Filed as landed.
Sold as condominiums.
挂着「有地」的名字，
卖的却是公寓。
Seventy-one registered subsales sit under the name Taman Bayu Puteri 1, and 69 of them are condominium or apartment units. The other two – a bungalow and a terrace – are both logged on Jalan Bayu Puteri 3/1, a road that belongs to the Phase 3 side of the boundary. By road name, this phase has never sold a landed house of its own. Median RM430,000 at RM378 psf, down 2.3% in twelve months on a base of 71 – not the “landed” listing some agents will describe over the phone. We would rather correct that on the first screen than after you have asked for a terrace here. Taman Bayu Puteri 1 名下登记了 71 笔二手成交，其中 69 笔是公寓／服务式公寓单位。剩下两笔 —— 一栋独立式、一栋双层排屋 —— 全都记在 Jalan Bayu Puteri 3/1，那是属于三期那一侧的路名。以路名来看，这一期从来没有卖出过一栋属于自己的有地住宅。中位价 RM430,000、每尺 RM378，十二个月跌 2.3%，基数是 71 —— 不是某些经纪在电话里描述的「有地屋」。我们宁可在第一屏就把这件事说清楚，也不要你问到排屋才发现不对。
© Megnitute · Public domain · Wikimedia CommonsTaman Bayu Puteri 1 in 30 seconds30 秒看懂 Taman Bayu Puteri 1
- What it actually is: the first of three separately numbered condominium developments built by Tebrau Teguh Berhad at Kampung Bakar Batu, Mukim Plentong, on a leasehold basis, according to a StarProperty development review. Typical units run 3 bedrooms and 2 bathrooms on 900–1,130 sq ft; penthouse layouts reach 5 bedrooms, 4 bathrooms, about 2,368 sq ft. 它是什么：由 Tebrau Teguh Berhad 在 Mukim Plentong 的 Kampung Bakar Batu 兴建的三栋编号公寓发展之一，地契为租赁地契，资料来自 StarProperty 的项目介绍。标准单位为 3 房 2 厕、900–1,130 尺；顶层复式户型可达 5 房 4 厕、约 2,368 尺。
- What it costs: 71 registered transactions from 2021 to 2026, median RM430,000 at RM378 psf. That figure is a condo price, not a house price: 69 of the 71 records are condominium/apartment units. The middle 50% of all sales fell between RM364,000 and RM496,000. 多少钱：2021 至 2026 年 71 笔登记成交，中位 RM430,000、每尺 RM378。这个数字是公寓价，不是屋价：71 笔里有 69 笔是公寓／服务式公寓单位。中间 50% 的成交落在 RM364,000 至 RM496,000 之间。
- The two exceptions, and why they do not count: a bungalow sold for RM1,600,000 in November 2022 and a double-storey terrace sold for RM950,000 in April 2025. Both are recorded on Jalan Bayu Puteri 3/1 – the Phase 3 road – not on any street carrying the “Bayu Puteri 1” name. Treat them as boundary artefacts, not as evidence of a landed market inside this phase. 那两笔例外，以及为什么不该算数：一栋独立式在 2022 年 11 月以 RM1,600,000 成交，一栋双层排屋在 2025 年 4 月以 RM950,000 成交。两笔都记在 Jalan Bayu Puteri 3/1 —— 三期的路名 —— 而不是任何一条挂着「Bayu Puteri 1」的路上。请把它们当作边界划分的误差，而不是这一期存在有地市场的证据。
- Its sibling page: Taman Bayu Puteri 3, a few hundred metres away, recorded 76 transactions at a lower median (RM340,000) but a rising psf (+5.5% in 12 months), against Phase 1’s higher median (RM430,000) and falling psf (−2.3%). Same development name, opposite direction. We checked Phase 1 independently rather than assume it matched. 它的姐妹页：几百米外的 Taman Bayu Puteri 3，登记 76 笔，中位价较低（RM340,000）但每尺在涨（12 个月 +5.5%）；一期则中位价较高（RM430,000）但每尺在跌（−2.3%）。同一个发展项目名字，走势却相反。我们是独立核实一期的数据，而不是假设它跟三期一样。
- The honest catch: Johor’s RM1 million strata floor for non-citizens sits well above every recorded price here, and its RM2 million landed floor sits above even the two boundary outliers. Whatever you are buying under this name, it is closed to a foreign or Singaporean buyer at these levels. 诚实提醒：柔佛给非公民的分层产权 RM100 万门槛，远高于这里的任何一笔登记价；有地 RM200 万门槛，也高于那两笔边界例外。不管你在这个名字底下买的是什么，以目前的价位，都对外籍或新加坡买家关闭。
No photograph of the actual blocks exists on Wikimedia – here is everything around themWikimedia 上没有这几栋楼本身的照片 —— 这是它们周围的一切
Taman Bayu Puteri’s condominium blocks are not documented on Wikimedia Commons, and the Street View panels further down are the only verified imagery of the actual roads. What the photographs below show is the wider Plentong / Permas Jaya corridor this development sits inside – each one labelled with its honest straight-line distance. Taman Bayu Puteri 的楼体本身在 Wikimedia Commons 上没有留下影像，下方的街景是唯一经过核实、拍到实际路段的画面。以下照片拍的是这个发展项目所在的 Plentong／Permas Jaya 一带 —— 每一张都标注诚实的直线距离。
A leasehold starter-condo market, not a family-house one一个租赁地契的入门公寓市场，不是一个「家庭屋」市场
With the record this heavily weighted to strata, the buyers this development actually attracts look different from a terrace-house estate. These are inferred from the transaction structure and the unit sizes on record, not from a survey of actual owners.在成交纪录这么倾向分层产权的情况下，这个发展项目实际吸引的买家，跟一个排屋社区不一样。以下画像是依成交结构与登记的单位尺码推导，不是对实际业主的问卷调查。
The first-time buyer首购族
A typical 900–1,130 sq ft, 3-bedroom unit sits near the bottom of the recorded range. On a leasehold condo at this price point, this is very often the first property a young Johor Bahru household ever owns.一间典型 900–1,130 尺、3 房的单位，落在登记区间的下段。以这个价位的租赁地契公寓来说，这经常是新山年轻家庭买下的第一间产业。
The upgrader from Phase 3从三期升级的买家
Phase 1’s higher median (RM430,000 against Phase 3’s RM340,000) and larger recorded unit sizes suggest some buyers here are trading up within the same development name rather than moving estates entirely.一期较高的中位价（RM430,000，对比三期的 RM340,000）与较大的登记单位尺码，显示部分买家是在同一个发展项目名字底下换大单位，而不是整个搬离这个社区。
The room-by-room landlord分房出租的业主
Portal-quoted rents in the wider Plentong strata belt commonly start around RM1,000 a month for a unit of this size. At that level, letting by the room can out-earn a whole-unit tenancy – check current listings before you model this, since it is not a Phase 1-specific figure.在更广的 Plentong 分层产权带，这个尺码的单位平台开价常从每月 RM1,000 起。在这个价位，分房出租的收入可能高过整间出租 —— 但请对照目前挂牌再算，因为这不是专属一期的数字。
The buyer who thought it was landed以为这里是有地屋的买家
A “Taman” name and a series listed under “JB Completed Landed” can both mislead. If a terrace house at Taman Bayu Puteri 1 is what you are picturing, the record says that house does not exist on this side of the boundary – see the Street View panels and the two-outlier explanation below.「Taman」这个名字，加上被归在「JB Completed Landed」系列底下，两者都可能造成误解。如果你脑中想的是 Taman Bayu Puteri 1 的一栋排屋，纪录会告诉你：这一侧的边界里，根本没有这样一栋房子 —— 见下方的街景与两笔例外说明。
A weekday around the blocks楼下的一个平日
There is no shop-row economy or school run to describe here the way a landed township has one – this is a condo precinct next to an older kampung. The rhythm is smaller and quieter, and that itself is a fact worth stating plainly.这里没有像有地市镇那样的店屋经济或上学车流可以描述 —— 这是一片紧邻旧甘榜的公寓区。它的节奏更小、更安静，而这本身就是一个值得直说的事实。
Cars pull out toward Jalan Tebrau and the Pasir Gudang Highway. With no shop row or school inside the development itself, almost all morning traffic here is a commute, not a local errand.车辆驶向 Jalan Tebrau 与 Pasir Gudang Highway。发展项目本身没有店屋排也没有学校，所以早晨的车流几乎全是通勤，不是在地办事。
Lunch means driving out – to the satay stalls of Senibong, the food courts near Permas Square, or Taman Melodies a short distance off. This is a commuter precinct for meals, not a self-contained one.午餐要开车出去 —— 去 Senibong 的沙爹摊、Permas Square 附近的美食中心，或不远处的 Taman Melodies。吃饭这件事，这里是通勤型，不是自给自足型。
Return traffic on the same corridor. Kampung Bakar Batu, the older housing area bordering the development to the west, keeps its own separate, slower rhythm – worth a walk if you want to feel the contrast.同一条走廊上的返家车流。西侧的旧甘榜 Kampung Bakar Batu 保持着自己更慢的节奏 —— 想感受对比，值得走一趟。
Quiet. No late-night food strip or entertainment row to describe inside this precinct – which is either the point or the drawback, depending on which household you are.安静下来。这一片没有宵夜街或娱乐街可以形容 —— 这是优点还是缺点，取决于你是哪一种住户。
City-side, river-side, and boxed in by two bigger names靠市区、靠河，被两个更响亮的名字夹在中间
Taman Bayu Puteri 1 sits in Mukim Plentong, postcode 80150, at Kampung Bakar Batu on the Johor Bahru city-side bank near the Tebrau Strait. A StarProperty development review describes access via the Inner Ring Road, Pasir Gudang Highway, Tebrau Highway and the North-South Expressway, and states the drive to central Johor Bahru City at about five minutes and to the Singapore CIQ at about five minutes via the Eastern Dispersal Link – both portal-quoted figures we have not independently timed. Taman Bayu Puteri 1 位于 Mukim Plentong，邮区 80150，坐落在 Tebrau 海峡附近、新山市区一侧的 Kampung Bakar Batu。StarProperty 的项目介绍描述其经 内环道、Pasir Gudang Highway、Tebrau Highway 与南北大道 进出，并指前往新山市中心约五分钟、经东部干道（EDL）前往新加坡关卡约五分钟 —— 两者皆为平台说法，我们未自行实测车程。
What we did measure ourselves, in straight-line distance from the development’s OpenStreetMap coordinates: Kota SouthKey (Mid Valley Southkey mall) about 1.7 km, Columbia Asia Hospital Tebrau about 2.6 km, and Plaza Pelangi / KSL City Mall / Taman Melodies all around 3.2–3.3 km. These are straight-line figures, not drive times – actual road distance will run longer. 我们自己实测（以发展项目的 OpenStreetMap 坐标为准，直线距离）：Kota SouthKey（Mid Valley Southkey 商场）约 1.7 公里、Columbia Asia Hospital Tebrau 约 2.6 公里、Plaza Pelangi／KSL City Mall／Taman Melodies 均约 3.2–3.3 公里。这些是直线距离，不是车程 —— 实际道路距离会更长。
| Destination目的地 | Straight-line直线距离 |
|---|---|
| Kota SouthKey Mid Valley Southkey | ~1.7 km |
| Columbia Asia Hospital Tebrau | ~2.6 km |
| Taman Melodies 最近商业带 | ~3.2 km |
| KSL City Mall | ~3.3 km |
| Plaza Pelangi | ~3.3 km |
| Danga City Mall | ~4.6 km |
| Johor Bahru City Square / JB Sentral | ~4.8–5.0 km |
| AEON Tebrau City | ~5.7 km |
A mall-and-hospital ring a few kilometres out, nothing inside the gates几公里外一圈商场与医院，围墙内什么都没有
Unlike a self-contained township, this precinct’s convenience is entirely borrowed from its neighbours. That is not a criticism by itself – it is simply a different shape of convenience, and worth listing honestly rather than dressed up as “everything on the doorstep.”跟一个自给自足的市镇不一样，这一带的便利性完全借自邻区。这本身不是缺点 —— 只是便利的形状不同，值得诚实列出，而不是包装成「一切都在门口」。
Roads道路与高速
A StarProperty review names the Inner Ring Road, Pasir Gudang Highway, Tebrau Highway and the North-South Expressway as the access routes, and states the Singapore CIQ is about five minutes away via the Eastern Dispersal Link. We have not independently timed either claim – verify at the hour you would actually travel.StarProperty 的介绍指出进出道路为 内环道、Pasir Gudang Highway、Tebrau Highway 与南北大道，并指经东部干道（EDL）前往新加坡关卡约五分钟。以上两项我们皆未自行实测 —— 请在你实际会出门的时段亲自验证。
Malls & retail商场与零售
Kota SouthKey (Mid Valley Southkey) is the closest large mall at roughly 1.7 km straight-line. KSL City Mall, Plaza Pelangi and Danga City Mall sit further out, all named in the development’s own portal review alongside City Square.Kota SouthKey（Mid Valley Southkey）是最近的大型商场，直线约 1.7 公里。KSL City Mall、Plaza Pelangi 与 Danga City Mall 则更远，同样出现在这个发展项目自己的平台介绍中，还提到 City Square。
Medical医疗
A StarProperty review names Pelangi Medical Centre as the nearest hospital, “a little more than 2 km away” – a portal figure we could not independently geocode. We separately measured Columbia Asia Hospital Tebrau at about 2.6 km straight-line as a verifiable private option.StarProperty 的介绍指最近的医院是 Pelangi Medical Centre，「略超过 2 公里」—— 这是平台说法，我们未能独立定位核实。我们另外自行测得 Columbia Asia Hospital Tebrau 约 2.6 公里（直线），作为可核实的私立选项。
Six things the name does not tell you六件这个名字没告诉你的事
This page sits in a series called “JB Completed Landed.” Taman Bayu Puteri 1 does not fit that description, and the honest thing to do is explain exactly how, using the transaction record rather than an assumption. 这一页属于一个叫「JB Completed Landed」的系列。Taman Bayu Puteri 1 并不符合这个描述，诚实的做法，是用成交纪录而不是假设，把「怎么不符合」讲清楚。
Ninety-seven percent condominium九成七是公寓
Of 71 registered transactions, 69 are condominium or apartment units. Whatever the series title says, the transaction record for this area tag is a strata market, and should be evaluated as one – against strata comparables, not landed ones. 71 笔登记成交里，69 笔是公寓／服务式公寓单位。不管系列标题怎么写，这个区域标签底下的成交纪录就是一个分层产权市场，应该拿分层产权的对照组来评估，不是有地对照组。
The two landed sales are a Phase 3 leak那两笔有地成交是三期漏进来的
The bungalow (RM1,600,000, Nov 2022) and the terrace (RM950,000, Apr 2025) recorded under this area tag are both logged on Jalan Bayu Puteri 3/1. By road name, that is the Phase 3 side of the boundary. We checked this specifically because the brief for this page asked whether Phase 1 was also all-strata like Phase 3 – and the answer is: on the roads that actually carry the “1” name, yes. 记在这个区域标签底下的独立式（RM1,600,000，2022 年 11 月）与排屋（RM950,000，2025 年 4 月），两笔都记在 Jalan Bayu Puteri 3/1 上。以路名来看，那是三期那一侧的边界。我们特别去查了这一点，因为这一页的任务要求核实一期是不是也跟三期一样全是分层产权 —— 答案是：在真正挂着「一期」名字的路段上，是的。
Liquidity that survived the 2024 slowdown撑过 2024 年放缓的流通性
71 records across six years, with 30 alone in 2023. Volume fell to 12 in 2024 and 7 in 2025, but records typically lag about six months, so the most recent years are still filling in rather than confirming a collapse. 六年 71 笔纪录，光 2023 年就有 30 笔。成交量在 2024 年降到 12 笔、2025 年 7 笔，但纪录通常滞后约半年，所以最近几年还在补齐，而不是已经证实市场崩塌。
Moving the opposite way from its own sibling跟自己的姐妹盘走势相反
Phase 1’s psf is down 2.3% over twelve months while Phase 3’s is up 5.5% over the same window – on a higher base price at Phase 1 (RM430,000) against a lower one at Phase 3 (RM340,000). Same development name, same mukim, opposite direction. That divergence itself is the most useful fact on this page for anyone comparing the two. 一期的每尺价十二个月跌 2.3%，同期三期涨 5.5% —— 而一期的基础价（RM430,000）比三期（RM340,000）更高。同一个发展项目名字、同一个 mukim，走势却相反。对任何在比较这两者的人来说，这个分歧本身就是这一页最有用的事实。
Leasehold, from a named developer租赁地契，发展商有名有姓
A StarProperty review names Tebrau Teguh Berhad as the developer of the Taman Bayu Puteri condominiums, on a leasehold basis. Leasehold changes the resale, renewal and financing conversation in a way a freehold landed title does not – factor the remaining lease term into any offer. StarProperty 的介绍指出 Taman Bayu Puteri 系列公寓的发展商为 Tebrau Teguh Berhad，地契为租赁地契。租赁地契会用不同于永久地契有地屋的方式，影响转售、续约与贷款 —— 出价前请把剩余租期算进去。
Below both of Johor’s foreign floors同时低于柔佛给外籍的两条门槛
Johor’s non-citizen floors are RM1,000,000 for strata and RM2,000,000 for landed. This area tag’s median (RM430,000) sits below the first; even its two landed outliers (RM950,000 and RM1,600,000) sit below the second. On these numbers, nothing recorded here is available to a foreign or Singaporean buyer. 柔佛给非公民的门槛是分层 RM100 万、有地 RM200 万。这个区域标签的中位价（RM430,000）低于前者；就连那两笔有地例外（RM950,000 与 RM1,600,000）也低于后者。以这些数字来看，这里登记过的任何一笔，都不对外籍或新加坡买家开放。
And the questions the listing will not volunteer以及挂牌不会主动告诉你的问题
🏠 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 development, three numbers, and a boundary that leaks一个发展项目，三个编号，还有一条会漏水的边界
Taman Bayu Puteri’s three condominium phases sit within a few hundred metres of each other at Kampung Bakar Batu. NAPIC and List.my record each as a separate area, but the road names and the two landed outliers on this page show the boundary between Phase 1 and Phase 3 is not perfectly clean. Taman Bayu Puteri 的三个公寓分期，全都挤在 Kampung Bakar Batu 方圆几百米内。NAPIC 与 List.my 把每一期都记成独立区域，但路名与本页那两笔有地例外显示，一期与三期之间的边界并不干净。
| Phase分期 | Records笔数 | Median中位价 | Median psf / 12m中位每尺 / 12 个月 | Mix产品组合 |
|---|---|---|---|---|
| Taman Bayu Puteri 1 (this page)Taman Bayu Puteri 1 （本页） | 71 | RM430,000 | RM378 · −2.3% | 69 condo, 1 bungalow, 1 terrace (the 2 landed both on Jalan Bayu Puteri 3/1)69 公寓、1 独立式、1 排屋（那 2 笔有地都在 Jalan Bayu Puteri 3/1） |
| Taman Bayu Puteri 3Taman Bayu Puteri 3 | 76 | RM340,000 | RM363 · +5.5% | 75 condo, 1 flat, 0 terrace, 0 semi-D75 公寓、1 廉价组屋、0 排屋、0 半独立式 |
| Taman Bayu Puteri 2Taman Bayu Puteri 2 | Not independently verified for this page — see To be confirmed below本页未独立核实 — 见下方「以实际为准」 | |||
Three condo sizes, and two landed prices that do not belong here三种公寓尺码，加上两个不属于这里的有地价格
A StarProperty development review gives the layout range for the Taman Bayu Puteri condominiums: typical units of 3 bedrooms and 2 bathrooms on 900–1,130 sq ft, and penthouse layouts of 5 bedrooms and 4 bathrooms on about 2,368 sq ft. NAPIC does not break Phase 1’s 69 condo records down by exact layout, so treat the sizes below as the development’s published range, not a Phase 1-specific breakdown. StarProperty 的项目介绍给出了 Taman Bayu Puteri 系列公寓的户型区间：标准单位 3 房 2 厕、900–1,130 尺；顶层复式户型 5 房 4 厕、约 2,368 尺。NAPIC 并未把一期那 69 笔公寓成交依确切户型拆分，所以以下尺码请当作整个发展项目公布的区间，不是一期专属的拆分数字。
Typical unit标准单位
Larger / higher-floor unit较大或较高楼层单位
Penthouse layout · and the 2 landed outliers顶层复式 · 以及那 2 笔有地例外
Small market, thin recent volume, falling psf小市场、近期量薄、每尺在跌
Taman Bayu Puteri 1 against its Plentong neighboursTaman Bayu Puteri 1 与 Plentong 邻区对照
A 2023 peak, then a drop-off2023 年见顶，之后回落
Records lag roughly six months, so 2025 is likely still filling in. Years under 10 transactions (2021, 2025) are excluded from the price index below as statistically thin, following this series’ own rule. 纪录约滞后半年，因此 2025 年很可能还在补齐。低于 10 笔的年份（2021、2025）依本系列的一贯规则，不列入下方的价格指数，因为统计上过薄。
What actually transacted, type by type逐个类型，实际成交在多少
Registered subsale transactions, 2021 to 2026, from NAPIC records published by List.my: 71 records, median RM430,000 at RM378 psf, down 2.3% over twelve months. Rents are portal-quoted for the wider Plentong strata belt, not Phase-1 specific, and are indicative only. 2021 至 2026 年登记二手成交，来源为 List.my 公布的 NAPIC 纪录：71 笔，中位 RM430,000、每尺 RM378，十二个月跌 2.3%。租金为更广的 Plentong 分层产权带的平台开价，非一期专属数字，仅供参考。
| 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？ |
|---|---|---|---|---|---|
| Condominium / apartment公寓 ／ 服务式公寓 | 69 | ~RM430,000 psf RM378 | RM364,000 – 496,000 | from ~RM1,000 (area-wide) | No — below RM1m strata floor不行 — 低于分层 RM100 万门槛 |
| Double-storey terrace (on Jalan Bayu Puteri 3/1)双层排屋 （记于 Jalan Bayu Puteri 3/1） | 1 | RM950,000 2,594 sq ft · RM366 psf · Apr-25 | — | Ask请询问 | No不行 |
| Bungalow (on Jalan Bayu Puteri 3/1)独立式 （记于 Jalan Bayu Puteri 3/1） | 1 | RM1,600,000 5,188 sq ft · RM308 psf · Nov-22 | — | Ask请询问 | No — still under RM2m不行 — 仍未达 RM200 万 |
| All types, recorded median全类型登记中位 | 71 | RM430,000 RM378 psf · −2.3% 12m | RM364,000 – 496,000 | — | Closed to non-citizens对非公民关闭 |
Three usable years, and a genuine swing between them三个可用年份，中间有真实的起伏
Source: registered subsale records from NAPIC (JPPH), published by List.my, read 2026-09-09. Years with fewer than 10 recorded transactions (2021: 3, 2025: 7) are excluded as statistically thin, leaving three points.来源：NAPIC（JPPH）登记二手成交纪录，由 List.my 公布，读取于 2026-09-09。成交笔数低于 10 笔的年份（2021 年 3 笔、2025 年 7 笔）因统计上过薄而剔除，留下三个点。
The distribution, and why the swing matters分布，以及这个起伏为什么重要
Half of all recorded sales landed between RM364,000 and RM496,000, with the median at RM430,000. On only 71 records overall, and single-digit annual counts in the newest years, a handful of large or small units trading in the same year can move the yearly psf figure well beyond what a thicker market would show – which is exactly what happened between 2022 and 2024. 全部登记成交有一半落在 RM364,000 至 RM496,000 之间，中位数为 RM430,000。在总共只有 71 笔、近几年每年个位数成交的情况下，同一年里几笔较大或较小的单位成交，就能把年度每尺价拉动到比一个更厚的市场大得多的幅度 —— 而这正是 2022 至 2024 年间发生的事。
Recorded transactions by year各年度登记成交笔数
Median price per square foot, year by year中位每尺价 · 逐年
Only years with 10 or more transactions are drawn. With just three qualifying years, read this as a starting point for verification, not a settled trend line.只画出成交笔数达 10 笔以上的年份。只有三个符合条件的年份，请把它当作用来核实的起点，不要当作已经定型的趋势线。
PRICE_INDEX 阵列加一行，格式 {q:"2026 Q1", median:435, n:12}（median 填每尺价，n 填笔数）。💡 加
?draft=1 到网址后面，就能看到本页所有黄色待办备注。The straight answer: nothing recorded here clears the floor直说：这里登记过的任何一笔，都跨不过门槛
Johor bars non-citizens from strata property below RM1 million and from landed residential property below RM2 million. Taman Bayu Puteri 1’s condo median is RM430,000, and even its two landed outliers (RM950,000 and RM1,600,000) fall short of the landed floor. Nothing recorded under this area tag clears either line. 柔佛禁止非公民购买 RM100 万 以下的分层产权，以及 RM200 万 以下的有地住宅。Taman Bayu Puteri 1 的公寓中位价是 RM430,000，就连那两笔有地例外（RM950,000 与 RM1,600,000）也不到有地门槛。这个区域标签底下登记过的任何一笔，都跨不过任何一条线。
Monthly repayment每月供款
Defaults set to the recorded all-type median of RM430,000.预设值为全类型登记中位价 RM430,000。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM430,000, the recorded all-type median. First-time Malaysian buyers at or below RM500,000 are exempt from transfer stamp duty in 2026 and 2027 – this entire price band qualifies.预设 RM430,000，即全类型登记中位价。马来西亚首购族在 RM500,000 或以下于 2026 与 2027 年免转让印花税 —— 这个价位带整个都符合资格。
Johor’s minimum purchase price for a non-citizen is RM1 million on strata and RM2 million on landed. This area’s condo median (RM430,000) and even its two landed outliers (RM950,000, RM1,600,000) sit below those floors. The costs below are shown so you can compare against an address that does qualify. 柔佛对非公民的最低购买价为分层 RM100 万、有地 RM200 万。这个区域的公寓中位价（RM430,000），以及那两笔有地例外（RM950,000、RM1,600,000），都低于这两条门槛。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。
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。
Which block, and which phase? Both decide everything else here.哪一栋楼、哪一期？在这里，这两个问题决定其余一切。
Same development name, three phases, opposite price trends. Tell me the phase, block and budget and the rest is quick.同一个发展项目名字、三个分期、走势相反。告诉我分期、楼栋与预算，其余的很快。
A fine starter condo, mis-filed under a landed name一个不错的入门公寓，被错放在有地系列底下
✓ Strengths优势
- A real, if small, transaction history. 71 records across six years, with 30 in 2023 alone, is enough to check comparables against – unlike many small strata precincts with almost no public data.虽小但真实的成交历史。六年 71 笔，光 2023 年就有 30 笔，足以拿来核对可比案例 —— 不像许多小型分层产权楼盘几乎查不到公开数据。
- Entry-level pricing for Johor Bahru city-side. A recorded median of RM430,000 for a condo unit within roughly 2–5 km of Kota SouthKey, Columbia Asia Tebrau and several malls is a genuinely accessible price point.新山市区一侧的入门价位。登记中位价 RM430,000，距 Kota SouthKey、Columbia Asia Tebrau 与数个商场约 2–5 公里，这是一个确实容易入手的价位。
- A named, traceable developer. Tebrau Teguh Berhad built all three Bayu Puteri phases, which at least gives a paper trail for the original specifications – unlike anonymous older strata stock.发展商有名有姓、可追溯。Tebrau Teguh Berhad 建了全部三期 Bayu Puteri，这至少让原始规格有据可查 —— 不像一些查无来历的旧分层产权楼盘。
- A quieter neighbour than its own Phase 3. With no shop-row economy of its own, this precinct does not carry the traffic and parking pressure that a busier mixed-commercial estate would.比自家三期更安静的邻居。由于本身没有店屋商业经济，这一带不会有更热闹的综合商业社区那种车流与车位压力。
△ Things to weigh需要权衡的
- This is not a landed estate, whatever the series name implies. 69 of 71 records are condo/apartment, and the two that are not both sit on a Phase 3 road. If a terrace house here is what you want, it does not exist on the record.不管系列名字怎么暗示，这不是一个有地社区。71 笔里有 69 笔是公寓，剩下两笔又都记在三期的路段上。如果你想要的是这里的一栋排屋，纪录上并不存在。
- Psf is down 2.3% while its own sibling phase is up 5.5%. That divergence, on thin volume, is a reason to ask hard questions about the specific block before buying, not to assume the whole development is rising.每尺价在跌 2.3%，而自家姐妹分期在涨 5.5%。在量薄的情况下出现这种分歧，买之前应该针对具体楼栋追问清楚，而不是假设整个发展项目都在涨。
- Leasehold, not freehold. Remaining lease term, renewal cost and the effect on future financing all need checking on the individual title – this page could not verify a specific remaining term.是租赁地契，不是永久地契。剩余租期、续约费用，以及对未来贷款的影响，都要在个别地契上查证 —— 本页无法核实具体剩余年期。
- NAPIC does not publish block-level detail. With several blocks under one area tag and no public breakdown, a “median” can mix very different unit ages, sizes and facilities. Get the specific block’s own recent sales before you rely on this page’s figures.NAPIC 不公布逐栋楼的细节。一个区域标签底下有好几栋楼、又没有公开拆分，「中位价」可能混合了屋龄、尺码与设施都不同的单位。请在依赖本页数字前，先拿到那一栋楼自己的近期成交。
- No hospital, mall or school inside the precinct itself. Every convenience listed on this page is borrowed from Permas Jaya or central Johor Bahru, at least 1.7 km away – this is not a self-contained township.区内本身没有医院、商场或学校。本页列出的每一项便利，全都借自万家庭或新山市中心，至少 1.7 公里外 —— 这不是一个自给自足的市镇。
- Drive times to the city and CIQ are portal-quoted, not independently timed. Verify the routes yourself at the hour you would actually travel before you factor them into a decision.往市区与关卡的车程是平台说法，非本页自行实测。请在纳入你的决策前，自己在实际会出门的时段验证路线。
Taman Bayu Puteri 1 FAQTaman Bayu Puteri 1 常见问题
How much does a unit in Taman Bayu Puteri 1 cost?Taman Bayu Puteri 1 的单位多少钱？
Registered subsale transactions in Taman Bayu Puteri 1 show a median of RM430,000 at RM378 per square foot across 71 records from 2021 to 2026, published by List.my from NAPIC data. Ninety-seven percent of those records, 69 of 71, are condominium or apartment units, and the recorded psf has fallen 2.3 percent over the past twelve months on a base thin enough that a handful of sales can move it. Read the median as a strata price, not a house price, because on this record almost nothing else sold here. Taman Bayu Puteri 1 的登记二手成交显示：2021 至 2026 年共 71 笔纪录，中位价 RM430,000、每平方尺 RM378，资料由 List.my 依 NAPIC 数据公布。这 71 笔里有 97%、即 69 笔，是公寓／服务式公寓单位，而登记每尺价在过去十二个月跌了 2.3%，基数薄到几笔成交就能拉动它。请把这个中位价读成分层产权价，不是屋价，因为这份纪录里几乎没卖过别的东西。
Is Taman Bayu Puteri 1 a landed estate, or is it condominiums?Taman Bayu Puteri 1 是有地社区，还是公寓？
On the transaction record, it is condominiums. Taman Bayu Puteri is a leasehold precinct of three separately numbered condominium developments built by Tebrau Teguh Berhad – Bayu Puteri 1, 2 and 3 – each with its own layout and facilities, according to a StarProperty development review. NAPIC’s own figures back that up: 69 of the 71 subsales recorded under the Taman Bayu Puteri 1 area tag are condominium or apartment units. The “Taman” in the name describes an old Malay convention for a residential precinct, not a promise of terrace houses. 从成交纪录看，是公寓。据 StarProperty 的项目介绍，Taman Bayu Puteri 是一个租赁地契的园区，底下有三栋分开编号、由 Tebrau Teguh Berhad 兴建的公寓发展 —— Bayu Puteri 一、二、三期 —— 各有各的格局与设施。NAPIC 自己的数字也印证了这一点：Taman Bayu Puteri 1 区域标签底下的 71 笔成交里，有 69 笔是公寓／服务式公寓单位。名字里的「Taman」是马来文里对住宅园区的旧式称呼，不是承诺会有排屋。
What are the two landed sales recorded under Taman Bayu Puteri 1, and where do they actually sit?Taman Bayu Puteri 1 底下那两笔有地成交是什么，实际又在哪里？
Two records break the condo pattern: a bungalow that sold for RM1,600,000 in November 2022 and a double-storey terrace that sold for RM950,000 in April 2025. Both are logged on Jalan Bayu Puteri 3/1 – a road name that belongs to the Phase 3 side of the development, not Phase 1. That means, by road name, Taman Bayu Puteri 1 has no landed sale of its own on record; the two outliers are almost certainly boundary artefacts of how NAPIC’s area tags are drawn, not houses inside this phase. 有两笔打破了公寓的模式：一栋独立式在 2022 年 11 月以 RM1,600,000 成交，一栋双层排屋在 2025 年 4 月以 RM950,000 成交。两笔都记在 Jalan Bayu Puteri 3/1 —— 这个路名属于发展项目三期那一侧，不是一期。也就是说，以路名来看，Taman Bayu Puteri 1 名下没有一笔属于自己的有地成交；这两笔例外，几乎可以肯定是 NAPIC 区域标签划分方式造成的边界误差，不是这一期里真的有这样的房子。
Are Taman Bayu Puteri 1, 2 and 3 the same development?Taman Bayu Puteri 1、2、3 是同一个发展项目吗？
They are three separately built condominium blocks under one development name in Mukim Plentong, each recorded by NAPIC and List.my as its own area with its own transaction history. Taman Bayu Puteri 1 recorded 71 transactions, median RM430,000 at RM378 psf, down 2.3 percent over twelve months. Taman Bayu Puteri 3 recorded 76 transactions, median RM340,000 at RM363 psf, up 5.5 percent over the same period – a smaller, cheaper, faster-moving market a few hundred metres away. A listing that just says “Bayu Puteri” without a number could mean either market, or Phase 2, which this page has not independently verified; always confirm the number against the URL slug. 它们是 Mukim Plentong 底下同一个发展项目名字之下、分开兴建的三栋公寓，NAPIC 与 List.my 各自把它们记录成独立区域，各有各的成交历史。Taman Bayu Puteri 1 登记 71 笔成交，中位价 RM430,000、每尺 RM378，十二个月跌 2.3%。Taman Bayu Puteri 3 登记 76 笔成交，中位价 RM340,000、每尺 RM363，同期涨 5.5% —— 是几百米外一个更小、更便宜、走得更快的市场。任何广告只写「Bayu Puteri」而不写分期号码，都可能指的是任一个市场，或是本页未独立核实的二期；请务必对照网址 slug 确认号码。
Can foreigners or Singaporeans buy in Taman Bayu Puteri 1?外籍或新加坡买家可以在 Taman Bayu Puteri 1 买房吗？
No, not at these prices. Johor sets a minimum purchase price of RM1 million for non-citizens buying strata property, and the recorded median here is RM430,000 – even the highest individual condo sale in the record falls well short of that floor. The two landed outliers, at RM950,000 and RM1,600,000, also sit under Johor’s RM2 million landed floor for non-citizens. On the numbers, every unit ever recorded under this area tag is closed to a foreign or Singaporean buyer. 不行，至少以这个价位不行。柔佛对非公民购买分层产权设有 RM100 万最低价门槛，而这里的登记中位价是 RM430,000 —— 就连纪录中单笔最高的公寓成交，也远远不到那条线。那两笔有地例外，RM950,000 与 RM1,600,000，同样低于柔佛给非公民的有地 RM200 万门槛。从数字看，这个区域标签底下登记过的每一笔，都对外籍或新加坡买家关闭。
Who develops Taman Bayu Puteri 1, and is it leasehold or freehold?Taman Bayu Puteri 1 的发展商是谁？是租赁地契还是永久地契？
Taman Bayu Puteri, including Phase 1, was developed by Tebrau Teguh Berhad on a leasehold basis, according to a StarProperty development review, with typical units of three bedrooms and two bathrooms on 900 to 1,130 square feet, and penthouse layouts of five bedrooms and four bathrooms on about 2,368 square feet. Leasehold tenure carries its own resale and renewal considerations that a freehold title does not – confirm the remaining lease years on the individual title before committing. 据 StarProperty 的项目介绍，Taman Bayu Puteri（含一期）由 Tebrau Teguh Berhad 发展，地契为租赁地契；标准单位为 3 房 2 厕、900 至 1,130 尺，顶层复式户型为 5 房 4 厕、约 2,368 尺。租赁地契在转售、续约方面，会有永久地契没有的考量 —— 承诺前请先在个别地契上确认剩余租期年数。
What is life like around Taman Bayu Puteri 1?Taman Bayu Puteri 1 周边的生活是什么样的？
The development sits at Kampung Bakar Batu in Mukim Plentong, bordered by an older kampung to the west and, per the same development review, a more upmarket Bayu Puteri Marina project to the northeast. Malls at Plaza Pelangi and KSL City Mall and the retail strip of Taman Melodies are all roughly 3 kilometres away in a straight line, and Kota SouthKey, home to Mid Valley Southkey mall, is about 1.7 kilometres off. The development review also names Danga City Mall, City Square, several golf venues and a claimed five-minute run to central Johor Bahru, though that drive time comes from the portal, not from our own measurement. 这个发展项目位于 Mukim Plentong 的 Kampung Bakar Batu，西侧与一个较旧的甘榜相邻，据同一份项目介绍，东北侧则是较为高档的 Bayu Puteri Marina 项目。Plaza Pelangi 与 KSL City Mall 商场，以及 Taman Melodies 零售街段，直线距离都约 3 公里；设有 Mid Valley Southkey 商场的 Kota SouthKey 约 1.7 公里外。该项目介绍还提到 Danga City Mall、City Square、数个高尔夫场地，以及号称五分钟车程到新山市中心 —— 但这个车程数字来自平台，不是我们自行测量。
Is Taman Bayu Puteri 1 a good buy for rental income?Taman Bayu Puteri 1 适合买来出租吗？
The math depends entirely on which of the 69 condo blocks and floor plans you are looking at, because NAPIC does not publish block-level detail. What the record does show is a resilient volume – 71 transactions across six years with 30 alone in 2023 – which points to steady turnover rather than a dead market. Portal-quoted rentals for units of this size in the wider Plentong strata belt commonly start around RM1,000 per month per the same development review, though that figure is not specific to Phase 1 and should be checked against current listings before you underwrite a purchase. 这笔账完全取决于你看的是那 69 栋公寓里的哪一栋、哪一种平面图，因为 NAPIC 不公布逐栋楼的细节。纪录确实显示出有韧性的成交量 —— 六年 71 笔，光 2023 年就有 30 笔 —— 这指向的是稳定的周转，不是死市场。据同一份项目介绍，更广的 Plentong 分层产权带，这个尺码单位的平台开价常从每月 RM1,000 起，但这不是一期专属数字，下手前应对照目前挂牌核实。
Why did the price per square foot fall 2.3% in the past year?为什么每尺价在过去一年跌了 2.3%？
On a base of 71 transactions across six years, and only 7 in the most recent full year, a small change in which units happened to trade can move the twelve-month percentage more than it would in a thicker market. Yearly psf on transactions of ten or more moved from RM355 in 2022 to RM450 in 2023 and back down to RM384 in 2024 – a swing of nearly RM100 psf in two years on a market this size. Treat the minus-2.3-percent headline as a data point to verify against the specific floor and stack you are buying, not as a verdict on the whole development. 在六年 71 笔、最近一个完整年份只有 7 笔的基数上，哪几个单位刚好成交，就能把十二个月的百分比拉动得比一个更厚的市场大得多。成交笔数达十笔以上的年份，每尺价从 2022 年的 RM355 涨到 2023 年的 RM450，再跌回 2024 年的 RM384 —— 在这么小的市场里，两年内摆动了将近 RM100。请把「跌 2.3%」这个标题数字，当作一个需要对照你要买的具体楼层与座向去核实的数据点，不要当作对整个发展项目的定论。
Plentong mukim, on the same NAPIC dataPlentong mukim，同一份 NAPIC 数据下的对照
Every figure below comes from the same source and the same window. Note that most of these neighbours are genuinely landed or mixed markets – Taman Bayu Puteri 1 and 3 are the odd ones out in this list, both condo-dominated despite sitting inside a “completed landed” comparison set.下方每一个数字都来自同一个来源、同一个期间。请注意，这份名单里的多数邻区都是真正的有地或混合市场 —— Taman Bayu Puteri 1 与 3 才是这份名单里的异类，两者都以公寓为主，却被放进「有地」的对照组里。
| 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 Bayu Puteri 1 | 71 | RM430,000 | RM378 | −2.3% | Condo-dominated, falling — the subject of this page以公寓为主、正在下跌 — 本页主角 |
| Taman Bayu Puteri 3 | 76 | RM340,000 | RM363 | +5.5% | Its sibling, cheaper and rising它的姐妹，更便宜也在涨 |
| Bandar Baru Permas Jaya | 1,387 | RM488,000 | RM370 | +9.7% | The mukim’s biggest, genuinely mixed market这个 mukim 里最大、真正混合的市场 |
| Taman Kota Masai | 1,357 | RM360,000 | RM335 | −3.2% | Cheaper and larger, also declining更便宜、量更大，同样在跌 |
| Bandar Seri Alam | 656 | RM460,000 | RM315 | +8.1% | Similar price band, moving up价位相近，正在上涨 |
| Taman Megah Ria | 560 | RM450,000 | RM299 | +19.8% | Fastest mover in the mukim这个 mukim 里涨最快的 |
| Taman Molek | 537 | RM539,000 | RM344 | −1.5% | Pricier landed benchmark, also softening更贵的有地标杆，同样在走软 |
| Tg Puteri Resort | 417 | RM358,000 | RM243 | −29.7% | The mukim’s steepest decline — a caution on thin volume这个 mukim 跌最深的 — 量薄时的警示 |
Tell me the phase and block. I will tell you what it actually sold for.告诉我分期与楼栋。我告诉你它实际卖了多少。
Taman Bayu Puteri 1 has 71 records behind it, spread across blocks NAPIC does not name individually. Send me the block or unit facing and I will come back with the recent sales, the realistic rent, and whether it is really Phase 1 or a neighbouring phase. Taman Bayu Puteri 1 背后有 71 笔纪录，分散在 NAPIC 不会逐栋点名的几栋楼里。把楼栋或座向发给我，我会回你近期成交、务实的租金水平，以及它到底是不是真的一期。