73 sales. One house.
Then the market went quiet. 73 笔成交，一种房子，
然后市场安静了下来。

Registered subsale transactions in Bandar Tiram show 73 records from 2021 to 2026, published by List.my from NAPIC data, with a whole-period median of RM530,000 at RM344 per square foot. Unlike most areas in this series, that median describes almost every single sale here: every recorded transaction we could identify was a double-storey terrace house, most of them 1,550 sq ft, with smaller pockets at 1,442 and 1,733 sq ft. There is no low-cost house, no semi-detached house and no strata product on record. Bandar Tiram 的登记二手成交纪录共 73 笔，涵盖 2021 至 2026 年，资料由 List.my 依 NAPIC 数据公布，全期中位价 RM530,000、每尺 RM344。与本系列大多数区域不同，这个中位价几乎描述了这里的每一笔成交：我们查到的每一笔登记成交都是双层排屋，大多数是 1,550 平方尺，另有较小一批是 1,442 与 1,733 平方尺。这里没有廉价屋、没有半独立式，也没有分层产权登记。

Close to it. List.my’s own market analysis for this exact page describes the area as consisting of double-storey terraces with, in its words, minimal variety in property types, and every individual record we sampled across all six years agreed: 2-Sty Terrace, on Jalan Tiram or its numbered lanes (Jalan Tiram 1/1 through at least 1/22, and a smaller Jalan Tiram 3 cluster), accessed off Jalan Kota Tinggi and Jalan Bandar Tiram. If you are comparing this taman to a neighbour with five house types and three price tiers, that comparison does not really apply here — Bandar Tiram is a single-product market. 非常接近。List.my 对这个网址自身的市场分析形容本区由双层排屋构成，原文用词是「产品类型变化极小」，而我们逐年抽查的每一笔纪录也印证了这一点：全部是 2-Sty Terrace（双层排屋），位于 Jalan Tiram 或其编号巷子（Jalan Tiram 1/1 至少到 1/22，另有较小的 Jalan Tiram 3 组群），经 Jalan Kota Tinggi 与 Jalan Bandar Tiram 进出。如果你想拿这里跟一个有五种户型、三个价格层次的邻区比较，这个比较方式在这里其实不太适用 —— Bandar Tiram 是一个单一产品的市场。

Because there is not enough recent volume to compute one responsibly. List.my’s own area-comparison table leaves the twelve-month column blank for Bandar Tiram rather than publish a number. Looking at the underlying records explains why: only three transactions are on file for the whole of 2025 and 2026 combined so far (two in 2025, one in January 2026), against thirty and thirty-one in 2022 and 2023. A rolling twelve-month percentage built on two or three sales would swing wildly with each new transaction — leaving it blank is the more honest choice, and this page follows the same rule. 因为近期成交量不足以负责任地算出一个数字。List.my 自己的区域对照表把 Bandar Tiram 的十二个月栏位留白，而不是硬凑一个百分比。查看底层纪录就能明白原因：2025 与 2026 两年合计目前只有三笔登记成交（2025 年两笔、2026 年 1 月一笔），对比 2022 与 2023 年分别有三十与三十一笔。用两三笔成交去算滚动十二个月百分比，只要多一笔新纪录就会剧烈摆动 —— 留白是更诚实的做法，这一页也遵循同样的原则。

No, and we want to be direct about this rather than repeat it. While researching this page we came across a reading elsewhere attached to the name “Bandar Tiram” showing a twelve-month change of roughly +673.6% against a median of about RM35,000. No transaction in any of the 73 records we reviewed for this exact List.my page — across all six years, all sizes — comes anywhere near RM35,000; the lowest we sampled was around RM440,000 for an established double-storey terrace. That RM35,000 figure almost certainly belongs to a different record, a different product entirely, or a data error, not to this residential area. The live comparison table for this page currently shows no twelve-month figure at all, which is the number you should trust. 不是真的，我们宁可把话说清楚，也不重复这个数字。在整理这一页资料时，我们确实在别处看到一个挂在「Bandar Tiram」名字底下的读数，显示十二个月涨幅约 +673.6%，对应的中位价约 RM35,000。而我们为这个 List.my 网址核对过的全部 73 笔纪录里 —— 涵盖六年、各种面积 —— 没有一笔接近 RM35,000；我们抽查到最低的一笔约 RM440,000，是一栋成熟的双层排屋。那个 RM35,000 的数字几乎可以肯定属于另一笔纪录、另一种完全不同的产品，或单纯是资料错误，跟这个住宅区无关。这个网址目前的即时对照表根本没有显示十二个月数字 —— 那才是你该相信的状态。

The record shows a sharp concentration: 31 transactions in 2022 and 30 in 2023 — 61 of the 73 total, or 84% — against just 3 in 2021, 6 in 2024, 2 in 2025 and 1 so far in 2026. We could not find a published reason for the 2022–2023 spike (a loan lock-in expiring, an early batch of owners becoming free to sell, or simply normal lumpiness in a small market are all plausible, unverified explanations). What the record does show clearly is that Bandar Tiram traded actively for about two years and has been comparatively quiet since — treat any comparable from 2022 or 2023 as dated, and note how few recent data points exist to price a 2026 sale against. 纪录显示成交高度集中：2022 年 31 笔、2023 年 30 笔 —— 合计 61 笔，占全部 73 笔的 84% —— 对比 2021 年只有 3 笔、2024 年 6 笔、2025 年 2 笔、2026 年至今 1 笔。我们没有查到 2022–2023 年那波高峰的公开解释（贷款锁定期届满、早期业主集体解禁可售，或单纯是小市场本就会出现的波动，都是合理但未经证实的推测）。纪录清楚显示的是：Bandar Tiram 活跃交易了大约两年，此后相对安静 —— 请把 2022 或 2023 年的可比案例视为「有年份」的参考，并留意近期可用来为 2026 年成交定价的数据点其实很少。

All double-storey terraces, split by size rather than by house type. The main size is 1,550 sq ft, which makes up the bulk of the 73 records and has traded from roughly RM440,000 up to RM696,000 across the period, with a 2022 median around RM561,000 falling to about RM481,000 in 2023. A smaller cluster runs 1,733 sq ft, generally priced a little higher per unit but similar per square foot. A single 1,442 sq ft record, from November 2024, sold at RM620,000. With one product family, the honest way to compare units here is size and street, not a type label. 全部是双层排屋，差别在于面积而不是户型。主力面积是 1,550 平方尺，占 73 笔纪录的大多数，期间成交价大致落在 RM440,000 至 RM696,000 之间，2022 年中位价约 RM561,000，2023 年回落到约 RM481,000。另有一批较小群组是 1,733 平方尺，总价通常略高，但每尺价相近。还有一笔 1,442 平方尺的纪录，2024 年 11 月成交 RM620,000。既然只有一个产品家族，比较这里的单位时，诚实的做法是比面积与路段，而不是比户型标签。

No — they are two separate, similarly-named areas that both sit within the Ulu Tiram corridor of Mukim Tebrau, and it is an easy mix-up worth avoiding before you commit to anything. Bandar Tiram is centred on Jalan Tiram and its numbered lanes off Jalan Kota Tinggi, is entirely double-storey terrace houses, and has 73 recorded transactions. Bukit Tiram is a separate taman elsewhere in the same corridor with its own NAPIC record and its own page on this site. If an agent or a listing says “Tiram” without specifying which one, ask them to confirm the exact road before you assume a price applies. 不是 —— 这是两个名字相似、但各自独立的区域，都位于 Tebrau 大区的 Ulu Tiram 走廊内，签任何文件之前先分清楚，能省掉不少麻烦。Bandar Tiram 以 Jalan Tiram 及其编号巷子为中心，经 Jalan Kota Tinggi 进出，产品全部是双层排屋，登记成交 73 笔。Bukit Tiram 则是同一走廊内另一个独立的花园区，有自己的 NAPIC 纪录，本站也有它专属的页面。如果经纪或广告只写「Tiram」而没有讲清楚是哪一个，请先请对方确认确切路名，再判断某个价格是否适用。

Not really. The drive to the Bangunan Sultan Iskandar CIQ checkpoint is about 21.5 km, roughly 29 minutes checked live via Google Maps in September 2026, mostly along Jalan Kota Tinggi / Laluan Persekutuan 3 (AH18). Senai International Airport is about 30.2 km, roughly 24 minutes via the toll Senai-Desaru Expressway (E22). This is a local Ulu Tiram address built around one road and its lanes, not a border-adjacent or RTS-adjacent one; its genuine convenience is a health clinic about 450 metres away and schools within a few minutes, not a fast run to Singapore. 不算靠近。开到 Bangunan Sultan Iskandar CIQ 关卡约 21.5 公里，2026 年 9 月透过 Google Maps 即时核实约需 29 分钟，主要沿 Jalan Kota Tinggi／联邦公路 3 号（AH18）行驶。Senai 国际机场约 30.2 公里，经收费的 Senai-Desaru 大道（E22）约 24 分钟。这是一个围绕单一道路及其巷子建成的 Ulu Tiram 本地门牌，不是贴近关口或 RTS 的地址；它真正的便利是约 450 米外就有一间健康诊所，以及几分钟车程内的学校，而不是快速通勤新加坡。

Real Property Gains Tax, charged on the gain, not on the sale price. For Malaysian citizens and permanent residents the rate is 30 percent if you dispose in years 1 to 3, 20 percent in year 4, 15 percent in year 5, and nil from year 6. Non-citizens pay 30 percent through years 1 to 5 and 10 percent from year 6 onward. On a Bandar Tiram double-storey terrace bought near the 2022 peak of roughly RM561,000, the gap between a year-five and a year-six sale can be worth tens of thousands of ringgit. 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%。以 Bandar Tiram 一栋在 2022 年高峰、约 RM561,000 买入的双层排屋来说，第五年卖与第六年卖之间的差额，可能相差数万令吉。