The RM370,000 here
is not a house price
这里的 RM370,000，
不是一栋房子的价格
Every portal prints the same headline for this estate: median RM370,000, the cheapest of the Austin names. It is a true number and a misleading one. 224 of the 353 registered transactions here are apartments — so that median is mostly a strata median wearing a taman’s name. Take the apartments out and the double-storey terrace records RM665,000, which is more than the terrace median next door in Mount Austin. Two separate markets share one postcode, and the odd part is that they trade at exactly the same RM422 per square foot. What you are choosing here is not a price. It is a floor area. 每一个房产网站给这个社区印的都是同一句：中位价 RM370,000，Austin 系列里最便宜。这句话是真的，也是会误导人的。这里 353 笔登记成交里，有 224 笔是公寓 —— 所以那个中位数，其实是一个披着花园名字的分层产权中位数。把公寓拿掉，双层排屋的登记中位价是 RM665,000，比隔壁 Mount Austin 的排屋中位价还高。两个各自独立的市场共用一个邮区，而奇怪的地方在于：它们的成交价每尺都是 RM422，一模一样。你在这里选的不是价格，是面积。
© Chongkian · CC BY-SA 4.0 · Wikimedia CommonsTaman Austin Perdana in 30 seconds30 秒看懂 Taman Austin Perdana
- What it is: a freehold, guarded residential estate in Mukim Tebrau, postcode 81100, laid out along Jalan Austin Perdana Utama with numbered branches 1 to 5. It sits on the southern flank of Taman Mount Austin, wraps around Austin Perdana Park and Austin Perdana Lake, and stops at the doorstep of Hospital Sultan Ismail. 它是什么：Tebrau 区内一个永久地契的门禁住宅社区，邮区 81100，以 Jalan Austin Perdana Utama 为主干，分出 1 至 5 号支路。它位于 Taman Mount Austin 的南侧，环抱 Austin Perdana Park 与 Austin Perdana Lake，东边到 Hospital Sultan Ismail 门口为止。
- What the headline says: 353 registered transactions from 2021 to 2026, median RM370,000 at RM408 per square foot. That is the lowest median of any Austin-named area, and it is the number every listing site repeats. 招牌数字说什么：2021 至 2026 年 353 笔登记成交，中位 RM370,000、每尺 RM408。这是所有 Austin 系列区域里最低的中位价，也是每一个挂牌网站都在重复的那个数字。
- What the headline hides: 224 of those 353 records are condominium or apartment units, plus 11 low-cost flats. Only 62 are double-storey terraces and 15 are semi-detached houses. The area median is therefore mostly a strata median. Read it as a house price and you will underprice this estate by roughly RM300,000. 招牌数字藏了什么：那 353 笔里，有 224 笔是公寓或服务式住宅，另有 11 笔廉价组屋；真正的双层排屋只有 62 笔，半独立式 15 笔。所以这个区域中位价，本质上是一个分层产权中位数。把它当成「房价」来读，你会把这个社区低估大约 RM300,000。
- What a house actually costs: double-storey terrace median RM665,000 at RM422 psf, middle half RM559,000 to RM771,000. Double-storey semi-detached median RM1,180,000 at RM328 psf. Condominium median RM326,500 at RM422 psf. Low-cost flat RM150,000 at RM221 psf on 678 square foot units. 一栋房子实际多少钱：双层排屋中位 RM665,000、每尺 RM422，中间一半为 RM559,000 至 RM771,000；双层半独立式中位 RM1,180,000、每尺 RM328；公寓中位 RM326,500、每尺 RM422；廉价组屋 RM150,000、每尺 RM221，单位面积 678 平方尺。
- The number that decides it: the terrace and the condominium record the same RM422 per square foot. Per square foot, a landed house here costs no more than an apartment. The entire difference in the sticker price is floor area — about 1,400 square feet of terrace against roughly 800 in a flat. That is the trade this estate actually offers, and no listing headline states it. 决定性的数字：排屋与公寓登记到的每尺价同样是 RM422。以每一平方尺计，这里的有地住宅并不比公寓贵；总价上的全部差距，是面积 —— 排屋约 1,400 平方尺，公寓大约 800 平方尺出头。这才是这个社区真正提供的那笔交易，而没有任何一条挂牌标题会讲。
- The honest catch: the recent record is thin. Only 18 transactions in 2025 and 3 so far in 2026, against 111 in 2023. The published twelve-month move of plus 8.9 percent rests on that thin tail, and the all-type median jumping from RM350,000 in 2024 to RM606,000 in 2025 is a change of mix, not a 73 percent price rise. Landed here is also closed to foreign buyers at every recorded level. 诚实提醒：近期纪录很薄。2025 年只有 18 笔，2026 年至今 3 笔，对照 2023 年的 111 笔。公布的十二个月 +8.9% 就架在这条细尾巴上；而全类型中位价从 2024 年 RM350,000 跳到 2025 年 RM606,000，是组合变了，不是一年涨了 73%。另外，这里的有地住宅在每一个价格层上都对外籍买家关闭。
A lake, a park, a surau and a hospital fence一座湖、一个公园、一间祈祷室，和一道医院围墙
Only two of the photographs below were taken inside Taman Austin Perdana itself — the surau and the park. Everything else is labelled with where it was actually shot, because a photo caption is the easiest place in the world to lie. The Street View panels further down are the ones taken on this estate’s own roads, and each was checked for imagery before it was placed here. 下面这些照片里，只有两张确实拍摄于 Taman Austin Perdana 之内 —— 祈祷室与公园。其余每一张都注明了实际拍摄地点，因为图说是全世界最容易造假的地方。真正拍在这个社区自家道路上的，是下方的街景面板；每一个坐标都事先确认过有影像才放上来。
One estate, two entirely different households一个社区，两种完全不同的住户
With 318 residential records split 224 strata to 92 landed, this place does not have one resident profile — it has two, living about two hundred metres apart. Understanding which one you are is the whole decision here.318 笔住宅纪录中，分层产权 224 笔、有地 92 笔 —— 这里没有一种「典型住户」，而是两种，彼此相距大约两百公尺。搞清楚你是哪一种，就等于做完了这里的全部决定。
The terrace family买排屋的家庭
Buying the 20 by 70 lot for the space and the guarded entry, usually trading up out of a flat somewhere else in Tebrau. This household does the arithmetic in bedrooms, not in ringgit per square foot, and is the reason terrace stock here rarely sits long.看中的是 20 x 70 的地皮、四房的空间，与那道门禁 —— 通常是从 Tebrau 别处的公寓换上来的。这一类买家用「几间房」算账，不是用「每尺多少钱」算账；这也是这里排屋很少久放的原因。
The apartment buyer买公寓的人
Recorded median RM326,500, middle half RM245,000 to RM408,000. Young couples, first purchases and landlords letting to hospital and retail staff. They set the published area median, which is precisely why that median tells you nothing about a house.登记中位价 RM326,500，中间一半为 RM245,000 至 RM408,000。年轻夫妻、首购族，以及租给医院与零售业从业者的房东。是他们决定了公布出来的区域中位价 —— 也正因如此，那个中位价说不了任何关于「房子」的事。
The hospital household医院家庭
Hospital Sultan Ismail and Klinik Kesihatan Sultan Ismail are immediately east, about a kilometre from Austin Perdana Park by map. Staff on shifts and families of long-stay patients want to be close enough to walk or to drive in four minutes. That demand is structural and it is not going anywhere.Hospital Sultan Ismail 与 Klinik Kesihatan Sultan Ismail 就在东侧，从 Austin Perdana Park 量过去约一公里。轮班的医护人员，以及长期住院病人的家属，都希望近到能走路、或四分钟车程内到。这个需求是结构性的，不会消失。
The Mount Austin spillover从 Mount Austin 溢出来的人
People who want the Mount Austin food and shop rows within a five-minute drive but do not want to live on top of them. It is a real motive and you can hear the difference on a Friday night. It is also why some buyers pay more per square foot here than the raw area median suggests.想要 Mount Austin 的餐饮与店屋在五分钟车程内，但不想住在它们头上的人。这是一个真实的动机 —— 周五晚上你听得出差别。这也是为什么有些买家在这里付的每尺价，高于那个粗略的区域中位数所暗示的水平。
A Tuesday here, not a Saturday这里的一个星期二，不是星期六
Mount Austin next door is a weekend place. This estate is a weekday one, and the weekday is what you will actually live in. Walk it on a Tuesday: shift changes, school runs, the lake path, the 99 Speedmart at the corner.隔壁的 Mount Austin 是一个周末的地方；这个社区是一个平日的地方 —— 而平日，才是你真正会住的那一段。挑星期二来走一趟：换班、上学、湖边步道，以及转角那家 99 Speedmart。
The first shift wave out of the estate heads east, not west. Hospital Sultan Ismail is on the far side of the boundary and its staff move against the city-bound traffic, which quietly makes the internal roads easier at that hour than the numbers suggest.第一波出门的车流往东，不往西。Hospital Sultan Ismail 在社区边界的另一侧，它的员工与进城车流反向，这让这个时段的内街比数字看起来更好走。
School run. Published estate information lists SK Taman Johor Jaya 1, SMK Taman Johor Jaya 1, SK Mount Austin, SJK(C) Foon Yew 5 and SRK Mount Austin as the schools serving this address, and there are kindergartens on the surrounding roads. None of them is inside the estate itself, so every school day starts with a short drive.上学时段。公开的社区资料把 SK Taman Johor Jaya 1、SMK Taman Johor Jaya 1、SK Mount Austin、SJK(C) 宽柔五小与 SRK Mount Austin 列为服务这个地址的学校，周边道路上另有幼儿园。但没有一所在社区内部，所以每个上学日都从一段短车程开始。
Quiet. This is the part that separates the estate from its neighbour. The commercial pull is outside the gate rather than under the bedroom window, so mid-morning here sounds like a residential street and not like a shop row.安静。这正是这个社区与隔壁最不同的一段。商业的引力在大门之外，不在卧室窗下 —— 所以上午十一点，这里听起来像一条住宅街，不像一排店屋。
Austin Perdana Park and the lake fill up. Both are inside the estate boundary, which is unusual for a Tebrau taman of this size — most of them borrow a park from the next township. Pitches sit beside the park on the map.Austin Perdana Park 与湖边开始热闹。两者都在社区范围之内 —— 对一个这种规模的 Tebrau 花园区来说并不常见，多数是向隔壁市镇借公园用。地图上公园旁边还有球场。
Dinner is a decision, not a walk. The estate itself has two convenience supermarkets on its internal roads; the actual eating is the Mount Austin rows to the north, a few minutes by car. That is the trade — you drive to the food instead of parking beside it.晚餐是一个决定，不是走几步。社区内街上有两家便利超市；真正吃饭的地方是北边 Mount Austin 的店屋排，开车几分钟。这就是那笔交易 —— 你开车去找吃的，而不是把车停在吃的旁边。
Lights out earlier than next door. The late-night karaoke and supper economy is over the boundary, not in it. Whether that reads as an advantage or a loss is the single clearest way to tell which of these two estates you should be buying in.比隔壁早熄灯。深夜卡拉 OK 与宵夜经济在边界的另一头，不在这一头。这一点你读成优点还是缺点，就是判断你该买这两个社区里的哪一个，最清楚的一道题。
One road in, one hospital out, and the city 14 km away一条主干进出、东边一所医院，市中心 14 公里
Taman Austin Perdana sits in Mukim Tebrau, immediately south of Taman Mount Austin and immediately west of Hospital Sultan Ismail. Its internal network hangs off a single spine, Jalan Austin Perdana Utama, with numbered branches from Jalan Austin Perdana 1 to 5. Published estate information puts the city centre at about 14 km, roughly 25 minutes, by Jalan Pandan and the Tebrau Highway. Taman Austin Perdana 位于 Tebrau 区，紧邻 Taman Mount Austin 的南侧，以及 Hospital Sultan Ismail 的西侧。社区内部道路挂在单一主干 Jalan Austin Perdana Utama 上，再分出 Jalan Austin Perdana 1 至 5 的编号支路。公开的社区资料记载：经 Jalan Pandan 与 Tebrau Highway 到市中心约 14 公里、约 25 分钟。
Read the geography honestly: this is a city-side, hospital-side address, not a border one and not an RTS one. What it does own outright is the thing most Tebrau estates rent from a neighbour — a park and a lake inside its own boundary.诚实地读这个地理位置：这是一个靠市区、靠医院的门牌，不是关口盘，也不是 RTS 盘。它真正完全拥有的，是多数 Tebrau 社区得向邻居借的东西 —— 一个公园与一座湖，都在自己的边界之内。
| Destination目的地 | Distance / drive距离 ／ 车程 |
|---|---|
| Austin Perdana Park & Lake 社区内 | inside the estate社区之内 |
| Hospital Sultan Ismail | about 1 km east东侧约 1 公里 |
| Klinik Kesihatan Sultan Ismail | about 1 km east东侧约 1 公里 |
| Mount Austin food streets | adjoining, to the north紧邻北侧 |
| Tesco / Jusco Tebrau City | west — per published estate information西侧 —— 依公开社区资料 |
| JB city centre via Jalan Pandan | about 14 km, roughly 25 min约 14 公里、约 25 分钟 |
| Nusajaya / Iskandar Puteri | about 20 km约 20 公里 |
| CIQ / RTS Bukit Chagar | to be confirmed on your own route请以你实际路线为准 |
Everything is close. Almost nothing is inside.什么都很近，但几乎什么都不在里面
This is the honest shape of the place. Inside the boundary you get a park, a lake, a surau, playing pitches and two convenience supermarkets. The hospital, the schools, the malls and the food are all just outside it. Convenient, yes — but it is a driving convenience, not a walking one, except for the hospital edge.这就是这个地方诚实的形状。边界之内，你有一个公园、一座湖、一间祈祷室、几片球场，与两家便利超市；医院、学校、商场与餐饮，全都在边界之外一点点。方便，是真的方便 —— 但那是开车的方便，不是走路的方便，除了贴着医院那一侧。
Roads道路与高速
The internal network is a single spine, Jalan Austin Perdana Utama, feeding numbered branches 1 to 5. That layout keeps through-traffic out, and it also means one blocked junction backs up a large share of the estate. Published estate information routes the trip to town by Jalan Pandan and the Tebrau Highway.内部道路是单一主干 Jalan Austin Perdana Utama，再分出 1 至 5 号支路。这种格局挡掉了穿越车流，但也代表：一个路口塞住，社区相当大一部分就跟着堵。公开的社区资料记载，进城走 Jalan Pandan 与 Tebrau Highway。
Medical医疗
Hospital Sultan Ismail and Klinik Kesihatan Sultan Ismail sit side by side immediately east of the estate, about a kilometre from Austin Perdana Park on the map. Published estate information describes the hospital as within walking distance. That is true from the eastern streets and optimistic from the western ones.Hospital Sultan Ismail 与 Klinik Kesihatan Sultan Ismail 并排位于社区东侧，从 Austin Perdana Park 量过去地图上约一公里。公开的社区资料说医院「走得到」—— 对东侧几条街来说是真的，对西侧几条街来说则太乐观。
Schools & shops学校与购物
Published estate information lists SK Taman Johor Jaya 1, SMK Taman Johor Jaya 1, SK Mount Austin, SJK(C) Foon Yew 5 and SRK Mount Austin for this address, with Sunway College about 2 km away. Two convenience supermarkets are mapped on the estate’s own roads; the malls are all west, in the Tebrau City belt.公开的社区资料为这个地址列出 SK Taman Johor Jaya 1、SMK Taman Johor Jaya 1、SK Mount Austin、SJK(C) 宽柔五小 与 SRK Mount Austin，另有约 2 公里外的 Sunway College。社区自家道路上有两家便利超市；商场则全在西边的 Tebrau City 一带。
Six things the RM370,000 headline is hidingRM370,000 这个招牌数字盖住的六件事
This is not an argument that the estate is cheap. It is an argument that the published number is measuring the wrong thing, and that once you fix the measurement the case for buying here changes shape entirely. 这一段不是在说这个社区便宜，而是在说：那个公布出来的数字量错了对象；而当你把量尺修正之后，在这里买房的理由会整个换一个形状。
The median is 63 percent apartments中位数里有 63% 是公寓
224 of the 353 registered records are condominium or apartment units, and another 11 are low-cost flats. Only 62 are double-storey terraces and 15 are semi-detached. A median computed across that mix answers a question nobody asked. Every portal reprints it anyway. 353 笔登记纪录中有 224 笔是公寓或服务式住宅，另有 11 笔廉价组屋；双层排屋只有 62 笔、半独立式 15 笔。在这样的组合上算出来的中位数，回答的是一个没有人问过的问题 —— 但每一个房产网站还是照抄不误。
The terrace beats Mount Austin排屋中位价高过 Mount Austin
Like-for-like, the double-storey terrace median is RM665,000 here against RM630,000 in Taman Mount Austin. The estate with the lower headline has the dearer houses. That single comparison is worth more than any adjective a listing can print. 同类比同类：双层排屋中位价，这里是 RM665,000，Taman Mount Austin 是 RM630,000。招牌数字比较低的那个社区，房子反而比较贵。这一个对照，胜过挂牌页面上任何一个形容词。
Same psf, two products同一个每尺价，两种产品
Terrace RM422 psf. Condominium RM422 psf. Identical, to the ringgit. In most Johor estates landed carries a clear premium per square foot; here it does not. The entire gap between RM326,500 and RM665,000 is floor area and land, bought at the same unit rate. 排屋 每尺 RM422。公寓 每尺 RM422。一令吉不差。在柔佛多数社区，有地住宅的每尺价会明显高一截；这里没有。RM326,500 与 RM665,000 之间的全部差距，是面积与土地 —— 而且是用同一个单价买到的。
Semi-detached at RM328 psf半独立式每尺只要 RM328
The 15 recorded semi-detached sales median RM1,180,000 at just RM328 per square foot — well under the terrace rate. Bigger houses here are bought at a discount per foot, not a premium. The middle half sits between RM1,040,000 and RM1,320,000. 15 笔登记的半独立式成交中位价 RM1,180,000，每尺只要 RM328 —— 明显低于排屋的每尺价。在这里，房子越大，每一尺反而买得越便宜，不是越贵。中间一半落在 RM1,040,000 至 RM1,320,000。
A park and a lake it actually owns真正属于自己的公园与湖
Austin Perdana Park and Austin Perdana Lake both sit inside the estate boundary on open map data, with playing pitches beside the park. Most Tebrau taman of this size borrow their green space from the next township, and borrowed green space can be rezoned by somebody else. 依开放地图资料，Austin Perdana Park 与 Austin Perdana Lake 都位于社区边界之内，公园旁另有球场。同等规模的 Tebrau 花园区，多数是向隔壁市镇借绿地用 —— 而借来的绿地，是别人说了算的。
The hospital is the boundary医院就是那道边界
Hospital Sultan Ismail and Klinik Kesihatan Sultan Ismail sit immediately east, about a kilometre from the park on the map. A tertiary hospital is the most stable employer any residential estate can have next to it, and unlike a mall it does not close, relocate or lose its anchor tenant. Hospital Sultan Ismail 与 Klinik Kesihatan Sultan Ismail 就在东侧，从公园量过去地图上约一公里。一所专科医院，是任何住宅区旁边所能有的最稳定的雇主 —— 而且不像商场，它不会倒、不会搬，也不会跑掉主力租户。
And the questions a listing photo will not answer以及挂牌照片不会回答的问题
🏠 If you are buying to live here如果你是自住
📈 If you’re buying to let如果你是买来出租
One spine, five numbered branches, and a lake in the middle一条主干、五组编号支路，中间一座湖
The layout is unusually easy to read for a Johor taman: Jalan Austin Perdana Utama runs the length of the estate and everything else is a numbered branch off it. Open map address data inside the estate also carries cluster names — Lake Palazzo, Lake Palm, Lake Pines — which is how the developer phased it and how residents still refer to their section. 对一个柔佛花园区来说，这里的格局异常好读：Jalan Austin Perdana Utama 贯穿整个社区，其余全部是挂在它身上的编号支路。社区内的开放地图门牌资料另外带有分期名称 —— Lake Palazzo、Lake Palm、Lake Pines —— 那是发展商当年的分期方式，居民至今仍这样称呼自己那一段。
| Sub-area分区 | Roads涵盖路段 | Mainly主要产品 | What the record supports纪录支持的说法 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|
| The spine主干带 | Jalan Austin Perdana Utama | Terraces fronting the main road, the estate entrances面向主干道的排屋、社区各出入口 | Every internal road feeds it. Convenience and traffic in the same sentence.所有内街都接在它身上 —— 方便与车流是同一句话。 | No不行 |
| Western branches西侧支路 | Jalan Austin Perdana 5, 5/1 – 5/22 | The largest block of terrace rows排屋最集中的一块 | Quietest part of the estate, furthest from the hospital edge.社区最安静的一段，离医院那一侧最远。 | No不行 |
| Central branches中段支路 | Jalan Austin Perdana 2, 2/1 – 2/18 | Terraces, the park frontage, playing pitches排屋、公园一线、球场 | Austin Perdana Park and the pitches sit on this side.Austin Perdana 公园与球场在这一侧。 | No不行 |
| Eastern branches东侧支路 | Jalan Austin Perdana 3, 3/1 – 3/3 | Terraces closest to the hospital boundary最靠近医院边界的排屋 | This is where the walking-distance claim to Hospital Sultan Ismail actually holds.「走得到 Hospital Sultan Ismail」这句话，只有在这一侧才成立。 | No不行 |
| Lake precincts湖畔分期 | Lake Palazzo, Lake Palm, Lake Pines (address localities)Lake Palazzo、Lake Palm、Lake Pines （门牌分期名） | Later terrace phases around Austin Perdana Lake环绕 Austin Perdana Lake 的较晚期排屋分期 | Named in open map address data; ask which phase a specific house belongs to.见于开放地图门牌资料；请就个别房子确认属哪一期。 | No不行 |
| Strata blocks分层住宅 | Condominium and apartment addresses across the estate分布于社区各处的公寓门牌 | 224 condominium records, 11 low-cost flat records224 笔公寓纪录、11 笔廉价组屋纪录 | Median RM326,500 at RM422 psf; low-cost flats RM150,000 on 678 sq ft units.中位 RM326,500、每尺 RM422；廉价组屋 RM150,000，单位 678 平方尺。 | No — below the RM1m strata floor不行 —— 低于分层 RM100 万门槛 |
| Commercial商业区 | Shop and office lots on the estate edge社区外缘的店屋与办公单位 | 20 office lots, 12 three-storey shops, 1 single-storey shop, 2 SOHO20 笔办公单位、12 笔三层店屋、1 笔单层店屋、2 笔 SOHO | Commercial median RM738,000 at RM483 psf across 35 records. No factories at all.35 笔商业成交中位 RM738,000、每尺 RM483。完全没有厂房。 | Different rules — ask规则不同 —— 请询问 |
Two landed products, and the strata market that sets the headline两种有地产品，加上那个决定招牌数字的分层市场
Registered residential transactions break down as 224 condominium or apartment, 62 double-storey terrace, 15 double-storey semi-detached, 11 low-cost flat, 4 town house, 1 bungalow and 1 serviced apartment. If you are here for a house, only 92 of the 318 residential records are even about your product. 登记住宅成交的组成是：公寓 224 笔、双层排屋 62 笔、双层半独立式 15 笔、廉价组屋 11 笔、连栋洋房 4 笔、独立式 1 笔、服务式公寓 1 笔。如果你是来买房子的，318 笔住宅纪录里，只有 92 笔谈的是你要的那种产品。
Double-storey terrace双层排屋
Double-storey semi-detached双层半独立式
Condominium · low-cost flat公寓 · 廉价组屋
Low headline, mid volume, and a mix nobody adjusts for低招牌、中等成交量，以及一个没人调整过的组合
Second fastest in Mukim Tebrau — on the thinnest recent recordTebrau 区涨幅第二快 —— 但近期纪录最薄
RM150,000 to RM1,180,000 — and the median sits at the bottom thirdRM150,000 到 RM1,180,000 —— 而中位数落在下三分之一
Registered medians by type, 2021 to 2026. The area median of RM370,000 sits between the flats and the houses and describes neither. Note where it falls: below the terrace, above the condominium, and only because there are three and a half times as many apartment records as terrace records. 2021 至 2026 年各类型登记中位价。RM370,000 这个区域中位数夹在公寓与房子之间，两者都描述不了。请注意它落在哪里：低于排屋、高于公寓 —— 而唯一的原因，是公寓纪录的数量是排屋的三倍半。
What each type 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: 353 records, median RM370,000 at RM408 psf. Residential only is RM360,000 at RM420 psf across 318 records; commercial is RM738,000 at RM483 psf across 35. We have left the rent column unpriced on purpose — see the note below the table. 2021 至 2026 年登记二手成交，来源为 List.my 公布的 NAPIC 纪录：353 笔，中位 RM370,000、每尺 RM408。仅住宅为 318 笔、中位 RM360,000、每尺 RM420；商业为 35 笔、中位 RM738,000、每尺 RM483。租金栏我们刻意留空 —— 原因见表格下方说明。
| Type类型 | Records笔数 | Recorded median登记中位价 | Middle 50%中间 50% | Monthly rent月租 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|---|
| Low-cost flat廉价组屋 | 11 | RM150,000 RM221 psf | RM139,000 – 167,000 | Not published不刊登 | No不行 |
| Condominium / apartment公寓 ／ 服务式住宅 | 224 | RM326,500 RM422 psf | RM245,000 – 408,000 | Not published不刊登 | No — below RM1m strata floor不行 —— 低于分层 RM100 万门槛 |
| Double-storey terrace双层排屋 | 62 | RM665,000 RM422 psf | RM559,000 – 771,000 | Not published不刊登 | No不行 |
| Double-storey semi-detached双层半独立式 | 15 | RM1,180,000 RM328 psf | RM1,040,000 – 1,320,000 | Not published不刊登 | No — still under RM2m不行 —— 仍未达 RM200 万 |
| Town house连栋洋房 | 4 | Too few to publish笔数过少，不刊登 | — | Not published不刊登 | No不行 |
| Bungalow / serviced apartment独立式 ／ 服务式公寓 | 1 / 1 | One record each — not a market各一笔 —— 不构成市场 | — | Not published不刊登 | No不行 |
| Commercial — office lots, shops, SOHO商业 —— 办公单位、店屋、SOHO | 35 | RM738,000 RM483 psf | — | Not published不刊登 | Different rules — ask规则不同 —— 请询问 |
| All types, recorded median全类型登记中位 | 353 | RM370,000 RM408 psf | RM265,000 – 475,000 | — | Landed closed to non-citizens有地对非公民关闭 |
Five usable years, and one that is not五个可用的年份，加一个不可用的
Source: registered subsale records from NAPIC (JPPH), published by List.my, read on 7 September 2026. The line below is the residential median price per square foot for each year, not a total price, because psf is the only measure that survives a mix this lopsided. 2026 is excluded from the line: it carries just three records.来源：NAPIC（JPPH）登记二手成交纪录，由 List.my 公布，查核日期 2026 年 9 月 7 日。下方这条线画的是各年度的住宅中位每尺价，不是总价 —— 因为在一个组合如此失衡的区里，只有每尺价撑得住。2026 年不入图：它只有三笔纪录。
The distribution, and why this particular average lies twice分布，以及这个平均数为什么骗了你两次
Half of all recorded sales landed between RM265,000 and RM475,000, with the median at RM370,000 and the wider recorded band running about RM215,000 to RM525,000. That band looks tight, and it is — because it is describing an apartment market. The 62 terrace sales, whose middle half runs RM559,000 to RM771,000, sit almost entirely outside the box below. The area median lies once about the level, and a second time about the spread. 全部登记成交中有一半落在 RM265,000 至 RM475,000 之间，中位数 RM370,000，较宽的纪录区间约为 RM215,000 至 RM525,000。这个带宽看起来很窄 —— 它确实很窄，因为它描述的是一个公寓市场。而 62 笔排屋成交（中间一半为 RM559,000 至 RM771,000）几乎整个落在下面这个盒子之外。这个区域中位数骗了你两次：一次是水平，一次是离散度。
Recorded transactions by year各年度登记成交笔数
Residential median price per square foot, by year住宅中位每尺价，逐年
PRICE_INDEX 加一行，格式 {q:"2026 Q1", median:432, n:6}（median 填每尺价，n 填笔数）。做满两年，你就拥有全马唯一一份「同一社区、排屋对公寓」的每尺价对照。💡 加
?draft=1 到网址后面，就能看到本页所有黄色待办备注；一般访客看不到。The short version: this estate is not available to you简短版：这个社区对你不开放
Johor bars non-citizens from landed residential property below RM2 million and from strata below RM1 million. The highest recorded median in Taman Austin Perdana is RM1,180,000 for a semi-detached house; the terrace records RM665,000 and the condominium RM326,500. Not one product here clears either line, and the gap on the strata side is not close. We would rather put that on the first screen than at the end of a viewing. 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。Taman Austin Perdana 最高的登记中位价是半独立式的 RM1,180,000；排屋是 RM665,000，公寓是 RM326,500 —— 没有任何一种产品跨得过任何一条线，而分层那一边的差距还很大。与其等你看完房才说，我们宁可写在第一屏。
Monthly repayment每月供款
Defaults set to RM665,000, the recorded double-storey terrace median — not the RM370,000 area median, which is an apartment figure. Change the price to RM326,500 if you are comparing the condominium instead.预设值为双层排屋的登记中位价 RM665,000 —— 不是 RM370,000 那个区域中位价，因为那是公寓的数字。若你要比较的是公寓，把价格改成 RM326,500。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM665,000, the recorded terrace median. Note the threshold that matters here: Malaysian first-time buyers at or below RM500,000 are exempt from transfer stamp duty in 2026 and 2027 — which the condominium market in this estate clears comfortably and the terrace market does not.预设 RM665,000，即排屋登记中位价。请注意这里有一条关键门槛：马来西亚首购族在 RM500,000 或以下，于 2026 与 2027 年免转让印花税 —— 这个社区的公寓市场轻松符合，排屋市场则不符合。
Johor’s minimum purchase price for a non-citizen is RM2 million on landed and RM1 million on strata. Every recorded median in this estate sits below both: RM665,000 terrace, RM1,180,000 semi-detached, RM326,500 condominium, RM150,000 low-cost flat. 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、分层 RM100 万。这个社区每一项登记中位价都在两条线之下：排屋 RM665,000、半独立式 RM1,180,000、公寓 RM326,500、廉价组屋 RM150,000。下方仍列出费用，是让你拿去和真正符合资格的门牌做比较 —— 自 2026 年 1 月 1 日起转让印花税统一 8%、柔佛州同意书费为估价 3% 且最低 RM30,000、同意书需时一至三个月、贷款成数上限 60 至 70%。
Tell me your budget and passport and I will send you the Johor addresses that actually qualify. 告诉我你的预算与护照，我把柔佛真正符合资格的门牌发给你。
Landed or strata? Answer that and the rest is quick.有地还是分层？答完这一题，其余都很快。
In this estate those are two different markets at the same price per square foot. Tell me which one you are in, plus a budget, and I will send the matching list rather than the whole area.在这个社区，那是两个每尺价相同、但彼此独立的市场。告诉我你在哪一个、预算多少，我发对应的名单给你，而不是把整个区丢给你。
A good estate with a badly measured price一个不错的社区，配上一个量错了的价格
✓ Strengths优势
- The terrace is worth more than the headline says — RM665,000 recorded median against an area median of RM370,000, and above the RM630,000 recorded next door in Taman Mount Austin. If you are selling here, that gap is money most owners do not know they have.排屋的价值高过招牌数字 —— 登记中位价 RM665,000，对照区域中位价 RM370,000，也高于隔壁 Taman Mount Austin 的 RM630,000。如果你是卖方，这个差距是多数屋主不知道自己拥有的钱。
- Landed costs the same per square foot as strata — RM422 psf on both. In most Johor estates a terrace carries a clear premium per foot over an apartment. Here it does not, which makes the step up unusually cheap in unit terms.有地与分层的每尺价一样 —— 都是 RM422。在柔佛多数社区，排屋的每尺价明显高于公寓；这里没有 —— 这让「往上换一级」在单价上异常便宜。
- A park and a lake inside the boundary, with playing pitches beside the park, on open map data. Most Tebrau taman of this size do not own their own green space and are therefore at the mercy of somebody else’s rezoning.公园与湖都在边界之内，公园旁另有球场，可在开放地图上查到。同等规模的 Tebrau 花园区多数没有自己的绿地，只能任别人的用途分区摆布。
- A tertiary hospital and a health clinic on the eastern boundary. Hospital Sultan Ismail is a permanent, shift-based employer about a kilometre from the park on the map. It does not close and it does not relocate.东侧边界有一所专科医院与一间政府诊所。Hospital Sultan Ismail 是一个永久性的、轮班运作的雇主，从公园量过去地图上约一公里。它不会倒，也不会搬。
- No industrial belt inside the postcode. Unlike Taman Mount Austin, this estate records zero factory transactions — the 35 commercial records are offices, shops and SOHO. Weekday lorry traffic through residential rows is simply not part of the picture here.邮区内没有工业带。与 Taman Mount Austin 不同，这个社区的厂房成交纪录是零 —— 35 笔商业成交是办公单位、店屋与 SOHO。平日货车穿越住宅排的问题，在这里根本不存在。
△ Things to weigh需要权衡的
- The recent record is very thin. 18 transactions in 2025 and 3 so far in 2026, against 111 in 2023. Every twelve-month percentage you see quoted for this area, including plus 8.9 percent, is computed on about 21 sales. Treat it as a direction and nothing more.近期纪录非常薄。2025 年 18 笔、2026 年至今 3 笔，对照 2023 年的 111 笔。你看到的关于这个区的任何十二个月百分比 —— 包括 +8.9% —— 都是在大约 21 笔成交上算出来的。把它当方向看，不要当结论。
- The published all-type median jumped from RM350,000 in 2024 to RM606,000 in 2025. That is not a 73 percent price rise. It is a change in which properties happened to be registered. Anyone quoting either year at you as a price level is misreading the data.公布的全类型中位价从 2024 年 RM350,000 跳到 2025 年 RM606,000。那不是一年涨了 73%，那是「刚好被登记到的是哪些房子」变了。任何拿其中任一年当「价格水平」跟你谈的人，都读错了这份数据。
- The landed market is genuinely small. Sixty-two terrace sales in six years is about ten a year, and fifteen semi-detached sales is barely a market at all. Comparables are scarce, which cuts both ways: harder to value, and slower to sell in a hurry.有地市场确实很小。六年 62 笔排屋成交，一年大约十笔；半独立式 15 笔，几乎称不上一个市场。可比案例稀少 —— 这是双面的：估价更难，急售时也更慢。
- Almost every amenity is outside the gate. Schools, malls, the hospital and the food are all just beyond the boundary. Convenient by car, and only the eastern streets can honestly claim to walk to the hospital. If you do not drive, this is not the estate for you.几乎所有配套都在大门之外。学校、商场、医院与餐饮，全在边界外一点点。开车方便；而「走得到医院」这句话，只有东侧几条街说得过去。如果你不开车，这个社区不适合你。
- Guarding is a residents’ association arrangement, not a service you are buying. Published information describes 24-hour security, but the fee, the coverage and the payment rate are set street by street and can lapse. Verify what is actually running on your road today, not what the brochure said years ago.门卫是居民协会自组的安排，不是你买房时买到的服务。公开资料写的是 24 小时保安，但费用、涵盖范围与缴费率是逐街决定的，而且会中断。请核实你那条街「今天」实际在运作的是什么，不是几年前宣传册上写的。
- Closed to foreign buyers, and not an RTS address. Every recorded median sits below Johor’s RM2m landed and RM1m strata floors, and the semi-detached top end still reaches only 59 percent of the landed threshold. Your resale buyer is Malaysian, working on this side of the city.对外籍关闭，也不是 RTS 门牌。每一项登记中位价都低于柔佛给非公民的有地 RM200 万与分层 RM100 万门槛，连半独立式的顶端也只到有地门槛的 59%。你未来的接手买家，是在城市这一侧工作的马来西亚人。
Taman Austin Perdana FAQTaman Austin Perdana 常见问题
How much does a house in Taman Austin Perdana cost?Taman Austin Perdana 的房子多少钱？
That depends on whether you mean a house or an apartment, and the headline area figure hides the difference. Across 353 registered subsale records from 2021 to 2026 the median is RM370,000 at RM408 per square foot, but 224 of those 353 records are condominium or apartment units. Filter to what is actually landed and the picture changes completely: the double-storey terrace median is RM665,000 across 62 records, the double-storey semi-detached median is RM1,180,000 across 15 records, and the low-cost flat median is RM150,000 across 11. Figures are NAPIC records published by List.my. 要看你说的是房子还是公寓 —— 而这个区的招牌数字，正好把两者混在一起。2021 至 2026 年共 353 笔登记二手成交，中位价 RM370,000、每尺 RM408；但这 353 笔里有 224 笔是公寓或服务式住宅。只看真正的有地住宅，画面完全不同：双层排屋中位 RM665,000（62 笔）、双层半独立式中位 RM1,180,000（15 笔）、廉价组屋中位 RM150,000（11 笔）。数字来源为 List.my 公布的 NAPIC 纪录。
Why is the median in Taman Austin Perdana lower than in Taman Mount Austin?为什么 Taman Austin Perdana 的中位价比 Taman Mount Austin 低？
Because the two areas record a different mix of property, not because the houses next door are dearer. In Taman Austin Perdana 224 of 353 records are strata units, so the RM370,000 area median is mostly an apartment median. Taman Mount Austin records RM540,000 across 777 transactions on a much larger landed share. Compare like with like and the ranking flips: the double-storey terrace median is RM665,000 in Taman Austin Perdana against RM630,000 in Taman Mount Austin. The cheaper headline belongs to a different product, not to a cheaper street. 因为两个区登记到的产品组合不同，而不是隔壁的房子比较贵。Taman Austin Perdana 的 353 笔里有 224 笔是分层产权，所以 RM370,000 这个区域中位价，本质上是一个公寓中位价。Taman Mount Austin 是 777 笔、中位 RM540,000，其中有地占比高得多。用同类比同类，排名会反过来：双层排屋中位价，Taman Austin Perdana 是 RM665,000，Taman Mount Austin 是 RM630,000。比较便宜的那个招牌数字，属于另一种产品，而不是属于比较便宜的街道。
What is a double-storey terrace in Taman Austin Perdana like?Taman Austin Perdana 的双层排屋是什么规格？
Published estate information describes an intermediate lot of 20 feet by 70 feet with about 1,400 square feet of built-up area, four bedrooms and three bathrooms. Corner lots run to about 50 feet by 80 feet of land with built-up area up to about 3,200 square feet, four plus one bedrooms and four bathrooms. The registered transaction record puts the median at RM665,000 at RM422 per square foot, with the middle half of sales landing between RM559,000 and RM771,000 and the wider recorded band running about RM510,000 to RM820,000. 公开的社区资料记载：中间单位地皮 20 尺 x 70 尺，建筑面积约 1,400 平方尺，四房三卫；角间地皮可达 50 尺 x 80 尺，建筑面积最高约 3,200 平方尺，四加一房四卫。登记成交纪录显示中位价 RM665,000、每尺 RM422，中间一半的成交落在 RM559,000 至 RM771,000，较宽的纪录区间约为 RM510,000 至 RM820,000。
Is Taman Austin Perdana a guarded neighbourhood?Taman Austin Perdana 是门禁社区吗？
Published estate information describes it as a guarded community with 24-hour security and a children’s playground, and the open map address data inside the estate carries cluster names such as Lake Palazzo, Lake Palm and Lake Pines. In Malaysian taman, guarding is organised by a residents’ association rather than by the city council, so the level of cover, the monthly fee and the proportion of households actually paying it differ from road to road. Ask for the current arrangement on the specific street before you commit to anything. 公开的社区资料把这里描述为设有 24 小时保安与儿童游乐场的门禁社区；区内的开放地图门牌资料，也标示出 Lake Palazzo、Lake Palm、Lake Pines 等分区名称。但在马来西亚的花园住宅区，门卫是由居民协会自组的，不是市政局提供的，因此保安强度、月费金额，以及实际有多少户在缴费，每一条街都不一样。下单之前，请就那一条街索取目前的实际安排。
Can foreigners buy a house in Taman Austin Perdana?外国人可以在 Taman Austin Perdana 买房吗？
No, not on these numbers. Johor sets a minimum purchase price of RM2 million for a non-citizen buying landed residential property and RM1 million for strata. The highest recorded landed median in this estate is RM1,180,000 for a double-storey semi-detached house, and the condominium median is RM326,500. Nothing recorded here reaches either threshold. A foreign buyer looking at this part of Tebrau is realistically looking at a different address, and it is better to know that before a viewing than after one. 以这里的数字来说，不行。柔佛对非公民购买有地住宅设有 RM200 万最低价门槛，分层产权为 RM100 万。这个社区最高的有地登记中位价是双层半独立式的 RM1,180,000，公寓中位价则是 RM326,500 —— 没有任何一项跨得过任何一条线。外籍买家若锁定 Tebrau 这一带，实际上要看的是另一个门牌；这件事在看房前知道，比看房后知道好。
What is next to Taman Austin Perdana?Taman Austin Perdana 旁边有什么？
Hospital Sultan Ismail and the adjoining Klinik Kesihatan Sultan Ismail sit immediately east of the estate, roughly one kilometre from Austin Perdana Park on the map. Taman Mount Austin and its food and beverage streets are on the northern side. Austin Perdana Lake and Austin Perdana Park are inside the estate itself, with two convenience supermarkets on the internal roads. Published estate information also places Tesco Tebrau City and Jusco Tebrau City to the west and puts the city centre about 14 kilometres away by Jalan Pandan and the Tebrau Highway. Hospital Sultan Ismail 与相邻的 Klinik Kesihatan Sultan Ismail 就在社区东侧，从 Austin Perdana Park 量过去地图直线距离约一公里。北侧是 Taman Mount Austin 与它的餐饮街段。Austin Perdana Lake 与 Austin Perdana Park 则在社区内部，内街上还有两家便利超市。公开的社区资料另把 Tesco Tebrau City 与 Jusco Tebrau City 列在西侧，并记载经 Jalan Pandan 与 Tebrau Highway 到市中心约 14 公里。
Is the twelve-month price rise of 8.9 percent reliable?过去 12 个月 +8.9% 的涨幅可信吗？
Treat it as a direction, not as a measurement. The registered record thins out sharply in the most recent years: 111 transactions in 2023, 94 in 2024, then only 18 in 2025 and 3 so far in 2026. The published all-type median jumped from RM350,000 in 2024 to RM606,000 in 2025, which is a change in which properties happened to get recorded rather than a 73 percent rise in prices. NAPIC records lag roughly six months, so the recent years keep filling in and the recent percentages keep moving. 把它当成方向，不要当成量度。登记纪录在最近几年迅速变薄：2023 年 111 笔、2024 年 94 笔，2025 年只有 18 笔，2026 年至今 3 笔。公布的全类型中位价从 2024 年的 RM350,000 跳到 2025 年的 RM606,000 —— 那是「刚好被登记到的是哪些房子」变了，不是房价一年涨了 73%。NAPIC 纪录约滞后半年，因此最近几年会持续补齐，最近的百分比也会持续变动。
Is Taman Austin Perdana freehold?Taman Austin Perdana 是永久地契吗？
Published estate information records the tenure as freehold, which is the norm for this part of Mukim Tebrau. Tenure is nevertheless recorded on the individual title and not on the estate as a whole, so ask for a copy of the title before signing. Check separately whether the lot carries a Bumiputera restriction, because that permanently narrows the pool of buyers you are allowed to sell to later, and it is not something you can negotiate away at the point of resale. 公开的社区资料记载地契为永久产权，这在 Tebrau 这一带是常态。但地契年期记载在个别地契上，不是记在「整个花园」上，所以签约前请先索取地契副本。另外要单独查这块地有没有 Bumi lot 限制 —— 那会永久缩小你将来能卖给谁，而且到转售时是谈不掉的。
What tax do I pay when I sell in Malaysia?在马来西亚卖房要付什么税？
Real Property Gains Tax, charged on the gain and not on the sale price. A Malaysian citizen or permanent resident pays 30 percent disposing in years one to three, 20 percent in year four, 15 percent in year five and nothing from year six onward. A non-citizen pays 30 percent through year five and 10 percent from year six, with no further step down. On a RM665,000 terrace the step between year five and year six is worth tens of thousands of ringgit, so fix the holding period before you sign rather than after. 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%，之后不再往下调。以一栋 RM665,000 的排屋来说，第五年卖与第六年卖之间的差额是数以万计的令吉 —— 所以持有年限要在签约前定，不是签完才算。
Mukim Tebrau, on the same NAPIC data — and the same warningTebrau 区，同一份 NAPIC 数据下的对照 —— 以及同一个警告
Every figure below comes from the same source and the same window, so the columns are comparable. The medians, however, are not like-for-like between areas, because each area has its own mix of houses and apartments. That is the whole point of this page — read the psf column, and ask for a per-type median before you decide anything.下方每一个数字都来自同一个来源、同一个期间，所以栏位之间是可比的。但各区之间的「中位价」并不是同类比同类 —— 因为每个区的房子与公寓组合都不一样。这正是本页的全部重点：请读每尺价那一栏，并在做任何决定前索取「分屋型」的中位价。
| 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 Perdana | 353 | RM370,000 | RM420 | +8.9% | Median is 63% apartments; the terrace is RM665,000中位数里 63% 是公寓；排屋是 RM665,000 |
| Taman Mount Austin | 777 | RM540,000 | RM428 | +6.3% | Adjoining, food and volume — terrace RM630,000紧邻，餐饮与成交量 —— 排屋 RM630,000 |
| Taman Seri Austin | 485 | RM650,000 | RM429 | +3.8% | Newer stock, same psf, slower move屋龄较新，每尺相当，涨得较慢 |
| Setia Tropika | 610 | RM800,000 | RM422 | +3.8% | Same psf, far higher entry — a bigger-house market每尺相同，入场高得多 —— 一个大房子市场 |
| Bandar Dato’ Onn | 815 | RM745,000 | RM436 | +5.2% | The main step-up alternative in TebrauTebrau 的主要升级替代选项 |
| Taman Setia Indah | 731 | RM560,000 | RM372 | +4.0% | Cheaper per foot, larger and older每尺更便宜，房子更大也更旧 |
| Taman Daya | 856 | RM450,000 | RM295 | +11.0% | Cheapest per foot in this set, fastest move这一组中每尺最低，涨幅最快 |
| Taman Impian Emas | 959 | RM724,000 | RM328 | +7.5% | Highest volume in the mukim, low psf全区成交量最高，每尺偏低 |
| Taman Desa Tebrau | 673 | RM704,000 | RM400 | −6.4% | Similar psf, going backwards每尺相近，但在倒退 |
Tell me the product, not the postcode.告诉我你要哪一种产品，不是哪一个邮区。
In Taman Austin Perdana the area median answers the wrong question, so a general enquiry gets a general answer. Tell me whether you are looking at a terrace, a semi-detached or an apartment, plus the budget, and I will come back with the recorded comparables for that product, the realistic asking level today, and what the renovation on that vintage of house is likely to cost. 在 Taman Austin Perdana，区域中位价回答的是错的问题 —— 所以笼统的询问只会得到笼统的答案。告诉我你看的是排屋、半独立式，还是公寓，加上预算，我会回你「那一种产品」的登记可比案例、今天务实的开价水平，以及那个年份的房子翻新大概要多少钱。