Five years, and the price
per square foot has not moved
五年过去了，
这里的每尺价一动也没动
The residential median price per square foot in Taman Puteri Wangsa reads RM323 in 2021, RM289, RM292, RM321, and RM317 in 2025. A dip and a recovery. Net movement over five years: slightly negative. The trailing twelve-month figure is +0.9%, the lowest of the twelve most-traded areas in the mukim of Tebrau, in a year when Taman Daya recorded +11.0% and Impian Emas +7.5%. This page does not tell you that is good news, and it does not tell you it is bad news. It shows you what the 555 records actually support — and what they refuse to support. Taman Puteri Wangsa 的住宅中位每尺价，逐年是 2021 年 RM323、然后 RM289、RM292、RM321，2025 年 RM317。先跌，再回来。五年净变动：略为负数。过去十二个月的数字是 +0.9%，是 Tebrau mukim 成交量前十二名区域里最低的一个 —— 同一年，Taman Daya 是 +11.0%，Impian Emas 是 +7.5%。这一页不会告诉你这是好消息，也不会告诉你这是坏消息。它只呈现这 555 笔纪录真正支持什么，以及它们拒绝支持什么。
© Chongkian · CC BY-SA 4.0 · Wikimedia CommonsTaman Puteri Wangsa in 40 seconds40 秒看懂 Taman Puteri Wangsa
- What it is: a completed landed estate at Ulu Tiram, postcode 81800, in the mukim of Tebrau on the north-eastern edge of Johor Bahru. Seven road families inside the boundary — Beladau, Lading, Badik, Keris, Lembing, Kembia and Jenawi — almost all of them named after Malay bladed weapons, strung along Jalan Puteri as the spine. 它是什么：位于 乌鲁地南（Ulu Tiram） 的已建成有地社区，邮区 81800，属 Tebrau mukim，在新山东北缘。范围内有七组路名家族 —— Beladau、Lading、Badik、Keris、Lembing、Kembia、Jenawi —— 几乎全是马来传统兵器的名字，串在 Jalan Puteri 这条主干上。
- What it costs: 555 registered subsales from 2021 to 2026, all-type median RM450,000. Residential only, 488 records: RM440,000. Single-storey terrace, 235 records: RM440,000 at RM266 psf. Double-storey terrace, 183 records: RM500,000 at RM376 psf. Low-cost house, 69 records: RM290,000. 多少钱：2021 至 2026 年共 555 笔登记二手成交，全类型中位 RM450,000。只看住宅 488 笔：RM440,000。单层排屋 235 笔：RM440,000、每尺 RM266。双层排屋 183 笔：RM500,000、每尺 RM376。廉价屋 69 笔：RM290,000。
- The point of this page: the psf line has been flat for five years — RM323, RM289, RM292, RM321, RM317. Everyone will tell you flat is bad. Some will tell you flat is safe. Neither statement is a fact; both are readings. What is a fact is that the flatness comes with 555 records and a very tight spread (middle half of all sales between RM358,000 and RM542,000), which is what an agreed price looks like — not what an absent market looks like. 这一页要讲的：每尺价的线 已经平了五年 —— RM323、RM289、RM292、RM321、RM317。所有人都会告诉你「不涨就是坏」。也有人会说「不涨就是稳」。这两句都不是事实，都是解读。真正是事实的是：这条平线伴随的是 555 笔成交与非常收敛的分布（全部成交的中间一半落在 RM358,000 至 RM542,000 之间）—— 那是「有共识的价格」的样子，不是「没有市场」的样子。
- The number that cuts the other way: the median transacted price rose from RM280,000 in 2021 to RM490,000 in 2025 while the psf stayed flat. That is not a repricing of land. It is a change in what traded — and 2021 rests on only 36 records. Anyone quoting you the price rise without the psf line is selling you a mix effect as growth. 会反过来咬人的那个数字：中位成交价从 2021 年的 RM280,000 涨到 2025 年的 RM490,000，而每尺价是平的。那不是土地重新定价，那是「成交的东西变了」—— 而且 2021 年只有 36 笔撑着。任何人只给你看总价涨幅、不给你看每尺线，就是在把结构效应当成涨幅卖给你。
- The honest catch: at 20.0 km from the Johor Bahru checkpoint and 19.4 km from Bukit Chagar, this is not an RTS address and never was. The town it belongs to has a mall, Today’s Mall, that the Wikipedia entry for Ulu Tiram describes as lying abandoned since 2019 for lack of population. Both facts matter more here than the price table does. 诚实提醒：距新山关卡 20.0 公里、距 Bukit Chagar 19.4 公里，这里不是 RTS 地段，从来都不是。它所属的市镇有一座商场 Today’s Mall，维基百科的乌鲁地南条目形容它自 2019 年起因人口不足而处于荒废状态。这两件事的分量，比价格表更重。
Not one licensed photograph exists of this estate. Here is what surrounds it.这个社区一张授权实拍照都没有。以下是它周围的样子。
Wikimedia Commons holds no image whose description places it inside Taman Puteri Wangsa. That is worth stating plainly rather than papering over with a picture of somewhere else labelled as here. Every photograph below says in its own caption exactly where it was taken — Ulu Tiram town, the FELDA settlement, the neighbouring estates. For imagery of the actual streets, scroll to the Street View section further down; those panoramas are inside the estate and each one has been checked individually. Wikimedia Commons 上没有任何一张图片的说明写着拍摄于 Taman Puteri Wangsa 之内。与其拿别处的照片贴上「这里」的标签蒙混过去，不如直说。以下每一张照片都在自己的图说里写明实际拍摄地点 —— 乌鲁地南市区、FELDA 垦殖区、邻近社区。想看这个社区真正的街道，请往下拉到街景区块；那些全景就在社区内，而且每一段都经过逐一验证。
A single-storey terrace market, and the cheapest landed entry in the mukim一个以单层排屋为主的市场，也是全 mukim 最便宜的有地入场票
Of 488 residential records here, 235 are single-storey terraces and 69 are low-cost houses — 62% of everything residential that traded. Only 183 are double-storey. Compare that with Bandar Dato Onn, where 633 of the recorded sales are double-storey and only 7 are single-storey. These are two completely different populations buying two completely different products, and the price gap follows the product, not the postcode. 本区 488 笔住宅纪录中，235 笔是单层排屋、69 笔是廉价屋 —— 占住宅成交的 62%。双层排屋只有 183 笔。对比 Bandar Dato Onn：那里 633 笔是双层排屋，单层只有 7 笔。这是两群完全不同的人在买两种完全不同的产品，价差跟着产品走，不是跟着邮区走。
The first landed buyer第一次买有地的人
The single-storey terrace here has the lowest recorded median of any single-storey market in the mukim with meaningful volume — below Taman Daya at RM480,000, below Taman Pelangi Indah at RM550,000, below Taman Impian Emas at RM580,000. If the question is where landed ownership starts in Tebrau, this is the answer the records give.这里的单层排屋，是全 mukim 有实质成交量的单层市场里登记中位价最低的 —— 低于 Taman Daya 的 RM480,000、低于 Taman Pelangi Indah 的 RM550,000、低于 Taman Impian Emas 的 RM580,000。如果问题是「在 Tebrau，有地自有从哪里开始」，纪录给的答案就是这里。
The Ulu Tiram local乌鲁地南在地人
Ulu Tiram is a suburb of about 124,000 people at the 2015 count, on the Federal Route 3 trunk road toward Kota Tinggi. NSK Trade City is 4.8 km, the bus and taxi terminal is in the town, and a public bus route runs through the estate itself. This is a locally anchored market, not a commuter dormitory.乌鲁地南是一个人口约 12.4 万（2015 年统计）的市郊，位于通往哥打丁宜的联邦 3 号公路上。NSK Trade City 4.8 公里，巴士与德士总站在市区，而且有公共巴士路线直接穿过本社区。这是一个以在地需求为锚的市场，不是通勤宿舍区。
The long-hold owner长期持有的屋主
Someone who bought here in 2021 at RM323 per square foot is sitting at RM317 today. If they intend to live in the house for twenty years that is close to irrelevant. If they bought expecting to flip it by 2026, the record says it did not happen — and it did not happen for anybody else either.2021 年以每尺 RM323 在这里买的人，今天是 RM317。如果他打算住二十年，这几乎不重要。如果他是想在 2026 年前转手赚一笔，纪录说没发生 —— 而且不是只有他没发生，是所有人都没发生。
Who this is not for这里不适合谁
Johor sets RM2 million as the landed floor for non-citizens; the highest type median here is RM840,000. And at 19.4 km from Bukit Chagar this address was never going to be repriced by the RTS. If either of those is your thesis, this page is background reading, not a shortlist.柔佛对非公民的有地门槛是 RM200 万；这里最高的类别中位价是 RM840,000。而距 Bukit Chagar 19.4 公里，这个门牌本来就不可能被 RTS 重新定价。如果你的论点建立在这两者之一上，这一页是背景资料，不是候选名单。
A Tuesday on Jalan KerisJalan Keris 的一个星期二
Everything below is either mapped today or published in a citable source. Where the map is silent — and in this estate it is silent about a great deal — this page says so instead of filling the gap. 以下每一项，要么今天在地图上查得到，要么出自可引用的公开资料。地图沉默的地方 —— 而在这个社区，它沉默的地方相当多 —— 本页会直接讲明，而不是把空缺填满。
Masjid Puteri Wangsa, on the northern half of the estate off Jalan Puteri. It is one of the few named landmarks the mapping data records inside the boundary, and it gives its name to one of the six bus stops here.Masjid Puteri Wangsa，位于社区北片、Jalan Puteri 旁。它是地图资料在本区范围内登录的少数几个有名字的地标之一，本区六个巴士站里也有一个以它命名。
The school run. The Wikipedia entry for Ulu Tiram lists SK Taman Puteri Wangsa and SMK Taman Puteri Wangsa among the town schools, so a primary and a secondary carry this estate name. The mapping data shows a school site inside the boundary but records no name for it — verify the allocation for your address, not for the estate.送小孩上学。维基百科的乌鲁地南条目在该镇学校清单中列出 SK Taman Puteri Wangsa 与 SMK Taman Puteri Wangsa，也就是有以本区命名的小学与中学。地图资料在范围内标出一块学校用地，但没有名称 —— 请就你的门牌确认学额分配，不是就「社区」问。
Six named bus stops sit inside the estate, along Jalan Puteri and Jalan Lading: Puteri Park, Jalan Puteri, Padang Bola Puteri Wangsa, Masjid Puteri Wangsa, Jalan Lading and Taman Puteri Wangsa. Causeway Link route 6B connects Ulu Tiram with Johor Bahru Sentral.社区内有六个具名巴士站，分布在 Jalan Puteri 与 Jalan Lading 上：Puteri Park、Jalan Puteri、Padang Bola Puteri Wangsa、Masjid Puteri Wangsa、Jalan Lading 与 Taman Puteri Wangsa。Causeway Link 6B 号路线连接乌鲁地南与新山中央车站。
Groceries. Mydin at Taman Pelangi Indah is 3.3 km, NSK Trade City in the town 4.8 km, Desa Mall and Econsave at Taman Desa Cemerlang 4.7 km. Inside the estate the map records a minimart and two petrol stations, and not much else — this is a residential estate, not a commercial centre.采买。Taman Pelangi Indah 的 Mydin 3.3 公里，市区的 NSK Trade City 4.8 公里，Taman Desa Cemerlang 的 Desa Mall 与 Econsave 4.7 公里。社区内地图只登录了一间小型超市与两座油站，此外不多 —— 这是住宅区，不是商业中心。
Padang Bola Puteri Wangsa, the estate football field, and three small parks including one the map labels in Chinese as a dog park. Puteri Park sits on the western edge. This is the whole recorded leisure inventory; it is modest and it is honest to say so.Padang Bola Puteri Wangsa，社区足球场，以及三座小公园 —— 其中一座在地图上以中文标为「狗乐园公园」。Puteri Park 在西缘。这就是登录在案的全部休闲设施；不多，而诚实的做法是照实说。
Quiet and car-dependent after dark, on the far side of the Federal Route 3 corridor from the city. Anything you want that is not groceries is a drive: Toppen and IKEA Tebrau 8.6 km, AEON Tebrau City 8.2 km, Hospital Sultan Ismail 9.3 km.入夜后安静、依赖汽车，位于联邦 3 号公路走廊上离市区较远的那一端。除了日常采买以外的任何需求都得开车：Toppen 与 IKEA Tebrau 8.6 公里、AEON Tebrau City 8.2 公里、Sultan Ismail 医院 9.3 公里。
Twenty kilometres from the Causeway, four from Ulu Tiram town距长堤 20 公里，距乌鲁地南市区 4 公里
Taman Puteri Wangsa sits at Ulu Tiram, postcode 81800, in the mukim of Tebrau, with Taman Pelangi Indah to the west, Taman Dato Chellam to the east, Taman Bukit Jaya to the north and Taman Gaya to the south. Access is via Jalan Kota Tinggi, the Federal Route 3 trunk road, the Tebrau Highway running into the city, and the Senai–Desaru Expressway (E22). Taman Puteri Wangsa 位于 乌鲁地南（Ulu Tiram），邮区 81800，属 Tebrau mukim：西邻 Taman Pelangi Indah、东接 Taman Dato Chellam、北靠 Taman Bukit Jaya、南邻 Taman Gaya。联外道路为 Jalan Kota Tinggi（联邦 3 号公路）、进城的 Tebrau Highway，以及 士乃–迪沙鲁大道（E22）。
Distances below are routed over OpenStreetMap road data from the centre of the estate, and the minutes are a free-flow model — the road with nothing on it. The twenty kilometres to the checkpoint is the single most important number on this page after the price index, because it is the reason this address was never in the RTS trade and never got the repricing that came with it.下表距离以 OpenStreetMap 路网自社区中心计算，分钟数是 自由流模型 —— 路上完全没车的情况。除了价格指数以外，本页最重要的一个数字就是到关卡的这二十公里：正因为这段距离，这个门牌从来不在 RTS 的题材里，也就从来没有拿到随之而来的重新定价。
| Destination目的地 | Distance距离 | Free-flow自由流 |
|---|---|---|
| Masjid Puteri Wangsa 区内 | 0.7 km | 1 min |
| SMK Ulu Tiram | 3.0 km | 4 min |
| Mydin, Taman Pelangi Indah | 3.3 km | 6 min |
| SJK (C) Tiram | 3.3 km | 5 min |
| Sekolah Kebangsaan Ulu Tiram | 3.9 km | 6 min |
| Today’s Mall, Ulu Tiram | 4.4 km | 5 min |
| Desa Mall / Econsave, Desa Cemerlang | 4.7 km | 5 min |
| NSK Trade City, Ulu Tiram | 4.8 km | 5 min |
| Crescendo International College | 6.6 km | 7 min |
| AEON Mall Tebrau City | 8.2 km | 8 min |
| Toppen / IKEA Tebrau | 8.6 km | 9 min |
| Hospital Sultan Ismail | 9.3 km | 10 min |
| Taman Molek | 10.3 km | 10 min |
| Columbia Asia Southkey | 15.9 km | 13 min |
| RTS Link Bukit Chagar | 19.4 km | 17 min |
| Fairview International School Johor | 19.7 km | 17 min |
| JB CIQ 长堤关卡 | 20.0 km | 17 min |
| AEON Mall Bandar Dato Onn | 20.5 km | 19 min |
| Pasir Gudang | 26.7 km | 23 min |
| Senai International Airport | 30.0 km | 27 min |
| Second Link CIQ 二关 | 42.3 km | 35 min |
Two schools carry the estate name. Almost nothing else does.两所学校以本区命名。除此之外，几乎没有别的。
Public mapping coverage of Ulu Tiram is noticeably thinner than of the inner Tebrau townships, so the lists below are shorter than they would be for Mount Austin or Setia Indah. That is a limitation of the source, not a verdict on the place — but it does mean you should walk it rather than read about it.乌鲁地南的公开地图资料，明显比 Tebrau 内圈那几个镇区稀疏，所以下面的清单会比 Mount Austin 或 Setia Indah 短。那是资料来源的限制，不是对这个地方的判决 —— 但也确实意味着，你该亲自走一趟，而不是只看资料。
Roads道路
The estate hangs off Jalan Kota Tinggi, the Federal Route 3 trunk road that carries Ulu Tiram traffic south into the Tebrau Highway and north toward Kota Tinggi. The Senai–Desaru Expressway (E22) passes just north. Inside the estate, Jalan Puteri is the through spine and Jalan Bukit Jaya runs along the northern edge.这个社区挂在 Jalan Kota Tinggi 上 —— 也就是联邦 3 号公路，往南接 Tebrau Highway 进城，往北通哥打丁宜。士乃–迪沙鲁大道（E22） 从北侧经过。社区内部，Jalan Puteri 是贯穿的主干，Jalan Bukit Jaya 沿北缘。
Schools学校便利
The Wikipedia entry for Ulu Tiram lists SK Taman Puteri Wangsa and SMK Taman Puteri Wangsa among the schools of the town, alongside SK Ulu Tiram, SJK(C) Tiram, SMK Ulu Tiram and others. OpenStreetMap maps a school site inside the estate boundary but records no name for it, so this page will not tell you which school stands there. 维基百科的乌鲁地南条目，在该镇学校清单中列出 SK Taman Puteri Wangsa 与 SMK Taman Puteri Wangsa，同列的还有 SK Ulu Tiram、SJK(C) Tiram、SMK Ulu Tiram 等。OpenStreetMap 在本区范围内标出一块学校用地但没有名称，因此本页不会告诉你那里究竟是哪一所。
Medical & retail医疗与零售
No hospital or named clinic is mapped inside the estate. The nearest mapped polyclinic is in Ulu Tiram town, Hospital Sultan Ismail is 9.3 km and Columbia Asia Southkey 15.9 km. For retail, the town has NSK Trade City, a hypermarket of about 110,000 sq ft with a wet and dry market and roughly 50 shops under one roof. 社区内没有登录任何医院或具名诊所。最近的登录综合诊所在乌鲁地南市区，Sultan Ismail 医院 9.3 公里、Columbia Asia Southkey 15.9 公里。零售方面，市区有 NSK Trade City：约 110,000 平方尺的量贩店，屋檐下同时有干湿巴刹与约 50 间店铺。
Six things a flat line is actually telling you一条平线，其实在告诉你六件事
There are two very different reasons a price can stop moving. One is that buyers and sellers have converged on a number and keep transacting at it. The other is that nobody is transacting at all. These look identical in a headline and nothing alike in the data. Taman Puteri Wangsa is unambiguously the first kind, and the six cards below are the evidence for that — not for the claim that the flatness is good. 价格停住，有两种完全不同的原因。一种是买卖双方已经收敛到同一个数字，并持续以那个数字成交。另一种是根本没有人在成交。这两者在标题上一模一样，在数据上毫无相似之处。Taman Puteri Wangsa 明确属于第一种，下面六张卡是这一点的证据 —— 而不是「不涨是好事」的证据。
The cheapest landed entry in the mukim全 mukim 最便宜的有地入场票
The single-storey terrace records a median of RM440,000 across 235 sales. Every comparable single-storey market in Tebrau with real volume prices higher: Taman Daya RM480,000, Bandar Jaya Putra RM480,000, Taman Setia Indah RM487,500, Taman Pelangi Indah RM550,000, Taman Impian Emas RM580,000. Below that only the low-cost house at RM290,000 on 69 records. 单层排屋的登记中位价是 RM440,000，共 235 笔。Tebrau 里每一个有实质成交量的单层市场都比它贵：Taman Daya RM480,000、Bandar Jaya Putra RM480,000、Taman Setia Indah RM487,500、Taman Pelangi Indah RM550,000、Taman Impian Emas RM580,000。比它更低的，只有 69 笔、中位 RM290,000 的廉价屋。
Flat, but with consensus rather than silence是「有共识」的平，不是「没人理」的平
The middle half of all 555 sales falls between RM358,000 and RM542,000, and the per-foot interquartile spread is RM102.50 with a median absolute deviation of RM52. That is a narrow band for an estate holding four different residential products. A market that has stopped because demand vanished shows the opposite signature: few records and a wide, erratic spread. 全部 555 笔成交的中间一半落在 RM358,000 至 RM542,000，每尺的四分位距是 RM102.50，中位绝对离差 RM52。对一个同时有四种住宅产品的社区来说，这个带宽算窄。因为需求消失而停住的市场，特征恰好相反：笔数少，而且分布又宽又乱。
555 records, and 235 of one product555 笔纪录，其中 235 笔是同一种产品
Only Taman Impian Emas records more single-storey terrace sales in the mukim (314). With 235 comparables in the same product on the same streets, a bank valuer will find matches for your address and so will you when you sell. Thin markets punish you at the valuation stage, before the sale even happens. 在这个 mukim 里，单层排屋成交笔数比这里多的只有 Taman Impian Emas（314 笔）。同一种产品、同一片街道上有 235 笔可比案例，银行估价师找得到你门牌的对照，你要卖的时候也找得到。市场太薄的惩罚，出现在估价那一关 —— 在成交之前。
The low ticket is not a land discount票价低，不是土地被打折
On the double-storey terrace filter this estate records RM376 per square foot, which is above Taman Daya at RM374, Taman Mount Austin at RM361 and Taman Pelangi Indah at RM353. The reason the ticket is only RM500,000 is that the recorded areas here are smaller, not that the ground is worth less. Read the ticket and the rate separately or you will draw the wrong conclusion. 用双层排屋筛选，这里登记的是 每尺 RM376 —— 高于 Taman Daya 的 RM374、Taman Mount Austin 的 RM361、Taman Pelangi Indah 的 RM353。票价之所以只有 RM500,000，是因为这里的登记面积比较小，而不是这块地比较不值钱。总价和单价要分开读，否则会得出相反的结论。
Seven streets, and you can name them七组路名，而且你叫得出来
Inside the mapped boundary the roads run Jalan Beladau, Jalan Lading, Jalan Badik, Jalan Keris, Jalan Lembing, Jalan Kembia and Jalan Jenawi, off Jalan Puteri. Keris, badik, beladau, lembing, jenawi and lading are traditional Malay bladed weapons. Once you know the pattern the address itself locates the house: Keris and Badik in the south, Beladau and Kembia in the middle, Lading, Lembing and Jenawi in the north. 在地图范围内，路名分成 Jalan Beladau、Jalan Lading、Jalan Badik、Jalan Keris、Jalan Lembing、Jalan Kembia、Jalan Jenawi，全部挂在 Jalan Puteri 上。Keris、badik、beladau、lembing、jenawi、lading 都是马来传统兵器。认得这套规律，门牌本身就定位了房子：Keris 与 Badik 在南片、Beladau 与 Kembia 在中段、Lading、Lembing 与 Jenawi 在北片。
Nothing here to deflate这里没有可以泄掉的气
In the same twelve months that this estate recorded +0.9%, three neighbours in the same mukim recorded falls: Taman Desa Tebrau −6.4%, D’summit Residences −15.1%, Taman Bestari Indah 1 −17.0%, with Taman Pelangi Indah at −2.1%. Flat was not the worst outcome available in Tebrau this year. It was the least eventful one. 在这个社区录得 +0.9% 的同一个十二个月里，同 mukim 有三个邻区是下跌的：Taman Desa Tebrau −6.4%、D’summit Residences −15.1%、Taman Bestari Indah 1 −17.0%，Taman Pelangi Indah 则是 −2.1%。今年在 Tebrau，「不动」不是最差的结果，只是最没有戏剧性的那个。
And now the questions that argue the other way接下来，是替另一边说话的问题
🏠 If you are buying to live here如果你是买来自住
📈 If you are buying for the numbers如果你是看着数字买
Keris, Badik, Beladau, Lembing, Jenawi, Lading, KembiaKeris、Badik、Beladau、Lembing、Jenawi、Lading、Kembia
This estate has no numbered precincts. It has seven road families strung along Jalan Puteri, and almost all of them are named after traditional Malay bladed weapons — the kris, the badik dagger, the beladau, the lembing spear, the jenawi sword, the lading blade. That naming is the fastest way to place an address here. Below, fourteen Street View panoramas, one camera turn per street, each checked individually against Google own imagery service; the road name in every caption is the one Google returns for that panorama, not our guess. 这个社区没有编号分区。它有七组路名家族，串在 Jalan Puteri 上，而且几乎全部取自马来传统兵器 —— keris（马来短剑）、badik（匕首）、beladau、lembing（矛）、jenawi（长刀）、lading（砍刀）。认这套路名，是定位本区门牌最快的方法。以下十四段街景，每条街一个镜头方向，全部逐一对照 Google 自家影像服务验证过；每则图说的路名，都是 Google 为该全景回传的名称，不是我们的推测。
| Road family路名家族 | What the name means名字的意思 | Where it sits位置 | Mapped ways地图路段数 | Street View街景 |
|---|---|---|---|---|
| Jalan Beladau | A curved Malay dagger一种马来弯刃匕首 | Centre of the estate社区中段 | 39 | ✓ |
| Jalan Lading | A heavy cleaving blade一种厚刃砍刀 | North block, east side北片东侧 | 37 | ✓ |
| Jalan Badik | A short fighting dagger一种短匕首 | South and mid-south, east of Jalan Puteri南片与中南片，Jalan Puteri 以东 | 29 | ✓ |
| Jalan Keris | The kris, the Malay wavy blade马来短剑（波刃） | South block, running north-west南片，往西北延伸 | 26 | ✓ |
| Jalan Lembing | A spear矛 | North-west corner西北角 | 22 | ✓ |
| Jalan Kembia | Named in the same weapon series与同一系列兵器名同列 | Centre, beside Beladau中段，紧邻 Beladau | 14 | ✓ |
| Jalan Jenawi | A long Malay sword一种马来长刀 | Western end of the north block北片西端 | 11 | ✓ |
| Jalan Puteri | The through spine, classified secondary贯穿主干，分类为次要道路 | Runs the full length, north to south南北纵贯全区 | 14 | ✓ |
| Jalan Bukit Jaya | Edge road toward Taman Bukit Jaya通往 Taman Bukit Jaya 的边缘道路 | Northern boundary北缘 | 3 | Edge road边界道路 |
Eight recorded types, and the single-storey terrace is the market八种登记类别，而单层排屋就是这个市场
Of 555 registered sales: 235 single-storey terraces, 183 double-storey terraces, 69 low-cost houses, 47 double-storey shops, 12 three-storey shops, 6 shop lots, 2 single-storey shops and 1 cluster house. That is 488 residential and 67 commercial. Note the shape: this is one of very few estates in Tebrau where the single-storey terrace outnumbers the double-storey, and by a wide margin. 555 笔登记成交中：单层排屋 235、双层排屋 183、廉价屋 69、双层店屋 47、三层店屋 12、商铺 6、单层店屋 2、田字屋 1。其中住宅 488 笔、商业 67 笔。请注意这个形状：在 Tebrau，单层排屋成交量超过双层排屋的社区极少，而这里还超得很多。
Single-storey terrace单层排屋
Double-storey terrace双层排屋
Low-cost house廉价屋
Double-storey shop双层店屋
Three-storey shop and shop lots三层店屋与商铺
Cluster house: one record田字屋：只有一笔
What 555 registered sales are made of555 笔登记成交的组成
Single-storey first, and by a long way单层排屋第一，而且遥遥领先
The cheapest ticket is not the cheapest rate票价最低的，单价不是最低
The low-cost house has a cheaper ticket than the single-storey terrace and a higher rate per foot, because it is a much smaller unit. The shophouse has the biggest ticket and the lowest rate, because it is a much bigger one. Any single blended per-foot number for this estate is averaging across that entire span, which is why the headline reads RM292 and describes nothing you can buy. 廉价屋的票价低于单层排屋，单价却更高 —— 因为单位小得多。店屋的票价最大，单价最低 —— 因为体量大得多。任何一个「全区混合每尺价」都是横跨这整段区间在平均，这就是为什么标题数字是 RM292，而它描述不了任何一栋你买得到的房子。
Eleven Tebrau areas, one filter, and the cheapest double-storey ticket in the mukim十一个 Tebrau 区域，同一个筛选，全 mukim 最便宜的双层排屋票价
Every area below has been filtered separately to the double-storey terrace and nothing else, so both sides of every comparison describe the same product. The last column is the trailing twelve-month move for the whole area, which is what the headlines quote. Read the two right-hand columns together: Taman Puteri Wangsa has the lowest ticket in the table and one of the mid-table rates, alongside the flattest twelve months. 下表每一个区域都单独筛到 只剩双层排屋，所以每一次比较的两边描述的是同一种产品。最后一栏是该区全区过去十二个月的变动，也就是各家标题会引用的数字。请把右边两栏一起读：Taman Puteri Wangsa 是全表票价最低的一个，单价属中段，同时也是十二个月最平的一个。
| Area (all mukim Tebrau)区域（全属 Tebrau mukim） | 2-storey terrace median双层排屋中位价 | 2-storey terrace psf双层排屋每尺 | Records, that filter该筛选下笔数 | Area 12-month psf move全区 12 个月每尺变动 |
|---|---|---|---|---|
| Bandar Jaya Putra | RM640,000 | RM460 | 373 | +5.2% |
| Taman Desa Tebrau | RM820,000 | RM441 | 324 | −6.4% |
| Taman Setia Indah | RM588,000 | RM418 | 457 | +4.0% |
| Setia Tropika | RM690,000 | RM410 | 248 | +3.8% |
| Bandar Dato’ Onn | RM706,000 | RM403 | 633 | +5.2% |
| Taman Impian Emas | RM729,000 | RM389 | 344 | +7.5% |
| Taman Seri Austin | RM640,000 | RM387 | 301 | +3.8% |
| Taman Puteri Wangsa | RM500,000 lowest最低 | RM376 | 183 | +0.9% |
| Taman Daya | RM570,000 | RM374 | 153 | +11.0% |
| Taman Mount Austin | RM630,000 | RM361 | 139 | +6.3% |
| Taman Pelangi Indah 邻区 | RM795,500 | RM353 | 146 | −2.1% |
RM440,000, and 235 records deepRM440,000，而且有 235 笔的厚度
Distance, mostly主要是距离
Against Taman Setia Indah, the double-storey terrace here records RM500,000 against RM588,000, a gap of RM88,000, and RM376 psf against RM418. Setia Indah sits 16.8 km from the checkpoint by the same routing method; this estate sits 20.0 km out, on the far side of Ulu Tiram. Against Taman Daya the gap is RM70,000 on an almost identical rate per foot — RM376 here, RM374 there — which is close to a pure location and size difference. 对比 Taman Setia Indah：这里的双层排屋登记 RM500,000，那边 RM588,000，差 RM88,000；每尺是 RM376 对 RM418。以同一套路径计算，Setia Indah 距关卡 16.8 公里，这个社区是 20.0 公里，在乌鲁地南更外侧。对比 Taman Daya，差距是 RM70,000，而每尺几乎一样 —— 这里 RM376、那边 RM374 —— 那几乎是纯粹的位置与面积差异。
Read cautiously: a median price divided by a median psf is an indication of typical size, not a matched pair, and on this data set the recorded areas are clearly not measured the same way for every type. The safe conclusion is narrow and it is enough: you are paying less here, and what you are giving up is proximity, not per-foot land value. 请谨慎解读：中位价除以中位每尺，只是「典型面积」的指示，不是一对一配对；而在这批资料里，各类别的登记面积显然不是同一种量法。安全的结论很窄，但也够用了：你在这里付得比较少，而你放弃的是距离，不是每尺的土地价值。
?type=2T 与 ?type=1T 即可）。若能再补上「同一条街、同一年、单层 vs 双层」的实际成交对照，说服力再上一级。What each type actually recorded各类产品的实际登记成交
Registered subsale medians, 555 records from 2021 to 2026. All-type median RM450,000 at RM292 psf. Residential only, 488 records: RM440,000 at RM307 psf. Commercial, 67 records: RM600,000 at RM213 psf. Everything below is a recorded median, not an asking price. 登记二手成交中位数，2021 至 2026 年共 555 笔。全类型中位 RM450,000、每尺 RM292。只看住宅 488 笔：RM440,000、每尺 RM307。商业 67 笔：RM600,000、每尺 RM213。以下全部是登记成交中位数，不是挂牌价。
| Type类型 | Records笔数 | Median price中位成交价 | Median psf中位每尺 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|
| Single-storey terrace单层排屋 | 235 | RM440,000 | RM266 | No不可 |
| Double-storey terrace双层排屋 | 183 | RM500,000 | RM376 | No不可 |
| Low-cost house廉价屋 | 69 | RM290,000 | RM348 | No不可 |
| Cluster house田字屋 | 1 | RM620,000 | RM313 | No — and one sale is not a market不可 —— 而且一笔不成市场 |
| Double-storey shop双层店屋 | 47 | RM580,000 | RM203 | Different rules apply适用不同规定 |
| Three-storey shop三层店屋 | 12 | RM840,000 | RM206 | Different rules apply适用不同规定 |
| Shop or retail lot商铺 | 6 | RM282,500 | RM354 | Small sample小样本 |
| Single-storey shop单层店屋 | 2 | RM202,500 | RM269 | Two records only只有两笔 |
| All residential全部住宅 | 488 | RM440,000 | RM307 | Below every threshold低于所有门槛 |
| All commercial全部商业 | 67 | RM600,000 | RM213 | Different rules apply适用不同规定 |
| Everything recorded全部登记成交 | 555 | RM450,000 | RM292 | Mixture, not a house混合值，不是一栋房子 |
Residential median per square foot, year by year住宅中位每尺，逐年
Residential-only median psf, so the shophouses are out of it. Source: NAPIC registered records published by List.my, read 7 September 2026, from the Market Snapshot residential panel on each year filter. 2026 carried only 8 records at the time of reading and is excluded as statistically meaningless. 只取住宅的中位每尺，把店屋排除在外。来源：NAPIC 登记纪录，经 List.my 发布，读取日期 2026 年 9 月 7 日，取自各年度筛选页的 Market Snapshot 住宅面板。读取时 2026 年只有 8 笔，统计上没有意义，已剔除。
Five years, and the line goes back where it started五年过去，这条线回到起点
Residential median psf reads RM323, RM289, RM292, RM321, RM317 from 2021 to 2025. The dip in 2022 and 2023 and the recovery in 2024 are both real, and the net result across five years is slightly below where it started. Over the same window Taman Daya added 11.0% in the last twelve months alone. This is the single most important chart on the page, and it is the reason the page exists. 住宅中位每尺 2021 至 2025 依序为 RM323、RM289、RM292、RM321、RM317。2022 与 2023 的回落、2024 的回升，两者都是真的；而五年下来的净结果，略低于起点。同一个时间窗口里，Taman Daya 光是最近十二个月就加了 11.0%。这是本页最重要的一张图，也是这一页存在的理由。
One caveat that cuts against reading too much into the shape: 2021 rests on only 36 registered records, against 157, 156 and 149 in the three years that follow. A single year that thin can sit high or low for reasons that have nothing to do with the market. The flat conclusion survives it — 2022 through 2025 on 511 records still moves RM289 to RM317, about 9.7% over four years, or roughly 2.3% a year — but the exact starting point should be read loosely. 一个会削弱「过度解读形状」的但书：2021 年只有 36 笔登记纪录，而随后三年分别是 157、156、149 笔。这么薄的一年，可能因为与市场无关的原因而偏高或偏低。「平」这个结论撑得过去 —— 2022 至 2025 年、511 笔纪录，是 RM289 到 RM317，四年约 9.7%，年均约 2.3% —— 但那个起点数字请松一点读。
Residential median psf by year住宅中位每尺，逐年
And the number that looks like growth but is not还有那个看起来像涨幅、其实不是的数字
| Year年份 | Records笔数 | Residential median price住宅中位成交价 | Residential median psf住宅中位每尺 |
|---|---|---|---|
| 2021 | 36 | RM280,000 | RM323 |
| 2022 | 157 | RM420,000 | RM289 |
| 2023 | 156 | RM426,500 | RM292 |
| 2024 | 149 | RM450,000 | RM321 |
| 2025 | 49 | RM490,000 | RM317 |
| 2026 part year未满年 | 8 | RM472,500 | RM369 |
?type=1T&year_from=YYYY&year_to=YYYY。Closed to a foreign passport. Arithmetically wide open to a Malaysian earning in SGD.对外国护照关闭。对赚新币的马来西亚人，算术上完全敞开。
Johor bars non-citizens from landed property below RM2 million and from strata below RM1 million. The highest recorded type median in this estate is RM840,000 and the residential median is RM440,000, so a foreign passport does not get through the door here at any price on record. What this page is for is the very large group of Malaysians who earn Singapore dollars and buy at home — and at this price level the arithmetic gets unusual. 柔佛禁止非公民购买 RM200 万 以下的有地住宅、RM100 万 以下的分层产权。本区登记中位价最高的类别是 RM840,000，住宅中位价是 RM440,000，所以外国护照在这里、以任何一个有纪录的价位，都进不了门。这一页面向的，是人数极多的那一群 「赚新币、在家乡买房」的马来西亚人 —— 而在这个价位，算术会变得不太寻常。
Monthly repayment每月供款
Defaults set to the recorded single-storey terrace median of RM440,000 — the product that is 48% of everything traded here, not the blended estate average.预设值为单层排屋的登记中位价 RM440,000 —— 用的是占本区成交 48% 的那种产品，不是全区混合平均。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM440,000. Note that at this price a first-time buyer falls under the RM500,000 ceiling for the 2026-2027 MOT stamp duty exemption — which is a genuine advantage of an estate at this price level and worth checking against your own eligibility.预设 RM440,000。请注意：在这个价位，首购族落在 2026 至 2027 年转让印花税豁免的 RM50 万上限之内 —— 那是这种价位社区的一个实质优势，值得就你自己的资格去确认一次。
Johor sets a RM2 million minimum on landed residential property for non-citizens and RM1 million on strata. Nothing recorded in Taman Puteri Wangsa reaches either level: the all-type median is RM450,000, the residential median RM440,000, and the highest type median RM840,000 across twelve three-storey shop sales. The calculator above will still run the numbers, but a purchase here would not receive State Authority consent. 柔佛对非公民设有有地住宅 RM200 万、分层产权 RM100 万 的最低价门槛。Taman Puteri Wangsa 的登记纪录没有任何一项达到：全类型中位 RM450,000、住宅中位 RM440,000，最高的类别中位是 12 笔三层店屋的 RM840,000。上面的试算器仍会算给你看，但在这里买是拿不到州政府同意书的。
Tell me your budget and passport and I will send you the Johor addresses that do clear RM2 million. 把你的预算与护照告诉我，我发柔佛真的跨得过 RM200 万的门牌给你。
Which street? North and south here are three kilometres apart.哪一条街？这里的南片与北片相距三公里。
Tell me the road family and the house type and the shortlist writes itself.告诉我路名家族与户型，候选名单自己就出来了。
Stable or stalled? The evidence for both, on one screen是稳，还是停？两边的证据，摆在同一个画面
This is the section that decides whether you should view here, so it gets the sharpest version of both cases. Nothing on the right is softened and nothing on the left is inflated.这一段决定你该不该来看屋，所以两边都用最锋利的版本写。右边没有被淡化，左边也没有被灌水。
✓ The case for stable「稳」的一方
- The cheapest landed entry in the mukim, on real volume. Single-storey terrace median RM440,000 across 235 records — below Taman Daya at RM480,000, Taman Pelangi Indah at RM550,000 and Taman Impian Emas at RM580,000. Low-cost house median RM290,000 on 69 records below that again.全 mukim 最便宜的有地入场票，而且有实质成交量。单层排屋中位 RM440,000、共 235 笔 —— 低于 Taman Daya 的 RM480,000、Taman Pelangi Indah 的 RM550,000、Taman Impian Emas 的 RM580,000。更下面还有 69 笔、中位 RM290,000 的廉价屋。
- Flat with consensus, not flat with silence. 555 records, the middle half of them between RM358,000 and RM542,000, per-foot interquartile spread RM102.50 and median absolute deviation RM52. Deep volume plus tight dispersion is what a settled price looks like.是「有共识」的平，不是「没人理」的平。555 笔成交，中间一半落在 RM358,000 至 RM542,000，每尺四分位距 RM102.50、中位绝对离差 RM52。成交量厚 + 分布收敛，就是「价格已经谈定」的样子。
- The rate per foot is not the discount. On the double-storey terrace filter this estate records RM376 psf, above Taman Daya at RM374, Mount Austin at RM361 and Pelangi Indah at RM353. The low ticket is size and location, not a market judgment that the land is worth less.折价不在每尺单价上。用双层排屋筛选，这里是每尺 RM376，高于 Taman Daya 的 RM374、Mount Austin 的 RM361、Pelangi Indah 的 RM353。票价低是面积与位置造成的，不是市场认定这块地比较不值钱。
- No bubble to deflate. In the same twelve months, Taman Bestari Indah 1 fell 17.0%, D’summit Residences 15.1%, Taman Desa Tebrau 6.4% and Taman Pelangi Indah 2.1%. Flat was not the worst outcome in Tebrau this year.没有可以泄掉的气。同一个十二个月里，Taman Bestari Indah 1 跌 17.0%、D’summit Residences 跌 15.1%、Taman Desa Tebrau 跌 6.4%、Taman Pelangi Indah 跌 2.1%。今年在 Tebrau，「不动」不是最差的结果。
- First-time buyer relief actually applies here. At a residential median of RM440,000 this estate sits under the RM500,000 ceiling for the 2026-2027 MOT stamp duty exemption for first-time buyers. In most of the Tebrau comparison set the median is already above that line.首购优惠在这里是真的用得上。住宅中位价 RM440,000，落在 2026 至 2027 年首购族转让印花税豁免的 RM50 万上限之内。在 Tebrau 这组对照里，多数区域的中位价已经在那条线之上。
△ The case for stalled「停」的一方
- Five years, no capital growth. Residential median psf ran RM323, RM289, RM292, RM321, RM317 from 2021 to 2025. That is the whole argument against this address and there is no way around it. If capital gain inside five years is your thesis, this record does not support it.五年，没有资本增值。住宅中位每尺 2021 至 2025 是 RM323、RM289、RM292、RM321、RM317。这就是反对这个门牌的全部论据，而且绕不过去。如果你的论点是五年内赚增值，这份纪录不支持。
- Twenty kilometres out, and not an RTS address. 20.0 km to the Johor Bahru checkpoint and 19.4 km to Bukit Chagar, both a free-flow 17 minutes on a trunk road that is not free-flowing at 07:30. The Second Link is 42.3 km. Whatever repricing the RTS and the JS-SEZ brought to Johor Bahru, it did not reach here.在二十公里外，而且不是 RTS 地段。到新山关卡 20.0 公里、到 Bukit Chagar 19.4 公里，自由流都是 17 分钟 —— 但那条干线在早上七点半并不自由流。二关 42.3 公里。RTS 与柔新经济特区为新山带来的任何重新定价，都没有走到这里。
- The town mall has been described as abandoned. The Wikipedia entry for Ulu Tiram says Today’s Mall — three storeys, roughly 10 acres, 250 shop lots, once home to the first 3D cinema in Johor Bahru — lay abandoned in 2019 for lack of population in the area. It is 4.4 km from here. Verify its current state yourself before you rely on either version.市镇的商场被形容为荒废。维基百科的乌鲁地南条目写道，Today’s Mall —— 三层楼、约 10 英亩、250 个店铺，曾拥有新山第一间 3D 影院 —— 于 2019 年因当地人口不足而处于荒废状态。它距这里 4.4 公里。在你采信任何一个版本之前，请自己去确认它今天的状况。
- The retail market prices it accordingly. The double-storey shophouse here records RM203 per square foot and the three-storey shop RM206 — the two cheapest rates of any type in the estate. Shophouse pricing is a direct read on what the market expects retail rents to do. It is not expecting much.零售市场的定价也照着这个走。这里的双层店屋登记每尺 RM203，三层店屋 RM206 —— 是本区所有类别里最低的两个单价。店屋的定价，直接反映市场对零售租金的预期。而它没有太多预期。
- Public information about this estate is thin. No Commons photograph is described as taken inside it. The mapping data names one mosque, one minimart, two petrol stations, one unnamed school site and three small parks — and almost nothing else. No developer and no construction year could be found in a citable public source, so this page publishes neither. Thin information is itself a risk for a buyer.关于这个社区的公开资讯很薄。Commons 上没有一张照片的说明写着拍摄于其内。地图资料在范围内只登录了一座清真寺、一间小型超市、两座油站、一块无名学校用地与三座小公园 —— 此外几乎没有。发展商与建成年份都找不到可引用的公开来源，因此本页两者皆不刊登。资讯稀薄，本身就是买家的一种风险。
- The recorded areas do not add up across types. The single-storey terrace clusters at 1,399 to 1,650 square feet and the double-storey at 650 to 850. Both cannot be land areas for a terrace house, which means every per-foot figure on this page — ours included — needs the title deed to be read before you trade on it.各类别的登记面积对不起来。单层排屋集中在 1,399 至 1,650 尺，双层排屋集中在 650 至 850 尺。排屋不可能两者都是地契面积 —— 也就是说，本页上每一个每尺数字（包括我们自己的）在你据以下单之前，都必须先看过地契。
Taman Puteri Wangsa FAQTaman Puteri Wangsa 常见问题
How much does a house in Taman Puteri Wangsa cost?Taman Puteri Wangsa 的房子多少钱？
Registered subsale records show 555 transactions in Taman Puteri Wangsa between 2021 and 2026 at an all-type median of RM450,000. Filtered to residential only, 488 records at a median of RM440,000. By type: the single-storey terrace, 235 records, median RM440,000 at RM266 per square foot; the double-storey terrace, 183 records, median RM500,000 at RM376 per square foot; the low-cost house, 69 records, median RM290,000 at RM348 per square foot. Taman Puteri Wangsa 的登记二手成交纪录显示，2021 至 2026 年共 555 笔，全类型中位价 RM450,000。只看住宅是 488 笔，中位价 RM440,000。分屋型：单层排屋 235 笔，中位 RM440,000、每尺 RM266；双层排屋 183 笔，中位 RM500,000、每尺 RM376；廉价屋 69 笔，中位 RM290,000、每尺 RM348。
Why have prices in Taman Puteri Wangsa not gone up?为什么 Taman Puteri Wangsa 的价格没有涨？
On the residential median price per square foot the line reads RM323 in 2021, RM289 in 2022, RM292 in 2023, RM321 in 2024 and RM317 in 2025. That is a dip and a recovery, not a rise, and it is why the trailing twelve-month figure published for this area is only plus 0.9 percent, the lowest of the twelve most-traded areas in the mukim of Tebrau. The honest answer is that nobody can prove the cause from the records alone. What the records do show is that the flatness comes with unusually tight dispersion rather than with thin trading, which is the signature of an agreed price rather than of an absent market. 住宅中位每尺价的逐年数字是：2021 年 RM323、2022 年 RM289、2023 年 RM292、2024 年 RM321、2025 年 RM317。那是先跌后回，不是上涨；这也是为什么本区公布的过去十二个月变动只有 +0.9%，是 Tebrau mukim 成交量前十二名区域里最低的一个。诚实的答案是：光靠成交纪录无法证明原因。纪录能证明的是，这里的「平」伴随的是异常收敛的价格分布，而不是稀薄的成交量 —— 那是「有共识」的特征，不是「没有市场」的特征。
Is flat price growth a good thing or a bad thing?涨幅是零，到底是好事还是坏事？
It depends entirely on your holding period and your reason for buying. For an owner-occupier the flat line means the entry ticket is the lowest in the comparison set, the bank valuation is unlikely to fall short of the price, and you are not paying a premium built out of somebody else recent speculation. For an investor looking for capital gain inside three to five years, the record says this address has not delivered any for five consecutive years across 547 registered transactions, and transaction costs alone will run several percent of the price. Both readings come from the same numbers. 完全取决于你的持有年期与买入理由。对自住者而言，这条平线意味着入场票价是这组对照里最低的、银行估价不太可能低于成交价、而且你没有为别人近期的投机行为付溢价。对想在三至五年内赚取增值的投资者而言，纪录显示这个门牌连续五年、在 547 笔登记成交上都没有交出增值，而光是交易成本就要花掉售价的几个百分点。这两种读法出自同一批数字。
Where is Taman Puteri Wangsa and how far is it from the Johor Bahru checkpoint?Taman Puteri Wangsa 在哪里？距离新山关卡多远？
Taman Puteri Wangsa sits in Ulu Tiram, postcode 81800, in the mukim of Tebrau on the north-eastern edge of Johor Bahru. Routing over OpenStreetMap road data from the centre of the estate puts the Bangunan Sultan Iskandar checkpoint at about 20.0 km and Bukit Chagar at about 19.4 km, both a free-flow modelled 17 minutes. Free-flow means no traffic. AEON Tebrau City is about 8.2 km and Hospital Sultan Ismail about 9.3 km, while the Second Link is 42.3 km away. Taman Puteri Wangsa 位于乌鲁地南（Ulu Tiram），邮区 81800，属 Tebrau mukim，在新山东北缘。以 OpenStreetMap 路网自本区中心计算，Bangunan Sultan Iskandar 关卡约 20.0 公里、Bukit Chagar 约 19.4 公里，自由流模型车程均为 17 分钟。自由流的意思是路上没车。AEON Tebrau City 约 8.2 公里、Sultan Ismail 医院约 9.3 公里；二关则远在 42.3 公里外。
What are the roads inside Taman Puteri Wangsa called?Taman Puteri Wangsa 里面的路叫什么名字？
Seven road families sit inside the estate boundary as mapped by OpenStreetMap: Jalan Beladau, Jalan Lading, Jalan Badik, Jalan Keris, Jalan Lembing, Jalan Kembia and Jalan Jenawi, with Jalan Puteri running through as the spine and Jalan Bukit Jaya along the northern edge. Keris, badik, beladau, lembing, jenawi and lading are all names of traditional Malay bladed weapons, which makes the address itself easy to place once you know the pattern. 依 OpenStreetMap 的范围界线，本区内共有七组路名家族：Jalan Beladau、Jalan Lading、Jalan Badik、Jalan Keris、Jalan Lembing、Jalan Kembia 与 Jalan Jenawi；Jalan Puteri 是贯穿全区的主干，Jalan Bukit Jaya 沿北缘。Keris、badik、beladau、lembing、jenawi 与 lading 都是马来传统兵器的名称 —— 认得这套规律，光看门牌就知道人在哪一片。
Is there a school inside Taman Puteri Wangsa?Taman Puteri Wangsa 里面有学校吗？
The Wikipedia entry for Ulu Tiram lists both SK Taman Puteri Wangsa and SMK Taman Puteri Wangsa among the schools of the town, so a national primary and a national secondary school carry this estate name. OpenStreetMap maps a school site inside the estate boundary but records no name for it, so this page does not state which school stands where. Confirm the allocation for the specific address before you buy, because allocation follows the house and not the estate. 维基百科的乌鲁地南（Ulu Tiram）条目在该镇的学校清单中同时列出 SK Taman Puteri Wangsa 与 SMK Taman Puteri Wangsa，也就是说确实有以本区命名的国民小学与国民中学。OpenStreetMap 在本区范围内标出了一块学校用地，但没有登录名称，因此本页不宣称哪一所学校位于哪个位置。买之前请就该门牌确认学额分配，因为分配跟着房子走，不是跟着社区走。
Can a foreigner or a Singaporean buy in Taman Puteri Wangsa?外国人或新加坡人可以在 Taman Puteri Wangsa 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 highest recorded type median in this estate is the three-storey shop at RM840,000, and the residential median is RM440,000, so nothing here comes close to either threshold. This estate is open to Malaysian citizens and permanent residents, including the very large group of Malaysians who earn Singapore dollars and buy at home. 实际上不行。柔佛对非公民设有有地住宅 RM200 万、分层产权 RM100 万的最低价门槛。本区登记中位价最高的类别是三层店屋的 RM840,000，住宅中位价则是 RM440,000，两个门槛都差得很远。这个社区面向的是马来西亚公民与永久居民，包括人数极多的「赚新币、在家乡买房」那一群。
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 on 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. In an area where the price per square foot has been flat for five years this matters more than usual, because a short hold can produce transaction costs without a gain to absorb them. 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。在一个每尺价五年没动的区域，这一点比平常更重要 —— 短线持有很可能只产生交易成本，却没有增值来吸收它。
The four estates you are actually choosing between你实际上在比的那四个社区
Taman Pelangi Indah is directly west, Taman Gaya directly south, and Taman Daya is the closest comparable that is not in Ulu Tiram. All figures below apply the same type filter to each area separately — the only way a comparison means anything.Taman Pelangi Indah 就在正西，Taman Gaya 在正南，而 Taman Daya 是最接近、但不在乌鲁地南的可比区域。下表全部对各区分别套用同一种产品筛选 —— 只有这样，比较才有意义。
| Taman Puteri Wangsa | Taman Pelangi Indah | Taman Daya | Taman Setia Indah | |
|---|---|---|---|---|
| Where位置 | Ulu Tiram乌鲁地南 | Ulu Tiram, next door west乌鲁地南，紧邻西侧 | Inner TebrauTebrau 内圈 | Inner TebrauTebrau 内圈 |
| Records, all types全类型笔数 | 555 | 411 | 856 | 731 |
| Median, all types全类型中位价 | RM450,000 | RM666,000 | RM450,000 | RM560,000 |
| 12-month psf move12 个月每尺变动 | +0.9% | −2.1% | +11.0% | +4.0% |
| 1-storey terrace median单层排屋中位价 | RM440,000 | RM550,000 | RM480,000 | RM487,500 |
| 1-storey terrace psf单层排屋每尺 | RM266 | RM273 | RM292 | RM343 |
| 2-storey terrace median双层排屋中位价 | RM500,000 | RM795,500 | RM570,000 | RM588,000 |
| 2-storey terrace psf双层排屋每尺 | RM376 | RM353 | RM374 | RM418 |
| Dominant recorded product成交量最大的产品 | 1-storey terrace, 235单层排屋，235 笔 | 2-storey terrace, 146双层排屋，146 笔 | 1-storey terrace, 244单层排屋，244 笔 | 2-storey terrace, 457双层排屋，457 笔 |
| Foreign buyers外籍买家 | Closed — every median here is far below the RM2 million Johor landed threshold关闭 —— 以上每一个中位价都远低于柔佛 RM200 万的有地门槛 | |||
Send me the street. I will send you the last three sales on it.把街名发给我，我回你那条街最近三笔成交。
In an estate whose rate per square foot has not moved in five years, the negotiation is not about the trend — it is about the gap between the asking price and the last recorded sale on the same street in the same product. Give me a specific address and I will come back with exactly that. 在一个每尺价五年没动的社区，谈判的重点不是趋势 —— 而是「挂牌价」与「同一条街、同一种产品的最近一笔登记成交」之间的差距。给我一个具体门牌，我就回你这个。