The listing sites say −3.3%.
The terraces say +80%.
挂牌网站写着 −3.3%。
排屋自己的数字写着 +80%。
Bandar Bistari Perdana’s headline number, quoted on every portal and even on a neighbouring page, is a twelve-month price-per-square-foot change of −3.3%, drawn from 158 registered transactions across every property type sold here since 2021. Split those same NAPIC records by type and by year, and the estate’s actual landed product — the double-storey terrace — tells a very different story: residential median psf ran RM235, RM337, RM367 and RM424 across 2021 to 2024, a climb of roughly 80 percent. The −3.3% figure leans on eighteen commercial shop-lot sales and a 2025 sample of just eight residential records — too thin to trust either way. This page shows the working. Bandar Bistari Perdana 最常被引用的数字 —— 各大平台都在用，甚至隔壁一页也引用了 —— 是十二个月每尺价变动 −3.3%，来自 2021 年以来这里全部 158 笔登记成交。把同一批 NAPIC 纪录按屋型与年份拆开看，这个区真正的有地产品 —— 双层排屋 —— 说的是完全不同的故事：住宅中位每尺价从 2021 到 2024 年依序是 RM235、RM337、RM367、RM424，涨幅约 80%。那个 −3.3% 的数字，掺了十八笔商业店屋成交，也掺了 2025 年只有八笔的薄样本 —— 薄到无论涨跌都不该采信。这一页把算式摊开给你看。
© Emrank · CC BY 2.0 · Wikimedia CommonsBandar Bistari Perdana in 30 seconds30 秒看懂 Bandar Bistari Perdana
- What it is: a mixed residential and commercial estate in Mukim Plentong, postcode 81700 Pasir Gudang, built mainly around the Jalan Ixora street series — confirmed by OpenStreetMap at least as far as Jalan Ixora 3, 4, 7, 8, 9 and 10, split between the Bandar Bistari Perdana and Taman Bistari Perdana naming — plus a smaller town house block and a shop-office frontage whose exact street we could not confirm. It borders Meridin East directly — several Jalan Ixora addresses sit right on the shared boundary. 它是什么：位于 Plentong 区、邮区 81700 巴西古当的住商混合社区，主要沿 Jalan Ixora 系列街道发展 —— 经 OpenStreetMap 核实至少涵盖 Jalan Ixora 3、4、7、8、9、10，分别登记在 Bandar Bistari Perdana 与 Taman Bistari Perdana 两个名称下 —— 另有一个较小的 Town House 街区与一段店屋店面，其确切街名我们未能核实。它与 Meridin East 直接接壤 —— 好几个 Jalan Ixora 门牌就在两者的交界线上。
- What it costs: 158 registered transactions from 2021 to 2026, median RM450,000 at RM356 psf across every type. The actual landed product — the double-storey terrace — has its own recorded median of RM460,000 at RM360 psf, middle-half range RM376,000 to RM544,000. 多少钱：2021 至 2026 年 158 笔登记成交，全类型中位 RM450,000、每尺 RM356。这里真正的有地产品 —— 双层排屋 —— 自己的登记中位是 RM460,000、每尺 RM360，中间 50% 区间为 RM376,000 至 RM544,000。
- The number that decides it: the quoted −3.3% twelve-month psf change blends 123 double-storey terraces, 17 town house units and 18 commercial shop lots. Pulled apart by type and read year by year, residential psf went RM235 → RM337 → RM367 → RM424 from 2021 to 2024 — up about 80%. 2025 carries only 8 residential records, below the reliability floor this page uses, so it is left out of the chart rather than used to call a direction. 决定性的数字：常被引用的 −3.3% 十二个月每尺价变动，是把 123 笔双层排屋、17 笔 Town House 与 18 笔商业店屋混在一起算的。拆开屋型、逐年细看，住宅每尺价从 2021 到 2024 年是 RM235 → RM337 → RM367 → RM424 —— 涨了大约 80%。2025 年只有 8 笔住宅纪录，低于本页设定的可信笔数下限，因此不画进图表，也不用它来判断方向。
- The detail almost nobody separates out: this page’s own neighbour, Sierra Perdana, cites the same −3.3% figure as evidence of a “corridor-wide softening” — a fair reading of the headline, but this page’s type-by-type breakdown is not yet available on that one. Read both, and read the roads, not just the label on the taman. 几乎没人拆开来看的细节：本页的邻居 Sierra Perdana 也引用了同一个 −3.3%，把它当作「整条走廊在回软」的证据 —— 单看标题数字，这个判断合理，只是那一页还没做本页这样的逐屋型拆解。两页都读，也读街道本身，不要只读花园的名字。
- The honest catch: no school, clinic or hospital has been confirmed as sitting inside the estate itself, and the sample is thin enough that any single-street comparison needs checking against the actual record, not the average. Bandar Bistari Perdana also sits inside Pasir Gudang, a city built around port and heavy industry, not a resort township. 诚实提醒：没有任何学校、诊所或医院被确认就在社区内；样本量薄，任何单一街道的比较都该对照实际纪录，而不是只看平均数。Bandar Bistari Perdana 所在的巴西古当，是一座以港口与重工业为核心的城市，不是度假式市镇。
No Wikimedia photographs of the estate itself exist yetWikimedia 上还没有这个社区本身的照片
We searched Wikimedia Commons for Bandar Bistari Perdana and Taman Bistari Perdana and found nothing — no street, no gate, no shop row. That is itself information: this is a small, thinly-traded estate inside a much larger industrial city, not a marketed township with its own photo library. What follows are licensed photographs of Pasir Gudang and Plentong, the city and mukim it sits inside; every caption says plainly where the picture was taken. The Street View panels further down are shot on the estate’s own roads. 我们在 Wikimedia Commons 搜索了 Bandar Bistari Perdana 与 Taman Bistari Perdana，什么都没找到 —— 没有街道、没有大门、没有店屋排。这本身就是一项资讯：这是一个座落在更大的工业城市里、成交量很薄的小型社区，不是一个自带宣传照片库的营销型市镇。以下是巴西古当（Pasir Gudang）与 Plentong 这个 mukim 的授权照片；每一张图说都清楚写明实际拍摄地点。下方的街景面板，才是拍摄在这个社区自己的路上。
A small, working estate, not a destination一个务实的小社区，不是目的地型市镇
With 158 total registered transactions across six years — a fifth of what a large Plentong neighbour like Bandar Baru Permas Jaya records — this is a small market. The people below are inferred from the transaction structure and the estate’s position next to Meridin East, not from a survey.六年总共 158 笔登记成交 —— 只有 Plentong 大型邻区如 Bandar Baru Permas Jaya 的五分之一 —— 这是一个小市场。下面这些人物画像，是依成交结构与这个社区紧邻 Meridin East 的位置推导出来的，不是问卷调查的结果。
The upgrader from an older street从更旧的街搬过来的换屋族
Recorded double-storey terrace prices here run from about RM376,000 to RM544,000 in the middle half of sales — a realistic entry point for a Malaysian family trading up from a flat or an older, smaller taman without leaving the Pasir Gudang side of the city.这里双层排屋的登记价，中间 50% 落在约 RM376,000 至 RM544,000 —— 对想从公寓或更旧、更小的花园区换屋、又不想离开巴西古当这一侧的家庭来说，是一个务实的入场点。
The Meridin East spillover buyer从 Meridin East 溢出来的买家
Meridin East’s recorded residential median is RM515,000 at RM387 psf; this estate’s double-storey terrace median is lower on both counts. A buyer priced out of the newer township next door does not have to look far.Meridin East 的住宅登记中位是 RM515,000、每尺 RM387；这个社区的双层排屋中位价与每尺价都更低。被隔壁较新市镇价格挡在外面的买家，不必看太远。
The shop-office owner-operator自用兼收租的店屋业主
Single-storey, double-storey and three-storey shop lots are all on record here, in small numbers (12, 4 and 2 respectively). Prices on these swing widely between roughly RM200,000 and RM979,000 depending on format and year — a specialist buyer’s market, not a passive one.单层、双层与三层店屋这里都有登记，笔数都不多（分别是 12、4、2 笔）。价格因规格与年份不同，在约 RM200,000 至 RM979,000 之间大幅摆动 —— 这是懂行买家的市场，不是被动收租的市场。
The 2021 town house buyer, mostly gone quiet2021 年买 Town House 的那批人，现在大多静默
A small block of roughly 1,000 sq ft units sold at a median of RM150,000 in 2021 and has not recorded a single resale since. Whether that is a fully owner-occupied block, a title issue, or simply an unpopular product is not something public data can answer — ask before assuming any unit here is easy to resell.一个约 1,000 尺的小单位区块，2021 年以中位 RM150,000 成交，之后再没有一笔转售纪录。这究竟是全部自住、地契问题，还是单纯不受欢迎的产品，公开资料回答不了 —— 假设这里任何一个单位好脱手之前，请先问清楚。
A port and industrial city, not a resort township一座港口与工业城市，不是度假式市镇
Every JB estate page on this site tries to describe a day in the life. For Bandar Bistari Perdana we do not have verified street-level detail to responsibly do that, so here is what is actually documented about the city it sits inside instead.这个系列的每一页通常会描写「这里的一天」。但 Bandar Bistari Perdana 目前没有经过核实的街道级细节可以负责任地这样写，所以这一段改成写它所在这座城市，已经有文献记载的部分。
Pasir Gudang became a municipality in 2008 and was granted city status on 22 November 2020. As of 2023 its population was 534,659, and its documented core industries are transportation and logistics, shipbuilding, petrochemicals and other heavy industry, plus oil palm storage and distribution through Johor Port and Tanjung Langsat. This is the administrative and economic city Bandar Bistari Perdana sits inside — not a residential-only township. 巴西古当在 2008 年成为直辖市，2020 年 11 月 22 日获颁市级地位。截至 2023 年，人口为 534,659 人，文献记载的核心产业为运输物流、造船、石化及其他重工业，以及经由柔佛港与丹绒浪沙港的棕油仓储与配送。这就是 Bandar Bistari Perdana 所在的行政与经济体 —— 不是一个纯住宅市镇。
Pasir Gudang is documented as connected by the six-lane Pasir Gudang Highway (Federal Route 17), the four-lane Johor Bahru East Coast Parkway, and a Senai-Desaru Expressway interchange at Cahaya Baru. We have not measured drive times from this specific estate to these routes and will not print figures we have not verified — ask for the drive from the exact address you are considering. 文献记载巴西古当的联外道路包括六车道的 Pasir Gudang Highway（联邦 17 号公路）、四车道的新山东海岸公路，以及在 Cahaya Baru 的 Senai-Desaru 大道交流道。我们没有实测过从这个社区到这些道路的车程，也不会印出未经查证的数字 —— 请就你考虑的确切地址向我询问车程。
Deep in Pasir Gudang, not a Causeway-side address深处巴西古当，不是靠长堤的门牌
Bandar Bistari Perdana sits in Mukim Plentong, postcode 81700 Pasir Gudang, on the eastern side of the Johor Bahru conurbation. It borders Meridin East directly to the north and west, with several Jalan Ixora addresses sitting on the shared boundary between the two. It is administratively part of Pasir Gudang City, unlike some neighbouring Plentong estates that were only brought into the Pasir Gudang municipality in a 2015 boundary re-delineation. Bandar Bistari Perdana 位于 Plentong 区、邮区 81700 巴西古当，处在新山都会区的东侧。它北侧与西侧直接与 Meridin East 接壤，好几个 Jalan Ixora 门牌就落在两者的交界线上。它在行政上一直属于巴西古当直辖市，不同于同属 Plentong 的部分邻区，是在 2015 年边界重划后才被并入巴西古当直辖市范围。
We have not measured drive times from this specific address to the Causeway, CIQ or RTS Bukit Chagar, and we will not print figures we have not verified. What we can say plainly: this is a Pasir Gudang address on the industrial and port side of Johor Bahru, materially further from the Causeway than the city-centre and Tebrau-corridor estates in this series. 我们没有实测过这个确切地址到长堤、CIQ 或 RTS 武吉查卡的车程，也不会印出未经查证的数字。可以明确说的是：这是一个位于新山工业与港口一侧的巴西古当门牌，比本系列中靠市中心与 Tebrau 走廊的社区，离长堤明显更远。
| Landmark地标 | Straight-line distance直线距离 |
|---|---|
| Meridin East shared boundary共用边界 | ≈ 0.7 km |
| KPJ Pasir Gudang Specialist Hospital | ≈ 6.8 km |
| Hospital Penawar, Pasir Gudang | ≈ 6.6 km |
| Menara Aqabah city council HQ市议会总部 | ≈ 4.8 km |
| Sierra Perdana same mukim同一 mukim | ≈ 9.7 km |
What is confirmed, and what is not哪些已确认，哪些还没有
Unlike a marketed new township, Bandar Bistari Perdana does not publish its own amenity list. Below is what we could verify from public sources, and what we could not — read the gaps as honestly as the facts.和主打营销的新市镇不同，Bandar Bistari Perdana 没有自己发布的配套清单。以下是我们能从公开来源核实的部分，以及无法核实的部分 —— 请把空白也当成一项诚实的资讯来读。
Roads道路与高速
The estate is reached via Persiaran Bestari Perdana and the Jalan Bestari Perdana Utama series that also serve Meridin East, connecting on to the wider Pasir Gudang Highway network. We have not verified a specific highway on-ramp distance for this estate and will not print one.社区经 Persiaran Bestari Perdana 与同样服务 Meridin East 的 Jalan Bestari Perdana Utama 系列进出，再接上更大的巴西古当大道路网。我们没有核实过这个社区到特定高速出入口的距离，因此不会印出来。
Schools学校
We could not confirm any national, Chinese-medium or international school as sitting inside Bandar Bistari Perdana itself from public mapping data. Greater Masai and Pasir Gudang carry multiple school streams, but attributing a specific school to this estate without verification would break this page’s own rule against guessing school names.从公开地图资料，我们无法确认有任何国民、华文或国际学校位于 Bandar Bistari Perdana 社区本身。大 Masai 与巴西古当一带有多条学制，但在未经核实前，把某一所学校指定给这个社区，会违反本页自己「不猜学校名」的原则。
Medical & retail医疗与零售
Pasir Gudang is documented as having four hospitals: KPJ Pasir Gudang Specialist Hospital, Hospital Penawar, Regency Specialist Hospital and an upcoming Pasir Gudang Hospital, the latter two in Seri Alam. None sit inside this estate; distances are straight-line, shown in the table above.文献记载巴西古当共有四所医院：巴西古当专科医院、Penawar 医院、Regency 专科医院，以及即将启用的巴西古当医院，后两者位于再也市。没有一所位于本社区内；距离为直线距离，见上表。
Six things the −3.3% headline does not tell you−3.3% 这个标题没告诉你的六件事
This is not a township that markets itself. Everything below comes from pulling the same public NAPIC records apart more carefully than the headline number does.这不是一个自己会打广告的市镇。以下每一点，都是把同一份公开 NAPIC 纪录拆得比标题数字更细之后看到的。
Residential psf almost doubled, 2021 to 2024住宅每尺价 2021 至 2024 年几乎翻倍
RM235 → RM337 → RM367 → RM424, on the double-storey terrace and town house records specifically. That is roughly 80 percent in three years, on 34, 24, 26 and 48 recorded sales respectively — not a thin, unreliable run.RM235 → RM337 → RM367 → RM424，专指双层排屋与 Town House 的纪录。三年涨了大约 80%，背后分别是 34、24、26、48 笔成交 —— 不是薄到不可信的一串数字。
Cheaper than the township next door比隔壁的市镇便宜
Meridin East, sharing a boundary with this estate, records a residential median of RM515,000 at RM387 psf. This estate’s double-storey terrace records a median of RM460,000 at RM360 psf — lower on both counts, for houses a short walk from the same shared streets.与本社区共用边界的 Meridin East，住宅登记中位是 RM515,000、每尺 RM387。本社区双层排屋的登记中位是 RM460,000、每尺 RM360 —— 两项都更低，而房子就在同一批共用街道旁，走路可达。
A thin market cuts both ways薄市场是双面刃
158 records in six years means fewer comparables, but also fewer distressed sellers dragging the median down. Half the estate’s entire history of double-storey terrace sales happened in just the last two years on record (2023–2024, 74 of 123).六年 158 笔纪录代表可比案例较少，但也代表拖累中位数的急售案例较少。整个社区双层排屋的成交史里，有一半（123 笔中的 74 笔）就发生在纪录中最后两年（2023–2024）。
Three products, one small postcode同一个小邮区里的三种产品
Double-storey terrace (123 records, RM460,000 median), a small legacy town house block (17 records, RM150,000 median, silent since 2021), and shop-office lots (18 records, RM200,000 to roughly RM979,000). Know which product a listing actually is before you price it.双层排屋（123 笔，中位 RM460,000）、一个较旧的小型 Town House 区块（17 笔，中位 RM150,000，2021 年后再无成交）、以及店屋单位（18 笔，RM200,000 至约 RM979,000）。定价前请先确认挂牌到底是哪一种产品。
Borders a newer township’s spine roads紧邻较新市镇的主干道
Jalan Ixora addresses here sit immediately beside the spine roads — Persiaran Bestari Perdana and the Jalan Bestari Perdana Utama series — that Meridin East itself relies on. Whatever gets built along that spine for the newer township is effectively on this estate’s doorstep too.这里的 Jalan Ixora 门牌，紧邻 Meridin East 自己依赖的主干道 —— Persiaran Bestari Perdana 与 Jalan Bestari Perdana Utama 系列。较新市镇沿着那条主干道盖起来的任何配套，实际上也在本社区的门口。
Inside a real, working city身处一座真正在运作的城市
Pasir Gudang is a documented city of over half a million people built on port, logistics and heavy industry — a permanent employment base, not a bedroom suburb waiting for a mall. That cuts against a resort narrative, but it supports a working-tenant rental case.巴西古当是一座有文献记载、人口超过五十万、以港口、物流与重工业为支柱的城市 —— 这是一个恒常的就业基础，不是一个等着商场进驻的睡城。这一点不利于「度假式」的叙事，却支撑「有稳定上班租客」的出租逻辑。
And the questions a listing photo will not answer以及挂牌照片不会回答的问题
🏠 If you are buying to live here如果你是自住
📈 If you are buying to let如果你是买来出租
One postcode, and a boundary you need to get right一个邮区，一条你必须弄对的边界
We confirmed six Jalan Ixora addresses individually against OpenStreetMap and Google’s own panorama data before publishing this page: Jalan Ixora 3, 4, 7, 8 and 9 register under “Bandar Bistari Perdana”, and Jalan Ixora 10 registers under the alternate name “Taman Bistari Perdana” — same estate, two names in the public record. We could not find a confirmed street name for the town house block or the shop-office frontage, so we have left those blank rather than guess. 发布本页前，我们逐一以 OpenStreetMap 与 Google 自家的全景资料核实了六个 Jalan Ixora 门牌：Jalan Ixora 3、4、7、8、9 登记在「Bandar Bistari Perdana」名下，Jalan Ixora 10 则登记在「Taman Bistari Perdana」这个替代名称下 —— 同一个社区，公开纪录里有两个名字。至于 Town House 街区与店屋店面的确切街名，我们没能找到，因此宁可留白，也不猜。
| Precinct分区 | Roads confirmed已核实路段 | Mainly主要产品 | Recorded price range登记价格区间 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|
| Jalan Ixora seriesJalan Ixora 系列 | Jalan Ixora 3, 4, 7, 8, 9, 10 confirmed; the sequence appears to run further已核实；编号看似延伸更远 | Double-storey terrace, the estate’s deepest market双层排屋，本社区最厚的市场 | RM357,000 – 563,000 123 records笔纪录 |
No不行 |
| Town house blockTown House 街区 | Street not confirmed街名未核实 | A small, older strata block, likely one or two blocks较旧的小型分层街区，估计一至两栋 | RM150,000 – 212,000 17 records, all dated 202117 笔纪录，全在 2021 年 |
No不行 |
| Shop / shop-office frontage店屋 ／ 店面 | Street not confirmed街名未核实 | Ground-floor retail and small offices底层零售与小型办公 | RM200,000 – 979,000 18 records, wide spread18 笔纪录，跨度很大 |
No不行 |
| Boundary caution边界提醒 | Persiaran Bestari Perdana, Jalan Bestari Perdana Utama seriesJalan Bestari Perdana Utama 系列 | These spine roads sit immediately beside this estate but are recorded under Meridin East, not Bandar Bistari Perdana. If a listing quotes one of these roads, it is very likely a Meridin East address, not this one.这些主干道紧邻本社区，但在纪录中登记为 Meridin East，不属于 Bandar Bistari Perdana。若某挂牌写着这些路名，它很可能是 Meridin East 的门牌，不是本社区的。 | — | |
One real landed product, and two smaller stories一种真正的有地产品，另外两个较小的故事
Registered transactions split into 123 double-storey terraces, 17 town house units and 18 shop or shop-office lots, totalling 158. The terrace is the market here; the other two are smaller, more specific decisions with their own separate risks. 登记成交分为 123 笔双层排屋、17 笔 Town House、18 笔店屋或店面单位，合计 158 笔。排屋才是这里真正的市场；另外两种是更小、更特定的决定，各自有各自的风险。
Double-storey terrace双层排屋
Town house (strata)Town House（分层）
Shop / shop-office店屋 ／ 店面
Low volume by mukim standards, but internally consistent以 mukim 标准看量不大，但内部数字互相吻合
Bandar Bistari Perdana against its Plentong neighboursBandar Bistari Perdana 与 Plentong 邻区对照
RM150,000 to RM979,000 — three products, one postcodeRM150,000 至 RM979,000 —— 一个邮区，三种产品
Recorded ranges by type, 2021 to 2026. The RM450,000 blended median describes no actual house here — it sits between a RM150,000 town house floor and a RM357,000 terrace floor because the estate mixes three unrelated products in one NAPIC postcode. 2021 至 2026 年各产品的登记区间。RM450,000 的混合中位描述不了这里任何一栋真实的房子 —— 它落在 RM150,000 的 Town House 底与 RM357,000 的排屋底之间，因为这个邮区把三种互不相关的产品混在一起统计。
What each product actually transacted at每一种产品，实际成交在多少
Registered subsale transactions, 2021 to 2026, from NAPIC records published by List.my: 158 records, blended median RM450,000 at RM356 psf. Split by product, the double-storey terrace — the real landed market here — carries a separate median of RM460,000. Rents are not yet compiled for this page; ask and we will send current asking rents for the street you want. 2021 至 2026 年登记二手成交，来源为 List.my 公布的 NAPIC 纪录：158 笔，混合中位 RM450,000、每尺 RM356。按产品拆开后，双层排屋 —— 这里真正的有地市场 —— 单独的中位价是 RM460,000。租金本页尚未整理；请提供想问的街段，我们会提供目前的开价。
| Type类型 | Records笔数 | Recorded median登记中位价 | Recorded range登记区间 | Monthly rent月租 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|---|
| Town house (strata)Town House（分层） | 17 | RM150,000–212,000 | no post-2021 resales2021 年后无转售 | Ask请询问 | No不行 |
| Double-storey terrace双层排屋 | 123 | RM460,000 RM360 psf | RM357,000 – 563,000 | Ask请询问 | No不行 |
| Shop / shop-office店屋 ／ 店面 | 18 | RM200,000–979,000 | unit-specific, wide spread按单位而异，跨度大 | Ask请询问 | No — most below RM1m strata floor不行 —— 多数低于分层 RM100 万门槛 |
| All types, blended median全类型混合中位 | 158 | RM450,000 RM356 psf · −3.3% 12m | RM150,000 – 979,000 | — | Landed closed to non-citizens有地对非公民关闭 |
The headline says −3.3%. Split residential from commercial and it says something else.标题写着 −3.3%。把住宅从商业拆开，它说的是另一件事。
Source: registered subsale records from NAPIC (JPPH), published by List.my, re-queried by property type and year. Records lag roughly six months, so the most recent year is always incomplete.来源：NAPIC（JPPH）登记二手成交纪录，由 List.my 公布，按屋型与年份重新查询。资料约滞后半年，因此最近一年永远是不完整的。
Why the blended number and the residential number disagree混合数字与住宅数字为什么不一致
The −3.3% headline is the twelve-month change in the blended median across all 158 records — terrace, town house and shop lots together. Shop-lot prices here swing from RM200,000 to RM979,000 on just 18 records, and the town house block has gone quiet since 2021. Either can move a thin blended average without the terrace market itself doing anything unusual. Pulling the double-storey terrace and town house records apart by year, and reading price per square foot instead of price, gives a cleaner read: RM235 psf in 2021, RM337 in 2022, RM367 in 2023, RM424 in 2024 — roughly an 80 percent climb, on 34, 24, 26 and 48 recorded sales respectively. 2025 is dropped from the chart below because it carries only 8 residential records, below the 10-record floor we use for a trustworthy year. −3.3% 这个标题，是全部 158 笔纪录（排屋、Town House、店屋合计）的混合中位价十二个月变动。这里的店屋价格仅凭 18 笔纪录就在 RM200,000 至 RM979,000 之间摆动，而 Town House 街区自 2021 年后已经安静下来。这两者中任一个，都足以拉动一个本来就很薄的混合平均，而排屋市场本身其实没有发生什么异常。把双层排屋与 Town House 纪录按年份拆开、改看每尺价而不是成交价，读到的是更干净的一条线：2021 年每尺 RM235、2022 年 RM337、2023 年 RM367、2024 年 RM424 —— 大约涨了 80%，背后分别是 34、24、26、48 笔成交。下方图表拿掉了 2025 年，因为该年只有 8 笔住宅纪录，低于我们用来判断「可信年份」的 10 笔下限。
Residential transactions by year (terrace + town house)住宅成交笔数 · 逐年（排屋 + Town House）
Residential price per square foot, year by year住宅每尺价 · 逐年
Why per-foot and not price: the mix of terrace and town house sold changes every year, and median price follows the mix rather than the market. The number beneath each year is the transaction count behind that point; years thinner than ten sales are dropped rather than drawn.为什么用每尺价而不是成交价：每一年排屋与 Town House 的成交组合都不一样，中位成交价跟着组合走，不是跟着市场走。每个年份下方的数字是该点背后的成交笔数；不足十笔的年份宁可不画。
PRICE_INDEX 阵列加一行，格式 {q:"2026 Q1", median:435, n:12}（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。The straight answer: landed here is closed to you直说：这里的有地住宅，你买不了
Johor bars non-citizens from landed residential property below RM2 million and from strata below RM1 million. Bandar Bistari Perdana’s recorded medians run from RM150,000 to RM460,000, and even its highest single recorded shop-lot sale, RM979,000, does not clear either line. We would rather tell you that on the first screen than after a viewing. 柔佛禁止非公民购买 RM200 万 以下的有地住宅，以及 RM100 万 以下的分层产权。Bandar Bistari Perdana 的登记中位价从 RM150,000 到 RM460,000，就连这里单笔最高的店屋成交 RM979,000，也没跨过任何一条线。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 RM460,000 — the only genuinely landed product in this estate.预设值为双层排屋的登记中位价 RM460,000 —— 这个社区里唯一真正的有地产品。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM460,000, the recorded double-storey terrace median. First-time Malaysian buyers at or below RM500,000 are exempt from transfer stamp duty in 2026 and 2027 — this estate’s entire terrace range sits under that line.预设 RM460,000，即双层排屋登记中位价。马来西亚首购族在 RM500,000 或以下于 2026 与 2027 年免转让印花税 —— 本社区整个排屋区间都在这条线之下。
Johor’s minimum purchase price for a non-citizen is RM2 million on landed and RM1 million on strata. Every recorded median in this estate is far below both: RM150,000 town house, RM460,000 double-storey terrace, and shop lots up to RM979,000. 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. 柔佛对非公民的最低购买价为有地 RM200 万、分层 RM100 万。这个社区每一项登记中位价都远低于两条线：Town House RM150,000、双层排屋 RM460,000、店屋最高 RM979,000。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。
Which product? That decides everything else here.哪一种产品？在这里，这个问题决定其余一切。
One postcode, three unrelated markets. Tell me which one and the budget, and the rest is quick.一个邮区，三个互不相关的市场。告诉我是哪一种、预算多少，其余的很快。
A real climb, on a market too thin to promise you anything一段真实的涨幅，建立在一个薄到无法承诺任何事的市场上
✓ Strengths优势
- Residential psf climbed roughly 80% in three years on the underlying records — RM235 to RM424 between 2021 and 2024, on 34 to 48 sales a year. That is a real, multi-year pattern, not a single lucky sale.住宅每尺价在三年内、依原始纪录大约涨了 80% —— 2021 至 2024 年从 RM235 涨到 RM424，每年 34 至 48 笔成交。这是一个真实的、跨多年的走势，不是单一一笔幸运成交。
- Cheaper than the almost-identical product next door. The double-storey terrace median here, RM460,000, sits below Meridin East’s RM515,000 residential median, for houses a short walk from the same shared boundary streets.比隔壁几乎一样的产品便宜。这里的双层排屋中位价 RM460,000，低于 Meridin East 的住宅中位价 RM515,000，而房子就在同一批交界共用街道旁，走路可达。
- Inside a real, working city. Pasir Gudang is a documented city of over half a million people built on port, logistics and heavy industry — a permanent employment base for a rental case, even if it is not a lifestyle draw.身处一座真正在运作的城市。巴西古当是一座有文献记载、人口超过五十万、以港口、物流与重工业为支柱的城市 —— 是出租逻辑的恒常就业基础，即便它不是生活风格的卖点。
- All-freehold pricing in three neat tiers. A RM150,000 town house floor, a RM460,000 terrace median and a shop-lot ceiling near RM1 million give a buyer at almost any budget an honest entry point, once the risks of each tier are understood.三个层次分明的价位带。RM150,000 的 Town House 底、RM460,000 的排屋中位、以及接近 RM100 万的店屋天花板，让几乎任何预算的买家都有一个诚实的入场点 —— 前提是先了解每一层的风险。
△ Things to weigh需要权衡的
- 158 records in six years is a thin sample. Compare that to Permas Jaya’s 1,387 or Kota Masai’s 1,357 in the same mukim. A handful of unusual sales can move any single-year figure here more than it would in a deeper market.六年 158 笔纪录是个很薄的样本。对照同一 mukim 的 Permas Jaya 1,387 笔或 Kota Masai 1,357 笔。这里任何单一年份的数字，都比在更厚的市场里更容易被少数几笔异常成交拉动。
- No confirmed school or hospital inside the estate. We could not verify a catchment school or a nearby hospital name from public data and have deliberately left both blank rather than borrow a neighbouring estate’s facilities. Confirm directly before you commit.社区内没有已核实的学校或医院。我们无法从公开资料核实收生学校或附近医院的名称，因此宁可两项都留白，也不借用邻区的配套来充数。请在下决定前直接确认。
- The town house block has gone quiet. Seventeen sales, all in 2021, none since. We do not know why, and neither should you assume — ask directly before considering that block.Town House 街区已经安静下来。十七笔成交全在 2021 年，之后没有。我们不知道原因，你也不应假设 —— 考虑那个街区前，请直接询问。
- Easy to confuse with Meridin East. The two estates share boundary streets, and Meridin East’s own page cites this estate’s headline −3.3% figure. Always confirm which NAPIC area a specific listing is registered under before comparing its price.很容易与 Meridin East 混淆。两个社区共用边界街道，Meridin East 自己的页面也引用了本社区的 −3.3% 标题数字。比价前，请务必确认某个挂牌具体登记在哪一个 NAPIC 区域名下。
- No Wikimedia photographs of the estate itself exist. Every photograph on this page shows the wider Pasir Gudang or Plentong area, honestly captioned as such, not this specific estate. Walk it yourself before you commit.Wikimedia 上没有这个社区本身的照片。本页所有照片显示的都是更大范围的巴西古当或 Plentong 一带，标注也如实说明，并非这个特定社区。请亲自走一趟再下决定。
- An industrial city, not a lifestyle township. Pasir Gudang’s core economy is port, logistics and heavy industry. That supports rental demand from working tenants, but it is a different pitch from a golf-resort or lakeside township, and we will not pretend otherwise.是工业城市，不是生活风格市镇。巴西古当的核心经济是港口、物流与重工业。这支撑了上班族租客的租赁需求，但这和高球度假村或湖畔市镇是不同的卖点，我们不会假装它是。
Bandar Bistari Perdana FAQBandar Bistari Perdana 常见问题
How much does a house in Bandar Bistari Perdana cost?Bandar Bistari Perdana 的房子多少钱？
\nRegistered subsale transactions show a blended median of RM450,000 at RM356 per square foot across 158 records from 2021 to 2026, published by List.my from NAPIC data. Split by product, the only genuinely landed type, the double-storey terrace, has its own median of RM460,000 at RM360 psf across 123 records, with a recorded range of RM357,000 to RM563,000. A small town house block records a median of RM150,000, and shop or shop-office lots range from RM200,000 to RM979,000.\n登记二手成交显示：2021 至 2026 年共 158 笔纪录，混合中位价 RM450,000、每平方尺 RM356，资料由 List.my 依 NAPIC 数据公布。按产品拆开后，唯一真正有地的类型 —— 双层排屋 —— 自己的中位价是 RM460,000、每尺 RM360，共 123 笔纪录，登记区间 RM357,000 至 RM563,000。一个较小的 Town House 街区中位价为 RM150,000，店屋或店面单位则从 RM200,000 到 RM979,000 不等。
Why does this page say prices fell 3.3%, but also say they climbed 80%?为什么本页既说价格跌了 3.3%，又说涨了 80%？
\nBoth numbers are true, and they measure different things. The -3.3% figure is the twelve-month change in the blended median across all 158 records, mixing double-storey terraces, a quiet town house block and volatile shop lots together. Pulling the double-storey terrace and town house records apart by year and reading price per square foot instead of price shows residential psf climbing from RM235 in 2021 to RM424 in 2024, on 34 to 48 recorded sales a year. A thin, mixed-product sample can show a falling blended headline and a rising residential trend at the same time.\n两个数字都是真的，只是量的东西不一样。−3.3% 是全部 158 笔纪录（双层排屋、安静下来的 Town House 街区、波动的店屋）混合中位价的十二个月变动。把双层排屋与 Town House 纪录按年份拆开、改看每尺价而不是成交价，会看到住宅每尺价从 2021 年的 RM235 涨到 2024 年的 RM424，每年 34 至 48 笔成交。一个薄且混合产品的样本，完全可能同时呈现下跌的混合标题与上升的住宅走势。
Can foreigners buy a house in Bandar Bistari Perdana?外国人可以在 Bandar Bistari Perdana 买房吗？
\nIn practice, no. Johor sets a RM2 million minimum purchase price for non-citizens buying landed residential property, and the recorded median double-storey terrace here is RM460,000. Strata property carries a RM1 million minimum, and even the highest single shop-lot sale on record, RM979,000, does not clear that line. On the numbers this estate is a Malaysian-buyer market.\n实务上，不行。柔佛对非公民购买有地住宅设有 RM200 万最低价门槛，而这里登记的双层排屋中位价是 RM460,000。分层产权的门槛是 RM100 万，就连这里单笔最高的店屋成交 RM979,000 也没跨过这条线。从数字看，这个社区是一个马来西亚人的市场。
Is Bandar Bistari Perdana freehold?Bandar Bistari Perdana 是永久地契吗？
\nWe have not independently verified tenure for this page, and we would rather say that than guess. Tenure is recorded on the individual title, not on the estate as a whole, so ask for a copy of the title before signing anything, and check separately whether a specific lot carries a Bumiputera restriction, because that materially affects who you are allowed to resell to.\n本页尚未独立核实地契年期，与其猜测，我们宁可直说。地契年期记载在个别地契上，不是记在整个社区名下，所以签任何文件之前请先索取地契副本；另外要单独查该单位有没有 Bumi lot 限制，因为那会实质影响你将来能卖给谁。
What tax do I pay when I sell a house in Malaysia?在马来西亚卖房要付什么税？
\nReal Property Gains Tax, charged on the gain, not on the sale price. For Malaysian citizens and permanent residents the rate is 30 percent if you dispose in years 1 to 3, 20 percent in year 4, 15 percent in year 5, and nil from year 6. Non-citizens pay 30 percent through years 1 to 5 and 10 percent from year 6 onward. At a RM460,000 terrace, the gap between selling in year five and year six is often worth more than a year of rent.\n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%。以一栋 RM460,000 的排屋来说，第五年卖与第六年卖之间的差额，往往比整整一年的租金还多。
Is Bandar Bistari Perdana the same as Meridin East?Bandar Bistari Perdana 和 Meridin East 是同一个地方吗？
\nNo, but they are immediate neighbours sharing boundary streets, and it is easy to confuse the two. Meridin East is a newer township with its own separate NAPIC record of 498 transactions and a residential median of RM515,000. Bandar Bistari Perdana is the older, smaller estate covered on this page, with 158 records and a double-storey terrace median of RM460,000. Always confirm which area a specific listing is registered under before comparing its price.\n不是，但它们是紧邻的邻居，共用边界街道，很容易把两者搞混。Meridin East 是较新的市镇，有自己独立的 NAPIC 纪录，共 498 笔成交，住宅中位价 RM515,000。Bandar Bistari Perdana 则是本页介绍、较旧、较小的社区，158 笔纪录，双层排屋中位价 RM460,000。比价前，请务必确认某个挂牌具体登记在哪一个区域名下。
Why did the town house block stop selling after 2021?Town House 街区为什么 2021 年后就不再有成交？
\nWe do not know, and we are not going to guess. Seventeen recorded sales, all dated 2021, and none since. Possible explanations include full owner-occupancy, a title complication, or genuinely low resale demand, but none of these is confirmed. Ask directly for the specific reason before considering that block.\n我们不知道，也不打算猜。十七笔登记成交全部落在 2021 年，之后再没有一笔。可能的原因包括全数自住、地契有复杂情况、或转售需求确实偏低，但这些都未经证实。考虑那个街区前，请直接询问具体原因。
What schools and hospitals serve Bandar Bistari Perdana?什么学校与医院服务 Bandar Bistari Perdana？
\nWe could not confirm a school or hospital inside the estate itself from public data, so we have deliberately left both blank rather than borrow a neighbouring estate’s facilities. Straight-line distances to the nearest hospitals we could identify are roughly 6.6 to 6.8 kilometres, not drive time. Confirm the exact catchment school with the district education office (PPD) for the specific address before you commit.\n我们无法从公开资料核实社区本身内有学校或医院，因此宁可两项都留白，也不借用邻区的配套来充数。我们能辨识的最近医院，直线距离大约 6.6 至 6.8 公里，不是车程。请就确切地址向县教育局（PPD）确认收生学校后再下决定。
What is Pasir Gudang like as a place to live?巴西古当作为居住地怎么样？
\nPasir Gudang is a documented city of over half a million people, built primarily on port, logistics and heavy industry, and it gained official city status in 2020. That makes it a working city with a permanent employment base rather than a lifestyle township built around a resort or a mall, which supports a rental case aimed at working tenants rather than a lifestyle-driven buyer pitch.\n巴西古当是一座有文献记载、人口超过五十万的城市，主要以港口、物流与重工业为支柱，并于 2020 年正式获得市级地位。这使它是一座有恒常就业基础的工业城市，而不是围绕度假村或商场打造的生活风格市镇 —— 这支撑的是针对上班族租客的出租逻辑，而不是生活风格式的销售话术。
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 mukim, the same source and the same window, so these are genuinely comparable. Bandar Bistari Perdana has the fewest records of the group by a wide margin — keep that in mind when reading its 12-month figure against the others.下方每一个数字都来自同一个 mukim、同一个来源、同一个期间，所以这是真正可比的对照。Bandar Bistari Perdana 在这一组里纪录数明显最少 —— 读它的 12 个月数字时，请记住这一点。
| 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 |
|---|---|---|---|---|---|
| Bandar Bistari Perdana | 158 | RM450,000 | RM356 | −3.3% | Blended figure only; residential-only psf is rising, see section 11仅混合数字；住宅每尺其实在涨，见第 11 节 |
| Meridin East | 498 | RM515,000 | RM387 | — | Immediate neighbour, newer stock, higher price紧邻邻居，屋龄较新，价格更高 |
| Sierra Perdana | 161 | — | — | −9.8% | Also nearby, also a thin sample with a falling headline同样在附近，同样是薄样本、标题也在下滑 |
| Bandar Baru Permas Jaya | 1387 | RM488,000 | RM370 | +9.7% | Deepest market in the mukim by far这个 mukim 里迄今最厚的市场 |
| Taman Kota Masai | 1357 | RM360,000 | RM335 | −3.2% | Cheaper entry, similar softening on a much deeper base入场价更低，在厚得多的基础上同样在软化 |
| Taman Johor Jaya | 952 | RM470,000 | RM336 | +7.4% | Similar price band, growing, deep market价位相近、在增长、市场够厚 |
| Taman Scientex | 883 | RM370,000 | RM374 | +3.6% | Cheaper, higher psf, steady growth更便宜、每尺更高、稳定增长 |
| Bandar Baru Seri Alam | 811 | RM440,000 | RM317 | — | Similar price band, no 12-month figure available价位相近，无 12 个月数字 |
| Bandar Seri Alam | 656 | RM460,000 | RM315 | +8.1% | Almost identical median price, growing中位价几乎相同，且在增长 |
| Taman Rinting | 569 | RM400,000 | RM273 | −2.3% | Cheaper, lower psf, also softening更便宜、每尺更低，同样在软化 |
| Taman Megah Ria | 560 | RM450,000 | RM299 | +19.8% | Same median price, fastest 12-month move in the mukim中位价相同，是这个 mukim 里 12 个月涨幅最快的 |
| Taman Molek | 537 | RM539,000 | RM344 | −1.5% | Pricier, also going backwards on the headline更贵，标题数字也在倒退 |
| Tanjung Puteri Resort | 417 | RM358,000 | RM243 | −29.7% | The mukim’s clearest outlier — treat with caution这个 mukim 里最明显的离群值 —— 请谨慎看待 |
| Taman Desa Cemerlang | 406 | RM460,000 | RM348 | +9.2% | Same median price, growing steadily中位价相同，稳定增长 |
Tell me which product. I will tell you what it actually sold for.告诉我是哪一种产品。我告诉你它实际卖了多少。
This estate has 158 records behind it, split three ways. Send me the precinct and the product — terrace, town house or shop — and I will come back with the recent comparable sales and an honest read on that specific block, not the blended headline. 这个社区背后有 158 笔纪录，分成三种产品。把分区与产品发给我 —— 排屋、Town House 或店屋 —— 我会回你近期的可比成交，以及针对那个具体街区的诚实解读，而不是混合标题数字。