Mount Austin: the one estate
where the shops came first
武吉奥斯汀：
店先开，房子才跟上的那个区
Most Johor townships are built as housing and then wait years for a coffee shop. Mount Austin did it backwards. Fifty-plus bubble tea outlets, dozens of cafes, Korean grills and Taiwanese street food filled the shop rows first — and the cars still come from Singapore on a Saturday night to eat. Underneath that noise is a quieter fact: a 704-bed government hospital sits inside the township, and price per square foot here rose 6.3% in twelve months, faster than any of its Austin neighbours. This page is about whether the food capital is also a property one. 柔佛多数市镇是先盖房子，然后等好几年才等到一间咖啡店。Mount Austin 反过来做。五十多家珍珠奶茶、数十家咖啡馆、韩式烧肉与台式小吃先把店屋填满 —— 到今天，周六晚上还是有新加坡车牌开过来吃饭。这份热闹底下有个更安静的事实：一所 704 床的政府医院就在镇内，而这里的每尺价在十二个月内上涨 6.3%，比 Austin 一带任何邻区都快。这一页要谈的是：餐饮之都，是不是也是一个置产之地。
© Encik Tekateki · CC BY-SA 4.0 · Wikimedia CommonsMount Austin in 30 seconds30 秒看懂 Mount Austin
- What it is: a mature mixed township in Mukim Tebrau, postcode 81100, grown from the mid-1990s around the Austin Heights Golf and Hotel Resort, whose 18-hole course opened in 1995. Terraces, clusters, semi-Ds, condominiums, serviced apartments, shop rows and a terraced-factory belt all sit inside the same postcode. 它是什么：Tebrau 区内的成熟综合市镇，邮区 81100，自 1990 年代中期围绕 Austin Heights Golf and Hotel Resort 发展而成，其 18 洞球场于 1995 年开幕。排屋、Cluster、半独立式、公寓、服务式公寓、店屋与一条排厂带，全在同一个邮区之内。
- What it costs: 777 registered transactions from 2021 to 2026, median RM540,000 at RM428 psf. By type: single-storey terrace RM500,000, double-storey terrace RM630,000, cluster house RM1,200,000, semi-detached RM1,400,000. Landed entry realistically starts around RM450,000. 多少钱：2021 至 2026 年 777 笔登记成交，中位 RM540,000、每尺 RM428。分屋型：单层排屋 RM500,000、双层排屋 RM630,000、Cluster 屋 RM1,200,000、半独立式 RM1,400,000。有地入场价实际上大约从 RM450,000 起。
- The number that decides it: price per square foot is up 6.3% over twelve months — ahead of Taman Austin Duta at 8.0% only on volume, and clearly ahead of Taman Seri Austin and Setia Tropika at 3.8% and Taman Molek at minus 1.5%. Mount Austin has both the volume and the movement. 决定性的数字：每尺价 十二个月上涨 6.3% —— 成交量远高于涨幅 8.0% 的 Taman Austin Duta，并明显领先 3.8% 的 Taman Seri Austin 与 Setia Tropika，以及 −1.5% 的 Taman Molek。Mount Austin 同时具备量与势。
- The detail almost nobody prices in: Hospital Sultan Ismail — 704 beds, 22 wards, 18 operating theatres, fully operational since May 2006 and the southern region’s oncology and burns centre — is on Persiaran Mutiara Emas Utama, inside the township. Hospitals do not relocate, and their staff and patients’ families rent nearby every single year. 几乎没人算进价格里的细节：Hospital Sultan Ismail —— 704 张病床、22 个病房、18 间手术室，2006 年 5 月全面启用，是南马的肿瘤与烧伤中心 —— 就位于镇内的 Persiaran Mutiara Emas Utama。医院不会搬走，而它的员工与病人家属，年年都要在附近租房。
- The honest catch: the same commerce that fills the houses also fills the roads. The roundabout at the entrance was reported in 2019 as the cause of peak-hour jams, and on a Friday night the food strips take the parking. Landed here is also closed to foreign buyers — a RM540,000 median sits nowhere near Johor’s RM2 million floor for non-citizens. 诚实提醒：把房子填满的那些商业，同样把马路填满了。入口的迴旋处在 2019 年就被报导是高峰期堵塞的原因；周五晚上，餐饮街段会把车位全部吃掉。另外，这里的有地住宅对外籍买家是关闭的 —— RM540,000 的中位价，离柔佛给非公民设的 RM200 万门槛还很远。
A township that reads as a high street with houses behind it一个「先是商业街、房子在后面」的市镇
Photographs of the terraces themselves are not on Wikimedia — the Street View panels further down cover those. What the photographs do show is the public Mount Austin: the shop rows, the lake, the golf resort, the park and the roundabout everyone complains about. Wikimedia 上没有排屋本身的照片 —— 那一块由下方的街景补上。这些照片拍到的是公共的 Mount Austin：店屋排、湖、球场、公园，以及那个人人抱怨的迴旋处。
Four households, and only one of them is here for a house四种人，只有一种是冲着「房子」来的
With 548 residential and 229 commercial transactions on record, this is not a dormitory suburb. The people below are what a township with this much ground-floor trade actually selects for.登记纪录里有 548 笔住宅、229 笔商业成交 —— 这不是一个纯睡城。下面这些人，是一个底层商业这么密的市镇实际筛出来的。
The operator开店的人
Runs one of the food or beverage units and wants to be able to walk home at one in the morning. This household buys a terrace for its distance to the shop, not for its garden. It is also the reason resale here rarely stays quiet for long.经营其中一间餐饮单位，希望凌晨一点能走路回家。这一类买家买排屋，看的是「离店多远」，不是花园大不大。这也是为什么这里的二手很少长期无人问。
The hospital household医院家庭
Nurses, medical officers, allied health staff and the families of long-stay oncology patients. Hospital Sultan Ismail runs around the clock and does not move. This is the single most durable rental demand in the township, and it is the one buyers from outside Johor consistently miss.护士、医官、专职医疗人员，以及长期住院肿瘤病人的家属。Hospital Sultan Ismail 全天候运作，而且不会搬。这是镇内最耐久的租赁需求 —— 也是外地买家最常漏掉的一项。
The school family学区家庭
SMK Taman Mount Austin, SJK(C) Foon Yew 5, SJK(T) Ladang Mount Austin, Austin Heights International School and Sunway College sit inside or on the edge of the township. Very few Johor estates offer all four school streams without a highway in between.SMK Taman Mount Austin、SJK(C) 宽柔五小、SJK(T) Ladang Mount Austin、Austin Heights International School 与 Sunway College，全在镇内或镇缘。柔佛少有社区能在中间不隔一条高速的情况下，同时提供这四条学制。
The room landlord分房出租的业主
Single rooms let at roughly RM700 to RM900, which on a double-storey terrace can beat a whole-house tenancy. It works. It also changes the street: more cars, more turnover, more shared bins. Walk the row before you buy and count the vehicles per house.单间房租金约 RM700 至 RM900，一栋双层排屋分房出租，收入可能高过整栋出租。这确实行得通。但它也改变街道：车更多、人流更换得快、垃圾桶共用。买之前请走一趟那一排，数一数每户门前停几辆车。
A Friday at Mount AustinMount Austin 的一个星期五
Pick Friday, not Sunday. Sunday flatters this place; Friday tells you the truth about it — both the life and the parking.要看，就挑星期五，不要挑星期天。星期天会美化这里；星期五才会告诉你真相 —— 包括热闹，也包括车位。
Shift change at Hospital Sultan Ismail. The traffic out of the township at this hour is hospital staff, not commuters, and it moves in the opposite direction to everyone else — which is quietly useful if you work in the city.Hospital Sultan Ismail 换班。这个时段出镇的车流是医院人员而不是通勤族，方向和其他人相反 —— 如果你在市中心上班，这一点其实很有用。
School run. National, Chinese-medium, Tamil-medium and international campuses are all inside or beside the township, so most of this traffic never reaches a highway. It also means the internal roads are busy before nine.上学时段。国民、华文、淡米尔与国际学校校区都在镇内或镇旁，所以这一段车流大多不必上高速。但也意味着九点前内街很忙。
Lunch is the district’s real economy. Kopitiam rows, Korean grills, Taiwanese street food, and the cafes that gave the area its Little Taiwan nickname. Nothing here is more than a few minutes from a hot meal.午餐才是这个区真正的经济。茶室排、韩式烧肉、台式小吃，以及让这里被叫作「小台北」的那些咖啡馆。在这里，没有一个地方距离一顿热饭超过几分钟。
The roundabout. This is the part the brochures leave out — the entrance junction was reported in 2019 as the source of peak-hour congestion, and it has not stopped being one. Sit in it once before you sign anything.迴旋处。这是宣传册不会写的那一段 —— 入口路口在 2019 年就被报导是高峰期堵塞的源头，至今依然。签任何东西之前，请先去堵一次。
The bubble tea rows switch on. More than fifty outlets, many open past midnight, plus dozens of cafes. Weekend cars with Singapore plates start appearing. If you like this, you will love living here; if you do not, buy two streets back.奶茶街亮灯。五十多家门店，许多营业到过午夜，还有数十家咖啡馆。挂新加坡车牌的车开始出现。如果你喜欢这个，你会很爱住这里；如果不喜欢，就往内退两条街买。
Still awake. Karaoke, late supper, massage shops. That is genuinely part of the offer — and genuinely a reason some families buy in Austin Heights or Setia Tropika instead. Be honest about which household you are.还没睡。卡拉 OK、宵夜、按摩店。这确实是这里的卖点之一 —— 也确实是某些家庭最后选了 Austin Heights 或 Setia Tropika 的原因。请对「你是哪一种家庭」诚实。
Eighteen kilometres from the Causeway, and everything else on the doorstep距长堤十八公里，其余一切就在门口
Taman Mount Austin sits in Mukim Tebrau, on the eastern side of Johor Bahru, between Taman Setia Indah and Taman Daya. It is reached by the Pasir Gudang Highway and the Jalan Pandan federal route, both of which connect on to the North-South Expressway. The published distance to the Johor immigration complex is 18 km. Taman Mount Austin 位于新山东侧的 Tebrau 区，夹在 Taman Setia Indah 与 Taman Daya 之间，主要经 Pasir Gudang Highway 与 Jalan Pandan 联邦公路进出，两者再接上南北大道。公开资料记载它距柔佛移民关卡 18 公里。
That is the honest headline: this is a Causeway-side, city-side address, not a Second Link one, and not an RTS one either. What it does have — malls, hospital, schools, food — is all inside a few minutes rather than a few junctions.这就是诚实的重点：这是一个 靠长堤、靠市区 的门牌，不是二关盘，也不是 RTS 盘。它真正拥有的 —— 商场、医院、学校、餐饮 —— 全在几分钟内，而不是几个路口外。
| Destination目的地 | Drive车程 |
|---|---|
| Hospital Sultan Ismail 镇内 | 2–5 min |
| Mount Austin food streets | 2–5 min |
| AEON Tebrau City | 5–15 min |
| Toppen Shopping Centre / IKEA Tebrau | 5–15 min |
| Pasir Gudang Highway entry | 5–10 min |
| JB City Centre / CIQ / RTS Bukit Chagar | 20–35 min |
| Senai International Airport | 25–35 min |
| Tuas Second Link 二关 | 40–55 min |
A tertiary hospital, four school streams and IKEA — inside one postcode一所专科医院、四条学制、一间 IKEA —— 全在同一个邮区
Most Johor estates market convenience by listing what is fifteen minutes away. Here the list is what is inside the township or on its edge, which is a different claim entirely.柔佛多数社区谈便利，是列出「十五分钟外有什么」。这里能列的是「镇内或镇缘就有什么」—— 这是完全不同的一句话。
Roads道路与高速
The township is served by the Pasir Gudang Highway and Jalan Pandan, both linking on to the North-South Expressway; Jalan Tebrau runs the retail corridor to the west. The weak point is the entrance roundabout, reported in 2019 as the cause of peak-hour jams.市镇主要由 Pasir Gudang Highway 与 Jalan Pandan 服务，两者都接上南北大道；西侧的 Jalan Tebrau 则是零售走廊。弱点是入口迴旋处 —— 2019 年即被报导为高峰期堵塞成因。
Schools学校便利
National, Chinese-medium, Tamil-medium and international schooling all sit inside or beside the township. Austin Heights International School, founded 2011 on a five-acre purpose-built campus, teaches to Cambridge IGCSE and enrols close to a thousand students from more than twenty-six countries. 国民、华文、淡米尔与国际学制全在镇内或镇旁。Austin Heights International School 创办于 2011 年，校园为五英亩专门兴建，课程直至 Cambridge IGCSE，学生近千人、来自二十六个以上国家。
Medical & retail医疗与零售
Hospital Sultan Ismail — 704 beds, 22 wards, 18 operating theatres, fully operational since May 2006 — is on Persiaran Mutiara Emas Utama. Private cover is at Columbia Asia Tebrau. Retail is AEON Tebrau City and Toppen with IKEA Tebrau, both a short run west.Hospital Sultan Ismail —— 704 张病床、22 个病房、18 间手术室，2006 年 5 月全面启用 —— 位于 Persiaran Mutiara Emas Utama。私立方面有 Columbia Asia Tebrau。零售则是 AEON Tebrau City 与设有 IKEA Tebrau 的 Toppen，往西一小段即达。
Six reasons the food district is also the price story餐饮之都同时是价格故事的六个理由
Every township claims amenities. Mount Austin is unusual because the amenities are the employer, the tenant and the weekend visitor all at once — and the transaction record shows it. 每个市镇都宣称自己配套齐全。Mount Austin 不一样的地方在于：这些配套同时是雇主、是租客、也是周末访客 —— 而成交纪录看得出来。
The fastest psf move in the Austin beltAustin 一带最快的每尺涨幅
Median price per square foot is up 6.3% over twelve months, on 777 recorded transactions. Taman Seri Austin and Setia Tropika moved 3.8% on 485 and 610 records; Taman Molek fell 1.5% on 537. Growth on thin volume is noise. Growth on the highest volume in the comparison set is a signal. 中位每尺价 十二个月上涨 6.3%，基础是 777 笔登记成交。Taman Seri Austin 与 Setia Tropika 在 485 与 610 笔基础上涨 3.8%；Taman Molek 在 537 笔上跌 1.5%。量少的涨幅是杂讯；对照组中量最大的涨幅，才是讯号。
A 704-bed hospital that cannot move一所搬不走的 704 床医院
Hospital Sultan Ismail on Persiaran Mutiara Emas Utama has 704 beds, 22 wards and 18 operating theatres, has been fully operational since May 2006, and serves as the southern region’s oncology and burns centre. Three shifts a day, every day, plus the families of long-stay patients. Retail closes; hospitals do not. 位于 Persiaran Mutiara Emas Utama 的 Hospital Sultan Ismail 有 704 张病床、22 个病房、18 间手术室，自 2006 年 5 月 全面启用，并担任南马的肿瘤与烧伤中心。一天三班、天天如此，再加上长期住院病人的家属。商场会倒，医院不会。
Commerce, not a commercial plan是商业本身，不是商业「规划」
The record contains 51 three-storey shop, 16 double-storey shop, 29 office lot and 116 terraced factory transactions alongside the houses. The three-storey shops have a recorded median of RM2,400,000. That is a working commercial base already trading, not a masterplan waiting for tenants. 纪录里除了住宅，还有 51 笔三层店屋、16 笔双层店屋、29 笔办公单位 与 116 笔排厂 成交。三层店屋的登记中位价是 RM2,400,000。这是一个已经在交易的商业基础，不是一份还在等租户的总蓝图。
Five price tiers in one township同一个市镇里的五个价格层
Low-cost house RM290,000, single-storey terrace RM500,000, double-storey terrace RM630,000, cluster house RM1,200,000, semi-detached RM1,400,000, bungalow RM1,955,000. You can trade up twice without changing your children’s school or your route to work — which is rarer in Johor than it sounds. 廉价屋 RM290,000、单层排屋 RM500,000、双层排屋 RM630,000、Cluster 屋 RM1,200,000、半独立式 RM1,400,000、独立式 RM1,955,000。你可以在这里换两次屋，而不必换孩子的学校或上班的路线 —— 这在柔佛比听起来罕见。
The golf resort came first球场先来
The Austin Heights Golf and Hotel Resort course opened in 1995, designed by Peter Dalkeith Scott, on Jalan Mutiara Emas 8. The township grew outward from it, which is why the guarded cluster and semi-detached stock clusters on the Austin Heights side rather than being scattered. Austin Heights Golf and Hotel Resort 的球场 1995 年 开幕，由 Peter Dalkeith Scott 设计，位于 Jalan Mutiara Emas 8。市镇自它向外生长 —— 这也是为什么门禁式 Cluster 与半独立式存量集中在 Austin Heights 一侧，而不是散落各处。
Liquidity you can actually see看得见的流通性
777 records in six years — 548 residential, 229 commercial — is high turnover for a single Johor taman. Liquidity is the most under-rated feature in property: it decides how long your exit takes and how wide the bid-ask gets when you need to sell in a hurry. 六年 777 笔纪录 —— 548 笔住宅、229 笔商业 —— 对单一柔佛花园区来说是高周转。流通性是房产中最被低估的一项：它决定你脱手要多久，以及急售时买卖价差会拉开多大。
And the questions the listing photos will not answer以及挂牌照片不会回答的问题
🏠 If you are buying to live here如果你是自住
📈 If you’re buying to let如果你是买来出租
One postcode, six very different addresses一个邮区，六个完全不同的门牌
Mount Austin is not priced as a township — it is priced street by street. The Jalan Mutiara Emas 10 series and Austin Heights trade at multiples of the older Jalan Mutiara Emas 2 and 3 rows. Below are the sub-areas, the roads that make them up, and what the records on those roads actually show. Mount Austin 不是按「整个市镇」定价的，而是逐条街定价。Jalan Mutiara Emas 10 系列与 Austin Heights 的成交价，是较旧的 Jalan Mutiara Emas 2、3 排屋的数倍。以下是各分区、组成它们的路段，以及那些路段的纪录实际显示了什么。
| Sub-area分区 | Roads涵盖路段 | Mainly主要产品 | Recorded prices on these roads这些路段的登记价 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|
| Original core原始核心 | Jalan Mutiara Emas 2, 2/1, 2/3, 3/6, 3/7 | Older terraces, low-cost rows, the food shophouses较旧排屋、廉价屋排、餐饮店屋 | RM455,000 – 750,000 low-cost row 2/33: RM230,000 – 345,000廉价屋段 2/33：RM230,000 – 345,000 |
No不行 |
| Jalan Mutiara Emas 10 series系列 | 10/2, 10/5, 10/6, 10/12, 10/17, 10/18 | Later terraces, the strongest residential road prices较晚期排屋，住宅路段中价格最强 | RM495,000 – 865,000 shops on 10/2: RM1,600,000 – 2,400,00010/2 店屋：RM1,600,000 – 2,400,000 |
No不行 |
| Industrial belt排厂带 | Jalan Mutiara Emas 4/19, 5/13 and around一带 | Terraced and semi-D factories, workshops, larger units排厂与半独立厂、维修厂、较大单位 | RM960,000 – 1,450,000 116 terraced-factory records area-wide全区 116 笔排厂纪录 |
No不行 |
| Austin Heights 和丽园 | Jalan Austin Heights 1/29, 5/25, 5/26, Jalan Austin Heights Utama | Guarded clusters and semi-Ds, golf resort, international school, Sunway College门禁 Cluster 与半独立式、球场、国际学校、Sunway College | RM942,000 – 2,588,000 cluster auction reserve at 1/29: RM1,000,0001/29 Cluster 拍卖底价：RM1,000,000 |
No — still below RM2m不行 —— 仍低于 RM200 万 |
| Hospital belt医院一带 | Persiaran Mutiara Emas Utama, Jalan Mutiara Emas 6/4 | Shop and service rows, terraces backing the hospital approach店屋与服务业街段、医院联外路一带排屋 | Mixed — ask per street混合 —— 逐街查 | No不行 |
| Lake edge / northern boundary湖畔与北缘 | Jalan Mutiara Emas 2/3 and the Austin Perdana boundary与 Austin Perdana 交界 | High-rise, serviced apartments, the lake and park frontage高楼、服务式公寓、湖景与公园一线 | Strata medians: RM250,000 – 271,500分层中位：RM250,000 – 271,500 | No — below RM1m strata floor不行 —— 低于分层 RM100 万门槛 |
Three landed products, and a fourth that is really a business三种有地产品，第四种其实是生意
Registered landed transactions break cleanly: 37 single-storey terraces, 139 double-storey terraces, 46 cluster houses, 13 double-storey semi-Ds, 2 bungalows and 19 low-cost houses. The double-storey terrace is the market; everything else is a smaller, more specific decision. 登记的有地成交分得很干净：37 笔单层排屋、139 笔双层排屋、46 笔 Cluster 屋、13 笔双层半独立式、2 笔独立式、19 笔廉价屋。双层排屋就是这个市场；其余每一种，都是更小、更特定的决定。
Single-storey terrace单层排屋
Double-storey terrace双层排屋
Cluster · semi-D · bungalowCluster · 半独立式 · 独立式
High volume, mid price, fastest movement量大、价中、势最快
Mount Austin against its neighboursMount Austin 与邻区对照
RM250,000 to RM830,000 — five products, one postcodeRM250,000 至 RM830,000 —— 一个邮区，五种产品
Registered medians by type, 2021 to 2026. Read the ladder rather than the average: the township average of RM540,000 describes no actual house, because the same postcode holds a RM290,000 low-cost row and a RM1,955,000 bungalow. 2021 至 2026 年各屋型登记中位价。请读这道阶梯，不要读平均：RM540,000 的全镇中位描述不了任何一栋真实的房子，因为同一个邮区里同时有 RM290,000 的廉价屋排与 RM1,955,000 的独立式洋房。
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: 777 records, median RM540,000 at RM428 psf. Residential-only median is RM429,000 at RM429 psf; commercial is RM1,200,000 at RM398 psf. Rents are current portal asking rents and are indicative only. 2021 至 2026 年登记二手成交，来源为 List.my 公布的 NAPIC 纪录：777 笔，中位 RM540,000、每尺 RM428。仅住宅的中位为 RM429,000、每尺 RM429；商业为 RM1,200,000、每尺 RM398。租金为目前平台开价，仅供参考。
| Type类型 | Records笔数 | Recorded median登记中位价 | Middle 50%中间 50% | Monthly rent月租 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|---|
| Low-cost house廉价屋 | 19 | RM290,000 | — | Ask请询问 | No不行 |
| Single-storey terrace单层排屋 | 37 | RM500,000 RM350 psf | RM424,000 – 576,000 | RM1,100 – 1,600 | No不行 |
| Double-storey terrace双层排屋 | 139 | RM630,000 RM361 psf | RM517,000 – 743,000 | RM1,300 – 2,500 | No不行 |
| Cluster houseCluster 田字屋 | 46 | RM1,200,000 RM466 psf | psf RM379 – 554每尺 RM379 – 554 | RM3,400 – 4,200 | No不行 |
| Double-storey semi-detached双层半独立式 | 13 | RM1,400,000 | — | Ask请询问 | No不行 |
| Bungalow独立式 | 2 | RM1,955,000 | — | Ask请询问 | No — still under RM2m不行 —— 仍未达 RM200 万 |
| Single room in a terrace排屋分房出租 | — | — | — | RM700 – 900 | — |
| Condominium / serviced apartment公寓 ／ 服务式公寓 | 120 / 167 | RM271,500 / RM250,000 | — | Ask请询问 | No — below RM1m strata floor不行 —— 低于分层 RM100 万门槛 |
| All types, recorded median全类型登记中位 | 777 | RM540,000 RM428 psf · +6.3% 12m | RM250,000 – 830,000 | — | Landed closed to non-citizens有地对非公民关闭 |
Six years of records, and what they are actually saying六年的纪录，真正说了什么
Source: registered subsale records from NAPIC (JPPH), published by List.my. Records lag roughly six months, so the most recent year is always incomplete.来源：NAPIC（JPPH）登记二手成交纪录，由 List.my 公布。资料约滞后半年，因此最近一年永远是不完整的。
The distribution, and why the average lies分布，以及平均数为什么在骗人
Half of all recorded sales landed between RM250,000 and RM830,000, with the median at RM540,000. That band is wide because it contains a low-cost row, a serviced apartment market and a guarded cluster precinct at the same time. Before comparing any Mount Austin price to another township, establish which product and which street you are looking at. 全部登记成交中有一半落在 RM250,000 至 RM830,000 之间，中位数为 RM540,000。这个区间之所以宽，是因为它同时装着廉价屋排、服务式公寓市场，以及一个门禁 Cluster 分区。在你拿任何 Mount Austin 的价格去和别的市镇比较之前，先确认你看的是哪一种产品、哪一条街。
Recorded transactions by year各年度登记成交笔数
Residential price per square foot, year by year住宅每尺价 · 逐年
Why per-foot and not price: the mix of what sold changes every year, and median price follows the mix rather than the market. Per-foot pricing is the nearest available like-for-like. The number beneath each year is the transaction count behind that point; years thinner than ten sales are dropped rather than drawn.为什么用每尺价而不是成交价：每一年成交的屋型组合都不一样，中位成交价跟着组合走，不是跟着市场走。每尺价是现有资料里最接近「同类相比」的量尺。每个年份下方的数字是该点背后的成交笔数；不足十笔的年份宁可不画。
PRICE_INDEX 阵列加一行，格式 {q:"2026 Q1", median:435, n:12}（median 填每尺价，不是总价；n 填笔数）。做满两年，这一页就会变成「Mount Austin 价格指数」的事实来源 —— 媒体、买家与 AI 搜索引擎会引用你，而不是引用挂牌网站。💡 加
?draft=1 到网址后面，就能看到本页所有黄色待办备注；一般访客看不到。The straight answer: landed here is closed to you直说：这里的有地住宅，你买不了
Johor bars non-citizens from landed residential property below RM2 million and from strata below RM1 million. Mount Austin’s recorded landed medians run from RM290,000 to RM1,955,000, and its strata medians sit at RM250,000 to RM271,500. Nothing here clears either line. 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。Mount Austin 的有地登记中位价从 RM290,000 到 RM1,955,000，分层中位价则是 RM250,000 至 RM271,500 —— 没有一项跨得过任何一条线。与其等你看完房才说，我们宁可在第一屏就讲清楚。
Monthly repayment每月供款
Defaults set to the recorded double-storey terrace median of RM630,000 — the deepest market in the township.预设值为双层排屋的登记中位价 RM630,000 —— 这个市镇最厚的那个市场。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM630,000, the recorded double-storey terrace median. First-time Malaysian buyers at or below RM500,000 are exempt from transfer stamp duty in 2026 and 2027 — worth checking against the single-storey median of RM500,000.预设 RM630,000，即双层排屋登记中位价。马来西亚首购族在 RM500,000 或以下于 2026 与 2027 年免转让印花税 —— 对照单层排屋 RM500,000 的中位价，这一点值得算一算。
Johor’s minimum purchase price for a non-citizen is RM2 million on landed and RM1 million on strata. Every recorded median in this township is below both: RM500,000 single-storey, RM630,000 double-storey, RM1,200,000 cluster, RM1,400,000 semi-detached, RM1,955,000 bungalow, RM271,500 condominium. 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。这个市镇每一项登记中位价都在两条线之下：单层 RM500,000、双层 RM630,000、Cluster RM1,200,000、半独立式 RM1,400,000、独立式 RM1,955,000、公寓 RM271,500。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。
Which street? That decides everything else here.哪一条街？在这里，这个问题决定其余一切。
Same township, same house type, two streets apart, and a RM200,000 difference. Tell me the street and the budget and the rest is quick.同一个市镇、同一种户型、差两条街，价差 RM200,000。告诉我街段与预算，其余的很快。
Everything that makes it convenient also makes it loud让它方便的每一件事，也让它吵
✓ Strengths优势
- Highest recorded volume in its comparison set — 777 registered transactions in six years. You can check three comparables before you offer, and you can sell without waiting for the one buyer who wants this street.对照组中登记量最高 —— 六年 777 笔。出价前你能查到三笔可比案例；要卖时，也不必等那唯一一个偏好这条街的买家。
- Price per square foot up 6.3% in twelve months, against 3.8% at Taman Seri Austin and Setia Tropika and minus 1.5% at Taman Molek — and on roughly double their transaction counts.中位每尺十二个月上涨 6.3%，对照 Taman Seri Austin 与 Setia Tropika 的 3.8%、Taman Molek 的 −1.5% —— 而且成交量大约是它们的两倍。
- A 704-bed government tertiary hospital inside the township. Three shifts a day since 2006, plus long-stay patients’ families. That is rental demand that does not depend on a new mall opening.镇内一所 704 床的政府专科医院。自 2006 年起一天三班，加上长期住院病人家属。这种租赁需求不必等哪个新商场开幕。
- Four school streams and a college without crossing a highway — national, Chinese-medium, Tamil-medium, international, plus Sunway College Johor Bahru.四条学制与一所学院，中间不必过高速 —— 国民、华文、淡米尔、国际，再加上 Sunway College Johor Bahru。
- Five price tiers in one postcode, from a RM290,000 low-cost row to a RM1,955,000 bungalow. You can trade up twice without moving your children or your commute.同一个邮区里五个价格层，从 RM290,000 的廉价屋排到 RM1,955,000 的独立式。你可以换两次屋，而不必换孩子的学校或自己的通勤。
△ Things to weigh需要权衡的
- The traffic is the standing complaint. The entrance roundabout was reported in 2019 as the cause of peak-hour jams and it has not been solved. Add evening and weekend food traffic on top of resident traffic.塞车是长期被投诉的问题。入口迴旋处在 2019 年被报导为高峰期堵塞成因，至今未解决。而居民车流之上，还叠着晚间与周末的餐饮车流。
- Parking near the shop rows on a Friday or Saturday night is genuinely hard. If your house is within two streets of a food strip, expect other people’s cars in front of it.周五、周六晚上在店屋排附近找车位是真的难。如果你的房子在餐饮街段两条街内，请预期门口会停别人的车。
- Ageing stock. Much of the terrace supply dates from the late 1990s and 2000s. Rewiring, roof, plumbing and kitchen extension are common — budget them into the purchase price, not after it.房龄偏高。相当部分排屋建于 1990 年代末至 2000 年代。重拉电线、屋顶、水管与厨房加建都很常见 —— 请把它们算进买价，而不是买完才算。
- Room-by-room letting has changed some streets. More cars per house, faster turnover, shared bins. It is legal and it works, but it is not the same neighbourhood as an owner-occupied row. Walk it on a weeknight.分房出租改变了某些街道。每户车更多、换租更快、垃圾桶共用。这合法、也行得通，但它和一整排自住的街不是同一种邻里。请挑平日晚上去走一趟。
- Closed to foreign buyers, and not an RTS address. Every recorded median sits below Johor’s RM2m landed and RM1m strata floors for non-citizens, and Bukit Chagar is 20 to 35 minutes away. Your resale buyer is a Malaysian who works or studies on this side of the city.对外籍关闭，也不是 RTS 门牌。每一项登记中位价都低于柔佛给非公民的有地 RM200 万与分层 RM100 万门槛，而 Bukit Chagar 车程 20 至 35 分钟。你未来的接手买家，是在城市这一侧上班或上学的马来西亚人。
- A light-industrial belt sits inside the same postcode. 116 terraced-factory transactions on record. On some roads that means lorry traffic and workshop noise during the working day — check the specific street, not the township.同一个邮区内有一条轻工业带。纪录中有 116 笔排厂成交。在某些路段，这代表工作日会有货车与维修厂噪音 —— 请查那一条街，不要只查「这个市镇」。
Taman Mount Austin FAQTaman Mount Austin 常见问题
How much does a house in Taman Mount Austin cost?Taman Mount Austin 的房子多少钱？
Recorded subsale transactions in Taman Mount Austin show a median of RM540,000 at RM428 per square foot across 777 records from 2021 to 2026, published by List.my from NAPIC data. By type the medians are RM500,000 for a single-storey terrace, RM630,000 for a double-storey terrace, RM1,200,000 for a cluster house and RM1,400,000 for a double-storey semi-detached house. Median price per square foot rose 6.3 percent over the past twelve months, the fastest of the Austin-area neighbourhoods. Taman Mount Austin 的登记二手成交显示：2021 至 2026 年共 777 笔纪录，中位价 RM540,000、每平方尺 RM428，资料由 List.my 依 NAPIC 数据公布。分屋型的中位价为：单层排屋 RM500,000、双层排屋 RM630,000、Cluster 田字屋 RM1,200,000、双层半独立式 RM1,400,000。过去十二个月中位每尺价上涨 6.3%，是 Austin 一带各区中最快的。
Why is Mount Austin known for food?为什么 Mount Austin 以吃出名？
Mount Austin grew around the Austin Heights Golf and Hotel Resort, whose course opened in 1995, and its shop rows filled with food rather than offices. Published guides count more than fifty bubble tea outlets and dozens of cafes, Korean barbecue restaurants and Taiwanese street food shops, many open past midnight, and the district draws weekend drivers from Singapore. For a buyer the point is not the drinks. It is that a residential estate carrying this much ground-floor commerce has permanent tenant demand and weekend footfall that quieter townships do not. Mount Austin 是围绕 Austin Heights Golf and Hotel Resort 发展起来的，球场于 1995 年开幕，而它的店屋排最后填满的是餐饮而不是办公室。公开的美食指南统计出五十多家珍珠奶茶店，以及数十家咖啡馆、韩式烧肉与台式小吃，许多营业到过了午夜，这一带周末更吸引大量新加坡人开车过来。对买家而言，重点不是那杯饮料，而是：一个底层商业密度这么高的住宅区，会有安静市镇没有的长期租客需求与周末人流。
Is Mount Austin a good place to rent out a house?Mount Austin 适合出租吗？
Two demand sources sit inside the township rather than beside it. Hospital Sultan Ismail, a 704-bed government tertiary hospital that became fully operational in May 2006, is on Persiaran Mutiara Emas Utama, and the food and retail strips employ shift workers who want to live within walking distance. Portal asking rents run about RM1,300 to RM2,500 for a double-storey terrace, RM3,400 to RM4,200 for a cluster house at Austin Heights, and RM700 to RM900 for a single room. Rooms let faster here than whole houses. 有两个需求来源就在镇内，而不是在旁边。Hospital Sultan Ismail 是一所拥有 704 张病床的政府专科医院，2006 年 5 月全面启用，位于 Persiaran Mutiara Emas Utama；而餐饮与零售街段雇用的轮班人员，需要住在走得到的范围内。房产平台的开价租金大致是：双层排屋 RM1,300 至 RM2,500、Austin Heights 的 Cluster 屋 RM3,400 至 RM4,200、单间房 RM700 至 RM900。在这里，分房出租比整栋出租快。
What schools are in Taman Mount Austin?Taman Mount Austin 有哪些学校？
Inside or adjoining the township are SMK Taman Mount Austin, SJK(C) Foon Yew 5, SJK(T) Ladang Mount Austin, Austin Heights International School and Sunway College Johor Bahru. Austin Heights International School was founded in 2011, sits on a five-acre purpose-built campus, teaches a curriculum linked to the British National Curriculum up to Cambridge IGCSE, and enrols close to a thousand students from more than twenty-six countries. Catchment boundaries for the national schools are set by the district education office and should be confirmed street by street. 镇内或紧邻的学校包括 SMK Taman Mount Austin、SJK(C) Foon Yew 5（宽柔五小）、SJK(T) Ladang Mount Austin、Austin Heights International School，以及 Sunway College Johor Bahru。Austin Heights International School 创办于 2011 年，校园为五英亩专门兴建，课程衔接英国国家课程直至 Cambridge IGCSE，学生近千人、来自二十六个以上国家。国民学校的收生范围由县教育局划定，请逐条街确认。
Can foreigners buy a house in Taman Mount Austin?外国人可以在 Taman Mount Austin 买房吗？
In practice, no, not for landed property. Johor sets a RM2 million minimum purchase price for non-citizens buying landed residential property, and the recorded median in Taman Mount Austin is RM540,000, with even bungalows recording a median of RM1,955,000. Strata property carries a RM1 million minimum, while recorded medians here are RM271,500 for a condominium and RM250,000 for a serviced apartment. On the numbers Mount Austin is a Malaysian-buyer market, and a foreign purchase would have to be an unusually large individual title, verified before you commit. 实务上，不行 —— 至少有地住宅不行。柔佛对非公民购买有地住宅设有 RM200 万最低价门槛，而 Taman Mount Austin 的登记中位价是 RM540,000，连独立式洋房的中位价也只有 RM1,955,000。分层产权的门槛是 RM100 万，而这里的登记中位价是公寓 RM271,500、服务式公寓 RM250,000。从数字看，Mount Austin 是一个马来西亚人的市场；外籍买家若要出手，只能是某一笔面积异常大的个别地契，且必须在承诺前逐笔核实。
What is the traffic like in Mount Austin?Mount Austin 的交通状况如何？
Congestion is the standing complaint. Taman Mount Austin is reached by the Pasir Gudang Highway and the Jalan Pandan federal route, and a roundabout added at the entrance was reported in 2019 as the cause of peak-hour jams. The food and entertainment strips also pull evening and weekend traffic into the same roads residents use, so parking near the shop rows is genuinely difficult on a Friday or Saturday night. Drive the route you would actually use, at the hour you would actually use it, before you commit. 塞车是这里长期被投诉的问题。Taman Mount Austin 主要靠 Pasir Gudang Highway 与 Jalan Pandan 联邦公路进出，而入口处新建的迴旋处在 2019 年即被报导为高峰期堵塞的原因。餐饮与娱乐街段又把晚间与周末的车流引进居民日常使用的同一批道路，因此周五、周六晚上在店屋一带找车位是真的困难。请在下单之前，用你实际会走的路线、在你实际会出门的时段，自己开一趟。
Is Taman Mount Austin freehold?Taman Mount Austin 是永久地契吗？
Portal listings and transaction records for Taman Mount Austin consistently show freehold titles, which is the norm for this part of Tebrau. Tenure is still recorded on the individual title rather than on the estate, so ask for a copy of the title before signing anything, and check separately whether the lot carries a Bumiputera restriction, because that materially affects who you are allowed to resell to. Taman Mount Austin 的房产平台挂牌与成交纪录一致显示为永久地契，这在 Tebrau 这一带是常态。但地契年期记载在个别地契上，不是记在「整个花园」上，所以签任何文件之前请先索取地契副本；另外要单独查这块地有没有 Bumi lot 限制，因为那会实质影响你将来能卖给谁。
What tax do I pay when I sell a house in Malaysia?在马来西亚卖房要付什么税？
Real Property Gains Tax, and it is charged on the gain, not on the sale price. For Malaysian citizens and permanent residents the rate is 30 percent if you dispose in years 1 to 3, 20 percent in year 4, 15 percent in year 5, and nil from year 6. Non-citizens pay 30 percent through years 1 to 5 and 10 percent from year 6 onward, with no further reduction. At Mount Austin price levels the gap between selling in year five and year six is often worth more than a full year of rent. 产业盈利税（RPGT），课的是获利，不是售价。马来西亚公民与永久居民：第 1 至 3 年出售 30%、第 4 年 20%、第 5 年 15%，第 6 年起为零。非公民：第 1 至 5 年 30%，第 6 年起 10%，且不再往下调。以 Mount Austin 的价位来说，第五年卖与第六年卖之间的差额，往往比整整一年的租金还多。
The commercial side of Taman Mount Austin奥斯汀花园的商业面
Shop lots and shop offices on the same streets — ground-floor rent bands, transacted price per square foot, who actually walks past the door, and what the strip is still missing. Taman Mount Austin shop lot guide →同一条街上的店屋与商务办公 — 地面层租金区间、成交每尺价、门口走过的到底是什么人、这条街还缺什么。奥斯汀花园店屋指南 →
The Austin belt, on the same NAPIC dataAustin 一带，同一份 NAPIC 数据下的对照
Every figure below comes from the same source and the same window, so these are genuinely comparable — which is rare. If you are reading this page you are probably choosing between three or four of them.下方每一个数字都来自同一个来源、同一个期间，所以这是真正可比的对照 —— 这本身很少见。你会读到这一页，多半正在其中三、四个之间做选择。
| 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 Mount Austin | 777 | RM540,000 | RM428 | +6.3% | Highest volume here, and growth to match这里量最大，涨幅也跟得上 |
| Setia Tropika | 610 | RM800,000 | RM422 | +3.8% | Pricier, quieter, slower更贵、更安静、更慢 |
| Taman Seri Austin | 485 | RM650,000 | RM429 | +3.8% | Newer stock, same psf, half the volume屋龄较新，每尺相当，量只有一半 |
| Taman Austin Duta | 387 | RM738,000 | RM420 | +8.0% | Faster growth, thinner market涨得更快，但市场更薄 |
| Taman Austin Perdana | 353 | RM370,000 | RM420 | +8.9% | Cheapest entry in the belt这一带最低的入场价 |
| Taman Molek | 537 | RM539,000 | RM344 | −1.5% | Similar price, lower psf, going backwards价位相近、每尺更低，但在倒退 |
| Bandar Dato’ Onn | 815 | RM745,000 | RM436 | +5.2% | The main step-up alternative主要的升级替代选项 |
| Taman Daya | 856 | RM450,000 | RM295 | +11.0% | Cheaper and older, fastest move in Tebrau更便宜也更旧，Tebrau 涨最快 |
Tell me the street. I will tell you what it actually sold for.告诉我街段。我告诉你它实际卖了多少。
Mount Austin has 777 records behind it, which means almost every question you have can be answered with a comparable rather than an opinion. Send me the road and the house type and I will come back with the recent sales, the realistic rent, and what the renovation is likely to cost. Mount Austin 背后有 777 笔纪录，也就是说，你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。把路段与户型发给我，我会回你近期成交、务实的租金水平，以及翻新大概要花多少。