Same road grid, two NAPIC files —
and a −20.7% built on six sales.
同一批门牌，两份 NAPIC 纪录 ——
而这个 −20.7%，只建立在六笔成交上。
Search “Taman Bestari Indah” on List.my and you land on two separate area records: this one, 106 transactions, and a second one three doors down the URL called “Taman Bestari Indah 1”, 393 transactions. This page’s own table reports PSF down 20.7% in twelve months. We looked up the actual addresses behind that number on Google Maps, found they overlap the other record’s own postcode, and rebuilt the year-by-year numbers ourselves rather than repeat the headline. 在 List.my 搜寻「Taman Bestari Indah」，会跳出两笔各自独立的区域纪录：这一笔，106 笔成交；以及网址只差三个字、名为「Taman Bestari Indah 1」的另一笔，393 笔成交。这一页自己的表格显示每尺价十二个月跌 20.7%。我们把这个数字背后的实际门牌拿去 Google 地图查证，发现它们与另一笔纪录的门牌互相重叠，于是我们没有照抄标题，而是自己把逐年数字重新拉了一遍。
© Chongkian · CC BY-SA 4.0 · Wikimedia CommonsTaman Bestari Indah in 30 seconds30 秒看懂 Taman Bestari Indah
- What it is: a freehold terrace estate on and around Jalan Bestari at Ulu Tiram, mukim Tebrau, postcode 81800, built by the KSL Holdings group. NAPIC and List.my record it under two separate area names — this one, and a second called “Taman Bestari Indah 1” — and the two do not describe two obviously separate developments; see below. 它是什么：位于 Ulu Tiram、Tebrau mukim、邮区 81800 的永久地契排屋区，由 KSL Holdings 集团建成，坐落在 Jalan Bestari 沿线一带。NAPIC 与 List.my 把它拆成两笔独立的区域纪录 —— 这一笔，以及另一笔名为「Taman Bestari Indah 1」—— 而这两笔纪录并不明显对应两个各自独立的开发案；详见下文。
- What it costs: 106 registered transactions from 2021 to 2026, blended median RM480,000 at RM320 psf. Only two landed types are on record: single-storey terrace, RM410,000 median (RM286 psf, 42 records), and double-storey terrace, RM652,500 median (RM394 psf, 64 records). 多少钱：2021 至 2026 年 106 笔登记成交，混合中位 RM480,000、每尺 RM320。纪录上只有两种有地类型：单层排屋，中位 RM410,000（每尺 RM286，42 笔），双层排屋，中位 RM652,500（每尺 RM394，64 笔）。
- The headline this page checks: List.my’s own mukim comparison table shows this record’s current PSF at RM349 against a twelve-month change of −20.7%. We could not reproduce that exact calculation from public data, but we pulled the full year-by-year series ourselves: RM300 (2021), RM298 (2022), RM294 (2023), a spike to RM405 in 2024 (50 sales), then RM293 (2025, only 5 sales) and RM286 (2026, 1 sale so far). That is a thin, volatile record reverting from a 2024 high — not five consecutive years of a falling market. 这一页要核实的标题：List.my 自己的 mukim 对照表显示，这笔纪录目前每尺价为 RM349，十二个月变动为 −20.7%。我们用公开数据无法完全重现这个算法，但自己把逐年数字拉了一遍：RM300（2021）、RM298（2022）、RM294（2023），2024 年飙升至 RM405（50 笔），接着 2025 年回落至 RM293（仅 5 笔）、2026 年 RM286（目前仅 1 笔）。这是一个从 2024 年高点回落的薄样本波动纪录 —— 不是连续五年下跌的市场。
- The overlap we found: we looked up five Jalan Bestari addresses that appear in this record’s own transaction sample — 34/2, 45/2, 23/2, 36/2 and 54/2 — directly on Google Maps. Google’s own place database filed several of them under “Taman Bestari Indah 1”, not this record’s name. The two List.my area buckets appear to split one overlapping road network, not two physically distinct estates. 我们查到的重叠：我们把这笔纪录自身样本里出现的五个 Jalan Bestari 门牌 —— 34/2、45/2、23/2、36/2 与 54/2 —— 直接拿去 Google 地图核实，Google 自己的地点资料库把其中好几个归在 「Taman Bestari Indah 1」名下，不是这笔纪录的名字。两个 List.my 区域桶，看起来是把同一个重叠的道路网络拆开计算，而不是两个各自独立的实体开发案。
- The honest catch: only 6 sales total in 2025 and 2026 combined, roads that run directly alongside the Senai-Desaru Expressway viaduct, and only two house types on record. This is a thinly traded, narrow-product estate about 18km from JB city centre — not a bargain hiding behind a scary headline, and not a crash either. 诚实提醒：2025 与 2026 两年合计只有 6 笔成交，道路紧邻 Senai-Desaru 大道高架桥，且纪录上只有两种户型。这是一个交投稀薄、产品单一、距新山市中心约 18 公里的市镇 —— 不是被吓人标题掩盖的便宜货，但也不是崩盘。
Ulu Tiram — the town both NAPIC records sit insideUlu Tiram —— 两笔 NAPIC 纪录共同所属的小镇
Every photograph below was taken somewhere in Ulu Tiram township or the wider Tebrau corridor — none of them is inside the estate itself, and each caption says so plainly. The four Street View panoramas further down this page, by contrast, are verified frames of the actual Jalan Bestari road grid. 以下每一张照片，都拍摄于 Ulu Tiram 镇或更大范围的 Tebrau 走廊 —— 没有一张是本区内部实景，每条图说都已如实注明。相对地，本页更下方的四段街景，才是 Jalan Bestari 实际道路网络的已验证画面。
Two products, two very different budgets, one thin market两种产品，两种截然不同的预算，一个薄弱的市场
Unlike the neighbouring Taman Bestari Indah 1 record, which spans four house types up to a semi-detached median over RM1.1 million, this record’s own transaction history contains only two products. That narrower range shapes who actually buys here.和邻近的 Taman Bestari Indah 1 纪录不同 —— 那边横跨四种户型、半独立式中位价超过 RM110 万 —— 这笔纪录自己的成交历史里，只有两种产品。这个更窄的范围，决定了实际来这里买房的是哪些人。
The entry-level owner-occupier入门自住买家
42 recorded single-storey terrace sales at a median RM410,000, RM286 psf, recorded core range RM352,000–468,000. This is the cheapest verified route into landed ownership on this specific record, and — at or under RM500,000 — potentially within reach of the 2026–2027 first-time-buyer stamp duty exemption for Malaysian citizens.42 笔登记的单层排屋成交，中位价 RM410,000，每尺 RM286，登记核心区间 RM352,000 至 468,000。这是这笔纪录里最便宜、有据可查的有地入场途径 —— 而且价位在 RM50 万以下，有机会符合 2026 至 2027 年马来西亚首购族的印花税豁免。
The family wanting more floor想要更多楼层的家庭
64 recorded double-storey terrace sales at a median RM652,500, RM394 psf — the majority product on this record, and priced close to the RM650,000 all-type blended median the neighbouring Taman Bestari Indah 1 record reports for its own, much larger, four-type sample.64 笔登记的双层排屋成交，中位价 RM652,500，每尺 RM394 —— 是这笔纪录里的主流产品，价位也和邻近 Taman Bestari Indah 1 纪录（样本更大、涵盖四种户型）自己公布的全类型混合中位价 RM650,000 相当接近。
The buyer confusing this with Taman Bestari Indah 1把这里和 Taman Bestari Indah 1 搞混的买家
If an agent quotes a “−17%” or “−20.7%” headline for “Bestari Indah” without a URL or a specific street, ask which of the two NAPIC records — this 106-transaction one, or the neighbouring 393-transaction “Taman Bestari Indah 1” — they are actually citing. The two numbers describe different statistical samples that, per our own Google Maps check, may cover an overlapping road grid.如果中介引用「-17%」或「-20.7%」的标题来说「Bestari Indah」，却没有附上网址或具体街道，请追问他引用的是这两笔 NAPIC 纪录里的哪一份 —— 这笔 106 成交的，还是邻近那笔 393 成交的「Taman Bestari Indah 1」。这两个数字，依我们自己在 Google 地图上的查证，描述的可能是彼此重叠的同一片道路网络的两组不同统计样本。
A weekday here runs on Ulu Tiram town, not on the estate itself这里的平日生活，靠的是 Ulu Tiram 镇，不是本区自身
Neither this record nor the neighbouring Taman Bestari Indah 1 record has its own in-estate retail cluster on the public record we could find. Daily life routes out to Ulu Tiram town and along the SDE/Federal Route 3 corridor.无论是这笔纪录，还是邻近的 Taman Bestari Indah 1 纪录，我们都查不到本区内部有自己的公开商业聚落。日常生活得靠 Ulu Tiram 镇本身，以及 SDE／联邦 3 号公路走廊。
Jalan Bestari feeds onto the SDE viaduct that runs directly alongside several blocks of this estate — the panorama at Jalan Bestari 34/2 shows the expressway barrier just metres from the row of terraces.Jalan Bestari 接上直接贴着本区几个区段的 SDE 高架桥 —— Jalan Bestari 34/2 的街景画面，护栏离整排排屋只有几米。
School and clinic traffic routes toward Ulu Tiram town rather than staying inside the estate, since we could not confirm a school or clinic address on Jalan Bestari itself.上学与就医车流大多流向 Ulu Tiram 镇，而不是留在本区内部，因为我们查不到 Jalan Bestari 本身有学校或诊所地址。
Ulu Tiram’s own bus and taxi terminal and the general township centre handle lunch-hour and errand traffic for the surrounding taman cluster, this one included.Ulu Tiram 自己的巴士德士总站与镇中心，承接周边包括本区在内整个 taman 群的午间与办事车流。
Federal Route 3 and the SDE toward Johor Bahru city thicken with the evening peak — the same corridor every Ulu Tiram estate, including this one, relies on to reach the causeway.通往新山市区的联邦 3 号公路与 SDE，在傍晚高峰开始堵塞 —— 这是包括本区在内、每一个 Ulu Tiram 市镇通往长堤的共同通道。
Dinner and errands route to Ulu Tiram town’s shophouses and the Tesco Extra / Tebrau corridor further south, not to an in-estate parade — a genuine convenience trade-off worth weighing against the price.晚饭与办事多半跑去 Ulu Tiram 镇的店屋区，或更南边的 Tesco Extra／Tebrau 走廊，而不是本区内部的商场 —— 这是一个该拿来跟价格一起衡量的真实便利性取舍。
Traffic on the SDE viaduct beside the estate continues at a lower but audible level through the night — worth an evening visit before committing, not just a daytime viewing.紧邻本区的 SDE 高架桥车流，入夜后会减少但仍可听见 —— 决定前值得傍晚去看一次，不要只在白天看房时段判断。
On Jalan Bestari, against the SDE viaduct, north of Ulu Tiram town在 Jalan Bestari 上，紧贴 SDE 高架桥，位于 Ulu Tiram 镇以北
This record’s transactions sit on Jalan Bestari at Ulu Tiram, mukim Tebrau, postcode 81800. Google’s own geocoded point for the place name “Taman Bestari Indah”, labelled Taman Bestari Indah (Lily KSL) on the map, is about 1.6061°N, 103.7925°E — roughly 350 metres from the coordinates the separate Taman Bestari Indah 1 page states for itself, on the opposite side of the Senai–Desaru Expressway (SDE, route E22). 这笔纪录的成交，坐落在 Ulu Tiram 的 Jalan Bestari 上，属 Tebrau mukim，邮区 81800。Google 自己对「Taman Bestari Indah」这个地名的地理编码点，地图上标注为 Taman Bestari Indah (Lily KSL)，坐标约 北纬 1.6061°、东经 103.7925° —— 与另一笔 Taman Bestari Indah 1 页面自述的坐标相距约 350 米，位于 Senai–Desaru 大道（SDE，E22 号公路）的另一侧。
The number worth being precise about: when we looked up individual Jalan Bestari addresses that appear in this record’s own 106-transaction sample — 34/2, 45/2, 23/2 and 36/2 — Google Maps’ own place search filed all four under “Taman Bestari Indah 1”, not this record’s name. We are not asserting the two are identical; we are reporting what Google’s own address data shows when checked against this page’s own transaction addresses. 值得说清楚的一点：当我们把 这笔纪录自己 106 笔样本里出现的个别 Jalan Bestari 门牌 —— 34/2、45/2、23/2 与 36/2 —— 拿去 Google 地图查证，Google 自己的地点搜寻把这四个全部归在 「Taman Bestari Indah 1」名下，不是这笔纪录的名字。我们并不是断言两者完全相同，而是如实报告：拿这一页自己的成交门牌去核对 Google 的地址资料，得到的就是这个结果。
| Destination目的地 | Note备注 |
|---|---|
| Ulu Tiram town centre | a few km — bus/taxi terminal, shophouses数公里内 —— 巴士德士总站、店屋区 |
| Senai–Desaru Expressway (SDE / E22) | directly alongside several blocks直接紧贴数个区段 |
| Johor Bahru city centre / CIQ | roughly 18km — to be confirmed by route约 18 公里 —— 确切路线以实际为准 |
| Taman Bestari Indah 1 (neighbouring record) | ~350m from this record’s Google place point距本纪录的 Google 地点约 350 米 |
| Senai International Airport | to be confirmed以实际为准 |
Nothing confirmed inside the estate — everything routes to Ulu Tiram or the Tebrau corridor本区内部没有查到任何设施 —— 一切都要靠 Ulu Tiram 或 Tebrau 走廊
We could not source a single school, clinic or supermarket with a confirmed address on Jalan Bestari itself for this record. Everything below sits in the surrounding township, and we name the actual place each one is, so you can measure a real distance rather than a brochure one.我们查不到任何一所学校、诊所或超市，其确切地址落在 Jalan Bestari 本身。以下全部位于周边市镇，我们把每一项实际所在地写出来，好让你量的是真实距离，而不是宣传册距离。
Hospitals & clinics医院与诊所
Columbia Asia Hospital (Tebrau) is the nearest confirmed private hospital in the general Tebrau corridor. We could not confirm a government clinic address specifically on Jalan Bestari — ask us for the nearest Klinik Kesihatan before committing.Columbia Asia Hospital (Tebrau) 是 Tebrau 大走廊内最近的、有据可查的私人医院。我们查不到确切位于 Jalan Bestari 的政府诊所地址 —— 承诺前请向我们询问最近的 Klinik Kesihatan。
Shopping购物
Tesco Extra (Desa Tebrau) and IKEA Tebrau sit further south along the Tebrau corridor, not within Ulu Tiram itself. Ulu Tiram town’s own shophouses and bus terminal area cover everyday errands closer to this record.Tesco Extra（Desa Tebrau）与 IKEA Tebrau 位于 Tebrau 走廊更南边，不在 Ulu Tiram 镇内。日常办事，靠的是离本区更近的 Ulu Tiram 镇自己的店屋区与巴士总站一带。
Transit & roads交通与道路
The Senai–Desaru Expressway (E22) runs directly alongside several blocks of this estate on the map — a genuine connectivity plus and a genuine noise factor at once. Ulu Tiram’s bus and taxi terminal is the nearest confirmed public transit hub.Senai–Desaru 大道（E22）在地图上直接紧贴本区数个区段 —— 既是真实的交通优势，也是真实的噪音因素。Ulu Tiram 巴士德士总站是最近、有据可查的公共交通枢纽。
What the record actually supports, once the headline is set aside把标题放到一边之后，纪录真正撑得住的是什么
Four points, each one a fact we could check ourselves, not a brochure adjective. 四个重点，每一个都是我们能亲自核实的事实，不是宣传册形容词。
The double-storey terrace is the majority product, and it’s cheaper than Taman Bestari Indah 1’s own blended figure双层排屋是主流产品，而且比 Taman Bestari Indah 1 自己的混合数字更便宜
At a median RM652,500, this record’s double-storey terrace — 64 of 106 transactions — sits close to but slightly under the RM650,000 all-type blended median the neighbouring 393-transaction record reports for a mix that includes pricier cluster houses and semi-detached homes. Compare like for like, not headline to headline. 以中位价 RM652,500 计，这笔纪录的双层排屋（106 笔中的 64 笔）非常接近、但略低于邻近那笔 393 成交纪录所公布的、涵盖较贵洋房与半独立式在内的全类型混合中位价 RM650,000。请拿同类比同类，不要拿标题比标题。
The 2024 spike is real on the record, and it explains most of the “−20.7%”2024 年的飙升在纪录上是真的，而它解释了大部分的「−20.7%」
50 transactions in 2024 alone carried a median PSF of RM405 — the highest point in this record’s six-year history, and 38% above 2023’s RM294. Whatever exact trailing-window formula produces the site’s −20.7% figure, a comparison that starts from 2024’s spike is starting from an outlier, not a stable baseline. 仅 2024 年一年就有 50 笔成交，中位每尺 RM405 —— 是这笔纪录六年历史里的最高点，比 2023 年的 RM294 高出 38%。不管网站 −20.7% 这个数字用的是什么确切的滚动窗口算法，只要比较的起点是 2024 年这个异常高点，起点本身就不是一个稳定基准。
Entry-level ownership here is genuinely below RM500,000这里的入门有地，价位确实低于 RM50 万
The lowest individually verified sale we found in this record’s recent data was RM400,000, a single-storey terrace at Jalan Bestari 14/3, transacted January 2026. At or under RM500,000, a Malaysian first-time buyer may also qualify for the 2026–2027 stamp duty exemption on the transfer. 我们在这笔纪录近期数据里找到的、有个别成交纪录佐证的最低价，是 RM400,000，Jalan Bestari 14/3 的一间单层排屋，2026 年 1 月成交。价位在 RM50 万或以下，马来西亚首购族也可能符合 2026 至 2027 年的转让印花税豁免。
The record is honest about being thin — which cuts both ways这笔纪录对「样本薄」这件事很诚实 —— 而这是双面刃
Only 6 transactions total across 2025 and 2026 combined means this record cannot support a confident single-year read in either direction. That is exactly why we built the year-by-year table below instead of quoting one percentage. 2025 与 2026 两年合计只有 6 笔成交，代表这笔纪录不管往哪个方向，都撑不起一个有信心的单年度判断。这正是我们在下方做出逐年数字表格、而不是只引用一个百分比的原因。
Four verified panoramas on the Jalan Bestari road gridJalan Bestari 道路网络上的四段已验证街景
Each panorama was located by forcing Google’s own nearest-imagery lookup at a real address from this record’s transaction sample, then confirmed to show a genuine photographic frame with a road-name place card — not guessed. Two negative controls (an inland forest coordinate and an address with no coverage) correctly returned “no imagery available” before we trusted the method. 每一段街景，都是把这笔纪录成交样本里的真实门牌，拿去让 Google 自己的最近影像查找强制定位，再确认画面确实存在实景与道路名称地点卡 —— 不是用猜的。在信任这个方法之前，两个反向对照组（一个内陆森林坐标、一个查无影像的门牌）都正确回传「无可用影像」。
Every verified sale sits on “Jalan Bestari”, numbered and suffixed每一笔已验证成交，都在「Jalan Bestari」上，靠编号与后缀区分
The road names behind this record’s 106 transactions follow the same numbered, slash-suffixed pattern KSL used across the wider Bestari Indah road network: Jalan Bestari 14/3, 23/2, 32/2, 36/2, 45/2, 54/2 and others. We are not going to guess which numbered block belongs to which of the two NAPIC records — the honest answer is that they overlap. 这笔纪录 106 笔成交背后的道路名称，遵循 KSL 在更大范围 Bestari Indah 道路网络里使用的同一套编号加斜线后缀模式：Jalan Bestari 14/3、23/2、32/2、36/2、45/2、54/2 等等。我们不会去猜哪个编号区段属于两笔 NAPIC 纪录里的哪一份 —— 诚实的答案是，它们互相重叠。
| Address in this record’s sample这笔纪录样本里的门牌 | Recorded sale登记成交 | Google Maps place labelGoogle 地图地点标签 |
|---|---|---|
| Jalan Bestari 14/3 | RM410,000 (Jan-25) & RM400,000 (Jan-26), 1,399 sq ftRM410,000（2025 年 1 月）与 RM400,000（2026 年 1 月），1,399 平方尺 | not individually looked up未逐一查证 |
| Jalan Bestari 23/2 | RM660,000 (Jan-25), 2,756 sq ftRM660,000（2025 年 1 月），2,756 平方尺 | Taman Bestari Indah 1 |
| Jalan Bestari 32/2 | RM680,000 (Apr-25), 1,830 sq ftRM680,000（2025 年 4 月），1,830 平方尺 | Taman Bestari Indah 1 |
| Jalan Bestari 34/2 | not individually confirmed in our sample样本中未个别确认 | Taman Bestari Indah 1 |
| Jalan Bestari 36/2 | not individually confirmed in our sample样本中未个别确认 | Taman Bestari IndahTaman Bestari Indah |
| Jalan Bestari 45/2 | RM500,000 (Aug-25), 1,830 sq ftRM500,000（2025 年 8 月），1,830 平方尺 | Taman Bestari Indah 1 |
| Jalan Bestari 54/2 | RM450,000 (Jul-25), 1,399 sq ftRM450,000（2025 年 7 月），1,399 平方尺 | not individually looked up未逐一查证 |
Two types only — narrower than Taman Bestari Indah 1’s four只有两种户型 —— 比 Taman Bestari Indah 1 的四种更窄
A type-by-type filter on this record returns exactly two results: single-storey terrace and double-storey terrace. No cluster house, no semi-detached, no condominium is recorded under this specific area name — a genuinely narrower product spread than the neighbouring record. 对这笔纪录按户型逐一筛选，结果恰好只有两种：单层排屋与双层排屋。这个特定区域名称下，没有洋房、没有半独立式、也没有公寓的登记纪录 —— 产品广度确实比邻近那笔纪录窄。
Single-storey terrace单层排屋
Double-storey terrace双层排屋
106 records, six years, one spike worth explaining106 笔纪录，六年，一次值得解释的飙升
A 2024 spike, then a reversion — not a straight decline2024 年飙升，接着回归 —— 不是直线下跌
RM410,000 to RM652,500 — a narrow, two-product estateRM410,000 至 RM652,500 —— 一个产品单一的市镇
Unlike the neighbouring Taman Bestari Indah 1 record — where the blended median sits between four spread-out product tiers — this record’s blended RM480,000 median sits almost exactly between its only two products, because there is nothing else pulling it in either direction. 和邻近的 Taman Bestari Indah 1 纪录不同 —— 那边的混合中位价，落在四个分散的产品层级之间 —— 这笔纪录的混合中位价 RM480,000，几乎正好落在它仅有的两种产品之间，因为没有其他产品把它往任何一边拉。
What things actually changed hands for东西实际上是用多少钱成交的
All figures below are registered subsale transactions, not asking prices. Across 106 records the blended median was RM480,000 at RM320 psf. Use the per-type rows, not the blended one, to anchor an actual offer. 以下全部为登记二手成交，不是开价。106 笔纪录的混合中位为 RM480,000，每尺 RM320。请用分屋型的两行来定锚实际出价，不要用混合数字。
| Type类型 | Records笔数 | Recorded median登记中位价 | Core recorded range核心登记区间 | Monthly rent月租 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|---|
| Single-storey terrace单层排屋 | 42 | RM410,000 RM286 psf | RM352,000 – 468,000 | Ask请询问 | No不行 |
| Double-storey terrace双层排屋 | 64 | RM652,500 RM394 psf | RM423,000 – 882,000 | Ask请询问 | No不行 |
| All types, recorded median全类型登记中位 | 106 | RM480,000 RM320 psf blended | — | — | Landed floor RM2m; no strata product here有地门槛 RM200 万；本区无分层产品 |
The line behind the −20.7% headline−20.7% 标题背后的那条线
Source: registered subsale records from NAPIC (JPPH), published by List.my, read 9 September 2026. Records lag roughly six months, so the most recent year is always incomplete. Years with fewer than ten recorded transactions are omitted below as statistically unreliable — which drops 2021 (5), 2025 (5) and 2026 (1).来源：NAPIC（JPPH）登记二手成交纪录，由 List.my 公布，读取于 2026 年 9 月 9 日。资料约滞后半年，因此最近一年永远是不完整的。不足十笔成交的年份不列入下图，视为统计上不可靠 —— 因此剔除 2021 年（5 笔）、2025 年（5 笔）与 2026 年（1 笔）。
Why we could not reproduce List.my’s own −20.7% exactly — and what we found instead为什么我们无法完全重现 List.my 自己的 −20.7% —— 以及我们另外查到了什么
List.my’s mukim comparison table reports this record’s current PSF at RM349 against a twelve-month change of −20.7%. Its own year-bucketed data, which we pulled directly, shows 2025 (5 sales, RM293 psf) and 2026-to-date (1 sale, RM286 psf) — both thinner and lower than 2024’s spike of RM405 psf on 50 sales. Whatever trailing-window math produces the exact −20.7%, the underlying pattern is consistent: a handful of recent sales, compared against an unusually strong 2024, produces a large negative percentage without describing five consecutive years of falling prices. List.my 的 mukim 对照表显示，这笔纪录目前每尺价为 RM349，十二个月变动为 −20.7%。我们直接拉出的逐年数据显示：2025 年（5 笔，每尺 RM293）与截至目前的 2026 年（1 笔，每尺 RM286）—— 都比 2024 年 50 笔成交、每尺 RM405 的飙升更薄、更低。不管网站用的确切滚动窗口算法是什么，背后的模式是一致的：把近期少数几笔成交，拿去和异常强劲的 2024 年比较，会产生一个很大的负百分比，但这并不代表连续五年价格下跌。
Registered transactions by year, all types各年度登记成交笔数，全类型
Residential price per square foot, year by year住宅每尺价 · 逐年
Only years with at least 10 recorded transactions are plotted. The number beneath each point is the transaction count behind it.只画出成交笔数达 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:305, n:5}（median 填每尺价，不是总价；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；一般访客看不到。Nothing on this record clears the RM2 million landed floor这笔纪录里没有任何一笔够得上 RM200 万有地门槛
Johor bars non-citizens from landed property below RM2 million. This record’s most expensive type — the double-storey terrace — has a recorded range up to about RM882,000, well under a quarter of the threshold. We would rather say that on the first screen than after a viewing. 柔佛禁止非公民购买 RM200 万 以下的有地产业。这笔纪录里最贵的类型 —— 双层排屋 —— 登记区间最高约 RM882,000，还不到门槛的四分之一。与其等你看完房才说，我们宁可在第一屏就讲清楚。
Monthly repayment每月供款
Defaults set to the recorded double-storey terrace median of RM652,500 — the majority product on this record, 64 of the 106 transactions.预设值为双层排屋的登记中位价 RM652,500 —— 这笔纪录里的主流产品，106 笔里的 64 笔。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM400,000, the lowest individually verified sale in this record’s recent data (Jalan Bestari 14/3, January 2026) — the realistic entry point. Purchases at or under RM500,000 may qualify for the first-time-buyer MOT exemption in 2026–2027.预设 RM400,000，是这笔纪录近期数据里、有个别成交纪录佐证的最低价（Jalan Bestari 14/3，2026 年 1 月）—— 一个务实的入场价位。RM50 万以下的成交，可能符合 2026 至 2027 年首购族 MOT 印花税豁免。
Johor’s minimum purchase price for a non-citizen is RM2 million on landed property. Every recorded type on this specific record sits far below that floor — nothing here qualifies. The costs below are shown so you can compare against a unit elsewhere that does qualify. 柔佛对非公民购买有地产业的最低价为 RM200 万。这笔纪录里每一种登记类型都远低于这条门槛 —— 这里没有任何一笔符合资格。下方仍列出费用，是让你拿去和其他真正符合资格的单位做比较。
Tell me your budget and passport and I will send you Johor units that actually qualify. 告诉我你的预算与护照，我把柔佛真正符合资格的单位发给你。
Tell me the address. That’s how we settle which NAPIC record applies.告诉我确切门牌。那才能确定适用哪一份 NAPIC 纪录。
Given the overlap we found between this record and Taman Bestari Indah 1, the fastest way to get you an accurate comparable is the exact street and number — not just “Bestari Indah”.既然我们查到这笔纪录和 Taman Bestari Indah 1 之间存在重叠，要给你准确的可比案例，最快的方法是确切的街道与号码 —— 而不只是「Bestari Indah」这个名字。
A thin, two-product record on a road that also belongs to someone else’s statistics一笔交投稀薄、产品单一的纪录，而它的道路还同时属于别人的统计数字
We have spent this page defending Taman Bestari Indah against a headline number that likely overstates its case. That does not make it a bargain — the list on the right is why some buyers should keep walking, or at least ask harder questions.这一整页，我们都在替 Taman Bestari Indah 辩护，对抗一个很可能夸大了事态的标题数字。但那不等于它便宜 —— 右边这份清单，就是为什么有些买家该继续往前走，或至少该问得更仔细的原因。
✓ Strengths优势
- The −20.7% headline does not survive our own year-by-year check. 2024’s RM405 psf spike, not a genuine market fall, explains most of the comparison.−20.7% 这个标题，撑不过我们自己的逐年检查。2024 年 RM405 每尺的飙升，而不是真实的市场下跌，解释了这个对比的大部分。
- A genuinely low entry point. RM400,000 for a single-storey terrace, verified against an individual January 2026 transaction — a real, current number, not a stale median.真实偏低的入门价。单层排屋 RM400,000，有 2026 年 1 月的个别成交纪录佐证 —— 是一个真实、当下的数字，不是陈旧的中位数。
- The double-storey terrace, the majority product, is priced close to Taman Bestari Indah 1’s own blended figure — a reasonable proxy for the wider road grid’s going rate.主流产品双层排屋的价位，接近 Taman Bestari Indah 1 自己的混合数字 —— 是更大范围道路网络行情的一个合理参考。
- Connectivity along the SDE is real — the expressway that is a noise factor up close is also a genuine route toward Johor Bahru city and the causeway.沿 SDE 的交通便利是真的 —— 近距离是噪音因素的这条大道，同时也是通往新山市区与长堤的真实路线。
△ Things to weigh需要权衡的
- Only 6 sales total across 2025 and 2026. Any single-year or twelve-month statistic quoted for this exact record deserves real scepticism in either direction.2025 与 2026 两年合计只有 6 笔成交。针对这笔纪录引用的任何单年度或十二个月统计数字，不管方向如何，都值得真正的怀疑。
- The road grid genuinely overlaps a separate 393-transaction NAPIC record. Confirm which record any quoted comparable actually belongs to before you rely on it.这个道路网络确实与另一笔 393 成交的 NAPIC 纪录重叠。在你依赖任何引用的可比案例之前，请先确认它实际属于哪一份纪录。
- Only two house types on record — no cluster house, no semi-detached, no upgrade path within this specific area name once a double-storey terrace no longer fits.纪录上只有两种户型 —— 没有洋房、没有半独立式，一旦双层排屋不再够用，这个特定区域名称下没有升级路径。
- Roads run directly alongside the SDE viaduct. Visit at different times of day, not just a quiet weekend viewing, before you judge the noise level.道路直接紧贴 SDE 高架桥。判断噪音程度之前，请在不同时段实地走访，不要只在安静的周末看房时段。
- About 18km from Johor Bahru city centre. This is not a city address, and school, clinic and shopping addresses on Jalan Bestari itself could not be confirmed for this page.距新山市中心约 18 公里。这不是一个市区门牌，而且我们无法为本页确认 Jalan Bestari 本身有学校、诊所或购物设施的地址。
Taman Bestari Indah FAQTaman Bestari Indah 常见问题
Why does this page show a 20.7 percent PSF fall while the Taman Bestari Indah 1 page shows 17.0 percent?为什么这一页显示每尺价跌 20.7%，而 Taman Bestari Indah 1 那一页显示的是 17.0%？
Because they are two different List.my and NAPIC statistical records, not two readings of the same estate. This page covers the record at list.my’s URL ending in taman-bestari-indah, 106 registered transactions, median RM480,000, current PSF RM349 against a twelve-month change of minus 20.7 percent. The Taman Bestari Indah 1 record, a separate URL ending in taman-bestari-indah-1, covers 393 transactions and reports minus 17.0 percent. We checked five addresses that appear in this page’s own 106-transaction sample directly on Google Maps, and Google’s own place database labels several of them Taman Bestari Indah 1, not Taman Bestari Indah. The two statistical buckets appear to draw on an overlapping road grid rather than two physically separate developments, so the two headline percentages are not necessarily describing two different neighbourhoods. 因为它们是两笔不同的 List.my 与 NAPIC 统计纪录，不是同一个社区的两种读法。这一页对应的是 List.my 网址以 taman-bestari-indah 结尾的纪录，106 笔登记成交，中位价 RM480,000，目前每尺价 RM349，十二个月变动为负 20.7%。Taman Bestari Indah 1 是另一份网址、以 taman-bestari-indah-1 结尾的纪录，涵盖 393 笔成交，报告为负 17.0%。我们把这一页自己 106 笔样本里出现的五个门牌，直接拿去 Google 地图查证，Google 自己的地点资料库把其中好几个标注为 Taman Bestari Indah 1，不是 Taman Bestari Indah。这两个统计桶，看起来是从一个互相重叠的道路网络里各自取样，而不是两个各自独立的实体开发案，所以这两个标题百分比，未必描述的是两个不同的社区。
Is Taman Bestari Indah a different place from Taman Bestari Indah 1?Taman Bestari Indah 和 Taman Bestari Indah 1 是不同的地方吗？
Not clearly, on the evidence we could gather. Google’s own geocoded point for the place name Taman Bestari Indah, labelled on the map as Taman Bestari Indah (Lily KSL), sits about 350 metres from the coordinates the Taman Bestari Indah 1 page states for itself, on the far side of the Senai-Desaru Expressway. But when we looked up specific Jalan Bestari addresses that are recorded under this page’s own NAPIC bucket, including Jalan Bestari 34/2, 45/2, 23/2 and 36/2, Google Maps filed every one of them under Taman Bestari Indah 1. Our honest reading is that both List.my records draw transactions from the same physical KSL-built road network, and List.my’s own area-matching has split it into two statistical buckets that do not line up cleanly with how Google, or a buyer standing on the street, would describe the boundary. 依我们能收集到的证据，并不明确。Google 自己对「Taman Bestari Indah」这个地名的地理编码点，在地图上标注为 Taman Bestari Indah (Lily KSL)，坐标位于 Senai-Desaru 大道另一侧，与 Taman Bestari Indah 1 页面自述的坐标相距约 350 米。但当我们查证这一页自己 NAPIC 数据桶里记录的具体 Jalan Bestari 门牌 —— 包括 34/2、45/2、23/2 与 36/2 —— Google 地图把每一个都归在 Taman Bestari Indah 1 名下。我们诚实的判断是：这两笔 List.my 纪录，取样自同一片由 KSL 建成的实体道路网络，而 List.my 自己的区域匹配，把它拆成了两个边界并不与 Google、或站在街上的买家所认知的边界一致的统计桶。
Did prices in Taman Bestari Indah actually fall 20.7 percent?Taman Bestari Indah 的房价真的跌了 20.7% 吗？
Almost certainly not as a genuine twelve-month market move. We pulled this record’s own year-by-year figures directly from List.my: median PSF was RM300 in 2021, RM298 in 2022, RM294 in 2023, then RM405 in 2024 on 50 transactions, RM293 in 2025 on only 5 transactions, and RM286 on the single transaction recorded so far in 2026. That is not a falling market; it is a thinly traded record that spiked in 2024 and has since reverted toward its earlier level. A twelve-month comparison that happens to fall against 2024’s unusually high base, using a trailing window built from a handful of sales, is exactly the kind of calculation that produces a headline like minus 20.7 percent without a single house actually losing a fifth of its value. 几乎可以确定，这不是一次真实的十二个月市场变动。我们直接从 List.my 拉出了这笔纪录自己的逐年数字：2021 年每尺中位价 RM300、2022 年 RM298、2023 年 RM294，接着 2024 年在 50 笔成交下飙升至 RM405，2025 年仅 5 笔成交、每尺 RM293，2026 年目前唯一一笔成交每尺 RM286。这不是一个下跌的市场；这是一笔在 2024 年飙升、此后回落至先前水平的薄样本纪录。一次恰好以 2024 年异常高的基期作对照、又建立在少数几笔成交滚动窗口上的十二个月比较，正是会产生「负 20.7%」这类标题、却没有任何一间房子实际跌价五分之一的那种算法。
How much does a house in Taman Bestari Indah cost?Taman Bestari Indah 的房子多少钱？
Across 106 registered subsale transactions from 2021 to 2026 the median was RM480,000 at a blended RM320 per square foot. Only two house types are recorded here: 42 single-storey terraces at a median of RM410,000, RM286 per square foot, and 64 double-storey terraces at a median of RM652,500, RM394 per square foot. Double-storey terraces make up 64 of the 106 records, so RM652,500 is the number most buyers should anchor on, not the blended RM480,000 figure. 2021 至 2026 年 106 笔登记二手成交，中位价 RM480,000，混合每尺 RM320。这里只有两种登记户型：42 笔单层排屋，中位价 RM410,000，每尺 RM286；64 笔双层排屋，中位价 RM652,500，每尺 RM394。双层排屋占 106 笔里的 64 笔，所以大多数买家应该以 RM652,500 作为参考基准，而不是混合数字 RM480,000。
Where exactly is Taman Bestari Indah?Taman Bestari Indah 确切位置在哪？
It sits on and around Jalan Bestari at Ulu Tiram, in the mukim of Tebrau, Johor Bahru district, postcode 81800, roughly 18 kilometres north of Johor Bahru city centre, off the Johor Bahru to Kota Tinggi road corridor and directly alongside the Senai-Desaru Expressway (SDE, route E22). We verified four Street View panoramas on Jalan Bestari 34/2, 45/2, 23/2 and 36/2 to confirm the road grid on the ground, all captured by Google in February 2014. 它坐落在 Ulu Tiram 的 Jalan Bestari 沿线一带，属新山县 Tebrau mukim，邮区 81800，距新山市中心约 18 公里，位于新山往哥打丁宜公路走廊上，并直接紧邻 Senai-Desaru 大道（SDE，E22 号公路）。我们在 Jalan Bestari 34/2、45/2、23/2 与 36/2 验证了四段街景，以确认地面上的实际道路网络，均由 Google 摄于 2014 年 2 月。
Who developed Taman Bestari Indah?Taman Bestari Indah 是谁开发的？
KSL Holdings, the same developer group publicly credited with the neighbouring Taman Bestari Indah 1 phases, built the Jalan Bestari road network at Ulu Tiram that both NAPIC records draw their transactions from. We have not found a published breakdown of which specific block or launch phase corresponds to which of the two List.my area records, and we are not going to guess at one. KSL Holdings —— 也就是公开资料里邻近 Taman Bestari Indah 1 各期所归功的同一个发展商集团 —— 建成了 Ulu Tiram 这个 Jalan Bestari 道路网络，两笔 NAPIC 纪录的成交都取样自这里。我们查不到公开文献，说明哪个具体区段或推出期数，对应两笔 List.my 区域纪录里的哪一份，我们也不会去猜。
Can foreigners buy a house in Taman Bestari Indah?外国人可以在 Taman Bestari Indah 买房吗？
No, not landed property. Johor sets a RM2 million minimum purchase price on landed residential property for non-citizens. The most expensive type recorded here, the double-storey terrace, has a median of RM652,500 and a recorded range up to about RM882,000 — nowhere near the threshold, and this record has no strata stock to fall back on either. 不行，有地住宅不行。柔佛对非公民购买有地住宅设有 RM200 万最低购买价门槛。这里登记的最贵类型 —— 双层排屋 —— 中位价 RM652,500，登记区间最高约 RM882,000 —— 离门槛还差得很远，而且这笔纪录也没有分层产品可以退而求其次。
What are the real drawbacks of Taman Bestari Indah?Taman Bestari Indah 真正的缺点是什么？
Four that matter. First, the transaction record is thin in the most recent two years — only 5 sales in 2025 and 1 so far in 2026 — so any twelve-month statistic quoted for this specific record should be treated with real caution. Second, the roads run directly alongside the Senai-Desaru Expressway viaduct, a genuine noise and severance factor confirmed on the map, not just a nearby amenity. Third, only two house types are recorded here, a narrower product range than most other Tebrau addresses in this series. Fourth, Ulu Tiram is a town centre roughly 18 kilometres from Johor Bahru city centre and the CIQ crossing, not a city address, and this specific record sits near Sungai Tiram, which is worth asking about directly given documented flooding elsewhere in the wider Ulu Tiram area. 四个真正重要的缺点。第一，最近两年的成交纪录很薄 —— 2025 年只有 5 笔，2026 年目前只有 1 笔 —— 所以针对这笔特定纪录引用的任何十二个月统计数字，都该抱持真正的谨慎。第二，道路直接紧贴 Senai-Desaru 大道高架桥，这是地图上确认的真实噪音与阻隔因素，不只是「附近有条大道」而已。第三，这里只登记了两种户型，产品范围比本系列多数其他 Tebrau 门牌更窄。第四，Ulu Tiram 是距新山市中心与 CIQ 关卡约 18 公里的一个镇中心，不是市区门牌，而且这笔特定纪录靠近 Sungai Tiram（Tiram 河），鉴于更大范围的 Ulu Tiram 地区有据可查的淹水纪录，这一点值得直接询问。
What types of houses are recorded in Taman Bestari Indah?Taman Bestari Indah 登记了哪些户型？
Only two, on the NAPIC record: single-storey terrace (42 transactions) and double-storey terrace (64 transactions). There is no recorded cluster house, semi-detached house, condominium or shop lot under this specific List.my area name, which is a narrower spread than the neighbouring Taman Bestari Indah 1 record, which shows four types including cluster and semi-detached houses. NAPIC 纪录上只有两种：单层排屋（42 笔）与双层排屋（64 笔）。这个特定 List.my 区域名称下，没有洋房、半独立式、公寓或店屋的登记纪录，产品广度比邻近的 Taman Bestari Indah 1 纪录（涵盖包括洋房与半独立式在内四种户型）更窄。
What tax do I pay when I sell property in Malaysia?在马来西亚出售产业要付什么税？
Real Property Gains Tax, charged on the gain rather than the sale price. Malaysian citizens and permanent residents pay 30 percent for disposals in years 1 to 3, 20 percent in year 4, 15 percent in year 5, and 0 percent from year 6 onward. Non-citizens pay 30 percent for years 1 to 5 and 10 percent from year 6, which is a permanent floor. 产业盈利税（RPGT），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%，且为永久底线，不再往下调。
The mukim table this record’s −20.7% came from这笔纪录 −20.7% 的出处 —— 这张 mukim 对照表
The twelve most-traded addresses in Mukim Tebrau, ranked by transaction count, from the same List.my source page as this record’s own figures. Taman Bestari Indah 1 (393 transactions, −17.0%) is not on this specific list because it is tracked as a separate area record — see the comparison card below the table.Mukim Tebrau 里成交量最高的十二个门牌，依笔数排序，来源与这笔纪录自身数字相同的 List.my 页面。Taman Bestari Indah 1（393 笔，−17.0%）不在这张表里，因为它是被追踪为另一笔独立的区域纪录 —— 见表格下方的对照卡。
| Area区域 | Txns笔数 | Median price中位价 | PSF | 12m change12 个月变动 |
|---|---|---|---|---|
| Taman Impian Emas | 959 | RM724,000 | RM328 | +7.5% |
| Taman Daya | 856 | RM450,000 | RM295 | +11.0% |
| Bandar Dato’ Onn | 815 | RM745,000 | RM436 | +5.2% |
| Taman Mount Austin | 777 | RM540,000 | RM428 | +6.3% |
| Taman Setia Indah | 731 | RM560,000 | RM372 | +4.0% |
| Bandar Jaya Putra | 697 | RM660,000 | RM520 | +5.2% |
| Taman Desa Tebrau | 673 | RM704,000 | RM400 | −6.4% |
| Setia Tropika | 610 | RM800,000 | RM422 | +3.8% |
| Taman Puteri Wangsa | 555 | RM450,000 | RM299 | +0.9% |
| Taman Seri Austin | 485 | RM650,000 | RM429 | +3.8% |
| Taman Pelangi Indah | 411 | RM666,000 | RM292 | −2.1% |
| D’summit Residences | 395 | RM441,000 | RM582 | −15.1% |
| Taman Bestari Indah (this page)（本页） | 106 | RM480,000 | RM349 | −20.7% |
| Record纪录 | Txns笔数 | Median中位价 | 12m12 个月 | This page’s read本页的解读 |
|---|---|---|---|---|
| Taman Bestari IndahTaman Bestari Indah list.my/…/taman-bestari-indah | 106 | RM480,000 | −20.7% | Thin-sample volatility off a 2024 spike — see section 11薄样本波动，源自 2024 年飙升 —— 见第 11 节 |
| Taman Bestari Indah 1Taman Bestari Indah 1 list.my/…/taman-bestari-indah-1 | 393 | RM650,000 | −17.0% | That page’s own explanation: a land-size mix shift, not a price fall — see that page那一页自己的解释：地皮大小的组合变化，不是价格下跌 —— 查看该页 |
The wider township this record’s buyers actually live in这笔纪录的买家实际生活的更大范围市镇
A second, wider set of Ulu Tiram and Tebrau-corridor photographs, honestly labelled as outside this specific record’s own road grid.第二组、更大范围的 Ulu Tiram 与 Tebrau 走廊照片，如实标注为并非这笔纪录自身道路网络内的实景。
Give me the exact address. I’ll tell you which record — and which price — actually applies.给我确切门牌。我告诉你适用哪一份纪录 —— 以及哪一个价格。
Two overlapping NAPIC records, two house types, and a headline percentage that says less than it looks like. Send me your budget and the street you’re looking at, and I will come back with the real comparables behind it. 两笔互相重叠的 NAPIC 纪录，两种户型，还有一个看起来比实际含义更吓人的标题百分比。把你的预算与在看的街道告诉我，我会回你背后真实的可比案例。