Seri Austin: the newest Austin,
and the smallest terrace of the four
Seri Austin：四个 Austin 里最新的一个，
也是排屋最小的一个
Four estates in mukim Tebrau carry the Austin name, and their headline rates are almost identical — Seri Austin RM429, Mount Austin RM428 per square foot. That similarity is a coincidence of product mix, and it hides the only question worth asking. Filter all four to the one product they share, the double-storey terrace, and Seri Austin records RM640,000 at RM387 psf on 1,270 and 1,475 sq ft. Mount Austin records RM630,000 at RM361 psf on 1,507 to 1,733 sq ft. Ten thousand ringgit more, for two hundred fewer square feet. You are not buying bigger here. You are buying newer. Tebrau 有四个社区叫 Austin，它们的招牌每尺价几乎一模一样 —— Seri Austin RM429、Mount Austin RM428。这份相似是产品组合的巧合，而它盖住了唯一值得问的问题。把四个社区都筛到它们共有的那一种产品 —— 双层排屋 —— Seri Austin 登记的是 RM640,000、每尺 RM387，面积 1,270 与 1,475 平方尺；Mount Austin 是 RM630,000、每尺 RM361，面积 1,507 至 1,733 平方尺。多付一万令吉，少了两百多平方尺。你在这里买到的不是更大，是更新。
© Chongkian · CC BY-SA 4.0 · Wikimedia CommonsTaman Seri Austin in 40 seconds40 秒看懂 Taman Seri Austin
- What the record holds: 485 registered subsale transactions from 2021 to 2026, median RM650,000. Filtered to residential only, 463 records at a median of RM630,000 and RM429 per square foot. Nine property types are mixed into that headline, from a RM370,000 apartment to a RM2,698,000 bungalow. 纪录里有什么：2021 至 2026 年 485 笔登记二手成交，中位价 RM650,000。只筛住宅是 463 笔，中位 RM630,000、每平方尺 RM429。这个招牌数字里混了九种产品 —— 从 RM370,000 的公寓到 RM2,698,000 的独立式。
- The one product that matters: the double-storey terrace, 301 of the 485 records. Median RM640,000 at RM387 psf, middle half RM522,000 to RM758,000. Two built-up sizes only: 1,270 and 1,475 sq ft. 真正相关的那一种产品：双层排屋，485 笔里占 301 笔。中位 RM640,000、每尺 RM387，中间一半 RM522,000 至 RM758,000。建筑面积只有两种：1,270 与 1,475 平方尺。
- The comparison nobody runs: same filter, four Austin estates. Austin Duta RM715,000 at RM358 psf on up to 2,024 sq ft. Austin Perdana RM665,000 at RM422. Seri Austin RM640,000 at RM387. Mount Austin RM630,000 at RM361 on up to 1,733 sq ft. Seri Austin has the smallest terrace footprint of the four and the second-highest rate. 没有人跑过的那个对照：同一个筛选条件，四个 Austin。Austin Duta RM715,000、每尺 RM358，面积到 2,024 平方尺；Austin Perdana RM665,000、每尺 RM422；Seri Austin RM640,000、每尺 RM387；Mount Austin RM630,000、每尺 RM361，面积到 1,733 平方尺。四个里面，Seri Austin 的排屋面积最小，每尺却排第二高。
- The one door open to a foreign passport: the bungalow, median RM2,698,000 across 28 records, clears Johor’s RM2 million landed floor. Every other type here — semi-D at RM1,320,000, cluster at RM935,000, terrace at RM640,000, condominium at RM370,000 — does not. 对外国护照唯一敞开的那扇门：独立式，28 笔纪录、中位 RM2,698,000，跨过柔佛 RM200 万有地门槛。其余全部跨不过 —— 半独立式 RM1,320,000、簇群式 RM935,000、排屋 RM640,000、公寓 RM370,000。
- Where the money is: the estate is laid out as numbered precincts along Jalan Seri Austin. Terraces sit in precincts 1 and 6; semi-detached houses, cluster homes and bungalows sit in precinct 5 and the upper part of precinct 3. Precinct is the price, not the postcode. 钱在哪一区：社区沿 Jalan Seri Austin 以编号分区展开。排屋在 1 区与 6 区；半独立式、簇群式与独立式在 5 区与 3 区上段。定价的是分区，不是邮区。
- The honest catch: the twelve-month figure of plus 3.8 percent rests on a record that is thinning fast — 141 registrations in 2023, 87 in 2024, 30 in 2025, one so far in 2026. Direction, not measurement. 诚实提醒：+3.8% 这个 12 个月数字，建立在一份迅速变薄的纪录上 —— 2023 年 141 笔、2024 年 87 笔、2025 年 30 笔、2026 年至今 1 笔。那是方向，不是量度。
One photograph taken inside the estate, and the anchors around it社区内实拍只有一张，其余是它周边的锚点
Commons holds exactly one freely licensed photograph taken inside Taman Seri Austin — the lake. Everything else below is a verified landmark within a few kilometres, and each caption says where it actually was taken. No stock, no renders, no AI. Wikimedia Commons 上，在 Taman Seri Austin 内实拍且授权可用的照片只有一张 —— 那座湖。以下其余各张，拍的都是几公里内可核实的地标，图说逐张写明实际拍摄地点。没有素材图、没有效果图、没有 AI 生成。
Four buyers, and the record can tell you which one you are四种买家 —— 而纪录能告诉你你是哪一种
These are not personas invented to fill a grid. Each one maps onto a specific slice of the 485 registered records, and the slice is named.这不是为了填格子而虚构的画像。每一个都对应 485 笔登记纪录里一个具体的切片，而且切片写明了。
The terrace family买排屋的家庭
Buys the 1,270 or 1,475 sq ft double-storey terrace at a recorded median of RM640,000. This is the estate, statistically speaking. If your budget is between RM520,000 and RM760,000 you are in the middle half of everything that has traded here.买 1,270 或 1,475 平方尺的双层排屋，登记中位价 RM640,000。从统计上说，这个社区就是这群人。如果你的预算在 RM520,000 至 RM760,000 之间，你就落在这里所有成交的中间那一半。
The upgrader from precinct 1从 1 区换上去的人
Started in a single-storey terrace on Jalan Seri Austin 1, recorded between RM430,000 and RM525,000. Moves up within the same estate rather than out of it, because the school run and the kopitiam do not change. Sixteen records is a thin market to sell into — plan the exit before the entry.从 Jalan Seri Austin 1 的单层排屋起步，登记价在 RM430,000 至 RM525,000 之间。换屋时留在同一个社区而不是搬走，因为接送与那家茶室不必换。但 16 笔是一个很薄的市场 —— 进场前先想清楚怎么出场。
The precinct 5 buyer买 5 区的人
Wants 2,400 to 3,003 sq ft, and pays RM913,000 to RM1,628,000 for it on Jalan Seri Austin 5/4 through 5/10 or the 3/16 to 3/34 stretch. A different market from the terraces in every way except the address on the letterbox.要 2,400 至 3,003 平方尺，在 Jalan Seri Austin 5/4 至 5/10 或 3/16 至 3/34 一带付出 RM913,000 至 RM1,628,000。除了信箱上的地址，这与排屋市场在每一个方面都不是同一个市场。
The bungalow buyer — including the foreign one买独立式的人 —— 包括外籍
4,123 to 4,941 sq ft on Jalan Seri Austin 3/20 to 3/22 and 5/1. This is the only product in the estate whose recorded median clears Johor’s RM2 million floor for a non-citizen — which makes 28 records out of 485 the entire foreign-buyer market here.4,123 至 4,941 平方尺，位于 Jalan Seri Austin 3/20 至 3/22 与 5/1。这是社区内唯一一个登记中位价跨过柔佛 RM200 万非公民门槛的产品 —— 也就是说，这里的外籍买家市场，全部就是 485 笔里的那 28 笔。
A Wednesday on Jalan Seri Austin 1Jalan Seri Austin 1 的一个星期三
One spine road carries almost everything here. The shops, the coffee, the clinics and the way out all sit on or just off Jalan Seri Austin 1, and the numbered residential branches hang off it.这里几乎一切都挂在一条主干道上。商店、咖啡、诊所、出入口，全都在 Jalan Seri Austin 1 上或紧邻它，编号的住宅支路则从它两侧分出去。
Out onto Jalan Seri Austin 1 and west. The Dato' Onn and Setia Tropika interchanges of the Senai–Desaru Expressway are both about 4.2 km away, which is the fastest way out of this corner of Tebrau.上 Jalan Seri Austin 1 往西。Senai–Desaru 大道的 Dato' Onn 与 Setia Tropika 两个交汇处都在约 4.2 公里外 —— 那是离开 Tebrau 这一角最快的路。
The kopitiam cluster on the eastern end of the spine. Open map data lists Kopitiam Wan Xi Heng, Restoran Cheng Heng, Restoran Mimi Syed and Kafe Big Bro 2 within a couple of hundred metres of each other.主干道东端那一串茶室。开放地图资料在几百米内标出了 Kopitiam Wan Xi Heng、Restoran Cheng Heng、Restoran Mimi Syed 与 Kafe Big Bro 2。
Pasar Raya The Pasar and a 99 Speedmart, both on the spine. This is a groceries-and-clinics estate rather than a mall estate — the mall is 2.1 km away at Bandar Dato' Onn.主干道上的 Pasar Raya The Pasar 与 99 Speedmart。这是一个「杂货与诊所」型的社区，不是「商场」型社区 —— 商场在 2.1 公里外的 Bandar Dato' Onn。
Three clinics are mapped inside or on the edge of the estate: Klinik Azreen, Klinik Johor and Poliklinik A2. For anything specialist it is KPJ Bandar Dato' Onn at 4.1 km or Hospital Sultan Ismail at 6.5 km.社区内或边缘标示了三家诊所：Klinik Azreen、Klinik Johor、Poliklinik A2。要看专科，是 4.1 公里的 KPJ Bandar Dato' Onn，或 6.5 公里的 Hospital Sultan Ismail。
The lake. It is the one thing in this estate that has been photographed and freely licensed, and on the ground it is what the northern precincts are laid out around.那座湖。它是这个社区里唯一一处被拍下且授权公开的地方；在地面上，北面几个分区正是围着它铺开的。
Quiet, and it stays quiet. There is a Starbucks and a McDonald's on the spine, but the late-night food street that defines Mount Austin is 5.9 km south. That is either the reason you move here or the reason you do not.安静，而且会一直安静。主干道上有 Starbucks 与 McDonald's，但定义了 Mount Austin 的那条深夜食街，在 5.9 公里以南。这一点，要么是你搬来的理由，要么是你不搬来的理由。
Thirteen kilometres from the Causeway, two from a mall离长堤十三公里，离商场两公里
Taman Seri Austin sits in the northern half of mukim Tebrau, west of Taman Setia Indah and east of Bandar Dato' Onn. The estate is organised along Jalan Seri Austin 1, the only road classified as a primary route inside it, which connects west into the Dato' Onn road network and east into Setia Indah and Taman Ekoflora. Taman Seri Austin 位于 Tebrau 副县北半部，西邻 Bandar Dato' Onn，东接 Taman Setia Indah。社区沿 Jalan Seri Austin 1 展开 —— 那是社区内唯一被划为主要道路的一条，向西接入 Dato' Onn 路网，向东通往 Setia Indah 与 Taman Ekoflora。
The distances in the table are straight-line map distances measured from the mapped centre of the estate, not drive times. They are given that way on purpose: a distance can be checked, a drive time on a Tebrau afternoon cannot.右表给的是从社区地图中心量出的直线距离，不是车程。这是刻意的：距离你可以自己核对，Tebrau 下午的车程你没法核对。
| Destination目的地 | Straight-line直线距离 |
|---|---|
| Taman Setia Indah | 1.9 km |
| AEON Mall Bandar Dato' Onn | 2.1 km |
| Taman Ekoflora | 2.1 km |
| KPJ Bandar Dato' Onn Specialist Hospital | 4.1 km |
| Senai–Desaru Expressway E22 Dato' Onn / Setia Tropika 交汇 | 4.2 km |
| Sunway College JB, Austin Heights | 4.7 km |
| North–South Expressway E2 | 4.7 km |
| Taman Mount Austin | 5.9 km |
| Hospital Sultan Ismail | 6.5 km |
| AEON Tebrau City | 6.9 km |
| IKEA Tebrau | 7.1 km |
| Ulu Tiram | 8.9 km |
| Senai International Airport | 10.6 km |
| RTS Link, Bukit Chagar | 12.8 km |
| JB CIQ, Bangunan Sultan Iskandar | 13.2 km |
| Tuas Second Link | 28.4 km |
Two expressways within five kilometres, and no school we could verify五公里内两条大道 —— 学校却一间也核实不到
This section is deliberately uneven. Roads and hospitals are well documented and are stated with distances. Schools are not, and rather than fill the gap with names copied from listing sites, the gap is left visible.这一节刻意是不对称的。道路与医疗有充分的公开资料，因此逐项写出距离；学校没有 —— 与其从挂牌网站抄几个校名填满它，不如把这个缺口留在明面上。
Roads道路
Everything leaves through Jalan Seri Austin 1. West of it, the Senai–Desaru Expressway carries two mapped interchanges at Dato' Onn and Setia Tropika, both about 4.2 km out; the North–South Expressway is 4.7 km. There is no rail here and none planned within walking distance.所有车流都经 Jalan Seri Austin 1 出去。往西，Senai–Desaru 大道有 Dato' Onn 与 Setia Tropika 两个交汇处，都在约 4.2 公里；南北大道 4.7 公里。这里没有轨道交通，步行范围内也没有规划中的。
Schools学校便利
Open map data records no primary or secondary school inside Taman Seri Austin, and no source good enough to publish was found for the catchment schools. Two tertiary institutions nearby can be located precisely, and one national secondary school sits about 2.9 km away. Everything else on this topic is left blank on purpose. 开放地图资料在 Taman Seri Austin 内没有登记任何小学或中学，而学区归属也找不到足以刊登的来源。附近有两所高等院校可以精确定位，另有一所国民中学在约 2.9 公里处。这个题目上的其余内容，刻意留白。
Medical & retail医疗与零售
Three general clinics are mapped in or beside the estate. The nearest private specialist hospital is KPJ Bandar Dato' Onn at 4.1 km; the nearest government tertiary hospital is Hospital Sultan Ismail at 6.5 km. Retail is split between a spine of shops here and AEON Mall Bandar Dato' Onn 2.1 km west.社区内或紧邻处标示了三家普通诊所。最近的私立专科医院是 4.1 公里的 KPJ Bandar Dato' Onn；最近的政府第三级医院是 6.5 公里的 Hospital Sultan Ismail。零售一部分在这条主干道，一部分在西侧 2.1 公里的 AEON Mall Bandar Dato' Onn。
Six things the type filter shows and the headline hides六件事：分屋型筛选看得见，招牌数字看不见
Every number below comes from filtering the same NAPIC record set by property type. Nobody selling you a house here will run that filter, because for four of the six findings it does not help the sale. 以下每一个数字，都来自把同一份 NAPIC 纪录按屋型筛选。没有卖家会替你跑这个筛选 —— 因为六项发现里有四项，对成交没有帮助。
Newer, not bigger更新，不是更大
Double-storey terrace, same filter, four estates: Seri Austin RM640,000 at RM387 psf on 1,270 and 1,475 sq ft; Mount Austin RM630,000 at RM361 psf on 1,507 to 1,733 sq ft. Ten thousand ringgit more buys a smaller house at a higher rate. Whatever the premium is paying for, it is not floor area. 同一个筛选，双层排屋，四个社区：Seri Austin RM640,000、每尺 RM387，面积 1,270 与 1,475 平方尺；Mount Austin RM630,000、每尺 RM361，面积 1,507 至 1,733 平方尺。多付一万令吉，买到的是更小的房子、更高的单价。这笔溢价买的是什么都好，反正不是面积。
Only two terrace products exist排屋只有两种规格
Across 301 registered terrace sales the built-up sizes group into exactly two: 1,270 sq ft and 1,475 sq ft. That is unusually tidy, and it makes valuation here easier than almost anywhere else in Tebrau — a comparable is a comparable. 301 笔登记排屋成交，建筑面积只归成两组：1,270 平方尺 与 1,475 平方尺。这种整齐度少见，也让这里的估价比 Tebrau 几乎任何地方都容易 —— 可比案例真的可比。
The rate rose every single year每尺价年年上升，一年没停
Residential median per square foot: RM343, RM387, RM408, RM441, RM464 for 2021 through 2025. Five consecutive rises, about 35 percent in total. Very few Tebrau estates show a line that clean — Taman Desa Tebrau is at minus 6.4 percent over twelve months, Taman Pelangi Indah at minus 2.1. 住宅中位每平方尺：2021 至 2025 年依序是 RM343、RM387、RM408、RM441、RM464。连续五年上升，累计约 35%。Tebrau 很少有社区能拉出这么干净的一条线 —— Taman Desa Tebrau 的 12 个月是 −6.4%，Taman Pelangi Indah 是 −2.1%。
One product clears the foreign floor有一种产品跨过外籍门槛
The bungalow median is RM2,698,000 across 28 records — above Johor's RM2 million minimum for a non-citizen buying landed. In most Tebrau taman nothing at all clears that line. Here, one type does, and it sits on Jalan Seri Austin 3/20 to 3/22 and 5/1. 独立式中位价 RM2,698,000，28 笔 —— 高于柔佛给非公民购买有地住宅的 RM200 万门槛。Tebrau 多数花园住宅区完全没有产品跨得过这条线；这里有一种，位置在 Jalan Seri Austin 3/20 至 3/22 与 5/1。
A mall 2.1 km away, and no traffic of its own2.1 公里外有商场，社区自己却没车流
AEON Mall Bandar Dato' Onn is 2.1 km west and KPJ Bandar Dato' Onn 4.1 km. Seri Austin gets the catchment without hosting it — no mall car park, no weekend queue down the spine road. That is the structural opposite of Mount Austin, 5.9 km south. AEON Mall Bandar Dato' Onn 在西侧 2.1 公里，KPJ 在 4.1 公里。Seri Austin 享有这个商圈，却不必承载它 —— 没有商场停车场，主干道上也没有周末排队的车龙。这与 5.9 公里外的 Mount Austin 在结构上正好相反。
Precinct 5 is a different market5 区是另一个市场
Semi-detached houses of 2,885 to 3,003 sq ft recorded RM945,000 to RM1,628,000 on Jalan Seri Austin 5/5, 5/7, 5/9 and the 3/16 to 3/34 stretch; cluster houses of 2,400 sq ft recorded RM913,000 to RM1,270,000. That is a doubling of the terrace price inside the same estate name. 2,885 至 3,003 平方尺的半独立式，在 Jalan Seri Austin 5/5、5/7、5/9 与 3/16 至 3/34 一带登记 RM945,000 至 RM1,628,000；2,400 平方尺的簇群式登记 RM913,000 至 RM1,270,000。在同一个社区名下，价格是排屋的两倍。
And the questions the listing page will not raise以及挂牌页不会提的问题
📐 If you are buying a terrace here如果你要买这里的排屋
✈️ If you hold a foreign passport如果你持外国护照
Numbered 1, 3, 4, 5 and 6 — and the number is the price编号 1、3、4、5、6 —— 而编号就是价格
Every road inside the estate is Jalan Seri Austin followed by a precinct number and a branch number. That numbering is not decorative: filter the registered transactions by road and the products separate almost perfectly. Six Street View panoramas below were each verified to exist before being embedded, and each caption uses the road name Google itself returns for that panorama. 社区内每一条路都叫 Jalan Seri Austin，后面接一个分区号与支路号。这套编号不是装饰：把登记成交按路名筛，产品几乎完全分开。以下六幅街景，每一幅都先确认真的有影像才嵌入，图说用的是 Google 自己回传的路名。
| Precinct分区 | Roads seen in the record纪录中出现的路名 | What transacted there那里成交的是什么 | Recorded range登记区间 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|
| Seri Austin 1 | 1/1 – 1/28 | Single-storey terrace 1,399 sq ft; double-storey terrace 1,270 sq ft; corner lots to 4,596 sq ft单层排屋 1,399 平方尺；双层排屋 1,270 平方尺；角间地皮至 4,596 平方尺 | RM430,000 – 720,000 | No不可 |
| Seri Austin 3 | 3/3 – 3/60 | Double-storey terrace 1,475 sq ft; cluster 1,765–2,626 sq ft; semi-D 2,885 sq ft; bungalow 4,123–4,144 sq ft on 3/20–3/22双层排屋 1,475 平方尺；簇群式 1,765–2,626 平方尺；半独立式 2,885 平方尺；3/20–3/22 独立式 4,123–4,144 平方尺 | RM600,000 – 1,750,000 | Bungalow only仅独立式 |
| Seri Austin 4 | Jalan Seri Austin 4 | Street View verified on the ground; no type-separable transaction detail was published for this precinct街景已实证；这一区没有公布可按屋型拆分的成交明细 | to be confirmed以实际为准 | Depends on type视屋型而定 |
| Seri Austin 5 | 5/1 – 5/10 | Semi-D 2,895–3,003 sq ft; cluster 2,400 sq ft; bungalow 4,941 sq ft on 5/1半独立式 2,895–3,003 平方尺；簇群式 2,400 平方尺；5/1 独立式 4,941 平方尺 | RM913,000 – 2,330,000 | Bungalow only仅独立式 |
| Seri Austin 6 | 6/1 – 6/33 | Double-storey terrace 1,270 and 1,475 sq ft; cluster 2,239 sq ft双层排屋 1,270 与 1,475 平方尺；簇群式 2,239 平方尺 | RM720,000 – 880,000 | No不可 |
| Seri Austin Hills · East Zone | mapped as separate neighbourhoods地图上另列为独立分区 | Named on OpenStreetMap at 1.5850, 103.7377 and 1.5814, 103.7489. No separate published transaction set.OpenStreetMap 上标示于 1.5850, 103.7377 与 1.5814, 103.7489。没有单独公布的成交纪录。 | to be confirmed以实际为准 | Ask请询问 |
Six residential products, and one of them is 62 percent of the market六种住宅产品，其中一种占了六成二
Of 463 registered residential records, 301 are double-storey terraces. Everything else is a minority market — and in three of the five minorities, the whole six-year record is under thirty sales. 463 笔登记住宅纪录里，301 笔是双层排屋。其余全部都是少数市场 —— 而且五个少数市场里有三个，六年下来的全部纪录不到三十笔。
Double-storey terrace双层排屋
Single-storey terrace单层排屋
Cluster house簇群式
Double-storey semi-detached双层半独立式
Bungalow独立式
Condominium / apartment公寓
The four Austins, on one filter四个 Austin，同一个筛选条件
Highest price is Austin Duta. Highest rate is Austin Perdana. Smallest house is here.总价最高是 Austin Duta，单价最高是 Austin Perdana，面积最小是这里
Fifth of twelve on rate, tenth on volume十二个区里，每尺价排第五，成交量排第十
D'summit Residences records the highest rate in the mukim at RM582 and is almost entirely strata — a reminder that a per-foot ranking across mixed product mixes measures the mix as much as the place. D'summit Residences 以 RM582 位居全副县最高，而它几乎全是分层产权 —— 提醒一句：在产品组合各不相同的区域之间排每尺价，量到的是组合，跟量到地段一样多。
What each type actually recorded各屋型实际登记的成交价
All figures are registered NAPIC subsale records published by List.my and read on 7 September 2026, covering 2021 to 2026. The rent column is blank on purpose: no verified rental record for this estate was available, and a made-up range would be worth less than an honest gap. 以下全部为 List.my 公布的 NAPIC 登记二手成交，2026 年 9 月 7 日读取，涵盖 2021 至 2026 年。租金一栏刻意留白：这个社区找不到可核实的租赁纪录，而一个编出来的区间，价值低于一个诚实的空格。
| Type类型 | Records笔数 | Median中位价 | Median psf中位每尺 | Monthly rent月租 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|---|
| Double-storey terrace双层排屋 | 301 | RM640,000 | RM387 | not recorded无纪录 | No不可 |
| Condominium / apartment公寓 | 69 | RM370,000 | RM431 | not recorded无纪录 | No不可 |
| Bungalow独立式 | 28 | RM2,698,000 | RM481 | not recorded无纪录 | YES可以 |
| Cluster house簇群式 | 25 | RM935,000 | RM362 | not recorded无纪录 | No不可 |
| Double-storey semi-detached双层半独立式 | 24 | RM1,320,000 | RM431 | not recorded无纪录 | No不可 |
| Single-storey terrace单层排屋 | 16 | RM487,500 | RM332 | not recorded无纪录 | No不可 |
| Three-storey shop三层店屋 | 14 | RM1,434,000 | RM257 | not recorded无纪录 | Commercial rules商用另有规定 |
| Double-storey shop双层店屋 | 7 | RM1,638,000 | RM335 | not recorded无纪录 | Commercial rules商用另有规定 |
| All types全部类型 | 485 | RM650,000 | RM400 | — | Bungalow only仅独立式 |
| Residential only仅住宅 | 463 | RM630,000 | RM429 | — | Bungalow only仅独立式 |
Five straight years up, on a record that is emptying out连涨五年，而纪录本身正在变空
Source: NAPIC (JPPH) registered subsale records published by List.my, read on 7 September 2026, taken from the Residential figure of the Market Snapshot on each year-filtered record set. Records lag roughly six months.来源：List.my 公布的 NAPIC（JPPH）登记二手成交，2026 年 9 月 7 日读取，取自各年度筛选页 Market Snapshot 的 Residential 数字。纪录约滞后半年。
Read the volume before you read the price先看笔数，再看价格
Registrations by year: 89, 137, 141, 87, 30 for 2021 to 2025, and one so far in 2026. The price line rises through all five points, but the last two rest on a third and then a fifth of the earlier volume. Two readings are possible and this page will not pick between them: either the estate is tightening and fewer owners are selling, or the records simply have not caught up yet. NAPIC lag makes the second at least partly true every time. 逐年登记笔数：2021 至 2025 依序为 89、137、141、87、30，2026 年至今 1 笔。价格线五个点全部向上，但最后两个点分别只建立在早期笔数的三分之一与五分之一上。有两种读法，本页不替你选：要么是这个社区在收紧、愿意卖的屋主变少；要么只是纪录还没补上来。而 NAPIC 的滞后，让第二种每一次都至少部分成立。
Residential median per square foot, by year住宅中位每平方尺，逐年
One door, and it costs RM2.7 million只有一扇门，而它要价 RM270 万
Johor bars a non-citizen from landed residential property below RM2 million and strata below RM1 million. In Taman Seri Austin exactly one recorded type clears either line. 柔佛禁止非公民购买 RM200 万 以下的有地住宅，以及 RM100 万 以下的分层产权。在 Taman Seri Austin，登记纪录中只有一种屋型跨得过其中任何一条线。
Monthly repayment每月供款
Defaults set to the recorded double-storey terrace median of RM640,000 — the product behind 301 of the 485 records.预设值为双层排屋的登记中位价 RM640,000 —— 485 笔纪录中有 301 笔是这个产品。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM640,000, the recorded terrace median. Switch to the foreigner tab and the picture changes completely — at that price a non-citizen cannot buy here at all, which the calculator will tell you.预设 RM640,000，即排屋的登记中位价。切到外籍那一栏，画面会完全不同 —— 在这个价位，非公民根本买不了这里，试算器会直接告诉你。
Johor requires RM2 million minimum for landed and RM1 million for strata. The recorded medians here are RM640,000 for the terrace, RM935,000 for the cluster house, RM1,320,000 for the semi-detached and RM370,000 for the condominium — none of them qualify. Only the bungalow, at a recorded median of RM2,698,000 across 28 records, does. On that price a non-citizen pays roughly RM216,000 in transfer stamp duty at the flat 8 percent rate applying from 1 January 2026, plus a Johor consent fee of about RM81,000 at 3 percent of valuation, with consent taking one to three months. 柔佛规定有地住宅最低 RM200 万、分层产权最低 RM100 万。这里的登记中位价是：排屋 RM640,000、簇群式 RM935,000、半独立式 RM1,320,000、公寓 RM370,000 —— 全部不合格。只有独立式合格，28 笔纪录、登记中位 RM2,698,000。以这个价钱计，非公民依 2026 年 1 月 1 日起统一 8% 的税率，转让印花税约 RM216,000，另加约估价 3% 的柔佛州同意书费 RM81,000，审批需时一至三个月。
Tell me your passport and your budget and I will tell you in one message whether this estate is even possible for you. 把护照与预算告诉我，我一则讯息就能告诉你这个社区对你到底可不可行。
Which precinct number? Everything else follows from that.哪一个分区号？其余的都由它决定。
Precinct 1 and 6 are terraces. Precinct 3 is mixed. Precinct 5 is large product. Tell me the number and I will send the type-filtered comparables for that road, not the estate average.1 区与 6 区是排屋，3 区是混合，5 区是大产品。告诉我编号，我给你那条路的分屋型可比成交 —— 不是全区平均值。
A tidy, rising, well-placed estate that is charging you for newness一个整齐、上升、位置不错的社区 —— 而它向你收的是「新」的钱
✓ Strengths优势
- Five consecutive years of rising rate — RM343, RM387, RM408, RM441, RM464 psf from 2021 to 2025. Two of the twelve most-traded Tebrau areas are currently negative over twelve months; this one is not.每尺价连续五年上升 —— 2021 至 2025 依序为 RM343、RM387、RM408、RM441、RM464。Tebrau 成交量前十二的区域里，目前有两个 12 个月为负；这里不是。
- Only two terrace sizes exist, 1,270 and 1,475 sq ft. Valuation and negotiation are unusually clean here, because a comparable really is comparable.排屋只有两种面积，1,270 与 1,475 平方尺。这让这里的估价与议价异常干净 —— 可比案例是真的可比。
- 301 terrace records in six years is genuine liquidity for the main product. You will not be the only buyer, but you will also not be the only seller when the time comes.六年 301 笔排屋纪录，对主力产品来说是真实的流动性。你不会是唯一的买家 —— 但轮到你卖的时候，你也不会是唯一的卖家。
- A mall and a specialist hospital within 4.1 km, at Bandar Dato' Onn, plus two expressway interchanges at about 4.2 km. Convenience borrowed from the neighbour, without the neighbour's traffic.4.1 公里内有商场与专科医院，在 Bandar Dato' Onn；另有两个大道交汇处在约 4.2 公里。便利是向邻居借的，车流却不必自己承担。
- One product clears the foreign-ownership floor — the bungalow at a recorded RM2,698,000. Most Tebrau taman have nothing at all above that line.有一种产品跨过外籍持有门槛 —— 独立式，登记中位 RM2,698,000。Tebrau 多数花园住宅区在这条线之上什么都没有。
△ Things to weigh需要权衡的
- The smallest terrace of the four Austins. 1,270 and 1,475 sq ft here against 1,507 to 1,733 in Mount Austin and up to 2,024 in Austin Duta — while costing RM10,000 more than Mount Austin. Land does not depreciate. Finishes do. Be clear which one your premium is buying.四个 Austin 里排屋面积最小。这里是 1,270 与 1,475 平方尺，Mount Austin 是 1,507 至 1,733，Austin Duta 到 2,024 —— 而这里比 Mount Austin 还贵 RM10,000。地不会折旧，装修会。请弄清楚你的溢价买的是哪一样。
- The record is thinning fast. 141 registrations in 2023, 87 in 2024, 30 in 2025, one so far in 2026. The published plus 3.8 percent twelve-month figure sits on that thin end. Treat the last two data points as provisional, not as a trend you can lean on.纪录正在迅速变薄。2023 年 141 笔、2024 年 87 笔、2025 年 30 笔、2026 年至今 1 笔。公布的 +3.8% 十二个月数字，正落在这个薄的一端。最后两个数据点请当暂定值，不要当成可以依靠的趋势。
- No school could be verified inside the estate. Open map data records none, and no publishable source was found for the catchment. For a family that is not a small gap — go and confirm it on the ground before you commit, not after.社区内核实不到任何学校。开放地图资料里一间都没有，学区归属也找不到可刊登的来源。对有孩子的家庭，这不是小缺口 —— 请在下单之前实地确认，不要之后。
- Four of six residential types have under thirty records in six years. Single-storey terrace 16, semi-detached 24, cluster 25, bungalow 28. If you buy one of those you are entering a market that produces about four sales a year, and you will exit through the same door.六种住宅产品里有四种，六年下来纪录不足三十笔。单层排屋 16 笔、半独立式 24 笔、簇群式 25 笔、独立式 28 笔。买这几种，等于进入一个一年大约只成交四笔的市场 —— 而你也要从同一扇门出去。
- No rail, and 12.8 km to Bukit Chagar in a straight line. Whatever the RTS does to Johor Bahru prices, it will do it to addresses much closer than this one first. Buy this estate for Johor Bahru, not for the crossing.没有轨道，到 Bukit Chagar 直线 12.8 公里。不论 RTS 对新山房价产生什么作用，它都会先作用在比这里近得多的门牌上。买这个社区是为了新山本地，不是为了过关。
- The developer, the launch year and the acreage are not stated on this page. No public source good enough to publish was found. Every listing site states them anyway; ask any of them for the citation and see what happens.本页没有写发展商、推出年份与总面积。因为找不到足够可靠、可以据以刊登的公开来源。每一个挂牌网站都照写不误 —— 你可以向其中任何一个索取出处，看看会发生什么。
Taman Seri Austin FAQTaman Seri Austin 常见问题
How much does a house in Taman Seri Austin cost?Taman Seri Austin 的房子多少钱？
The area median is RM650,000 across 485 registered subsale records from 2021 to 2026, but that figure mixes nine property types including shops and apartments. Filtered to residential only the median is RM630,000. The type that matters to most buyers is the double-storey terrace: 301 records, median RM640,000 at RM387 per square foot, with the middle half of sales between RM522,000 and RM758,000. Single-storey terraces record RM487,500, cluster houses RM935,000, double-storey semi-detached houses RM1,320,000 and bungalows RM2,698,000. Figures are NAPIC records published by List.my and read on 7 September 2026. 全区中位价是 RM650,000，来自 2021 至 2026 年的 485 笔登记二手成交 —— 但这个数字混了九种产品，包含店屋与公寓。只筛住宅，中位价是 RM630,000。对多数买家真正相关的是双层排屋：301 笔，中位 RM640,000、每平方尺 RM387，中间一半的成交落在 RM522,000 至 RM758,000。单层排屋登记 RM487,500，簇群式 RM935,000，双层半独立式 RM1,320,000，独立式 RM2,698,000。数字为 List.my 公布的 NAPIC 纪录，2026 年 9 月 7 日读取。
Is Taman Seri Austin more expensive than Taman Mount Austin?Taman Seri Austin 比 Taman Mount Austin 贵吗？
On the double-storey terrace, yes by a little on price and by more than that on rate. Taman Seri Austin records a terrace median of RM640,000 at RM387 per square foot across 301 sales. Taman Mount Austin records RM630,000 at RM361 per square foot across 139 sales. So the Seri Austin house costs about RM10,000 more and is charged at a rate roughly seven percent higher per square foot, which means the floor area behind the price is smaller. The terrace sizes actually recorded in Taman Seri Austin are 1,270 and 1,475 square feet; in Taman Mount Austin they are 1,507 to 1,733 square feet. 就双层排屋而言，总价贵一点，每尺贵更多。Taman Seri Austin 的排屋登记中位价是 RM640,000、每平方尺 RM387，共 301 笔；Taman Mount Austin 是 RM630,000、每平方尺 RM361，共 139 笔。也就是说 Seri Austin 的房子贵约 RM10,000，但每平方尺的单价高出约百分之七 —— 换句话说，同样这笔钱背后的面积比较小。Taman Seri Austin 实际登记到的排屋面积是 1,270 与 1,475 平方尺；Taman Mount Austin 是 1,507 至 1,733 平方尺。
How big is a double-storey terrace in Taman Seri Austin?Taman Seri Austin 的双层排屋有多大？
The registered records group into two built-up sizes: 1,270 square feet and 1,475 square feet. The 1,270 square foot units appear on Jalan Seri Austin 1/20, 1/21, 1/27 and 6/6 and recorded between RM560,000 and RM720,000 from 2024 to 2025. The 1,475 square foot units appear on Jalan Seri Austin 3/8, 3/13, 6/7, 6/13, 6/14 and 6/25 and recorded between RM680,000 and RM880,000 over the same period. Those are the two products the whole terrace market here is made of, and they are the smallest terrace footprints among the four Austin estates in mukim Tebrau. 登记纪录集中在两个建筑面积：1,270 平方尺与 1,475 平方尺。1,270 平方尺的单位出现在 Jalan Seri Austin 1/20、1/21、1/27 与 6/6，2024 至 2025 年间登记价在 RM560,000 至 RM720,000 之间。1,475 平方尺的单位出现在 Jalan Seri Austin 3/8、3/13、6/7、6/13、6/14 与 6/25，同期登记价在 RM680,000 至 RM880,000 之间。这两种就是这里整个排屋市场的全部构成，而它们也是 Tebrau 四个 Austin 社区里最小的排屋面积。
Which part of Taman Seri Austin has the semi-detached houses and bungalows?Taman Seri Austin 的半独立式与独立式在哪一区？
The registered records point at two numbered precincts. Semi-detached houses of 2,885 to 3,003 square feet transacted on Jalan Seri Austin 3/16, 3/19, 3/34, 5/5, 5/7 and 5/9. Bungalows of 4,123 to 4,941 square feet transacted on Jalan Seri Austin 3/20, 3/21, 3/22 and 5/1. Cluster houses of 2,239 to 2,626 square feet appear on Jalan Seri Austin 3/12, 3/32, 3/33, 3/56, 5/4, 5/6, 5/8, 5/10 and 6/18. In short, precinct 5 and the upper part of precinct 3 hold the large product, while precincts 1 and 6 hold the terraces. 登记纪录指向两个编号分区。2,885 至 3,003 平方尺的半独立式，成交于 Jalan Seri Austin 3/16、3/19、3/34、5/5、5/7 与 5/9。4,123 至 4,941 平方尺的独立式，成交于 Jalan Seri Austin 3/20、3/21、3/22 与 5/1。2,239 至 2,626 平方尺的簇群式出现在 Jalan Seri Austin 3/12、3/32、3/33、3/56、5/4、5/6、5/8、5/10 与 6/18。简单说：大产品集中在 5 区与 3 区上段，排屋集中在 1 区与 6 区。
Can foreigners buy in Taman Seri Austin?外国人可以在 Taman Seri Austin 买房吗？
One product type, and only one. Johor sets a minimum purchase price of RM2 million for a non-citizen buying landed residential property and RM1 million for strata. The bungalow median here is RM2,698,000 across 28 registered records, which clears the landed threshold. Nothing else does: the semi-detached median is RM1,320,000, the cluster house median RM935,000, the terrace median RM640,000 and the condominium median RM370,000. So a foreign buyer looking at Taman Seri Austin is looking at 28 records out of 485, and each one still has to be checked on the individual title rather than on the estate average. 只有一种产品，而且只有一种。柔佛对非公民购买有地住宅设 RM200 万最低价门槛，分层产权 RM100 万。这里的独立式中位价是 RM2,698,000，来自 28 笔登记纪录 —— 跨得过有地门槛。其余都跨不过：半独立式中位 RM1,320,000、簇群式 RM935,000、排屋 RM640,000、公寓 RM370,000。所以外籍买家在 Taman Seri Austin 面对的是 485 笔里的 28 笔，而且每一笔仍要就个别地契核实，不能拿社区平均值来判断。
Has Taman Seri Austin gone up in price?Taman Seri Austin 涨了吗？
The residential median per square foot rose every year in the published record: RM343 in 2021, RM387 in 2022, RM408 in 2023, RM441 in 2024 and RM464 in 2025. That is a rise of about 35 percent across five years. Read the last point with care, because the number of records registered in each year falls away sharply: 89 in 2021, 137 in 2022, 141 in 2023, 87 in 2024, 30 in 2025 and 1 so far in 2026. NAPIC records lag roughly six months, so the recent years keep filling in and the recent figures keep moving. The twelve-month change published by List.my is plus 3.8 percent. 公布纪录里，住宅中位每平方尺逐年上升：2021 年 RM343、2022 年 RM387、2023 年 RM408、2024 年 RM441、2025 年 RM464 —— 五年约上升 35%。最后一个点要小心读，因为每年登记的笔数急速变薄：2021 年 89 笔、2022 年 137 笔、2023 年 141 笔、2024 年 87 笔、2025 年 30 笔、2026 年至今 1 笔。NAPIC 纪录约滞后半年，因此最近几年会持续补齐，最近的数字也会持续变动。List.my 公布的 12 个月变化为 +3.8%。
Who built Taman Seri Austin and in what year?Taman Seri Austin 是谁开发的？哪一年推出？
This page does not answer that, because no public source good enough to publish was found. The developer name, the launch year and the total acreage of the township are all commonly repeated in listing copy without a citation, and repeating them here would put a guess next to figures that are actually sourced. What can be verified is the shape of the estate on the ground: numbered precincts 1, 3, 4, 5 and 6 along Jalan Seri Austin, plus two mapped neighbourhoods called Seri Austin Hills and East Zone. Ask for the developer name and completion year on the specific title, where they are recorded, rather than from any listing page. 这一页不回答这个问题，因为找不到足够可靠、可以据以刊登的公开来源。发展商名称、推出年份、社区总面积，这三项在挂牌文案里经常被重复，却没有出处；把它们写进来，等于在一整页有出处的数字旁边放一个猜测。可以核实的是这个社区在地面上的形状：沿 Jalan Seri Austin 编号的 1、3、4、5、6 区，以及地图上另外两个名为 Seri Austin Hills 与 East Zone 的分区。发展商与竣工年份请就个别地契索取 —— 那里才有记载，不要拿任何挂牌页当依据。
What tax do I pay when I sell in Malaysia?在马来西亚卖房要付什么税？
Real Property Gains Tax, charged on the gain and not on the sale price. A Malaysian citizen or permanent resident pays 30 percent disposing in years one to three, 20 percent in year four, 15 percent in year five and nothing from year six onward. A non-citizen pays 30 percent through year five and 10 percent from year six, with no further step down. On a RM640,000 terrace the difference between selling in year five and selling in year six is worth tens of thousands of ringgit, so fix the holding period before you sign rather than after. 产业盈利税（RPGT），课的是获利，不是售价。马来西亚公民与永久居民：第 1 至 3 年出售 30%、第 4 年 20%、第 5 年 15%，第 6 年起为零。非公民：第 1 至 5 年 30%，第 6 年起 10%，之后不再往下调。以一栋 RM640,000 的排屋来说，第五年卖与第六年卖之间的差额是数以万计的令吉 —— 持有年限要在签约前定，不是签完才算。
Mukim Tebrau, twelve most-traded areas, one tableTebrau 副县成交量前十二，一张表
All figures published by the same source on the same basis, so the ranking is at least internally consistent. Remember that every one of these is an all-type median: a high figure can mean expensive houses or simply a lot of small strata units.以下数字由同一来源、以同一口径公布，因此这个排名至少内部一致。但请记住每一个都是全类型中位数：数字高，可能代表房子贵，也可能只是小面积分层单位特别多。
| Area区域 | Records笔数 | Median中位价 | Median psf中位每尺 | 12 months12 个月 |
|---|---|---|---|---|
| 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% |
Send me the road number. I will send you the comparables for that road.把路号发给我，我把那条路的可比成交发给你。
An area median of RM650,000 will not help you negotiate a house on Jalan Seri Austin 6/13. What helps is the type-filtered, size-matched record for your specific road — 1,270 or 1,475, precinct 1 or precinct 5. That takes me one message to pull. RM650,000 这个全区中位价，帮不了你在 Jalan Seri Austin 6/13 议价。真正有用的是你那条路的、分屋型且面积对得上的纪录 —— 1,270 还是 1,475，1 区还是 5 区。这个我一则讯息就能调出来。