Ninety-four records.
Not one of them is a house.
九十四笔纪录，
一栋有地住宅都没有。
Every other page in this series is about a landed estate. Taman Cempaka is the one that is not. NAPIC’s registered subsale records for this walk-up flat estate in the Kempas/Tampoi corridor of Johor Bahru show 94 transactions from 2021 to 2026, and every single one of them falls into just two categories: Flat and Low-Cost Flat. No terrace, no semi-detached, no bungalow, no cluster. Median RM129,000 at RM221 psf, up a striking 14.3% in twelve months – built on only six recorded sales in that window. This page exists because people search “Taman Cempaka house price” and deserve an honest answer, not a page pretending it is Mount Austin. 这个系列的其他每一页写的都是有地住宅区。Taman Cempaka 是唯一的例外。NAPIC 针对这个位于新山 Kempas／Tampoi 一带、无电梯组屋型市镇的登记二手成交纪录显示：2021 至 2026 年共 94 笔成交，而且全部只落在两个类别里 —— Flat 与 Low-Cost Flat（廉价组屋）。没有排屋、没有半独立式、没有独立式、没有 Cluster。中位 RM129,000、每尺 RM221，十二个月涨幅高达 14.3% —— 而这个涨幅只建立在六笔近期成交之上。做这一页，是因为有人会搜寻「Taman Cempaka 房价」，他们应该得到一个诚实的答案，而不是一页假装它是 Mount Austin 的软文。
© Chongkian · CC BY-SA 4.0 · Wikimedia CommonsTaman Cempaka in 30 seconds30 秒看懂 Taman Cempaka
- What it is: a walk-up Flat and Low-Cost Flat estate in the Kempas/Tampoi corridor of Johor Bahru, postcode 81200, built around Jalan Persiaran Teratai and Lorong Cempaka, next to Permai Hospital. NAPIC records it under Mukim Tebrau – the same large administrative mukim as Mount Austin and Taman Daya, but this is the west-JB, Kempas side of it, not the Austin Heights side. 它是什么：位于新山 Kempas／Tampoi 一带 的无电梯组屋型市镇，邮区 81200，建在 Jalan Persiaran Teratai 与 Lorong Cempaka 一带，紧邻 Permai 医院。NAPIC 把它归在 Mukim Tebrau 之下 —— 与 Mount Austin、Taman Daya 同一个大行政区，但这里是西新山的 Kempas 一侧，不是 Austin Heights 那一侧。
- What it costs: 94 registered transactions from 2021 to 2026, median RM129,000 at RM221 psf. Split by type: Flat (mostly 692 sqft) median RM130,000 at RM188 psf across 32 records; Low-Cost Flat (mostly 499 sqft) median RM122,500 at RM243 psf across 62 records. 多少钱：2021 至 2026 年 94 笔登记成交，中位 RM129,000、每尺 RM221。分类型：Flat（多为 692 尺）中位 RM130,000、每尺 RM188，共 32 笔；Low-Cost Flat 廉价组屋（多为 499 尺）中位 RM122,500、每尺 RM243，共 62 笔。
- The number that needs a warning label: price per square foot is up 14.3% over twelve months – but that is built on just six recorded sales across 2025 and 2026 combined, against 30 sales in 2024 alone. It is a real, sourced figure. It is not a deep market. 需要加警语的数字：每尺价 十二个月上涨 14.3% —— 但这个数字只建立在 2025 与 2026 两年合计六笔成交 之上，对照 2024 年单一年就有 30 笔。这是真实、有来源的数字，但不是一个厚的市场。
- The detail that decides everything else: 62 of the 94 records are Low-Cost Flat, sold under Johor state income-eligibility rules and typically carrying a resale consent restriction on the title. Before you get attached to a specific unit, find out which category it is. 决定其余一切的细节：94 笔里有 62 笔是 Low-Cost Flat 廉价组屋，依柔佛州收入资格规定出售，地契上通常还附带 转售须经同意 的限制。在你看上某一间单位之前，先弄清楚它属于哪一个类别。
- The honest catch: zero landed transactions. If a terrace or semi-detached house is what you actually want, this taman will not give you one – but the neighbouring Taman Johor, same postcode and same mukim, has 96 records with a landed median around RM499,500. This page will point you there. 诚实提醒：有地成交纪录是零。如果你要的其实是排屋或半独立式，这个花园给不了你 —— 但同一邮区、同一 mukim 的邻区 Taman Johor 有 96 笔纪录，有地中位价约 RM499,500。这一页会指路给你。
Wikimedia has no photographs of the flat blocks themselvesWikimedia 上没有组屋本身的照片
Taman Cempaka is too small and too residential for Wikimedia’s volunteer photographers to have shot directly. What is available covers the Kempas/Tampoi corridor it sits in – the hospital next door, the railway station, the malls, the mosque and temple its residents actually use. Every caption below states the real distance from Taman Cempaka. The Street View panels further down are the only images of the estate itself on this page. Taman Cempaka 太小、也太纯住宅，义务摄影师没有专门拍过它。以下照片拍到的是它所在的 Kempas／Tampoi 一带 —— 隔壁的医院、火车站、商场,以及居民实际会去的清真寺与庙宇。每一张图说都标明与 Taman Cempaka 的实际距离。下方的街景才是这一页里唯一真正拍到这个市镇本身的画面。
Four households a RM122,500 flat actually reachesRM122,500 的组屋，实际能接住的四种人
With a median entry under RM130,000, the buyer profile here is fundamentally different from the landed estates elsewhere in this series. Nobody is trading up into Taman Cempaka. Everyone here is either starting, or renting it out to someone who is.中位入场价不到 RM130,000，这里的买家画像跟系列里其他有地区域完全不同。没有人是「升级」搬进 Taman Cempaka 的。这里的每一个人，不是刚起步，就是把它租给刚起步的人。
The first-time buyer首购族
Every recorded price here, Flat or Low-Cost Flat, sits far under the RM500,000 first-time-buyer MOT stamp duty exemption threshold for 2026-2027. For a young Malaysian household this can be the cheapest legal way into ownership in Johor Bahru – provided they qualify for the Low-Cost Flat category if that is the unit in question.这里无论 Flat 还是廉价组屋，登记价全部远低于 2026-2027 年首购族 RM500,000 的印花税全免门槛。对年轻的马来西亚家庭来说，这可能是在新山合法拥有房产最便宜的路径 —— 前提是如果看中的是廉价组屋，要先符合那个类别的资格。
The Permai Hospital householdPermai 医院家庭
Nurses, orderlies and support staff at Permai Hospital, a large government psychiatric facility, want to live within a short ride of a rotating shift. A RM122,500 flat is affordable on a single institutional salary in a way a RM540,000 Mount Austin terrace is not.Permai 医院（一所大型政府精神科医院）的护士、看护与支援人员，需要住在轮班能快速抵达的范围内。以单一机构薪资来说，RM122,500 的组屋负担得起，RM540,000 的 Mount Austin 排屋则不然。
The KTM commuter火车通勤族
Someone who works along the KTM line rather than in JB city centre – Kempas Baru station connects toward Kluang, Segamat and beyond. Not a walk-to-station address, but close enough to make a car-free commute realistic for the right job.工作地点沿 KTM 铁路线，而不是在新山市中心 —— Kempas Baru 站通往居銮、昔加末等方向。这不是走路到站的门牌，但近到足以让不开车通勤成为现实选项，前提是工作地点配合。
The small-cheque landlord小额投资的房东
A RM110,000 to RM160,000 outlay is within reach of a buyer who could never enter a landed estate in this series. The trade-off is a smaller, older, walk-up unit and, for the Low-Cost Flat half of the stock, a resale process that is not as simple as a normal subsale.RM110,000 至 RM160,000 的入场价，是这个系列里任何有地区域都进不去的买家也能负担的。代价是单位更小、更旧、没有电梯，而且若是廉价组屋那一半的存量，转售流程也不像一般二手交易那么简单。
A weekday in Taman CempakaTaman Cempaka 的一个平日
There is no food street here, no golf resort, no water park. The rhythm is quieter and more domestic than the other estates in this series – which is exactly what a household on this budget is usually looking for.这里没有美食街、没有球场、没有水上乐园。生活节奏比这个系列里其他区域都更安静、更居家 —— 而这往往正是这个预算段的家庭在找的东西。
Shift change at Permai Hospital, 1.3 km away. Hospital staff living in the blocks head out against the direction most commuters travel.1.3 公里外的 Permai 医院换班。住在这里的医院人员出门的方向，跟大多数通勤族相反。
School run to Sekolah Kebangsaan Perumahan Tampoi 2, which carries a Taman Cempaka address directly, and to Sekolah Agama Taman Cempaka on Jalan Persiaran Teratai for religious primary classes.送小孩去 Sekolah Kebangsaan Perumahan Tampoi 2（地址直接写着 Taman Cempaka）与 Jalan Persiaran Teratai 上的 Sekolah Agama Taman Cempaka 上宗教小学班。
Ground-floor kedai runcit and hawker stalls under the blocks handle lunch. Nobody drives out for a meal here the way they do in Mount Austin.组屋底层的杂货店与熟食摊解决午餐。这里没有人会像在 Mount Austin 那样特地开车出去吃饭。
Commuters return via Jln Persiaran Kempas Baru, the corridor road linking to Jalan Tampoi and the wider Skudai-Pontian arterial network.通勤族经 Jln Persiaran Kempas Baru 回家，这条走廊路接上 Jalan Tampoi 与更大的 Skudai-Pontian 干道网络。
Evening is quiet. No shop-row nightlife, no bubble tea rows. The loudest thing on most streets is a badminton game in the void deck.晚上很安静。没有店屋夜生活，没有奶茶街。多数街道上最吵的，是空地上的一场羽球赛。
Lights out early in most blocks – this is a working household’s estate, not a destination for anyone from outside it.多数座号很早就熄灯 —— 这是一个上班族家庭的市镇，不是外人会专程跑来的地方。
West Johor Bahru, not the Austin side of Mukim Tebrau西新山，不是 Mukim Tebrau 的 Austin 那一侧
Taman Cempaka sits in the Kempas/Tampoi corridor on the western side of Johor Bahru, built around Jalan Persiaran Teratai and Lorong Cempaka, immediately next to Permai Hospital and the SPRM (anti-corruption commission) Johor office. NAPIC records it under Mukim Tebrau – the same large administrative mukim as Mount Austin, Taman Daya and Bandar Dato’ Onn, all covered elsewhere on this site, but those are roughly 15 to 18 km east. Taman Cempaka 位于新山西侧的 Kempas／Tampoi 一带，建在 Jalan Persiaran Teratai 与 Lorong Cempaka 一带，紧邻 Permai 医院与柔佛 SPRM（反贪污委员会）办公室。NAPIC 把它归在 Mukim Tebrau 之下 —— 与本站另外收录的 Mount Austin、Taman Daya、Bandar Dato’ Onn 同一个大行政区，但那几区其实在东侧约 15 至 18 公里外。
Do not confuse the two sides. If a search brought you here expecting Austin Heights or AEON Tebrau City, you are in the wrong corridor – this is the Kempas/Tampoi side, closer to Skudai and the Second Link than to the Causeway-side Austin belt.请不要把两侧搞混。如果你是搜寻 Austin Heights 或 AEON Tebrau City 才点进这一页，你找错走廊了 —— 这里是 Kempas／Tampoi 一侧，离 Skudai 与第二通道，比离长堤那一侧的 Austin 一带更近。
| Destination目的地 | Drive车程 |
|---|---|
| Permai Hospital 1.3 km | 3 min |
| Klinik Kesihatan Kempas 1.5 km | 3–5 min |
| Kempas Baru KTM station 4.1 km | 7 min |
| KIPMall Tampoi 4.9 km | 9 min |
| Hospital Sultanah Aminah ~11 km | 13 min |
| JB City Centre / CIQ / RTS Bukit Chagar 15.7 km | 18 min |
| Senai International Airport ~21 km | 23 min |
| Second Link (Sultan Abu Bakar CIQ) 28.2 km | 30 min |
A national school on the estate address, a hospital next door校址直接写着这个花园的国小，隔壁就是医院
Small budget, small radius. Almost everything a household here needs is inside about 5 km – the trade-off is that most of it is basic infrastructure, not lifestyle amenities.预算小，活动半径也小。这里的家庭需要的几乎一切都在约 5 公里内 —— 代价是这些多半是基本生活设施，不是生活风格配套。
Roads道路
The estate is served by Jalan Persiaran Teratai, Jln Persiaran Tanjung and Jln Persiaran Kempas Baru, which connect out to Jalan Tampoi and the Skudai-Pontian corridor. This is not a direct highway on-ramp address – budget a few minutes of local roads before reaching anything faster.市镇由 Jalan Persiaran Teratai、Jln Persiaran Tanjung 与 Jln Persiaran Kempas Baru 服务，再接上 Jalan Tampoi 与 Skudai-Pontian 走廊。这不是直接贴着高速匝道的门牌 —— 要先走几分钟内街，才能接上更快的道路。
Schools学校
Sekolah Kebangsaan Perumahan Tampoi 2, a national primary school, carries a Taman Cempaka address on Jln Persiaran Tanjung. Sekolah Agama Taman Cempaka on Jalan Persiaran Teratai runs religious primary classes. SMK Dato’ Abdul Rahman Yassin, a national secondary school, is about 1.3 km south in Taman Mara, Tampoi.Sekolah Kebangsaan Perumahan Tampoi 2 是一所国民小学，校址就在 Jln Persiaran Tanjung 的 Taman Cempaka。Sekolah Agama Taman Cempaka 位于 Jalan Persiaran Teratai，开办宗教小学班。SMK Dato’ Abdul Rahman Yassin 是国民中学，在南侧约 1.3 公里的 Tampoi Taman Mara。
Medical & retail医疗与零售
Permai Hospital, a government psychiatric facility, is about 1.3 km away. Klinik Kesihatan Kempas, a government health clinic, is about 1.5 km. Private care is at Kempas Medical Centre. Retail is KIPMall Tampoi and Giant Tampoi, both a short drive.Permai 医院是一所政府精神科专科医院，约 1.3 公里外。Klinik Kesihatan Kempas 是政府健康诊所，约 1.5 公里。私立方面有 Kempas Medical Centre。零售则有 KIPMall Tampoi 与 Giant Tampoi，车程都不远。
Six reasons someone buys here, on purpose六个「刻意」在这里买房的理由
Nobody buys Taman Cempaka by accident. It is a deliberate choice for a specific budget and a specific need – here is what the transaction record and the location actually support. 没有人是「不小心」买到 Taman Cempaka 的。这是针对特定预算与特定需求的刻意选择 —— 以下是成交纪录与地点条件真正撑得起的理由。
The cheapest entry in the entire mukim comparison整个 mukim 对照组里最低的入场价
Against the twelve Mukim Tebrau areas compared later on this page, the cheapest landed median is Taman Austin Perdana at RM370,000. Taman Cempaka’s flat median of RM122,500 to RM130,000 undercuts that by more than half – it is a different product, but for a cash-limited buyer it is the actual floor of this mukim. 在本页稍后对照的十二个 Mukim Tebrau 区域里，最便宜的有地中位价是 Taman Austin Perdana 的 RM370,000。Taman Cempaka 的组屋中位 RM122,500 至 RM130,000，比那个数字还低一半以上 —— 产品不同，但对预算有限的买家来说，这就是这个 mukim 里真正的价格下限。
A government hospital that cannot relocate一所搬不走的政府医院
Permai Hospital, a large government psychiatric facility, is 1.3 km away. Institutional staff on rotating shifts want cheap, close housing, and a facility this size does not close or move. It is a smaller, quieter version of the same durable-tenant logic that Hospital Sultan Ismail gives Mount Austin. Permai 医院这所大型政府精神科医院距离仅 1.3 公里。轮班的机构员工需要便宜、就近的住处，而这种规模的医院不会关闭也不会搬迁。这与 Hospital Sultan Ismail 之于 Mount Austin 的逻辑相同，只是规模更小、更安静。
Near-automatic first-time-buyer stamp duty exemption几乎自动符合首购族印花税全免
Every recorded price at Taman Cempaka, Flat or Low-Cost Flat, sits far under the RM500,000 threshold for the 2026-2027 first-time-buyer MOT exemption. A qualifying buyer pays essentially none of the tiered transfer stamp duty that applies at every other price point in this series. Taman Cempaka 不论 Flat 或廉价组屋，登记价全部远低于 2026-2027 年首购族 RM500,000 印花税全免门槛。符合资格的买家，几乎不必缴这个系列其他每一个价位段都要付的分级转让印花税。
Two SKUs, ninety-four comparables两种产品，九十四笔可比案例
Unlike a landed estate with six or seven house types spread across different streets, Taman Cempaka has exactly two: a 499 sqft Low-Cost Flat and a 692 sqft Flat. That makes like-for-like comparison unusually simple – ask for the last three sales of your exact size and floor range. 不像有地区域分散在不同街道的六、七种户型，Taman Cempaka 就只有两种：499 尺的廉价组屋与 692 尺的 Flat。这让「同类相比」变得异常简单 —— 直接要求同尺寸、同楼层区间的最近三笔成交。
A rail link most landed estates in this series don’t have多数有地区域没有的火车联系
Kempas Baru KTM station, 4.1 km away, puts a car-free commute toward Kluang and Segamat within reach – genuinely useful for a household that does not want to own a second car on a starter budget. 4.1 公里外的 Kempas Baru 火车站，让不开车通勤往居銮、昔加末方向成为可能 —— 对预算有限、不想养第二辆车的家庭来说是真实的用处。
Zero landed on record – said plainly有地纪录为零 —— 说清楚
This is listed as an edge, not a flaw: knowing definitively that Taman Cempaka has no landed stock, rather than discovering it after a viewing, saves a buyer real time. If landed is the goal, Taman Johor – same postcode, same mukim – is the honest next stop. 这被列为一项优势，而不是缺点：明确知道 Taman Cempaka 没有有地存量，而不是看房之后才发现，能替买家省下真实的时间。如果目标是有地住宅，同一邮区、同一 mukim 的 Taman Johor，才是诚实的下一站。
Two products, five verified streets两种产品，五条已验证街道
Taman Cempaka does not have “precincts” the way a landed estate does – it is a grid of walk-up blocks around a handful of internal roads. Below are the roads Street View actually confirms have coverage here, checked against control coordinates over open water and rainforest that correctly returned no imagery. Taman Cempaka 不像有地区域那样分「分区」—— 它是围绕几条内街的一格格组屋。以下是经 Street View 实际确认有影像的路段；查证方式也对海面与雨林坐标跑过对照组，两者都正确回传「无影像」。
A 692 sqft Flat, a 499 sqft Low-Cost Flat, and nothing else692 尺的 Flat、499 尺的廉价组屋，仅此而已
Registered transactions split cleanly: 32 Flat records (mostly 692 sqft, one smaller 362 sqft unit) and 62 Low-Cost Flat records (mostly 499 sqft, two at 692 sqft). No terrace, no semi-detached, no cluster, no bungalow, no shop, no office, no factory – zero of each, in six years of NAPIC data. 登记成交分得很干净：32 笔 Flat 纪录（多为 692 尺，另有一笔较小的 362 尺单位）与 62 笔 Low-Cost Flat 纪录（多为 499 尺，另有两笔 692 尺）。没有排屋、没有半独立式、没有 Cluster、没有独立式、没有店屋、没有办公单位、没有厂房 —— 六年 NAPIC 数据里，每一种都是零。
Flat · mostly 692 sqftFlat · 多为 692 尺
Low-Cost Flat · mostly 499 sqft廉价组屋 · 多为 499 尺
Low volume, low price, and a growth figure to treat with care量小、价低，涨幅数字要小心看待
A market that thinned out sharply after 20242024 年后成交量明显变薄
RM70,000 to RM230,000 – two products, one postcodeRM70,000 至 RM230,000 —— 一个邮区，两种产品
Every recorded transaction in Taman Cempaka, 2021 to 2026, falls inside a RM160,000 band. That is a narrow spread by the standards of this series – most landed estates here span well over a million ringgit between their cheapest and most expensive recorded type. 2021 至 2026 年，Taman Cempaka 每一笔登记成交都落在一个 RM160,000 的区间内。以这个系列的标准来说，这个价格跨度很窄 —— 多数有地区域，从最便宜到最贵的户型，跨度动辄超过一百万令吉。
What each unit type actually transacted at每一种单位类型，实际成交在多少
Registered subsale transactions, 2021 to 2026, from NAPIC records published by List.my: 94 records, median RM129,000 at RM221 psf. Every record is residential; there are no commercial transactions at all on file for Taman Cempaka. 2021 至 2026 年登记二手成交，来源为 List.my 公布的 NAPIC 纪录：94 笔，中位 RM129,000、每尺 RM221。全部纪录均为住宅；Taman Cempaka 的纪录里完全没有商业成交。
| Type类型 | Records笔数 | Typical size典型面积 | Recorded median登记中位价 | Recorded range登记区间 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|---|
| Low-Cost Flat廉价组屋 | 62 | 499 sqft | RM122,500 RM243 psf | RM70,000 – 190,000 | No不行 |
| FlatFlat | 32 | 692 sqft (one at 362 sqft) | RM130,000 RM188 psf | RM70,000 – 230,000 | No不行 |
| Single room, sublet分租单间 | — | — | — | Ask请询问 | — |
| All types, recorded median全类型登记中位 | 94 | — | RM129,000 RM221 psf · +14.3% 12m | RM70,000 – 230,000 | No landed or strata unit qualifies无论有地或分层皆不符资格 |
Three reliable years, and two that are too thin to plot三个可靠年份，两个薄到不该画的年份
Source: registered subsale records from NAPIC (JPPH), published by List.my. This page only plots a year if it has at least 10 recorded transactions – 2021 (9) and 2025 (5) fall short and are shown in the table above instead of on the line.来源：NAPIC（JPPH）登记二手成交纪录，由 List.my 公布。本页只画出登记成交至少 10 笔的年份 —— 2021 年（9 笔）与 2025 年（5 笔）都不足，因此只列在上方的表格里，不画进线图。
The distribution, and why “median” hides two different products分布，以及「中位数」为什么盖住了两种不同产品
Half of all recorded sales landed between roughly RM100,000 and RM150,000, with the overall median at RM129,000. That band blends a 499 sqft Low-Cost Flat market with a 692 sqft Flat market that trades at a similar price but a different psf. Before comparing a Taman Cempaka price to anything else, confirm which of the two you are looking at. 全部登记成交中约有一半落在 RM100,000 至 RM150,000 之间，整体中位数为 RM129,000。这个区间把 499 尺的廉价组屋市场，和总价相近但每尺不同的 692 尺 Flat 市场混在了一起。在你拿 Taman Cempaka 的价格去跟任何东西比较之前，先确认你看的是哪一种。
Residential price per square foot, year by year住宅每尺价 · 逐年
Every recorded transaction here is residential, so this line is simply the whole market’s psf. The number beneath each year is the transaction count behind that point; years thinner than ten sales are dropped rather than drawn.这里的每一笔纪录都是住宅，所以这条线就是整个市场的每尺价。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 Q3", median:280, n:12}。💡 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: not by a small margin直说：差得不是一点点
Johor bars non-citizens from strata property below RM1 million. Taman Cempaka’s highest individual recorded sale is about RM230,000 – less than a quarter of that floor. There is no landed category here at all, so the separate RM2 million landed floor does not even come into play. 柔佛禁止非公民购买 RM100 万 以下的分层产权。Taman Cempaka 纪录中最高的一笔个别成交约 RM230,000 —— 不到那条门槛的四分之一。这里完全没有有地类别，所以另外那条 RM200 万有地门槛根本用不上。
Monthly repayment每月供款
Defaults set to the recorded Low-Cost Flat median of RM122,500 – the deepest of the two markets here by transaction count.预设值为廉价组屋的登记中位价 RM122,500 —— 以成交笔数计，这里两个市场中最厚的一个。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM122,500, the recorded Low-Cost Flat median. Every price point in Taman Cempaka sits far under the RM500,000 first-time-buyer MOT exemption threshold for 2026-2027 – almost every eligible buyer here pays no transfer stamp duty at all.预设 RM122,500，即廉价组屋登记中位价。Taman Cempaka 的每一个价位都远低于 2026-2027 年首购族 RM500,000 的印花税全免门槛 —— 这里几乎每一位符合资格的买家，完全不必缴转让印花税。
Johor’s minimum purchase price for a non-citizen is RM1 million on strata property, and there is no landed category here at all. The highest individual sale on record in Taman Cempaka is about RM230,000. 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. 柔佛对非公民的分层产权最低购买价为 RM100 万，而这里完全没有有地类别。Taman Cempaka 纪录中最高的一笔个别成交约 RM230,000。下方仍列出费用，是让你拿去和真正符合资格的门牌做比较 —— 自 2026 年 1 月 1 日起转让印花税统一 8%、柔佛州同意书费为估价 3% 且最低 RM30,000、同意书需时一至三个月、贷款成数上限 60 至 70%。
Tell me your budget and passport and I will send you the Johor addresses that actually qualify. 告诉我你的预算与护照，我把柔佛真正符合资格的门牌发给你。
Flat or Low-Cost Flat? That decides whether you even qualify.Flat 还是廉价组屋？这决定你到底有没有资格买。
Tell me which product, your budget and your eligibility situation, and I will tell you honestly what is actually available and whether the consent process applies to you.告诉我你要哪一种产品、预算与资格状况，我会诚实告诉你实际有什么单位，以及转售同意流程是否适用于你。
What makes it affordable also makes it inflexible让它便宜的每一件事，也让它没什么弹性
✓ Strengths优势
- The cheapest realistic entry point in the whole Mukim Tebrau comparison set – by a wide margin over even the cheapest landed area, Taman Austin Perdana at RM370,000.整个 Mukim Tebrau 对照组里最低的实际入场价 —— 比最便宜的有地区域 Taman Austin Perdana（RM370,000）还低出一大截。
- Permai Hospital, a government facility that cannot relocate, is 1.3 km away – durable rental demand from shift-working institutional staff.1.3 公里外就是搬不走的政府机构 Permai 医院 —— 轮班机构员工带来耐久的租赁需求。
- Almost every unit qualifies for the RM500,000 first-time-buyer MOT exemption automatically, unlike every other price point in this series.几乎每一间单位都自动符合 RM500,000 首购族印花税全免 —— 这个系列里其他任何价位都做不到。
- Only two SKUs to compare – 499 sqft Low-Cost Flat and 692 sqft Flat – across 94 records, making comparables unusually easy to check.只有两种产品要比较 —— 499 尺廉价组屋与 692 尺 Flat，共 94 笔纪录，可比案例异常好查。
- A KTM rail link at Kempas Baru, 4.1 km away – a genuine car-free option most landed estates in this series do not have.4.1 公里外就有 Kempas Baru 火车站 —— 这个系列里多数有地区域都没有的、真实的不开车选项。
△ Things to weigh需要权衡的
- Zero landed housing on record. If a terrace or semi-detached house was actually what you wanted, this page cannot give you one – see the honest redirect to Taman Johor further down.有地成交纪录是零。如果你要的其实是排屋或半独立式，这一页给不了你 —— 请见下方指向 Taman Johor 的诚实指路。
- 62 of 94 records are Low-Cost Flat, typically sold under Johor state income-eligibility rules with a resale consent restriction. Verify your eligibility and the restriction before you commit to a specific unit.94 笔里有 62 笔是廉价组屋，通常依柔佛州收入资格规定出售，并附带转售须经同意的限制。下单前请先核实你的资格与这项限制。
- The 14.3% twelve-month growth figure is fragile – built on just six recorded sales across 2025 and 2026 combined, against 30 in 2024 alone.14.3% 的十二个月涨幅数字很脆弱 —— 只建立在 2025 与 2026 两年合计六笔成交之上，对照 2024 年单一年就有 30 笔。
- Small units, likely no lift. 499 to 692 sqft rules out most families needing three or more bedrooms, and walk-up blocks of this vintage typically have no elevator – a real daily cost for a top-floor unit or an elderly resident.单位小，很可能没有电梯。499 至 692 尺，排除了多数需要三房以上的家庭；这个年代的无电梯组屋，对住高楼层或年长住户来说是真实的日常成本。
- West-JB, not Causeway-side. This is the Kempas/Tampoi corridor, roughly 15.7 km and 18 minutes from JB Sentral/CIQ – closer to the Second Link direction than to the Austin side of Mukim Tebrau its own NAPIC classification shares a name with.西新山，不是靠长堤那一侧。这里是 Kempas／Tampoi 一带，距 JB Sentral／CIQ 约 15.7 公里、18 分钟 —— 比起同属 Mukim Tebrau 分类、名字相同的 Austin 一侧，这里离第二通道方向更近。
Taman Cempaka FAQTaman Cempaka 常见问题
How much does a home in Taman Cempaka cost?Taman Cempaka 的房子多少钱？
Registered subsale transactions in Taman Cempaka show a median of RM129,000 at RM221 per square foot across 94 records from 2021 to 2026, published by List.my from NAPIC data. Split by type, a Flat unit (mostly 692 square feet) has a recorded median of RM130,000 at RM188 psf across 32 records, and a Low-Cost Flat (mostly 499 square feet) has a recorded median of RM122,500 at RM243 psf across 62 records. This is the lowest median of any area in this site’s completed-landed series, and unlike most of the others, every single record here is strata, not landed. Taman Cempaka 的登记二手成交显示：2021 至 2026 年共 94 笔纪录，中位价 RM129,000、每平方尺 RM221，资料由 List.my 依 NAPIC 数据公布。分类型：Flat 单位（多为 692 平方尺）登记中位 RM130,000、每尺 RM188，共 32 笔；Low-Cost Flat 廉价组屋（多为 499 平方尺）登记中位 RM122,500、每尺 RM243，共 62 笔。这是本站有地系列里中位价最低的一个区域，而且和多数其他页面不同，这里的每一笔纪录都是分层产权，不是有地。
Why doesn’t Taman Cempaka have any landed houses on record?为什么 Taman Cempaka 没有任何有地住宅纪录？
Because it was not built as one. NAPIC’s registered subsale records for Taman Cempaka, 2021 to 2026, contain exactly two property categories: 32 Flat and 62 Low-Cost Flat transactions, all residential, none commercial, and zero terrace, semi-detached, cluster or bungalow records. Taman Cempaka is a walk-up flat estate in the Kempas and Tampoi corridor of Johor Bahru, built around Jalan Persiaran Teratai and Lorong Cempaka next to Permai Hospital. If you want a landed house in the same postcode, the neighbouring Taman Johor area, also in Mukim Tebrau, has 96 registered transactions with a landed median around RM499,500. 因为它本来就不是这样建的。NAPIC 针对 Taman Cempaka 2021 至 2026 年的登记二手成交纪录，只有两个产品类别：32 笔 Flat 与 62 笔 Low-Cost Flat 成交，全部是住宅、没有商业，而排屋、半独立式、Cluster 与独立式的纪录全部是零。Taman Cempaka 是新山 Kempas 与 Tampoi 一带的无电梯组屋型市镇，建在 Jalan Persiaran Teratai 与 Lorong Cempaka 一带，紧邻 Permai 医院。如果你想要同一邮区的有地住宅，同属 Mukim Tebrau 的邻区 Taman Johor 有 96 笔登记成交，有地中位价约 RM499,500。
What is the difference between the Flat and Low-Cost Flat records here?这里的 Flat 与 Low-Cost Flat 纪录有什么差别？
Size and price band. The Flat category is mostly 692 square feet, 32 records, recorded median RM130,000 at RM188 per square foot, with one smaller 362-square-foot unit recorded at RM70,000. The Low-Cost Flat category is mostly 499 square feet, 62 records, recorded median RM122,500 at RM243 per square foot – a higher price per foot despite the lower headline price, because the units are smaller. Low-Cost Flat stock in Johor is typically sold under state income-eligibility rules, which the larger Flat category is not. 差别在面积与价格带。Flat 类别多为 692 平方尺，32 笔纪录，登记中位 RM130,000、每尺 RM188，另有一笔较小的 362 平方尺单位登记为 RM70,000。Low-Cost Flat 廉价组屋类别多为 499 平方尺，62 笔纪录，登记中位 RM122,500、每尺 RM243 —— 总价较低但每尺价反而更高，因为单位更小。柔佛的廉价组屋通常依州属收入资格规定出售，较大的 Flat 类别则不受此限。
Can I actually buy one of the low-cost flats in Taman Cempaka?我真的能买 Taman Cempaka 的廉价组屋吗？
Only if you qualify, and only after checking the individual title. Low-cost and Rumah Mampu Milik Johor stock in the state is sold under eligibility rules that typically include an income ceiling, a minimum period of Johor residency, and in some blocks a Bumiputera quota, and the title commonly carries a state interest restriction requiring consent before it can be resold within a set period. Sixty-two of the ninety-four recorded transactions in Taman Cempaka are in this Low-Cost Flat category. Verify eligibility and the resale restriction with the land office or a conveyancing lawyer before committing to any specific unit, not after. 只有在你符合资格、并核实个别地契之后才行。柔佛州的廉价屋与 Rumah Mampu Milik Johor 存量，依资格规定出售，通常包括收入上限、最短柔佛居住年限，部分座号还设有土著配额，地契上通常还附带须在一定期限内经州政府同意才能转售的限制。Taman Cempaka 94 笔登记成交中有 62 笔属于这个 Low-Cost Flat 类别。请在对任何一间单位下承诺之前、而不是之后，向土地局或产业律师核实资格与转售限制。
Is the 14.3 percent price increase in Taman Cempaka reliable?Taman Cempaka 14.3% 的涨幅数字可靠吗？
Treat it with caution. The published twelve-month change in median price per square foot for Taman Cempaka is plus 14.3 percent, but it is built on a very small recent sample: five recorded transactions in 2025 and one in 2026, six in total across roughly twenty-one months, against 30 transactions in 2024 alone. A handful of sales, especially higher-floor or renovated units, can swing a percentage this size. It is a genuine, sourced number, not a fabricated one, but it does not describe a deep or liquid market. 请谨慎看待。Taman Cempaka 公布的十二个月中位每尺价变动是上涨 14.3%，但这个数字建立在非常小的近期样本上：2025 年 5 笔、2026 年 1 笔，约 21 个月合计 6 笔成交，对照 2024 年单一年就有 30 笔。少数几笔成交，尤其是高楼层或翻新过的单位，就能把百分比推动到这么大。这是一个真实、有来源的数字，不是编造的，但它描述的不是一个厚的、流通的市场。
Is Taman Cempaka freehold or leasehold?Taman Cempaka 是永久地契还是租赁地契？
Portal listings disagree with each other. One low-cost flat listing reviewed for this page states freehold in its summary field and leasehold in its own description text for the same unit. Tenure is recorded on the individual title, not on the estate as a whole, so this contradiction has to be resolved unit by unit – ask for a copy of the title before signing anything, and check separately whether the specific lot carries a Bumiputera or state interest restriction. 房产平台上的挂牌彼此矛盾。本页查核的其中一则廉价组屋挂牌，摘要栏写着永久地契，但同一则广告的描述文字却写着租赁地契。地契年期记载在个别单位上，不是记在整个花园上，所以这个矛盾要逐间单位去解决 —— 签任何文件之前请先索取地契副本，并另外查这块地有没有 Bumi lot 或州属权益限制。
Can foreigners buy property in Taman Cempaka?外国人可以在 Taman Cempaka 买房吗？
No, on the recorded numbers, and not by a small margin. Johor sets a RM1 million minimum purchase price for non-citizens buying strata property, which is all Taman Cempaka has. The highest individual sale on record here is about RM230,000, and the median across both property types is RM122,500 to RM130,000 – less than a quarter of the strata floor. There is no landed category here at all, so the RM2 million landed floor does not even apply. This is a Malaysian-buyer market with no realistic foreign entry point. 从数字看不行，而且差得不是一点点。柔佛对非公民购买分层产权设有 RM100 万最低价门槛，而 Taman Cempaka 全部都是分层产权。这里纪录中最高的一笔个别成交约 RM230,000，两种产品类型的中位价是 RM122,500 至 RM130,000 —— 不到分层门槛的四分之一。这里完全没有有地类别，所以 RM200 万的有地门槛根本用不上。这是一个没有实际外籍入场点的马来西亚人市场。
What is actually near Taman Cempaka?Taman Cempaka 附近实际上有什么？
Permai Hospital, a large government psychiatric hospital, is about 1.3 km away on mapped routes. Sekolah Kebangsaan Perumahan Tampoi 2, a national primary school, carries a Taman Cempaka address directly. Kempas Baru KTM station is about 4.1 km away, KIPMall Tampoi about 4.9 km, and Klinik Kesihatan Kempas, a government health clinic, about 1.5 km. JB Sentral, the CIQ complex and the Bukit Chagar RTS terminus are about 15.7 km and 18 minutes away under usual traffic, and Senai International Airport about 21 km and 23 minutes. This is a Kempas/Tampoi, west-Johor-Bahru address – not the Austin Heights side of Mukim Tebrau that the mukim name might suggest. 依路线估算，Permai 医院这所大型政府精神科医院约 1.3 公里外。国民小学 Sekolah Kebangsaan Perumahan Tampoi 2 的校址直接写着 Taman Cempaka。Kempas Baru 火车站约 4.1 公里，KIPMall Tampoi 约 4.9 公里，政府健康诊所 Klinik Kesihatan Kempas 约 1.5 公里。JB Sentral、CIQ 关卡与 Bukit Chagar RTS 总站，一般车流下约 15.7 公里、18 分钟；士乃国际机场约 21 公里、23 分钟。这是新山西侧的 Kempas／Tampoi 门牌 —— 不是 Mukim Tebrau 这个名字可能让人联想到的 Austin Heights 那一侧。
If I want a landed house near Taman Cempaka, where should I look?如果我想要 Taman Cempaka 附近的有地住宅，该看哪里？
Not in Taman Cempaka itself. In the same postcode and the same NAPIC mukim, Taman Johor has 96 registered transactions with a landed median around RM499,500 at RM236 psf. Within the wider Mukim Tebrau comparison set used on this page, Taman Austin Perdana has the cheapest landed median at RM370,000, and Bandar Baru Kangkar Pulai – covered elsewhere on this site – has a similarly low overall median of RM132,500 but does include real landed stock, a single-storey terrace at a recorded median of RM327,000. Compare before assuming any low-median area is the same kind of low. 不是在 Taman Cempaka 本身。同一邮区、同一 NAPIC mukim 的 Taman Johor，有 96 笔登记成交，有地中位价约 RM499,500、每尺 RM236。在本页所用的更大 Mukim Tebrau 对照组里，Taman Austin Perdana 的有地中位价最低，为 RM370,000；本站另收录的 Bandar Baru Kangkar Pulai，整体中位价同样很低（RM132,500），但确实有真实的有地存量 —— 单层排屋登记中位 RM327,000。在假设「中位价低的区域都是同一种低」之前，请先做这样的对照。
What tax do I pay when I sell a home in Malaysia?在马来西亚卖房要付什么税？
Real Property Gains Tax, charged on the gain, not the sale price. For Malaysian citizens and permanent residents the rate is 30 percent if disposed 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. On a Taman Cempaka unit this is a smaller absolute number than on a landed house, but the state consent process for low-cost stock can matter more to your timeline than the tax does. 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%。在 Taman Cempaka 的单位上，这个税额的绝对金额比有地住宅小，但廉价组屋的州属同意流程，对你的时间安排来说可能比税额本身更关键。
The rest of Mukim Tebrau, on the same NAPIC dataMukim Tebrau 其余区域，同一份 NAPIC 数据下的对照
Every figure below shares the same source and the same mukim classification as Taman Cempaka – which is precisely why the physical distance and product mix matter so much. Read the “read” column before assuming any of these is a substitute for another.下方每一个数字都与 Taman Cempaka 共用同一个来源、同一个 NAPIC mukim 分类 —— 这正是为什么实际距离与产品组合如此重要。在你假设其中任何一个能替代另一个之前，请先读「解读」这一栏。
| 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 Cempaka | 94 | RM129,000 | RM221 | +14.3% | This page – zero landed, thinnest volume here本页 —— 零有地，这里量最薄 |
| Taman Impian Emas | 959 | RM724,000 | RM328 | +7.5% | Highest volume in the mukim, fully landedmukim 内量最大，全有地 |
| Taman Daya | 856 | RM450,000 | RM295 | +11.0% | Cheaper landed, fast-moving较便宜的有地，涨势快 |
| Bandar Dato’ Onn | 815 | RM745,000 | RM436 | +5.2% | Premium end of the mukimmukim 内的高端 |
| Taman Mount Austin | 777 | RM540,000 | RM428 | +6.3% | The food-street landed estate covered elsewhere on this site本站另收录的美食街有地区域 |
| Taman Setia Indah | 731 | RM560,000 | RM372 | +4.0% | Mid-tier landed中价位有地 |
| Bandar Jaya Putra | 697 | RM660,000 | RM520 | +5.2% | Highest psf in the mukimmukim 内每尺价最高 |
| Taman Desa Tebrau | 673 | RM704,000 | RM400 | −6.4% | Landed, but psf going backwards有地，但每尺价在倒退 |
| Setia Tropika | 610 | RM800,000 | RM422 | +3.8% | Priciest landed median in this set这组对照里有地中位价最高 |
| Taman Puteri Wangsa | 555 | RM450,000 | RM299 | +0.9% | Landed, growth nearly flat有地，涨幅几近持平 |
| Taman Seri Austin | 485 | RM650,000 | RM429 | +3.8% | Newer landed stock较新的有地存量 |
| Taman Pelangi Indah | 411 | RM666,000 | RM292 | −2.1% | Landed, also softening有地，同样在走软 |
| D’summit Residences | 395 | RM441,000 | RM582 | −15.1% | High-rise, sharpest correction in the mukim高楼盘，mukim 内跌幅最深 |
| Taman Johor (same postcode) | 96 | RM499,500 | RM236 | +17.8% | The honest landed alternative – real terraces and a bungalow on record诚实的有地替代方案 —— 有真实的排屋与独立式纪录 |
Other flat estates in the same corridor同一走廊里的其他组屋型市镇
Taman Cempaka is not the only low-cost/medium-cost flat estate in this part of Johor Bahru. Portal listings for the corridor also point to Taman Desa Kempas, Taman Kenanga and Taman Melor in Tampoi as similar nearby developments. This page has not independently pulled NAPIC figures for those three, so treat them as leads to research separately rather than as verified comparables – the point is simply that a buyer priced out of Taman Cempaka’s 94 records is not automatically priced out of the whole corridor. Taman Cempaka 并不是新山这一带唯一的廉价／中价组屋市镇。房产平台上，这一走廊还列出 Taman Desa Kempas、Taman Kenanga 与 Tampoi 的 Taman Melor 作为类似的邻近开发。本页并未针对这三个区域独立取得 NAPIC 数字，请把它们当作值得另外查证的线索，而不是已核实的可比案例 —— 重点只是：买不起 Taman Cempaka 这 94 笔纪录里的单位，不代表整条走廊都买不起。
Tell me your budget. I will tell you honestly whether Taman Cempaka fits it.告诉我你的预算。我会诚实告诉你 Taman Cempaka 适不适合。
Ninety-four records behind this page means most questions can be answered with a comparable, not an opinion – including the honest ones, like whether a specific unit is Low-Cost Flat and what that means for you. Send me your budget and eligibility situation and I will come back with what is actually available. 这一页背后有 94 笔纪录，意味着多数问题都能用可比案例回答，而不是用意见回答 —— 包括诚实的问题，比如某间单位是不是廉价组屋，以及那对你意味着什么。把你的预算与资格状况发给我，我会回你实际有什么单位。