Five Austins. One of them
has nothing cheap in it.
五个 Austin，
只有一个里面没有便宜货
Taman Mount Austin’s median is pulled down by a RM290,000 low-cost row and a belt of shop lots and factories. Taman Austin Heights has none of that on record — every single one of its 76 transactions is a cluster house, a semi-detached house or a bungalow. No terrace. No apartment. No shop. That is the entire reason its median, RM1,150,000, sits roughly double its nearest Austin cousin, and why its price per square foot is up 12.6% in twelve months — the fastest of the five. This page is about what that actually buys you, and what a market this thin costs you when you need to sell. Taman Mount Austin 的中位价，被一排 RM290,000 的廉价屋、还有一整条店屋与厂房拉低了。Taman Austin Heights 的登记纪录里完全没有这些 —— 它 76 笔成交，笔笔都是 Cluster 田字屋、半独立式，或独立式洋房。没有排屋，没有公寓，没有店屋。这就是为什么它的中位价 RM1,150,000，大约是最近的 Austin 邻居的两倍，也是为什么它的每尺价在十二个月内 上涨 12.6% —— 五个之中最快。这一页要谈的是：这笔钱到底买到什么，以及市场这么薄，要卖的时候会付出什么代价。
© Chongkian · CC BY-SA 4.0 · Wikimedia CommonsAustin Heights in 30 seconds30 秒看懂 Austin Heights
- What it is: a guarded landed enclave in Mukim Tebrau, postcode 81100, named after and bordering the golf resort on its edge. Unlike its Austin siblings, the NAPIC transaction record here contains no low-cost housing, no terraces, no shop lots, no factories and no apartments — cluster houses, semi-detached houses and one bungalow are the entire recorded market. 它是什么：Tebrau 区内的门禁有地屋苑，邮区 81100，因紧邻同名球场而得名。与其他 Austin 系邻区不同，这里的 NAPIC 成交纪录里没有廉价屋、没有排屋、没有店屋、没有厂房、也没有公寓 —— Cluster 田字屋、半独立式，加上一栋独立式洋房，就是全部登记的市场。
- What it costs: 76 registered transactions from 2021 to 2026, median RM1,150,000 at RM411 psf. By type: cluster house RM1,037,500, double-storey semi-detached RM1,550,000, the one recorded bungalow RM4,698,000. Realistic landed entry starts around RM800,000 for a smaller or less-favoured cluster unit. 多少钱：2021 至 2026 年 76 笔登记成交，中位 RM1,150,000、每尺 RM411。分屋型：Cluster 屋 RM1,037,500、双层半独立式 RM1,550,000、唯一登记的独立式洋房 RM4,698,000。有地入场价实际上大约从 RM800,000 起（较小或位置较逊的 Cluster 单位）。
- The number that decides it: price per square foot is up 12.6% over twelve months — ahead of Taman Austin Perdana at 8.9%, Taman Austin Duta at 8.0%, and well ahead of Taman Seri Austin and Taman Mount Austin at 3.8% and 6.3%. It is the fastest-moving Austin address, but on the smallest and thinnest transaction count of the five. 决定性的数字：每尺价 十二个月上涨 12.6% —— 领先 Taman Austin Perdana 的 8.9%、Taman Austin Duta 的 8.0%，也明显领先 Taman Seri Austin 的 3.8% 与 Taman Mount Austin 的 6.3%。它是涨得最快的 Austin 门牌，但也是五个之中成交笔数最少、市场最薄的一个。
- The detail almost nobody checks: the interior lanes of this enclave are largely absent from Google Street View — the guarded, low-through-traffic layout means the mapping car mostly logged the perimeter road, Jalan Austin Heights Utama, and the boundary streets. That absence is itself a data point about how quiet the interior actually is. 几乎没人会去查的细节：这个屋苑的内部小路，在 Google 街景上大多是空白的 —— 门禁、内部车流少的格局，代表测绘车多半只经过外围主干道 Jalan Austin Heights Utama 与边界路段。这个「空白」本身，就是内部有多安静的一个数据点。
- The honest catch: 76 transactions in six years, thinning to 11 in 2024 and 9 in 2025, is a shallow pool next to Taman Mount Austin’s 777. The upside — fastest growth in the belt — sits on top of the downside — the fewest comparables and, for the bungalow tier specifically, a single data point rather than a market. 诚实提醒：六年 76 笔成交，2024 年只剩 11 笔、2025 年只剩 9 笔，比起 Taman Mount Austin 的 777 笔是个很浅的池子。涨幅最快这个优点，建立在可比案例最少这个缺点之上 —— 尤其是独立式这个层级，目前只有一个数据点，还不是一个市场。
What a guarded enclave looks like from the outside从外面看，一个门禁屋苑长什么样
The interior of a guarded cluster and semi-D estate is not on Wikimedia, and Google’s mapping car barely reached it either — see the Street View section further down for what that means. What these photographs show is the public edge of Austin Heights and the wider Tebrau corridor it sits inside. 门禁 Cluster 与半独立式屋苑的内部，Wikimedia 上没有，连 Google 测绘车也几乎没进去 —— 下方的街景一节会说明这代表什么。这些照片拍到的，是 Austin Heights 的公共边缘,以及它所在的更大范围 Tebrau 走廊。
Four households who chose to pay double, and why四种愿意多付一倍的人，以及为什么
Nobody ends up in Taman Austin Heights by accident — the entry price alone screens out anyone not deliberately choosing it. These are the buyers the recorded product mix actually selects for.没有人是「不小心」买进 Taman Austin Heights 的 —— 光是入场价就已经筛掉了不是刻意选择这里的人。以下是这里的产品组合实际筛出来的买家画像。
The upgrader from a cheaper Austin从便宜 Austin 升级上来的人
Bought a terrace elsewhere in the Austin corridor a decade ago, watched it appreciate, and wants the next move to be inside the same corridor without changing schools or their commute. For this buyer the RM1,037,500 cluster median is not a shock — it is the number they budgeted for.十年前在 Austin 走廊别处买了排屋，看着它涨了，现在想在同一个走廊内升级，而不换孩子的学校或自己的通勤路线。对这类买家来说，RM1,037,500 的 Cluster 中位价不是意外 —— 这就是他们预算里的数字。
The returning Singapore-based family从新加坡回流的家庭
Working in Singapore or recently returned, this household compares a Johor semi-detached at RM1,550,000 against a Singapore landed property that starts several multiples higher, and wants a guardhouse and controlled access rather than an open terrace row. The Second Link and RTS are secondary to the address itself.在新加坡工作、或刚回流，这类家庭把柔佛 RM1,550,000 的半独立式，拿去和新加坡动辄贵上好几倍的有地住宅比较，而且要的是有门禁岗亭、进出受控的门牌,而不是开放式排屋排。二关或 RTS 对他们来说是次要考量,门牌本身才是重点。
The final-move couple「最后一次搬家」的夫妻
Older children have moved out, income has peaked, and this couple is not shopping for capital growth — they are shopping for land, quiet and a guardhouse. The thin transaction count (76 in six years) partly reflects this: a meaningful share of owners here simply are not selling.孩子大了搬出去，收入也到了高点，这对夫妻买房不是为了增值 —— 是为了地皮、安静，和一个门禁岗亭。这里成交量薄（六年 76 笔）,部分原因正是这个:相当一部分业主根本不打算卖。
The one-off bungalow buyer买独立式洋房的那个人
Only one bungalow has transacted here on record, on a 10,753 sq ft plot. This buyer is not comparison-shopping against the cluster or semi-D tiers — they are the rare household whose budget clears Johor’s RM2 million foreign-buyer floor as a side effect of buying the top of this specific market.这里登记纪录中只成交过一栋独立式洋房，地皮 10,753 平方尺。这类买家不是在跟 Cluster 或半独立式比价 —— 他们是那种预算刚好、买下这个市场顶端产品的同时,顺带跨过柔佛给外籍买家设的 RM200 万门槛的稀有买家。
A Sunday at Austin HeightsAustin Heights 的一个星期天
Pick Sunday, not Friday. Friday tells you the truth about Mount Austin’s food streets a few minutes away; Sunday tells you the truth about this address — which is mostly quiet, and that quiet is the product.要看，就挑星期天，不要挑星期五。星期五会告诉你几分钟外 Mount Austin 美食街的真相;星期天会告诉你这个门牌的真相 —— 大多数时候很安静，而这份安静，就是这里在卖的东西。
Guard shift change at the entrance. Traffic in and out is residents and their visitors, logged one car at a time — a deliberate contrast to the open terrace rows a few streets over in the rest of the Austin corridor.入口保安换班。进出的车流是住户与访客,一辆一辆登记 —— 这是刻意做出来的对比,对照 Austin 走廊其他地方开放式的排屋排。
Weekend golfers head to the resort on the enclave’s edge. Residents here treat the course as a view and a buffer, not as a facility they necessarily use every week — the premium is paid for the frontage and the quiet it guarantees, not for green fees.周末的高尔夫球友前往屋苑边缘的球场。这里的住户多半把球场当成一道景观与缓冲带，不见得每周都真的下场——他们付的溢价，买的是这片视野与它带来的安静，不是果岭费。
Families with young children load up for the water park that shares the Austin Heights name — a short drive rather than a walk, but close enough to be a genuine weekend habit rather than an occasional treat.带小孩的家庭出发去和这里同名的水上乐园——开车一小段，不是走路可达，但近得足以变成真正的周末习惯，而不是偶尔才去的活动。
Lunch means driving out, not walking out. Unlike Mount Austin’s shop-row density, Austin Heights has no food strip of its own inside the guarded boundary — every meal out is a short trip to Tebrau City, AEON or the Mount Austin food streets nearby.午餐是开车出去，不是走出去。跟 Mount Austin 密集的店屋排不同，Austin Heights 门禁范围内没有自己的餐饮街——每一顿在外用餐，都是一小段车程到 Tebrau City、AEON，或附近的 Mount Austin 美食街。
Internal roads stay quiet enough that Google’s own mapping car mostly skipped them — see the Street View note further down. For a household with young children learning to cycle, that absence of through-traffic is worth more than it sounds.内部道路安静到连 Google 的测绘车都大多没有进去——详见下方的街景说明。对一个有小孩正在学骑脚踏车的家庭来说，这种没有过路车流的状态，比听起来更值钱。
No karaoke, no late-night bubble tea queue, no roundabout jam — the honest trade-off is that there is also no five-minute walk to a hot meal. Households who miss that convenience are usually the ones who end up back in Mount Austin or Seri Austin instead.没有卡拉 OK，没有深夜奶茶排队，也没有迴旋处塞车——但诚实的代价是,也没有走五分钟就到的热食。会想念这种便利的家庭，通常最后还是回去选了 Mount Austin 或 Seri Austin。
Same corridor as Mount Austin, guarded rather than open与 Mount Austin 同一条走廊，只是门禁取代了开放
Taman Austin Heights sits in Mukim Tebrau, immediately beside Taman Mount Austin and named after the golf resort on its boundary. It shares the same access roads as the rest of the Austin corridor — the Pasir Gudang Highway, Jalan Pandan and Tebrau Highway — all connecting through to the North-South Expressway. Distance to the Johor immigration complex is comparable to Mount Austin’s published 18 km, since the two sit side by side. Taman Austin Heights 位于 Tebrau 区，紧邻 Taman Mount Austin，并以边界上的高尔夫球场命名。它与 Austin 走廊其余地方共用同样的进出干道 —— Pasir Gudang Highway、Jalan Pandan 与 Tebrau Highway，全部再接上南北大道。距柔佛移民关卡的车程,与 Mount Austin 公开记载的 18 公里相近，因为两者相邻。
What is different is the interior. Once you turn off the main road onto Jalan Austin Heights Utama, the guardhouse and controlled access mean the internal lanes carry almost no through-traffic — the opposite of the open terrace grid that makes up most of the Austin corridor.不同的是内部。一旦从主干道转进 Jalan Austin Heights Utama，门禁岗亭与受控进出，代表内部车道几乎没有过路车流 —— 与 Austin 走廊其余大部分开放式排屋网格恰恰相反。
| Destination目的地 | Drive车程 |
|---|---|
| Austin Heights Golf and Hotel Resort 紧邻 | 1–3 min |
| Austin Heights Water and Adventure Park | 3–8 min |
| Taman Mount Austin food streets | 5–10 min |
| AEON Tebrau City / Toppen & IKEA Tebrau | 8–18 min |
| Pasir Gudang Highway entry | 5–12 min |
| JB City Centre / CIQ / RTS Bukit Chagar | 20–35 min |
| Senai International Airport | 25–35 min |
| Tuas Second Link 二关 | 40–55 min |
Borrowed convenience: everything is close, almost none of it is inside the gate借来的便利：什么都近，但几乎都不在门禁里面
Austin Heights does not have its own hospital, school or shop row inside its boundary — it borrows all of them from the wider Austin corridor it sits in. That is a fair trade for the quiet, but it is worth being precise about what is actually inside the gate versus a short drive away.Austin Heights 的门禁范围内没有自己的医院、学校或店屋排 —— 它借用的是所在这整个 Austin 走廊的配套。用安静换这些，是笔公平的交易，但值得说清楚哪些真的在门禁里面，哪些只是开车一小段路。
Roads道路与高速
The Pasir Gudang Highway, Jalan Pandan and Tebrau Highway all serve this corner of Tebrau. The one difference from the rest of the Austin corridor: turning off Jalan Austin Heights Utama puts you behind a guardhouse rather than straight onto an open terrace grid.Pasir Gudang Highway、Jalan Pandan 与 Tebrau Highway 都服务 Tebrau 这一角。与 Austin 走廊其余地方唯一的差别是：转进 Jalan Austin Heights Utama 之后，你面对的是一个门禁岗亭，而不是直接进入开放式排屋网格。
Schools & hospital学校与医院
National, Chinese-medium, Tamil-medium and international schooling, plus the 704-bed government tertiary hospital that serves this whole corner of Tebrau, all sit a short drive away rather than inside the guarded boundary — we cover those in full, street by street, on our Taman Mount Austin page to avoid repeating the same facts twice. Columbia Asia Tebrau is the nearest private option. 国民、华文、淡米尔与国际学校，加上服务这整个 Tebrau 角落的 704 床政府专科医院，都在开车一小段路之外，而不是门禁范围内 —— 我们已经在 Taman Mount Austin 那一页逐条街详细写过，这里不重复。Columbia Asia Tebrau 是最近的私立选项。
Retail & leisure零售与休闲
The golf resort and the water park that share the Austin Heights name are the two leisure facilities genuinely on the doorstep. Everyday retail — AEON, Toppen, IKEA — is the same short drive west that every Austin-corridor address shares.与 Austin Heights 同名的高尔夫球场与水上乐园，是真正就在门口的两项休闲设施。日常零售 —— AEON、Toppen、IKEA —— 则是整个 Austin 走廊共用的、往西开一小段路即达。
Six reasons this is the priciest Austin, and what each one costs you这是最贵的一个 Austin 的六个理由，以及每一个理由的代价
A higher median is not automatically a better buy. Here is what is actually driving the number, reason by reason, with the trade-off attached to each. 中位价更高，不代表这笔买卖更划算。以下逐一拆解真正推高这个数字的原因，并附上每一个原因背后的代价。
Nothing cheap to drag the median down没有便宜产品把中位数拉下来
76 recorded transactions, and every one of them is a cluster house, a semi-detached house or a bungalow. No low-cost row, no terrace, no shop, no factory. Compare Taman Mount Austin, where a RM290,000 low-cost row sits in the same postcode as a RM1,955,000 bungalow — that spread does not exist here because the cheap end was never built. 76 笔登记成交，笔笔都是 Cluster 屋、半独立式，或独立式洋房。没有廉价屋、没有排屋、没有店屋、没有厂房。对照 Taman Mount Austin —— 同一个邮区里 RM290,000 的廉价屋与 RM1,955,000 的独立式洋房并存 —— 这里不存在这种价差，因为便宜的那一端从来没被盖出来。
The fastest twelve-month move in the Austin beltAustin 一带十二个月涨得最快的
Median psf is up 12.6% over twelve months, ahead of Taman Austin Perdana’s 8.9%, Taman Austin Duta’s 8.0%, Taman Mount Austin’s 6.3% and Taman Seri Austin’s 3.8%. But this figure sits on the smallest base of the five — under ten transactions in the trailing year — so treat it as a real direction, not a precise rate. 中位每尺价 十二个月上涨 12.6%，领先 Taman Austin Perdana 的 8.9%、Taman Austin Duta 的 8.0%、Taman Mount Austin 的 6.3%，以及 Taman Seri Austin 的 3.8%。但这个数字建立在五者中最小的基数上 —— 过去一年不到十笔成交 —— 请把它当成方向正确，而不是精确涨幅。
Semi-detached is the real step up, not the bungalow真正的升级台阶是半独立式，不是独立式
The 15 recorded semi-detached sales have a median of RM1,550,000 — roughly 50% above the cluster median of RM1,037,500, for a genuine detached-side product. The bungalow tier has exactly one transaction, at RM4,698,000, which is a data point, not yet a market. 15 笔登记的半独立式成交，中位价 RM1,550,000 —— 比 Cluster 中位价 RM1,037,500 高约 50%，换来的是真正独立一侧的产品。独立式这个层级只有一笔成交，RM4,698,000，那是一个数据点，还不是一个市场。
A bungalow that clears the foreign floor一栋跨过外籍门槛的独立式洋房
Johor’s RM2 million landed floor for non-citizens is a wall that Taman Mount Austin, Taman Seri Austin and Taman Austin Duta all sit below on every recorded median. Here, the one bungalow record at RM4,698,000 clears it comfortably — the first landed product in the Austin family we have covered that is not purely theoretical for a foreign buyer. 柔佛给非公民的 RM200 万有地门槛，是一堵 Taman Mount Austin、Taman Seri Austin 与 Taman Austin Duta 每一项登记中位价都跨不过的墙。这里唯一那笔独立式洋房纪录，RM4,698,000，轻松跨过 —— 是我们写过的 Austin 家族里，第一个对外籍买家不是纯理论的有地产品。
Prices climbed every measurable year每一个可测量的年份，价格都在往上走
Median psf rose from RM380 in 2022 to RM398 in 2023 to RM469 in 2024 — every year with enough transactions to measure moved up, not sideways. 2021 (6 transactions) and 2025 (9 transactions) are excluded from that read because the sample is too thin to trust on their own. 中位每尺价从 2022 年 RM380 涨到 2023 年 RM398，再到 2024 年 RM469 —— 每一个笔数足够计算的年份都在往上走，不是横盘。2021 年（6 笔）与 2025 年（9 笔）因样本太薄、不足以单独信任而未计入这个判读。
The trade-off: liquidity thinner than any Austin sibling代价：流通性比任何一个 Austin 邻区都薄
76 transactions in six years is the smallest count of the five Austin neighbourhoods, against Taman Mount Austin’s 777, Taman Seri Austin’s 485, Taman Austin Duta’s 387 and Taman Austin Perdana’s 353. Fewer sellers and fewer comparables cut both ways — it protects value from panic-selling, but it also means your own exit may take longer. 六年 76 笔，是五个 Austin 邻区里笔数最少的一个，对照 Taman Mount Austin 的 777、Taman Seri Austin 的 485、Taman Austin Duta 的 387，以及 Taman Austin Perdana 的 353。卖家少、可比案例也少，是双面刃 —— 一方面保护价格不被恐慌抛售拖垮，另一方面也代表你自己要脱手时，可能要等更久。
One name, at least two build phases一个名字，至少两个建造阶段
The road names split cleanly into an original core (Jalan Austin Heights 1 series) and a westward extension often tagged Austin Heights 2 on maps (Jalan Austin Height 5 series), plus the boundary roads and the spine road that carries the guardhouse traffic. 路名清楚分成一个原始核心区（Jalan Austin Heights 1 系列），以及一个地图上常标注为 Austin Heights 2 的西侧扩建区（Jalan Austin Height 5 系列），再加上边界路段与承接门禁车流的主干道。
| Sub-area分区 | Roads涵盖路段 | Mainly主要产品 | Recorded prices登记价 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|
| Original core | Jalan Austin Heights 1, 1/1, 1/16, 1/29, 1/31, 2/20, 2/21 | Cluster houses, the deepest product hereCluster 屋，这里最厚的产品 | RM805,000 – 1,270,000 cluster median RM1,037,500Cluster 中位 RM1,037,500 |
No不行 |
| Austin Heights 2 extensionAustin Heights 2 扩建区 | Jalan Austin Heights 5, 5/16, 5/25 | A mix of cluster and semi-detached, the westward phaseCluster 与半独立式混合，西侧扩建阶段 | Mixed — ask per street混合 —— 逐街查 | No不行 |
| Semi-detached belt | Interior lanes off the 1 and 2 series1 与 2 系列内侧路段 | Double-storey semi-detached双层半独立式 | RM1,220,000 – 1,880,000 semi-D median RM1,550,000半独立式中位 RM1,550,000 |
No — still below RM2m不行 —— 仍低于 RM200 万 |
| Bungalow row独立式一段 | Jalan Austin Heights 2/1 and around一带 | The one recorded bungalow, 10,753 sq ft plot唯一登记的独立式，地皮 10,753 平方尺 | RM4,698,000 a single transaction, Dec 2021单一成交，2021 年 12 月 |
Yes — clears RM2m可以 —— 超过 RM200 万 |
| Northern boundary北侧边界 | Jalan Austin Heights 7, 8, 8/2 | Boundary roads bordering Sunway College and the golf resort紧邻 Sunway College 与球场的边界路段 | Mixed — ask per street混合 —— 逐街查 | No不行 |
| Spine road主干道 | Jalan Austin Heights Utama | Main access, guardhouse and entrance主要出入口与门禁岗亭 | Not a residential lot road非住宅地段路 | — |
Three products. That is the entire recorded market.三种产品。这就是登记市场的全部。
Registered landed transactions break into exactly three groups: 60 cluster houses, 15 double-storey semi-detached houses and 1 bungalow. There is no terrace tier here to act as an entry point — the cluster house is both the cheapest product and the deepest market. 登记的有地成交刚好分成三组：60 笔 Cluster 田字屋、15 笔双层半独立式，以及 1 笔独立式。这里没有排屋这个入门层级 —— Cluster 屋既是最便宜的产品，也是最厚的市场。
Cluster houseCluster 田字屋
Double-storey semi-detached双层半独立式
Bungalow独立式洋房
Small volume, high price, fastest movement量小、价高、势最快
Austin Heights against its four siblingsAustin Heights 与四个 Austin 邻区对照
RM1.04m to RM4.70m — three products, one enclaveRM1.04m 至 RM4.70m —— 一个屋苑，三种产品
Registered medians by type, 2021 to 2026. The jump from semi-detached to bungalow is enormous, but it rests on a single transaction — read it as the ceiling of what has sold, not as a reliable step on the ladder. 2021 至 2026 年各屋型登记中位价。半独立式跳到独立式的落差很大，但只建立在一笔成交上 —— 请把它读成「已卖出的天花板」，而不是一个可靠的升级台阶。
What each house type actually transacted at每一种户型，实际成交在多少
Registered subsale transactions, 2021 to 2026, from NAPIC records published by List.my: 76 records, median RM1,150,000 at RM411 psf. All 76 records are residential landed — there is no commercial or strata record for this specific area. Rents are not published for this area at the free-data tier; ask us for a comparable. 2021 至 2026 年登记二手成交，来源为 List.my 公布的 NAPIC 纪录：76 笔，中位 RM1,150,000、每尺 RM411。全部 76 笔都是有地住宅 —— 这个特定区域没有商业或分层产权纪录。免费资料层级没有公布这个区域的租金；请向我们索取可比案例。
| Type类型 | Records笔数 | Recorded median登记中位价 | Middle 50%中间 50% | Median psf中位每尺 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|---|
| Cluster houseCluster 田字屋 | 60 | RM1,037,500 | RM805,000 – 1,270,000 | RM413 | No不行 |
| Double-storey semi-detached双层半独立式 | 15 | RM1,550,000 | RM1,220,000 – 1,880,000 | RM398 | No — still below RM2m不行 —— 仍低于 RM200 万 |
| Bungalow独立式 | 1 | RM4,698,000 | — (single record)（单一纪录） | RM437 | Yes — clears RM2m可以 —— 超过 RM200 万 |
| All types, recorded median全类型登记中位 | 76 | RM1,150,000 RM411 psf · +12.6% 12m | RM925,000 – 1,380,000 | RM411 | Cluster & semi-D closed; bungalow openCluster 与半独立式关闭；独立式开放 |
Six years of records, on a market thin enough to read one sale at a time六年的纪录，薄到能一笔一笔读
Source: registered subsale records from NAPIC (JPPH), published by List.my. Records lag roughly six months, and 2021 (6 records) and 2025 (9 records) are excluded from the trend below as statistically unreliable.来源：NAPIC（JPPH）登记二手成交纪录，由 List.my 公布。资料约滞后半年，且 2021 年（6 笔）与 2025 年（9 笔）因统计上不可靠，未列入下方走势。
The distribution, and why one bungalow skews it分布，以及一栋独立式如何拉偏它
Half of all recorded sales landed between RM925,000 and RM1,380,000, with the median at RM1,150,000. That band is almost entirely cluster and semi-detached stock — the one bungalow sale at RM4,698,000 sits far outside it and should not be read as representative of what the next bungalow here would fetch. 全部登记成交中有一半落在 RM925,000 至 RM1,380,000 之间，中位数为 RM1,150,000。这个区间几乎全是 Cluster 与半独立式存量 —— 那一笔 RM4,698,000 的独立式成交远在区间之外，不应被当作下一栋独立式会卖多少的代表值。
Recorded transactions by year各年度登记成交笔数
Annual trend, residential psf年度走势，住宅每尺价
Mostly closed — except for the one tier that already cleared the line大致关闭 —— 除了那个已经跨过门槛的层级
Johor bars non-citizens from landed residential property below RM2 million. The cluster median (RM1,037,500) and semi-detached median (RM1,550,000) both sit below that line, exactly like every other Austin neighbourhood. The one recorded bungalow, at RM4,698,000, is the exception — the first landed product in the Austin family we have covered where a foreign purchase is not purely hypothetical. 柔佛禁止非公民购买 RM200 万 以下的有地住宅。Cluster 中位价（RM1,037,500）与半独立式中位价（RM1,550,000）都在这条线之下，与其他 Austin 邻区一样。唯一登记的那栋独立式，RM4,698,000，是例外 —— 是我们写过的 Austin 家族里，第一个外籍购买不是纯假设的有地产品。
Monthly repayment每月供款
Defaults set to the recorded cluster house median of RM1,037,500 — the entry point and deepest market in this enclave.预设值为 Cluster 屋的登记中位价 RM1,037,500 —— 这个屋苑的入门点，也是最厚的市场。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM1,037,500, the recorded cluster house median. This is above the RM500,000 first-time-buyer stamp duty exemption threshold, so the calculation below assumes the standard tiered rate.预设 RM1,037,500，即 Cluster 屋登记中位价。这个金额高于 RM500,000 的首购族印花税全免门槛，因此下方试算采用标准分级税率。
Johor’s minimum purchase price for a non-citizen is RM2 million on landed property. The cluster median (RM1,037,500) and semi-detached median (RM1,550,000) both fall short. The one recorded bungalow, at RM4,698,000, clears it. If your budget is below RM2 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。Cluster 中位价（RM1,037,500）与半独立式中位价（RM1,550,000）都不够。唯一登记的独立式，RM4,698,000，超过门槛。如果你的预算低于 RM200 万，下方仍列出费用，让你拿去和真正符合资格的门牌比较 —— 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。
Cluster, semi-D, or the one bungalow? Tell me which.Cluster、半独立式，还是那一栋独立式？告诉我要哪一种。
With only 76 transactions in six years, matching you to the right street and phase matters more here than almost anywhere else in the Austin corridor. Tell me the budget and the product and I will check what is actually available.六年只有 76 笔成交，在这里把你配对到对的街段与阶段，比 Austin 走廊其他地方都更重要。告诉我预算与产品，我会查现在实际有什么。
The quiet you are paying for is also the thing that slows your exit你花钱买的那份安静，也是拖慢你脱手的原因
✓ Strengths优势
- The only Austin address with nothing cheap in the mix. No low-cost row, no terrace, no shop, no factory — every record is cluster, semi-detached or bungalow, which is exactly why the median sits where it does.唯一一个组合里没有便宜产品的 Austin 门牌。没有廉价屋、没有排屋、没有店屋、没有厂房 —— 每一笔纪录都是 Cluster、半独立式或独立式，这正是中位价落在这个水平的原因。
- Fastest twelve-month psf growth in the Austin belt, at plus 12.6 percent, ahead of Taman Austin Perdana’s 8.9 percent and Taman Austin Duta’s 8.0 percent.Austin 一带十二个月每尺涨幅最快，+12.6%，领先 Taman Austin Perdana 的 +8.9% 与 Taman Austin Duta 的 +8.0%。
- A genuinely guarded, low-through-traffic interior. Google’s own mapping car barely logged the internal lanes — independent evidence that vehicle movement inside is minimal.真正门禁、低车流的内部环境。连 Google 的测绘车都几乎没进去记录内部小路 —— 这是内部车辆活动极少的独立佐证。
- One landed product that clears the foreign-buyer floor. The single bungalow record at RM4,698,000 is the first landed unit in the Austin family we have covered that a foreign passport can legally buy outright.有一种有地产品跨过了外籍买家门槛。那栋 RM4,698,000 的独立式，是我们写过的 Austin 家族里，第一个外国护照能合法直接买下的有地产品。
△ Things to weigh需要权衡的
- The thinnest transaction count of the five Austin neighbourhoods. 76 records in six years, against Taman Mount Austin’s 777. Fewer comparables, and potentially a longer wait when you need to sell.五个 Austin 邻区里成交笔数最少的一个。六年 76 笔，对照 Taman Mount Austin 的 777 笔。可比案例更少，要卖的时候也可能等更久。
- The bungalow benchmark is one sale from December 2021. RM4,698,000 tells you a bungalow can sell here — it does not reliably tell you what the next one is worth.独立式的标杆只是 2021 年 12 月那一笔成交。RM4,698,000 告诉你独立式在这里卖得出去 —— 但不能可靠地告诉你下一栋值多少。
- No rental data published for this specific area. Unlike Taman Mount Austin, portal asking rents for cluster and semi-detached stock here are not broken out separately — budget your yield calculation with a wider margin of error.这个特定区域没有公布租金资料。不像 Taman Mount Austin，这里 Cluster 与半独立式的平台开价租金没有单独拆分出来 —— 算收益率时请预留更大的误差空间。
- No amenities inside the guarded boundary. Every meal out, every school run and every hospital visit is a drive off the estate — the golf resort and water park are the only genuine on-doorstep facilities.门禁范围内没有配套。每一顿在外用餐、每一趟接送上学、每一次看医生，都要开车离开屋苑 —— 球场与水上乐园是唯一真正在门口的设施。
- Same distance from CIQ as Mount Austin, not closer. This is a Causeway-side, city-side address, not a border-adjacent or RTS one, despite the premium price.距 CIQ 的距离和 Mount Austin 一样，不是更近。尽管价位更高，这仍是一个靠长堤、靠市区的门牌，不是贴关口或 RTS 概念盘。
- Guardhouse and maintenance fees are unpublished. A guarded enclave like this typically carries a monthly security or management charge — get the exact figure before you commit, not after.门禁与管理费未公开。像这样的门禁屋苑通常有每月保安或管理费 —— 请在承诺前问清楚确实金额，不要等签了才问。
Taman Austin Heights FAQTaman Austin Heights 常见问题
How much does a house in Taman Austin Heights cost?Taman Austin Heights 的房子多少钱？
Recorded subsale transactions in Taman Austin Heights show a median of RM1,150,000 at RM411 per square foot across 76 records from 2021 to 2026, published by List.my from NAPIC data. Every single record is a landed house: 60 cluster houses at a median of RM1,037,500, 15 double-storey semi-detached houses at a median of RM1,550,000, and one bungalow at RM4,698,000. Median price per square foot rose 12.6 percent over the past twelve months, though that figure is measured on fewer than ten transactions and should be read with the small sample size in mind. Taman Austin Heights 的登记二手成交显示：2021 至 2026 年共 76 笔纪录，中位价 RM1,150,000、每平方尺 RM411，资料由 List.my 依 NAPIC 数据公布。每一笔都是有地住宅：60 笔 Cluster 田字屋中位价 RM1,037,500、15 笔双层半独立式中位价 RM1,550,000，以及 1 笔独立式洋房 RM4,698,000。过去十二个月中位每尺价上涨 12.6%，但这个数字是在不到十笔成交上算出来的，请把样本量偏小这一点一并考虑。
Why is Taman Austin Heights so much more expensive than the other Austin neighbourhoods?为什么 Taman Austin Heights 比其他 Austin 邻区贵这么多？
Because there is nothing cheap inside it to pull the median down. Taman Mount Austin’s RM540,000 median blends a RM290,000 low-cost row with shop lots and factories; Taman Austin Heights has no low-cost housing, no shop lots and no factories on record at all — only cluster houses, semi-detached houses and one bungalow. A neighbourhood built entirely from three guarded, land-heavy product types will always report a higher median than one that mixes in cheaper stock, independent of whether any single house here is a better buy. 因为这里面没有任何便宜产品把中位数拉下来。Taman Mount Austin 的 RM540,000 中位价，是把 RM290,000 的廉价屋排、店屋与厂房全部混在一起算出来的；而 Taman Austin Heights 的登记纪录里没有廉价屋、没有店屋、也没有厂房 —— 只有 Cluster 田字屋、半独立式，以及一栋独立式洋房。一个完全由三种门禁、大地皮产品组成的社区，中位价必然比混入较便宜产品的社区更高，这与这里任何一栋房子本身值不值都无关。
What types of houses can I buy in Taman Austin Heights?在 Taman Austin Heights 能买到什么类型的房子？
Only three, on the recorded data: cluster houses (60 records, RM1,037,500 median, RM413 psf), double-storey semi-detached houses (15 records, RM1,550,000 median, RM398 psf), and bungalows (a single record at RM4,698,000, RM437 psf, on a 10,753 sq ft plot on Jalan Austin Heights 2/1). There is no terrace, no low-cost row, no apartment and no shop lot in the NAPIC record for this specific area — the smallest step onto the ladder here is already a guarded cluster house. 以登记数据来看只有三种：Cluster 田字屋（60 笔，中位 RM1,037,500，每尺 RM413）、双层半独立式（15 笔，中位 RM1,550,000，每尺 RM398），以及独立式洋房（仅 1 笔，RM4,698,000，每尺 RM437，位于 Jalan Austin Heights 2/1，地皮 10,753 平方尺）。这个特定区域的 NAPIC 纪录里没有排屋、没有廉价屋、没有公寓、也没有店屋 —— 在这里，最低门槛已经是一栋门禁 Cluster 屋。
Is Taman Austin Heights a good place to rent out a house?Taman Austin Heights 适合出租吗？
The transaction count is the honest starting point: 76 records in six years, thinning to 11 in 2024 and 9 in 2025, against Taman Mount Austin’s 777 over the same window. That is not a thin market because nobody wants it — cluster and semi-detached stock here rarely turns over because owners tend to hold rather than flip — but it does mean fewer comparables when you set a rent, and a longer wait if you need a specific tenant profile. The realistic tenant is a professional family who wants a guarded, land-based address inside the Tebrau corridor and is prepared to pay above Mount Austin or Seri Austin levels for it, not a shift worker or a student. 诚实地说，起点是成交量：六年 76 笔，2024 年只剩 11 笔、2025 年只剩 9 笔，对照 Taman Mount Austin 同期的 777 笔。这不是因为没人要而市场薄 —— 这里的 Cluster 与半独立式换手率本来就低，业主倾向长期持有而非炒短 —— 但确实代表你设定租金时能参考的案例更少，也代表如果你要找特定条件的租客，可能要等更久。这里务实的租客画像，是愿意为一个门禁、有地皮的 Tebrau 走廊门牌，付出高于 Mount Austin 或 Seri Austin 水平租金的专业家庭，而不是轮班工人或学生。
Can foreigners buy a house in Taman Austin Heights?外国人可以在 Taman Austin Heights 买房吗？
Mostly no, but this is the one Austin-family address where it is not purely theoretical. Johor’s landed floor for non-citizens is RM2 million, and the cluster median of RM1,037,500 and semi-detached median of RM1,550,000 both sit below it. The single recorded bungalow, however, transacted at RM4,698,000 — comfortably above the threshold. So the honest answer is: the entry and mid tiers here are closed to you exactly like every other Austin neighbourhood, but at the very top of the market, a foreign-eligible landed purchase in Taman Austin Heights is not hypothetical, it is on the record. Each purchase still needs Johor State Authority consent, taking one to three months, plus a state consent fee of 3% of valuation with a RM30,000 minimum. 大致不行，但这是 Austin 家族里唯一「不是纯理论」的一个。柔佛给非公民的有地门槛是 RM200 万，而这里 Cluster 中位价 RM1,037,500、半独立式中位价 RM1,550,000，两者都在门槛之下。但登记纪录中唯一的那栋独立式洋房，成交价是 RM4,698,000 —— 明显高于门槛。所以诚实的答案是：入门与中间层级，这里和其他 Austin 邻区一样对外籍关闭；但在市场最顶端，外籍买家在 Taman Austin Heights 买到符合资格的有地住宅，不是假设，而是有真实纪录的。每一笔仍须柔佛州政府同意书，审批一至三个月，另加估值 3%、最低 RM30,000 的州同意书费。
Is the price in Taman Austin Heights still rising?Taman Austin Heights 的价格还在涨吗？
On the recorded numbers, yes, every year with enough transactions to measure shows a higher median psf than the year before: RM380 in 2022, RM398 in 2023, RM469 in 2024. The twelve-month figure of plus 12.6 percent is the fastest of the five Austin neighbourhoods, ahead of Taman Austin Perdana at plus 8.9 percent and Taman Austin Duta at plus 8.0 percent. But 2024 carried only 11 transactions and 2025 only 9, both thin enough that a handful of larger semi-detached or the bungalow sale can move the median on their own — treat the trend as directionally real, not as a precise annual rate. 以登记数字看，是的 —— 每一个笔数足以计算的年份，中位每尺价都比前一年高：2022 年 RM380、2023 年 RM398、2024 年 RM469。十二个月 +12.6% 的涨幅，是五个 Austin 邻区里最快的，领先 Taman Austin Perdana 的 +8.9% 与 Taman Austin Duta 的 +8.0%。但 2024 年只有 11 笔、2025 年只有 9 笔，笔数都薄到一两笔较大的半独立式或那栋独立式洋房成交，就足以自己拉动中位数 —— 请把这个趋势当作方向性真实，而不是精确的年度涨幅。
Is Taman Austin Heights freehold?Taman Austin Heights 是永久地契吗？
Portal listings and the naming pattern of the roads (Jalan Austin Heights 1 through 8, plus Jalan Austin Heights Utama) are consistent with freehold private housing, which is the norm for this part of Tebrau. Tenure is recorded on the individual title, not 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, because a guarded, higher-priced enclave like this one can still contain a mix of open-market and Bumi lots. 从挂牌资料与路名编排（Jalan Austin Heights 1 至 8，以及 Jalan Austin Heights Utama）来看，与这一带常见的永久地契私人住宅一致。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；也请单独确认该地段是否有 Bumi lot 限制 —— 像这样价位较高的门禁屋苑，仍可能同时存在公开市场地契与 Bumi lot。
What is the biggest risk of buying in Taman Austin Heights?在 Taman Austin Heights 买房，最大的风险是什么？
Liquidity, not price. With 76 recorded transactions in six years and only 9 in the most recent full year, you may wait considerably longer to sell than an owner in Taman Mount Austin’s 777-transaction market, and you will have fewer recent comparables to argue a valuation with a bank or a buyer. The single bungalow record is a further warning sign specific to that product: one transaction is not a market, so the RM4,698,000 figure should be treated as one data point, not a valuation benchmark, until more bungalow sales are recorded. 风险在流通性，不在价格。六年 76 笔登记成交，最近一个完整年份只有 9 笔，你要脱手时可能得比 Taman Mount Austin 那个 777 笔的市场等更久，能用来跟银行或买家argue估值的近期可比案例也更少。独立式洋房那唯一一笔纪录，是这个产品线特有的另一个警讯：一笔成交不构成一个市场，RM4,698,000 这个数字在有更多独立式成交纪录之前，只能当作一个数据点，不能当估值基准。
Are there maintenance or guardhouse fees in Taman Austin Heights?Taman Austin Heights 有没有管理费或门禁费？
Almost certainly, though the exact amount is not published in NAPIC transaction data or on the free-data property portals we draw from. A guarded landed enclave with a staffed entrance and controlled access, of the kind the road layout and the sparse Street View coverage both point to, typically carries a monthly security or management charge on top of the usual quit rent and assessment. Confirm the current figure directly with the management office or the seller’s agent before you commit, and ask whether it is a fixed sum per house or tied to land size. 几乎可以肯定有，但确切金额没有出现在 NAPIC 成交数据，也没有出现在我们参考的免费房产平台资料里。像这样一个有驻守入口、进出受控的门禁有地屋苑——从路网格局与街景覆盖率稀疏这两点都能看出——通常在一般地税与门牌税之外，还会有每月保安或管理费。请在承诺前，直接向管理处或卖方经纪确认目前的确切金额，并问清楚是每户固定收费，还是按地皮面积计算。
The commercial side of Austin Heights & Nan Yang Street奥斯汀高原与南洋街的商业面
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. Austin Heights & Nan Yang Street shop lot guide →同一条街上的店屋与商务办公 — 地面层租金区间、成交每尺价、门口走过的到底是什么人、这条街还缺什么。奥斯汀高原与南洋街店屋指南 →
The five Austins, on the same NAPIC data五个 Austin，同一份 NAPIC 数据下的对照
Every figure below comes from the same source and the same window. Austin Heights is the outlier of the set — highest price, fastest growth, lowest volume, and the only one built entirely from guarded landed product.下方每一个数字都来自同一个来源、同一个期间。Austin Heights 是这组里的异类 —— 价格最高、涨幅最快、成交量最低，也是唯一完全由门禁有地产品组成的一个。
| 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 Austin Heights | 76 | RM1,150,000 | RM411 | +12.6% | 100% guarded landed. Priciest and fastest-growing of the five100% 门禁有地。五者中最贵、涨最快 |
| Taman Austin Perdana | 353 | RM370,000 | RM420 | +8.9% | Cheapest entry in the belt, mostly apartments这一带最低的入场价，多为公寓 |
| Taman Austin Duta | 387 | RM738,000 | RM420 | +8.0% | 100% landed terrace, dearest house at the cheapest foot100% 有地排屋，房子最贵、每尺最便宜 |
| Taman Mount Austin | 777 | RM540,000 | RM428 | +6.3% | Highest volume, the food and hospital address量最大，餐饮与医院门牌 |
| Taman Seri Austin | 485 | RM650,000 | RM429 | +3.8% | Newest terrace stock, smallest units屋龄最新的排屋，单位最小 |
Tell me which product. I will tell you what actually sold.告诉我你要哪一种产品。我告诉你实际卖了多少。
With only 76 transactions behind it, Austin Heights rewards precision — a cluster house on the original core and one on the westward extension are not the same comparable. Send me the street and the house type and I will come back with the recent sales and an honest read on how long a sale here typically takes. 背后只有 76 笔纪录，Austin Heights 需要精准配对 —— 原始核心区的 Cluster 屋和西侧扩建区的 Cluster 屋，不是同一个可比案例。把路段与户型发给我，我会回你近期成交，以及一个诚实的判断：这里的房子通常要多久才卖得出去。