Zero.
Not one landed sale, ever.
零。
一笔有地成交都没有过。
Fifty-eight registered subsales sit under the name Taman Bayu Puteri 2, going back to 2021. All 58 are condominium or flat units – 53 condo, 5 flat, nothing else. Its sibling Phase 1 at least has two landed sales leaking in from a boundary road. This page has none, at any point in six years of records. Median RM300,000 at RM332 psf, down 3.0% in twelve months on a base of 58 – the cheapest and, on this evidence, the most completely strata of the three numbered Bayu Puteri phases. We would rather tell you that before you ask to see a terrace here. Taman Bayu Puteri 2 名下登记了 58 笔二手成交，可追溯到 2021 年。全部 58 笔都是公寓或组屋单位 —— 53 公寓、5 组屋，没有别的。连它的姐妹一期，都还有两笔从边界路段漏进来的有地成交。这一页，六年纪录里一笔都没有。中位价 RM300,000、每尺 RM332，十二个月跌 3.0%，基数是 58 —— 以现有证据来看，是三个编号分期里最便宜、也最彻底是分层产权的一个。我们宁可先说清楚，也不要你来问这里有没有排屋。
© Terence Ong · CC BY 2.5 · Wikimedia CommonsTaman Bayu Puteri 2 in 30 seconds30 秒看懂 Taman Bayu Puteri 2
- What it actually is: a strata precinct on Jalan Bayu Puteri 1/2 (List.my’s own address record reads “Jalan Bayu Puteri ½, 02-03 Blok B”), Mukim Plentong, at coordinates Google Maps itself returns for “Taman Bayu Puteri 2.” Every one of the 53 recorded condo sales is the same 904 sq ft size, pointing to a single dominant floor plan rather than a mix of layouts. 它是什么：位于 Jalan Bayu Puteri 1/2（List.my 自己的地址纪录写作「Jalan Bayu Puteri ½，02-03 Blok B」）、Mukim Plentong 的分层产权楼盘，坐标取自 Google Maps 自己回传的「Taman Bayu Puteri 2」位置。53 笔登记公寓成交，尺码全部是同一个 904 尺，说明这是单一主力户型，不是多种格局混合。
- What it costs: 58 registered transactions from 2021 to 2026, median RM300,000 at RM332 psf. Every one of the 58 is condo (53) or flat (5) – the type breakdown reads 100% strata, with zero landed records at any point in the data. 多少钱：2021 至 2026 年 58 笔登记成交，中位 RM300,000、每尺 RM332。58 笔全部是公寓（53 笔）或组屋（5 笔）—— 屋型拆分是 100% 分层产权，整份数据里任何时候都没有有地纪录。
- The anomaly worth flagging: two of the five flat sales, both for the same 753 sq ft unit type, went for RM50,000 each in Nov-2025 and Jan-2026 – against RM270,000 for the same size and type just months earlier, in Apr-2025. That is far too large a gap for an open-market swing; it reads like a related-party or distressed transfer, not a market price. 值得指出的异常：五笔组屋成交里有两笔，同样是 753 尺户型，在 2025 年 11 月与 2026 年 1 月各以 RM50,000 成交 —— 而同尺码同户型，几个月前的 2025 年 4 月才卖 RM270,000。这个差距大到不像是公开市场的正常波动，比较像是关联方转手或急售，不代表这个户型的市场价。
- Its two sibling pages: Phase 1 (71 records, median RM430,000, −2.3% 12m) still has two landed sales on a boundary road; Phase 3 (76 records, median RM340,000, +5.5% 12m) has one flat among an otherwise all-condo record. Phase 2 is the only one of the three with a completely clean strata record – and the lowest price of the three. 它的两个姐妹页：一期（71 笔，中位 RM430,000，12 个月 −2.3%）还有两笔有地成交记在边界路段上；三期（76 笔，中位 RM340,000，12 个月 +5.5%）除一笔组屋外全是公寓。二期是三者之中唯一一个分层产权纪录「干干净净」的，也是价格最低的一个。
- The honest catch: Johor’s RM1 million strata floor for non-citizens sits more than three times above the recorded median here, and the single highest sale ever recorded (RM435,000) still falls well short. Whatever else is true of this address, it is closed to a foreign or Singaporean buyer. 诚实提醒：柔佛给非公民的分层产权 RM100 万门槛，是这里中位价的三倍以上，就连纪录中单笔最高价（RM435,000）也远远不到。不管这个地址还有什么其他特点，它对外籍或新加坡买家是关闭的。
No photograph of the actual blocks exists on Wikimedia – here is the corridor around themWikimedia 上没有这几栋楼本身的照片 —— 这是它们周边的走廊
Taman Bayu Puteri 2’s 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 Kempas / Tampoi / Pasir Gudang Highway corridor this precinct sits inside – each one labelled with its own calculated straight-line distance from the coordinates Google Maps returns for this address. Taman Bayu Puteri 2 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。以下照片拍的是这一带所在的 Kempas／Tampoi／Pasir Gudang 大道走廊 —— 每一张都标注了以 Google Maps 回传坐标算出的直线距离。
The cheapest entry point in the Bayu Puteri name, and it shows in who buys it挂着 Bayu Puteri 名字里最便宜的入口，买家组成也看得出来
At a RM300,000 median – the lowest of the three numbered phases – and a single dominant 904 sq ft floor plan, this precinct’s buyer profile looks narrower than a mixed landed township. These are inferred from the transaction structure and unit sizes on record, not from a survey of actual owners.在 RM300,000 的中位价（三个编号分期里最低）与单一主力的 904 尺户型底下，这一带的买家画像，比一个混合有地市镇要窄。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 absolute first-time buyer彻底的首购族
At RM300,000 median, this is priced below both sibling phases and most of the mukim’s landed comparables. For a buyer whose ceiling is genuinely around this number, there is no “start small and move to a terrace nearby” plan on this specific area tag – the record shows nothing landed to move to.中位价 RM300,000，比两个姐妹分期、也比这个 mukim 大多数有地对照组都便宜。对预算上限就在这个数字附近的买家来说，在这个区域标签底下，并没有「先买小的、以后换隔壁排屋」的路径 —— 纪录显示这里根本没有有地屋可换。
The room-by-room landlord分房出租的业主
With almost every condo record at the same 904 sq ft, comparing one unit’s rent potential against another is unusually simple here – there is little size variation to control for. Portal-quoted rents for units of this size in the wider Plentong strata belt commonly start around RM1,000 a month; verify against current listings before modelling a yield.由于几乎每笔公寓成交都是同一个 904 尺，在这里比较不同单位的出租潜力异常简单 —— 没什么尺码差异要考虑。这个尺码的单位，在更广的 Plentong 分层产权带，平台开价常从每月 RM1,000 起；算收益前请对照目前挂牌核实。
The upgrader eyeing Phase 1 or 3盯着一期或三期的升级买家
Phase 2’s lower median (RM300,000, against Phase 1’s RM430,000 and Phase 3’s RM340,000) makes it the cheapest door into a development name with two pricier siblings a short distance away – a plausible stepping-stone strategy, though we have not verified how often that actually happens.二期较低的中位价（RM300,000，对比一期 RM430,000、三期 RM340,000），让它成为这个发展项目名字底下最便宜的入口，旁边还有两个更贵的姐妹盘 —— 这是一个说得通的「先小后大」策略，但我们未核实实际发生的比例。
The buyer chasing a bargain that isn’t one追逐一个其实不便宜的「便宜货」
Anyone searching NAPIC data for this area will see two RM50,000 sales in the record. If a listing or a headline points to that number as “the going rate,” see the honest-read section below before you act on it – it is very likely not an open-market price.任何搜索这个区域 NAPIC 数据的人，都会看到纪录里有两笔 RM50,000 的成交。如果有挂牌或标题拿这个数字当「市价」宣传，请先看下方的诚实分析区块再行动 —— 那笔价格很可能不是公开市场价。
A weekday between two highways and a KTM line夹在两条大道与一条铁路之间的一个平日
There is no shop-row economy inside the blocks themselves to describe the way a landed township has one – this precinct’s daily rhythm is borrowed almost entirely from the Kempas and Tampoi roads around it.这几栋楼本身没有店屋经济可以像有地市镇那样描述 —— 这一带的日常节奏，几乎全部借自周围的 Kempas 与 Tampoi 一带道路。
Cars filter onto Jalan Tampoi, roughly half a kilometre off, or toward Lebuhraya Pasir Gudang, about 0.7 km away, both verified by our own coordinate check rather than a portal claim.车辆汇入约半公里外的 Jalan Tampoi，或驶向约 0.7 公里外的 Lebuhraya Pasir Gudang —— 两个距离都是我们自己核实坐标算出来的，不是平台说法。
Lunch options within the blocks themselves are not documented; the nearer commercial options sit along the Tampoi industrial belt or at Kempas, both a short drive rather than a walk.楼体本身内的午餐选择没有资料可查；较近的商业选项在 Tampoi 工业带或 Kempas 一带，都是短程车距，不是步行距离。
Return traffic on the same roads. Adjacent lanes named Jalan Bayu 2/2, 2/5 and 2/6 carry single- and double-digit house numbers – landed housing sits within a few hundred metres, just not under this area’s own NAPIC tag.同样的道路上出现返家车流。相邻的 Jalan Bayu 2/2、2/5、2/6 几条小巷，门牌是个位数与两位数 —— 有地住宅就在几百米内，只是不在这个区域自己的 NAPIC 标签底下。
Quiet. With no documented retail strip inside the precinct, evenings here depend entirely on what a resident brought home, not on a night market or food street at the gate.安静下来。这一带内没有可查证的零售街，晚上完全取决于住户自己带了什么回家，而不是门口有夜市或美食街。
Between the Kempas roads and the Pasir Gudang Highway, not inside either one夹在 Kempas 道路与 Pasir Gudang 大道之间，不属于任何一边
Taman Bayu Puteri 2 sits in Mukim Plentong, postcode 80150, on Jalan Bayu Puteri 1/2 – List.my’s own record reads the road as “Jalan Bayu Puteri ½.” We plotted the coordinates Google Maps itself returns for this address and measured every distance below ourselves from that point, using OpenStreetMap road and landmark data – none of the figures on this page are portal drive-time claims. Taman Bayu Puteri 2 位于 Mukim Plentong，邮区 80150，坐落在 Jalan Bayu Puteri 1/2 —— List.my 自己的纪录把这条路写作「Jalan Bayu Puteri ½」。我们用 Google Maps 自己回传的这个地址坐标，配合 OpenStreetMap 的道路与地标资料，自行测算了以下每一个距离 —— 本页没有一个数字是平台车程说法。
The nearest verified road links are Jalan Tampoi at about 0.5 km and Lebuhraya Pasir Gudang (a trunk highway) at about 0.7 km, both straight-line from the coordinates. Jalan Kempas Baru, a primary road, sits about 0.9 km off, and the Kempas Baru KTM station is about 2.4 km away. These are straight-line figures, not drive times – actual road distance and traffic will add to them. 经核实最近的道路连接是约 0.5 公里的 Jalan Tampoi，与约 0.7 公里的 Lebuhraya Pasir Gudang（一条主干高速），两者皆为直线距离。主要道路 Jalan Kempas Baru 约 0.9 公里外，Kempas Baru 火车站约 2.4 公里。这些是直线距离，不是车程 —— 实际道路距离与车流会让时间更长。
| Destination目的地 | Straight-line直线距离 |
|---|---|
| Jalan Tampoi 主要道路 | ~0.5 km |
| Lebuhraya Pasir Gudang 干道高速 | ~0.7 km |
| Jalan Kempas Baru 主要道路 | ~0.9 km |
| Tampoi industrial belt | ~1.5 km |
| Kempas Baru KTM station | ~2.4 km |
| Giant Hypermarket Tampoi 一带 | ~4.7 km |
| KIPMall Tampoi | ~5.7 km |
A highway junction close by, everything else a short drive out附近就是高速路口，其他一切都要开一小段路
This precinct’s convenience is entirely borrowed from the Kempas and Tampoi roads around it – there is no documented retail strip inside the blocks themselves. Listing it plainly, rather than dressing borrowed convenience up as “everything on the doorstep,” is the point of this section.这一带的便利性完全借自周围的 Kempas 与 Tampoi 道路 —— 楼体本身内没有可查证的零售街。把借来的便利性诚实列出，而不是包装成「一切都在门口」，是这个区块的重点。
Roads道路与高速
OpenStreetMap places Jalan Tampoi about 0.5 km off and Lebuhraya Pasir Gudang about 0.7 km off, both straight-line from the coordinates Google Maps returns for this address. Neither figure comes from a developer brochure – we plotted them ourselves.依 OpenStreetMap 坐标，Jalan Tampoi 约 0.5 公里外，Lebuhraya Pasir Gudang 约 0.7 公里外，两者皆为直线距离，坐标取自 Google Maps 回传的这个地址。两个数字都不是发展商文宣说法 —— 是我们自己算出来的。
Malls & retail商场与零售
We measured KIPMall Tampoi at about 5.7 km and a Giant Hypermarket in the Tampoi area at about 4.7 km, both straight-line. Neither is close enough to call walkable, and we did not find a supermarket or mall inside the precinct’s own coordinates.我们测得 KIPMall Tampoi 约 5.7 公里、Tampoi 一带的 Giant 大卖场约 4.7 公里，皆为直线距离。两者都不算步行距离，我们也没有在这一带自己的坐标范围内找到超市或商场。
Medical & transit医疗与交通
We found Kempas Medical Centre in the wider Kempas belt as a clinic-level option, and independently measured the Kempas Baru KTM station at about 2.4 km. We did not find a hospital-level facility close enough to give an honest short distance for – the KPJ Pasir Gudang Specialist Hospital, for reference, is well over 15 km away.我们在更广的 Kempas 一带找到 Kempas Medical Centre 作为诊所级选项，并自行测得 Kempas Baru 火车站约 2.4 公里。我们没有找到近到可以诚实给出短距离的医院级设施 —— 作为参考，KPJ Pasir Gudang Specialist Hospital 距离超过 15 公里。
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 2 is the least landed of the three numbered phases in this name – the transaction record shows nothing else has ever sold here. 这一页属于一个叫「JB Completed Landed」的系列。在这个名字底下的三个编号分期里，Taman Bayu Puteri 2 是最不有地的一个 —— 成交纪录显示，这里从来没卖过别的东西。
One hundred percent strata, no exception百分之百分层产权，没有例外
All 58 registered transactions are condo (53) or flat (5). Phase 1 has two landed outliers on a boundary road; Phase 3 has one flat among its condos. Phase 2 has zero of anything else, at any point across six years of records. 全部 58 笔登记成交，都是公寓（53 笔）或组屋（5 笔）。一期还有两笔记在边界路段的有地例外；三期公寓里混了一笔组屋。二期六年纪录里，任何时候都没有别的东西 —— 一笔都没有。
One floor plan does almost all the work一种户型撑起了几乎全部成交
Every one of the 53 condo records shows the same 904 sq ft size. That is unusually uniform even for a strata precinct, and it means comparing “this unit” against “that unit” here is mostly a question of floor and facing, not size. 53 笔公寓成交，尺码全部是同一个 904 尺。就算是分层产权楼盘，这种一致性也算罕见，意味着在这里比较「这个单位」和「那个单位」，主要看的是楼层与朝向，不是尺码。
Two RM50,000 sales that are not the market price两笔 RM50,000 的成交，不是市场价
The same 753 sq ft flat type sold for RM50,000 twice, three months apart, against RM270,000 for the same size months earlier. A swing this large, this fast, on an identical unit type, is the signature of a related-party or distressed transfer – not a comparable to quote a buyer. 同样是 753 尺的组屋户型，三个月内两次以 RM50,000 成交，而几个月前同尺码才卖 RM270,000。这么大、这么快的落差，出现在完全相同的户型上，是关联方转手或急售的特征 —— 不是可以拿来跟买家报价的可比案例。
Landed houses exist metres away, under a different name有地屋就在几百米外，但挂着不同的名字
Street-level checks found house numbers as low as 5 and 8 on Jalan Bayu 2/5 and 2/6, lanes immediately next to this area’s own coordinates – consistent with terrace housing sitting right beside the condo blocks. None of it shows up in the 58 records under the Taman Bayu Puteri 2 tag, which means it is very likely registered under a different area name entirely. 街景核实发现，Jalan Bayu 2/5 与 2/6 —— 就在这一带自己坐标旁边的小巷 —— 门牌号小到 5 号与 8 号，与排屋紧邻公寓楼体的情况相符。但这些完全没有出现在 Taman Bayu Puteri 2 标签底下的 58 笔纪录里，很可能是登记在一个完全不同的区域名字底下。
The cheapest of the three, and the one falling fastest三者中最便宜，跌得也最快
Phase 2’s RM300,000 median is below both Phase 1 (RM430,000) and Phase 3 (RM340,000), and its −3.0% twelve-month psf move is the steepest decline of the three – though on a base of 58 a handful of sales can move that number more than it would in a thicker market. 二期 RM300,000 的中位价，低于一期（RM430,000）与三期（RM340,000），十二个月每尺 −3.0% 的跌幅也是三者中最深的 —— 但在只有 58 笔的基数上，几笔成交就能把这个数字拉动得比一个更厚的市场大得多。
Nowhere close to Johor’s foreign floor离柔佛的外籍门槛还很远
Johor’s non-citizen floor is RM1,000,000 for strata. This area’s median (RM300,000) sits at less than a third of that, and even its single highest-ever sale (RM435,000) does not come close. On these numbers, this is one of the most clearly closed addresses in the mukim to a foreign or Singaporean buyer. 柔佛给非公民的分层门槛是 RM1,000,000。这个区域的中位价（RM300,000）不到门槛的三分之一，就连纪录中单笔最高价（RM435,000）也差得远。以这些数字来看，这是这个 mukim 里对外籍或新加坡买家最明确关闭的地址之一。
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 address, several lane names, and landed houses just over the fence一个地址，好几条小巷名字，围墙外就是有地屋
List.my’s own address record for Taman Bayu Puteri 2 reads “Jalan Bayu Puteri ½, 02-03 Blok B.” Street-level verification around the coordinates found the public road simply named Jalan Bayu, with a cluster of short lanes – Jalan Bayu 2/1 through 2/6 – branching off it carrying single- and double-digit house numbers, consistent with landed housing right beside the condo blocks. List.my 自己对 Taman Bayu Puteri 2 的地址纪录写作「Jalan Bayu Puteri ½，02-03 Blok B」。我们对坐标周边做的街景核实，发现公共道路名字就叫 Jalan Bayu，旁边分出一串短巷 —— Jalan Bayu 2/1 到 2/6 —— 门牌是个位数与两位数，与紧邻公寓楼体的有地住宅相符。
| 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 2 (this page)Taman Bayu Puteri 2 （本页） | 58 | RM300,000 | RM332 · −3.0% | 53 condo, 5 flat, 0 landed (clean strata record, no exceptions)53 公寓、5 组屋、0 有地（纪录干净，没有例外） |
| Taman Bayu Puteri 1Taman Bayu Puteri 1 | 71 | RM430,000 | RM378 · −2.3% | 69 condo, 1 bungalow, 1 terrace (the 2 landed both on a Phase 3 road)69 公寓、1 独立式、1 排屋（那 2 笔有地都在三期路段） |
| 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 组屋、0 排屋、0 半独立式 |
Two sizes, one dominant, and nothing larger on record两种尺码，一种占绝大多数，纪录上没有更大的
NAPIC records the exact transacted size on every row, and here the pattern is unusually tight: 53 of 58 records (the condo type) show 904 sq ft, and the remaining 5 (the flat type) show either 753 sq ft or 861 sq ft. There is no recorded sale above 904 sq ft under this area tag – no penthouse, no larger stack, and (as sections above establish) no landed unit of any size. NAPIC 每一笔纪录都附带确切成交尺码，这里的模式异常整齐：58 笔里有 53 笔（公寓类型）尺码为 904 尺，剩下 5 笔（组屋类型）为 753 尺或 861 尺。这个区域标签底下没有任何一笔成交大于 904 尺 —— 没有顶层复式，没有更大坪数，而且（如上方各区块所示）任何尺码的有地单位都没有。
Flat unit组屋单位
Condo unit · the market here公寓单位 · 这里的主力市场
What is not on record纪录上没有的东西
Small market, one dominant size, the steepest recent dip in the mukim小市场、单一主力尺码、这个 mukim 近期跌得最深的一个
Taman Bayu Puteri 2 against its Plentong neighboursTaman Bayu Puteri 2 与 Plentong 邻区对照
A 2023 peak on a genuinely thin market2023 年见顶，市场本身就薄
Records lag roughly six months, so 2026 is a partial year still filling in. Years under 10 transactions (2021, 2025, 2026) are excluded from the price index below as statistically thin, following this series’ own rule. 纪录约滞后半年，因此 2026 年是尚未补齐的部分年份。低于 10 笔的年份（2021、2025、2026）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: 58 records, median RM300,000 at RM332 psf, down 3.0% over twelve months. Rents are portal-quoted for the wider Plentong strata belt, not Phase-2 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：58 笔，中位 RM300,000、每尺 RM332，十二个月跌 3.0%。租金为更广的 Plentong 分层产权带的平台开价，非二期专属数字，仅供参考。
| Type类型 | Records笔数 | Recorded median登记中位价 | Full range完整区间 | Monthly rent月租 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|---|
| Condominium (904 sq ft)公寓 （904 尺） | 53 | ~RM300,000 psf RM332 | RM255,000 – 435,000 | from ~RM1,000 (area-wide) | No — below RM1m strata floor不行 — 低于分层 RM100 万门槛 |
| Flat (753–861 sq ft)组屋 （753–861 尺） | 5 | RM230,000–270,000 excluding 2 anomalous RM50,000 sales | RM50,000 – 270,000 (incl. anomaly) | Ask请询问 | No不行 |
| Landed (any type)有地 （任何类型） | 0 | No landed sale has ever been recorded under this area tag这个区域标签底下，从来没有登记过一笔有地成交 | |||
| All types, recorded median全类型登记中位 | 58 | RM300,000 RM332 psf · −3.0% 12m | RM50,000 – 435,000 | — | Closed to non-citizens对非公民关闭 |
Three usable years on a genuinely small market一个真正小市场里的三个可用年份
Source: registered subsale records from NAPIC (JPPH), published by List.my, read 2026-09-08. Years with fewer than 10 recorded transactions (2021: 4, 2025: 4, 2026: 4) 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 2026-09-08。成交笔数低于 10 笔的年份（2021 年 4 笔、2025 年 4 笔、2026 年 4 笔）因统计上过薄而剔除，留下三个点。
The distribution, and why it barely moves分布，以及为什么它几乎不怎么变动
List.my’s own market snapshot places most recorded sales in a stable range of RM270,000 to RM330,000, around the RM300,000 median – a notably tight band, consistent with a market dominated by one 904 sq ft floor plan. Even so, on only 58 records overall and single-digit counts in the newest years, a handful of unusual sales – like the two RM50,000 anomalies – can distort a yearly figure well beyond what the underlying market is actually doing. List.my 自己的市场快照显示，大多数登记成交落在 RM270,000 至 RM330,000 的稳定区间内，围绕 RM300,000 中位价 —— 这是一个相当窄的区间，与一个由单一 904 尺户型主导的市场相符。即便如此，在总共只有 58 笔、近几年个位数成交的情况下，几笔异常成交 —— 比如那两笔 RM50,000 的例外 —— 就能把年度数字扭曲到远超市场实际状况的程度。
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 on a 58-record market, 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。在一个只有 58 笔纪录的市场里，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:335, 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: not even the highest sale here gets close直说：就连这里最高的一笔成交也差得远
Johor bars non-citizens from strata property below RM1 million. Taman Bayu Puteri 2’s median is RM300,000, and its single highest recorded sale in six years – RM435,000 – still falls well short of the floor. 柔佛禁止非公民购买 RM100 万 以下的分层产权。Taman Bayu Puteri 2 的中位价是 RM300,000，而六年来登记过的单笔最高价 —— RM435,000 —— 仍然远远不到门槛。
Monthly repayment每月供款
Defaults set to the recorded all-type median of RM300,000.预设值为全类型登记中位价 RM300,000。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM300,000, 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 RM300,000，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. This area’s median (RM300,000) and even its single highest-ever sale (RM435,000) sit well below that floor. 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。这个区域的中位价（RM300,000），以及史上最高的单笔成交（RM435,000），都远低于这条门槛。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。
Condo, flat, or the RM50,000 outlier? Tell me which and I will send the real comparables.公寓、组屋，还是那笔 RM50,000 的离群值？告诉我是哪一种，我发真正的可比案例给你。
Same development name, three phases, three different price levels. Tell me the phase, unit type and budget and the rest is quick.同一个发展项目名字、三个分期、三个不同价位。告诉我分期、单位类型与预算，其余的很快。
The cheapest, cleanest strata record of the three – and one to watch closely三者之中最便宜、分层产权纪录也最干净的一个 —— 但要盯紧
✓ Strengths优势
- The lowest entry price of the three numbered phases. A recorded median of RM300,000 is below both Phase 1 (RM430,000) and Phase 3 (RM340,000), and it is a genuinely accessible number for Johor Bahru city-side.三个编号分期里入门价最低。登记中位价 RM300,000，低于一期（RM430,000）与三期（RM340,000），对新山市区一侧来说是一个确实容易入手的数字。
- An unusually easy market to compare. With 53 of 58 records at exactly 904 sq ft, pricing here comes down mostly to floor and facing, not guessing at square footage differences the way a mixed-layout estate would require.异常好比价的市场。58 笔里有 53 笔都是 904 尺，这里的定价主要看楼层与朝向，不用像混合户型的社区那样去猜测坪数差异。
- Close to two highway options. Our own coordinate check puts Jalan Tampoi at about 0.5 km and Lebuhraya Pasir Gudang at about 0.7 km – both measured, not portal-quoted.靠近两条道路选项。我们自行核实的坐标显示，Jalan Tampoi 约 0.5 公里、Lebuhraya Pasir Gudang 约 0.7 公里 —— 两者都是实测，不是平台说法。
- A genuinely complete strata record. Unlike Phase 1, which carries two landed outliers on a boundary road, Phase 2’s record has no exceptions at all to explain away – what you see in the data is what has sold here.一份真正完整的分层产权纪录。不像一期还有两笔记在边界路段的有地例外要解释，二期的纪录没有任何例外要交代 —— 数据里看到的，就是这里卖过的东西。
△ Things to weigh需要权衡的
- This is not a landed estate, and never has been. All 58 records are condo or flat. If a terrace house under this exact name is what you want, the record says it does not exist – even the adjacent lanes with landed house numbers appear to sit under a different area tag.这不是一个有地社区，也从未是过。全部 58 笔都是公寓或组屋。如果你想要的是这个名字底下的一栋排屋，纪录会告诉你根本不存在 —— 就连门牌显示有地住宅的相邻小巷，看起来也是登记在不同的区域标签底下。
- Psf is down 3.0%, the steepest of the three phases. On a base of only 58 transactions, this is thin-volume noise as much as it is a trend – but it is still the worst twelve-month number among the three Bayu Puteri pages.每尺价跌 3.0%，是三个分期里跌得最深的。在只有 58 笔的基数上，这既是量薄造成的杂讯，也确实是三个 Bayu Puteri 页面里最差的十二个月数字。
- Two recorded sales are almost certainly not market prices. The RM50,000 flat sales, if mistaken for the going rate, would badly understate this market – always verify what kind of transaction a headline number actually was.有两笔登记成交几乎肯定不是市场价。那两笔 RM50,000 的组屋成交，如果被误当成市价，会严重低估这个市场 —— 引用任何一个头条数字前，请先查证它到底是哪一种交易。
- Leasehold status and developer not independently confirmed for this specific phase. A StarProperty review names Tebrau Teguh Berhad and leasehold tenure for the wider Taman Bayu Puteri corridor, but that review covers Phase 1 – this page could not find an equivalent Phase 2-specific record.本期的地契状态与发展商未经独立核实。StarProperty 的介绍为整个 Taman Bayu Puteri 走廊指出发展商为 Tebrau Teguh Berhad、地契为租赁地契，但那份介绍写的是一期 —— 本页没有找到对应的二期专属纪录。
- No hospital, mall or school inside the precinct itself. Every convenience this page could verify is at least half a kilometre away, and the nearest sizeable mall is nearly 6 km off – this is not a self-contained township.区内本身没有医院、商场或学校。本页能核实的每一项便利，最近也有半公里外，最近的大型商场则将近 6 公里 —— 这不是一个自给自足的市镇。
- Six years of data, but genuinely thin in the most recent years. 2021, 2025 and 2026 each recorded only 4 transactions – too few to draw a confident conclusion about where this market is heading right now.六年数据，但近几年真的很薄。2021、2025 与 2026 年各自只有 4 笔成交 —— 太少，不足以对这个市场目前的走向下明确结论。
Taman Bayu Puteri 2 FAQTaman Bayu Puteri 2 常见问题
How much does a unit in Taman Bayu Puteri 2 cost?Taman Bayu Puteri 2 的单位多少钱？
Registered subsale transactions in Taman Bayu Puteri 2 show a median of RM300,000 at RM332 per square foot across 58 records from 2021 to 2026, published by List.my from NAPIC data. All 58 are condominium or flat units, split 53 condo and 5 flat, and the recorded psf has fallen 3.0 percent over the past twelve months on a base thin enough that a handful of sales can move it. This is the lowest median of the three numbered Bayu Puteri phases. Taman Bayu Puteri 2 的登记二手成交显示：2021 至 2026 年共 58 笔纪录，中位价 RM300,000、每平方尺 RM332，资料由 List.my 依 NAPIC 数据公布。这 58 笔全部是公寓或组屋单位，53 笔公寓、5 笔组屋，登记每尺价在过去十二个月跌了 3.0%，基数薄到几笔成交就能拉动它。这是三个编号 Bayu Puteri 分期里中位价最低的一个。
Is Taman Bayu Puteri 2 a landed estate, or is it condominiums and flats?Taman Bayu Puteri 2 是有地社区，还是公寓与组屋？
It is condominiums and flats, with no exception. Every one of the 58 registered subsales under the Taman Bayu Puteri 2 area tag, from 2021 to 2026, is either a condominium/apartment unit (53 records) or a flat unit (5 records). Unlike its sibling Phase 1, which has two landed outliers on a boundary road, Taman Bayu Puteri 2 has recorded zero landed sales of any kind in its entire NAPIC history. The ‘Taman’ in the name is an old Malay convention for a residential precinct, not a promise of terrace houses. 是公寓与组屋，没有任何例外。Taman Bayu Puteri 2 区域标签底下，2021 至 2026 年的 58 笔登记成交，每一笔不是公寓／服务式公寓单位（53 笔），就是组屋单位（5 笔）。不像它的姐妹一期还有两笔记在边界路段的有地例外，Taman Bayu Puteri 2 在整个 NAPIC 纪录历史里，从来没有登记过任何一笔有地成交。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。
Why are two of the five flat sales priced at only RM50,000?为什么五笔组屋成交里，有两笔只卖 RM50,000？
Two records for the same 753 sq ft flat unit type sold for RM50,000 each, in November 2025 and January 2026, three months apart – far below a third sale of a unit of the same size and type at RM270,000 in April 2025. Prices this far under the going rate, for the same floor plan, in the same short window, are far more consistent with a related-party transfer, an auction, or a distressed sale than an open-market transaction. Treat RM50,000 as a data anomaly, not as evidence of the going rate for a 753 sq ft unit here. 同样是 753 尺的组屋户型，有两笔纪录各以 RM50,000 成交，分别在 2025 年 11 月与 2026 年 1 月，相隔三个月 —— 远低于几个月前、2025 年 4 月同尺码同户型以 RM270,000 成交的第三笔。同一个户型、这么短的时间内，价格差这么多，比起公开市场成交，更像是关联方转手、拍卖或急售。请把 RM50,000 当作数据异常，不要当作这里 753 尺单位市价的证据。
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 numbered condominium precincts 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, down 2.3 percent over twelve months, with two landed outliers on a boundary road. Taman Bayu Puteri 3 recorded 76 transactions, median RM340,000, up 5.5 percent, entirely strata bar one flat. Taman Bayu Puteri 2, this page, recorded 58 transactions, the lowest median of the three at RM300,000, down 3.0 percent, and is the only one of the three with zero landed sales of any kind. Always confirm the phase number against the URL slug before comparing prices. 它们是 Mukim Plentong 里三个分开编号的公寓园区，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，中位价 RM430,000，十二个月跌 2.3%，还有两笔记在边界路段的有地例外。Taman Bayu Puteri 3 登记 76 笔，中位价 RM340,000，涨 5.5%，除一笔组屋外全是分层产权。Taman Bayu Puteri 2，也就是本页，登记 58 笔，是三者中最低的中位价 RM300,000，跌 3.0%，也是三者之中唯一一个完全没有任何有地成交的。比价前，请务必对照网址 slug 确认分期号码。
Why are almost all the condo sales in Taman Bayu Puteri 2 exactly 904 square feet?为什么 Taman Bayu Puteri 2 几乎所有公寓成交都刚好是 904 平方尺？
Of the 53 condominium subsales on record, essentially all cluster at a single recorded size of 904 square feet, which points to one dominant floor plan across the blocks that make up this area tag – not a range of layouts. NAPIC does not publish bedroom or bathroom counts, so the exact room configuration cannot be confirmed from transaction data alone, but the size consistency itself makes this an unusually easy market to compare unit against unit. 在 53 笔登记的公寓成交里，几乎全部都集中在同一个登记尺码 904 平方尺，说明这个区域标签底下的楼栋，是单一主力户型，不是多种格局混合。NAPIC 不公布房间与厕所数量，所以确切的房型配置无法只从成交数据核实，但这种尺码上的一致性，本身就让这里成为一个异常容易逐户比价的市场。
What about the landed houses on the roads right next to Taman Bayu Puteri 2?紧邻 Taman Bayu Puteri 2 的那些有地屋是怎么回事？
Street-level verification found low house numbers, such as number 8 on Jalan Bayu 2/6 and number 5 on Jalan Bayu 2/5, on lanes immediately adjacent to the coordinates NAPIC and Google Maps both associate with Taman Bayu Puteri 2 – consistent with landed housing existing metres away. None of that housing appears in the 58 transactions recorded under the Taman Bayu Puteri 2 area tag itself, which suggests it is registered under a different area name. If a landed house in this exact corridor is what you want, confirm the specific road and area tag before assuming it falls under this page’s numbers. 街景核实发现，紧邻 NAPIC 与 Google Maps 都关联到 Taman Bayu Puteri 2 坐标的小巷上，门牌号很小，例如 Jalan Bayu 2/6 的 8 号与 Jalan Bayu 2/5 的 5 号 —— 与几百米外就有有地住宅的情况相符。但这些住宅完全没有出现在 Taman Bayu Puteri 2 区域标签底下登记的 58 笔成交里，很可能是登记在一个不同的区域名字底下。如果你就是要这条走廊里的有地屋，请先确认确切路名与区域标签，不要假设它就落在本页的数字里。
Can foreigners or Singaporeans buy in Taman Bayu Puteri 2?外籍或新加坡买家可以在 Taman Bayu Puteri 2 买房吗？
No. Johor sets a minimum purchase price of RM1 million for non-citizens buying strata property, and the recorded median here is RM300,000 – even the single highest sale ever recorded, RM435,000, falls well short of that floor. Because every unit here is strata and none has ever transacted anywhere near RM1 million, this is one of the most clearly closed addresses in the whole Plentong mukim for a foreign or Singaporean buyer. 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 RM300,000 —— 就连纪录中单笔最高的成交 RM435,000，也远远不到那条线。由于这里每一个单位都是分层产权，而且从来没有任何一笔成交接近 RM100 万，这是整个 Plentong mukim 里对外籍或新加坡买家最明确关闭的地址之一。
Who developed Taman Bayu Puteri 2, and is it leasehold or freehold?Taman Bayu Puteri 2 的发展商是谁？是租赁地契还是永久地契？
A StarProperty development review of the wider Taman Bayu Puteri corridor names Tebrau Teguh Berhad as the developer of the numbered condominium phases on a leasehold basis, but that review was written about Phase 1 specifically, and this page could not independently confirm the same developer record for Phase 2. Treat Tebrau Teguh Berhad as the likely, not certain, developer, and confirm tenure and the developer of record on the individual title before committing. StarProperty 对整个 Taman Bayu Puteri 走廊的项目介绍，指出编号公寓分期的发展商为 Tebrau Teguh Berhad，地契为租赁地契，但那份介绍写的是一期，本页无法独立核实二期是否为同一份发展商纪录。请把 Tebrau Teguh Berhad 当作可能、而非确定的发展商，承诺前请在个别地契上确认地契年期与登记发展商。
Is Taman Bayu Puteri 2 a good buy for rental income?Taman Bayu Puteri 2 适合买来出租吗？
The transaction record shows a genuinely thin market – 58 sales across six years, with only 4 in 2021, 4 in 2025 and 4 so far in 2026 – so any yield estimate should be built on current listings for this exact block, not on this page’s six-year average. What the record does show clearly is a single dominant floor plan at 904 sq ft, which at least makes comparing asking rents against comparable units straightforward once you have them. 成交纪录显示这是一个真正薄的市场 —— 六年 58 笔，2021 年只有 4 笔、2025 年 4 笔、2026 年至今 4 笔 —— 所以任何收益估算，都应该建立在这一栋楼目前的挂牌上，不是本页的六年平均。纪录清楚显示的是单一主力户型 904 尺，这至少让你拿到挂牌租金后，能直接跟可比单位做比较。
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 a comparable window. Taman Bayu Puteri 2 has both the lowest median and the steepest twelve-month decline of the three Bayu Puteri pages – and, like its two siblings, it is condo/flat-dominated despite sitting inside a “completed landed” comparison set.下方每一个数字都来自同一个来源、相近的期间。Taman Bayu Puteri 2 在三个 Bayu Puteri 页面里，中位价最低，十二个月跌幅也最深 —— 而且跟另外两个姐妹页一样，都以公寓／组屋为主，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 2 | 58 | RM300,000 | RM332 | −3.0% | Cheapest and steepest-declining of the three — the subject of this page三者中最便宜、跌得也最深 — 本页主角 |
| Taman Bayu Puteri 3 | 76 | RM340,000 | RM363 | +5.5% | Pricier, and currently rising更贵，且目前在涨 |
| Taman Bayu Puteri 1 | 71 | RM430,000 | RM378 | −2.3% | The priciest of the three, also softening三者中最贵的，同样在走软 |
| 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% | Larger and pricier, also declining量更大、更贵，同样在跌 |
| Bandar Seri Alam | 656 | RM460,000 | RM315 | +8.1% | Similar psf, moving up每尺相近，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 |
| 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 condo or flat. I will tell you what it actually sold for.告诉我是公寓还是组屋。我告诉你它实际卖了多少。
Taman Bayu Puteri 2 has 58 records behind it, almost all the same 904 sq ft size. Send me the unit facing and floor and I will come back with the recent sales, the realistic rent, and whether the price you were quoted is anywhere near one of the two RM50,000 anomalies. Taman Bayu Puteri 2 背后有 58 笔纪录，几乎全部是同一个 904 尺尺码。把座向与楼层发给我，我会回你近期成交、务实的租金水平，以及你拿到的报价是不是接近那两笔 RM50,000 异常值。