This ledger stopped writing
in September 2023.
这本帐，
在 2023 年 9 月停笔了。
The Bandar Baru Seri Alam card holds 811 registered sales — and every single one of them was recorded in 2021, 2022 or 2023. The last one we can read is a terrace on Jalan Tasek 19 in September 2023. After that the card is blank, which is why the twelve-month price change is published as a dash rather than a number. Most pages would quietly skip that. This one starts there — then proves, street by street, that the ledger which took over is describing exactly the same houses. Bandar Baru Seri Alam 这张卡上有 811 笔登记成交 —— 而且每一笔都记在 2021、2022 或 2023 年。我们能读到的最后一笔，是 2023 年 9 月 Jalan Tasek 19 上的一间排屋。之后这张卡就空了 —— 这正是它的十二个月涨跌栏印出来是一条横线、而不是一个数字的原因。多数页面会悄悄跳过这一段；这一页从这里开始讲，然后逐条街证明：接手记帐的那一本，写的就是同一批房子。
© Chongkian · CC BY-SA 4.0 · Wikimedia CommonsBandar Baru Seri Alam in 30 seconds30 秒看懂 Bandar Baru Seri Alam
- What this actually is: not a separate suburb, but one of two area cards that the published subsale record keeps for postcode 81750 Masai, in the mukim of Plentong under the Pasir Gudang City Council. This card is the older set of entries. The other one, Bandar Seri Alam, is the newer set. We checked them against each other and they run down the same streets. 它到底是什么：它不是另一个郊区，而是公开二手成交纪录为邮区 81750 Masai（Plentong 区、巴西古当市议会辖下）所设的两张区域卡之一。这一张是比较旧的那一批纪录；另一张 Bandar Seri Alam 是比较新的那一批。我们把两张卡摆在一起对过 —— 它们走的是同一批街道。
- What is on it: 811 transactions, median RM440,000 at RM316 psf, split 780 residential and 31 commercial. Recorded in 2021 (186), 2022 (424) and 2023 (201). Nothing in 2024, 2025 or 2026 — which is why the growth column is a dash. 卡上有什么：811 笔成交，中位价 RM440,000、每尺 RM316，其中 住宅 780 笔、商用 31 笔。分布是 2021 年 186 笔、2022 年 424 笔、2023 年 201 笔；2024、2025、2026 三年为零 —— 这就是涨幅栏印成一条横线的原因。
- The number that matters: not RM316. 379 of the 811 sales are double-storey terraces, and that type alone records RM550,000 at RM378 psf. RM316 is what you get when you average a terrace house with a RM125,000 low-cost flat. Buy the type, not the average. 真正有用的数字：不是 RM316。811 笔里有 379 笔是双层排屋，单看这一种屋型：中位价 RM550,000、每尺 RM378。RM316 是把排屋和 RM125,000 的廉价组屋平均起来才会得到的东西。你买的是屋型，不是平均值。
- The shape of the six years: residential psf on this card reads RM338 (2021), RM314 (2022), RM320 (2023). The card that takes over continues RM326 (2023), RM319 (2024), RM329 (2025), RM342 (2026). A dip through 2022, a flat middle, then a lift. You cannot see that on either card alone, and nobody publishes it stitched. 六年的形状：这张卡的住宅每尺读数是 RM338（2021）、RM314（2022）、RM320（2023）；接手的那张卡继续 RM326（2023）、RM319（2024）、RM329（2025）、RM342（2026）。2022 年下探、中段走平、然后抬头。任何一张卡单看都看不出来，而且没有人把它接起来公布。
- The honest catch: this address is inside a heavy-industry city, its landed entry price is genuinely low, and its record-keeping is a mess. Two of those three are opportunities. The third is a reason to insist on dates for every comparable you are shown. 诚实提醒：这个地址位于一座重工业城市之内、有地入场价确实低、而它的纪录建档相当混乱。前两点是机会，第三点是理由 —— 理由是：别人给你看的每一笔可比成交，你都要问日期。
A dash where a percentage should be, and the two-minute reason for it该出现百分比的地方，出现了一条横线 —— 两分钟看懂原因
Open the mukim comparison table and every neighbour has a twelve-month figure: Permas Jaya plus 9.7 per cent, Kota Masai minus 3.2 per cent, Megah Ria plus 19.8 per cent. Bandar Baru Seri Alam has a dash. Most readers see that and assume the market is dead. It is not. The dash is a fact about the filing cabinet, and once you understand it you can read this postcode better than the people quoting numbers at you. 打开同区对照表，每一个邻区都有一个十二个月数字：Permas Jaya +9.7%、Kota Masai −3.2%、Megah Ria +19.8%。轮到 Bandar Baru Seri Alam，印出来的是一条横线。多数人看到这条线，会以为这里的市场死了。它没有。那条横线讲的是档案柜的事 —— 而一旦你看懂它，你读这个邮区的能力，会超过那些拿数字砸你的人。
What the dash literally means那条横线的字面意思
A twelve-month change is computed from sales inside the last twelve months. On this card there are none. The year filter offers 2023 with 201 sales, 2022 with 424 and 2021 with 186; 2024, 2025 and 2026 return nothing at all. With an empty window there is nothing to divide, so the field prints a dash. It is arithmetic, not a verdict. 十二个月变动，是拿最近十二个月的成交算出来的。这张卡里一笔都没有。年份筛选给出 2023 年 201 笔、2022 年 424 笔、2021 年 186 笔；2024、2025、2026 三年什么都不回。窗口是空的，就没有东西可以相除，栏位于是印一条横线。那是算术问题，不是判决。
Where the entries went那些纪录去了哪里
To the other card. Bandar Seri Alam, same postcode 81750, same township Masai, same mukim Plentong, holds 656 sales of which only thirteen predate 2023. Its own year counts are 4, 9, 255, 297, 76 and 15. Put the two cards end to end and the postcode has 1,467 recorded sales across six continuous years with no real gap in the middle. 去了另一张卡。Bandar Seri Alam —— 同样的邮区 81750、同样的市镇 Masai、同样的区 Plentong —— 有 656 笔成交，其中只有 13 笔早于 2023 年。它自己的逐年笔数是 4、9、255、297、76、15。把两张卡首尾接起来，这个邮区六年内共有 1,467 笔登记成交，中间没有真正的断层。
Why we can say they are the same place凭什么说它们是同一个地方
Because we compared them line by line rather than guessing. The two cards share street names and land areas and, in one case, a price. That is not a coincidence you can explain with two adjacent neighbourhoods. The table below is the evidence, and every row was read off both cards on the same afternoon. 因为我们是逐行比对，而不是用猜的。两张卡共用的不只是街名，还有地段面积 —— 其中一条街甚至连成交价都一样。这种巧合，不是「两个相邻社区」能解释的。下面那张表就是证据，每一行都在同一个下午从两张卡上读出来。
| Street and land size街名与地段面积 | On this card (Bandar Baru Seri Alam)本卡（Bandar Baru Seri Alam） | On the other card (Bandar Seri Alam)另一张卡（Bandar Seri Alam） |
|---|---|---|
| Jalan Bukit 13 · 1,249 sq ft | RM480,000 · Apr 2023 | RM480,000 · Jan 2026 |
| Jalan Bina 3 · 2,605 sq ft | RM800,000 · Mar 2023 | RM860,000 · Oct 2025 |
| Jalan Alam Sitrin 8 · 1,453 sq ft | RM495,000 – RM557,000 · 2023 | RM553,000 · Sep 2024 |
| Jalan Tasek Maya 12 · 1,270 sq ft | RM490,000 – RM580,000 · 2023 | RM750,000 · Jan 2025 |
| Jalan Tasek 48 · 1,453 sq ft | RM480,000 · Aug 2023 | RM550,000 · Sep 2024 |
| Jalan Tasek 56 · 1,690 sq ft | RM550,000 · Apr 2023 | RM700,000 · May 2025 |
| Jalan Tasek 19, 33, 39 · 807 and 829 sq ft | RM250,000 – RM300,000 · 2023 | RM300,000 – RM500,000 · 2024–2025 (Jalan Tasek 10, 21, 22, 35) |
| Jalan Lembah · 1,270 sq ft | RM715,000 – RM920,000 · 2023 | RM700,000 – RM788,000 · 2024–2025 |
| Double-storey terrace, whole card双层排屋，整张卡 | 379 sales笔 · RM550,000 · RM378 psf | 219 sales笔 · RM570,000 · RM385 psf |
Four frames from inside the boundary, two from the city that surrounds it四张市镇内实拍，两张来自包围着它的那座城
Freely licensed photography of this postcode is thin, and what exists is mostly civic rather than residential. The first four below were taken inside the township; the last two are Pasir Gudang city, three to eight kilometres away. Every caption says which, because a photograph that quietly borrows a neighbour’s skyline is the oldest trick in this industry. 这个邮区的自由授权照片本来就少，而现有的多半拍的是公共设施而非住宅。下面前四张摄于市镇范围内；后两张拍的是三到八公里外的巴西古当市。每一张图说都会写明是哪一种 —— 因为「悄悄借用邻区天际线」是这一行最老的把戏。
The buyer here owns a terrace house and works within nine minutes of it这里的买家，买的是排屋，上班地点在九分钟车程内
You can read the household from the transaction mix without meeting anybody. 481 of the 780 residential sales on this card are landed — 61.7 per cent — against 38.3 per cent strata. That is a materially more owner-occupied ledger than the newer card next door, and it tells you what kind of person was buying here in 2021, 2022 and 2023. 不用见到任何人，光看成交结构就能读出这里的家庭样貌。这张卡的 780 笔住宅成交里，481 笔是有地住宅 —— 占 61.7%，分层产权占 38.3%。相较隔壁那张比较新的卡，这是一本明显更「自住」的帐；它也告诉你 2021、2022、2023 年在这里买房的，是什么样的人。
The terrace-house family排屋家庭
Almost half of everything recorded on this card is one product: the double-storey terrace, median RM550,000. The land runs from 807 square feet on Jalan Tasek to 2,056 on Jalan Rimbun and Jalan Lembah, so the same three words cover a RM250,000 house and a RM920,000 house. This is the household the township was built for and the market you are actually entering. 这张卡上将近一半的成交是同一种产品：双层排屋，中位价 RM550,000。地段从 Jalan Tasek 的 807 平方尺到 Jalan Rimbun、Jalan Lembah 的 2,056 平方尺 —— 同样三个字，涵盖了 RM250,000 的房子和 RM920,000 的房子。这是这个市镇当初为之而建的家庭，也是你实际要进入的市场。
The low-cost-house owner廉价屋屋主
Twenty-seven recorded sales, almost all of them 775 square feet on Jalan Suria between numbers 49 and 90, median RM255,000 with individual sales from RM155,000. This is a real ownership route rather than a statistical curiosity — but low-cost titles carry extra state approvals on resale, and that is a conversation to have before, not after. 27 笔登记成交，几乎全是 Jalan Suria 49 至 90 号之间的 775 平方尺单位，中位价 RM255,000，个别成交低至 RM155,000。这是一条真实的置产路径，不是统计上的花絮 —— 但廉价屋地契转售需要额外的州政府批准，这件事要事前谈，不是事后谈。
The renter in the flats组屋里的租客
178 condominium or apartment sales at a median of RM280,000, 76 low-cost flats at RM125,000 and 41 flats at RM160,000. That is the floor of the housing ladder here and it is deep. If you buy a terrace to rent out, understand that the centre of gravity of the local rental market is a cheaper product than yours. 公寓 178 笔、中位价 RM280,000；廉价组屋 76 笔、RM125,000；组屋 41 笔、RM160,000。这是本地住房阶梯的底层，而且很厚。如果你买排屋来出租，要清楚一件事：本地租赁市场的重心，是一个比你手上便宜的产品。
The Singapore commuter新加坡通勤者
Free-flow routing puts the Causeway at 17.3 km and about eighteen minutes, which sounds workable and is not a promise. Nothing in these 811 sales is priced off Singapore wages, and that cuts both ways: this postcode did not spike on a Causeway headline, so it does not have a Causeway premium to give back either. 无车流路径计算给出的数字是：到长堤 17.3 公里、约 18 分钟 —— 听起来可行，但那不是承诺。这 811 笔成交里，没有任何一笔是照新币薪水定价的；这句话是双向的：这个邮区不曾因为一条长堤新闻而暴涨，因此也没有长堤溢价需要吐回去。
Almost everything you use in a week is inside a four-minute drive你一周会用到的东西，几乎都在四分钟车程内
This is not a place where daily life happens somewhere else. Working from a point in the middle of the street cluster, free-flow routing puts the supermarket at one kilometre, the lake park at 1.1, the district police headquarters at 1.2, the nearest primary school at 1.6, and both hospitals at just over two. What is far away is Singapore, and only Singapore. 这不是一个「日常生活发生在别处」的地方。以街区中段为起点，无车流路径计算给出：量贩店 1 公里、湖滨公园 1.1 公里、区警察总部 1.2 公里、最近的小学 1.6 公里、两家医院都在两公里出头。真正远的只有新加坡，也只有新加坡。
The industrial shift goes south and east. Pasir Gudang town centre is 7.5 km and about nine minutes free-flow; the named trunk roads that carry it out of here are Lebuhraya Pasir Gudang and Lebuhraya Pantai Timur Johor Bahru. Inside the township the spine is Jalan Seri Alam and Persiaran Seri Alam. 工业班次往南、往东走。到巴西古当市中心 7.5 公里、无车流约 9 分钟；把车流送出去的干道，地图上登记的名称是 Lebuhraya Pasir Gudang 与 Lebuhraya Pantai Timur Johor Bahru。市镇内部的主干则是 Jalan Seri Alam 与 Persiaran Seri Alam。
School gates, and there are a lot of them within four kilometres: SK Bandar Seri Alam, SK Seri Alam 2, SMK Seri Alam, SMK Seri Alam 2, SJK(C) Nam Heng, SJK(T) Bandar Seri Alam, a Japanese international school one kilometre away, Excelsior International School, Pegasus, MRSM Johor Bahru, the Foon Yew Seri Alam branch and Sekolah Seni Johor Bahru. All of those are mapped; none of them is on a brochure we could not check. 校门时间 —— 而四公里内的校门数量很可观：SK Bandar Seri Alam、SK Seri Alam 2、SMK Seri Alam、SMK Seri Alam 2、南兴华小 SJK(C) Nam Heng、SJK(T) Bandar Seri Alam、一公里外的日本人国际学校、Excelsior 国际学校、Pegasus、MRSM Johor Bahru、宽柔中学至达城分校，以及柔佛艺术学校。以上全部有地图纪录 —— 没有一间是我们查不到、只出现在宣传单上的。
Two hospitals, four minutes apart from each other and from you: the public Hospital Pasir Gudang at 2.1 km and the private Regency Specialist Hospital at 2.2 km, both mapped. For a market whose landed entry price starts near RM155,000, having two hospitals inside a four-minute drive is unusual and worth saying plainly. 两家医院，彼此相距四分钟，离你也是四分钟：公立的 Hospital Pasir Gudang 2.1 公里，私立的 Regency 专科医院 2.2 公里，两者都有地图纪录。对一个有地入场价接近 RM155,000 的市场而言，四分钟车程内有两家医院，是不寻常的事，值得直说。
The second rush, and it runs inward rather than outward. The tertiary campuses sit at the northern edge — UiTM Pasir Gudang at 4.0 km, a UniKL campus at 4.8 km, MRSM at 4.0 km — while the primary schools sit in the middle, so the afternoon flow concentrates on the spine. Walk the street you are considering at half past three on a school day before you sign anything. 第二波尖峰，而且是往内走而不是往外走。大专校区在北缘 —— UiTM 巴西古当 4.0 公里、UniKL 4.8 公里、MRSM 4.0 公里 —— 小学则在中段，因此下午的车流会集中在主干道上。签约之前，请挑一个上课日的下午三点半，去你看中的那条街走一趟。
Groceries. The mapped supermarket inside the township is one kilometre away and there is a 7-Eleven on the same stretch; four fuel stations are mapped across the area, from Caltex in the south-west to Petron on the eastern edge. For a bigger run, U Sentral in Masai and Mydin Mall in Taman Rinting are the usual answers, and AEON Tebrau City is 12.7 km. 买菜时间。市镇内有地图纪录的量贩店在一公里外，同一段路上还有一家 7-Eleven；全区共有四座加油站，从西南的 Caltex 到东缘的 Petron。要买大件，一般是去 Masai 的 U Sentral 或 Taman Rinting 的 Mydin Mall；AEON Tebrau City 则在 12.7 公里外。
Evening. Taman Seri Alam lake park is 1.1 km, and the wider area maps a stadium called Astaka, a futsal court, a community hall and five more named neighbourhood parks. There is also a Chinese temple mapped near the middle of the township, which tells you something about who has lived here for a long time. 傍晚。Taman Seri Alam 湖滨公园 1.1 公里；周边地图上还记录了一座名为 Astaka 的体育场、一座五人足球场、一间社区礼堂，以及另外五个有名字的邻里公园。市镇中段附近还有一座华人庙宇 —— 这件事本身，就说明了谁在这里住了很久。
Nine minutes to work, eighteen to the Causeway, and only one of those is honest上班九分钟，长堤十八分钟 —— 这两个数字只有一个是诚实的
The streets on this card sit between Masai to the east and the Pasir Gudang industrial belt to the south, threaded by Jalan Seri Alam and Persiaran Seri Alam and fed by two trunk roads that OpenStreetMap records as Lebuhraya Pasir Gudang and Lebuhraya Pantai Timur Johor Bahru. Two further primary roads, Jalan Masai Lama and Jalan Kong Kong, carry the state route J10 through the area. 这张卡上的街道，东临 Masai、南接巴西古当工业带，由 Jalan Seri Alam 与 Persiaran Seri Alam 串起，再接上 OpenStreetMap 记录名称为 Lebuhraya Pasir Gudang 与 Lebuhraya Pantai Timur Johor Bahru 的两条干道。另有两条主要道路 Jalan Masai Lama 与 Jalan Kong Kong，把州道 J10 带过这一区。
Now read the table with the caveat first. These are modelled free-flow driving times, computed on 7 September 2026 with the OSRM router over OpenStreetMap road data from a point in the middle of the street cluster. They contain no traffic model whatsoever. The short local legs are broadly believable because there is nothing to queue for. The eighteen-minute Causeway figure is the one that fails at peak, and it fails badly. Drive it yourself at the hour you would actually travel. 请先读警告再读表。以下是 无车流的模型驾车时间，于 2026 年 9 月 7 日以 OSRM 路径引擎在 OpenStreetMap 道路资料上、自街区中段计算所得，完全不含任何车流模型。短程的本地路段大致可信，因为根本没有东西可塞；而「长堤 18 分钟」那一行，正是高峰时段会崩掉的那一行，而且崩得很厉害。请自己在真正会出门的时段开一次。
| Destination目的地 | Free-flow drive无车流车程 | Distance距离 |
|---|---|---|
| Supermarket in the township市镇内量贩店 | 3 min | 1.0 km |
| Japanese international school日本人国际学校 | 2 min | 1.0 km |
| Taman Seri Alam lake parkTaman Seri Alam 湖滨公园 | 2 min | 1.1 km |
| Seri Alam district police headquartersSeri Alam 区警察总部 | 3 min | 1.2 km |
| SK Bandar Seri Alam | 4 min | 1.6 km |
| Hospital Pasir Gudang (public) | 4 min | 2.1 km |
| Regency Specialist Hospital (private) | 4 min | 2.2 km |
| SMK Seri Alam | 6 min | 2.9 km |
| Excelsior International School | 9 min | 3.6 km |
| UiTM Kampus Pasir Gudang · MRSM Johor Bahru | 10 min | 4.0 km |
| Foon Yew High School, Seri Alam branch宽柔中学至达城分校 | 10 min | 4.1 km |
| UniKL · Sekolah Seni Johor Bahru | 11 min | 4.8 km |
| Pasir Gudang town centre巴西古当市中心 | 9 min | 7.5 km |
| Taman Kota Masai | 10 min | 8.4 km |
| Taman Molek | 13 min | 11.9 km |
| AEON Mall Tebrau City | 14 min | 12.7 km |
| RTS Link Bukit Chagar | 18 min | 17.0 km |
| Bangunan Sultan Iskandar CIQ | 18 min | 17.3 km |
| JB Sentral | 18 min | 17.8 km |
| Hospital Sultanah Aminah | 21 min | 19.9 km |
| Senai International Airport士乃国际机场 | 41 min | 38.3 km |
Twelve mapped schools, two hospitals, three campuses, one police headquarters十二所有地图纪录的学校、两家医院、三个校区、一座警察总部
Everything named below was located through the OpenStreetMap database on 7 September 2026 and given a driving distance from the middle of the street cluster. Nothing is included on the strength of a brochure. Where a facility is commonly claimed for this area but we could not find it on the map, it is simply absent from this page. 以下列出的每一处，都是在 2026 年 9 月 7 日透过 OpenStreetMap 资料库定位、并从街区中段算出车程的。没有任何一项是靠宣传单收录进来的。若某项设施常被算在这一区、但我们在地图上找不到，本页就直接不写它。
Roads道路
The mapped trunk roads serving this area are Lebuhraya Pasir Gudang (route 17) and Lebuhraya Pantai Timur Johor Bahru (route 35). State route J10 runs through as Jalan Masai Lama and Jalan Kong Kong. Internally the spine is Jalan Seri Alam and Persiaran Seri Alam. One thing worth knowing before you trust a map pin: Google returns address cards here in the form “30 Jalan Gunung 12, Masai, Johor” and never prints a township name at all. 服务本区、且有地图纪录的干道是 Lebuhraya Pasir Gudang（17 号路线）与 Lebuhraya Pantai Timur Johor Bahru（35 号路线）。州道 J10 以 Jalan Masai Lama 与 Jalan Kong Kong 之名穿过本区。市镇内部的主干是 Jalan Seri Alam 与 Persiaran Seri Alam。在你相信任何地图图钉之前，有件事该知道：Google 在这里回传的地点卡格式是「30 Jalan Gunung 12, Masai, Johor」，从头到尾不会印出市镇名。
Schools & campuses学校与校区
Mapped within four kilometres: two national primaries, two national secondaries, a Chinese primary, a Tamil primary, a Japanese international school, an international school, Pegasus, MRSM Johor Bahru, the Foon Yew Seri Alam branch and Sekolah Seni Johor Bahru. Three tertiary campuses sit at the northern edge. For a market with a RM440,000 median that is an unusually complete education stack, and it is the single strongest reason resale here is predictable. 四公里内有地图纪录的：两所国小、两所国中、一所华小、一所淡小、一所日本人国际学校、一所国际学校、Pegasus、MRSM Johor Bahru、宽柔中学至达城分校，以及柔佛艺术学校。三个大专校区位于北缘。对一个中位价 RM440,000 的市场来说，这是一套异常完整的教育配置 —— 也是这里二手转售之所以可预测的最强单一理由。
Medical, retail & civic医疗、零售与公共设施
Both hospitals are mapped and both are about four minutes away: Hospital Pasir Gudang, the public one, at 2.1 km, and Regency Specialist Hospital, private, at 2.2 km. The area also maps a supermarket at one kilometre, a 7-Eleven, four fuel stations, a district police headquarters, a community hall, a stadium, a futsal court, six named parks, four mosques or suraus and a Chinese temple. 两家医院都有地图纪录，也都在四分钟左右：公立的 Hospital Pasir Gudang 2.1 公里，私立的 Regency 专科医院 2.2 公里。区内另有地图纪录的还包括：一公里外的量贩店、一家 7-Eleven、四座加油站、一座区警察总部、一间社区礼堂、一座体育场、一座五人足球场、六个具名公园、四座清真寺或祈祷所，以及一座华人庙宇。
The case for buying a terrace here, stated at its actual size在这里买一间排屋的理由 —— 按它真实的尺寸讲
There is no growth story on this page, because this card cannot tell you one: it stops in 2023. What it can tell you is what the product is, what it costs, how deep the market for it is, and where the published average is misleading you. Those four things are worth more than a percentage anyway. 这一页没有涨幅故事，因为这张卡讲不出来 —— 它在 2023 年就停了。它能告诉你的是：产品是什么、要多少钱、市场有多深，以及公布的那个平均值在哪里误导了你。这四件事，本来就比一个百分比值钱。
The average is hiding the product平均值把产品藏起来了
The card headline is RM316 per square foot. Filter to the double-storey terrace and the recorded median is RM378 — twenty per cent higher, on 379 of the 811 sales. The gap is the 299 strata transactions underneath, including 76 low-cost flats at RM190 psf. Nobody is lying to you; they are just quoting a blended figure at a person who wants a house. 这张卡的标题数字是 每平方尺 RM316。把范围收窄到双层排屋，登记中位数是 RM378 —— 高出两成，而且背后是 811 笔里的 379 笔。差距来自底下那 299 笔分层成交，包括每尺 RM190 的 76 笔廉价组屋。没有人在骗你，他们只是拿一个混合值，报给一个想买房子的人。
RM378 psf beats almost every neighbour每尺 RM378，赢过几乎所有邻区
In the mukim comparison table the whole-area figures are Meridin East RM387, Taman Scientex RM374, Bandar Baru Permas Jaya RM370, Taman Desa Cemerlang RM348, Taman Johor Jaya RM336, Taman Kota Masai RM335. The terrace market on this card records RM378. This is not a discount corner of Plentong; it is a normal terrace market with a large cheap strata population sitting on top of its average. 在同区对照表里，各区的「全区」每尺是：Meridin East RM387、Taman Scientex RM374、Bandar Baru Permas Jaya RM370、Taman Desa Cemerlang RM348、Taman Johor Jaya RM336、Taman Kota Masai RM335。而这张卡的排屋市场登记数是 RM378。这里不是 Plentong 的折扣角落 —— 它是一个正常的排屋市场，只是平均值上面压着一大群便宜的分层产权。
598 terrace sales in one postcode一个邮区，598 笔排屋成交
379 on this card plus 219 on the card that took over. That is 598 recorded double-storey terrace transactions in six years on the same streets. Depth is the thing amateurs undervalue: it is what makes a valuation defensible, a bank comfortable and an exit possible. Very few Johor townships at this price level can show that. 这张卡 379 笔，加上接手那张卡的 219 笔 —— 同一批街道、六年内共 598 笔登记双层排屋成交。「深度」是外行人最容易低估的东西：它决定了估值站不站得住、银行放不放心、以及你将来出不出得去。柔佛在这个价位带、能拿出这个数字的市镇，非常少。
Landed entry starts near RM155,000有地入场价从大约 RM155,000 起
A 775 square foot low-cost house on Jalan Suria recorded RM155,000 in May 2022, and the type medians RM255,000 across 27 sales. Step up to the 807 square foot double-storey terraces on Jalan Tasek and recorded sales run RM250,000 to RM300,000. Land, with a title, under three hundred thousand ringgit, in a postcode with two hospitals and twelve schools. Jalan Suria 上一间 775 平方尺的廉价屋，2022 年 5 月登记成交 RM155,000；这个屋型 27 笔成交的中位价是 RM255,000。往上一阶，Jalan Tasek 上 807 平方尺的双层排屋，登记成交落在 RM250,000 至 RM300,000。有地契的土地，三十万令吉以内，而这个邮区有两家医院、十二所学校。
The whole terrace range on one map整个排屋价带，摊在同一张地图上
From an 807 square foot house at RM250,000 on Jalan Tasek to a 1,270 square foot house at RM920,000 on Jalan Lembah 55 — both recorded, both double-storey terraces, both on this card, within about two kilometres of each other. You can start small and move up twice without leaving the postcode or changing schools. That is rarer than it sounds. 从 Jalan Tasek 上 807 平方尺、RM250,000 的房子，到 Jalan Lembah 55 上 1,270 平方尺、RM920,000 的房子 —— 两笔都是登记成交、都是双层排屋、都在这张卡上，彼此相距约两公里。你可以从小的开始，在不换邮区、不换学校的情况下往上换两次。这比听起来罕见得多。
Most of it is under the exemption line大部分都在免税线以下
The recorded band for the double-storey terrace here is RM362,000 to RM738,000, with a median of RM550,000. Everything under RM500,000 sits inside the Malaysian first-time-buyer transfer stamp duty exemption for 2026 and 2027, and on this card that covers the low-cost houses, the single-storey terraces, the small Jalan Tasek terraces and every strata type. 这张卡上双层排屋的登记区间是 RM362,000 至 RM738,000，中位价 RM550,000。RM500,000 以下的部分，落在马来西亚首购族 2026 与 2027 年的 MOT 印花税豁免范围内 —— 在这张卡上，那涵盖了全部廉价屋、单层排屋、Jalan Tasek 的小排屋，以及所有分层屋型。
Four questions to ask before you like this too much在你太喜欢它之前，请先问四个问题
🏠 If you are buying to live here如果你是自住买家
📈 If you are buying to let or to hold如果你是出租或长持买家
Learn eleven street names and you can price any listing on this card记住十一个街名，这张卡上的任何一则挂牌你都能自己估价
There are no published phase numbers we could verify for this postcode. What exists instead is better: the transaction record attaches a street name and a land area in square feet to individual sales, and the pattern is tight enough to use. Everything in the table below was read off that record. Where the record is silent, the cell is silent too. 这个邮区没有我们能查证的官方期数编号。取而代之的东西反而更好用：成交纪录会把街名与地段平方尺数附在个别成交上，而且规律紧到足以拿来用。下表每一格都读自那份纪录；纪录没写的，格子里也不写。
| Street family街名家族 | What trades on it这条街上成交什么 | Land size in the record纪录中的地段面积 | Recorded prices登记成交价 |
|---|---|---|---|
| Jalan Tasek 19 · 28 · 33 · 39 | The small double-storey terraces — the cheapest two-storey land on this card小型双层排屋 —— 本卡最便宜的两层有地 | 807 · 829 sq ft | RM250,000 – RM300,000 |
| Jalan Tasek 13 · 14 · 16 · 47 · 48 · 56 | Single-storey terraces and the wider double-storey rows单层排屋，以及较宽的双层排屋 | 1,453 · 1,539 · 1,690 · 3,423 sq ft | RM480,000 – RM560,000 |
| Jalan Suria 43 · 47 · 49–90 | Low-cost houses, single-storey terraces and one wide double-storey廉价屋、单层排屋，另有一笔宽间双层排屋 | 775 · 1,109 · 1,302 · 1,399 · 1,711 · 1,905 · 2,217 · 2,325 sq ft | RM155,000 – RM540,000 |
| Jalan Gunung 7 · 8 · 10–12 · 23 · 35–38 | Single-storey terraces, plus two unusually deep lots and one double-storey单层排屋，另有两块特别深的地与一笔双层排屋 | 1,539 · 1,540 · 2,056 · 3,369 · 3,552 sq ft | RM350,000 – RM600,000 |
| Jalan Bayu 14 · 15 · 17 · 22 · 24 · 26 · 27 · 30 · 32 · 38 · 43 | The widest range on the card: single-storey, double-storey and semi-detached all on one street name全卡跨度最大的一条：单层、双层、半独立式全部挂同一个街名 | 1,152 · 1,195 · 1,302 · 1,400 · 1,539 · 1,798 · 2,303 · 4,000 · 5,290 · 9,767 sq ft | RM390,000 – RM800,000 |
| Jalan Tasek Maya 3 · 5 · 6 · 7 · 12 · 13 | Double-storey terraces, newer. No Street View imagery when we checked.双层排屋，较新。我们查证时完全没有街景影像。 | 1,270 · 1,442 sq ft | RM483,000 – RM750,000 |
| Jalan Lembah 45 · 46 · 55 · 58 · 59 | The most expensive terraces recorded anywhere on this card全卡登记价格最高的排屋 | 1,270 · 2,056 sq ft | RM650,000 – RM920,000 |
| Jalan Alam Sitrin 3 · 4 · 8 · 15 · 17 | Double-storey terraces, newer. No Street View imagery when we checked.双层排屋，较新。我们查证时完全没有街景影像。 | 1,270 · 1,453 sq ft | RM495,000 – RM680,000 |
| Jalan Rimbun 4 · 5 · 6 · 8 · 10 · 12 | The deep-lot double-storey terraces — most land per ringgit on this card深地段双层排屋 —— 本卡每令吉买到最多地的一批 | 1,539 · 1,841 · 1,851 · 1,927 · 2,045 sq ft | RM395,000 – RM570,000 |
| Jalan Rimba 49 · 50 · 51 · 55 · 56 · off 37 | Single-storey terraces on 55 and 56; the semi-detached houses on 49 to 51 and off 3755 与 56 号是单层排屋；49 至 51 号与 Off 37 号是半独立式 | 1,765 · 1,916 · 3,200 · 3,464 · 3,600 · 3,800 · 4,004 · 5,521 · 5,660 · 6,269 sq ft | RM320,000 – RM1,345,000 |
| Jalan Bina · Jalan Bukit · Jalan Tasik | A semi-detached on Bina 6, a wide double-storey on Bina 3, a terrace on Bukit 13, and low-cost houses on Tasik 45Bina 6 一笔半独立式、Bina 3 一笔宽间双层、Bukit 13 一笔排屋、Tasik 45 的廉价屋 | 829 · 840 · 1,249 · 2,605 · 3,498 sq ft | RM160,000 – RM886,000 |
| The strata blocks分层住宅楼 | Condominiums, flats and low-cost flats. The record gives a floor level instead of a street name.公寓、组屋与廉价组屋。纪录给的是楼层，不是街名。 | 657 · 743 · 750 · 818 · 850 sq ft | RM95,000 – RM396,000 |
Sixteen recorded types, and the most expensive one has the lowest price per foot十六种登记屋型 —— 而最贵的那一种，每平方尺最便宜
Every figure below is a recorded median or a recorded band from registered subsale transactions between 2021 and 2023. None of it is an asking price and none of it is our estimate. Read the note under the cards before you compare any two types by price per square foot, because on this card that comparison is a trap. 以下每一个数字，都是 2021 至 2023 年登记二手成交的中位数或区间。没有一个是叫价，也没有一个是我们的估算。在你用「每平方尺」去比较任何两种屋型之前，请先读卡片下方那段注 —— 在这张卡上，那种比较是个陷阱。
Double-storey terrace双层排屋
Single-storey terrace单层排屋
Deep-lot double-storey深地段双层排屋
Double-storey semi-detached双层半独立式
Low-cost house廉价屋
Condominium, flat & low-cost flat公寓、组屋与廉价组屋
811 sales, three years, and an arithmetic that balances exactly811 笔、三年，而且加总完全对得上
Bottom third on the blend, near the top on the terrace混合值排在后段，排屋却接近前段
Three years, then nothing三年，然后什么都没有
The grey number beside each year is that year’s recorded transaction count. Note that 2022 is both the busiest year and the cheapest per foot — 424 sales at RM314 — which is what a market clearing stock at a discount looks like. 2023 recovers about two per cent on 201 sales, and then the card ends. Everything after September 2023 for these streets is on the Bandar Seri Alam card instead. 每一年旁边的灰色数字，是那一年的登记成交笔数。请注意 2022 年既是最忙的一年、也是每尺最便宜的一年 —— 424 笔、每尺 RM314 —— 那正是一个市场在打折出清的样子。2023 年以 201 笔回补约百分之二，然后这张卡就结束了。这批街道在 2023 年 9 月之后的一切，都记在 Bandar Seri Alam 那张卡上。
811 = 780 residential + 31 commercial, every type accounted for811 = 住宅 780 + 商用 31，每一种屋型都有着落
Residential (780): 379 double-storey terrace, 178 condominium or apartment, 76 low-cost flat, 54 single-storey terrace, 41 flat, 27 low-cost house, 13 double-storey semi-detached, 7 cluster house, 4 town house, 1 bungalow. Commercial (31): 12 three-storey shop, 6 semi-detached factory, 5 four-storey shop, 3 double-storey shop, 3 shop or retail lot, 2 terraced factory. Both sums are exact. Split it the other way and 481 of the 780 residential sales are landed, 61.7 per cent, against 299 strata at 38.3 per cent. We show you the arithmetic because a page that quotes a median without ever opening it up is asking for trust it has not earned. 住宅（780 笔）：双层排屋 379、公寓 178、廉价组屋 76、单层排屋 54、组屋 41、廉价屋 27、双层半独立式 13、田字屋 7、排屋式公寓 4、独立式 1。商用（31 笔）：三层店屋 12、半独立式厂房 6、四层店屋 5、双层店屋 3、店面／零售单位 3、排屋式厂房 2。两组加总都是精确值。换个方式切：780 笔住宅中有 481 笔是有地，占 61.7%；分层产权 299 笔，占 38.3%。我们把算式摊开给你看，是因为一个只报中位数、却从不打开来给你看的页面，是在讨一份它还没挣到的信任。
Every number here is a recorded sale, and the rent column is empty on purpose这里每一个数字都是登记成交 —— 而租金那一栏，是故意留白的
Registered subsale records for the Bandar Baru Seri Alam card, 2021 to 2023: 811 transactions, median RM440,000 at RM316 psf across all types; 780 residential, median RM431,500 at RM318 psf; 31 commercial, median RM1,000,000 at RM286 psf. The per-type medians and bands below come from the same record, filtered one type at a time. Bandar Baru Seri Alam 卡的登记二手成交纪录，2021 至 2023 年：全类型 811 笔，中位价 RM440,000、每尺 RM316；住宅 780 笔，中位价 RM431,500、每尺 RM318；商用 31 笔，中位价 RM1,000,000、每尺 RM286。下表的逐屋型中位数与区间，来自同一份纪录，逐一筛选屋型读出。
| Type屋型 | Sales笔数 | Median中位价 | Median psf中位每尺 | Typical band典型区间 | Monthly rent月租 | Foreign buyer?外国人可买？ |
|---|---|---|---|---|---|---|
| Low-cost flat廉价组屋 | 76 | RM125,000 | RM190 | RM109,000 – 141,000 | No published data无公开数据 | No不可以 |
| Flat组屋 | 41 | RM160,000 | RM197 | RM127,000 – 193,000 | No published data无公开数据 | No不可以 |
| Low-cost house廉价屋 | 27 | RM255,000 | RM310 | RM205,000 – 305,000 | No published data无公开数据 | No不可以 |
| Condominium / apartment公寓 | 178 | RM280,000 | RM304 | RM164,000 – 396,000 | No published data无公开数据 | Below the RM1m strata floor低于 RM100 万分层门槛 |
| Single-storey terrace单层排屋 | 54 | RM415,000 | RM272 | RM333,000 – 497,000 | No published data无公开数据 | No不可以 |
| Double-storey terrace双层排屋 | 379 | RM550,000 | RM378 | RM362,000 – 738,000 | No published data无公开数据 | No不可以 |
| Double-storey semi-detached双层半独立式 | 13 | RM900,000 | RM218 | RM673,000 – 1,130,000 | No published data无公开数据 | No, below RM2m不可以，低于 RM200 万 |
| Cluster house · town house · bungalow田字屋 · 排屋式公寓 · 独立式 | 7 · 4 · 1 | Too few to publish笔数太少不公布 | — | Ask for the individual sales请索取个别成交 | — | No不可以 |
| Shops and factories店屋与厂房 | 31 | RM1,000,000 | RM286 | 12 three-storey shops, 8 factory units, 5 four-storey shops, 6 others三层店屋 12、厂房 8、四层店屋 5、其他 6 | No published data无公开数据 | Commercial rules differ商用规定不同 |
Three points, because this card only has three years — and then we stitch on the other four三个点，因为这张卡只有三年 —— 然后我们把另外四年接上去
Source: registered subsale records via NAPIC (JPPH), published by List.my and read on 7 September 2026. The line below is the residential median price per square foot for each calendar year on this card, with the recorded transaction count under each point. There is no 2024, 2025 or 2026 point because this card holds no transactions in those years at all — that is the same fact that empties the twelve-month change column. 资料来源：NAPIC（JPPH）登记二手成交纪录，由 List.my 公布，2026 年 9 月 7 日读取。下方折线是本卡逐年的住宅中位每平方尺，每个点下方标注该年登记笔数。没有 2024、2025、2026 三个点，是因为这张卡在那三年一笔成交都没有 —— 这跟十二个月变动栏留白，是同一件事。
What this line shows, and what it deliberately does not这条线显示了什么，又刻意不显示什么
Residential price per square foot on this card reads RM338 in 2021 on 186 sales, RM314 in 2022 on 424 sales, and RM320 in 2023 on 201 sales. Over the same three years the residential median price reads RM499,000, RM421,500 and RM420,000. Both series say the same thing: 2022 was a discount year in which a lot of stock cleared, and 2023 stabilised. Then the card stops. We are not going to draw a fourth point out of nothing, and we are not going to average this card with the other one and pretend the result is a single series — the two cards were compiled separately and only overlap in 2023, so a merged average would be an artefact, not a measurement. What we will do is put them side by side, below, and let you read across. 本卡的住宅每平方尺读数：2021 年 RM338（186 笔）、2022 年 RM314（424 笔）、2023 年 RM320（201 笔）。同样这三年，住宅中位总价是 RM499,000、RM421,500、RM420,000。两组数列讲的是同一件事：2022 年是打折出清的一年，2023 年止稳。然后这张卡就停了。我们不会凭空生出第四个点，也不会把两张卡平均起来假装那是一条数列 —— 两张卡是分别编制的、只在 2023 年重叠，硬平均出来的是人工产物，不是量测值。我们要做的是把它们并排放在下面，让你自己横着读。
Residential median psf by year, this card本卡逐年住宅中位每尺
The same streets, six years, read across two cards同一批街道、六年，横跨两张卡来读
| Year年份 | This card — psf本卡 —— 每尺 | This card — sales本卡 —— 笔数 | Other card — psf另一张卡 —— 每尺 | Other card — sales另一张卡 —— 笔数 |
|---|---|---|---|---|
| 2021 | RM338 | 186 | too few笔数太少 | 4 |
| 2022 | RM314 | 424 | too few笔数太少 | 9 |
| 2023 (both)（两卡都有） | RM320 | 201 | RM326 | 255 |
| 2024 | no records无纪录 | 0 | RM319 | 297 |
| 2025 | no records无纪录 | 0 | RM329 | 76 |
| 2026 (part year)（未满一年） | no records无纪录 | 0 | RM342 | 15 |
Nothing on this card clears the foreign threshold. Not one of the 780 homes.这张卡上没有任何一笔跨得过外籍门槛 —— 780 间住宅，一间也没有。
Johor bars non-citizens from landed residential property below RM2 million and from strata below RM1 million. The highest single residential transaction on this card in three years is RM1,345,000, a semi-detached house on 6,269 square feet off Jalan Rimba 37. That is RM655,000 short of the landed line, and it is the top of the market, not the middle. 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。这张卡三年内最高的单笔住宅成交是 RM1,345,000 —— Off Jalan Rimba 37、6,269 平方尺的一间半独立式。那距离有地门槛还差 RM655,000，而且那是市场的顶端，不是中段。
Monthly repayment每月供款
Defaults set to RM550,000, the recorded median for a double-storey terrace on this card, with a 10% deposit. That is the shape of the purchase 379 of the 811 buyers here actually made.预设值设为 RM550,000 —— 本卡双层排屋的登记中位价 —— 搭配一成头期。这就是这里 811 位买家中的 379 位，实际做过的那种交易。
And how much cash do I need up front?那前期要准备多少现金？
Default set to RM550,000. If you are a Malaysian first-time buyer, drop the price to RM500,000 and watch the stamp duty line collapse — the 2026 and 2027 exemption covers most of this card, including every low-cost house, every single-storey terrace, the 807 to 1,195 square foot double-storey rows and all of the strata.预设 RM550,000。如果你是马来西亚首购族，把价格改成 RM500,000，看着印花税那一行塌下去 —— 2026 与 2027 年的豁免涵盖了这张卡上的大部分：全部廉价屋、全部单层排屋、807 至 1,195 平方尺的双层排屋，以及所有分层产权。
Johor sets a RM2 million minimum on landed residential property for non-citizens and RM1 million on strata. The highest single residential transaction recorded on this card in three years is RM1,345,000. The rates shown are the correct ones for a non-citizen — flat 8% transfer stamp duty from 1 January 2026, plus Johor’s state consent fee of 3% of valuation with a RM30,000 minimum — but no amount of cash makes an RM550,000 terrace on these streets available to a foreign passport holder. 柔佛对非公民设有门槛：有地住宅最低 RM200 万，分层产权最低 RM100 万。这张卡三年内最高的单笔住宅成交是 RM1,345,000。上面显示的税率对非公民而言是正确的 —— 自 2026 年 1 月 1 日起统一 8% 转让印花税，加上柔佛州同意书费用（估值的 3%、最低 RM30,000）—— 但无论准备多少现金，这批街道上一间 RM550,000 的排屋，都不会对外国护照持有人开放。
Tell me your passport and your budget and I will send you the areas where the answer is actually yes. 告诉我你的护照与预算，我把「答案确实是可以」的区域寄给你。
Give me a street, a land size and a date range. That is 90% of the answer on this postcode.给我一条街、一个地段尺数、一个日期范围 —— 在这个邮区，那就是九成的答案。
Recorded prices on this card run from RM95,000 to RM1,345,000 and land sizes from 657 to 9,767 square feet. A general enquiry gets a general answer. A street name, a size and a date range get a list with comparables attached.这张卡上的登记成交价从 RM95,000 到 RM1,345,000，地段面积从 657 到 9,767 平方尺。笼统的询问只会得到笼统的答案；一个街名、一个尺数、一个日期范围，换来的是一份附上可比成交的名单。
A cheap entry price, a heavy-industry address, and a record you cannot fully trust便宜的入场价、一个重工业地址，以及一份你不能全信的纪录
This is the section most agents delete, and it is the only part of this page that will save you money. Everything below is sourced from what we could actually read. Where a claim could not be checked, we say so instead of dressing it up. 这是多数经纪会删掉的一段，也是这一页唯一真的能帮你省钱的部分。以下每一点都来自我们实际读得到的资料；查不到的，我们就说查不到，不加装饰。
✓ Strengths优势
- The terrace market is genuinely strong, and the headline hides it. 379 of the 811 sales on this card are double-storey terraces at a recorded RM378 per square foot — above every neighbour in the mukim table except Meridin East. The RM316 blended figure is dragged down by 299 strata sales underneath it.排屋市场其实很强，只是被标题数字盖住了。这张卡 811 笔里有 379 笔是双层排屋，登记每平方尺 RM378 —— 高于同区对照表中除 Meridin East 以外的每一个邻区。RM316 这个混合值，是被底下那 299 笔分层成交拉下来的。
- Depth. 598 recorded terrace sales across the postcode in six years, counting both cards — roughly a hundred a year on the same streets. That is what makes a bank valuation defensible and an exit possible, and very few Johor townships at this price level can show it.深度。两张卡合计，六年内全邮区 598 笔登记排屋成交 —— 同一批街道，约一年一百笔。这正是银行估值站得住、将来卖得掉的基础；柔佛在这个价位带能拿出这个数字的市镇非常少。
- Land under RM300,000, with two hospitals four minutes away. A 775 square foot low-cost house recorded RM155,000; the 807 square foot double-storey terraces on Jalan Tasek recorded RM250,000 to RM300,000. Both hospitals and twelve mapped schools sit within four kilometres.三十万以内买到地，而两家医院在四分钟车程内。775 平方尺的廉价屋登记成交 RM155,000；Jalan Tasek 上 807 平方尺的双层排屋登记成交 RM250,000 至 RM300,000。两家医院与十二所有地图纪录的学校，都在四公里内。
- A complete ladder on one map. From RM95,000 for a 657 square foot flat to RM1,345,000 for a semi-detached house on 6,269 square feet, all within about two kilometres. You can move up twice without changing school or postcode.整条阶梯摊在同一张地图上。从 657 平方尺组屋的 RM95,000，到 6,269 平方尺半独立式的 RM1,345,000 —— 全部落在大约两公里范围内。你可以往上换两次房，而不必换学校、换邮区。
- Most of the stock is inside the first-time-buyer exemption. Every low-cost house, every single-storey terrace, the 807 to 1,195 square foot double-storey rows and all of the strata sit under RM500,000, which is the 2026 and 2027 transfer stamp duty exemption ceiling for Malaysian first-time buyers.大部分存量都在首购豁免范围内。全部廉价屋、全部单层排屋、807 至 1,195 平方尺的双层排屋，以及所有分层产权，都在 RM500,000 以下 —— 正是马来西亚首购族 2026 与 2027 年转让印花税豁免的上限。
△ Things to weigh要衡量的地方
- This card has been blank since September 2023, and that is a valuation problem, not a trivia point. If a bank valuer pulls comparables under this name, the newest available is three years old. If they pull under the other name, they get 2024 to 2026. That choice can move a valuation and therefore your loan margin. Ask your banker which name their comparables came from before you sign anything. 这张卡自 2023 年 9 月起就是空白，而这是估值问题，不是花絮。如果银行估价师用这个名字抓可比成交，能拿到的最新一笔已经三年前；如果用另一个名字，抓到的是 2024 至 2026 年。这个选择会移动估值，进而移动你的贷款成数。签任何东西之前，先问你的银行：他们的可比成交是从哪个名字抓的。
- 2022 was a fall, and it was the busiest year on the card. Residential price per square foot went from RM338 to RM314, about minus seven per cent, on 424 recorded sales — the largest volume of the three years. Volume plus falling price is what clearing stock at a discount looks like. 2023 recovered only about two per cent. 2022 年是跌的，而且是本卡最忙的一年。住宅每平方尺从 RM338 降到 RM314，约 −7%，而那一年有 424 笔登记成交 —— 三年中最多。量增价跌，正是打折出清的样子。2023 年只回补了约百分之二。
- The wages that buy these houses come out of heavy industry. The area around these streets maps industrial parks to the south and east, and this card itself records eight factory transactions among its 31 commercial sales. That industry is what pays the wages here. It is also the reason air and water are a normal question in this district, and this page is not going to pretend the question does not exist. Ask locally, and ask people who have lived here through a few years. 买下这些房子的薪水，是从重工业里赚出来的。这批街道的南边与东边，地图上是工业园区；而这张卡自己的 31 笔商用成交里，就有 8 笔是厂房。那些工业正是本地薪水的来源；它同时也是「空气与水」在这个区是个正常问题的原因 —— 本页不会假装这个问题不存在。请在地打听，问那些在这里住过几年的人。
- Nearly forty per cent of what trades here is strata, and it is cheap strata. 299 of 780 residential sales, including 76 low-cost flats at a median of RM125,000. If you buy a terrace to rent out, your tenant pool is being competed for by units at a third of your price. That caps rent, whatever a yield calculator tells you. 这里将近四成的成交是分层产权，而且是便宜的分层产权。780 笔住宅里有 299 笔，其中 76 笔廉价组屋中位价只有 RM125,000。如果你买排屋来出租，你的租客池正被价格只有你三分之一的单位抢走 —— 不管收益率计算机怎么说，这都会压住租金天花板。
- There is no published rental data for this postcode at all. Our source puts yield behind a paid subscription and we found no reliable free series. The only public-facing numbers we could see are two estimated gross yields on auction listings, 3.8 and 5.9 per cent, and an auction reserve is not a market price. Anyone quoting you a confident yield here should be asked for the tenancies behind it. 这个邮区完全没有公开的租金数据。我们的资料来源把收益率放在付费墙后，我们在别处也找不到可靠的免费数列。唯一看得到的公开数字，是两则拍卖挂牌上的估算毛收益率 3.8% 与 5.9% —— 而拍卖底价不是市价。谁要是很有把握地报给你一个这里的收益率，请他把背后的租约拿出来。
- The newest streets are invisible from a desk. Jalan Alam Sitrin, Jalan Tasek Maya and Jalan Bina returned no Street View imagery at all when we checked, and Google’s address cards here never print a township name. You cannot research those rows remotely; you have to walk them, and so does anyone advising you. 最新的几条街，坐在电脑前是看不到的。我们查证时，Jalan Alam Sitrin、Jalan Tasek Maya 与 Jalan Bina 完全没有街景影像；而 Google 在这里的地址卡从不印市镇名。这几排屋子没办法远端研究 —— 你必须走一趟，替你看屋的人也必须走一趟。
- A semi-detached house here is not a liquid asset. Thirteen recorded sales in three years on this card, twenty-nine on the other, so about seven a year across the whole postcode. If you might need to sell in a hurry, buy the terrace, which trades about a hundred times a year. 这里的半独立式不是流动资产。本卡三年 13 笔，另一张卡 29 笔 —— 全邮区一年约七笔。如果你有可能需要急着脱手，就买排屋：排屋一年成交约一百笔。
- Twelve schools within four kilometres is a benefit twice removed and a nuisance twice a day. The primary schools sit in the middle of the area and the campuses on the northern edge, so the afternoon flow concentrates on the internal spine. Drive your candidate street at half past three on a school day before you commit. 四公里内十二所学校，好处是间接的，麻烦是一天两次的。小学在中段、大专校区在北缘，因此下午车流集中在内部主干道上。定案之前，请在上课日下午三点半，把你考虑的那条街开一遍。
- We could not verify several things, so we did not write them. No public bus route number for these streets, no township start year, no land tenure for any phase, no built-up areas, no air or water monitoring series, and no special economic zone designation. A page that cannot verify something should not sell it to you, and all six of those belong on the title search or on your own list of questions. 有几件事我们查不到，所以就没写。这批街道的公共巴士路线号码、市镇的起建年份、任何一期的地契年限、建筑面积、空气或水质监测数列，以及任何经济特区划定 —— 这六项都查不到。查不到的东西就不该拿来卖给你；这六项该落在产权查册上，或落在你自己的问题清单上。
Bandar Baru Seri Alam FAQBandar Baru Seri Alam 常见问题
Why does Bandar Baru Seri Alam show no twelve-month price change?为什么 Bandar Baru Seri Alam 的十二个月涨跌是空白的？
Because there are no transactions in the window to compute one from. The Bandar Baru Seri Alam area card holds 811 registered subsale transactions and every one of them was recorded in 2021, 2022 or 2023: 186, then 424, then 201. The newest sale we could read on the card is a 807 square foot double-storey terrace on Jalan Tasek 19 at RM300,000 in September 2023. Nothing at all is recorded for 2024, 2025 or 2026, so a twelve-month change cannot be calculated and the published field is left blank. A blank is not a fall and it is not a freeze. It means the record stopped, not the market. 因为观察窗口里根本没有成交可以拿来算。Bandar Baru Seri Alam 这张区域卡共有 811 笔登记二手成交，而这 811 笔全部登记在 2021、2022 或 2023 年：分别是 186、424、201 笔。我们能在卡上读到的最后一笔，是 2023 年 9 月 Jalan Tasek 19 一间 807 平方尺双层排屋，成交 RM300,000。2024、2025、2026 三年一笔都没有，因此十二个月变动算不出来，栏位就留白。留白不等于下跌，也不等于冻结 —— 停下来的是纪录，不是市场。
Are Bandar Baru Seri Alam and Bandar Seri Alam two different places?Bandar Baru Seri Alam 和 Bandar Seri Alam 是两个不同的地方吗？
The evidence says no. We opened both cards on the same day and compared them street by street. Jalan Bukit 13 appears on both, at the same 1,249 square feet, at RM480,000 on one card in April 2023 and RM480,000 on the other in January 2026. Jalan Bina 3 appears on both at 2,605 square feet. Jalan Alam Sitrin 8 appears on both at 1,453 square feet. Jalan Tasek Maya 12, Jalan Tasek 48, Jalan Tasek 56, Jalan Lembah and the 807 and 829 square foot terraces on Jalan Tasek all appear on both. Same postcode 81750, same township Masai, same mukim Plentong, same streets, same plot sizes. What changed around the middle of 2023 was the label the record filed them under, not the ground. 证据显示不是。我们在同一天打开两张卡，逐条街比对。Jalan Bukit 13 两张卡都有，地段同样是 1,249 平方尺：一张卡记 2023 年 4 月成交 RM480,000，另一张记 2026 年 1 月成交 RM480,000。Jalan Bina 3 两张卡都有，同样是 2,605 平方尺。Jalan Alam Sitrin 8 两张卡都有，同样是 1,453 平方尺。Jalan Tasek Maya 12、Jalan Tasek 48、Jalan Tasek 56、Jalan Lembah，以及 Jalan Tasek 上 807 与 829 平方尺的排屋，也都两张卡都有。同一个邮区 81750、同一个市镇 Masai、同一个区 Plentong、同一批街名、同一批地段面积。2023 年年中改变的是纪录把它们归在哪个名字底下，不是地上的东西。
How much does a house on the Bandar Baru Seri Alam card cost?Bandar Baru Seri Alam 这张卡上的房子多少钱？
Across all 811 recorded transactions the median is RM440,000 at RM316 per square foot, and the residential subset of 780 sales medians RM431,500 at RM318 per square foot. By recorded type the medians are RM125,000 for a low-cost flat, RM160,000 for a flat, RM255,000 for a low-cost house, RM280,000 for a condominium or apartment, RM415,000 for a single-storey terrace, RM550,000 for a double-storey terrace and RM900,000 for a double-storey semi-detached house. The single most important line there is the double-storey terrace, because 379 of the 811 sales on this card are that one product. 全部 811 笔的中位价是 RM440,000、中位每平方尺 RM316；其中 780 笔住宅的中位价是 RM431,500、每平方尺 RM318。按屋型划分的登记中位价为：廉价组屋 RM125,000、组屋 RM160,000、廉价屋 RM255,000、公寓 RM280,000、单层排屋 RM415,000、双层排屋 RM550,000、双层半独立式 RM900,000。这里面最重要的一行是双层排屋 —— 因为这张卡的 811 笔成交里，有 379 笔就是这一种屋型。
Is the headline of RM316 per square foot the right number to use?标题上的每平方尺 RM316 是该用的数字吗？
Not for a terrace house. RM316 is a blended figure across sixteen recorded property types, from a RM125,000 low-cost flat to a four-storey shop. Filter to the double-storey terrace, which is 379 of the 811 sales, and the recorded median per square foot is RM378. That is higher than the whole-area figure for every single neighbour in the mukim comparison table except Meridin East, including Bandar Baru Permas Jaya at RM370 and Taman Scientex at RM374. The terrace market here is not a cheap market. It is a strong market with a large low-cost strata population sitting on top of the average. 买排屋的话，不是。RM316 是把十六种登记屋型混在一起算出来的 —— 从 RM125,000 的廉价组屋到四层店屋都在里面。把范围收窄到双层排屋（811 笔里的 379 笔），登记中位每平方尺是 RM378。这个数字，比同区对照表里除 Meridin East 以外每一个邻区的「全区」数字都高，包括 Bandar Baru Permas Jaya 的 RM370 与 Taman Scientex 的 RM374。这里的排屋市场并不便宜，它是一个被大量廉价分层产权拉低了平均值的强势市场。
What did prices actually do here between 2021 and 2023?2021 到 2023 年，这里的价格到底走了什么样的路线？
The residential median per square foot on this card reads RM338 in 2021 on 186 sales, RM314 in 2022 on 424 sales and RM320 in 2023 on 201 sales. That is a fall of about seven per cent through 2022 and a partial recovery of about two per cent in 2023. The neighbouring Bandar Seri Alam card, which is the same streets under the other label, picks the story up at RM326 in 2023 and continues RM319 in 2024, RM329 in 2025 and RM342 in 2026. Put end to end, the postcode reads 338, 314, 320 or 326, 319, 329, 342 across six years. Neither card on its own shows you that shape. 这张卡的住宅中位每平方尺：2021 年 RM338（186 笔）、2022 年 RM314（424 笔）、2023 年 RM320（201 笔）。也就是 2022 年跌了约百分之七，2023 年回补了约百分之二。隔壁那张 Bandar Seri Alam 卡 —— 同一批街道、另一个名字 —— 从 2023 年的 RM326 接手，接着是 2024 年 RM319、2025 年 RM329、2026 年 RM342。首尾接起来，这个邮区六年的读数是 338、314、320 或 326、319、329、342。任何一张卡单独拿出来，都看不到这个形状。
Which streets on this card carry which land size?这张卡上，哪条街对应哪种地段面积？
The record attaches a street name and a land area to individual sales, and the pattern is consistent. Low-cost houses of 775 square feet trade on Jalan Suria 49 to 90. Single-storey terraces of 1,399 to 1,540 square feet trade on Jalan Suria, Jalan Gunung and Jalan Tasek, with 1,765 to 1,916 square feet on Jalan Rimba 55 and 56. Double-storey terraces of 807 and 829 square feet trade on Jalan Tasek 19 to 39, 1,152 to 1,195 square feet on Jalan Bayu 26 and 32, 1,270 square feet on Jalan Tasek Maya and Jalan Lembah, 1,453 square feet on Jalan Alam Sitrin, and 1,841 to 2,056 square feet on Jalan Rimbun, Jalan Gunung 23 and Jalan Lembah 59. Semi-detached houses of 3,200 to 6,269 square feet trade on Jalan Rimba 49 to 51, off Jalan Rimba 37, on Jalan Bina 6 and on Jalan Bayu 24 and 26. 纪录会把街名与地段面积附在个别成交上，而且规律相当一致。775 平方尺的廉价屋成交在 Jalan Suria 49 至 90。1,399 至 1,540 平方尺的单层排屋成交在 Jalan Suria、Jalan Gunung 与 Jalan Tasek；1,765 至 1,916 平方尺的则在 Jalan Rimba 55 与 56。双层排屋方面：807 与 829 平方尺在 Jalan Tasek 19 至 39；1,152 至 1,195 平方尺在 Jalan Bayu 26 与 32；1,270 平方尺在 Jalan Tasek Maya 与 Jalan Lembah；1,453 平方尺在 Jalan Alam Sitrin；1,841 至 2,056 平方尺在 Jalan Rimbun、Jalan Gunung 23 与 Jalan Lembah 59。3,200 至 6,269 平方尺的双层半独立式，成交在 Jalan Rimba 49 至 51、Off Jalan Rimba 37、Jalan Bina 6，以及 Jalan Bayu 24 与 26。
How far is this township from the Causeway, and from Pasir Gudang?这里离长堤有多远？离巴西古当呢？
Modelled free-flow driving figures, computed with the OSRM router over OpenStreetMap data on 7 September 2026 from a point in the middle of the street cluster, are 17.3 kilometres and about 18 minutes to Bangunan Sultan Iskandar at the Causeway, 17.0 kilometres and about 18 minutes to the Bukit Chagar RTS Link terminus, and 17.8 kilometres and about 18 minutes to JB Sentral. Pasir Gudang town centre is 7.5 kilometres and about 9 minutes, AEON Tebrau City 12.7 kilometres and about 14 minutes, and Senai airport 38.3 kilometres and about 41 minutes. Those figures carry no traffic model at all. They are a floor, not a commute plan, and the approach to the crossing is the part that fails first at peak. 以 OSRM 路径引擎在 OpenStreetMap 资料上计算、2026 年 9 月 7 日读取的「无车流」驾车数值，自街区中段出发：到长堤的 Bangunan Sultan Iskandar 为 17.3 公里、约 18 分钟；到 Bukit Chagar 的 RTS 总站为 17.0 公里、约 18 分钟；到 JB Sentral 为 17.8 公里、约 18 分钟。到巴西古当市中心 7.5 公里、约 9 分钟；到 AEON Tebrau City 12.7 公里、约 14 分钟；到士乃机场 38.3 公里、约 41 分钟。这些数值完全不含车流模型 —— 它们是下限，不是通勤计划，而最先塞住的正是接近关口那一段。
Can a foreigner buy on this card?外国人可以买这张卡上的房子吗？
No, not a residential property. Johor sets a minimum purchase price of RM2 million on landed residential property for non-citizens and RM1 million on strata. The highest residential median recorded on this card is the double-storey semi-detached house at RM900,000, and the highest single residential transaction we could read is RM1,345,000. Every residential price on this page sits below both thresholds. A Malaysian passport holder paid in Singapore dollars is a completely different case and is the buyer this township was never priced for. 住宅不行。柔佛对非公民设有门槛：有地住宅最低 RM200 万，分层产权最低 RM100 万。这张卡上最高的住宅屋型中位价是双层半独立式的 RM900,000，我们能读到的最高单笔住宅成交是 RM1,345,000。本页所有住宅价格都在两条门槛线之下。至于持马来西亚护照、领新币薪水的买家，那是完全不同的一件事 —— 而这个市镇当初定价时，根本没把这种买家算进去。
The commercial side of Bandar Seri Alam实里达阿南镇的商业面
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. Bandar Seri Alam 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。实里达阿南镇店屋指南 →
Five cards in mukim Plentong, and the first one is the other half of this pagePlentong 区的五张卡 —— 第一张，是这一页的另一半
All five figures below come from the same mukim comparison table, so the method is identical across the row. What is not identical is the window each card covers, and on this postcode that is the whole argument. Read the last two rows before you conclude anything.下表五组数字都来自同一张同区对照表，因此整列的计算方法一致。不一致的是每张卡涵盖的时间窗口 —— 而在这个邮区，那正是全部的论点。下任何结论之前，请先读最后两行。
| Bandar Baru Seri Alam | Bandar Seri Alam | Taman Kota Masai | Taman Scientex | Bandar Baru Permas Jaya | |
|---|---|---|---|---|---|
| Recorded sales登记成交 | 811 | 656 | 1,357 | 883 | 1,387 |
| Median price, all types全类型中位价 | RM440,000 | RM460,000 | RM360,000 | RM370,000 | RM488,000 |
| Median psf, all types全类型中位每尺 | RM317 | RM315 | RM335 | RM374 | RM370 |
| Median psf, double-storey terrace双层排屋中位每尺 | RM378 | RM385 | not read未读取 | not read未读取 | not read未读取 |
| Twelve-month psf change每尺十二个月变动 | not available无资料 | +8.1% | −3.2% | +3.6% | +9.7% |
| Years the records cover纪录涵盖的年份 | 2021–2023 | 2023–2026 | 2021–2026 | 2021–2026 | 2021–2026 |
| Free-flow drive from here自本区无车流车程 | — | same streets同一批街道 | 10 min | not measured未测 | not measured未测 |
| Character特色 | The earlier ledger for this postcode, terrace-heavy本邮区较早的那本帐，排屋占比高 | The later ledger for the same postcode同一邮区较晚的那本帐 | Industrial-belt housing, deep and cheap工业带住宅，量大价低 | Same corridor, higher per foot同一走廊，每尺更高 | Closest to the city, most expensive最靠近市区，也最贵 |
Send me a street and a land size. I will send back comparables with dates and card names attached.把街名和地段尺数传给我。我回你一份带日期、并注明出自哪一张卡的可比成交。
On this postcode a comparable without a date is worth nothing, because the same streets are filed under two names covering two different windows. Tell me the street, the land size and your budget, and I will come back with what has sold on it, when, under which card, and what is actually on the market now. 在这个邮区，一笔没有日期的可比成交等于零 —— 因为同一批街道被归在两个名字底下，覆盖两段不同的时间。告诉我街名、地段尺数与预算，我会回你：那条街上卖过什么、什么时候卖的、记在哪一张卡上，以及现在市场上实际有什么。