Bandar Baru Uda: the government’s
own new town, in the middle of JB
Bandar Baru Uda：政府自建的新市镇
就在新山市中心
Developed by UDA Holdings Berhad — formerly the Urban Development Authority of Malaysia, a federal government company — not a private township brand. Four phases, laid out across Mukim Bandar Johor Bahru, the same mukim the city centre itself sits in. 378 NAPIC transactions 2021–2026, median RM420,000 at RM278 psf, up 6.4% in the past 12 months. About 7.1km by road to the RTS Link terminal at Bukit Chagar — the second-shortest measured distance in this series, after Taman Century. This page is about what that cheap psf is actually made of. 发展商是 UDA Holdings Berhad —— 前身为马来西亚城市发展局，联邦政府旗下企业，不是私人地产品牌。社区共四期，位于 Mukim Bandar Johor Bahru —— 新山市中心本身所在的 mukim。2021–2026 年 NAPIC 登记 378 笔，中位价 RM420,000、每尺 RM278，12 个月涨幅 +6.4%。到 Bukit Chagar RTS 总站的路网距离约 7.1 公里 —— 本系列实测第二短，仅次于 Taman Century。这一页要讲清楚：这个便宜的每尺价，到底是由什么构成的。
© Chongkian · CC BY-SA 4.0 · Wikimedia CommonsBandar Baru Uda in 30 seconds30 秒看懂 Bandar Baru Uda
- What it is: a new town built by UDA Holdings Berhad (formerly the Urban Development Authority of Malaysia), a federal GLC — not a private developer township. Four phases in Mukim Bandar Johor Bahru, the city-centre mukim, with stock from single-storey terraces and low-cost flats to double-storey terraces, semi-Ds and bungalows. 它是什么：由联邦政联企业 UDA Holdings Berhad（前身为马来西亚城市发展局）开发的新市镇 —— 不是私人发展商品牌。共四期，位于市中心所在的 Mukim Bandar Johor Bahru，屋型从单层排屋、廉价组屋，到双层排屋、半独立式与独立式都有。
- The number that matters: of 355 residential subsales recorded 2021–2026, 116 (33%) are low-cost houses or low-cost flats. That third of the stock, priced by government scheme rather than by market, is what pulls the headline psf down — not the distance from town. 关键数字：2021–2026 年登记的 355 笔住宅成交中，116 笔（33%）是廉价屋或廉价组屋。正是这三分之一按政府计划定价、而非市场定价的房源，把整体每尺价拉低 —— 不是因为地段偏远。
- What it costs: 378 transactions all types, median RM420,000 at RM278 psf, up 6.4% in 12 months. By type: double-storey terrace (100 sales) median RM565,000 at RM369 psf; single-storey terrace (61 sales) RM460,000 at RM273 psf; low-cost house (60 sales) RM370,000 at RM255 psf. 多少钱：全类型 378 笔，中位 RM420,000、每尺 RM278，12 个月 +6.4%。按户型：双层排屋（100 笔）中位 RM565,000、每尺 RM369；单层排屋（61 笔）RM460,000、每尺 RM273；廉价屋（60 笔）RM370,000、每尺 RM255。
- The detail almost nobody checks: about 7.1km by road, roughly 8 minutes free-flow (OSRM-measured) to the RTS Link terminal at Bukit Chagar, and only 4.1km / 7 minutes to Larkin Sentral, JB’s main bus terminal. That is a genuinely tight radius for a landed estate — most areas in this series sit 35–45 minutes out near the Second Link. 几乎没人查证的细节：到 Bukit Chagar RTS 总站，路网约 7.1 公里，免费流约 8 分钟（OSRM 实测）；到新山主要巴士总站 Larkin Sentral 更只要 4.1 公里／7 分钟。对一个有地社区而言，这个半径相当紧凑 —— 本系列多数区域离二关要 35 至 45 分钟。
- The honest catch: every recorded price band here, including the RM1.6m bungalow median, sits below Johor’s RM2m landed / RM1m strata foreign-ownership thresholds. This is a Malaysian owner-occupier market, full stop — and much of the stock is roughly three decades old (the estate’s secondary school opened in 1994). 诚实提醒：这里所有登记价格区间，包括中位 RM160 万的独立式洋房，都低于柔佛给外籍买家设的 RM200 万有地／RM100 万分层门槛。这彻头彻尾是马来西亚人自住的市场 —— 而且多数房源屋龄已达约三十年（区内中学 1994 年开课）。
Bandar Baru Uda and its Larkin neighbourBandar Baru Uda 与邻近的 Larkin
Confirmed Bandar Baru Uda photography is thin on Wikimedia Commons, so this gallery leans on Larkin — the transport and industrial district 4km away that shares the estate’s daily orbit. Captions say plainly which is which. Wikimedia Commons 上确认拍摄于 Bandar Baru Uda 本区的照片不多，这个相簿因此借重 4 公里外的 Larkin —— 与本区共享日常生活圈的交通与工业区。图说会清楚标明拍摄地点。
A city-centre mukim, priced like a satellite town市中心的 mukim，卫星市镇的价格
378 transactions across a genuinely mixed stock. These four profiles are drawn from the NAPIC type breakdown, not a guess.378 笔成交，房源结构真正混杂。以下四种画像依 NAPIC 户型数据推导，不是凭空猜测。
The first-time buyer首购族
Priced out of Bukit Indah or Horizon Hills, but wants landed with a title, not a strata unit. RM370,000 for a low-cost house or RM460,000 for a single-storey terrace buys a genuine landed roof in a mukim most other buyers on this site cannot touch at that price.Bukit Indah 或 Horizon Hills 已超出预算，但仍想要有地契的房子，不要分层单位。RM370,000 买廉价屋，或 RM460,000 买单层排屋，就能在这个 mukim 拥有一个真正有地的屋顶 —— 这个价位，本站其他区域的买家几乎碰不到。
The double-storey upgrader升级至双层排屋的买家
Already owns a single-storey unit nearby, or rents in the mukim, and wants more built-up without leaving the school catchment. RM565,000 at RM369 psf is the estate’s most actively traded price point.已经在附近拥有单层单位，或在同一 mukim 租屋，想要更大的建筑面积，又不想离开学区。RM565,000、每尺 RM369，是全区交易最活跃的价位。
The renovator / flipper翻新／转手投资客
The estate’s secondary school opened in 1994 — most terraces are of a similar vintage. A dated unit bought below the RM460,000–565,000 median, renovated, and either rented or resold is a straightforward, well-understood play here.区内中学 1994 年开课 —— 多数排屋屋龄相近。以低于 RM460,000–565,000 中位价买进一套待翻新的旧屋，整理后出租或转售，是这里一套直白且成熟的操作。
The landlord, not the flag-bearer房东，不是插旗的投资客
Larkin’s industrial area and bus terminal are 4km away and employ a large working population. A landed unit here is a rental play aimed at that catchment, not a capital-appreciation story pointed at foreign buyers — the numbers below explain why.Larkin 工业区与巴士总站在 4 公里外，聘用大量在地劳动人口。这里的有地单位是瞄准这批租客的出租型置产，不是面向外籍买家的资本增值故事 —— 下方的数字会说明原因。
The office worker upsizing from a flat从组屋升级的上班族
The estate itself hosts a PETRONAS Dagangan regional office and other institutional buildings — some buyers are already working inside Bandar Baru Uda or a short drive away, and simply want to stop commuting from a flat in a further-out suburb.社区本身就有国油分区办公楼与其他机构建筑 —— 部分买家本来就在 Bandar Baru Uda 内、或车程不远处上班，只是想不再从更外围的组屋通勤。
A weekday in Bandar Baru UdaBandar Baru Uda 的一个平日
This is a working estate, not a lifestyle address. The rhythm follows the school run, the Larkin commute, and the row of government and utility offices UDA built into the estate itself.这是一个「上班上学」型的社区，不是生活风格门牌。它的节奏跟着接送孩子、往 Larkin 通勤，以及 UDA 当年就规划在社区内的一排政府与公用事业办公楼走。
School run to SK Kompleks UDA, SK Bandar Uda (2) or SMK Bandar Baru UDA — all inside the estate. SMKBBU’s catchment pulls in students from Taman Skudai Kanan and Kempas too, so the roads around Jalan Padi Ria carry outside traffic at this hour.送孩子去 SK Kompleks UDA、SK Bandar Uda (2) 或 SMK Bandar Baru UDA —— 全都在区内。SMKBBU 的学生来源还包括 Taman Skudai Kanan 与 Kempas，所以这个时段 Jalan Padi Ria 一带的道路会有外区车流。
Commuters heading to Larkin’s industrial area and bus terminal, 4.1km and about 7 minutes free-flow away — many residents here work in or move through that district daily rather than crossing to Singapore.通勤者前往 4.1 公里外、免费流约 7 分钟车程的 Larkin 工业区与巴士总站 —— 许多本区居民每天在那一带工作或转乘，而不是每天过新加坡。
Lunch near the PETRONAS Dagangan regional office or the shop-offices along the estate’s main roads — Bandar Baru Uda was built with its own commercial spine, not left to depend on a single mall.在国油分区办公楼附近，或社区主干道两旁的店屋一带用餐 —— Bandar Baru Uda 当初规划时就配有自己的商业主轴，不必依赖单一商场。
Friday prayers and community events centre on Masjid Jamek Bandar Baru UDA, the estate’s main mosque, inside the residential grid.主麻日祈祷与社区活动，都以社区内主要的 Masjid Jamek Bandar Baru UDA 为中心。
Evening drive toward KOMTAR JBCC or City Square in the city centre takes about 9 minutes free-flow by road (OSRM routing estimate) — genuinely close by the standards of this series, though peak-hour queueing along Jalan Tun Abdul Razak stretches it out.傍晚往市中心 KOMTAR JBCC 或 City Square 方向，路网免费流车速约 9 分钟（OSRM 路网估算）—— 以本系列的标准来说算是相当近，但高峰时段沿 Jalan Tun Abdul Razak 会明显拉长。
Quiet residential streets — Jalan Padi Ria, Jalan Padi Mahsuri, Jalan Padi Malinja, Jalan Barli, Jalan Jagong — a grid of low-traffic roads once the day’s commuting is done.安静的住宅街道 —— Jalan Padi Ria、Jalan Padi Mahsuri、Jalan Padi Malinja、Jalan Barli、Jalan Jagong —— 通勤人潮散去后，是一片车流稀少的棋盘式街区。
A tight radius, by this series’ standards以本系列标准而言，半径相当紧凑
Bandar Baru Uda sits in Mukim Bandar Johor Bahru — the same mukim as the city centre, Larkin, and the RTS Link terminal. Every distance below is computed with OSRM (Open Source Routing Machine) over the actual OpenStreetMap road network from the estate’s geographic centre — a free-flow estimate with no traffic lights or congestion factored in. Bandar Baru Uda 位于 Mukim Bandar Johor Bahru —— 与新山市中心、Larkin 及 RTS 总站同属一个 mukim。以下所有车程均以 OSRM（开源路网引擎）沿真实 OpenStreetMap 路网、从社区地理中心起算 —— 是不含红绿灯与车流的免费流估算。
This is a measured fact, not a marketing radius. Real drive time, especially toward the city centre at peak hours, will run longer.这是量出来的事实，不是行销画的圈。实际车程，尤其往市中心方向的高峰时段，会明显更长。
| Destination目的地 | Drive车程 |
|---|---|
| Larkin Sentral bus terminal | 4.1km · 7 min |
| RTS Link Bukit Chagar | 7.1km · 8 min |
| Hospital Sultanah Aminah | 7.4km · 8 min |
| KOMTAR JBCC / City Square | 7.8km · 9 min |
| Causeway CIQ 关卡 | 8.2km · 9 min |
| KSL City Mall | 6.2km · 9 min |
| Tuas Second Link 二关 | 38.0km · 30 min |
A small discrepancy worth flagging: List.my and StarProperty list the estate’s postcode as 81200, while a limited public-data infobox for the estate shows 81750 for at least one corner of it. Postcodes can genuinely vary block to block in a four-phase estate this size — confirm the postcode on the actual title or utility bill for the specific unit you are looking at, not from this page. 一个值得指出的小出入：List.my 与 StarProperty 都把本区邮区列为 81200，但一份公开资料的信息框显示，社区至少有一角属于 81750。像这样一个四期规模的社区，邮区确实可能因街区而异 —— 请以你实际看中单位的地契或水电账单为准，不要只看这一页。
Built with its own schools, mosque and offices自带学校、清真寺与办公楼的社区
UDA planned this as a self-contained town, not a bedroom suburb bolted onto an existing centre. Most day-to-day needs sit inside the estate; the rest are a short drive away.UDA 当年把这里规划成一个自给自足的市镇，而不是挂在既有市中心旁的纯住宅区。多数日常需求就在区内，其余的车程也不远。
Roads & transport道路与交通
Causeway Link buses (routes T30, T31, T32, T33 and JPO1) run from JB Sentral through the estate; routes 2, T40, T50, 96, P104 and P211 connect from Larkin Sentral. By car, the city centre and RTS terminal are both under 10 minutes free-flow.Causeway Link 巴士（T30、T31、T32、T33、JPO1 路线）从 JB Sentral 经过本区；2、T40、T50、96、P104、P211 路线则接驳 Larkin Sentral。开车的话，市中心与 RTS 总站免费流车程都在 10 分钟以内。
Schools学校便利
SK Kompleks UDA and SK Bandar Uda (2) at primary level feed into SMK Bandar Baru UDA, which opened in 1994 and also draws students from Taman Skudai Kanan, Kampung Skudai Kiri, Kampung Muafakat and Kempas.小学阶段的 SK Kompleks UDA 与 SK Bandar Uda (2)，学生升学至 1994 年开课的 SMK Bandar Baru UDA —— 该校学生来源还包括 Taman Skudai Kanan、Kampung Skudai Kiri、Kampung Muafakat 与 Kempas。
Medical & retail医疗与零售
Hospital Sultanah Aminah, JB’s main government hospital, is 7.4km and about 8 minutes free-flow. Giant Tampoi sits on the estate’s western edge; KSL City Mall and the city-centre malls are a further 6–9 minutes.新山主要的政府医院苏丹阿米娜医院，距离 7.4 公里，免费流约 8 分钟。Giant Tampoi 就在社区西侧边界；KSL City Mall 与市中心商场群再远 6 至 9 分钟。
Cheap because it’s government-built and one-third low-cost — not because it’s far便宜，是因为政府自建、三分之一是廉价房 —— 不是因为偏远
378 recorded transactions is one of the deepest samples in this whole series. That depth is what lets the numbers below say something specific, instead of a general impression. 378 笔登记成交，是本系列样本最深的区域之一。正是这个深度，让下面的数字能说出具体的结论，而不只是一个笼统的印象。
Built by the state, not a developer brand政府自建，不是发展商品牌
UDA Holdings Berhad — formerly the Urban Development Authority of Malaysia, wholly owned via the Ministry of Finance Incorporated — planned this estate with its own schools, mosque and office buildings from the outset, across four phases. UDA Holdings Berhad —— 前身为马来西亚城市发展局，现由财政部投资控股公司全资拥有 —— 从一开始就把学校、清真寺与办公楼规划进这个共四期的社区里。
A third of the market is low-cost by design三分之一的市场，设计上就是廉价房
Of 355 residential subsales, 116 (33%) are low-cost houses or low-cost flats — priced by government scheme, not by the open market. Strip those out and the remaining landed stock trades at RM270–370 psf, in line with other central mukim addresses. 355 笔住宅成交中，116 笔（33%）是廉价屋或廉价组屋 —— 按政府计划定价，不是市场定价。剔除这部分，剩下的有地房源每尺价落在 RM270 至 370 之间，与同 mukim 其他中心地段门牌相当。
Genuinely central, by mukim standards以本 mukim 标准而言，位置真正居中
4.1km / 7 minutes to Larkin Sentral, 7.1km / 8 minutes to RTS Bukit Chagar, 7.4km / 8 minutes to Hospital Sultanah Aminah — all OSRM-measured free-flow. Everything that matters sits inside an 8km radius, unusually tight for a landed estate in this series. 4.1 公里／7 分钟到 Larkin Sentral，7.1 公里／8 分钟到 Bukit Chagar RTS，7.4 公里／8 分钟到苏丹阿米娜医院 —— 均为 OSRM 免费流实测。所有重要地点都落在 8 公里半径内，对本系列的有地社区而言相当紧凑。
The largest recorded category is the mid-tier terrace登记量最大的类别，是中价位排屋
Double-storey terraces account for 100 of the 235 landed sales tracked — the single largest category, at a median RM565,000 / RM369 psf. This is the estate’s true middle market, not the low-cost tier the headline psf implies. 双层排屋在 235 笔有地成交中占 100 笔 —— 单一类别中最大宗，中位价 RM565,000、每尺 RM369。这才是这个社区真正的中间市场，而不是整体均价所暗示的廉价房形象。
Real transaction depth真正的成交深度
378 transactions since 2021 is a large, liquid sample by the standard of this series — several featured developments elsewhere track fewer than 20. Price discovery here is genuinely data-backed, not a handful of outlier sales. 2021 年以来 378 笔成交，以本系列标准而言样本庞大、流动性佳 —— 本系列其他不少项目的登记笔数不到 20。这里的定价真正有数据支撑，不是靠少数几笔极端成交撑出来的。
Roughly three decades old屋龄大约三十年
No official completion year is published, but SMK Bandar Baru UDA opened its doors on 1 December 1994 — a reasonable anchor for when the estate was substantially built and occupied. Most terraces on the market today are of that generation. 没有公开的正式竣工年份，但 SMK Bandar Baru UDA 于 1994 年 12 月 1 日开课 —— 可作为社区大致建成入住时间的参考锚点。目前市场上多数排屋都是那个年代的产品。
A rental catchment that actually exists nearby附近就有真实存在的租客来源
Larkin’s industrial area and bus terminal, 4.1km away, employ a working population that needs housing within a short commute. A double-storey semi-detached house was listed for rent at RM3,000/month as of this page’s data snapshot — one data point, not a guaranteed yield, but a sign the rental catchment is real rather than theoretical. 4.1 公里外的 Larkin 工业区与巴士总站，聘用大量需要就近居住的劳动人口。截至本页资料快照，有一栋双层半独立式以 RM3,000／月出租 —— 只是一个数据点，不代表保证回报率，但说明这里的租客来源是真实存在的，不是理论推测。
Two ways people actually buy here这里买家实际的两种买法
🏠 If you’re buying to live in it如果你是要自住
💰 If you’re buying to rent or renovate-and-sell如果你是要出租或翻新转售
Four phases, a grid of numbered streets四期，一整片编号街道
Bandar Baru Uda is laid out in four phases, but detailed phase boundaries are not published by the developer or the city council. What is verifiable is the street grid itself — confirmed against OpenStreetMap and checked here with real Google Street View panoramas. Bandar Baru Uda 分四期规划，但发展商与市议会都没有公开详细的分期边界。可查证的是街道本身 —— 已对照 OpenStreetMap 核实，并在此以真实 Google 街景验证。
| Street cluster街道群 | Character特征 | Verified on Street View已验证街景 |
|---|---|---|
| Jalan Padi Mahsuri (1–15+) | Numbered residential streets, western part of the grid西侧编号住宅街 | ✓ |
| Jalan Padi Malinja (1–11+) | Numbered residential streets, northern part of the grid北侧编号住宅街 | ✓ |
| Jalan Padi Ria (1–19+) | Numbered residential streets; SMK Bandar Baru UDA fronts Jalan Padi Ria 1编号住宅街；SMK Bandar Baru UDA 面朝 Jalan Padi Ria 1 | — |
| Jalan Padi Huma (1–6+) | Numbered residential streets, eastern part of the grid东侧编号住宅街 | — |
| Jalan Barli / Jalan Jagong | Southwestern edge, adjoining Jalan Tampoi西南边界，接壤 Jalan Tampoi | ✓ |
| Jalan Sekoi | SK Kompleks UDA fronts this roadSK Kompleks UDA 面朝这条路 | — |
Five products, one blended headline number五种产品，一个被混在一起的整体均价
The RM278 psf headline blends a low-cost tier with a genuine landed market. Here is what each type actually recorded, 2021–2026. RM278 每尺的整体数字，把廉价房与真正的市场价有地产品混在一起。以下是各户型 2021–2026 年实际登记的数字。
Single-storey terrace单层排屋
Double-storey terrace双层排屋
Low-cost house廉价屋
Double-storey semi-detached双层半独立式
Bungalow独立式洋房
A third low-cost, two-thirds open market三分之一廉价房，三分之二市场价
Where the 355 residential sales actually sit355 笔住宅成交的实际分布
RM149 to RM369 psf across five categories五个类别，每尺价从 RM149 到 RM369
Double-storey terraces command the highest psf of any category — the estate’s real price-setter, not the low-cost tier the headline figure implies. 双层排屋是所有类别中每尺价最高的 —— 真正为这个社区定价的是它，不是让整体均价显得低的廉价房。
Five products, five very different price tags五种产品，五种截然不同的价格
All figures NAPIC-recorded subsale medians, 2021–2026, read 2026-09-07. Ranges are the framework 25th–75th percentile band, not individual listings. 以下均为 2021–2026 年 NAPIC 登记成交中位数，2026-09-07 读取。区间为第 25 至 75 百分位框架值，不是个别挂牌价。
| Type类型 | Sales笔数 | Median price中位价 | Median psf中位每尺 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|
| Low-cost house廉价屋 | 60 | RM370,000 | RM255 | No不可以 |
| Single-storey terrace单层排屋 | 61 | RM460,000 | RM273 | No不可以 |
| Double-storey terrace双层排屋 | 100 | RM565,000 | RM369 | No不可以 |
| Double-storey semi-D (n=5)双层半独立式（5 笔） | 5 | RM1,000,000 | RM149 | No不可以 |
| Bungalow独立式 | 9 | RM1,600,000 | RM271 | No不可以 |
| All residential, median全部住宅，中位 | 355 | RM400,000 | RM273 | — see Foreign Buyers ↓— 详见下方外籍买家 ↓ |
A steady climb, then a plateau稳步上扬，随后趋缓
Source: NAPIC registered transaction records via List.my. Records lag roughly six months.来源：NAPIC 登记成交纪录，经 List.my。资料约滞后半年。
Residential psf, 2021–2025住宅每尺价，2021–2025
Residential median psf rose from RM242 in 2021 to RM303 in 2025 — up about 25% over five years, a steady climb rather than a spike. 2026 is excluded below: only 9 transactions recorded so far this year, below our 10-transaction reliability threshold. 住宅中位每尺价从 2021 年的 RM242 涨到 2025 年的 RM303 —— 五年累计涨约 25%，是稳步上扬，不是暴冲。下方图表不含 2026 年：今年至今仅登记 9 笔，低于我们设定的 10 笔可信门槛。
Yearly trend年度走势
PRICE_INDEX 阵列加一行。💡 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。Read this before you get excited about the psf在你为这个每尺价心动之前，请先读这一段
Johor bars non-citizens from landed property below RM2 million and strata property below RM1 million. Bandar Baru Uda’s most expensive recorded category — bungalows at a median of RM1,600,000 — still falls short of the landed floor. 柔佛禁止非公民购买 RM200 万 以下的有地住宅，以及 RM100 万 以下的分层住宅。Bandar Baru Uda 登记数据中最贵的类别 —— 独立式洋房，中位 RM1,600,000 —— 仍未跨过有地门槛。
Monthly repayment每月供款
Defaults set to the all-type recorded median of RM420,000.预设值为全类型登记成交中位价 RM420,000。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM460,000 — a single-storey terrace, the estate’s most common first-time-buyer entry.预设 RM460,000 —— 单层排屋，本区首购族最常见的入门选择。
No recorded price in Bandar Baru Uda clears Johor’s RM2 million landed minimum for non-citizens. Whatever this tool outputs, you are not eligible to complete this specific purchase. Ask us about strata alternatives in the same mukim that do clear the RM1 million threshold instead. Bandar Baru Uda 没有任何登记价格跨过柔佛给非公民设的 RM200 万 有地门槛。不论这个工具算出什么数字，你都没有资格完成这笔具体交易。请改问我们同一 mukim 内能跨过 RM100 万分层门槛的替代方案。
Tell me your budget and I will point you to the right area instead. 告诉我你的预算，我会指给你正确的区域。
Tell me your street preference and budget tier告诉我你偏好的街道与预算档次
378 recorded transactions means real choice. Narrow it down and I’ll send what’s actually available.378 笔登记成交代表真正有得选。缩小范围，我会发送目前实际的现货。
A real, liquid, aging market — with a hard ceiling on who can buy一个真实、流动性佳、但正在老化的市场 —— 而且明确限定了谁能买
✓ Strengths优势
- 378 recorded transactions is genuine depth — real comparables, real liquidity, not a handful of outlier sales.378 笔登记成交是真正的深度 —— 有真实可比案例、真实流动性，不是靠少数极端成交撑场面。
- Genuinely central by mukim standards: 4.1km to Larkin Sentral, 7.1km to RTS Bukit Chagar, 7.4km to Hospital Sultanah Aminah — all under 8km, OSRM-measured.以本 mukim 标准而言真正居中：4.1 公里到 Larkin Sentral，7.1 公里到 Bukit Chagar RTS，7.4 公里到苏丹阿米娜医院 —— 全部在 8 公里内，OSRM 实测。
- Government-built infrastructure — three national schools and a mosque planned into the estate from the outset by UDA Holdings Berhad, a federal GLC.政府自建的基础设施 —— 联邦政联企业 UDA Holdings Berhad 从一开始就把三所国民学校与一座清真寺规划进社区。
- A genuine landed entry point: RM370,000 for a low-cost house or RM460,000 for a single-storey terrace, with a title, in the city-centre mukim.真正的有地入场价：RM370,000 买廉价屋，或 RM460,000 买单层排屋，在市中心 mukim 内拥有一份地契。
- Steady, unspectacular growth: residential psf rose from RM242 (2021) to RM303 (2025) — about 25% over five years, without the volatility smaller-sample developments show.稳健、不惊人的涨幅：住宅每尺价从 2021 年的 RM242 涨到 2025 年的 RM303 —— 五年累计约 25%，没有小样本项目常见的剧烈波动。
- A self-contained town, not a bedroom suburb: three national schools, a mosque, and institutional office buildings were planned into the estate from day one, rather than added piecemeal after the houses sold.自给自足的市镇，不是纯住宅区：三所国民学校、一座清真寺与多栋机构办公楼，从一开始就规划进社区，不是房子卖出后才零星补上的。
△ Things to weigh需要权衡的
- Closed to foreign buyers, as a practical matter. Every recorded price band, including the RM1.6m bungalow median, sits below Johor’s foreign-ownership thresholds.实务上对外籍买家关闭。所有登记价格区间，包括中位 RM160 万的独立式洋房，都低于柔佛的外籍持有门槛。
- Roughly three decades old. With SMK Bandar Baru UDA opening in 1994, most terraces need budgeting for wiring, plumbing and roofing work if unrenovated.屋龄大约三十年。SMK Bandar Baru UDA 于 1994 年开课，多数未翻新的排屋都需要预留电线、水管与屋顶的整修预算。
- A third of the stock is low-cost housing with its own resale eligibility rules — confirm the title category before assuming a “cheap” listing behaves like an open-market sale.三分之一是廉价屋存量，有自己的转售资格规定 —— 在假设某个「便宜」挂牌能像市场屋自由买卖之前，请先确认地契类别。
- The semi-detached sample is unreliable. Only 5 recorded sales at a psf that looks anomalous — do not price a semi-D purchase off this figure alone.半独立式的样本不可靠。只有 5 笔登记，每尺价看起来异常 —— 请不要单凭这个数字为半独立式定价。
- Larkin’s industrial edge is close — a commuting convenience, but also traffic and freight activity that a quieter suburb further out would not have.紧邻 Larkin 工业区 —— 通勤方便，但也意味着比更偏远的安静住宅区多一些车流与货运活动。
- Postcode data is inconsistent across sources — 81200 per most listings, 81750 per one public infobox. A small thing, but it is the kind of detail worth confirming on the actual title rather than assuming.邮区资料各来源不一致 —— 多数挂牌写 81200，一份公开信息框写 81750。这是小事，但正是那种该以实际地契确认、而不是想当然的细节。
Bandar Baru Uda FAQBandar Baru Uda 常见问题
What is Bandar Baru Uda?Bandar Baru Uda 是什么？
Bandar Baru Uda is a government-built new town in Mukim Bandar Johor Bahru, developed by UDA Holdings Berhad (formerly the Urban Development Authority of Malaysia), a federal government-linked company. It sits centrally within Johor Bahru city, laid out in four phases with housing ranging from single-storey terrace houses and low-cost flats to double-storey terraces, semi-detached houses and bungalows. Its secondary school, SMK Bandar Baru UDA, opened on 1 December 1994, giving a rough sense of when the estate was substantially built out. Bandar Baru Uda 是新山市中心 Mukim Bandar Johor Bahru 内一个由政府主导开发的新市镇，发展商为 UDA Holdings Berhad（前身为马来西亚城市发展局），是联邦政府相关企业（GLC）。社区共分四期，坐落于新山市中心地带，屋型从单层排屋、廉价组屋，到双层排屋、半独立式与独立式洋房都有。区内中学 SMK Bandar Baru UDA 于 1994 年 12 月 1 日开课，可作为这个社区大致建成年代的参考。
How much does a house in Bandar Baru Uda cost?Bandar Baru Uda 的房子多少钱？
NAPIC-recorded subsale transactions for Bandar Baru Uda show 378 registrations between 2021 and 2026 across all property types, at a median of RM420,000 and RM278 per square foot, up 6.4% over the past 12 months. Filtered to residential only, 355 transactions recorded a median of RM400,000 at RM273 psf. By type: double-storey terrace houses (100 sales, the largest single category) median RM565,000 at RM369 psf; single-storey terrace houses (61 sales) median RM460,000 at RM273 psf; low-cost houses (60 sales) median RM370,000 at RM255 psf; bungalows (9 sales) median RM1,600,000; and double-storey semi-detached houses (5 sales, too few to be a reliable signal) median RM1,000,000. NAPIC 登记的 Bandar Baru Uda 二手成交，2021 至 2026 年间全类型合计 378 笔，中位价 RM420,000、每尺 RM278，12 个月涨幅 +6.4%。仅计住宅类，355 笔成交中位价 RM400,000、每尺 RM273。按户型：双层排屋（100 笔，最大宗类别）中位 RM565,000、每尺 RM369；单层排屋（61 笔）中位 RM460,000、每尺 RM273；廉价屋（60 笔）中位 RM370,000、每尺 RM255；独立式洋房（9 笔）中位 RM1,600,000；双层半独立式（仅 5 笔，样本太小不足为信）中位 RM1,000,000。
How far is Bandar Baru Uda from the RTS Link Bukit Chagar terminal?Bandar Baru Uda 距离 RTS Bukit Chagar 总站多远？
About 7.1km by the actual road network and roughly 8 minutes at free-flow driving speed, based on an OSRM routing calculation over OpenStreetMap’s road data from the geographic centre of the estate to the RTS Link station at Bukit Chagar — realistically 12 to 18 minutes once traffic lights and peak-hour queueing are added. That is more than double Taman Century’s measured 3.4km in the same mukim, but still far shorter than the 35 to 45 minutes most other areas in this Johor Bahru landed-property series sit from the same terminal, which instead rely on the Second Link. 从社区地理中心到 Bukit Chagar 的 RTS 总站，以 OSRM 沿 OpenStreetMap 真实路网计算，实际路网约 7.1 公里，免费流车速约 8 分钟 —— 计入红绿灯与高峰排队后，实际约 12 至 18 分钟。这个距离是同一 mukim 内 Taman Century 实测 3.4 公里的两倍以上，但仍比本系列其他多数依赖二关的区域（离同一总站 35 至 45 分钟）短得多。
Can foreigners buy property in Bandar Baru Uda?外国人可以在 Bandar Baru Uda 买房吗？
In practice, no. Johor requires a minimum purchase price of RM2 million for non-citizens buying landed property and RM1 million for strata property. Every recorded price band in Bandar Baru Uda sits below those thresholds — even bungalows, the most expensive type tracked, median at RM1,600,000. This is a market built for Malaysian citizens and permanent residents; a foreign buyer wanting a Johor Bahru city-centre address would need to look at strata developments elsewhere in the mukim, such as the waterfront towers at Danga Bay or Princess Cove. 实务上不能。柔佛规定非公民购买有地住宅最低 RM200 万、分层住宅最低 RM100 万。Bandar Baru Uda 登记的每一个价格区间都低于这两道门槛 —— 即使是本区追踪到最贵的独立式洋房，中位价也只有 RM1,600,000。这是一个为马来西亚公民与永久居民打造的市场；外籍买家若想要新山市中心门牌，需另外考虑同一 mukim 内的分层项目，例如 Danga Bay 或 Princess Cove 一带的滨海高楼。
Who developed Bandar Baru Uda and when was it built?Bandar Baru Uda 是谁开发的？何时建成？
Bandar Baru Uda was developed by UDA Holdings Berhad, formerly the Urban Development Authority of Malaysia, a federal government-linked company established in 1971 and now wholly owned via the Ministry of Finance Incorporated. UDA built several “Bandar Baru UDA” new towns nationwide; this one in Johor Bahru is laid out in four phases. No single completion year is published, but the estate’s secondary school, SMK Bandar Baru UDA, opened for its first intake on 1 December 1994, which places most of the housing stock at roughly three decades old or more. Bandar Baru Uda 由 UDA Holdings Berhad 开发，前身为马来西亚城市发展局，创立于 1971 年，现为联邦政府财政部投资控股公司（MOF Inc.）全资拥有的政联企业。UDA 在全国多地都建有名为「Bandar Baru UDA」的新市镇；新山这一个共分四期。目前没有公开的整体竣工年份，但区内中学 SMK Bandar Baru UDA 于 1994 年 12 月 1 日首次开课迎新生，据此推算，多数房屋屋龄大约三十年以上。
Why is the median price per square foot in Bandar Baru Uda so low?为什么 Bandar Baru Uda 的每尺均价这么低？
Roughly a third of it is structural, not locational. Of the 355 residential subsales recorded 2021–2026, 116 (33%) are low-cost houses or low-cost flats — government-scheme housing built to a lower cost base and a lower ceiling price by design. The remaining two-thirds is landed terrace, semi-detached and bungalow stock priced closer to RM270–370 psf. Blending a third low-cost stock into the headline figure pulls the area median well below other Mukim Bandar Johor Bahru addresses, even though the estate itself sits inside the city centre. 大约三分之一是结构性原因，不是地段问题。2021–2026 年登记的 355 笔住宅成交中，有 116 笔（33%）是廉价屋或廉价组屋 —— 这类政府计划房屋从设计上就是低成本、低封顶价。剩下三分之二是排屋、半独立式与独立式等有地产品，每尺价落在约 RM270 至 370 区间。把三分之一的廉价房源混进整体中位数，会把这个区的均价拉得比 Mukim Bandar Johor Bahru 其他门牌低很多 —— 即便这个社区本身就在市中心范围内。
What schools serve Bandar Baru Uda?Bandar Baru Uda 有哪些学校？
The estate is built around its own national schools: Sekolah Kebangsaan Kompleks UDA and Sekolah Kebangsaan Bandar Uda (2) at primary level, feeding into Sekolah Menengah Kebangsaan Bandar Baru UDA (SMKBBU) at secondary level, all within the estate. SMKBBU’s catchment extends beyond Bandar Baru Uda itself to Taman Skudai Kanan, Kampung Skudai Kiri, Kampung Muafakat and Kempas. A dedicated religious primary school, Sekolah Agama Bandar Baru Uda, is also listed in the area by property agents, though we have not independently verified its exact address. 社区自带国民学校：小学阶段有 Sekolah Kebangsaan Kompleks UDA 与 Sekolah Kebangsaan Bandar Uda (2)，两校学生升学至区内的 Sekolah Menengah Kebangsaan Bandar Baru UDA（SMKBBU）就读中学。SMKBBU 的学生来源不只 Bandar Baru Uda 本身，还包括 Taman Skudai Kanan、Kampung Skudai Kiri、Kampung Muafakat 与 Kempas。地产中介资料也列出区内另有一所 Sekolah Agama Bandar Baru Uda 宗教小学，惟我们尚未独立核实其确切地址。
How does Bandar Baru Uda compare to Larkin and the JB city centre?Bandar Baru Uda 与 Larkin 及新山市中心相比如何？
Larkin Sentral, Johor Bahru’s main bus and taxi terminal, is about 4.1km and 7 minutes free-flow by road from the estate centre — Bandar Baru Uda residents are already inside its catchment, and Causeway Link buses (routes T30, T31, T32, T33 and JPO1) run directly to JB Sentral. KOMTAR JBCC and City Square in the city centre are about 7.8km and 9 minutes; Hospital Sultanah Aminah about 7.4km and 8 minutes. All of these sit inside an 8km radius, which is unusually tight for a landed estate in this series. Larkin Sentral 是新山主要的巴士与德士总站，距社区中心约 4.1 公里、免费流车程约 7 分钟 —— Bandar Baru Uda 本身就在其服务范围内，Causeway Link 巴士（T30、T31、T32、T33 与 JPO1 路线）可直达 JB Sentral。市中心的 KOMTAR JBCC 与 City Square 约 7.8 公里、9 分钟；苏丹阿米娜医院（Hospital Sultanah Aminah）约 7.4 公里、8 分钟。以上全部落在 8 公里半径以内，对本系列的有地社区而言相当难得。
What tax do I pay when I sell property in Malaysia?在马来西亚卖房要付什么税？
Real Property Gains Tax, charged on the gain rather than the sale price. Malaysian citizens and permanent residents pay 30 percent for disposals in years 1 to 3, 20 percent in year 4, 15 percent in year 5, and 0 percent from year 6 onward. Non-citizens pay 30 percent for years 1 to 5 and 10 percent from year 6, which is a permanent floor. 产业盈利税（RPGT），按获利而非售价课征。马来西亚公民与永久居民：第 1 至 3 年 30%、第 4 年 20%、第 5 年 15%，第 6 年起 0%。非公民：第 1 至 5 年 30%，第 6 年起 10%，且为永久底线。
Same mukim, three different affordability stories同一个 mukim，三种不同的可负担故事
Taman Century sits closer to the RTS terminal but carries 1960s-era stock at a higher psf. Larkin Perdana is cheaper still, but its 12-month trend is falling. Bandar Baru Uda sits between them — younger than Taman Century, pricier than Larkin Perdana, and still climbing.Taman Century 离 RTS 总站更近，但房源年代更老、每尺价更高。Larkin Perdana 更便宜，但 12 个月趋势在下滑。Bandar Baru Uda 介于两者之间 —— 比 Taman Century 年轻，比 Larkin Perdana 贵，而且仍在上涨。
| Bandar Baru Uda | Taman Century | Larkin Perdana | |
|---|---|---|---|
| Developer发展商 | UDA Holdings Berhad (GLC) | Private, 1960s私人发展商，1960 年代 | Low-cost scheme廉价屋计划 |
| Transactions 2021–262021–26 登记笔数 | 378 | 282 | 180 |
| Median transacted中位成交价 | RM420,000 | RM589,000 | RM250,000 |
| Median psf中位每尺 | RM278 | RM343 | RM279 |
| 12-month psf change12 个月每尺涨幅 | +6.4% | +11.6% | −4.2% |
| Distance to RTS Bukit Chagar到 RTS Bukit Chagar | 7.1km by road | 3.4km by road | not measured未测量 |
| Foreign buyers外籍买家 | Below thresholds低于门槛 | Below RM2m landed line低于 RM200 万有地门槛 | Below thresholds低于门槛 |
Tell me your budget and which street you want to walk first.告诉我你的预算，以及你想先走哪条街。
378 transactions across five house types means a lot of variation. Generic advice won’t help here. Send me your number and I will tell you honestly which streets and which type it actually buys. 378 笔成交、五种户型，差异很大。泛泛的建议在这里帮不上忙。把你的预算发给我，我会诚实告诉你它实际能买到哪条街、哪种户型。