Nine streets, one house type,
and the highest median in Plentong
九条街、一种户型，
整个 Plentong 中位价最高的地方
Bandar Alam Masai has traded only 60 times on NAPIC’s books since 2021 — the thinnest market of any area in its own comparison table. Yet its RM688,000 median tops every neighbour in Mukim Plentong, from Bandar Baru Permas Jaya to Taman Molek. That is not because it is the best address. It is because the estate has never sold anything except a double-storey terrace on the same 1,711 sq ft footprint — no low-cost row to drag the number down. There is also a widely-quoted −7.8% twelve-month price fall attached to this area, and it deserves a closer look than most people give it: the last twelve months on record produced exactly two transactions, and both were shop lots, not houses. This page separates the real story from the headline. Bandar Alam Masai 自 2021 年以来在 NAPIC 纪录里只成交过 60 次 —— 是它自己对照表里量最薄的一个区。但它 RM688,000 的中位价，却压过 Plentong 里从 Bandar Baru Permas Jaya 到 Taman Molek 的每一个邻区。这不是因为它是最好的门牌，而是因为这个屋苑从头到尾只卖过同一种产品 —— 面积同样约 1,711 尺的双层排屋，没有廉价屋排来拉低数字。这个区还有一个被广泛引用的「12 个月每尺价跌 7.8%」，比多数人愿意花的心思更值得细看：纪录中最近的十二个月里只成交两笔，而且两笔都是店屋，不是房子。这一页要把真相从 headline 里拆出来。
© Encik Tekateki · CC BY 4.0 · Wikimedia CommonsBandar Alam Masai in 30 seconds30 秒看懂 Bandar Alam Masai
- What it is: a small freehold estate of nine numbered Jalan Alam streets (9 to 17) plus a shop row on Jalan Alam 3, in Mukim Plentong, postcode 81750, immediately beside the old town of Masai and bordering the older kampung of Kampung Baru Masai to its west. 它是什么：一个小型永久地契屋苑，由九条编号的 Jalan Alam 街道（9 至 17）与 Jalan Alam 3 的店屋排组成，位于 Plentong mukim，邮区 81750，紧邻 Masai 老城区，西侧与较老旧的 Kampung Baru Masai 相接。
- What it costs: 60 registered transactions from 2021 to 2026, median RM688,000. Split by type: the 53 houses median RM688,000 at RM380 psf; the 4 double-storey shops median RM775,000 at RM271 psf; the 3 three-storey shops median RM871,000 at RM173 psf. Recent house comps put the realistic entry point around RM700,000. 多少钱：2021 至 2026 年 60 笔登记成交，中位 RM688,000。分类型：53 笔住宅中位 RM688,000、每尺 RM380；4 笔双层店屋中位 RM775,000、每尺 RM271；3 笔三层店屋中位 RM871,000、每尺 RM173。近期成交显示，务实的入场价约在 RM700,000。
- The number that gets misquoted: the widely-shown −7.8% twelve-month psf change is real but comes from just two transactions in that window, both shop lots. The three houses that actually sold in 2025 went for RM409 to RM431 psf — the highest of any year on record. 最常被误读的数字：常被引用的 「12 个月每尺 −7.8%」是真的，但只来自这段期间的两笔成交，而且都是店屋。2025 年实际成交的三笔房子，每尺价落在 RM409 至 RM431，是纪录中最高的一年。
- The detail worth knowing: a government clinic, Klinik Kesihatan Masai, sits roughly 200 metres from the estate’s own street grid — on the boundary road it shares with Kampung Baru Masai. That road is also the only stretch near the estate that Google’s Street View car has ever driven; the nine Jalan Alam streets themselves have never been photographed for Street View. 值得知道的细节：政府诊所 Klinik Kesihatan Masai 距离屋苑自身的街道路网大约只有 200 米 —— 就在它与 Kampung Baru Masai 交界的那条路上。这条路也是 Google 街景车唯一开过的路段；九条 Jalan Alam 街道本身，从来没有被街景拍过。
- The honest catch: this is a thin, closed, single-product market. Fifty-three houses in six years means comparables are scarce, and there is no upgrade path inside the estate itself — buying bigger here means buying elsewhere. Landed here is also closed to foreign buyers; every recorded price sits well under Johor’s RM2 million floor for non-citizens. 诚实提醒：这是一个薄、封闭、单一产品的市场。六年 53 笔房子，代表可比案例很少；屋苑内部也没有「换大屋」的路径 —— 想买大一点，就得往外看。这里的有地住宅同样对外籍买家关闭：每一笔登记价都远低于柔佛给非公民设的 RM200 万门槛。
An estate too small and too private for its own Street View一个小到、私密到连自己的街景都没有的屋苑
There are no Wikimedia photographs of Bandar Alam Masai’s own nine streets, and — unusually — no Google Street View of them either. What follows are verified photographs of the surrounding Masai and Pasir Gudang context, each captioned honestly with where it was actually taken, plus the Street View panels further down, which cover only the boundary road the estate shares with its older neighbour. Wikimedia 上没有 Bandar Alam Masai 九条街本身的照片，罕见的是，Google 街景也没有拍过它自己的内街。以下是周边 Masai 与 Pasir Gudang 一带的实拍照，每一张都诚实标注实际拍摄地点；下方的街景面板，也只能拍到它与老邻居交界的那条外环路。
A small, settled estate — not a portfolio play一个安定的小屋苑 —— 不是拿来做投资组合的地方
With only 53 houses recorded as having changed hands in six years, this reads as an estate people move into and stay in, rather than one that turns over for yield. The profiles below follow from what the transaction pattern and the shop row actually show.六年只有 53 户成交过纪录 —— 这看起来是一个「搬进来就住下」的屋苑，而不是拿来快进快出赚租金的地方。以下画像，是根据成交纪录与店屋排的实际情况推导的。
The shop-lot owner-operator店屋自营业主
Owns one of the seven commercial units on Jalan Alam 3 or 8. These have traded from RM699,000 in 2021 to RM1,436,000 in 2022 — appreciation that has outpaced the houses. This household’s daily radius is the estate itself.拥有 Jalan Alam 3 或 8 七个商业单位之一。这些单位从 2021 年的 RM699,000 涨到 2022 年的 RM1,436,000 —— 涨幅超过了住宅。这类家庭的日常活动半径，就是这个屋苑本身。
The settled family安定的家庭
With one dominant house size and no bigger product inside the estate, there is no internal upgrade ladder. Families who want more space tend to move to a neighbouring taman rather than trade up locally — which is one reason turnover here stays low.屋苑内只有一种主力面积，没有更大的产品可以「内部升级」。想要更大空间的家庭，多半是搬去邻区，而不是在本地换屋 —— 这也是这里成交量一直很低的原因之一。
The clinic-adjacent household诊所旁的住户
Elderly residents and young families both value a government clinic within walking distance rather than a drive. It sits on the boundary road with Kampung Baru Masai — close enough that it shapes who chooses this estate over a similarly priced one further out.年长住户与年轻家庭都看重「走路就到」而非「开车才到」的政府诊所。它就在与 Kampung Baru Masai 交界的那条路上 —— 近到足以影响一些人选这里、而不选价位相近但更远的屋苑。
The Masai old-timerMasai 老住户
Masai is documented as the oldest neighbourhood of Johor Bahru, with pre-war shophouses still standing on Jalan Besar. Some buyers here are returning to, or staying close to, family roots in the wider Masai area rather than choosing on yield alone.Masai 被记载为新山最老的社区，Jalan Besar 上至今保留着战前骑楼。这里的一些买家，是回到、或想留在 Masai 一带的家族根据地，而不是单纯看收益率做决定。
A weekday in and around Bandar Alam MasaiBandar Alam Masai 一带的平常一天
There is no in-estate mall or food court to build a day around, which is itself the point — daily life here borrows from Masai old town and the Jalan Alam 3 shop row rather than from anything built inside the estate.屋苑内没有商场或美食广场可以撑起一整天的行程 —— 这本身就是重点：这里的日常生活，借用的是 Masai 老城区与 Jalan Alam 3 店屋排，而不是屋苑内部盖出来的任何东西。
School run and the commute out along Jalan Masai Lama, the state route that has carried traffic through Masai toward Johor Bahru and Pasir Gudang for decades.上学与通勤车流沿 Jalan Masai Lama 州道流出 —— 这条州道数十年来一直承载着 Masai 往新山与巴西古当方向的车流。
Klinik Kesihatan Masai opens for the day. For a household on the estate’s own boundary road, this is a walk rather than a drive — an unusually direct piece of convenience for a nine-street estate.Klinik Kesihatan Masai 开门。对住在屋苑边界那条路附近的住户来说，这是走路就到，不必开车 —— 对一个只有九条街的小屋苑而言，这是相当直接的一项便利。
Lunch is at the Jalan Alam 3 shop row, inside the estate’s own numbering, or a short drive into Masai old town on Jalan Besar for the pre-war shophouse kopitiams.午餐就在屋苑自己编号内的 Jalan Alam 3 店屋排解决，或者开一小段车到 Masai 老城区 Jalan Besar，光顾战前骑楼里的茶室。
Traffic on Jalan Masai Lama picks up as commuters return from Johor Bahru and Pasir Gudang. This is a Causeway-side township on paper — Wikipedia records Masai as 25km from the Johor Bahru city centre — but not a Second Link or RTS commuter address.Jalan Masai Lama 的车流在傍晚变密，通勤族从新山与巴西古当方向回流。这里理论上是靠长堤的一侧 —— 维基百科记载 Masai 距新山市中心 25 公里 —— 但不是二关或 RTS 的通勤门牌。
Banking, bigger errands and hotel-adjacent business head to Bandar Seri Alam, documented as the business centre for the whole Masai area, a short drive away.银行、较大宗的采买与酒店相关事务，多半会往 Bandar Seri Alam 跑 —— 文献记载它是整个 Masai 一带的商业中心，车程不远。
The estate itself goes quiet. With no mall, no food court and no through-traffic drawing outsiders in, the nine Jalan Alam streets are residential in the plainest sense — which is exactly why Street View never drove them.屋苑本身安静下来。没有商场、没有美食广场，也没有过路车流把外人引进来，九条 Jalan Alam 街道是最朴素意义上的住宅区 —— 这也正是街景车从没开进来的原因。
25 kilometres from the Johor Bahru city centre, on the road to Kong Kong距新山市中心 25 公里，在通往 Kong Kong 的路上
Bandar Alam Masai sits in Mukim Plentong, postcode 81750, directly beside the old town of Masai — documented on Wikipedia as the oldest neighbourhood of Johor Bahru, with many pre-war buildings still standing and located 25km from the Johor Bahru city centre. The estate is reached via Jalan Masai Lama (Johor state route J10), the historic road linking Johor Bahru through Plentong, Permas Jaya, Bandar Seri Alam and Masai on to Pasir Gudang and the fishing village of Kong Kong, and via the Pasir Gudang Highway. Bandar Alam Masai 位于 Plentong mukim，邮区 81750，紧邻 Masai 老城区 —— 维基百科记载它是新山最老的社区，至今仍保留多栋战前建筑，距新山市中心 25 公里。屋苑经由 Jalan Masai Lama（柔佛州道 J10）进出，这是一条串连新山、经 Plentong、Permas Jaya、Bandar Seri Alam、Masai，再通往巴西古当与 Kong Kong 渔村的历史干道；也可经 Pasir Gudang Highway 进出。
That is the honest headline: this is a city-side, old-town address, not a Second Link or RTS one. Wikipedia also notes that crime in the wider Masai area has historically been reported as elevated since the 1970s, linked to unemployment and under-development in the town — a dated public record worth asking your agent about rather than assuming has or has not changed.这就是诚实的重点：这是一个靠市区、靠老城区的门牌，不是二关盘，也不是 RTS 盘。维基百科也提到，整个 Masai 一带的治安自 1970 年代起就被记载偏高，与当地失业率和发展滞后有关 —— 这是一项有年份的公开记录，值得向经纪求证现况，而不是自行假设已经改变或没有改变。
| Destination目的地 | Distance / drive距离 / 车程 |
|---|---|
| Klinik Kesihatan Masai 诊所 | ~200m, walking约 200 米，步行 |
| Jalan Alam 3 shop row 屋苑自身店屋 | Inside the estate屋苑内 |
| Masai old town / Jalan Besar | ~900m |
| Bandar Seri Alam Masai 商业中心 | 8–12 min |
| KPJ Pasir Gudang Specialist Hospital | 10–15 min |
| Pasir Gudang Highway entry | 10–15 min |
| Johor Bahru city centre / CIQ | 25km (Wikipedia) · 35–50 min off-peak25 公里（维基百科）· 非高峰约 35–50 分 |
A clinic on the boundary, and a business centre a short drive away边界上的诊所，与车程不远的商业中心
This is not a township with a mall built into it. What it has is a genuinely close government clinic, its own small shop row, and a documented regional business centre nearby.这不是一个自带商场的市镇。它有的是一间真的很近的政府诊所、自己的一小排店屋，以及附近一个有文献记载的区域商业中心。
Roads道路
The estate is served by Jalan Masai Lama (Johor state route J10), the historic road through Plentong, Permas Jaya, Bandar Seri Alam, Masai and Pasir Gudang, and by the newer Pasir Gudang Highway. Neither is an expressway, and this is not a border-adjacent address.屋苑主要靠 Jalan Masai Lama（柔佛州道 J10）—— 这条历史干道贯穿 Plentong、Permas Jaya、Bandar Seri Alam、Masai 与巴西古当 —— 以及较新的 Pasir Gudang Highway。两者都不是高速公路，这里也不是贴近关口的门牌。
Schools学校
Wikipedia lists SK Masai, SJK(C) Masai and SJK(T) Masai as schools within the wider Masai district, alongside Foon Yew High School – Masai. None of these listings confirm walking distance or catchment for a specific Jalan Alam address — verify street-by-street with the school or the district education office (PPD) before assuming enrolment.维基百科列出 Masai 一带的学校包括 SK Masai、SJK(C) Masai（马赛华小）与 SJK(T) Masai，以及宽柔中学 Masai 分校。这些资料并不能确认某条 Jalan Alam 街道的步行距离或收生范围 —— 请逐街向学校或县教育局（PPD）确认，不要自行假设能入读。
Clinic & retail诊所与零售
Klinik Kesihatan Masai, a government health clinic, sits on the boundary road roughly 200m from the estate’s own street grid. For a specialist hospital, KPJ Pasir Gudang Specialist Hospital is a short drive away in Taman Bukit Dahlia. U Sentral Masai, the mall known locally as serving Masai, is registered at an address in Taman Bukit Dahlia rather than inside this estate — treat it as a short drive, not a walk.Klinik Kesihatan Masai 政府健康诊所，就在距屋苑自身路网约 200 米的边界道路上。专科医疗方面，KPJ Pasir Gudang Specialist Hospital 车程不远，位于 Taman Bukit Dahlia。在地俗称服务 Masai 的商场 U Sentral Masai，其登记地址其实在 Taman Bukit Dahlia，不在本屋苑内 —— 请当作要开车的距离，不是走路。
Six things about a nine-street estate that the headline number hidesheadline 数字藏起来的六件事
Small samples punish careless reading. Bandar Alam Masai rewards a careful one — the underlying transaction records tell a more useful story than either the “highest median in Plentong” headline or the “−7.8%” scare number on their own. 小样本最怕读得草率。Bandar Alam Masai 恰恰相反 —— 只要仔细看底层的成交纪录，会比单独拿「Plentong 中位价最高」或「−7.8%」这两个数字说的故事更有用。
The highest median in the whole Plentong table — because the product never variesPlentong 表内中位价最高 —— 因为产品从没变过
All 53 residential records are the same double-storey terrace, mostly 1,711 sq ft. With no low-cost row and no single-storey block in the mix, the median (RM688,000) sits above every one of its twelve mukim neighbours, including much larger markets like Taman Molek and Bandar Baru Permas Jaya. 53 笔住宅纪录全部是同一种双层排屋，多数是 1,711 尺。没有廉价屋排、没有单层组屋混进来，中位价（RM688,000）压过它在这个 mukim 的十二个邻区，包括规模大得多的 Taman Molek 与 Bandar Baru Permas Jaya。
The −7.8% headline is two shop sales, not a falling house market−7.8% 的 headline 是两笔店屋成交，不是房价下跌
Only two transactions fall inside the trailing twelve months on record, and both are shop lots at RM283 to RM332 psf. The three houses that traded in 2025 went for RM409 to RM431 psf, the highest of any year on record. A number computed on two commercial sales is not evidence about what a house here is worth. 纪录中最近十二个月只有两笔成交，而且都是店屋，每尺 RM283 至 RM332。2025 年实际成交的三笔房子，每尺价 RM409 至 RM431，是纪录中最高的一年。一个建立在两笔商业成交上的数字，说明不了这里的房子值多少钱。
A commercial spine that has outrun the houses涨得比房子还快的商业街
Jalan Alam 3’s shop lots ran from RM699,000 in December 2021 to RM912,000 in October 2025, and a 3-storey unit peaked at RM1,436,000 in November 2022 — appreciation well ahead of the residential median over the same years. Jalan Alam 3 的店屋，从 2021 年 12 月的 RM699,000 涨到 2025 年 10 月的 RM912,000，一间三层单位更在 2022 年 11 月冲到 RM1,436,000 —— 同期涨幅明显超过住宅中位价。
Two house sizes hiding in plain sight藏在纪录里的两种面积
Most of the estate is the standard 1,711 sq ft terrace. But Jalan Alam 9, 12 and 13 repeatedly show a larger 3,014–3,132 sq ft format trading at RM175–260 psf — far below the standard unit’s psf, because price did not scale with the extra land. 屋苑多数是标准的 1,711 尺排屋。但 Jalan Alam 9、12、13 反复出现一种 3,014 至 3,132 尺的更大格局，每尺价只有 RM175 至 260 —— 远低于标准单位的每尺价，因为价格并没有随地积比例放大。
A clinic that most comparable estates do not have this close多数同价位屋苑没有的近距离诊所
Klinik Kesihatan Masai, a government health clinic, sits on the road forming the estate’s own western boundary — a walk, not a drive, for households on that side. Klinik Kesihatan Masai 政府健康诊所，就在构成屋苑西侧边界的那条路上 —— 对那一侧的住户来说，走路就到，不必开车。
Genuinely under the radar真的没什么人注意到的地方
No Wikimedia photographs and no Google Street View exist of the estate’s own nine streets — a rare gap for a Johor Bahru residential address in 2026. That is a sign of how small and low-profile this market is, not a red flag by itself. 屋苑自己的九条街，既没有 Wikimedia 照片，也没有 Google 街景 —— 对 2026 年的新山住宅门牌来说，这相当罕见。这说明这个市场有多小、多不起眼，但本身不是警讯。
Nine numbered streets, one shop row, and the border nobody markets九条编号街道、一排店屋，以及没人拿来宣传的那条边界
Bandar Alam Masai is small enough to describe road by road rather than by “zone”. Jalan Alam 14 to 17 hold the standard product; Jalan Alam 9 to 13 mix that with a larger, lower-psf format; Jalan Alam 3, and one record on Jalan Alam 8, are the shop row. To the west, the estate’s own street grid backs onto a road it shares with the older Kampung Baru Masai — the only stretch near here Google’s Street View camera has ever driven. Bandar Alam Masai 小到可以逐条路来描述，不必分「区」。Jalan Alam 14 至 17 是标准产品；Jalan Alam 9 至 13 则混了标准户型与一种每尺价更低的大格局；Jalan Alam 3，以及 Jalan Alam 8 的一笔纪录，是店屋排。西侧，屋苑自己的街道路网背靠着一条与较老的 Kampung Baru Masai 共用的道路 —— 也是 Google 街景车唯一开过的路段。
| Street(s)路段 | Mainly主要产品 | Recorded sizes登记面积 | Recorded prices登记价 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|
| Jalan Alam 14–17 | The standard product — most of the estate’s residential volume标准产品 —— 屋苑住宅成交的主力 | 1,711 · 1,744 · 1,991 sq ft | RM458,000 – 988,000 | No不行 |
| Jalan Alam 9–13 | Standard terraces plus a larger, lower-psf format标准排屋，混着一种更大、每尺价更低的格局 | 1,711 and与 3,014–3,132 sq ft | RM548,000 – 871,000 | No不行 |
| Jalan Alam 3 (shop row)（店屋排） | 2-storey and 3-storey shops — the estate’s commercial spine, plus one 3-storey record on Jalan Alam 8双层与三层店屋 —— 屋苑的商业主轴，另有一笔三层纪录在 Jalan Alam 8 | 2,583 – 5,038 sq ft | RM699,000 – 1,436,000 | No不行 |
| Boundary road (Kampung Baru Masai)边界路 （Kampung Baru Masai） | Not part of the estate’s own numbering — Klinik Kesihatan Masai sits here不属于屋苑自己的编号 —— Klinik Kesihatan Masai 就在这条路上 | — | Not sold as part of this estate不属于本屋苑出售范围 | — |
One house, one shop, and a wider version of the house一种房子、一种店、以及一种更宽的房子
There is no single-storey terrace, no cluster, no semi-D and no bungalow in the NAPIC record for this estate. What exists is a standard double-storey terrace, a larger-format variant of the same terrace, and shop lots. That is the entire product range. 这个屋苑的 NAPIC 纪录里没有单层排屋，没有 Cluster，没有半独立式，也没有独立式洋房。存在的只有标准双层排屋、同一种排屋的放大版，以及店屋。这就是全部产品线。
Standard double-storey terrace标准双层排屋
Larger-format terrace大格局排屋
Shop lots (2- and 3-storey)店屋（双层与三层）
Low volume, high median, and a headline that needs unpacking量少、价高中位，以及一个需要拆解的 headline
Rising every year with enough volume to count凡是笔数够多的年份，都在逐年上涨
2026 has produced one sale — a shop, not a house2026 年至今只有一笔成交 —— 是店屋，不是房子
The 2026 record so far is a single 2-storey shop on Jalan Alam 3, not a house. Reporting lag from NAPIC (typically about six months) means the last two years will keep filling in. 2026 年至今唯一的纪录，是 Jalan Alam 3 的一笔双层店屋，不是房子。NAPIC 纪录通常滞后约半年，最近两年的数字还会持续补齐。
What each product actually transacted at每一种产品，实际成交在多少
Registered subsale transactions, 2021 to 2026, from NAPIC records published by List.my: 60 records, median RM688,000 at RM348 psf blended across houses and shops. Houses alone median RM688,000 at RM380 psf. Rents are not shown — no rental comparable data was found for this specific estate, and it is left blank rather than estimated. 2021 至 2026 年登记二手成交，来源为 List.my 公布的 NAPIC 纪录：60 笔，中位 RM688,000、混合住宅与店屋的每尺 RM348。仅住宅中位为 RM688,000、每尺 RM380。租金栏留白 —— 没有查到这个屋苑本身的可靠租金比较数据，宁可空着，不编造。
| Type类型 | Records笔数 | Recorded median登记中位价 | Sizes seen出现过的面积 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|
| Double-storey terrace, standard双层排屋 · 标准 | ~45 | RM688,000 RM380 psf | 1,711 · 1,744 · 1,991 sq ft | No不行 |
| Double-storey terrace, large-format双层排屋 · 大格局 | ~8 | RM688,000–788,000 RM175–261 psf | 3,014 – 3,132 sq ft | No不行 |
| Double-storey shop双层店屋 | 4 | RM775,000 RM271 psf | 2,583 – 3,165 sq ft | No不行 |
| 3-storey shop三层店屋 | 3 | RM871,000 RM173 psf | 5,038 sq ft | No不行 |
| All types, recorded median全类型登记中位 | 60 | RM688,000 RM348 psf blended · −7.8% 12m (see note) | — | Landed closed to non-citizens有地对非公民关闭 |
Three years that clear the volume bar, and what they say三个笔数够格的年份，说了什么
Source: registered subsale records from NAPIC (JPPH), published by List.my. Years with fewer than ten residential records (2021 and 2025) are excluded from the index below to avoid a handful of sales masquerading as a trend — see the Numbers section above for those figures shown separately.来源：NAPIC（JPPH）登记二手成交纪录，由 List.my 公布。住宅笔数少于十笔的年份（2021 与 2025）不纳入下方指数，以免几笔成交被误读成趋势 —— 该几年的数字已在上方「项目数据」单独列出。
The distribution, and why one house type still spreads out分布，以及为什么同一种户型价格还是会散开
Even with almost every sale being the same 1,711 sq ft terrace, recorded prices span RM458,000 to RM988,000. That spread is timing and condition, not different products — a 2021 sale at the low end and a renovated or corner unit in 2024 at the high end. 尽管几乎每一笔成交都是同一种 1,711 尺排屋，登记价仍横跨 RM458,000 至 RM988,000。这个跨度来自成交时间点与房屋状况，不是不同产品 —— 低端是 2021 年的成交，高端则是 2024 年翻新过或角间的单位。
Residential median psf, year by year (List.my Market Snapshot)住宅中位每尺，逐年（List.my Market Snapshot）
Quarterly trend季度走势
The straight answer: this estate is closed to you直说：这个屋苑，你买不了
Johor bars non-citizens from landed residential property below RM2 million. Bandar Alam Masai’s recorded prices run from RM458,000 to RM988,000 for houses, and RM699,000 to RM1,436,000 for shop lots. Nothing here clears the line, not even the most expensive shop on record. 柔佛禁止非公民购买 RM200 万 以下的有地住宅。Bandar Alam Masai 的登记价，住宅落在 RM458,000 至 RM988,000，店屋落在 RM699,000 至 RM1,436,000。没有一项跨得过这条线，就连纪录中最贵的那间店屋也不行。
Monthly repayment每月供款
Defaults set to RM700,000, the realistic current entry point based on the three actual 2025 house sales here (RM700,000 – RM738,000).预设值为 RM700,000 —— 依 2025 年这里实际成交的三笔房子（RM700,000 至 RM738,000）估算出的务实入场价。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM700,000. First-time Malaysian buyers at or below RM500,000 are exempt from transfer stamp duty in 2026 and 2027 — on the numbers here, that exemption sits below almost every recorded house price, so most buyers in this estate will not qualify for it.预设 RM700,000。马来西亚首购族在 RM500,000 或以下于 2026 与 2027 年免转让印花税 —— 以这里的数字来看，这个门槛低于几乎所有登记成交价，所以这个屋苑的多数买家都用不上这项豁免。
Johor’s minimum purchase price for a non-citizen is RM2 million on landed property. Every recorded price here, house or shop, sits below RM1.44 million. The costs below are shown so you can compare against an address that does qualify — a flat 8% transfer stamp duty from 1 January 2026, a Johor state consent fee of 3% of valuation with a RM30,000 minimum, consent taking one to three months, and lending capped at 60 to 70% LTV. 柔佛对非公民的最低购买价为有地 RM200 万。这里不论房子或店屋，每一笔登记价都在 RM144 万以下。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。
Nine streets is a short list. Tell me which one.九条街，名单不长。告诉我是哪一条。
Standard terrace, large-format terrace, or the Jalan Alam 3 shop row — three different products, three different conversations. Tell me which and the budget, and the rest is quick.标准排屋、大格局排屋，还是 Jalan Alam 3 的店屋排 —— 三种不同产品，三种不同的对话。告诉我要哪一种与预算，其余的很快。
The highest median in Plentong, and a market too thin to prove it means muchPlentong 中位价最高，但市场薄到证明不了太多事
✓ Strengths优势
- The highest recorded median of any area in the Plentong mukim comparison table — RM688,000, ahead of Taman Molek, Meridin East and every other neighbour, because the product mix here has no cheap stock dragging it down.Plentong mukim 对照表里登记中位价最高 —— RM688,000，领先 Taman Molek、Meridin East 与所有其他邻区，因为这里的产品组合里没有便宜货把数字拉低。
- A steady three-year climb where the sample is thick enough to trust: residential median psf rose from RM368 (2022) to RM380 (2023) to RM383 (2024), each year clearing ten transactions.样本够厚的三年，呈现稳定爬升：住宅中位每尺从 2022 年的 RM368 涨到 2023 年的 RM380，再到 2024 年的 RM383，每一年都有十笔以上的成交支撑。
- A government clinic essentially on the boundary — Klinik Kesihatan Masai, roughly 200m from the estate’s own street grid, a walk rather than a drive for nearby households.政府诊所几乎就在边界上 —— Klinik Kesihatan Masai，距屋苑自身路网约 200 米，附近住户走路就到，不必开车。
- A single, easy-to-compare product. With almost every house the same 1,711 sq ft terrace, valuing a specific unit against recent comparables is more straightforward than in a township with six different house types.单一、容易比较的产品。几乎每一栋房子都是同样 1,711 尺的排屋，用近期可比案例去估某一栋房子的价值，比在有六种户型的市镇里简单得多。
- Freehold, on current portal listings — still verify the individual title before committing.目前平台挂牌均为永久地契 —— 承诺前仍请核实个别地契。
△ Things to weigh需要权衡的
- This is a genuinely thin market. Fifty-three house sales in six years means an average of under nine a year. Comparables are scarce, and you may wait longer to find a buyer than in a larger township.这确实是一个薄市场。六年 53 笔房子成交，平均一年不到九笔。可比案例稀少，脱手时也可能比在大型市镇等得更久。
- No internal upgrade path. With essentially one house size dominating the estate, a family that outgrows its home has to leave the estate to trade up, unlike townships offering several tiers.没有内部升级路径。屋苑几乎只有一种主力户型，家庭若需要更大空间，就得离开屋苑另寻他处，不像有多个价格层的市镇。
- Zero Street View and no Wikimedia photographs of the estate’s own streets. You genuinely cannot preview this address online — an in-person visit does more work here than almost anywhere else on this site.屋苑自身街道没有街景，也没有 Wikimedia 照片。你真的没办法在网上先看过这个地址 —— 亲自跑一趟，在这里比在几乎任何其他地方都更有必要。
- Wikipedia records elevated crime in the wider Masai area historically, linked to unemployment and under-development since the 1970s. This is a dated public record, not a current assessment — ask your agent for a first-hand, present-day read rather than relying on an old citation either way.维基百科记载整个 Masai 一带历史上治安偏高，与 1970 年代起的失业与发展滞后有关。这是一项有年份的公开记录，不是现况评估 —— 请向经纪要第一手、当下的观察，不要单凭一则旧引文来判断有没有改变。
- Not a border-adjacent address. Wikipedia puts Masai 25km from the Johor Bahru city centre, and this is a Jalan Masai Lama / old-town address, not a Second Link or RTS one. Your daily commute plan should assume a real drive, not a short hop.不是贴近关口的门牌。维基百科记载 Masai 距新山市中心 25 公里，这里是 Jalan Masai Lama／老城区门牌，不是二关或 RTS 盘。规划日常通勤时，请假设是一趟实实在在的车程，不是一小段路。
- Closed to foreign buyers. Every recorded price, house or shop, sits below Johor’s RM2 million landed floor for non-citizens. Your future buyer pool is Malaysian.对外籍买家关闭。不论住宅或店屋，每一笔登记价都低于柔佛给非公民的有地 RM200 万门槛。你未来的买家池是马来西亚人。
Bandar Alam Masai FAQBandar Alam Masai 常见问题
How much does a house in Bandar Alam Masai cost?Bandar Alam Masai 的房子多少钱？
Registered subsale transactions in Bandar Alam Masai show a median of RM688,000 across 60 records from 2021 to 2026, published by List.my from NAPIC data. That single number blends two very different products. Fifty-three of those records are 2-storey terrace houses, with a median of RM688,000 and RM380 per square foot. The other seven are shop lots on Jalan Alam 3 and Jalan Alam 8, running RM730,000 to RM1,436,000. If you are pricing a house rather than a shop, use RM380 psf, not the blended RM348 psf headline that mixes both. Bandar Alam Masai 的登记二手成交显示：2021 至 2026 年共 60 笔纪录，中位价 RM688,000，资料由 List.my 依 NAPIC 数据公布。这个单一数字其实混了两种完全不同的产品。当中 53 笔是双层排屋，中位价 RM688,000、每尺 RM380；另外 7 笔是 Jalan Alam 3 与 Jalan Alam 8 的店屋，成交价从 RM730,000 到 RM1,436,000 不等。如果你要买的是房子而不是店，请用 RM380 这个每尺价，不要用混合两种产品的 RM348 headline。
Why does Bandar Alam Masai have the highest median price of any area in the Plentong mukim comparison table?为什么 Bandar Alam Masai 的中位价，是整个 Plentong mukim 对照表里最高的？
It is not a typo. Against twelve neighbours in Mukim Plentong — Bandar Baru Permas Jaya at RM488,000, Taman Molek at RM539,000, Meridin East at RM515,000 and so on — Bandar Alam Masai’s RM688,000 tops the table, despite having by far the fewest recorded transactions of the group. The explanation is product mix, not prestige. Every one of its 53 residential records is the same double-storey terrace on roughly the same 1,711 sq ft footprint. There is no low-cost row, no single-storey block and no walk-up flat quietly dragging the median down the way there is in most of its larger neighbours. A small, uniform, freehold estate with only one house size will always report a higher median than a big township mixing six price tiers — that is a fact about the sample, not proof this is the priciest place to live in Plentong. 这不是打错字。在 Plentong mukim 的十二个邻区里 —— Bandar Baru Permas Jaya 中位 RM488,000、Taman Molek 中位 RM539,000、Meridin East 中位 RM515,000 等等 —— Bandar Alam Masai 的 RM688,000 排在最前面，尽管它的登记成交笔数是这一组里最少的。原因是产品组合，不是身价。它的 53 笔住宅纪录，几乎全部是同一种、面积同样大约 1,711 尺的双层排屋。这里没有廉价屋排，没有单层组屋区，也没有会悄悄拉低中位数的组屋 —— 而多数体量更大的邻区都有。一个只卖一种户型的小型永久地契社区，中位价本来就会比混着六个价格层的大型市镇高 —— 这是样本结构的事实，不代表这里就是 Plentong 住起来最贵的地方。
Is the reported twelve-month price drop of 7.8% in Bandar Alam Masai real?Bandar Alam Masai 传出的「12 个月每尺价跌 7.8%」，是真的吗？
The number itself is genuine and published by List.my, but read closely before you act on it. In the trailing twelve months on record, only two transactions occurred in Bandar Alam Masai — and both were shop lots, not houses: a 2-storey shop at RM912,000 (RM332 psf) in October 2025, and another at RM730,000 (RM283 psf) in February 2026. No house sold in that window at all. The -7.8% figure compares a period with zero residential sales against an earlier period that included houses, so it is really measuring a shift in what happened to trade, not a fall in what a house is worth. The three actual house sales recorded in 2025 — January, April and July, all on Jalan Alam 16 or 17 — went for RM409 to RM431 per square foot, above every earlier year on record. On the numbers that exist, houses have not gotten cheaper here; the headline is a property-type artefact from an unusually thin sample. 这个数字本身是真的，也是 List.my 公布的，但引用前要看仔细。在纪录中最近的十二个月里，Bandar Alam Masai 只成交了两笔 —— 而且两笔都是店屋，不是住宅：一笔双层店屋 2025 年 10 月以 RM912,000（每尺 RM332）成交，另一笔 2026 年 2 月以 RM730,000（每尺 RM283）成交。这段期间完全没有房子成交。−7.8% 这个数字，其实是拿「一段完全没有住宅成交」的期间去对比「有房子成交」的更早期间，量到的是交易品类的转换，不是房价的下跌。2025 年实际成交的三笔房子 —— 1 月、4 月、7 月，都在 Jalan Alam 16 或 17 —— 每尺价 RM409 至 RM431，比之前任何一年的纪录都高。就现有数字而言，这里的房子并没有变便宜；那个 headline 是一个样本太薄、混了店屋进来的产物。
What house sizes are available in Bandar Alam Masai?Bandar Alam Masai 有哪些房屋面积？
NAPIC records show remarkably little variety. The overwhelming majority of the 53 residential transactions are a standard 1,711 sq ft double-storey terrace, mostly along Jalan Alam 14 to 17. A handful trade at 1,744 sq ft and 1,991 sq ft, slightly wider units on the same roads. A separate, larger format at 3,014 to 3,132 sq ft appears repeatedly on Jalan Alam 9, 12 and 13 — these sell at a noticeably lower price per square foot, around RM175 to RM260, because the price did not rise in proportion to the extra land. Confirm at viewing whether that reflects a corner lot, a wider frontage, or land that is not fully covered by the built-up structure. NAPIC 纪录显示的面积种类少得惊人。53 笔住宅成交里，绝大多数是标准的 1,711 尺双层排屋，主要在 Jalan Alam 14 至 17 一带。少数成交在 1,744 尺与 1,991 尺，是同一批路段里稍宽的单位。另外还有一种更大的 3,014 至 3,132 尺格局，反复出现在 Jalan Alam 9、12 与 13 —— 这些单位的每尺价明显更低，大约 RM175 至 RM260，因为价格并没有随地积比例放大。看屋时请务必确认：这是角间、门面较宽，还是地大屋小、建筑面积没有覆盖全部地契。
Can foreigners buy landed property in Bandar Alam Masai?外国人可以在 Bandar Alam Masai 买有地住宅吗？
No. Johor sets a RM2 million minimum purchase price for non-citizens buying landed residential property. Every recorded transaction in Bandar Alam Masai’s 53-house sample sits between RM458,000 and RM988,000, and even the shop lots on Jalan Alam 3 and 8 top out at RM1,436,000 — all well short of the threshold. This is, on the numbers, a Malaysian-citizen market. 不行。柔佛对非公民购买有地住宅设有 RM200 万的最低价门槛。Bandar Alam Masai 53 笔住宅纪录的成交价全部落在 RM458,000 至 RM988,000 之间，就连 Jalan Alam 3 与 8 的店屋，最高也只到 RM1,436,000 —— 全部远低于门槛。就数字而言，这是一个马来西亚公民的市场。
What is within walking distance of Bandar Alam Masai?Bandar Alam Masai 走路范围内有什么？
Less than most townships promise, but what is there is genuine. Klinik Kesihatan Masai, a government health clinic, sits on the road the estate’s own street grid backs onto — roughly 200 metres away, a short walk rather than a drive. The shop row on Jalan Alam 3, inside the estate’s own numbering, covers daily groceries and food. Masai’s old town centre on Jalan Besar, with its pre-war shophouses, is about 900 metres off. Everything beyond that — Bandar Seri Alam’s banks, the malls, the specialist hospital — is a short drive rather than a walk, and is covered in the convenience section below. 比多数市镇宣传的少，但确实存在。Klinik Kesihatan Masai 政府健康诊所，就在社区自身路网所背靠的那条路上 —— 大约 200 米，走路就到，不必开车。Jalan Alam 3 的店屋排，编号本身就属于这个屋苑，能解决日常买菜与吃饭。Masai 老城区的 Jalan Besar，带着战前骑楼建筑，距离约 900 米。再远一点的 —— Bandar Seri Alam 的银行、商场、专科医院 —— 都要开车而不是走路，详见下方生活便利段落。
Is Bandar Alam Masai freehold?Bandar Alam Masai 是永久地契吗？
Current portal listings for Bandar Alam Masai’s double-storey terraces describe them as freehold. Tenure is recorded on the individual title rather than on the estate as a whole, so ask for a copy of the title before signing anything, and confirm separately whether the specific lot carries a Bumiputera restriction, which would affect who you can resell to later. 目前房产平台上，Bandar Alam Masai 双层排屋的挂牌均标示为永久地契。但地契年期记载在个别地契上，不是记在「整个屋苑」上，所以签任何文件之前请先索取地契副本；另外要单独确认这块地有没有 Bumi lot 限制，这会影响你将来能卖给谁。
What tax do I pay when I sell a house in Bandar Alam Masai?在 Bandar Alam Masai 卖房要付什么税？
Real Property Gains Tax, charged on the gain rather than the sale price. For Malaysian citizens and permanent residents the rate is 30% if you dispose in years 1 to 3, 20% in year 4, 15% in year 5, and nil from year 6 onward. Non-citizens pay 30% through years 1 to 5 and 10% from year 6, with no further reduction. On a RM688,000 median house here, the gap between selling in year five and year six is a real sum of money, not a rounding error. 产业盈利税（RPGT），课的是获利，不是售价。马来西亚公民与永久居民：第 1 至 3 年出售 30%、第 4 年 20%、第 5 年 15%，第 6 年起为零。非公民：第 1 至 5 年 30%，第 6 年起 10%，且不再往下调。以这里 RM688,000 的中位价来说，第五年卖与第六年卖之间的差额，是一笔实实在在的钱，不是零头。
Plentong’s thirteen most-traded areas, on the same NAPIC dataPlentong 十三个成交量最大的区域，同一份 NAPIC 数据下的对照
Every figure below comes from the same source and window as this page, ranked by transaction count. Bandar Alam Masai sits at the very bottom on volume and at the very top on median price — read both numbers together, not separately.下方每一个数字都来自与本页相同的来源与期间，依成交笔数排序。Bandar Alam Masai 在笔数上排在最末，在中位价上却排在最前 —— 请把这两个数字放在一起读，不要分开看。
| 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 |
|---|---|---|---|---|---|
| Bandar Baru Permas Jaya | 1,387 | RM488,000 | RM370 | +9.7% | Highest volume in the mukim全 mukim 量最大 |
| Taman Kota Masai | 1,357 | RM360,000 | RM335 | −3.2% | Huge volume, cheaper, slipping量大、更便宜、在下滑 |
| Taman Johor Jaya | 952 | RM470,000 | RM336 | +7.4% | Large, mid-priced, climbing量大、中价位、在上涨 |
| Taman Scientex | 883 | RM370,000 | RM374 | +3.6% | Cheap median, high psf中位价低、每尺价却高 |
| Bandar Baru Seri Alam | 811 | RM440,000 | RM317 | — | Mid-size, no 12m figure published中等规模，未公布 12 个月数字 |
| Bandar Seri Alam | 656 | RM460,000 | RM315 | +8.1% | Masai’s business centre, per Wikipedia维基百科所载的 Masai 商业中心 |
| Taman Rinting | 569 | RM400,000 | RM273 | −2.3% | Lower psf, drifting down每尺价较低，在走软 |
| Taman Megah Ria | 560 | RM450,000 | RM299 | +19.8% | Fastest mover in the set这一组里涨最快的 |
| Taman Molek | 537 | RM539,000 | RM344 | −1.5% | Pricier than most, but softening比多数邻区贵，但在走软 |
| Meridin East | 498 | RM515,000 | RM387 | — | Newer launch, high psf较新推盘，每尺价高 |
| Tg Puteri Resort | 417 | RM358,000 | RM243 | −29.7% | The steepest fall in the mukim全 mukim 跌幅最深 |
| Taman Desa Cemerlang | 406 | RM460,000 | RM348 | +9.2% | Similar psf to Alam Masai’s houses每尺价与 Alam Masai 住宅相近 |
| Bandar Alam Masai | 60 | RM688,000 | RM348 | −7.8% | Lowest volume, highest median — read the Why section above before trusting either number alone量最少、中位价最高 —— 请先读上方「地块优势」，不要只信任其中一个数字 |
Nine streets. Tell me which one, and I will tell you what actually sold.九条街。告诉我哪一条，我告诉你实际卖了多少。
With only 60 records behind it, Bandar Alam Masai does not have the comparable-rich history of a bigger township — but every comparable that does exist is close to the one you are looking at. Send me the street and I will come back with the actual recent sales, not an average. Bandar Alam Masai 背后只有 60 笔纪录，没有大型市镇那种案例丰富的历史 —— 但现有的每一笔可比案例，都和你在看的这一栋很接近。把街段发给我，我会回你实际的近期成交，不是一个平均数。