Taman Kempas: four neighbours
share the name. This is the smallest one
Taman Kempas：四个同名邻居里，
这是样本最小的那一个
List.my’s own Tebrau comparison table gives Taman Kempas the fastest twelve-month psf move of all twelve areas listed, +20.1% — but its 74 registered transactions are also the fewest of any of the four Kempas-named neighbourhoods this site covers, and unlike the other three, not one of those 74 records is a semi-detached house, a cluster house or a bungalow. This page pulls the year-by-year numbers itself, checks the +20.1% against them, and lays out what a genuinely entry-level, single-storey-and-low-cost estate actually looks like on paper. 在 List.my 自己的 Tebrau 对照表里，Taman Kempas 是十二个上榜区域中十二个月每尺价变动最快的一个 —— +20.1% —— 但它的 74 笔登记成交，也是本站涵盖的四个「Kempas」同名邻区里最少的一个；而且与另外三个不同，这 74 笔里没有一笔是半独立式、Cluster 田字屋或独立式洋房。本页自己把逐年数字拉出来，拿去核对这个 +20.1%，并整理出一个真正入门级、以单层排屋与低成本住宅为主的社区，纸面上实际长什么样子。
© Chongkian · CC BY-SA 4.0 · Wikimedia CommonsTaman Kempas in 30 seconds30 秒看懂 Taman Kempas
- What it is: a small, non-gated residential and light-commercial estate in Kempas, Mukim Tebrau, postcode 81200 — the same postcode as its neighbour Taman Bukit Kempas. This page’s own research found no single named developer behind it. Every recorded road runs off one spine, Jalan Dataran Utama, with numbered lanes 1/x through 4/x branching from it. 它是什么：位于 Tebrau 区 Kempas 的一个小型非门禁住宅兼轻商用社区，邮区 81200 —— 与邻近的 Taman Bukit Kempas 共用同一个邮区。本页自身查证没有找到背后的单一命名发展商。每一条查证到的道路都接在同一条主干道 Jalan Dataran Utama 上，编号巷弄 1/x 至 4/x 由此分出。
- What it costs — read the type, not the average: 74 registered transactions from 2021 to 2026, blended median RM365,000 at RM297 psf. The dominant type, single-storey terrace (41 records), medians RM400,000 at RM325 psf; low-cost house (15 records, landed) is RM290,000; low-cost flat (11 records, a strata walk-up) is RM120,000. 多少钱 —— 请看屋型，不要只看平均：2021 至 2026 年 74 笔登记成交，混合中位 RM365,000、每尺 RM297。成交量最大的单层排屋（41 笔）中位价为 RM400,000、每尺 RM325；低成本组屋（15 笔，属有地）为 RM290,000；低成本组屋公寓（11 笔，分层无电梯公寓）为 RM120,000。
- The number this page could not confirm: List.my’s Tebrau table quotes +20.1% in twelve months, the fastest of any area listed. This page’s own year-by-year pull, using only years with 10+ recorded transactions (2022–2024), found psf rising a much gentler +5.5% across two years. The twelve-month figure almost certainly rests on 2025 (9 records) and 2026 (1 record) — both too thin on their own to carry a headline number. 本页没能证实的数字：List.my 的 Tebrau 表给出十二个月 +20.1%，是表上涨得最快的区域。本页自行逐年查证，只取登记笔数 10 笔以上的年份（2022 至 2024 年），发现每尺价两年间只温和上涨 +5.5%。这个十二个月数字，几乎可以肯定建立在 2025 年（9 笔）与 2026 年（1 笔）之上 —— 两者笔数都薄到无法单独撑起一个头条数字。
- The detail that separates it from its three namesakes: unlike Taman Kempas Utama (semi-D-led), Taman Bukit Kempas (terrace-and-semi-D) or Taman Kempas Indah (terrace-and-cluster), not one of Taman Kempas’s 74 records is a semi-detached house, a cluster house or a bungalow. Low-cost house and low-cost flat records together make up 26 of its 67 residential sales — 39% of the housing stock this page is describing. 把它跟另外三个同名邻居分开的细节：不像以半独立式为主的 Taman Kempas Utama、排屋加半独立式的 Taman Bukit Kempas，或排屋加 Cluster 的 Taman Kempas Indah，Taman Kempas 的 74 笔纪录里没有一笔是半独立式、Cluster 田字屋或独立式洋房。低成本组屋与组屋公寓合计 26 笔，占 67 笔住宅成交的 39% —— 是本页所描述房源里相当大的一块。
- The honest catch: on the numbers, every recorded type here sits far below Johor’s RM2 million floor for foreign landed buyers, and roughly a third of the residential stock likely carries low-cost eligibility restrictions this page could not independently verify. 诚实提醒：从数字看，这里每一种登记屋型都远低于柔佛给外籍有地买家设的 RM200 万门槛；而且大约三分之一的住宅存量，可能带有本页无法独立查证的低成本资格限制。
Kempas — the town Taman Kempas sits inside甘拔士（Kempas）—— Taman Kempas 所在的市镇
No Wikimedia photographer has published pictures from inside Taman Kempas’s own Jalan Dataran lanes — the Street View panels further down cover the estate’s actual roads. What these photographs show is the surrounding town of Kempas: its railway station, clinics, shops, community facilities and the wider Tebrau river and road corridor. 目前没有 Wikimedia 摄影者公开过 Taman Kempas 自身 Jalan Dataran 巷弄内部的照片 —— 这一块由下方的街景实景补上。这些照片拍到的是社区所在的甘拔士（Kempas）市镇：火车站、诊所、店铺、社区设施，以及更广的 Tebrau 河与道路走廊。
Three price tiers, and no upgrade path inside the estate itself三个价位层，社区内部却没有再往上升级的产品
With no semi-detached, cluster house or bungalow on record, a buyer who outgrows the terrace tier here has to leave Taman Kempas to move up — a genuinely different shape from its three same-named neighbours.这里没有半独立式、Cluster 田字屋或独立式洋房的登记纪录，一个买家如果超出了排屋这个价位层，就得离开 Taman Kempas 才能往上换 —— 这跟另外三个同名邻居的形状真的不一样。
The low-cost flat buyer低成本组屋公寓买家
Buying the cheapest unit type this page found in Taman Kempas — recorded median RM120,000 at RM237 psf, a walk-up flat, not a landed house. This is a first-purchase or investment-yield buyer working at the very bottom of the market.买这里本页找到最便宜的单位类型 —— 登记中位 RM120,000、每尺 RM237，是无电梯公寓，不是有地住宅。这类买家是首购或图收益的投资者，在市场最底端操作。
The low-cost house buyer低成本组屋买家
Buying the estate’s cheapest landed type — recorded median RM290,000 at RM323 psf, with individual sales ranging from RM190,000 to RM400,000 across 2021-2026. Likely subject to income or Bumiputera eligibility rules this page could not independently confirm.买社区最便宜的有地屋型 —— 登记中位 RM290,000、每尺 RM323，个别成交在 2021 至 2026 年间从 RM190,000 到 RM400,000 都有。很可能受收入或土著资格限制，本页无法独立查证。
The terrace-level family排屋级家庭
Buying the single-storey terrace — 41 of 74 records, more than half of everything NAPIC tracked here — at a median close to the estate’s blended headline. This is the top of the residential ladder in Taman Kempas itself; there is nowhere further up to go without leaving.买单层排屋 —— 74 笔登记里的 41 笔，超过一半 —— 中位价与社区混合头条数字相近。这是 Taman Kempas 本身住宅阶梯的顶端；不离开这个区，就没有再往上的产品了。
The shop & factory investor店屋与工厂投资者
Buying a shop lot or small factory for yield rather than a home — 2 shop/retail records, 4 terraced factory records and 1 detached factory record, too few individually to price with confidence.买店屋或小型工厂图收益，不是自住 —— 2 笔店屋／零售登记、4 笔排厂登记、1 笔独立式工厂登记，笔数各自都太少，不足以有信心定价。
A Wednesday at Taman KempasTaman Kempas 的一个星期三
Pick a weekday, not a weekend open house. A Wednesday shows you the commuter traffic and the actual quiet of the Jalan Dataran lanes that a Sunday viewing will not.要看，就挑平日，不要只看周末的样品屋开放日。星期三会让你看到通勤车流，以及 Jalan Dataran 各巷弄真正的安静程度 —— 这些周日看房时都看不到。
School and commute traffic moves through the numbered Jalan Dataran lanes toward Kempas’s main roads. This is an open, two-way local grid, not a gated private estate with guardhouses.上学与通勤车流经过 Jalan Dataran 各编号巷弄，汇往甘拔士的主要道路。这是开放式的双向一般道路网格，不是有保安亭的门禁私家社区。
Weekday quiet along the terrace and low-cost house rows. This page found no independently-confirmed school inside the estate itself — verify catchment before assuming one applies.排屋与低成本组屋排平日安静。本页没能独立查证到社区内部有学校 —— 假设学区适用之前，请先自行核实。
Everyday shop rows and the local mart handle lunch-hour errands. Kempas Medical Centre and the wider Tebrau retail belt are the nearest verified options for anything larger.日常店屋排与社区杂货店处理午间杂务。甘拔士医药中心与更广的 Tebrau 零售带，是本页能查证到较大规模需求的最近选项。
Kempas Baru railway station, relocated to a new building in 2024, runs KTM services toward Kuala Lumpur, Butterworth, Padang Besar and JB Sentral — a rail option this page has not independently timed from the estate’s own lanes.2024 年迁至新站房的甘拔士峇鲁火车站，提供 KTM 服务往吉隆坡、北海、白沙镇与新山中央车站 —— 本页尚未从社区自身巷弄独立实测车程。
Evening traffic builds along the roads feeding the wider Tebrau industrial and retail corridor. Drive the specific approach lane to your target house at this hour before you commit.傍晚车流沿着通往更广 Tebrau 工业与零售走廊的道路增加。下单前，请在这个时段亲自开一趟你锁定房子的那条联外巷弄。
Quiet along the numbered lanes; this is a residential grid, not a food-street destination the way some other Tebrau townships are.编号巷弄内很安静；这里是住宅网格，不像 Tebrau 其他一些市镇那样是美食街目的地。
Inside Kempas, one spine road and its numbered lanes位于 Kempas 内，一条主干道与它的编号巷弄
Taman Kempas sits in Kempas, Mukim Tebrau, postcode 81200 — bordered, per Wikipedia’s administrative-zone entry for Kempas, by Tampoi to the southwest, Bandar Baru UDA to the south, Larkin to the southeast, Kangkar Tebrau to the east, Bandar Dato’ Onn to the northeast and Impian Emas to the northwest. Every road this page found in NAPIC’s own transaction records runs off one spine, Jalan Dataran Utama, with numbered lanes (1/x through 4/x) branching from it. Taman Kempas 位于 Tebrau 区的 Kempas（甘拔士），邮区 81200 —— 依维基百科对 Kempas 行政区的记载，西南接 Tampoi，南接 Bandar Baru UDA，东南接 Larkin，东接 Kangkar Tebrau，东北接 Bandar Dato’ Onn，西北接 Impian Emas。本页在 NAPIC 成交纪录里查到的每一条路，都接在同一条主干道 Jalan Dataran Utama 上，编号巷弄（1/x 至 4/x）由此分出。
Kempas as a whole is served by the North-South Expressway and the Eastern Dispersal Link (EDL). This page has not independently timed the drive from Jalan Dataran’s own lanes to a specific on-ramp — verify the actual minutes for the exact address you are viewing.整个 Kempas 由 南北大道 与 东部疏散大道（EDL）服务。本页尚未独立实测从 Jalan Dataran 自身巷弄到特定高速出入口的车程 —— 请针对你正在看的具体地址自行验证实际分钟数。
| Destination目的地 | Distance / drive距离／车程 |
|---|---|
| Kempas Baru KTM railway station | within the Kempas zone位于 Kempas 行政区内 |
| North-South Expressway (Kempas interchange) | to be confirmed for this address以实际地址为准 |
| Eastern Dispersal Link (EDL) | to be confirmed for this address以实际地址为准 |
| Kempas Medical Centre | to be confirmed for this address以实际地址为准 |
| JB City Centre / CIQ / RTS Bukit Chagar | to be confirmed for this address以实际地址为准 |
| Senai International Airport | to be confirmed for this address以实际地址为准 |
A KTM station in the zone, a clinic nearby — and gaps we are not papering over行政区内有 KTM 车站、附近有诊所 —— 也有我们不打算掩盖的缺口
This section separates what this page independently confirmed from what it could not. Where research turned up nothing solid, it says so rather than repeating an unverified claim.这一节把本页独立查证到的，跟查不到的分开写清楚。查证不到扎实来源的地方，就直接写明。
Roads & rail道路与铁路
Kempas as a whole connects to the North-South Expressway and the Eastern Dispersal Link. Kempas Baru railway station, relocated to a new building in February 2024 for the Gemas-JB Electrified Double Track Project, adds a KTM option toward KL, Butterworth, Padang Besar and JB Sentral.整个 Kempas 连接 南北大道 与 东部疏散大道。2024 年 2 月因「金马士—新山电气化双轨计划」迁至新站房的 甘拔士峇鲁火车站，提供往吉隆坡、北海、白沙镇、新山中央车站的 KTM 选项。
Schools学校便利
This page’s own research did not turn up an independently verifiable primary or secondary school located inside Taman Kempas itself. Confirm directly with the district education office (PPD) before relying on any catchment claim. 本页自身的查证，没能找到位于 Taman Kempas 社区内部、且可独立核实的国小或国中。依赖任何学区说法之前，请直接向县教育局（PPD）确认。
Medical & retail医疗与零售
Kempas Medical Centre is a clinic in the wider Kempas area. This page did not confirm a general hospital inside Taman Kempas itself; Columbia Asia Hospital (Tebrau), a private hospital, sits in the wider Tebrau corridor. Retail runs from everyday shops locally out to the wider Tebrau belt.甘拔士医药中心是 Kempas 一带的一间诊所。本页没能在 Taman Kempas 社区内部确认综合医院；Columbia Asia Hospital (Tebrau) 这家私立医院，位于更广的 Tebrau 走廊内。零售方面，近处是本地日常店铺，稍远则是更广的 Tebrau 零售带。
Six things to check before you trust the 20.1%在你相信这个 20.1% 之前，先查这六件事
Every one of these facts comes back to the same theme: a small transaction base and a genuinely different product mix can produce numbers that mislead if you compare them casually to the other three Kempas-named pages on this site. 以下每一点都指向同一个主题：一个小成交基数、加上一套真的不一样的产品组合，如果你随手拿去跟本站另外三个 Kempas 页面比较，很容易被数字误导。
74 transactions is the smallest of the four Kempas pages74 笔，是四个 Kempas 页面里最少的
Taman Kempas Utama has 228 records, Taman Bukit Kempas has 151, Taman Kempas Indah has 136. Taman Kempas has 74 — roughly a third of the largest of its three namesakes. Taman Kempas Utama 有 228 笔，Taman Bukit Kempas 有 151 笔，Taman Kempas Indah 有 136 笔。Taman Kempas 只有 74 笔 —— 大约是三个同名邻居中最多者的三分之一。
The +20.1% and this page’s own year-by-year figures don’t agree+20.1% 与本页自己逐年查到的数字对不上
List.my’s Tebrau comparison table quotes +20.1% and RM297 psf. This page’s own pull of the Residential Market Snapshot, years with 10+ records only, found psf moving from RM291 (2022) to RM307 (2024) — +5.5% over two years, not +20.1% in one. List.my 的 Tebrau 对照表给出 +20.1%、每尺 RM297。本页自行查证「住宅市场快照」，只取登记 10 笔以上的年份，发现每尺价从 2022 年的 RM291 涨到 2024 年的 RM307 —— 两年 +5.5%，不是一年 +20.1%。
No semi-detached, cluster house or bungalow on record at all完全没有半独立式、Cluster 田字屋或独立式洋房的登记纪录
All three of its same-named neighbours have at least one upmarket landed type. Taman Kempas does not — the ceiling here is the single-storey terrace, median RM400,000. 另外三个同名邻居，各自至少有一种较高价的有地屋型。Taman Kempas 没有 —— 这里的天花板就是单层排屋，中位价 RM400,000。
Roughly 39% of the housing stock is low-cost, with likely eligibility rules大约 39% 的住宅存量属低成本，很可能带资格限制
Low-cost house (15) and low-cost flat (11) records together make up 26 of 67 residential transactions. This page could not confirm the exact income or Bumiputera terms attached to a resale. 低成本组屋（15 笔）与组屋公寓（11 笔）合计 26 笔，占 67 笔住宅成交的比例不小。本页无法确认二手转售所附带的确切收入或土著条款。
Same postcode as Taman Bukit Kempas — a genuine mix-up risk与 Taman Bukit Kempas 共用邮区 —— 真实的混淆风险
Both Taman Kempas and Taman Bukit Kempas share postcode 81200. They are tracked as separate NAPIC areas with different road grids (Jalan Dataran here, Jalan Bukit Kempas there) and different medians. Taman Kempas 与 Taman Bukit Kempas 共用邮区 81200。两者在 NAPIC 里被列为不同区域，道路网格不同（这里是 Jalan Dataran，那边是 Jalan Bukit Kempas），中位价也不同。
Below the low-cost tier of some neighbours, still under the foreign floor部分屋型价位低于邻区的低成本层，但仍低于外籍门槛
Even the highest recorded median here, the terrace at RM400,000, sits RM1.6 million short of Johor’s RM2 million floor for non-citizen landed purchases. 就连这里登记的最高中位价 —— 排屋 RM400,000 —— 也还差 RM160 万才到柔佛给非公民有地住宅设的 RM200 万门槛。
One spine, four numbered branches一条主干道，四条编号支线
Roads follow Jalan Dataran Utama and its numbered lanes, 1/x through 4/x. There is no phase name to look up — the lane number is the address. The three panels below are Street View captures this page verified are live, at coordinates spread across the estate’s own lanes. 道路依 Jalan Dataran Utama 及其编号巷弄（1/x 至 4/x）排列。这里没有期数名称可查 —— 巷号就是地址本身。下方三个画面，是本页亲自验证有实景的 Google 街景，坐标分布在社区不同编号巷弄。
One lane in particular stands out in this page’s own by-road check of the low-cost house type: 7 of the estate’s 15 low-cost house sales are on Jalan Dataran 2/2 alone, spanning 2021 to 2025. That is a genuine concentration, not an even spread across the 1/x–4/x grid, and it means comparable sales for a low-cost house elsewhere in the estate should be treated with extra caution. 本页自行按路段查证低成本组屋这个屋型时，有一条巷弄特别突出：社区 15 笔低成本组屋成交里，有 7 笔都在 Jalan Dataran 2/2 这一条巷弄，横跨 2021 至 2025 年。这是真正的集中，不是平均分布在 1/x 至 4/x 整个网格上，也代表社区其他巷弄的低成本组屋可比案例，应该更谨慎看待。
Three residential products, one ceiling三种住宅产品，一个天花板
Registered transactions split cleanly by type, and the ceiling is low: the single-storey terrace, at a recorded median of RM400,000, is the most expensive residential type this page found in Taman Kempas. 登记成交依屋型分得很干净，而且天花板很低：单层排屋，登记中位价 RM400,000，是本页在 Taman Kempas 找到最贵的住宅屋型。
Single-storey terrace单层排屋
Low-cost house低成本组屋
Low-cost flat · commercial低成本组屋公寓 · 商用
Small volume, entry-level price, a claim that needs its own check量小、价位入门、一个需要自己核对的涨幅声称
The base behind the 20.1%撑起这个 20.1% 的基数
RM120,000 to RM400,000 — three products, one postcodeRM120,000 至 RM400,000 —— 一个邮区，三种产品
Registered medians by type, 2021 to 2026. Read the ladder, not the average — and note there is no rung above the terrace here, unlike the other three Kempas-named pages on this site. 2021 至 2026 年各屋型登记中位价。请读这道阶梯，不要读平均 —— 而且请注意，这里排屋之上没有更高一层，跟本站另外三个 Kempas 页面不一样。
What each house type actually transacted at每一种户型，实际成交在多少
Registered subsale transactions, 2021 to 2026, from NAPIC records published by List.my: 74 records, blended median RM365,000 at RM297 psf. List.my’s separate Tebrau comparison table quotes a twelve-month figure of +20.1% — see the checked figure in section 06 and section 11. Use the type rows below, not the total row, to price an actual house. 2021 至 2026 年登记二手成交，来源为 List.my 公布的 NAPIC 纪录：74 笔，混合中位 RM365,000、每尺 RM297。List.my 另一张 Tebrau 对照表给出十二个月 +20.1% 的数字 —— 见第 06 节与第 11 节的核对结果。要为一栋具体房子定价，请看屋型那一行，不要看总计那一行。
| Type类型 | Records笔数 | Recorded median登记中位价 | Range observed观察区间 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|
| Low-cost flat (strata)低成本组屋公寓 （分层） | 11 | RM120,000 RM237 psf | RM90,000 – 150,000 | No不行 |
| Low-cost house (landed)低成本组屋 （有地） | 15 | RM290,000 RM323 psf | RM190,000 – 400,000 | No不行 |
| Single-storey terrace单层排屋 | 41 | RM400,000 RM325 psf | RM340,000 – 460,000 | No不行 |
| Shop / retail lot (commercial)店屋／零售 （商用） | 2 | Too few records to price with confidence笔数太少，不足以有信心定价 | Commercial — different rules商用 —— 另一套规则 | |
| Terraced / detached factory (commercial)排厂／独立式工厂 （商用） | 5 | Too few records to price with confidence笔数太少，不足以有信心定价 | Commercial — different rules商用 —— 另一套规则 | |
| All types, blended全类型混合 | 74 | RM365,000 RM297 psf | RM286,000 – 444,000 | Landed closed to non-citizens有地对非公民关闭 |
Three usable years — and why they contradict the headline 20.1%三个可用年份 —— 以及它们为什么跟头条 20.1% 对不上
Source: registered subsale records from NAPIC (JPPH), published by List.my, read from the Residential Market Snapshot for each year. Records lag roughly six months, so the most recent years are always incomplete.来源：NAPIC（JPPH）登记二手成交纪录，由 List.my 公布，逐年自「住宅市场快照」读取。资料约滞后半年，因此最近几年永远是不完整的。
The distribution, and why the blended average understates the top and bottom分布，以及混合平均数为什么低估了顶端与底端
Half of all recorded sales landed between RM286,000 and RM444,000, with the median at RM365,000. That band mostly reflects the terrace and low-cost house market — the low-cost flat segment sits mostly below it. 全部登记成交中有一半落在 RM286,000 至 RM444,000 之间，中位数为 RM365,000。这个区间主要反映的是排屋与低成本组屋市场 —— 低成本组屋公寓区块大多落在它下方。
Recorded transactions by year, all types各年度登记成交笔数（全类型）
Residential psf by year — years with at least 10 recorded transactions only各年住宅每尺价 —— 仅列登记笔数达 10 以上的年份
The straight answer: not close, on any recorded figure直说：以任何登记数字来看，都还差得远
Johor bars non-citizens from landed residential property below RM2 million and from strata below RM1 million. Even the estate’s highest recorded median — the single-storey terrace at RM400,000 — sits RM1.6 million short of the landed floor. 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，以及 RM100 万 以下的分层产权。就连这里登记的最高中位价 —— 单层排屋 RM400,000 —— 也还差 RM160 万才到有地门槛。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 single-storey terrace median of RM400,000 — the estate’s majority type and ceiling.预设值为单层排屋的登记中位价 RM400,000 —— 社区的主力屋型也是天花板。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM400,000, the recorded terrace median. First-time Malaysian buyers at or below RM500,000 are exempt from transfer stamp duty in 2026 and 2027 — every recorded type in Taman Kempas sits comfortably under that threshold.预设 RM400,000，即排屋登记中位价。马来西亚首购族在 RM500,000 或以下于 2026 与 2027 年免转让印花税 —— Taman Kempas 每一种登记屋型都明显低于这个门槛。
Johor’s minimum purchase price for a non-citizen is RM2 million on landed and RM1 million on strata. Every recorded type here is below that: RM120,000 low-cost flat, RM290,000 low-cost house, RM400,000 terrace. 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、分层 RM100 万。这里每一项登记屋型都在门槛之下：低成本组屋公寓 RM120,000、低成本组屋 RM290,000、排屋 RM400,000。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。
Stamp duty and legal fee tiers, at a glance印花税与律师费级距，一览
At Taman Kempas price levels, every recorded type falls in the lowest one or two MOT stamp duty bands, and RPGT timing matters more than the tax rate itself.以 Taman Kempas 的价位水平，每一种登记屋型都落在最低一到两级 MOT 印花税级距，RPGT 的关键在于卖出的时机，而不是税率本身。
| Item项目 | Rate (citizens/PR)税率（公民／PR） |
|---|---|
| MOT stamp duty, first RM100,000MOT 印花税，首 RM10 万 | 1% |
| MOT stamp duty, RM100,001–500,000MOT 印花税，RM10 万–50 万 | 2% |
| Legal fee, first RM500,000律师费，首 RM50 万 | 1% |
| Loan agreement stamp duty贷款合约印花税 | 0.5% |
| First-time buyer MOT exemption, ≤RM500,000 (2026–2027)首购族 MOT 免税，≤RM50 万（2026–2027） | Fully exempt全免 |
Which house type? That decides which of three price tiers you are in.哪一种屋型？这个问题决定了你落在三个价位层的哪一层。
Low-cost flat, low-cost house or single-storey terrace — three different price tiers in one small, entry-level area with no fourth tier above them. Tell me the type and the budget and the rest is quick.低成本组屋公寓、低成本组屋，还是单层排屋 —— 一个入门级小区域里的三个不同价格层，上面没有第四层。告诉我屋型与预算，其余的很快。
A real, entry-level market — with a headline number this page could not confirm一个真实的入门级市场 —— 加上一个本页无法证实的头条数字
✓ Strengths优势
- The most affordable entry point among the four Kempas-named pages. The low-cost house median, RM290,000, and the low-cost flat median, RM120,000, are both cheaper than the entry points this page found on Taman Kempas Utama, Taman Bukit Kempas or Taman Kempas Indah.四个 Kempas 页面里最负担得起的入门价位。低成本组屋中位价 RM290,000，与低成本组屋公寓中位价 RM120,000，都比本页在 Taman Kempas Utama、Taman Bukit Kempas 或 Taman Kempas Indah 找到的入场价更便宜。
- A dominant, coherent majority type. 41 of 74 records (55%) are single-storey terrace, giving the blended headline more meaning here than in a masterplan with several equally-sized product lines.有一个清晰的主力屋型。74 笔登记中有 41 笔（55%）是单层排屋，这让混合头条数字在这里比在多种产品线各占一定比例的总体规划里更有意义。
- A KTM station within the same administrative zone. Kempas Baru railway station, relocated to a new building in 2024, gives Kempas broadly a rail option most Tebrau townships do not have.同一行政区内有 KTM 车站。2024 年迁至新站房的甘拔士峇鲁火车站，让整个 Kempas 拥有多数 Tebrau 市镇没有的铁路选项。
- A simple, verifiable street grid. One spine road and four numbered branches make Taman Kempas easy to navigate and its Street View coverage easy to verify — this page confirmed five separate coordinates live.简单、可查证的街道网格。一条主干道加四条编号支线，让 Taman Kempas 容易辨认方向，也让本页容易查证街景 —— 本页亲自确认了五个不同坐标的实景。
△ Things to weigh需要权衡的
- 74 transactions is the smallest base of the four Kempas-named pages this site covers. Roughly a third of Taman Kempas Utama’s 228, half of Taman Bukit Kempas’s 151, and about half of Taman Kempas Indah’s 136.74 笔，是本站四个 Kempas 页面里最薄的基数。大约是 Taman Kempas Utama 228 笔的三分之一、Taman Bukit Kempas 151 笔的一半，也大约是 Taman Kempas Indah 136 笔的一半。
- The headline +20.1% and this page’s own year-by-year figures do not agree. List.my’s comparison table quotes RM297 psf and +20.1% for the twelve-month window; this page’s direct pull of the Residential Market Snapshot found psf rising a gentler +5.5% across 2022–2024. We could not reconcile the two, so both are shown rather than one being quietly dropped.头条的 +20.1% 与本页自己逐年查到的数字对不上。List.my 对照表给十二个月每尺的数字是 RM297、+20.1%；本页直接查证「住宅市场快照」，发现 2022 至 2024 年间每尺价只温和上涨 +5.5%。两者无法对上，我们选择两个都列出来，而不是悄悄丢掉其中一个。
- No upgrade path inside the estate itself. With no semi-detached, cluster house or bungalow on record, a buyer who outgrows the terrace tier has to leave Taman Kempas — unlike its three same-named neighbours.社区内部没有再往上升级的产品。这里没有半独立式、Cluster 田字屋或独立式洋房的登记纪录，超出排屋这个价位层的买家，得离开 Taman Kempas —— 跟另外三个同名邻居不一样。
- No independently confirmed school inside the estate, and likely eligibility rules on 39% of the housing stock. Low-cost house and low-cost flat records together make up 26 of 67 residential sales, and this page could not confirm their exact resale eligibility terms.社区内没能独立查证到学校，而且约 39% 的住宅存量很可能带资格限制。低成本组屋与组屋公寓合计 26 笔，占 67 笔住宅成交，本页无法确认其确切的二手转售资格条款。
- Closed to foreign buyers on every recorded figure. Your resale buyer pool is Malaysian. Do not plan an exit strategy around a foreign upgrade sale here.每一项登记数字都对外籍买家关闭。你的接手买家池是马来西亚人。不要在这里规划一个靠外籍买家升值接手的退出方案。
Taman Kempas FAQTaman Kempas 常见问题
How much does a house in Taman Kempas cost?Taman Kempas 的房子多少钱？
Registered subsale transactions in Taman Kempas show 74 records from 2021 to 2026, blended median RM365,000 at RM297 per square foot, published by List.my from NAPIC data. That figure blends three very different products: 41 single-storey terrace records (median RM400,000 at RM325 psf), 15 low-cost house records (median RM290,000 at RM323 psf) and 11 low-cost flat records (median RM120,000 at RM237 psf, a strata unit, not landed). A further 7 records are commercial (shop lots and factories). The terrace is both the largest single group and the closest to the blended figure, but RM365,000 still overstates a low-cost flat purchase by roughly RM245,000 and understates a terrace by RM35,000. Taman Kempas 的登记二手成交显示：2021 至 2026 年共 74 笔纪录，混合中位价 RM365,000、每平方尺 RM297，资料由 List.my 依 NAPIC 数据公布。这个数字混合了三种差异很大的产品：41 笔单层排屋纪录（中位 RM400,000、每尺 RM325）、15 笔低成本组屋纪录（中位 RM290,000、每尺 RM323），以及 11 笔低成本组屋公寓纪录（中位 RM120,000、每尺 RM237 —— 这是分层产权，不是有地住宅）。另有 7 笔属商用（店屋与工厂）。排屋既是笔数最多的单一屋型，数字也最接近混合中位价，但 RM365,000 用来估低成本组屋公寓，仍会高估约 RM24.5 万；用来估排屋，则会低估 RM3.5 万。
Is the +20.1% twelve-month psf rise in Taman Kempas real?Taman Kempas 12 个月 +20.1% 的每尺涨幅是真的吗？
The number needs real caution before you build anything on it. List.my’s own Tebrau comparison table quotes +20.1% and RM297 psf for Taman Kempas over the past twelve months — the fastest move in that entire table. But this page’s own year-by-year pull of the Residential Market Snapshot, using only years with at least 10 recorded transactions (2022: 18 records at RM291 psf, 2023: 21 records at RM302 psf, 2024: 22 records at RM307 psf), shows psf rising a much gentler 5.5% across those two years, not 20.1% in one. The years feeding the headline twelve-month figure are almost certainly 2025 (only 9 records) and 2026 (1 record, a single low-cost house at an unusually high RM516 psf) — both too thin to trust on their own. We are showing both numbers rather than picking the one that sounds better. 在你拿这个数字做任何决定之前，请务必谨慎。List.my 自己的 Tebrau 对照表给 Taman Kempas 过去十二个月的数字是 +20.1%、每尺 RM297 —— 是整张表里涨得最快的。但本页自行逐年查证「住宅市场快照」，只取登记笔数达 10 笔以上的年份（2022 年 18 笔、每尺 RM291；2023 年 21 笔、每尺 RM302；2024 年 22 笔、每尺 RM307），发现这两年间每尺价的涨幅要温和得多，只有 5.5%，不是一年涨 20.1%。撑起头条十二个月数字的，几乎可以肯定是 2025 年（仅 9 笔）与 2026 年（仅 1 笔，一间每尺价异常偏高、达 RM516 的低成本组屋）—— 两者笔数都薄到不能单独采信。我们选择把两个数字都列出来，而不是挑一个比较好看的。
Why did NAPIC only record 1 transaction in Taman Kempas so far in 2026?为什么 NAPIC 在 Taman Kempas 2026 年至今只登记了 1 笔成交？
Mostly reporting lag, not a frozen market. NAPIC subsale records typically take roughly six months to surface, so a partial year like 2026 will always look thin — 2025 itself only shows 9 recorded transactions against 21 and 22 in 2023 and 2024, and that gap will likely fill in as more 2025-2026 sales are processed. The single 2026 record on file, a low-cost house on Jalan Dataran 4/7 that sold for RM400,000 in January at RM516 psf, should be read as one early, unusually-priced data point, not as this page’s full 2026 picture. 主要是纪录滞后，不是市场冻结。NAPIC 二手成交纪录通常要约半年才会浮现，所以像 2026 年这样的不完整年份，笔数看起来一定偏少 —— 就连 2025 年本身也只登记了 9 笔，相比 2023、2024 年各自的 21 与 22 笔明显更少，这个落差应该会随着 2025 至 2026 年成交陆续被处理登记而补齐。目前登记在案的唯一一笔 2026 年成交，是 Jalan Dataran 4/7 一间低成本组屋，1 月以 RM400,000（每尺 RM516）成交 —— 请把它当成一个早期、价格明显偏高的个别数据点，不要当成本页对 2026 年的完整描绘。
What house types are actually in Taman Kempas?Taman Kempas 实际有哪些屋型？
Three residential types and three commercial types show up in NAPIC’s records, and — unlike its three same-named neighbours — none of them is a semi-detached, cluster house or bungalow. Single-storey terrace (41 of 74 records, the majority), low-cost house (15 records, landed) and low-cost flat (11 records, a strata walk-up, not landed) make up the residential side. Commercially there are 2 shop/retail lots, 4 terraced factory units and 1 detached factory. Every recorded road in this page’s own List.my pull is a Jalan Dataran lane — 1/x, 2/x, 3/x or 4/x off Jalan Dataran Utama. NAPIC 纪录里出现三种住宅屋型与三种商用屋型 —— 而且与另外三个同名邻居不同，这里完全没有半独立式、Cluster 田字屋或独立式洋房。单层排屋（74 笔中的 41 笔，占多数）、低成本组屋（15 笔，属有地）与低成本组屋公寓（11 笔，分层产权的无电梯公寓，非有地）构成住宅部分。商用方面有 2 笔店屋／零售单位、4 笔排厂与 1 笔独立式工厂。本页自行查证到的每一条路名，全都是 Jalan Dataran Utama 底下的编号巷弄 —— 1/x、2/x、3/x 或 4/x。
Is Taman Kempas the same as Taman Kempas Utama, Taman Bukit Kempas or Taman Kempas Indah?Taman Kempas 跟 Taman Kempas Utama、Taman Bukit Kempas 或 Taman Kempas Indah 是同一个地方吗？
No — four separate NAPIC-tracked areas in or near Kempas, Mukim Tebrau, all sharing the word ‘Kempas’ and genuinely easy to confuse. Taman Kempas Utama (postcode 81300) is IOI Properties’ gated masterplan, blended median RM950,000, dominated by semi-detached houses. Taman Bukit Kempas and this page’s Taman Kempas actually share postcode 81200. Taman Bukit Kempas has a terrace-and-semi-D mix and 151 records; Taman Kempas Indah has a terrace-and-cluster mix and 136 records. Taman Kempas itself, the subject of this page, has the fewest recorded transactions of the four (74), the lowest blended median (RM365,000), and — uniquely among the four — no semi-detached, cluster or bungalow sale on record at all, just single-storey terraces and low-cost housing. 不是 —— 这是四个各自独立、被 NAPIC 分开追踪的区域，都在或邻近 Tebrau 区 Kempas 一带，名字里都有「Kempas」，非常容易混淆。Taman Kempas Utama（邮区 81300）是 IOI Properties 的门禁总体规划，混合中位价 RM950,000，以半独立式为主力。Taman Bukit Kempas 与本页的 Taman Kempas，其实共用同一个邮区 81200。Taman Bukit Kempas 是排屋与半独立式的组合，共 151 笔登记；Taman Kempas Indah 是排屋与 Cluster 田字屋的组合，共 136 笔登记。本页谈的 Taman Kempas 本身，是四者之中登记成交笔数最少的（74 笔）、混合中位价最低的（RM365,000）—— 而且是四者中唯一完全没有半独立式、Cluster 田字屋或独立式洋房登记纪录的，只有单层排屋与低成本住宅。
Can foreigners buy a house in Taman Kempas?外国人可以在 Taman Kempas 买房吗？
No, not on the recorded numbers. Johor sets a RM2 million minimum purchase price on landed residential property for non-citizens, and a RM1 million floor on strata. Every recorded type here sits far below both floors: single-storey terrace RM400,000, low-cost house RM290,000, low-cost flat RM120,000. Even the single highest individual sale this page found in the type breakdown, a low-cost house at RM400,000 in January 2026, is RM1.6 million short of the landed threshold. This is a Malaysian-buyer market from top to bottom. 以登记数字来看，不行。柔佛对非公民购买有地住宅设有 RM200 万最低价门槛，分层产权门槛则是 RM100 万。这里每一种登记屋型都远低于两个门槛：单层排屋 RM400,000、低成本组屋 RM290,000、低成本组屋公寓 RM120,000。就连本页在屋型细分中查到的单笔最高成交 —— 2026 年 1 月一间低成本组屋，成交价 RM400,000 —— 也还差 RM160 万才到有地门槛。这从头到尾都是一个马来西亚买家市场。
What roads and highways serve Taman Kempas?Taman Kempas 靠哪些道路与高速公路？
Taman Kempas sits inside Kempas, an administrative zone of Johor Bahru bordered by Tampoi, Bandar Baru UDA, Larkin, Kangkar Tebrau, Bandar Dato’ Onn and Impian Emas, per Wikipedia. Inside the estate itself, every recorded road runs off a single spine, Jalan Dataran Utama, with numbered lanes (1/x through 4/x) branching from it — a grid this page independently confirmed live via Google’s own Street View location cards. Kempas as a whole is served by the North-South Expressway and the Eastern Dispersal Link, and Kempas Baru railway station, relocated to a new building in February 2024, runs KTM services toward Kuala Lumpur, Butterworth, Padang Besar and JB Sentral. This page has not independently timed the drive from Jalan Dataran’s own lanes to a specific on-ramp — verify the actual minutes for the address you are viewing. 依维基百科，Taman Kempas 位于新山的 Kempas 行政区内，接壤 Tampoi、Bandar Baru UDA、Larkin、Kangkar Tebrau、Bandar Dato’ Onn 与 Impian Emas。社区内部，每一条查证到的道路都接在同一条主干道 Jalan Dataran Utama 上，编号巷弄（1/x 至 4/x）由此分出 —— 这个网格结构，本页已透过 Google 街景自己的地点卡实景逐一确认。整个 Kempas 由南北大道与东部疏散大道服务，2024 年 2 月迁至新站房的甘拔士峇鲁火车站，提供 KTM 客运往吉隆坡、北海、白沙镇与新山中央车站。本页尚未独立实测从 Jalan Dataran 自身巷弄到特定高速出入口的车程 —— 请针对你正在看的具体地址自行验证实际分钟数。
Are there eligibility restrictions on the low-cost house and low-cost flat in Taman Kempas?Taman Kempas 的低成本组屋与组屋公寓，有资格限制吗？
Almost certainly yes, but this page could not independently confirm the exact terms. Low-cost housing schemes in Johor typically carry an income ceiling, a Bumiputera-lot quota, or both, set at the time of the original allocation — and these restrictions can carry over to a resale depending on the individual title. With low-cost house and low-cost flat records making up 26 of Taman Kempas’s 67 residential transactions (39%), more than a third of the housing stock this page is describing, this is not a minor footnote. Verify the specific title’s restriction status with the developer’s original allocation letter or the district land office before making an offer. 几乎可以肯定有，但本页无法独立查证确切条款。柔佛的低成本住房计划，通常在最初分配时就设有收入门槛、土著单位配额，或两者兼有 —— 这些限制是否延续到二手转售，要看个别地契而定。低成本组屋与组屋公寓合计 26 笔，占 Taman Kempas 67 笔住宅成交的 39%，是本页所描述房源中相当大的一块，不是无关紧要的小注脚。出价之前，请向发展商原始分配信或县土地局核实该地契的具体限制状态。
What tax do I pay when I sell a house in Malaysia?在马来西亚卖房要付什么税？
Real Property Gains Tax, charged on the gain, not 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 onward. Non-citizens pay 30 percent through years 1 to 5 and 10 percent from year 6, with no further reduction. On a Taman Kempas single-storey terrace at the recorded median of RM400,000, the gap between selling in year five and year six is worth planning around, especially at these entry-level price points where transaction costs matter proportionally more. 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 Kempas 单层排屋的登记中位价 RM400,000 计算，第五年卖与第六年卖之间的差额值得事先规划 —— 在这种入门价位，交易成本占比更高，规划更重要。
The Tebrau belt, on the same NAPIC dataTebrau 一带，同一份 NAPIC 数据下的对照
Every figure below comes from the same List.my comparison table, so these are genuinely comparable on volume and headline psf change. Taman Kempas sits at the very bottom on transaction count and at the very top on twelve-month psf movement — the combination section 06 and section 11 check in detail.下方每一个数字都来自同一张 List.my 对照表，所以在成交量与头条每尺变动上是真正可比的。Taman Kempas 在成交笔数上敬陪末座，在十二个月每尺变动上却名列第一 —— 这个组合，第 06 节与第 11 节有详细核对。
| 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 Impian Emas | 959 | RM724,000 | RM328 | +7.5% | Highest volume in this mukim本 mukim 成交量最高 |
| Taman Daya | 856 | RM450,000 | RM295 | +11.0% | Far larger sample, higher blended median样本大得多，混合中位更高 |
| Bandar Dato’ Onn | 815 | RM745,000 | RM436 | +5.2% | Pricier, steady growth on a huge base价位更高，庞大基数下稳定成长 |
| Taman Mount Austin | 777 | RM540,000 | RM428 | +6.3% | Ten times the sample, much higher price tier样本是十倍以上，价位层高得多 |
| Taman Setia Indah | 731 | RM560,000 | RM372 | +4.0% | Higher psf tier, steadier growth每尺价层更高，涨势更稳 |
| Bandar Jaya Putra | 697 | RM660,000 | RM520 | +5.2% | Higher psf tier, steadier growth每尺价层更高，涨势更稳 |
| Taman Desa Tebrau | 673 | RM704,000 | RM400 | −6.4% | Pricier, but going backwards价位更高，但在倒退 |
| Setia Tropika | 610 | RM800,000 | RM422 | +3.8% | Highest median in this table, steady本表中位价最高，走势平稳 |
| Taman Puteri Wangsa | 555 | RM450,000 | RM299 | +0.9% | Similar psf, almost flat每尺相近，走势几乎持平 |
| Taman Seri Austin | 485 | RM650,000 | RM429 | +3.8% | Higher psf tier, steady每尺价层更高，走势平稳 |
| Taman Pelangi Indah | 411 | RM666,000 | RM292 | −2.1% | Similar psf to Taman Kempas, but falling每尺与 Taman Kempas 相近，但在下跌 |
| D’Summit Residences | 395 | RM441,000 | RM582 | −15.1% | Much larger sample, falling hard样本大得多，跌幅最深 |
| Taman Kempas | 74 | RM365,000 | RM297 | +20.1% | Smallest sample, fastest headline move — read section 06样本最小，头条涨幅最快 —— 见第 06 节 |
Tell me the type. I will tell you what it actually sold for.告诉我屋型。我告诉你它实际卖了多少。
Taman Kempas has three price tiers on the smallest transaction base of the four Kempas-named pages this site covers, and a headline psf figure this page could not fully reconcile with its own year-by-year check. Send me the house type and budget and I will come back with the recorded comparables for that specific product, not a number built on 74 mixed records. Taman Kempas 有三个价位层，成交基数是本站四个 Kempas 页面里最薄的，而头条每尺数字本页也没能与自己逐年查证的数字完全对上。把屋型与预算发给我，我会回你那个具体产品的登记可比案例，而不是一个把 74 笔混在一起算出来的数字。