The one page in this series
that isn’t landed at all
这个系列里，
唯一不是有地住宅的那一页
Every NAPIC record says the same thing: of the 76 registered subsale transactions in Taman Bayu Puteri 3, 75 are condominiums or apartments and one is a walk-up flat. Zero terraces. Zero semi-Ds. This page sits at Kampung Bakar Batu, on the Johor Bahru city-side bank of the Tebrau Strait, right where the Permas Jaya Bridge lands — a small cluster of newer strata blocks, not a landed estate. Median RM340,000 at RM363 psf, up 5.5% in twelve months on a base thin enough that you should read the numbers carefully, not skim them. We would rather tell you this on the first screen than after you have driven out looking for a terrace house. NAPIC 的纪录很一致：Taman Bayu Puteri 3 的 76 笔登记二手成交里，75 笔是公寓／服务式公寓，1 笔是廉价组屋（Flat）。零排屋，零半独立式。这一页所在的位置，是 Bakar Batu 甘榜，在新山市区这一侧的 Tebrau 海峡岸边，正好是百万镇大桥（Permas Jaya Bridge）的落脚点 —— 一小片较新的分层产权楼盘，不是有地社区。中位价 RM340,000、每尺 RM363，十二个月涨 5.5%，但基数薄，数字要细看，不能扫一眼就信。我们宁可在第一屏就把这件事讲清楚，也不要你开车过来找排屋才发现。
© Terence Ong · CC BY 2.5 · Wikimedia CommonsTaman Bayu Puteri 3 in 30 seconds30 秒看懂 Taman Bayu Puteri 3
- What it actually is: a small strata precinct at Kampung Bakar Batu, Mukim Plentong, on the Johor Bahru city-side bank of the Tebrau Strait — not a “taman” of terrace houses. Property portals tie the same road, Jalan Bayu Puteri 3/1, to a service residence completed in 2018 and a smaller apartment block, alongside a handful of semi-detached and bungalow listings that NAPIC does not record under this specific area tag. 它实际上是什么：位于 Bakar Batu 甘榜（Mukim Plentong）、新山市区这一侧 Tebrau 海峡岸边的一小片分层产权楼盘 —— 不是排屋花园。房产平台把同一条路 Jalan Bayu Puteri 3/1 系到一栋 2018 年建成的服务式公寓和一栋较小的公寓楼，旁边虽也有半独立式与独立式的挂牌，但 NAPIC 在这个区域代码底下并未记录到那些成交。
- What it costs: 76 registered transactions from 2021 to 2026, median RM340,000 at RM363 psf, up 5.5% in twelve months. The recorded stable range runs about RM302,000 to RM379,000, with most units clustering between roughly 900 and 1,220 sqft. 多少钱：2021 至 2026 年 76 笔登记成交，中位 RM340,000、每尺 RM363，十二个月 +5.5%。稳定区间大致落在 RM302,000 至 RM379,000，多数单位面积集中在约 900 至 1,220 平方尺之间。
- The number that decides it: median psf climbed from RM328 in 2022 to RM367 in 2023 and RM388 in 2024 — a real, multi-year move, not a one-sale fluke, even though the base is only 18 to 28 recorded sales a year. 决定性的数字：中位每尺价从 2022 年的 RM328 涨到 2023 年的 RM367、2024 年的 RM388 —— 是连续多年的真实走势，不是单笔成交造成的错觉，即使基数一年只有 18 到 28 笔。
- The detail almost nobody checks: NAPIC treats Taman Bayu Puteri 1 (71 transactions, median RM430,000, psf falling 2.3%) as a completely separate area from Taman Bayu Puteri 3 (this page). Same development name, different phase, different market — confirm the number before you compare any price you are quoted. 几乎没人会去查的细节：NAPIC 把 Taman Bayu Puteri 1（71 笔，中位 RM430,000，每尺跌 2.3%）当作和 Taman Bayu Puteri 3（本页）完全不同的区域。同一个发展项目名字，不同分期，不同市场 —— 拿到任何报价前，先确认清楚是第几期。
- The honest catch: this is a thin market — well under 100 transactions a year across the whole phase — and it is strata, not landed, so it is closed to foreign buyers under Johor’s RM1 million strata floor just as firmly as a landed estate would be under the RM2 million one, only for a different reason. 诚实提醒：这是个薄市场 —— 整个分期一年成交不到百笔，而且是分层产权，不是有地。柔佛给非公民设的分层门槛是 RM100 万，这里同样跨不过，只是理由跟有地不同而已。
No photographs of the blocks exist on Wikimedia — here is everything around themWikimedia 上没有这几栋楼的照片 —— 这是它们周围的一切
Taman Bayu Puteri has never been photographed for Wikimedia Commons under its own name. What follows is the honest substitute: the bridge it sits beside, the river it fronts, the bordering kampung, and the SouthKey and Permas Jaya landmarks a short distance away. None of these frames are the blocks themselves — say so if you use them. Taman Bayu Puteri 从未以自己的名字被拍进 Wikimedia Commons。以下是诚实的替代方案：它旁边的大桥、面对的河、边界上的甘榜，以及不远处的 SouthKey 与百万镇地标。这些画面没有一张是那几栋楼本身 —— 如果要用，请说清楚。
A small strata market selects for renters and small households, not families wanting a garden一个小型分层市场，筛出来的是租客与小家庭，不是想要花园的人
With units clustering around 900 to 1,220 sqft and a median of RM340,000, this is not competing with a terrace house for the same buyer. It is competing with other condos in the Bakar Batu-SouthKey corridor.单位面积多落在 900 至 1,220 平方尺、中位价 RM340,000 —— 它争的不是排屋那批买家，而是 Bakar Batu 到 SouthKey 一带其他公寓的买家。
The bridge commuter过桥通勤族
Close enough to JB Sentral and CIQ to commute without living inside the old town, and close enough to Permas Jaya across the bridge for a second set of malls and clinics. This buyer picked the address for the crossing, not for a view.离 JB Sentral 与 CIQ 够近，不必住进老城区就能通勤；过桥又能用上 Permas Jaya 那一边的商场与诊所。这类买家看中的是这座桥，不是景观。
The SouthKey-adjacent tenant靠近 SouthKey 的租客
Kota SouthKey and Mid Valley Southkey sit about 1.6km away — close enough to walk on a good day, a short ride on a bad one. Staff and shoppers at that retail and office cluster are a natural tenant pool for a small, affordably priced condo here.Kota SouthKey 与 Mid Valley Southkey 大约 1.6 公里 —— 天气好用走的，天气差骑车过去也快。那个商场与办公群聚里的员工与消费者，是这里价格亲民的公寓自然的租客来源。
The small-household owner-occupier小家庭自住业主
At 900 to 1,220 sqft this suits a couple, a single professional or a small family, not the multi-generation household a Johor terrace is built for. The trade is a lower entry price and less maintenance against less space.900 至 1,220 平方尺，适合一对夫妻、单身上班族或小家庭，不是柔佛排屋那种多代同堂的规模。用较低的入场价与较少的维护，换来较小的空间。
The Phase-1-priced-out buyer被一期价格挤出来的买家
Taman Bayu Puteri 1 carries a recorded median of RM430,000 against Phase 3’s RM340,000. Some buyers here are simply choosing the cheaper of two adjacent NAPIC areas under the same development name.Taman Bayu Puteri 1 的登记中位价是 RM430,000，三期是 RM340,000。这里有部分买家，单纯是在同一个发展项目名下的两个相邻 NAPIC 区域里，选了比较便宜的那一个。
The mukim-wide yield hunter整个 mukim 到处比收益的投资人
Someone running the comparison table in section 17 of this page line by line, and picking Taman Bayu Puteri 3 specifically because it combines a low entry price with a real, multi-year upward psf trend — not because it is the cheapest or the biggest in the set.会把本页第 17 节的对照表逐行看过一遍的人，选中 Taman Bayu Puteri 3，是因为它同时具备低入场价与真实的多年每尺上升趋势 —— 不是因为它是这一组里最便宜或规模最大的。
A weekday at the Bakar Batu bridgeheadBakar Batu 桥头的一个平日
This is a small precinct with no shop rows of its own — the rhythm here is set by the bridge and the river, not by a night market or a food street.这是个没有自己店屋排的小型社区 —— 定调的是那座桥和那条河，不是夜市或美食街。
Traffic builds toward the Permas Jaya Bridge and the Eastern Dispersal Link as commuters head into the city centre. Living on the Bakar Batu side means starting that queue a little earlier than someone already living in the old town.车流开始往百万镇大桥与东部干道方向堆积，通勤族往市中心走。住在 Bakar Batu 这一侧，意味着要比住老城区的人早一点排进车龙。
Weekday quiet. With no shop rows attached to the blocks themselves, the immediate surroundings are residential and low-key; anything more than a quick errand means a short drive to SouthKey or across the bridge to Permas Jaya.平日安静。楼本身没有附带店屋排，周围就是纯住宅、不热闹；要办点正事，通常得开车到 SouthKey 或过桥去 Permas Jaya。
Lunch options are a short drive rather than a walk — Kampung Bakar Batu’s own eateries, or the wider choice at Kota SouthKey about 1.6km off.午餐要开一小段车，不是走路可到 —— Bakar Batu 甘榜里有小吃，或往约 1.6 公里外的 Kota SouthKey 有更多选择。
Evening traffic reverses across the bridge and along the parkway. The straits-side blocks catch the breeze off the water, which residents in this cluster consistently mention as a genuine, if modest, upside.傍晚车流反方向过桥、沿着大道走。面河的楼栋能吃到海峡吹来的风，这一带住户常提到这一点，是个真实、但不算大的优点。
No late-night food strip here to speak of — for that, residents cross the bridge to Permas Jaya or drive to SouthKey. Quiet is the trade-off for not having ground-floor commerce.这里没有像样的宵夜街 —— 想吃，得过桥去 Permas Jaya 或开车去 SouthKey。没有底层商业，换来的是安静。
Settled. A handful of newer blocks — the ones referenced on portals as Bayu Marina Residence, Crescent Bay Suites and Botanika — sit within a few hundred metres of each other, so this reads as a small cluster rather than a single tower in isolation.安静下来。几栋较新的楼 —— 房产平台上标注为 Bayu Marina Residence、Crescent Bay Suites 与 Botanika —— 彼此相距不过几百米，所以这里读起来像一个小聚落，不是孤零零一栋塔楼。
At the bridgehead, not inside either town it sits between在桥头，不属于它夹在中间的任何一个市镇
Taman Bayu Puteri sits in Mukim Plentong, at Kampung Bakar Batu, on the Johor Bahru city-side bank of the Tebrau Strait. The Permas Jaya Bridge lands here and crosses directly to Bandar Baru Permas Jaya on the far bank, and the Johor Bahru East Coast Parkway (Lebuhraya Pantai Timur Johor Bahru) runs immediately alongside. Taman Bayu Puteri 位于 Mukim Plentong 的 Bakar Batu 甘榜，坐落在新山市区这一侧的 Tebrau 海峡 岸边。百万镇大桥（Permas Jaya Bridge） 就在这里落脚，直接跨海峡通往对岸的 Bandar Baru Permas Jaya，新山东海岸大道（Lebuhraya Pantai Timur Johor Bahru）就在旁边经过。
That puts it closer to the city centre than most Plentong-mukim addresses in this comparison set, which mostly sit further east toward Pasir Gudang. Straight-line distances below are calculated from mapped coordinates, not timed drives — verify actual travel time yourself at the hour you would use it, especially across the bridge at peak times.这让它比对照组里多数偏东、靠近 Pasir Gudang 的 Plentong mukim 地址更靠近市中心。以下是依地图坐标算出的直线距离，不是实测车程 —— 请自行在会实际出门的时段验证，尤其是高峰期过桥那一段。
Kampung Bakar Batu itself has an old history for this part of Johor Bahru: Wikipedia’s entry on Plentong records the mukim as beginning in 1859 as a Kangchu settlement then known as Tey Chu Kang, before growing into today’s mix of hamlets, condominium clusters and the Pasir Gudang industrial corridor further east. Mukim Plentong as a whole spans about 270 km2 with roughly 448,160 residents on the most recent figures we could source — one of the most populous mukims in Johor, which is also why the comparison set on this page runs from a small bridgehead condo precinct all the way to a 1,387-transaction township like Bandar Baru Permas Jaya. Bakar Batu 甘榜在新山这一带其实有段老历史：维基百科的 Plentong 条目记载，这个 mukim 始于 1859 年，当时是个名为 Tey Chu Kang 的港脚（Kangchu）聚落，之后才慢慢发展成今天甘榜、公寓聚落与东侧巴西古当工业走廊并存的样貌。整个 Mukim Plentong 面积约 270 平方公里，依我们查到的最新数字，人口约 448,160 人 —— 是柔佛人口最多的 mukim 之一，这也是为什么本页的对照组，会从一个桥头小型公寓社区，一路拉到成交 1,387 笔的 Bandar Baru Permas Jaya 这种大市镇。
The wider Eastern Dispersal Link, which now carries much of the traffic between this bridgehead and the CIQ checkpoint, opened to the public on 1 April 2012 according to the Wikipedia entry for Permas Jaya — a reminder that even the “fast route” here is itself a fairly recent piece of infrastructure, not something that has always existed. 现在承担这个桥头与 CIQ 关卡之间大部分车流的东部干道（Eastern Dispersal Link），依据维基百科 Permas Jaya 条目的记载，是在 2012 年 4 月 1 日才正式通车 —— 提醒一下，这里所谓的「快速路线」，本身也是相对晚近才有的基础建设，不是从来就存在的。
| Landmark地标 | Straight-line直线距离 |
|---|---|
| Permas Jaya Bridge 桥头即本区 | ~0 km |
| Kota SouthKey / Mid Valley Southkey | ~1.6 km |
| Bandar Baru Permas Jaya 过桥对岸 | ~3.5 km |
| Istana Pasir Pelangi 柔佛王宫之一 | ~2.1 km |
| JB Sentral / CIQ / RTS Bukit Chagar | ~5.0 km |
| Senai International Airport | ~21 km |
Borrow your convenience from two directions: SouthKey inland, Permas Jaya across the water生活机能借两边的光：内陆的 SouthKey，隔水的百万镇
The precinct itself has no shop rows, no school, no clinic on site. Every amenity here is a short drive in one of two directions, which is the honest trade for a quiet, small strata cluster.这个社区本身没有店屋排、没有学校、没有诊所。这里的每一项生活机能，都得往两个方向之一开一小段车 —— 这是换取一个安静的小型分层社区，老实说要付出的代价。
Roads道路
The Permas Jaya Bridge and the Johor Bahru East Coast Parkway (Lebuhraya Pantai Timur Johor Bahru) serve this bridgehead directly. Local streets — Jalan Bayu Puteri 2, Jalan Sri Stulang, Jalan Pantai — feed onto them.这个桥头由 百万镇大桥 与 新山东海岸大道 直接服务。当地街道 —— Jalan Bayu Puteri 2、Jalan Sri Stulang、Jalan Pantai —— 接上这两条主要道路。
Malls & retail商场与零售
Kota SouthKey, home to Mid Valley Southkey, sits about 1.6km inland. AEON Permas Jaya is across the bridge in Bandar Baru Permas Jaya, roughly 3.5km by that crossing.Kota SouthKey（Mid Valley Southkey 所在地）约在内陆 1.6 公里处。AEON Permas Jaya 则在过桥对岸的 Bandar Baru Permas Jaya，走桥约 3.5 公里。
Schools & clinics学校与诊所
We have not verified specific school catchments or clinic names for this exact precinct against a district-office source, and we would rather leave this blank than guess. Ask us for a street-level check before you rely on it.我们没有针对这个确切地点，向教育局或权威来源逐一核实学校学区与诊所名称，宁可留白也不猜。使用前请向我们索取逐街核实。
Six things the “Taman Bayu Puteri 3” name does not tell you「Taman Bayu Puteri 3」这个名字没告诉你的六件事
This section exists because the honest version of this page is different from every other page in this series. Read it before you read anything else here. 这一段之所以存在，是因为这一页诚实的版本，跟本系列其他每一页都不一样。请在读其他内容之前先读这一段。
It is strata, not landed — 75 of 76 records是分层，不是有地 —— 76 笔里 75 笔
NAPIC’s own type breakdown for the Taman Bayu Puteri 3 area tag shows 75 condominium/apartment transactions and 1 flat. No terraces, no semi-Ds, no bungalows appear under this specific area code, even though portals list some nearby. NAPIC 在 Taman Bayu Puteri 3 这个区域代码底下的屋型统计显示 75 笔公寓／服务式公寓 加 1 笔组屋（Flat）。没有排屋、没有半独立式、没有独立式 —— 即使房产平台上有邻近的挂牌。
Three numbered phases, three different markets三个编号分期，三个不同市场
Taman Bayu Puteri 1 (71 records, median RM430,000, psf down 2.3%) and Taman Bayu Puteri 3 (76 records, median RM340,000, psf up 5.5%) are recorded by NAPIC as separate areas that move in opposite directions. The name alone tells you nothing about which one a listing means. Taman Bayu Puteri 1（71 笔，中位 RM430,000，每尺跌 2.3%）与 Taman Bayu Puteri 3（76 笔，中位 RM340,000，每尺涨 5.5%）在 NAPIC 里是分开记录、走势相反的两个区域。光看名字，完全看不出一则广告说的是哪一个。
Real psf growth on a thin base真实的每尺涨幅，但基数薄
Median psf rose from RM328 (2022) to RM367 (2023) to RM388 (2024) — about 18% over two years. But the annual count behind those points is only 18 to 28 sales, so a handful of transactions can move the median more than in a thicker market. 中位每尺价从 RM328（2022） 涨到 RM367（2023） 再到 RM388（2024） —— 两年约涨 18%。但支撑这几个数字的年成交只有 18 到 28 笔，比起厚市场，少数几笔成交就能把中位数拉动更多。
Bridgehead location — a real feature, honestly described桥头位置 —— 一个真实、但要诚实描述的优点
Sitting where the Permas Jaya Bridge lands is a genuine advantage: it borrows amenities from both Permas Jaya across the water and Kota SouthKey inland, and it is closer to the city centre than most of the mukim’s other addresses in this comparison set. It is not, however, inside either of those better-known places. 正好在百万镇大桥落脚处，确实是个优点：能借用海峡对岸 Permas Jaya 与内陆 Kota SouthKey 两边的生活机能，也比对照组里这个 mukim 大部分地址更靠近市中心。但它并不属于这两个更知名的地方中的任何一个。
Leasehold, on the listings we can see依可见挂牌，是租赁地契
Portal listings for the service residence completed in 2018 on this same road are consistently marketed as leasehold. We have not independently verified the remaining lease term, and you should get a title search before committing. 同一条路上、2018 年建成的服务式公寓，房产平台挂牌一致标示为租赁地契。我们没有独立核实剩余年期，下单前请自行做地契查询。
No shop rows, no ground-floor commerce没有店屋排，没有底层商业
Unlike a taman built around a row of shophouses, this precinct has none of its own. Every errand is a short drive across the bridge or inland to SouthKey — quieter, but less convenient on foot than a typical Johor terrace estate. 不像围绕着一排店屋发展起来的花园区，这里自己没有店屋排。任何采购都要开一小段车过桥或往内陆去 SouthKey —— 比较安静，但走路可及的便利性不如典型的柔佛排屋区。
Three numbered phases, a handful of named blocks, one bridgehead三个编号分期，几栋有名字的楼，一个桥头
Property portals tie specific block names to the Jalan Bayu Puteri addresses. We list what we can verify and flag what we cannot. 房产平台把几个具体的楼盘名字系到 Jalan Bayu Puteri 的地址上。以下列出能核实的部分，查不到的也如实标注。
| Phase / area (NAPIC)分期／NAPIC 区域 | Records笔数 | Median中位价 | psf · 12m每尺 · 12月 | Named blocks per portals平台标注的楼盘名 |
|---|---|---|---|---|
| Taman Bayu Puteri 1 | 71 | RM430,000 | RM378 · −2.3% | Not verified on this page本页未核实 |
| Taman Bayu Puteri 3 (this page)（本页） | 76 | RM340,000 | RM363 · +5.5% | Portals reference a 2018-built service residence and a smaller apartment block on this road平台标注这条路上有一栋 2018 年建成的服务式公寓，与一栋较小的公寓楼 |
Three size bands, one property class三个面积段，一种产品
Unlike the terrace-cluster-semi-D ladder on a landed page, everything recorded here is condominium, apartment or flat. The variable that matters is size, not house type. 不像有地页面那种排屋、Cluster、半独立式的阶梯，这里登记的全部是公寓、服务式公寓或组屋。决定价格的变数是面积，不是屋型。
~900-925 sqft约 900-925 平方尺
~1,000-1,050 sqft约 1,000-1,050 平方尺
~1,150-1,220 sqft约 1,150-1,220 平方尺
Individual sampled transactions, 2022 and 20252022 与 2025 年个别抽样成交
These are actual line items from List.my’s public size-grouped transaction view, not an average — the kind of detail most area pages never show. Compare the 2022 and 2025 rows on the same size band and the psf move becomes concrete rather than abstract.以下是 List.my 公开的「依面积分组」成交视图里的实际逐笔纪录，不是平均数 —— 多数区域页面从不会列到这个细节。把 2022 与 2025 年同一面积段的行拿来对照，每尺价的变化就不再是抽象数字。
| Size面积 | Floor楼层 | Price价格 | psf | Month月份 |
|---|---|---|---|---|
| 915 sqft | Level 19 | RM350,000 | RM383 | Dec-22 |
| 915 sqft | Level 13 | RM310,000 | RM339 | Dec-22 |
| 915 sqft | Level 20 | RM320,000 | RM350 | Sep-22 |
| 915 sqft | Level 12 | RM380,000 | RM415 | Oct-25 |
| 915 sqft | Level 11 | RM345,000 | RM377 | Jul-25 |
| 1,012 sqft | Level 6 | RM330,000 | RM326 | Aug-22 |
| 1,012 sqft | Level 10 | RM320,000 | RM316 | Jul-22 |
| 1,173 sqft | Level 4 | RM330,000 | RM281 | Feb-22 |
| 1,173 sqft | Level 1 | RM541,000 | RM461 | Oct-25 |
| 1,173 sqft | Level 5 | RM500,000 | RM426 | Oct-25 |
| 1,195 sqft | Level 3 | RM410,000 | RM343 | Oct-25 |
Low volume, mid-low price, real momentum量小、价中偏低、势头真实
Taman Bayu Puteri 3 against its Plentong-mukim neighboursTaman Bayu Puteri 3 与同 mukim 邻区对照
2022–2024 carried the volume; 2025 is still filling in2022–2024 是主要量能；2025 年仍在补齐
2021 and 2025 carry too few records (3 and 7) to read as full years — 2021 because the development was newer to the resale market, 2025 because NAPIC records lag roughly six months. The price index below only charts years with 10 or more records. 2021 与 2025 年纪录太少（3 笔与 7 笔），不能当完整年份读 —— 2021 年是因为当时项目在二手市场还新，2025 年是因为 NAPIC 纪录约滞后半年。下方价格指数只画出笔数达 10 笔以上的年份。
What actually transacted, all types together实际成交，全类型合计
Registered subsale transactions, 2021 to 2026, from NAPIC records published by List.my: 76 records, median RM340,000 at RM363 psf, up 5.5% in twelve months. The recorded stable range runs about RM302,000 to RM379,000; the psf stable range runs about RM334 to RM395. 2021 至 2026 年登记二手成交，来源为 List.my 公布的 NAPIC 纪录：76 笔，中位 RM340,000、每尺 RM363，十二个月 +5.5%。登记价稳定区间约 RM302,000 至 RM379,000；每尺价稳定区间约 RM334 至 RM395。
| Type类型 | Records笔数 | Recorded median登记中位价 | psf每尺 | Monthly rent月租 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|---|
| Condominium / apartment公寓／服务式公寓 | 75 | RM340,000 | RM363 | Ask请询问 | No不行 |
| Flat组屋 | 1 | Single record — ask仅一笔 —— 请询问 | — | Ask请询问 | No不行 |
| ~900-925 sqft band约 900-925 平方尺档 | sampled样本 | RM300,000 – 380,000 | ~RM339–415 | Ask请询问 | No不行 |
| ~1,150-1,220 sqft band约 1,150-1,220 平方尺档 | sampled样本 | RM330,000 – 541,000 | ~RM281–461 | Ask请询问 | No不行 |
| All types, recorded median全类型登记中位 | 76 | RM340,000 RM363 psf · +5.5% 12m | — | — | Closed — below RM1m strata floor不行 —— 低于分层 RM100 万门槛 |
Market value vs. bank value市价（Market Value）与银行估价（Bank Value）
Market value is the current price a willing buyer will actually pay — the transacted figures on this page. Bank value is a separate figure a bank’s own valuer sets for loan purposes, and it is usually lower. Banks lend against whichever of the two is lower, purchase price or bank value, so a unit here priced above bank valuation can mean a larger cash top-up than a first-time buyer expects. Confirm the bank value with your loan officer before you commit to a purchase price. 市价是目前买家愿意实际付出的价格 —— 也就是本页的成交数字。银行估价是银行自己的估价师为贷款用途另外订出的数字，通常比市价低。银行放贷时，会取「购买价」与「银行估价」两者中较低的那一个来算贷款成数，所以如果这里某个单位的开价高于银行估价，首购族可能得多准备一笔现金差额，超出原本预期。请在敲定购买价之前，先向贷款专员确认银行估价。
Three usable years, and a real upward move三个可用年份，一个真实的上升趋势
Source: registered subsale records from NAPIC (JPPH), published by List.my, read 2026-09-09. Only years with 10 or more recorded transactions are charted; 2021 (3 records) and 2025 (7 records) are described in the text above instead.来源：NAPIC（JPPH）登记二手成交纪录，由 List.my 公布，读取于 2026-09-09。只有登记成交达 10 笔以上的年份才画进图表；2021 年（3 笔）与 2025 年（7 笔）改以上方文字说明。
The distribution, and why the median understates the recent trend分布，以及为什么中位数低估了近期走势
Half of all recorded sales across the full 2021-2026 window landed between roughly RM302,000 and RM379,000, with the all-time median at RM340,000. But that median blends thinner, cheaper 2022 sales with pricier, more recent ones — the year-by-year psf figures below tell the more current story. 2021 至 2026 年整个区间内，一半的登记成交落在大约 RM302,000 至 RM379,000 之间，全期中位数为 RM340,000。但这个中位数把较薄、较便宜的 2022 年成交，和较贵、较近期的成交混在一起 —— 下方逐年每尺价数字更能反映近况。
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 recorded transactions are plotted. The number beneath each point is the transaction count behind it.只画出登记成交达 10 笔以上的年份。每个点下方的数字是该点背后的成交笔数。
PRICE_INDEX 阵列加一行，格式 {q:"2026 Q1", median:395, n:8}（median 填每尺价，不是总价；n 填笔数）。这个楼盘太小众，没人会先你一步做这件事。💡 加
?draft=1 到网址后面，就能看到本页所有黄色待办备注；一般访客看不到。Closed for a different reason than a landed page — but just as closed关闭的理由跟有地页面不同 —— 但一样关闭
Johor bars non-citizens from strata property below RM1 million — a lower floor than the RM2 million landed threshold, but Taman Bayu Puteri 3’s recorded median of RM340,000 still sits nowhere near it. 柔佛禁止非公民购买 RM100 万 以下的分层产权 —— 门槛比有地的 RM200 万低，但 Taman Bayu Puteri 3 登记中位价 RM340,000，仍然远远够不到。
Monthly repayment每月供款
Defaults set to the recorded all-type median of RM340,000.预设值为全类型登记中位价 RM340,000。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM340,000, 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 precinct’s entire recorded range clears that bar.预设 RM340,000，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 —— 这个社区几乎整个登记价格区间都在这条线以下。
Johor’s minimum purchase price for a non-citizen is RM1 million on strata property, and this precinct’s entire recorded range, RM300,000 to RM541,000 in our sample, sits below it. The costs below are shown so you can compare against an address that does qualify — a flat 8% transfer stamp duty from 1 January 2026, a Johor state consent fee of 3% of valuation with a RM30,000 minimum, consent taking one to three months, and lending capped at 60 to 70% LTV. 柔佛对非公民的分层产权最低购买价为 RM100 万，而这个社区抽样到的整个登记区间（RM300,000 至 RM541,000）都在门槛之下。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 —— 自 2026 年 1 月 1 日起转让印花税统一 8%、柔佛州同意书费为估价 3% 且最低 RM30,000、同意书需时一至三个月、贷款成数上限 60 至 70%。
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。
Tell us the phase number — it changes the price by nearly RM100,000告诉我们分期号码 —— 差一个数字，价格差将近 RM100,000
Same development name, three different NAPIC areas. Tell me which phase, or let us confirm it for you, and the rest is quick.同一个发展项目名字，三个不同的 NAPIC 区域。告诉我们是哪一期，或让我们帮你确认，其余的很快。
A cheap, quiet, well-placed bridgehead condo with a thin, easily-confused market一个便宜、安静、位置不错的桥头公寓，但市场薄、又容易被搞混
✓ Strengths优势
- Real, multi-year psf appreciation — RM328 (2022) to RM367 (2023) to RM388 (2024), about 18% over two years, and +5.5% on the latest twelve-month reading.真实的多年每尺涨幅 —— RM328（2022）到 RM367（2023）到 RM388（2024），两年约涨 18%，最新十二个月读数是 +5.5%。
- Genuinely low entry price — a recorded median of RM340,000 and a sampled low of RM300,000, comfortably under the RM500,000 stamp-duty exemption line for first-time Malaysian buyers.入场价确实低 —— 登记中位价 RM340,000，抽样最低到 RM300,000，明显低于马来西亚首购族免印花税的 RM500,000 门槛。
- A bridgehead position that borrows from two directions — Kota SouthKey inland, Bandar Baru Permas Jaya across the strait — and sits closer to the city centre than most other addresses in this mukim comparison set.桥头位置能借两边的光 —— 内陆的 Kota SouthKey，隔海峡的 Bandar Baru Permas Jaya —— 也比这个 mukim 对照组里大部分地址更靠近市中心。
- Quiet, with no ground-floor commerce of its own — a genuine plus if you specifically do not want a shop-row estate’s noise and parking pressure.安静，自己没有底层商业 —— 如果你明确不想要店屋排花园区的噪音与停车压力，这是个真实的优点。
- Every recorded transaction is far below the RM500,000 stamp-duty exemption line for first-time Malaysian buyers in 2026-2027, which meaningfully lowers the cash needed to get the keys compared with almost every landed estate in this comparison set.每一笔登记成交都远低于 2026-2027 年马来西亚首购族免印花税的 RM500,000 门槛，比对照组里几乎每一个有地区域，都更能压低拿钥匙前所需的现金。
△ Things to weigh需要权衡的
- This is a condo, not a landed home — if you came to this page series wanting a terrace or semi-D, this specific NAPIC area will not give you one. Say so and we will redirect you to an estate that does.这是公寓，不是有地住宅 —— 如果你是冲着这个系列想找排屋或半独立式而来，这个 NAPIC 区域给不了你。直说，我们会帮你转介真正有地的区域。
- Thin annual volume — 18 to 28 recorded sales a year at the peak, only 7 in 2025 so far. A handful of transactions can swing the median more than in a thicker market; verify any price quoted against the actual comparable, not just the headline number.年成交量薄 —— 高峰期一年 18 到 28 笔，2025 年至今仅 7 笔。少数几笔成交就能把中位数拉动得比厚市场更明显；任何报价都请核实实际可比案例，不要只看头条数字。
- Easily confused with Taman Bayu Puteri 1, an adjacent NAPIC area with a higher median (RM430,000) that is currently falling (−2.3% psf), not rising. Always confirm the phase number.很容易跟 Taman Bayu Puteri 1 搞混 —— 那是相邻的另一个 NAPIC 区域，中位价更高（RM430,000），而且目前是在跌（每尺 −2.3%），不是在涨。务必确认分期号码。
- No shop rows means every errand is a short drive — across the bridge to Permas Jaya or inland to SouthKey. If you want ground-floor convenience on foot, this precinct is not built for that.没有店屋排，代表每一次采购都要开一小段车 —— 过桥去 Permas Jaya 或往内陆去 SouthKey。如果你想要走路可及的底层生活机能，这个社区不是为此而设计的。
- Leasehold, per portal listings on this road, and we have not independently verified the remaining lease term — get a title search before you commit.依此路段的挂牌，是租赁地契，我们没有独立核实剩余年期 —— 下单前请先做地契查询。
- Closed to foreign buyers, just like a landed estate, but for a different reason: every recorded price sits below Johor’s RM1 million strata floor for non-citizens.对外籍买家关闭，跟有地区域一样，但理由不同：每一笔登记价都低于柔佛给非公民的 RM100 万分层门槛。
- Strata living means monthly maintenance and sinking-fund charges on top of any mortgage, and we have not verified the current rate for this precinct — build it into your budget before you commit, not after.分层产权代表每月要另外缴管理费与维修基金，在房贷之外。我们没有核实这个社区目前的收费标准 —— 请在下单前，而不是下单后，把这笔钱算进预算。
Taman Bayu Puteri 3 FAQTaman Bayu Puteri 3 常见问题
How much does a unit in Taman Bayu Puteri 3 cost?Taman Bayu Puteri 3 的单位多少钱？
Registered subsale transactions in Taman Bayu Puteri 3 show a median of RM340,000 at RM363 per square foot across 76 records from 2021 to 2026, published by List.my from NAPIC data. Nearly all of that volume, 75 of the 76 records, is condominium and apartment stock rather than landed housing; the remaining record is a walk-up flat. Median price per square foot rose 5.5 percent over the past twelve months, though a base of well under a hundred transactions a year means a handful of sales can move that figure. Taman Bayu Puteri 3 的登记二手成交显示：2021 至 2026 年共 76 笔纪录，中位价 RM340,000、每平方尺 RM363，资料由 List.my 依 NAPIC 数据公布。当中几乎全部，76 笔里的 75 笔，是公寓／服务式公寓而不是有地住宅；剩下 1 笔是组屋。过去十二个月中位每尺价上涨 5.5%，但一年不到百笔的基数，代表少数几笔成交就能拉动这个数字。
Is Taman Bayu Puteri 3 a landed housing estate?Taman Bayu Puteri 3 是有地住宅区吗？
No, and this is the detail worth knowing before anything else. Despite sitting inside a page series built around landed Johor Bahru townships, NAPIC’s own transaction records for Taman Bayu Puteri 3 are 75 condominium or apartment sales and 1 flat out of 76, with zero recorded terraces, semi-detached houses or bungalows. Property portals do list semi-detached and bungalow houses along the same Jalan Bayu Puteri 3/1 address, but none of those appear in the NAPIC dataset carrying the Taman Bayu Puteri 3 area tag. If you specifically want landed property in this part of Mukim Plentong, ask and we will point you to estates where the recorded transactions are actually terraces and semi-Ds. 不是，而且这是在读其他任何内容之前最该先知道的一点。虽然这一页放在一个以新山有地住宅区为主题的系列里，但 NAPIC 针对 Taman Bayu Puteri 3 的成交纪录，76 笔里有 75 笔是公寓或服务式公寓、1 笔是组屋，完全没有排屋、半独立式或独立式的纪录。房产平台确实在同一个 Jalan Bayu Puteri 3/1 地址上列出半独立式与独立式的挂牌，但那些都没有出现在挂着 Taman Bayu Puteri 3 区域标签的 NAPIC 数据里。如果你要的确实是这个 Mukim Plentong 一带的有地住宅，请直接问我们，我们会带你去 NAPIC 纪录真的是排屋与半独立式的区域。
Are Taman Bayu Puteri 1, 2 and 3 the same place?Taman Bayu Puteri 1、2、3 是同一个地方吗？
They are numbered phases of the same broader Taman Bayu Puteri development in Mukim Plentong, but NAPIC and List.my record each phase as a separate area with its own transaction history, and the numbers do not track pricing consistently. Taman Bayu Puteri 1 recorded 71 transactions with a median of RM430,000 at RM378 psf, down 2.3 percent over twelve months. Taman Bayu Puteri 3, the subject of this page, recorded 76 transactions with a median of RM340,000 at RM363 psf, up 5.5 percent over twelve months. A listing or a friend mentioning ‘Bayu Puteri’ without a phase number could mean either market, and the two behave differently, so always confirm the number and cross-check it against the URL slug before comparing prices. 它们是同一个更大的 Taman Bayu Puteri 发展项目（位于 Mukim Plentong）底下的编号分期，但 NAPIC 与 List.my 把每一期都记录为独立区域，各有各的成交历史，编号也不代表价格走势一致。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%。本页的主角 Taman Bayu Puteri 3 登记 76 笔成交，中位价 RM340,000、每尺 RM363，十二个月涨 5.5%。任何广告或朋友提到「Bayu Puteri」却没讲分期号码，都可能指的是任一个市场，而这两个市场表现不同，比较价格前请务必确认号码，并用网址 slug 交叉核对。
Can foreigners buy in Taman Bayu Puteri 3?外国人可以在 Taman Bayu Puteri 3 买房吗？
In practice, no, on the recorded numbers. Johor sets a RM1 million minimum purchase price for non-citizens buying strata property, and Taman Bayu Puteri 3 is almost entirely strata with a recorded median of RM340,000, well under a third of that floor. Even the highest recorded transaction in the dataset sits nowhere near RM1 million. A foreign buyer wanting to be in this part of Johor Bahru would need to look at a larger penthouse-tier unit elsewhere or a landed title priced above RM2 million, verified individually before committing. 实务上，不行 —— 从登记数字看是这样。柔佛对非公民购买分层产权设有 RM100 万最低价门槛，而 Taman Bayu Puteri 3 几乎全是分层产权，登记中位价 RM340,000，连门槛的三分之一都不到。就连数据集里登记最高的一笔，也离 RM100 万很远。外籍买家若真想落脚新山这一带，得去找别处面积大得多的顶楼单位，或是一笔价格超过 RM200 万的有地地契，且须逐一核实。
How far is Taman Bayu Puteri 3 from Singapore and the Causeway?Taman Bayu Puteri 3 离新加坡与长堤有多远？
Taman Bayu Puteri 3 sits at Kampung Bakar Batu on the Johor Bahru city-side bank of the Tebrau Strait, roughly 5 kilometres in a straight line from the CIQ checkpoint and JB Sentral, and about 1.6 kilometres from Kota SouthKey. The Permas Jaya Bridge crosses the strait directly from this side to Bandar Baru Permas Jaya, roughly 3.5 kilometres away by that crossing. These are straight-line distances calculated from mapped coordinates, not timed drives; actual travel time depends on the Eastern Dispersal Link and city-centre traffic, which you should check yourself at the hour you would actually travel. Taman Bayu Puteri 3 位于 Bakar Batu 甘榜，在新山市区这一侧的 Tebrau 海峡岸边，直线距离 CIQ 关卡与 JB Sentral 约 5 公里，距 Kota SouthKey 约 1.6 公里。百万镇大桥从这一侧直接跨海峡通往 Bandar Baru Permas Jaya，走这座桥约 3.5 公里。以上是依地图坐标算出的直线距离，不是实测车程；实际车程取决于东部干道与市中心车流，请自行在会实际出门的时段查证。
What is around Taman Bayu Puteri 3 day to day?Taman Bayu Puteri 3 平日周边有什么？
The development sits in a small cluster of newer condominium and serviced-residence blocks referenced on property portals as Bayu Marina Residence, Crescent Bay Suites and Botanika, all within a few hundred metres of each other beside the Johor Bahru East Coast Parkway. Kota SouthKey, home to Mid Valley Southkey mall, is about 1.6 kilometres away, and Bandar Baru Permas Jaya with its AEON hypermarket is across the Permas Jaya Bridge. Kampung Bakar Batu, an older residential hamlet, borders the site directly. 这个发展项目坐落在一小片较新的公寓与服务式公寓聚落里，房产平台上标注为 Bayu Marina Residence、Crescent Bay Suites 与 Botanika，彼此相距不过几百米，就在新山东海岸大道旁。Kota SouthKey（Mid Valley Southkey 商场所在地）约 1.6 公里外，设有 AEON 大卖场的 Bandar Baru Permas Jaya 则在百万镇大桥对岸。较旧的住宅甘榜 Kampung Bakar Batu 直接与本区相邻。
Is Taman Bayu Puteri 3 a good rental investment?Taman Bayu Puteri 3 适合出租投资吗？
The transaction data shows real momentum: median price per square foot climbed from RM328 in 2022 to RM367 in 2023 and RM388 in 2024, an increase of about 18 percent over two years on a base of 18 to 28 recorded sales a year. That is a genuine trend, not a single outlier sale, though the annual volume is thin enough that a landlord should verify current asking rents directly with local agents rather than relying on any portal average, and should not assume the pattern continues in a straight line. 成交数据显示出真实的动能：中位每尺价从 2022 年的 RM328，涨到 2023 年的 RM367、2024 年的 RM388，两年涨幅约 18%，基础是每年 18 到 28 笔登记成交。这是真实的趋势，不是单一离群成交造成的，但年成交量薄，业主应直接向在地经纪核实目前的开价租金，不要只依赖平台均值，也不应假设这个走势会一直线延续下去。
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 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. At a median around RM340,000, the gap between a year-five and a year-six sale is still meaningful against the size of a typical gain here. 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%。以这里约 RM340,000 的中位价来说，第五年卖与第六年卖之间的差额，相对这里典型的获利规模仍然不小。
Is Taman Bayu Puteri 3 freehold?Taman Bayu Puteri 3 是永久地契吗？
Portal listings for developments along Jalan Bayu Puteri 3 and 3/1, including the service residence built in 2018, are consistently marketed as leasehold, not freehold. Tenure and the number of years remaining are recorded on the individual strata title, so ask for a copy of the title and the outstanding lease term before signing anything; a shorter remaining lease affects both financing and resale. Jalan Bayu Puteri 3 与 3/1 一带发展项目的挂牌，包括那栋 2018 年建成的服务式公寓，一致标示为租赁地契，不是永久地契。年期与剩余年数记录在个别分层地契上，签任何文件之前请先索取地契副本与剩余年期；剩余年期越短，越同时影响贷款与转售。
Mukim Plentong, on the same NAPIC data — and almost all of it landedMukim Plentong，同一份 NAPIC 数据 —— 而且几乎全是有地
Every figure below comes from the same source and the same window. Notice how much larger and mostly-landed every other area in this mukim is compared with the small, almost entirely strata Taman Bayu Puteri 3.下方每一个数字都来自同一个来源、同一个期间。留意这个 mukim 里其他每一个区域，规模都大得多、而且以有地为主 —— 对照 Taman Bayu Puteri 3 这个几乎全是分层产权的小社区。
| 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 3 | 76 | RM340,000 | RM363 | +5.5% | This page — smallest volume, almost all strata本页 —— 量最小，几乎全是分层 |
| Bandar Baru Permas Jaya | 1,387 | RM488,000 | RM370 | +9.7% | Across the bridge — the big, established neighbour过桥对岸 —— 规模大、成熟的邻区 |
| Taman Kota Masai | 1,357 | RM360,000 | RM335 | −3.2% | Far larger volume, similar price, falling量大得多，价位相近，正在下跌 |
| Taman Johor Jaya | 952 | RM470,000 | RM336 | +7.4% | Established landed township, faster growth成熟有地花园区，涨得更快 |
| Taman Scientex | 883 | RM370,000 | RM374 | +3.6% | Similar price and psf, far deeper market价位与每尺相近，但市场厚得多 |
| Bandar Baru Seri Alam | 811 | RM440,000 | RM317 | — | Pricier, mostly landed更贵，以有地为主 |
| Bandar Seri Alam | 656 | RM460,000 | RM315 | +8.1% | Pricier, mostly landed, rising更贵，以有地为主，正在上涨 |
| Taman Rinting | 569 | RM400,000 | RM273 | −2.3% | Cheaper psf, falling每尺更低，正在下跌 |
| Taman Megah Ria | 560 | RM450,000 | RM299 | +19.8% | Fastest growth in this set, mostly landed这组里涨最快，以有地为主 |
| Taman Molek | 537 | RM539,000 | RM344 | −1.5% | Pricier established landed estate, falling更贵的成熟有地区，正在下跌 |
| Meridin East | 498 | RM515,000 | RM387 | — | Newer, pricier landed township较新、更贵的有地市镇 |
| Tg Puteri Resort | 417 | RM358,000 | RM243 | −29.7% | Similar price, sharpest fall in this set价位相近，这组里跌最重 |
| Taman Desa Cemerlang | 406 | RM460,000 | RM348 | +9.2% | Pricier landed township, rising更贵的有地市镇，正在上涨 |
Tell us the phase. We will tell you what it actually sold for.告诉我们分期。我们告诉你它实际卖了多少。
Taman Bayu Puteri 3 is a small, easily-confused market — which means most of the value here comes from someone checking the phase number and the actual comparable for you, not from a portal average. Send me the unit size and phase and I will come back with the recent sales and what we know about the block. Taman Bayu Puteri 3 是个小而容易搞混的市场 —— 这里大部分的价值，来自有人帮你确认分期号码与实际可比案例，而不是平台上的平均数。把单位面积与分期发给我，我会回你近期成交，以及我们对那栋楼掌握的资讯。