Bandar Cemerlang: the one that is
not Desa Cemerlang
Bandar Cemerlang：
不是 Desa Cemerlang 的那一个
Two Johor Bahru estates share the word “Cemerlang”. This one sits in mukim Tebrau, about 6.5 km from the other one in mukim Plentong — and the two NAPIC price trends are moving in opposite directions. 191 registered transactions, residential median RM828,000 at RM345 psf, with a twelve-month reading of −6.1% built on a thin recent sample. This page is about which number to trust, and which page you actually meant to open. 新山有两个地名都带「Cemerlang」。这一个在Tebrau 分区（mukim），距另一个在 Plentong 分区的同名地约 6.5 公里 —— 而两边 NAPIC 的走势正好相反。191 笔登记成交，住宅中位 RM828,000、每尺 RM345，十二个月读数为 −6.1%，但样本很薄。这一页要谈的是该信哪个数字，以及你原本想打开的是哪一页。
© Chongkian · CC BY-SA 4.0 · Wikimedia CommonsBandar Cemerlang in 30 seconds30 秒看懂 Bandar Cemerlang
- What it is: a landed residential estate with its own shop row on Jalan Bandar Cemerlang, mukim Tebrau, postcode 81800 Ulu Tiram, Johor Bahru. Every one of its 145 recorded residential sales is a landed house — no condominiums, no serviced apartments in the record. 它是什么：Jalan Bandar Cemerlang 上一个自带店屋街的有地住宅区，属 Tebrau 分区，邮区 81800 Ulu Tiram，新山。145 笔住宅登记成交全部是有地住宅 —— 纪录里没有公寓，也没有服务式公寓。
- The name trap: Taman Desa Cemerlang is a separate NAPIC area in mukim Plentong, about 6.5 km away, currently up 9.2% over twelve months versus this area’s −6.1%. Same word, different block, different market — check the URL slug, not the name. 名字的陷阱：Taman Desa Cemerlang 是 Plentong 分区的另一个 NAPIC 区块，相距约 6.5 公里，十二个月走势 +9.2%，而这里是 −6.1%。同一个字，不同区块，不同市场 —— 请认网址 slug，不要只认名字。
- What it costs: residential median RM828,000, but that number hides two products — a cluster house at RM345 psf (the dominant type, 87 of 145 sales) and a terrace at RM328 psf (47 sales). A separate 3-storey shop market runs a median of RM1.2 million. 多少钱：住宅中位 RM828,000，但这个数字背后是两种产品 —— 每尺 RM345 的 Cluster House（主力产品，145 笔住宅成交中占 87 笔）与每尺 RM328 的排屋（47 笔）。另有独立的三层店屋市场，中位价 RM120 万。
- The number almost nobody checks: the scary −6.1% twelve-month figure rests on only 6 transactions in 2025 and none yet recorded for 2026. The steadier multi-year psf trend (2022–2024) actually moved RM322 → RM320 → RM345 — flat to slightly up, not falling. 几乎没人查的数字：吓人的 −6.1% 十二个月读数，背后只有 2025 年的 6 笔成交，2026 年至今还没有登记纪录。较稳的多年每尺价走势（2022–2024）其实是 RM322 → RM320 → RM345 —— 持平微升，不是在跌。
- The honest catch: 24% of all recorded sales here (46 of 191) are commercial shops, not homes, and the nearest big mall, hospital and IKEA/AEON cluster all sit about 8 km away in a straight line. This is a self-contained estate, not a town-centre address. 诚实提醒：这里 24% 的登记成交（191 笔中的 46 笔）是商店，不是住家；最近的大型商场、医院与 IKEA/AEON 群都在直线约 8 公里外。这是一个自成一体的社区，不是市中心门牌。
Ulu Tiram and mukim Tebrau — the town Bandar Cemerlang belongs toUlu Tiram 与 Tebrau 分区 —— Bandar Cemerlang 所属的市镇
No dedicated street-level photography of the gated interior exists on Wikimedia Commons yet. What follows is Ulu Tiram town and mukim Tebrau context, each captioned with its real distance from Bandar Cemerlang — most within 2 to 3 km, a few further out and labelled honestly. Wikimedia Commons 目前没有这个社区门禁内部的实拍照。以下是 Ulu Tiram 市镇与 Tebrau 分区的周边画面，每张都标注与 Bandar Cemerlang 的实际距离 —— 多数在 2 至 3 公里内，少数更远的也如实标出。
Four kinds of buyer, read off the transaction record四种买家，从成交纪录读出来
These are not demographic guesses — they follow directly from what the 191 recorded transactions actually are.这些不是人口统计上的猜测 —— 而是直接从 191 笔登记成交的构成推导出来的。
The terrace-to-cluster upgrader从排屋升级的买家
Cluster houses are 87 of the 145 recorded residential sales — the dominant product here, not a niche one. A family moving up from an older, ungated Tebrau terrace into a guarded cluster is what most of this market’s volume actually is.Cluster House 占 145 笔住宅成交中的 87 笔 —— 是这里的主力产品，不是小众选项。从 Tebrau 一带较旧、非门禁的排屋升级到门禁 Cluster，是这个市场大部分成交量的真实写照。
The shop-owner living near the till住在店旁的店主
Forty-six of the 191 recorded sales are commercial, almost all 3-storey shops at a median of RM1.2 million. That is too large a share to be investor noise — it points to small business owners who work and often live within the same estate.191 笔登记成交中有 46 笔是商业单位，几乎全是三层店屋，中位价 RM120 万。这个占比不像只是投资客的杂讯 —— 更像是在这个社区内工作、往往也住在附近的小生意业主。
The land-first semi-D buyer看重地皮的半独立式买家
Semi-detached houses recorded a higher absolute median (RM975,000) but a lower price per square foot (RM259) than cluster houses. That combination usually means land size, not finishes, is what buyers here are paying for.半独立式的绝对中位价较高（RM975,000），但每尺价（RM259）反而低于 Cluster House。这种组合通常代表买家付的是地皮大小，而不是装修规格。
The searcher who typed the wrong Cemerlang搜错「Cemerlang」的人
Anyone searching “Cemerlang Johor Bahru property” can land on either NAPIC area. If you meant the one in mukim Plentong with the 9.2% twelve-month gain, the link is at the bottom of this page — no harm done, just a wrong turn.搜「Cemerlang 新山房产」的人，可能落在任一个 NAPIC 区块。如果你要找的是 Plentong 分区、十二个月涨 9.2% 的那一个，本页底部有连结 —— 走错路而已，不影响什么。
A modest, self-contained estate — verified, not embellished一个朴实、自成一体的社区 —— 如实呈现，不加渲染
With 45 recorded 3-storey shop transactions on its own row, Bandar Cemerlang has some daily errands on its own doorstep. Beyond that, this section is deliberately thin — we would rather leave it short than invent a lifestyle we have not verified.社区自带 45 笔登记成交的三层店屋街，日常一部分采买可以在家门口解决。除此之外，这一节刻意写得薄 —— 与其杜撰一个没查证过的生活风格，不如留白。
The estate’s own shop row — 45 recorded 3-storey shop sales at a median of RM1.2 million. Coffee, groceries and services on Jalan Bandar Cemerlang itself, without a drive.社区自己的店屋街 —— 45 笔登记的三层店屋成交，中位价 RM120 万。咖啡、杂货与服务业就在 Jalan Bandar Cemerlang 上，不必开车出去。
Ulu Tiram town centre, about 2.7 km in a straight line — SMK and SJK(C) schools, Today’s Mall, and Klinik Kesihatan Ulu Tiram, the government health clinic, about 1.3 km away.Ulu Tiram 市镇中心，直线约 2.7 公里 —— SMK 与 SJK(C) 学校、Today’s Mall，以及约 1.3 公里外的 Klinik Kesihatan Ulu Tiram 政府健康诊所。
For a big weekend shop or a hospital visit, IKEA Tebrau, AEON Tebrau City and Hospital Sultan Ismail are all roughly 8 km away in a straight line — not walkable, a genuine drive.若要大采购或看医院，IKEA Tebrau、AEON Tebrau City 与 Hospital Sultan Ismail 都在直线约 8 公里外 —— 不是走路可达，是真正要开车的距离。
What we have not verified: hawker centres, parks, resident associations, and the actual guarded/ungated split by street. Ask Louis for a current, on-the-ground read rather than relying on this page for lifestyle detail.我们尚未查证的：熟食中心、公园、居民组织，以及各路段实际的门禁／非门禁划分。生活细节请直接问 Louis 取得最新的实地资讯，不要只依赖这一页。
Inland Tebrau, on the Route 3 side of the districtTebrau 内陆一侧，靠近联邦三号公路
Bandar Cemerlang sits in mukim Tebrau, with a Jalan Bandar Cemerlang postal address in 81800 Ulu Tiram. It is inland — well north of the Second Link and RTS corridor that serves the western estates in this series, and reached via the Jalan Kota Tinggi / Federal Route 3 and Senai–Desaru Expressway corridor rather than any coastal highway. Bandar Cemerlang 位于 Tebrau 分区，邮寄地址为 81800 Ulu Tiram 的 Jalan Bandar Cemerlang。位置偏内陆 —— 远在本系列西部社区所靠的二关与 RTS 走廊以北，靠 Jalan Kota Tinggi／联邦三号公路 与新邦令金—笨珍高速公路（Senai–Desaru）走廊联外，而非任何沿海公路。
The distances below are straight-line, computed from the area’s centre coordinate — not drive times. We have not verified actual turn-by-turn routes or peak-hour driving minutes, so we are not printing numbers we cannot back up.以下距离为直线距离，以本区中心坐标计算 —— 不是车程。我们尚未逐段核实实际路线或高峰车程，因此不印出无法佐证的数字。
Zoom out and Bandar Cemerlang sits inside a Johor Bahru that is being actively rewired: the RTS Link’s Johor terminal at Bukit Chagar opened in the city centre, and the Johor–Singapore Special Economic Zone (JS-SEZ), signed 7 January 2025 across nine flagship zones, is aimed mainly at the coastal and Iskandar Puteri side. Neither directly touches this inland Tebrau corridor — a fact worth knowing before anyone tells you JS-SEZ momentum will lift this specific address. 拉远来看，Bandar Cemerlang 所在的新山正在被重新布局：RTS Link 柔方总站设于市中心的 Bukit Chagar，而 2025 年 1 月 7 日签署、涵盖九大旗舰区的柔新经济特区（JS-SEZ）主要瞄准的是沿海与 Iskandar Puteri 一侧。两者都没有直接触及这条内陆的 Tebrau 走廊 —— 在有人跟你说 JS-SEZ 的热度会拉抬这个特定门牌之前，这一点值得先弄清楚。
| Destination目的地 | Straight-line直线距离 |
|---|---|
| Klinik Kesihatan Ulu Tiram 政府诊所 | 1.3 km |
| Today’s Mall, Ulu Tiram | 1.9 km |
| Ulu Tiram town centre 市镇中心 | 2.7 km |
| SMK Ulu Tiram | 2.4 km |
| SJK(C) Tiram | 2.8 km |
| Taman Pelangi Indah 对照社区 | 5.2 km |
| IKEA Tebrau / AEON Tebrau City | ~8 km |
| Hospital Sultan Ismail | 8.7 km |
| Bukit Chagar RTS terminal JB 市中心 | ~17.9 km |
Close to a clinic and a town centre; far from the big malls近诊所与市镇中心；远离大型商场
Two different rings: the essentials within about 3 km, and the destination retail and hospital cluster roughly 8 km out. Neither is invented — both come from geocoded straight-line distances.两个圈层：约 3 公里内是日常必需，直线约 8 公里外是目的地型商场与医院群。两者都不是估的 —— 都来自地理编码计算的直线距离。
Roads道路便利
Access runs via Jalan Kota Tinggi (Federal Route 3) and the Senai–Desaru Expressway corridor. We have not verified the exact junction or drive minutes to either — ask Louis for a live drive-time check at the hour that matters to you.联外经 Jalan Kota Tinggi（联邦三号公路）与新邦令金—笨珍高速公路走廊。确切的交流道与车程尚未核实 —— 请向 Louis 索取你实际会出门时段的实测车程。
Schools学校便利
SMK Ulu Tiram and SJK(C) Tiram sit within about 3 km straight-line. Crescendo International College exists in the wider area but is roughly 7.3 km away — not a walkable or short-drive school for this address.SMK Ulu Tiram 与 SJK(C) Tiram 直线距离约 3 公里内。Crescendo International College 虽在大区域内，但距离约 7.3 公里 —— 对这个地址而言不是步行或短程可达的学校。
Medical & retail医疗与零售
Klinik Kesihatan Ulu Tiram, the government health clinic, is about 1.3 km away — the closest medical facility we could verify. Hospital Sultan Ismail, the district’s main tertiary hospital, is about 8.7 km, straight-line.Klinik Kesihatan Ulu Tiram 政府健康诊所约 1.3 公里 —— 是我们能核实的最近医疗设施。区内主要的三级医院 Hospital Sultan Ismail 直线约 8.7 公里。
Six things the headline number does not tell you六件头条数字没告诉你的事
The −6.1% twelve-month figure is real, but it is one read of six years of records. Here is what the fuller record actually shows. −6.1% 的十二个月读数是真的，但它只是六年纪录里的一种读法。以下是完整纪录实际显示的内容。
100% landed, zero strata in the record100% 有地，纪录里零分层
Every one of the 145 recorded residential sales is a landed house — cluster, terrace, semi-detached or town house. No condominium, no serviced apartment appears in the record. That is genuinely uncommon at this price point in the Tebrau comparison set. 145 笔住宅登记成交全部是有地住宅 —— Cluster、排屋、半独立式或排屋式（Town House）。纪录里没有公寓，也没有服务式公寓。在 Tebrau 对照组里，这个价位能做到这一点并不常见。
Cluster house is the market, not a nicheCluster House 是主流，不是小众
87 of 145 residential sales — 60% — are cluster houses, at a higher RM345 psf than the terrace’s RM328. If you ask a generic question about “Bandar Cemerlang prices”, the honest answer is usually a cluster house price. 145 笔住宅成交中有 87 笔（60%）是 Cluster House，每尺价 RM345，高于排屋的 RM328。如果你问的是笼统的「Bandar Cemerlang 价格」，诚实的答案通常就是 Cluster House 的价格。
A commercial spine of its own自成一体的商业街
46 of the area’s 191 recorded sales — 24% — are commercial, almost all 3-storey shops at a median RM1.2 million. That is enough shop-row activity to suggest the estate is at least partly self-contained for day-to-day errands. 全区 191 笔登记成交中有 46 笔（24%）是商业单位，几乎全是三层店屋，中位价 RM120 万。这样的店屋活跃度，说明这个社区至少部分能自给自足处理日常采买。
The scary number rests on six sales吓人的数字只建立在六笔成交上
The −6.1% twelve-month reading comes from a year with just 6 recorded transactions, and 2026 has none recorded yet. The steadier multi-year residential psf trend — RM322 in 2022, RM320 in 2023, RM345 in 2024 — is essentially flat to rising. −6.1% 的十二个月读数，来自一整年仅 6 笔登记成交，而 2026 年至今尚无纪录。较稳的多年住宅每尺价走势 —— 2022 年 RM322、2023 年 RM320、2024 年 RM345 —— 基本持平甚至微升。
Two Cemerlangs, one search bar两个 Cemerlang，一个搜寻框
Taman Desa Cemerlang, a separate NAPIC area in mukim Plentong about 6.5 km away, is up 9.2% over the same twelve months this area is down 6.1%. Knowing which NAPIC block you are pricing is, on this evidence, worth more than any other single fact on this page. Taman Desa Cemerlang 是 Plentong 分区的另一个 NAPIC 区块，相距约 6.5 公里，同样的十二个月它涨了 9.2%，而这里跌了 6.1%。从这个证据看，搞清楚自己在为哪个 NAPIC 区块定价，比这页上任何单一事实都更值钱。
A live October 2026 auction sets a real anchor一笔 2026 年 10 月的现役拍卖设下了真实锚点
A cluster house at No. 10, Jalan Bandar Cemerlang 1/1 was listed for auction with a reserve of RM950,000 (RM370.80 psf, 2,562 sqft, dated 1 October 2026), reportedly at a 5.0% yield. That is a concrete, dated reference point beyond the aggregated statistics. 位于 No. 10, Jalan Bandar Cemerlang 1/1 的一栋 Cluster House 挂拍，底价 RM950,000（每尺 RM370.80，2,562 平方尺，日期 2026 年 10 月 1 日），报称收益率 5.0%。这是一个具体、有日期的参考点，不只是汇总统计。
A numbered lane grid — 1 through 4编号巷道网格 —— 1 至 4 字系列
Jalan Bandar Cemerlang runs as a spine with four numbered lane series branching off it (1/x, 2/x, 3/x, 4/x) — this is the road-naming pattern found in postal and OpenStreetMap records, not an official developer phase map, which we could not locate. Four street-level points below are confirmed to have Google Street View imagery. Jalan Bandar Cemerlang 作为主干道，衍生出四组编号巷道（1/x、2/x、3/x、4/x）—— 这是从邮政与 OpenStreetMap 纪录中找到的路名规律，不是发展商官方分期图（我们没能找到）。以下四个街景点已确认有 Google 街景影像。
| Lane series巷道系列 | What we can confirm可确认的资讯 | Recorded product mix登记成交的产品组合 | Foreign buyer?外籍可买？ |
|---|---|---|---|
| Jalan Bandar Cemerlang 1 series系列 | Includes No. 10, 1/1 — site of the Oct 2026 cluster auction (RM950,000 reserve)含 No. 10, 1/1 —— 2026 年 10 月 Cluster 拍卖地点（底价 RM950,000） | Cluster houses recorded登记以 Cluster House 为主 | No不行 |
| Jalan Bandar Cemerlang 2 series系列 | Confirmed Street View at 2/3; branches numbered at least to 2/112/3 已确认街景；巷号至少编到 2/11 | Mixed residential住宅混合 | No不行 |
| Jalan Bandar Cemerlang 3 series系列 | Confirmed Street View on the spine and at 3/1主干道与 3/1 均已确认街景 | Mixed residential住宅混合 | No不行 |
| Jalan Bandar Cemerlang 4 series系列 | Branches geocoded (4/3, 4/7); no Street View confirmed on this page巷道已定位（4/3、4/7）；本页未确认街景 | Not yet profiled尚未逐段分析 | No不行 |
| 3-storey shop row三层店屋街 | 45 recorded sales, median RM1,200,00045 笔登记成交，中位价 RM120 万 | Commercial商业 | Not landed residential — different rules apply非有地住宅 —— 规则不同 |
Four residential products, and a shop row that is really a business四种住宅产品，加一条其实是生意的店屋街
The cluster house carries a higher price per square foot than the terrace; the semi-detached carries the highest price but the lowest psf of the three — a sign it is priced on land size, not built-up area. Cluster House 的每尺价高于排屋；半独立式绝对价最高，但每尺价却是三者中最低 —— 说明它的定价看的是地皮大小，不是建筑面积。
Double-storey terrace双层排屋
Cluster houseCluster House
Double-storey semi-detached双层半独立式
76% homes, 24% shops, and a thin annual record76% 住宅、24% 店屋，且年度纪录偏薄
Mid-table on psf, thinnest on volume每尺价中游，成交量最薄
Two heavy years, four thin ones两个大年，四个小年
2023–2024 carried most of the volume; 2021, 2025 and 2026 are each too thin (under 10 records) to read as a trend on their own. Records lag roughly six months, so 2026 will fill in over time. 2023–2024 承载了大部分成交量；2021、2025 与 2026 各自都太薄（不足 10 笔），不能单独当作趋势来读。纪录约滞后半年，2026 年数字会逐步补齐。
Three independent sources, cross-checked三个独立来源，交叉核对
Transactions and prices: NAPIC (JPPH) registered subsale records as published by List.my, read directly from the area’s own page and its year and type filters, 7 September 2026. Location and distances: the area’s coordinate and every named road on this page were geocoded independently via OpenStreetMap/Nominatim, then straight-line distances were computed from those coordinates — not estimated by eye. Street View: the four points on this page were confirmed to have real Google Street View imagery via Google’s own panorama metadata service, cross-checked against two control points (open ocean, interior rainforest) that correctly returned no imagery, before being treated as verified. 成交与价格：NAPIC（JPPH）登记二手成交纪录，经 List.my 公布，直接从该区页面及其年份、屋型筛选条件读取，读取于 2026 年 9 月 7 日。地点与距离：本页坐标与所有列出的路名，均透过 OpenStreetMap／Nominatim 独立地理编码取得，直线距离由这些坐标计算而来 —— 不是目测估计。街景：本页四个街景点，均透过 Google 自家的全景 metadata 服务确认有真实影像，并先用两个控制组（外海、雨林内陆）验证方法有效（正确回传「无影像」）后，才当作已验证坐标使用。
One blended headline, four different real prices一个混合头条，四个不同的真实价格
Registered transactions: all-type median RM829,000 at RM310 psf (191 sales, 2021–2026). Residential only: median RM828,000 across 145 sales, all landed. 登记成交：全类型中位 RM829,000、每尺 RM310（191 笔，2021–2026）。仅住宅：145 笔全部有地，中位 RM828,000。
| Type类型 | Sales成交笔数 | Median psf中位每尺 | Recorded band (P25–P75)登记区间（第25–75百分位） | Foreign buyer?外籍可买？ |
|---|---|---|---|---|
| Double-storey terrace双层排屋 | 47 | RM328 | RM587,000 – 928,000 | No不行 |
| Cluster houseCluster House | 87 | RM345 | RM710,000 – 946,000 | No不行 |
| Double-storey semi-detached双层半独立式 | 7 | RM259 | RM894,000 – 1,060,000 | No不行 |
| Town houseTown House | 4 | Too few sales to profile a band样本太少，无法列出区间 | No不行 | |
| 3-storey shop (commercial)三层店屋 （商业） | 45 | RM211 | RM1,100,000 – 1,410,000 | Not residential — different rules apply非住宅 —— 规则不同 |
Six years of records, and a thin recent window六年纪录，加上一个薄弱的近期窗口
Source: registered transaction records via brickz.my and NAPIC, published by List.my. Records lag roughly six months.来源：brickz.my 与 NAPIC 的登记成交纪录，由 List.my 公布。资料约滞后半年。
The recorded spread登记价格区间
Half of all recorded sales (all types) landed between RM697,000 and RM961,000, median RM829,000. That band mixes cluster houses, terraces, semi-Ds and shops — establish which product you are looking at before comparing any single price to it. 全部登记成交（全类型）有一半落在 RM697,000 至 RM961,000 之间，中位 RM829,000。这个区间混合了 Cluster House、排屋、半独立式与店屋 —— 拿任何一个价格去比较之前，先确认你看的是哪一种产品。
Residential price per square foot, year by year住宅每尺价 · 逐年
Years with fewer than 10 recorded transactions (2021: 6, 2025: 6, 2026: 0 so far) are excluded from the chart as statistically unreliable — that leaves only three points, which is why this trend should be read cautiously rather than as a confident multi-year curve.成交笔数不足 10 笔的年份（2021 年 6 笔、2025 年 6 笔、2026 年至今 0 笔）从图表中剔除，因统计上不可靠 —— 因此只剩三个点，这条走势线应谨慎解读，而非当作有把握的多年曲线。
PRICE_INDEX 阵列加一行你自己手上的成交（格式 {q:"2026 Q1", median:350, n:3}），累积两年，这一页就会变成 Google 与 AI 搜索引擎引用的「Bandar Cemerlang 价格指数」事实来源。💡 加
?draft=1 到网址后面可看到本页所有黄色待办备注；一般访客看不到。The straight answer: not on the landed stock here直说：这里的有地住宅，你买不了
Johor bars non-citizens from landed residential property below RM2 million. Bandar Cemerlang’s recorded residential medians run from RM720,000 to RM975,000 — none of them come close. 柔佛禁止非公民购买 RM200 万 以下的有地住宅。Bandar Cemerlang 的住宅登记中位价介于 RM720,000 至 RM975,000 —— 没有一个接近门槛。
Monthly repayment每月供款
Defaults set to the residential median of RM828,000.预设值为住宅登记成交中位价 RM828,000。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM828,000 — the residential median. Foreigners: see the note below, since this address is realistically out of reach on the landed stock.预设 RM828,000 —— 住宅中位价。外籍买家请见下方提醒 —— 这个门牌的有地住宅，实际上你买不到。
Johor’s RM2 million minimum for non-citizen landed purchases is more than double even the highest residential median recorded here (RM975,000, semi-detached). If a specific title here is priced well above these medians, the usual costs still apply: a flat 8% transfer stamp duty from 1 January 2026, a Johor state consent fee of 3% of valuation, minimum RM30,000, consent taking one to three months, and foreign lending generally capped at 60–70% LTV. 柔佛对非公民有地购买设的 RM200 万 门槛，是这里最高住宅中位价（半独立式 RM975,000）的两倍还多。若这里某个特定地契价格远高于这些中位价，一般成本仍适用：自 2026 年 1 月 1 日起 统一 8% 转让印花税；柔佛州同意书费为 估价的 3%、最低 RM30,000；同意书需时 一至三个月；外籍贷款成数一般上限 60–70%。
If you are set on this address as a foreigner, tell me the budget and I will tell you honestly whether anything here can work. 若你身为外籍买家仍锁定这个地址，把预算告诉我，我会诚实告诉你这里有没有东西能行得通。
First, make sure you meant this Cemerlang首先，请确认你要的是这一个 Cemerlang
If you meant the +9.2% one in mukim Plentong, the link is at the bottom of this page. If this is the one you meant, tell me the house type and budget below.如果你要找的是 Plentong 分区、+9.2% 的那一个，本页底部有连结。如果这一个才是你要的，请在下方告诉我户型与预算。
A real, self-contained estate with a thin trading record and a confusing name一个真实、自成一体的社区，但成交纪录薄、名字容易混淆
✓ Strengths优势
- 100% landed on the residential record. All 145 recorded residential sales are landed houses — no strata, no condominium.住宅纪录 100% 有地。145 笔住宅登记成交全部是有地住宅 —— 没有分层，没有公寓。
- Its own shop row. 45 recorded 3-storey shop sales suggest genuine day-to-day commerce inside the estate, not total dependence on driving out.自带店屋街。45 笔登记的三层店屋成交，说明社区内有真实的日常商业活动，不必完全依赖开车出去。
- The multi-year psf trend is calmer than the headline. RM322 → RM320 → RM345 from 2022 to 2024 — essentially flat to rising, not the decline the twelve-month figure implies.多年每尺价走势比头条数字平稳。2022 至 2024 年 RM322 → RM320 → RM345 —— 基本持平甚至微升，不是十二个月数字暗示的下滑。
- A dated, verifiable auction anchor. A cluster house at No. 10, Jalan Bandar Cemerlang 1/1 carries a reserve of RM950,000 for its 1 October 2026 auction — a real, checkable reference point.有日期、可核实的拍卖锚点。No. 10, Jalan Bandar Cemerlang 1/1 的一栋 Cluster House，2026 年 10 月 1 日拍卖底价 RM950,000 —— 一个真实、可查证的参考点。
△ Things to weigh需要权衡的
- Annual volume is thin. Four of six years (2021, 2022, 2025, 2026) recorded 26 or fewer transactions, and two of those years recorded 6 or 0. Short-window statistics move easily on a market this size.年度成交量偏薄。六年中有四年（2021、2022、2025、2026）登记成交 26 笔以下，其中两年只有 6 笔或 0 笔。在这样规模的市场里，短窗口统计很容易被拉动。
- The big destinations are all ~8 km away. IKEA Tebrau, AEON Tebrau City and Hospital Sultan Ismail are roughly 8 kilometres in a straight line — a genuine drive, not a stroll.大型目的地都在约 8 公里外。IKEA Tebrau、AEON Tebrau City 与 Hospital Sultan Ismail 直线约 8 公里 —— 是真正要开车的距离，不是散步可达。
- Far from the RTS and JB city centre. About 18 kilometres in a straight line from Bukit Chagar, relying on Federal Route 3 and the Senai–Desaru Expressway rather than the Second Link corridor this series’ western estates use.远离 RTS 与新山市中心。直线距 Bukit Chagar 约 18 公里，靠联邦三号公路与新邦令金—笨珍高速公路联外，而非本系列西部社区所靠的二关走廊。
- The name is a genuine liability. Taman Desa Cemerlang, a separate NAPIC area about 6.5 km away with a +9.2% twelve-month reading, shares the word “Cemerlang”. Verify the URL slug and mukim before trusting any number about “Cemerlang” in Johor Bahru.名字本身是个真实的风险点。相距约 6.5 公里、十二个月读数 +9.2% 的 Taman Desa Cemerlang，与这里共用「Cemerlang」这个字。在信任任何关于「Cemerlang」的新山数字之前，请先核对网址 slug 与分区（mukim）。
Bandar Cemerlang FAQBandar Cemerlang 常见问题
Bandar Cemerlang and Desa Cemerlang in Johor Bahru — are they the same place?Bandar Cemerlang 与 Desa Cemerlang 是同一个地方吗？
No. They are two separate NAPIC subsale reporting areas that happen to share the word Cemerlang. Bandar Cemerlang sits in mukim Tebrau, centred near 1.6231 north, 103.8132 east. Taman Desa Cemerlang sits in the neighbouring mukim of Plentong, centred near 1.5631 north, 103.8135 east. Using the coordinates each area’s own page declares, that is roughly 6.5 kilometres apart in a straight line, almost due north to south. Over the twelve months to September 2026, Bandar Cemerlang’s registered price per square foot fell 6.1 percent while Desa Cemerlang’s rose 9.2 percent. Same name fragment, different NAPIC block, different market — always check the URL slug or the mukim, not just the name, before relying on a number. 不是。它们是两个碰巧都带「Cemerlang」这个字的独立 NAPIC 成交区块。Bandar Cemerlang 位于 Tebrau 分区，中心约在北纬 1.6231、东经 103.8132。Taman Desa Cemerlang 位于邻近的 Plentong 分区，中心约在北纬 1.5631、东经 103.8135。以两页各自公布的坐标计算，两地直线相距约 6.5 公里，几乎正南北方向。截至 2026 年 9 月的十二个月内，Bandar Cemerlang 的登记每尺价跌了 6.1%，而 Desa Cemerlang 涨了 9.2%。同一个字，不同 NAPIC 区块，不同市场 —— 信任任何数字前，请先认网址 slug 或分区，不要只认名字。
How much does a house in Bandar Cemerlang cost?Bandar Cemerlang 的房子多少钱？
Registered subsale records show 191 transactions between 2021 and 2026 with an all-type median of RM829,000 at RM310 per square foot. That headline blends 46 commercial shop sales into the count, so read the residential figure instead: 145 sales, median RM828,000. By house type the recorded medians are RM828,000 for a cluster house at RM345 per square foot (87 sales), RM720,000 for a double-storey terrace at RM328 per square foot (47 sales), and RM975,000 for a double-storey semi-detached at RM259 per square foot, though that last figure rests on only 7 sales. The separate commercial market, mostly three-storey shops, recorded a median of RM1,200,000. 登记二手成交纪录显示，2021 至 2026 年间共 191 笔交易，全类型中位价 RM829,000、每平方尺 RM310。这个头条数字混入了 46 笔商业店屋成交，因此请改看住宅数字：145 笔成交，中位价 RM828,000。按户型分，登记中位价为 Cluster House 每尺 RM345（RM828,000，87 笔）、双层排屋每尺 RM328（RM720,000，47 笔）、双层半独立式每尺 RM259（RM975,000，但仅 7 笔纪录）。独立的商业市场以三层店屋为主，中位价 RM1,200,000。
Where exactly is Bandar Cemerlang?Bandar Cemerlang 确切在哪里？
Bandar Cemerlang is a Jalan Bandar Cemerlang postal address in mukim Tebrau, Johor Bahru, Johor, postcode 81800 Ulu Tiram, centred near 1.6231 north, 103.8132 east. It is about 2.7 kilometres in a straight line from Ulu Tiram’s own town centre, about 8 kilometres from IKEA Tebrau, AEON Tebrau City and Hospital Sultan Ismail, and about 18 kilometres in a straight line from the Bukit Chagar RTS terminal in Johor Bahru city. Those are straight-line distances, not drive times, and have not been converted into minutes on this page. Bandar Cemerlang 是 Tebrau 分区、邮区 81800 Ulu Tiram 内 Jalan Bandar Cemerlang 上的一个门牌，中心约在北纬 1.6231、东经 103.8132。直线距 Ulu Tiram 自己的市镇中心约 2.7 公里，距 IKEA Tebrau、AEON Tebrau City 与 Hospital Sultan Ismail 约 8 公里，距新山市区的 Bukit Chagar RTS 总站直线约 18 公里。以上均为直线距离，非车程，本页未换算为分钟数。
Is the twelve-month fall of 6.1 percent in Bandar Cemerlang reliable?Bandar Cemerlang 十二个月 −6.1% 的读数可靠吗？
Treat the direction as unproven and the multi-year record as more informative. Registered transaction counts here are thin: 6 in 2021, 26 in 2022, 80 in 2023, 73 in 2024, 6 in 2025, and none yet recorded for 2026 as records lag roughly six months. A twelve-month reading built on a handful of 2025 sales can swing on one or two unusual transactions. The steadier multi-year view, residential price per square foot by year, actually moved RM322, RM320 and RM345 from 2022 to 2024 — essentially flat, not falling. The -6.1% headline and the multi-year trend are both real numbers; they are just answering different questions. 这个方向尚未获证实，多年纪录更值得参考。这里的登记成交笔数偏薄：2021 年 6 笔、2022 年 26 笔、2023 年 80 笔、2024 年 73 笔、2025 年 6 笔，2026 年因资料约滞后半年，至今尚无纪录。建立在少数 2025 年成交上的十二个月读数，一两笔特殊交易就能拉动它。较稳的多年视角 —— 逐年住宅每尺价 —— 2022 至 2024 年其实是 RM322、RM320、RM345，基本持平，不是在跌。−6.1% 的头条数字与多年走势都是真实数字，只是在回答不同的问题。
What house types are sold in Bandar Cemerlang?Bandar Cemerlang 卖的是什么户型？
Every one of the 145 recorded residential sales in Bandar Cemerlang is landed — there is no condominium or serviced apartment in the record. The breakdown is 87 cluster houses, 47 double-storey terraces, 7 double-storey semi-detached houses and 4 town houses. Separately, 46 of the area’s 191 total recorded sales are commercial, almost all of them three-storey shops (45 sales, median RM1,200,000), with a single double-storey shop recorded. Bandar Cemerlang 145 笔住宅登记成交全部是有地住宅 —— 纪录里没有公寓，也没有服务式公寓。细分为 87 栋 Cluster House、47 栋双层排屋、7 栋双层半独立式与 4 栋 Town House。另外，全区 191 笔总成交中有 46 笔是商业单位，几乎全是三层店屋（45 笔，中位价 RM1,200,000），仅 1 笔登记为双层店屋。
Can foreigners buy landed property in Bandar Cemerlang?外国人可以在 Bandar Cemerlang 买有地住宅吗？
In practice, no. Johor sets a RM2 million minimum purchase price on landed residential property for non-citizens, and every recorded residential median in Bandar Cemerlang sits well below that: RM720,000 for a terrace, RM828,000 for a cluster house, RM975,000 for a semi-detached. A foreign purchase here would need an individually large title priced far above these medians, State Authority consent per transaction, and still would not be the norm for this address. 实际上不行。柔佛对非公民购买有地住宅设有 RM200 万最低价门槛，而 Bandar Cemerlang 每一个住宅登记中位价都远低于此：排屋 RM720,000、Cluster House RM828,000、半独立式 RM975,000。外籍在此购买需要一笔价格远高于这些中位价的特大地契，且仍需每笔交易的州政府同意书，也仍不是这个门牌的常态。
Is Bandar Cemerlang mostly homes or shops?Bandar Cemerlang 主要是住家还是店屋？
Mostly homes, but the shop component is large enough to matter. Of 191 total recorded transactions, 145 (76 percent) are residential and 46 (24 percent) are commercial, nearly all three-storey shops. Because the area’s overall median of RM829,000 at RM310 per square foot blends both categories, it differs from the pure-residential median of RM828,000 at a considerably higher RM345 per square foot — always ask which figure you are being shown. 主要是住家，但店屋的占比大到不能忽略。191 笔总登记成交中，145 笔（76%）是住宅，46 笔（24%）是商业，几乎全是三层店屋。由于全区整体中位价 RM829,000、每尺 RM310 混合了两个类别，它与纯住宅中位价 RM828,000、每尺明显更高的 RM345 有所不同 —— 请务必先问清楚对方给你看的是哪一个数字。
What are the real drawbacks of Bandar Cemerlang?Bandar Cemerlang 真正的缺点是什么？
Four stand out. Annual transaction volume is thin — most years see fewer than 30 recorded sales, which makes short-window statistics like the twelve-month percentage unusually easy to move. The nearest large mall, hospital and IKEA/AEON cluster are all roughly 8 kilometres away in a straight line, not on the doorstep. It is roughly 18 kilometres in a straight line from the RTS terminal and Johor Bahru city centre, relying on the Jalan Kota Tinggi (Federal Route 3) and Senai-Desaru Expressway corridor rather than the Second Link. And the name itself is a liability: Taman Desa Cemerlang is a separate, better-performing NAPIC area roughly 6.5 kilometres away, and the two get confused in casual searches and conversations. 四点最突出。年度成交量偏薄 —— 多数年份登记成交不足 30 笔，使十二个月涨跌幅这类短窗口统计异常容易被拉动。最近的大型商场、医院与 IKEA／AEON 群都在直线约 8 公里外，不在家门口。直线距 RTS 总站与新山市中心约 18 公里，靠 Jalan Kota Tinggi（联邦三号公路）与新邦令金—笨珍高速公路走廊，而非二关。名字本身也是个负担：相距约 6.5 公里、走势更好的 Taman Desa Cemerlang 是另一个独立 NAPIC 区块，两者在随口搜索与对话中很容易被混淆。
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。
The two Cemerlangs, side by side两个 Cemerlang，并排比较
If you searched “Cemerlang Johor Bahru property”, you could have meant either of these. Here is the full comparison so you can tell which one you actually want.如果你搜的是「Cemerlang 新山房产」，你要找的可能是这两个之一。以下是完整对照，帮你确认自己真正要的是哪一个。
| Bandar Cemerlang | Taman Desa Cemerlang | |
|---|---|---|
| Mukim分区 | Tebrau | Plentong |
| Centre coordinate中心坐标 | 1.6231°N, 103.8132°E | 1.5631°N, 103.8135°E |
| Registered transactions登记成交笔数 | 191 | 406 |
| Residential median住宅中位价 | RM828,000 | RM400,000 |
| 12-month psf change12 个月每尺价变化 | −6.1% | +9.2% |
| Dominant house type主力户型 | Cluster house (60% of residential sales)Cluster House（住宅成交 60%） | Double-storey terrace双层排屋 |
| Housing stock mix住宅存量组成 | 100% landed100% 有地 | 42% low-cost/flats mixed in42% 为廉价屋／组屋 |
| Foreign buyers外籍买家 | No, on either — both sit well under Johor’s RM2m landed floor两边都不行 —— 都远低于柔佛 RM200 万有地门槛 | |
| Mukim Tebrau neighbourTebrau 分区邻区 | Transactions成交笔数 | Median中位价 | PSF每尺 | 12m |
|---|---|---|---|---|
| Taman Impian Emas | 959 | RM724,000 | RM328 | +7.5% |
| Taman Daya | 856 | RM450,000 | RM295 | +11.0% |
| Bandar Dato’ Onn | 815 | RM745,000 | RM436 | +5.2% |
| Taman Mount Austin | 777 | RM540,000 | RM428 | +6.3% |
| Taman Setia Indah | 731 | RM560,000 | RM372 | +4.0% |
| Bandar Jaya Putra | 697 | RM660,000 | RM520 | +5.2% |
| Taman Desa Tebrau | 673 | RM704,000 | RM400 | −6.4% |
| Setia Tropika | 610 | RM800,000 | RM422 | +3.8% |
| Taman Puteri Wangsa | 555 | RM450,000 | RM299 | +0.9% |
| Taman Seri Austin | 485 | RM650,000 | RM429 | +3.8% |
| Taman Pelangi Indah | 411 | RM666,000 | RM292 | −2.1% |
| D’summit Residences | 395 | RM441,000 | RM582 | −15.1% |
| Bandar Cemerlang | 191 | RM829,000 | RM310 | −6.1% |
Confirmed it’s this Cemerlang? Tell me what you need.确认是这一个 Cemerlang 了吗？告诉我你需要什么。
Send me the lane series and house type and I will confirm current availability, whether it is gated, and what the estate’s own shop row currently has open. 把巷道系列与户型告诉我，我会确认目前的现货、是否门禁，以及社区自己的店屋街目前有哪些在营业。