Taman Scientex: RM340,000 buys
1,550 sq ft here, and 850 sq ft here
Taman Scientex：同一个市镇
RM34 万买得到 1,550 尺，也买得到 850 尺
Two real NAPIC records, same township, eleven months apart. Jalan Rusa 8, 1,550 sq ft, RM340,000 — that is RM219 a foot. Jalan Kenari 11, 850 sq ft, RM525,000 — that is RM617 a foot. Nearly three times the price per square foot, inside one estate, on streets you can walk between in ten minutes. Taman Scientex has the third lowest median price of the thirteen busiest areas in Mukim Plentong and the second highest price per square foot. That is not a contradiction. It is the whole story of this township, and this page is about how to buy inside it without paying the wrong number. 两笔真实的 NAPIC 登记成交，同一个市镇，相隔十一个月。Jalan Rusa 8，1,550 尺，RM340,000 —— 每尺 RM219。Jalan Kenari 11，850 尺，RM525,000 —— 每尺 RM617。将近三倍的每尺价差，发生在同一个社区、走路十分钟就到的两条街上。在 Plentong 十三个最活跃的区域里，Taman Scientex 的中位成交价排倒数第三，中位每尺价却排第二高。这不是矛盾 —— 这就是这个市镇的全部故事。这一页要谈的是：在这里买房，怎么样才不会看错那个数字。
© Chongkian · CC BY-SA 4.0 · Wikimedia CommonsTaman Scientex in 30 seconds30 秒看懂 Taman Scientex
- What it is: the township Scientex Berhad built when it moved into property development in 1995. More than 1,100 acres of residential, commercial and industrial land in Pasir Gudang, planned for over 13,000 homes and 400 commercial units, of which more than 11,000 have been delivered. Freehold. Built with the Industrialised Building System, which is why the houses are so uniform. 它是什么：Scientex Berhad 在 1995 年跨入房地产时盖的市镇。位于 Pasir Gudang，超过 1,100 英亩的住宅、商业与工业用地，规划逾 13,000 个住宅与 400 个商业单位，已交付超过 11,000 个。永久地契。采用工业化建筑系统（IBS）建造 —— 这也是这里房子高度一致的原因。
- The number that matters: median RM370,000 at RM374 psf across 883 recorded subsales. In Mukim Plentong that is the third lowest price and the second highest psf. Divide one by the other and the typical house here is about 990 sq ft of built-up — the smallest in the mukim by a clear margin. 关键数字：883 笔登记二手成交，中位 RM370,000、每尺 RM374。在 Plentong，这是总价倒数第三、每尺价正数第二。两者相除，这里典型的房子建筑面积约 990 平方尺 —— 明显是全 mukim 最小的。
- Size follows the street. The recorded sales are unusually clean about this: 850 sq ft on Jalan Kenari, 990 on Jalan Merak and Jalan Merbah, 1,023 on Jalan Camar, 1,033 across most of Jalan Helang, Jalan Serindit and Jalan Nuri, 1,238 on Jalan Tempua, and 1,550 on Jalan Tiong 4–8 and Jalan Rusa 5–9. Ask the street name and you already know the floor area. 面积跟着街道走。登记成交在这一点上异常干净：Jalan Kenari 是 850 尺，Jalan Merak 与 Jalan Merbah 是 990 尺，Jalan Camar 是 1,023 尺，Jalan Helang、Jalan Serindit、Jalan Nuri 多数是 1,033 尺，Jalan Tempua 是 1,238 尺，Jalan Tiong 4–8 与 Jalan Rusa 5–9 是 1,550 尺。问出街名，你就已经知道面积。
- It has its own everything. SK and SMK Taman Scientex are inside the township, so is the police station. Politeknik Ibrahim Sultan sits on its southern edge and Kolej Komuniti Pasir Gudang just beyond. Econsave, Maslee, three petrol stations. This is a finished, functioning town, not a housing estate waiting for facilities. 该有的都在里面。SK 与 SMK Taman Scientex 都在社区内，警察局也在。Politeknik Ibrahim Sultan 就在南缘，Kolej Komuniti Pasir Gudang 再过去一点。Econsave、Maslee、三间油站。这是一个已经运作起来的市镇，不是还在等设施的住宅区。
- The honest catch: Pasir Gudang is a heavy industrial and port city of 534,659 people, and in March 2019 illegally dumped chemical waste in the Kim Kim River affected 6,000 people and closed 110 schools. The government hospital the Sultan called for afterwards is still listed as upcoming. None of that makes this a bad buy at RM370,000 — but you should know it before you sign, not after. 诚实提醒：Pasir Gudang 是一座人口 534,659 的重工业与港口城市；2019 年 3 月金金河（Sungai Kim Kim）遭非法倾倒化学废料，六千人受影响、110 所学校停课。事后苏丹呼吁兴建的政府医院，至今仍列为筹建中。这些都不代表 RM370,000 的房子不值得买 —— 但你该在签约前知道，而不是签完才知道。
Taman Scientex and the city it sits inTaman Scientex，以及它所在的这座城市
Pasir Gudang was granted city status in November 2020 and had a population of 534,659 in 2023. It is a port and heavy-industry city — Johor Port, Tanjung Langsat, shipbuilding, petrochemicals, palm oil storage. Every photograph below is a licensed Wikimedia Commons image and the caption says where it was taken. Only the first is inside Taman Scientex itself. Pasir Gudang 于 2020 年 11 月获颁城市地位，2023 年人口 534,659。它是港口与重工业城市 —— Johor Port、Tanjung Langsat、造船、石化、棕油储运。以下每一张都是 Wikimedia Commons 授权实拍，图说会写明拍摄地点。只有第一张是拍在 Taman Scientex 内。
A working city buys its first house here一座工业城市，在这里买下第一间房
A median of RM370,000 and a housing stock that is 759 double-storey terraces out of 883 recorded sales tells you almost everything. This is a Malaysian first-home and second-home market attached to one of the largest industrial employment pools in the country. It is not a Singapore-dollar market and it is not an expatriate one.中位价 RM370,000，加上 883 笔登记成交里有 759 笔是双层排屋 —— 这两个数字几乎说明了一切。这是一个依附在全国最大工业就业圈之一旁边的马来西亚首购与换屋市场。它不是新币市场，也不是外籍人士市场。
The Pasir Gudang first-home buyerPasir Gudang 的首购族
Works in the port, the yards, the petrochemical plants or the industrial estates and wants a freehold double-storey terrace within a fifteen-minute commute. At RM340,000 to RM400,000 — where half of all recorded sales sit — this is the price band a dual-income Johor household can actually carry.在港口、船厂、石化厂或工业区上班，想要一间车程十五分钟内的永久地契双层排屋。RM340,000 至 RM400,000 —— 全部登记成交的一半就落在这个区间 —— 正是柔佛双薪家庭真正扛得起的价位。
The upgrader who wants floor area想换大面积的换屋族
Already lives in a 1,033 sq ft row and wants the 1,550 sq ft rows. The remarkable thing is that this upgrade barely costs more in total price — the recorded 1,550 sq ft sales run RM340,000 to RM600,000. They pay far less per foot and often about the same per house. If you know this, you buy well here.已经住在 1,033 尺的排屋里，想换 1,550 尺的。值得注意的是：这个「换大」在总价上几乎没多花多少 —— 1,550 尺的登记成交落在 RM340,000 至 RM600,000。他们的每尺价低很多，总价却往往差不多。懂这一点，你在这里就买得漂亮。
The industrial-estate landlord工业区房东
Buys at the median and lets to families and shift workers. Asking rents for double-storey terraces observed on Malaysian portals in September 2026 run RM1,300 to RM2,200 a month. Against a RM370,000 median that is roughly 4 to 7 percent gross before any cost. Run it on the actual unit, not on the range.按中位价买进，租给家庭与轮班工人。2026 年 9 月在马来西亚房产平台上观察到的双层排屋开价租金为每月 RM1,300 至 RM2,200。以 RM370,000 的中位价计，粗略是 4% 至 7% 的毛回报，未扣任何成本。请用实际那一间去算，不要用这个区间去算。
The Politeknik and college catchment理工学院与学院周边
Politeknik Ibrahim Sultan sits on the southern edge of the township and Kolej Komuniti Pasir Gudang is a short drive west. Room letting near campuses is a real segment here — but it is also a management-heavy one. Ask about tenancy mix on the specific street before you assume it.Politeknik Ibrahim Sultan 就在社区南缘，Kolej Komuniti Pasir Gudang 往西不远。校园周边的分房出租在这里是真实存在的一块市场 —— 但也是管理成本高的一块。在假设之前，请先问清楚那条街实际的租客结构。
A weekday in Taman ScientexTaman Scientex 的一个平日
This township runs on shift patterns, not office hours. That changes the traffic, the shops and the noise in ways a Sunday viewing will never show you.这个市镇跟着轮班表走，不是跟着上班时间走。这会改变交通、店铺与声音 —— 而这些东西，你在周日下午来看屋是看不到的。
First shift moves. Pasir Gudang Highway and the internal Persiaran Scientex spine carry factory and port traffic before the school run even starts. If you are buying near the spine road, this is the hour to stand outside the house.第一轮班开始流动。Pasir Gudang Highway 与社区内的 Persiaran Scientex 主干道，在学生上学之前就已经在承载工厂与港口车流。如果你要买靠近主干道的房子，这个时段请亲自站在屋外一趟。
SK Taman Scientex and SMK Taman Scientex fill up. Both are inside the township, which is genuinely unusual for a Scientex-built estate and is worth more than most buyers price in.SK Taman Scientex 与 SMK Taman Scientex 开始进人。两所学校都在社区内 —— 这在 Scientex 盖的市镇里其实相当少见，而且它的价值高于多数买家所计入的。
The streets go quiet in a way that only fully occupied older townships do. Rows of identical terraces, mature trees, cars in the porches of the shift workers who are sleeping.街道安静下来 —— 那种只有完全入住的成熟市镇才有的安静。一整排相同的排屋，长大的树，还有正在补眠的轮班工人停在车棚下的车。
Econsave, Maslee and the shophouse rows. The commercial stock here is modest and priced accordingly — 12 double-storey shops recorded at a median of RM750,000, four shop lots at RM345,000.Econsave、Maslee，以及成排的店屋。这里的商业存量不大，定价也相称 —— 12 间双层店屋登记中位价 RM750,000，四个店铺单位 RM345,000。
Shift change again, and the Politeknik empties. This is the second congestion window and the one most viewers never see, because most viewings happen at the weekend.又一次换班，理工学院也散场。这是第二个塞车时段，也是多数看屋的人从来没遇过的时段 —— 因为多数人都在周末看屋。
Kite Hill, the Extreme Park, the stadium and the public library are all within the city, ten to twenty minutes out. Pasir Gudang has more civic amenity than its reputation suggests. It also has a working port that never stops, and on some nights you will know it.Kite Hill、极限运动公园、体育场与公共图书馆都在市内，十到二十分钟车程。Pasir Gudang 的公共设施比它的名声要多。但它同时也有一个不停工的港口 —— 有些晚上你会感觉得到。
The eastern corridor, and the far end of it东部走廊 —— 而且是走廊的远端
Taman Scientex sits in Mukim Plentong inside the city of Pasir Gudang, between Masai and Pasir Gudang town, at roughly 1.508 N, 103.915 E. Postcode 81700. The developer places it inside Flagship Zone D, the Eastern Gate Development of Iskandar Malaysia, reached by the six-lane Pasir Gudang Highway (Federal Route 17) and the Johor Bahru East Coast Parkway. The Senai–Desaru Expressway meets the corridor at Cahaya Baru. Taman Scientex 位于 Pasir Gudang 市境内的 Mukim Plentong，在 Masai 与 Pasir Gudang 市区之间，约北纬 1.508、东经 103.915，邮区 81700。发展商将它归入依斯干达的 Flagship Zone D「东部门户发展区」，主要联外道路为六车道的 Pasir Gudang Highway（联邦 17 号公路）与 Johor Bahru East Coast Parkway。Senai–Desaru 大道在 Cahaya Baru 与这条走廊相接。
Be clear-eyed about the trade: this is the affordable end of Johor Bahru precisely because it is the far end. A published review of the township puts the drive to the city centre and to the Malaysia–Singapore checkpoint at about 35 minutes each, and Senai airport at about 45. Those are off-peak estimates from a third party, not stopwatch readings. Verify the ones that matter at the hour you would actually travel. 请把这笔交换看清楚：这里是新山可负担的一端，正因为它是地理上的远端。一篇公开的市镇评介把到市中心与到马新关卡的车程各估为约 35 分钟，到士乃机场约 45 分钟。那是第三方的非高峰估算，不是秒表读数。对你重要的那几段，请在实际会出门的时段亲自验证。
| Destination目的地 | Note说明 |
|---|---|
| SK / SMK Taman Scientex | Inside the township社区内 |
| Balai Polis Taman Scientex | Inside the township社区内 |
| Politeknik Ibrahim Sultan | On the southern edge社区南缘 |
| Kolej Komuniti Pasir Gudang | Just west往西不远 |
| Econsave / Maslee | Within the township and Taman Cendana社区内与 Taman Cendana |
| KPJ Pasir Gudang Specialist Hospital | Pasir Gudang cityPasir Gudang 市区 |
| Pasir Gudang Highway (FT17) | Six-lane, the main artery六车道主干 |
| JB city centre / CIQ | ≈35 min, published estimate约 35 分钟（公开估算） |
| Senai International Airport | ≈45 min, published estimate约 45 分钟（公开估算） |
| RTS Link (Bukit Chagar) | Not an RTS location不是 RTS 地段 |
A school, a police station and a polytechnic — inside the fence学校、警局、理工学院 —— 都在里面
Most affordable Johor townships sell you the price and leave you to drive out for everything else. This one does not. Whatever else you weigh against Taman Scientex, the daily-convenience column is genuinely strong, and it is strong because the township is thirty years old and finished.多数可负担的柔佛市镇卖给你价格，然后让你开车出去办其他所有事。这一个不是。不论你拿什么去权衡 Taman Scientex，生活便利这一栏它是真的强 —— 而它强，是因为这个市镇已经三十年、而且盖完了。
Roads & getting out道路与进出
The township hangs off the six-lane Pasir Gudang Highway, with the Johor Bahru East Coast Parkway and the Senai–Desaru Expressway serving the wider corridor. Inside, Persiaran Scientex is the spine that everything else feeds into — which is also where the queues form.整个市镇挂在六车道的 Pasir Gudang Highway 上，Johor Bahru East Coast Parkway 与 Senai–Desaru 大道服务更大的走廊。社区内部，Persiaran Scientex 是所有街道汇入的主干 —— 塞车也就塞在这里。
Schools学校便利
SK Taman Scientex and SMK Taman Scientex are both inside the township — a primary and a secondary school within walking distance of most of the terrace rows. Politeknik Ibrahim Sultan is on the southern edge. There is no international school here; families who want one look to Bandar Seri Alam, which is the education cluster for this side of Johor Bahru. SK Taman Scientex 与 SMK Taman Scientex 都在社区内 —— 一所小学、一所中学，多数排屋走路可达。Politeknik Ibrahim Sultan 在南缘。这里没有国际学校；想要国际学校的家庭要看 Bandar Seri Alam —— 那是新山这一侧的教育聚落。
Medical & retail医疗与零售
Pasir Gudang has KPJ Pasir Gudang Specialist Hospital, Hospital Penawar and Regency Specialist Hospital in Seri Alam. The public Pasir Gudang Hospital is still listed as upcoming — which, in a city of 534,659 people with this industrial profile, is the single most important thing on this card.Pasir Gudang 有 KPJ Pasir Gudang 专科医院、Hospital Penawar，以及位于 Seri Alam 的 Regency Specialist Hospital。公立的 Pasir Gudang Hospital 至今仍列为筹建中 —— 在一座人口 534,659、又是这种工业结构的城市里，这是这张卡片上最重要的一件事。
Price per square foot is the wrong ruler here在这里，每尺价是一把错的尺
Every listing site, every valuer and every buyer reaches for psf first. In Taman Scientex that instinct will cost you money in both directions — it will make you overpay for a small renovated house and walk away from a large plain one. Six things the record actually shows, and one that should worry you. 每一个挂牌网站、每一位估价师、每一个买家，第一个都伸手去抓「每尺价」。在 Taman Scientex，这个直觉会让你两头吃亏 —— 让你为一间翻新过的小房子付太多，又让你放过一间朴素的大房子。以下是登记纪录真正显示的六件事，以及一件该让你警惕的事。
Third cheapest, second dearest per foot总价倒数第三，每尺价正数第二
Across the thirteen most traded areas in Mukim Plentong, only Tg Puteri Resort at RM358,000 and Taman Kota Masai at RM360,000 record a lower median than Taman Scientex at RM370,000. Yet only Meridin East at RM387 records a higher psf than Taman Scientex at RM374. Those two facts can only both be true if the houses are small. 在 Plentong 十三个最活跃的区域里，只有 Tg Puteri Resort（RM358,000）与 Taman Kota Masai（RM360,000）的中位价低于 Taman Scientex 的 RM370,000。但每尺价方面，只有 Meridin East（RM387）高于 Taman Scientex 的 RM374。这两件事要同时成立，唯一的解释就是：这里的房子小。
About 990 sq ft, against 1,465 next door约 990 尺，隔壁是 1,465 尺
Divide each area median price by its median psf and you get an implied typical built-up. Taman Scientex comes out at about 990 sq ft. Taman Kota Masai is about 1,075, Bandar Baru Permas Jaya about 1,319, Taman Rinting about 1,465, Taman Molek about 1,567. It is an inference from two medians, not a measured average — but the recorded sale sizes back it up exactly. 用各区的中位成交价除以中位每尺价，可以推算出典型建筑面积。Taman Scientex 算出来约 990 平方尺。Taman Kota Masai 约 1,075 尺，Bandar Baru Permas Jaya 约 1,319 尺，Taman Rinting 约 1,465 尺，Taman Molek 约 1,567 尺。这是由两个中位数推算出来的，不是实测平均值 —— 但登记成交的实际尺数与它完全吻合。
The size is set by the street面积由街道决定
Because the whole township was built to a standard system, each row was built to one size and the recorded sales line up street by street. 850 sq ft on Jalan Kenari. 990 on Jalan Merak and Jalan Merbah. 1,023 on Jalan Camar. 1,033 across most of Jalan Helang, Jalan Serindit and Jalan Nuri. 1,238 on Jalan Tempua. 1,550 on Jalan Tiong 4–8 and Jalan Rusa 5–9. 因为整个市镇是用标准化系统盖出来的，每一排就是一个尺寸，登记成交也就一条街一条街地对齐。Jalan Kenari 是 850 尺。Jalan Merak 与 Jalan Merbah 是 990 尺。Jalan Camar 是 1,023 尺。Jalan Helang、Jalan Serindit、Jalan Nuri 多数是 1,033 尺。Jalan Tempua 是 1,238 尺。Jalan Tiong 4–8 与 Jalan Rusa 5–9 是 1,550 尺。
883 records is a real exit883 笔纪录，代表真的卖得掉
NAPIC recorded 883 subsales here between 2021 and 2026, of which 759 were double-storey terraces. In Mukim Plentong only Permas Jaya, Kota Masai and Johor Jaya recorded more. When one product accounts for that much of the volume, price discovery is easy and valuation surprises are rare — you really can compare your house to the one three doors down. NAPIC 在 2021 至 2026 年间于此登记 883 笔二手成交，其中 759 笔是双层排屋。在 Plentong，只有 Permas Jaya、Kota Masai 与 Johor Jaya 更多。当单一产品占了这么大的成交比重，价格发现容易、估价意外少 —— 你是真的可以拿自己的房子跟隔三间那栋比。
Freehold, and a finished town永久地契，而且是一个盖完的市镇
Scientex markets these as freehold, and the township has been occupied for decades: SK and SMK Taman Scientex, a police station, Econsave, Maslee, petrol stations, suraus, with Politeknik Ibrahim Sultan on the edge. You are not buying a promise of amenity. You are buying amenity that already exists and is already used. Scientex 以永久地契销售，而这个市镇已经住了几十年：SK 与 SMK Taman Scientex、警察局、Econsave、Maslee、油站、数座 surau，Politeknik Ibrahim Sultan 就在边上。你买的不是「将来会有设施」的承诺，而是已经存在、而且已经在用的设施。
The prices are rising, quietly价格在涨，只是很安静
Yearly medians: RM350,000 in 2021, RM360,000 in 2022, RM380,000 in 2023, RM390,000 in 2024, RM420,000 in 2025. Median psf over the same years: RM319, RM339, RM351, RM368, RM368. That is roughly a fifth on price and a sixth on psf across five years, on samples of 89, 293, 246, 196 and 54 transactions. Unspectacular, and unusually well evidenced. 逐年中位价：2021 年 RM350,000、2022 年 RM360,000、2023 年 RM380,000、2024 年 RM390,000、2025 年 RM420,000。同期中位每尺价：RM319、RM339、RM351、RM368、RM368。五年下来总价约涨两成、每尺价约涨一成六，样本数分别是 89、293、246、196 与 54 笔。不惊人，但证据异常扎实。
And the questions the listing page will not raise以及挂牌页面不会提的问题
📏 Before you compare two units here在这里比较两间房之前
🏭 If you are weighing Pasir Gudang itself如果你在衡量的是 Pasir Gudang 这座城
Birds on one side, animals on the other — and a floor area for each一边是鸟名，一边是兽名 —— 每一条街配一个面积
The streets here are named after birds — Helang the eagle, Serindit the hanging parrot, Nuri the lory, Merak the peacock, Merbah the bulbul, Murai the magpie robin, Tiong the myna, Camar the tern, Tempua the weaver, Kenari the canary, Merpati the dove, Kedidi the sandpiper — and after animals: Kijang, Kancil, Pelanduk, Rusa. The naming is charming. The useful part is that each row was built to one size, and the recorded sales prove it. 这里的街道以鸟命名 —— Helang（鹰）、Serindit（短尾鹦鹉）、Nuri（吸蜜鹦鹉）、Merak（孔雀）、Merbah（鹎）、Murai（鹊鸲）、Tiong（八哥）、Camar（海鸥）、Tempua（织巢鸟）、Kenari（金丝雀）、Merpati（鸽）、Kedidi（滨鹬）—— 另一批则以兽命名：Kijang、Kancil、Pelanduk、Rusa。名字很好听。真正有用的是：每一排只盖一种尺寸，而登记成交把这件事证明得清清楚楚。
| Streets街道 | Recorded built-up登记建筑面积 | A recorded sale一笔登记成交 | psf on that sale该笔每尺价 | Read it as该怎么读 |
|---|---|---|---|---|
| Jalan Kenari 4–13 · Jalan Helang 12–19 · Jalan Murai 2–3 · Jalan Kijang 2 | 829–850 sq ft | RM320,000 · Jalan Kenari 12, Aug 2024Jalan Kenari 12，2024 年 8 月 | RM376 | The entry rows. Highest psf, lowest ticket.入门排屋。每尺价最高，总价最低。 |
| Jalan Merak · Jalan Merbah · Jalan Pelanduk 11 | 990–1,001 sq ft | RM390,000 · Jalan Merak 6, Feb 2024Jalan Merak 6，2024 年 2 月 | RM394 | Compact but not tight. The commonest small size.紧凑但不局促。最常见的小尺型。 |
| Jalan Serindit 20–26 | 1,012 sq ft | RM350,000 · Jalan Serindit 22, Jul 2025Jalan Serindit 22，2025 年 7 月 | RM346 | One row, one size, easy comparables.一整排一个尺寸，可比案例好找。 |
| Jalan Camar · Jalan Murai · Jalan Nuri 1, 9, 17 | 1,023 sq ft | RM410,000 · Jalan Camar 1, Aug 2024Jalan Camar 1，2024 年 8 月 | RM401 | Very consistent. Good street to buy blind on size.非常一致。就面积而言，这是可以「盲买」的街。 |
| Jalan Helang · Jalan Serindit · Jalan Nuri · Jalan Kijang · Jalan Kedidi · Jalan Merpati · Jalan Tiong 1, 3, 9 | 1,033 sq ft | RM450,000 · Jalan Helang 10, Jul 2025Jalan Helang 10，2025 年 7 月 | RM435 | The default Taman Scientex houseTaman Scientex 的标准屋 |
| Jalan Kenari 7, 17–19 · Jalan Kelisa 2, 4 | 1,055–1,087 sq ft | RM450,000 · Jalan Kenari 19, Oct 2024Jalan Kenari 19，2024 年 10 月 | RM414 | Slightly wider. Often overlooked.略宽一点。常被忽略。 |
| Jalan Kedidi 7, 19, 25 · Jalan Helang 9, 20 · Jalan Kijang 20 | 1,163–1,173 sq ft | RM360,000 · Jalan Kedidi 25, Jan 2025Jalan Kedidi 25，2025 年 1 月 | RM307 | More space for the same money. Worth a look.同样的钱，空间更多。值得看。 |
| Jalan Tempua 2–6 | 1,238 sq ft | RM445,000 · Jalan Tempua 3, Jul 2025Jalan Tempua 3，2025 年 7 月 | RM359 | A genuinely roomy terrace at a mid price.中等价位里真正宽敞的排屋。 |
| Jalan Tiong 4–8 · Jalan Rusa 5–9 | 1,550 sq ft | RM340,000 · Jalan Rusa 8, Aug 2024Jalan Rusa 8，2024 年 8 月 | RM219 | The most floor area per ringgit here这里每一块钱买到最多面积的地方 |
| Whole township, recorded median全市镇登记中位 | ≈990 sq ft implied | RM370,000 | RM374 | 883 recorded subsales, 2021–2026883 笔登记二手成交，2021–2026 |
One product, in six sizes一种产品，六种尺寸
Of 883 recorded subsales, 759 were double-storey terraces. Everything else is a rounding error by comparison: 49 single-storey terraces, 24 cluster houses, 22 low-cost flats, 12 double-storey shops, and a handful of shop lots, low-cost houses and terraced factories. A market this uniform is easy to read once you stop reading it in ringgit per foot. 883 笔登记二手成交里，759 笔是双层排屋。其余相比之下都是零头：单层排屋 49 笔、Cluster 田字屋 24 笔、廉价组屋 22 笔、双层店屋 12 笔，以及少数店铺、廉价屋与排式厂房。这么单一的市场其实很好读 —— 只要你别用「每尺多少钱」去读它。
Double-storey terrace · the standard双层排屋 · 标准型
Double-storey terrace · the 1,550 sq ft rows双层排屋 · 1,550 尺排
Cluster, single-storey, shop, flat田字屋、单层、店屋、组屋
Cheap by the house, dear by the foot按栋算便宜，按尺算贵
Second highest of the thirteen十三个区域里排第二高
Third lowest of the thirteen十三个区域里排倒数第三
Put the two charts side by side and the whole township explains itself. Taman Scientex is near the bottom on price and near the top on price per foot, and the only quantity that reconciles them is floor area. Implied typical built-up: about 990 sq ft, against about 1,465 at Taman Rinting and about 1,567 at Taman Molek. 把两张图并排，整个市镇就自己解释清楚了。Taman Scientex 在总价上接近垫底、在每尺价上接近顶端，唯一能同时解释这两件事的量，就是建筑面积。推算出的典型建筑面积约 990 平方尺，而 Taman Rinting 约 1,465 尺、Taman Molek 约 1,567 尺。
What the register actually says登记纪录实际怎么写
Every figure in the first four columns below is a NAPIC recorded median, not an asking price and not our estimate. Half of all recorded sales in the township fell between RM340,000 and RM400,000, and the core psf band was RM308 to RM386. 下表前四栏的每一个数字都是 NAPIC 的登记中位数 —— 不是开价，也不是我们的估算。全市镇登记成交的一半落在 RM340,000 至 RM400,000，每尺价的核心区间是 RM308 至 RM386。
| Type类型 | Records笔数 | Median price中位价 | Median psf中位每尺 | Implied built-up推算建筑面积 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|---|
| Double-storey terrace双层排屋 | 759 | RM370,000 | RM353 | ≈1,050 sq ft | No不行 |
| Single-storey terrace单层排屋 | 49 | RM370,000 | RM257 | ≈1,440 sq ft | No不行 |
| Cluster houseCluster 田字屋 | 24 | RM600,000 | RM277 | ≈2,170 sq ft | No不行 |
| Low-cost house廉价屋 | 3 | RM200,000 | RM258 | ≈780 sq ft | No不行 |
| Low-cost flat廉价组屋 | 22 | RM120,000 | RM172 | ≈700 sq ft | No不行 |
| Double-storey shop双层店屋 | 12 | RM750,000 | RM288 | ≈2,600 sq ft | No不行 |
| Shop lot / single-storey shop店铺 / 单层店屋 | 8 | RM340,000 – 345,000 | RM231 – 245 | — | No不行 |
| All residential, recorded全部住宅，登记 | 857 | RM370,000 | RM374 | ≈990 sq ft | No不行 |
Five years, five samples, one honest line五年、五个样本、一条诚实的线
Source: NAPIC (JPPH) registered subsale records published by List.my, read 7 September 2026. Records lag roughly six months.来源：List.my 公布的 NAPIC（JPPH）登记二手成交纪录，读取日期 2026 年 9 月 7 日。资料约滞后半年。
A tight distribution, which is the point分布很窄 —— 而这正是重点
Half of every recorded sale in this township landed between RM340,000 and RM400,000. For a place with 883 records across six house types, that is a remarkably narrow band, and it is what makes valuation here predictable. The spread that matters at Taman Scientex is not the price spread. It is the size spread — 829 to 1,550 square feet inside the same price band. 这个市镇每一笔登记成交里，有一半落在 RM340,000 至 RM400,000 之间。对一个横跨六种屋型、883 笔纪录的地方来说，这个区间窄得惊人 —— 这也是为什么这里的估价好预测。在 Taman Scientex，值得注意的落差不是价格落差，是面积落差：同一个价格带里，829 尺到 1,550 尺都有。
Residential price per square foot, year by year住宅每尺价 · 逐年
Median psf is used here rather than median price, because median price moves with whatever mix of house sizes happened to sell that year — and in this township that mix runs from 829 to 1,550 square feet. Price per square foot is the closer thing to a like-for-like comparison. The figure below each point is the number of recorded transactions that year; years with fewer than ten are left out, which is why the line stops at 2025.这里用的是中位每尺价，不是中位成交价 —— 中位成交价会随当年恰好成交的尺数组合起伏，而这个市镇的组合从 829 尺到 1,550 尺都有。每尺价才比较接近同类相比。每个点下方是该年登记成交笔数；少于十笔的年份不列入，这也是这条线停在 2025 年的原因。
PRICE_INDEX 阵列加一行，格式 {q:"2026 Q1", median:392, n:11}（median 填每尺价，不是总价；n 填笔数）。在这个市镇还请务必分尺数记两条线：850–1,033 尺一条，1,238–1,550 尺一条。把它们混成一条，就等于把 RM219 和 RM617 平均起来 —— 那个数字不描述任何一栋真实存在的房子。💡 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 clearest no in this whole series本系列里最干脆的一个「不行」
Johor bars non-citizens from landed residential property below RM2 million and strata below RM1 million. The recorded median at Taman Scientex is RM370,000. The dearest residential type on record, the cluster house, has a median of RM600,000. There is no version of this address that clears the threshold. 柔佛禁止非公民购买 RM200 万以下的有地住宅，以及 RM100 万以下的分层住宅。Taman Scientex 的登记中位价是 RM370,000。登记住宅类型中最贵的 Cluster 田字屋，中位价也只有 RM600,000。这个门牌没有任何一种版本跨得过门槛。
Monthly repayment每月供款
Defaults set to the recorded median of RM370,000.预设值为登记中位成交价 RM370,000。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM370,000, the recorded median. First-time Malaysian buyers of homes at or below RM500,000 are exempt from MOT stamp duty for 2026 to 2027 — which covers almost every house in this township.预设 RM370,000，即登记中位价。首次购屋的马来西亚公民，购买 RM500,000 以下住宅在 2026 至 2027 年免 MOT 印花税 —— 而这几乎涵盖这个市镇的每一间房。
Johor sets a RM2 million minimum on landed residential property and RM1 million on strata for non-citizens. The recorded median here is RM370,000. Even if a seller agreed, State Authority consent would not be given. The numbers below show what a purchase at this price would cost a non-citizen if the threshold did not exist: a flat 8 percent transfer stamp duty from 1 January 2026, a Johor state consent fee of 3 percent of valuation with a RM30,000 minimum, consent taking one to three months, and foreign lending generally capped at 60 to 70 percent LTV. 柔佛对非公民设有门槛：有地住宅最低 RM200 万、分层住宅最低 RM100 万。这里的登记中位价是 RM370,000。即使卖方同意，州政府同意书也不会批。下方数字显示的是：假如门槛不存在，非公民以这个价钱买下要付多少 —— 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%（最低 RM30,000）、同意书需时一至三个月、外籍贷款成数一般上限 60% 至 70%。
Tell me your passport and budget and I will send you the Johor addresses that genuinely clear the threshold. 告诉我你的护照与预算，我把真正跨得过门槛的柔佛门牌发给你。
Tell me the size you want, not the price you want.告诉我你要的面积，不是你要的价钱。
In this township those two questions have different answers, and the size one is the useful one.在这个市镇，这两个问题的答案不一样 —— 而「面积」那一个才有用。
A finished town at a working wage, in a heavy industrial city一座盖完的市镇，一份工薪族买得起的价钱 —— 在一座重工业城市里
✓ Strengths优势
- 883 recorded subsales and 759 of one product. Price discovery here is genuinely easy. You can compare your house to the one three doors down and be right.883 笔登记成交，其中 759 笔是同一种产品。这里的价格发现是真的容易。你拿自己的房子跟隔三间那栋比，比出来是准的。
- A primary school, a secondary school and a police station inside the township, with Politeknik Ibrahim Sultan on the southern edge. Thirty years of build-out means the facilities are not promises.小学、中学与警察局都在社区内，Politeknik Ibrahim Sultan 就在南缘。三十年的开发意味着这些设施不是承诺，是现况。
- Freehold, and priced at a level a Johor working household can carry. Half of all recorded sales between RM340,000 and RM400,000, and first-time Malaysian buyers under RM500,000 pay no MOT stamp duty in 2026 and 2027.永久地契，而且价位落在柔佛工薪家庭扛得起的范围。所有登记成交的一半在 RM340,000 至 RM400,000 之间；马来西亚首购族买 RM500,000 以下的房子，2026 与 2027 年免 MOT 印花税。
- The 1,550 sq ft rows are the best-value floor area in Mukim Plentong. A recorded RM340,000 on 1,550 sq ft at Jalan Rusa 8 is RM219 psf. Almost nobody looking at this township knows those rows exist.1,550 尺的那几排，是 Mukim Plentong 里最划算的面积。Jalan Rusa 8 一笔 1,550 尺、RM340,000 的登记成交，折算每尺 RM219。看这个市镇的人，几乎没有人知道那几排的存在。
- Prices rose in every year on record — median RM350,000 in 2021 to RM420,000 in 2025, psf RM319 to RM368, on samples of 89, 293, 246, 196 and 54. Modest, steady, and unusually well evidenced.有纪录的每一年价格都在涨 —— 中位价由 2021 年 RM350,000 到 2025 年 RM420,000，每尺由 RM319 到 RM368，样本数 89、293、246、196、54 笔。涨幅不大，但稳定，而且证据异常扎实。
△ Things to weigh需要权衡的
- The houses are small, and the psf hides it. An implied median built-up of about 990 sq ft against roughly 1,465 at Taman Rinting for a RM30,000 higher median. If you need space more than you need a low ticket, look at Rinting, Megah Ria or Kota Masai before you look here — or look only at the 1,238 and 1,550 sq ft rows within this township.房子小，而每尺价把这件事藏起来了。推算中位建筑面积约 990 尺，而 Taman Rinting 约 1,465 尺、中位价只高 RM30,000。如果你要的是空间而不是低总价，请先看 Rinting、Megah Ria 或 Kota Masai —— 或者，在这个市镇里只看 1,238 尺与 1,550 尺那几排。
- Pasir Gudang is a heavy industrial and port city, and it has a record. On 7 March 2019 illegally dumped chemical waste in the Kim Kim River affected 6,000 people, sent 2,775 for immediate treatment, put eight in intensive care and closed 110 schools. The clean-up removed 900 tonnes of soil and 1,500 tonnes of water from a 1.5 km stretch. Nobody selling you a house here will raise it. It should be raised. Pasir Gudang 是重工业与港口城市，而且它有纪录。2019 年 3 月 7 日，金金河遭非法倾倒化学废料，六千人受影响、2,775 人接受即时治疗、八人进加护病房、110 所学校停课。清理工作在 1.5 公里的河段清走 900 吨泥土与 1,500 吨污水。没有一个卖你房子的人会主动提这件事。但它该被提。
- No government hospital. The Sultan of Johor said after the 2019 incident that it showed the need for one in Pasir Gudang. Seven years on, Pasir Gudang Hospital is still listed as upcoming. For a city of 534,659 people that is a real gap, and the private alternatives are private prices.没有政府医院。柔佛苏丹在 2019 年事件后表示，这说明 Pasir Gudang 需要一间政府医院。七年过去，Pasir Gudang Hospital 仍列为筹建中。对一座 534,659 人的城市，这是一个实实在在的缺口，而私立选项就是私立的价钱。
- Far from both crossings, and not an RTS location. A published review puts the drive to the checkpoint at about 35 minutes off-peak. Bukit Chagar and the RTS Link are on the other side of the city. If your life is in Singapore five days a week, this address will cost you time every single one of them.离两个关卡都远，而且不是 RTS 地段。公开评介把非高峰到关卡的车程估为约 35 分钟。Bukit Chagar 与 RTS 在城市的另一边。如果你一周五天的生活在新加坡，这个门牌每一天都会向你收时间。
- The 2026 record is almost empty and the developer is still here. Only five recorded sales so far in 2026, so anyone quoting a twelve-month growth rate is quoting single digits. And Scientex has delivered more than 11,000 of a planned 13,000-plus units, so there is still primary stock in the pipeline in this corridor. Ask what the developer is selling this month before you accept any asking price. 2026 年的纪录几乎是空的，而发展商还在这一带。2026 年迄今只有五笔登记成交，所以任何人报十二个月涨幅，报的都是个位数样本。另外，Scientex 规划逾 13,000 个单位、已交付超过 11,000 个 —— 这条走廊上仍有一手存量。在你接受任何开价之前，先问清楚发展商这个月在卖什么、卖多少。
Taman Scientex FAQTaman Scientex 常见问题
Why is Taman Scientex cheaper than its neighbours but more expensive per square foot?为什么 Taman Scientex 总价比邻区低，每尺价却比较高？
Because the houses are smaller. NAPIC records a median transacted price of RM370,000 at Taman Scientex, the third lowest of the thirteen most traded areas in Mukim Plentong, but a median of RM374 per square foot, the second highest in that same group. Dividing one median by the other implies a typical built-up of roughly 990 square feet, against about 1,075 at Taman Kota Masai and about 1,465 at Taman Rinting. The developer and published reviews record built-ups from 958 square feet upward, and the commonest sizes in the recorded sales are 850, 990, 1,012, 1,023 and 1,033 square feet. In this township the price per square foot is not telling you the house is expensive. It is telling you the house is small. 因为房子比较小。NAPIC 登记的 Taman Scientex 中位成交价为 RM370,000，在 Plentong 十三个最活跃区域中排倒数第三；但中位每尺价 RM374，在同一组里排第二高。两个中位数相除，推算出典型建筑面积约 990 平方尺，而 Taman Kota Masai 约 1,075 尺、Taman Rinting 约 1,465 尺。发展商与公开评介记载的建筑面积由 958 尺起跳，登记成交里最常见的尺数是 850、990、1,012、1,023 与 1,033 平方尺。在这个市镇，每尺价高不是在说房子贵，是在说房子小。
How much does a house in Taman Scientex cost?Taman Scientex 的房子多少钱？
NAPIC recorded 883 subsale transactions at Taman Scientex between 2021 and 2026, with a median of RM370,000 and a median of RM374 per square foot for residential property. Half of all recorded sales fell between RM340,000 and RM400,000. By type the recorded medians are RM370,000 for a double-storey terrace on 759 records, RM370,000 for a single-storey terrace on 49 records, RM600,000 for a cluster house on 24 records, RM750,000 for a double-storey shop on 12 records, and RM120,000 for a low-cost flat on 22 records. Yearly medians rose from RM350,000 in 2021 to RM420,000 in 2025. NAPIC 登记 Taman Scientex 在 2021 至 2026 年间共 883 笔二手成交，住宅中位价 RM370,000、中位每尺 RM374。全部登记成交的一半落在 RM340,000 至 RM400,000 之间。按屋型，登记中位价为：双层排屋 RM370,000（759 笔）、单层排屋 RM370,000（49 笔）、Cluster 田字屋 RM600,000（24 笔）、双层店屋 RM750,000（12 笔）、廉价组屋 RM120,000（22 笔）。逐年中位价由 2021 年的 RM350,000 升至 2025 年的 RM420,000。
Who built Taman Scientex and is it finished?Taman Scientex 是谁开发的？盖完了吗？
Scientex Berhad. Pasir Gudang is where the company made its first move into property development in 1995, and Taman Scientex is its flagship township. The developer describes the site as more than 1,100 acres of residential, commercial and industrial land that will hold over 13,000 residential and 400 commercial properties when complete, with more than 11,000 already delivered. Scientex was one of the early adopters of the Industrialised Building System in Malaysia, which is a large part of why the houses here are standardised, delivered on schedule, and priced for the affordable segment. Scientex Berhad。Pasir Gudang 是该公司 1995 年首次跨入房地产开发的地方，Taman Scientex 是它的旗舰市镇。发展商自述这块地超过 1,100 英亩，涵盖住宅、商业与工业用途，全部完工后将有逾 13,000 个住宅与 400 个商业单位，目前已交付超过 11,000 个。Scientex 是马来西亚较早采用工业化建筑系统（IBS）的发展商之一 —— 这也是这里房子高度标准化、交楼准时、并且定价落在可负担区间的主要原因。
Which streets in Taman Scientex have the bigger houses?Taman Scientex 哪几条街的房子比较大？
In this township the house size follows the street, so the street name tells you the floor area before you view. Recorded NAPIC sales show 1,550 square foot terraces on Jalan Tiong 4 to 8 and Jalan Rusa 5 to 9, 1,238 square feet on the Jalan Tempua rows, 1,163 to 1,173 square feet on parts of Jalan Kedidi, Jalan Helang 20 and Jalan Kijang 20, 1,033 square feet across much of Jalan Helang, Jalan Serindit, Jalan Nuri, Jalan Kijang and Jalan Merpati, 1,023 square feet along Jalan Camar and Jalan Murai, 1,012 square feet on Jalan Serindit 20 to 26, 990 square feet on Jalan Merak and Jalan Merbah, and 829 to 850 square feet on Jalan Kenari and the upper Jalan Helang numbers. 在这个市镇，屋型是按街道排的 —— 街名就先告诉你面积。NAPIC 登记成交显示：Jalan Tiong 4 至 8 与 Jalan Rusa 5 至 9 是 1,550 尺的排屋；Jalan Tempua 一带是 1,238 尺；Jalan Kedidi 部分路段、Jalan Helang 20 与 Jalan Kijang 20 是 1,163 至 1,173 尺；Jalan Helang、Jalan Serindit、Jalan Nuri、Jalan Kijang 与 Jalan Merpati 多数是 1,033 尺；Jalan Camar 与 Jalan Murai 是 1,023 尺；Jalan Serindit 20 至 26 是 1,012 尺；Jalan Merak 与 Jalan Merbah 是 990 尺；Jalan Kenari 与 Jalan Helang 较后段的门牌是 829 至 850 尺。
Can foreigners buy a house in Taman Scientex?外国人可以在 Taman Scientex 买房吗？
In practice, no. Johor sets a minimum purchase price of RM2 million on landed residential property for non-citizens and RM1 million on strata. The recorded median at Taman Scientex is RM370,000 and the highest recorded residential type, the cluster house, has a median of RM600,000. Nothing in the recorded residential stock comes close to the threshold. This is a Malaysian owner-occupier and Malaysian landlord market, and any agent who tells a foreign buyer otherwise about this address should be asked to put it in writing. 实际上不行。柔佛对非公民设有门槛：有地住宅最低 RM200 万、分层住宅最低 RM100 万。Taman Scientex 的登记中位价是 RM370,000，登记住宅类型中最高的 Cluster 田字屋中位价也只有 RM600,000 —— 现有住宅存量没有任何一类接近门槛。这里是马来西亚人自住与马来西亚人放租的市场；若有经纪跟外籍买家说这个门牌可以买，请他写下来。
Is the 2019 Sungai Kim Kim pollution still a reason not to buy in Pasir Gudang?2019 年金金河污染事件，现在还是不买 Pasir Gudang 的理由吗？
It is a reason to ask questions rather than a reason to stop. On 7 March 2019 chemical waste was dumped illegally into the Kim Kim River at Pasir Gudang. Six thousand people were affected, 2,775 received immediate treatment, eight went into intensive care, and 110 schools near the river were closed. The clean-up covered a 1.5 kilometre stretch and removed 900 tonnes of soil and 1,500 tonnes of polluted water. The Sultan of Johor said at the time that the incident showed the need for a government hospital in Pasir Gudang. That hospital is still listed as upcoming. Pasir Gudang is a heavy industrial and port city and always has been. Buy here with that understood, not discovered later. 这是一个该问清楚的理由，而不是一个该止步的理由。2019 年 3 月 7 日，化学废料被非法倾倒进 Pasir Gudang 的金金河（Sungai Kim Kim）。六千人受影响，2,775 人接受即时治疗，八人进入加护病房，河畔 110 所学校停课。清理范围长 1.5 公里，清走 900 吨泥土与 1,500 吨污水。柔佛苏丹当时表示，这起事件说明 Pasir Gudang 需要一间政府医院 —— 该医院至今仍列为筹建中。Pasir Gudang 一直是重工业与港口城市。要买这里，请在明白这一点的前提下买，不要买了以后才发现。
What tax do I pay when I sell property in Malaysia?在马来西亚卖房要付什么税？
Real Property Gains Tax, charged on the gain rather than the sale price. Malaysian citizens and permanent residents pay 30 percent for disposals in years 1 to 3, 20 percent in year 4, 15 percent in year 5, and 0 percent from year 6 onward. Non-citizens pay 30 percent for years 1 to 5 and 10 percent from year 6, which is a permanent floor. 产业盈利税（RPGT），按获利而非售价课征。马来西亚公民与永久居民：第 1 至 3 年 30%、第 4 年 20%、第 5 年 15%，第 6 年起 0%。非公民：第 1 至 5 年 30%，第 6 年起 10%，且为永久底线。
The same money, four different houses同样的钱，四种不同的房子
These four are the realistic alternatives on this side of Johor Bahru at this budget. The last column is the one nobody puts in a comparison table, and it is the one that decides most of these arguments.在新山这一侧、这个预算上，这四个是实际的替代选项。最后一栏是没有人会放进比较表的那一栏 —— 而多数争论其实都由它决定。
| Taman Scientex | Taman Kota Masai | Taman Rinting | Bandar Baru Permas Jaya | |
|---|---|---|---|---|
| Recorded subsales登记成交笔数 | 883 | 1,357 | 569 | 1,387 |
| Median transacted中位成交价 | RM370,000 | RM360,000 | RM400,000 | RM488,000 |
| Median psf中位每尺 | RM374 | RM335 | RM273 | RM370 |
| Implied built-up推算建筑面积 | ≈990 sq ft | ≈1,075 sq ft | ≈1,465 sq ft | ≈1,319 sq ft |
| 12-month psf change12 个月每尺涨幅 | +3.6% | −3.2% | −2.3% | +9.7% |
| School inside the estate社区内有学校 | Yes, SK and SMK有，SK 与 SMK | SMK Kota Masai nearbySMK Kota Masai 在附近 | Nearby附近有 | Yes有 |
| Crossing过关方向 | All Causeway-side, by road, via Pasir Gudang Highway全部是长堤方向，走公路，经 Pasir Gudang Highway | Causeway, closer长堤，较近 | ||
| Foreign buyers外籍买家 | None of these clears Johor’s RM2 million landed threshold这四个都跨不过柔佛 RM200 万的有地门槛 | |||
Send me the street name. I will send you the floor area and the last sales on it.把街名发给我。我把面积和那条街最近的成交发给你。
There are 883 recorded sales behind this township, which means almost every question here can be answered with a comparable rather than an opinion — provided you compare houses of the same size. Tell me the street and the budget and I will come back with the built-up, the recent recorded sales on that row, the realistic rent, and whether the title is freehold and non-Bumi. 这个市镇背后有 883 笔登记成交，也就是说，这里几乎每一个问题都可以用可比案例回答，而不是用意见回答 —— 前提是你比的是同样尺数的房子。把街名与预算告诉我，我会回你：建筑面积、那一排近期的登记成交、务实的租金水平，以及地契是不是永久、是不是非 Bumi lot。