charged on the gain, not on the sale price. For Malaysian citizens and permanent residents the rate is 30 percent if you dispose in years 1 to 3, 20 percent in year 4, 15 percent in year 5, and nil from year 6. Non-citizens pay 30 percent through years 1 to 5 and 10 percent from year 6 onward, with no further reduction. At Taman Pulai Bestari price levels, with a median already close to RM1 million, the gap between selling in year five and year six is often worth more than a full year of rent. 产业盈利税（RPGT），课的是获利，不是售价。马来西亚公民与永久居民：第 1 至 3 年出售 30%、第 4 年 20%、第 5 年 15%，第 6 年起为零。非公民：第 1 至 5 年 30%，第 6 年起 10%，且不再往下调。以 Taman Pulai Bestari 已接近 RM100 万的中位价来说，第五年卖与第六年卖之间的差额，往往比整整一年的租金还多。
Mukim Pulai, on the same NAPIC dataMukim Pulai，同一份 NAPIC 数据下的对照
Every figure below comes from the same source and the same window, so these are genuinely comparable. If you are reading this page you are probably also weighing whether the premium over these larger, deeper markets is worth it.下方每一个数字都来自同一个来源、同一个期间，所以这是真正可比的对照。如果你在读这一页，多半也在衡量：比这些规模更大、更深的市场贵这一截，值不值得。
| Area区域 | Records笔数 | Median price中位价 | Median psf中位每尺 | 12-month psf12 个月每尺 | Read解读 |
|---|---|---|---|---|---|
| Taman Pulai Bestari | 82 | RM998,000 | RM466 | blank空白 | Highest price here bar one, thinnest market价格数一数二高，市场却最薄 |
| Horizon Hill | 1,024 | RM1,080,000 | RM498 | +10.5% | Pricier still, and a real six-year track record更贵，而且有真正的六年长期纪录 |
| Taman Bukit Indah | 1,798 | RM610,000 | RM460 | +2.6% | Far bigger, cheaper, similar psf规模大得多、更便宜、每尺相近 |
| Taman Mutiara Rini | 869 | RM620,000 | RM371 | +9.8% | Cheaper, the retail strip Pulai Bestari drives to更便宜，也是 Pulai Bestari 居民会开车去的零售带 |
| Taman Pulai Mutiara 2 | 857 | RM489,000 | RM371 | +9.0% | Under half the price, deep and moving价格不到一半，市场深且在涨 |
| Taman Ungku Tun Aminah | 905 | RM465,000 | RM312 | +12.0% | Cheapest momentum play in the set这组对照中涨势最猛的低价选项 |
| Taman Perling | 711 | RM480,000 | RM288 | −0.8% | Cheaper and softening更便宜，且正在走软 |
| Bandar Selesa Jaya | 573 | RM290,000 | RM290 | +16.9% | The cheapest entry, fastest mover最低的入场价，涨得最快 |
Tell me the street. I will tell you what it actually sold for.告诉我街段。我告诉你它实际卖了多少。
With only 82 records behind it, this township rewards someone who checks the specific street and type rather than the township average. Send me the road and the house type and I will come back with the recent comparables and whether KSL is still selling nearby. 这个市镇只有 82 笔纪录，回报的是愿意查具体街段与户型的人，而不是只看全镇平均的人。把路段与户型发给我，我会回你近期可比案例，以及 KSL 是否还在附近卖新单位。