The −14.2% headline
is six houses
那个 −14.2% 的标题，
只靠六笔成交撑着
Taman Bukit Jaya posts the steepest twelve-month price-per-square-foot fall of any sizeable area in Mukim Tebrau: −14.2%. It also has the smallest recorded transaction count of the thirteen most-traded Tebrau areas — 112, against 395 or more everywhere else on the list. Pull apart the trailing twelve months and you find six transactions, compared with eighteen in the twelve months before. Six sales against eighteen is how you get a scary percentage. It is not, by itself, proof of anything about where this market is going. This page shows you the maths, the streets, and what a RM250,000 low-cost house and a RM909,000 semi-detached house on the same few roads actually looked like when they sold. Taman Bukit Jaya 的十二个月每尺价跌幅，是整个 Tebrau 大区里有一定规模的区域中最陡的：−14.2%。它同时也是 Tebrau 十三个最常成交区域中登记笔数最少的一个 —— 112 笔，而榜单上其余每一区都在 395 笔以上。拆开最近十二个月一看，只有 六笔 成交，而再往前的十二个月有十八笔。六笔对上十八笔，账面上自然会算出一个吓人的百分比。但这本身并不能证明这个市场正往哪个方向走。这一页要给你看的，是这笔帐怎么算的、是哪几条街，以及同一批路段上，一栋 RM250,000 的廉价屋和一栋 RM909,000 的半独立式，实际卖出时长什么样。
© Chongkian · CC BY-SA 4.0 · Wikimedia CommonsTaman Bukit Jaya in 30 seconds30 秒看懂 Taman Bukit Jaya
- What it is: a small residential taman in the township of Ulu Tiram, postcode 81800, Mukim Tebrau, built around Jalan Denai (single-storey terraces, low-cost houses and a small shop row) and Jalan Samping / Jalan Samping 2 (double-storey semi-detached houses). No school, hospital or park in the area carries the “Bukit Jaya” name. 它是什么：位于 Ulu Tiram 镇内、Tebrau 大区、邮区 81800 的一个小型住宅花园，主要沿 Jalan Denai（单层排屋、廉价屋，以及一小段店屋）与 Jalan Samping／Jalan Samping 2（双层半独立式）分布。这个区没有任何一所学校、医院或公园以「Bukit Jaya」命名。
- What it costs: 112 registered transactions from 2021 to 2026, median RM460,000 at RM309 psf. By type: low-cost house RM250,000, single-storey terrace RM445,000, double-storey terrace RM635,000, semi-detached RM909,000. Landed entry realistically starts around RM250,000. 多少钱：2021 至 2026 年 112 笔登记成交，中位 RM460,000、每尺 RM309。分屋型：廉价屋 RM250,000、单层排屋 RM445,000、双层排屋 RM635,000、半独立式 RM909,000。有地入场价实际上大约从 RM250,000 起。
- The number everyone will quote at you: price per square foot is down 14.2% over twelve months — the steepest fall of any sizeable Tebrau area this cycle. Trace it back and it is six transactions (Apr 2025–Mar 2026, blended median RM279 psf) against eighteen in the year before (RM325 psf). Real movement, or six data points doing what six data points do — you decide once you have seen the streets. 大家都会拿来吓你的数字：每尺价 十二个月下跌 14.2% —— 是本轮周期里 Tebrau 大区有一定规模的区域中跌幅最陡的。往回查，这个数字来自六笔成交（2025 年 4 月至 2026 年 3 月，混合中位每尺 RM279），对上再前一年的十八笔（RM325）。这是真实的下跌，还是六个数据点在做六个数据点会做的事 —— 看完下面的街道，你自己判断。
- The detail almost nobody checks: Taman Bukit Jaya has 112 records total — the smallest of the thirteen most-traded areas in Mukim Tebrau, where the next-smallest neighbour already has 395. Fewer transactions means fewer comparables for every negotiation, in both directions. 几乎没人会查的细节：Taman Bukit Jaya 总共只有 112 笔纪录 —— 是 Tebrau 大区十三个最常成交区域里样本最小的一个，排名倒数第二的邻区都已经有 395 笔。成交笔数少，意味着无论买或卖，每一次议价能拿到手的可比案例都更少。
- The honest catch: this is a local address, not a border one. The drive to JB’s CIQ checkpoint is about 21.7 km, roughly 25 minutes; the actual Ulu Tiram town centre with NSK Trade City is 6.0 km away. And the semi-detached pocket on Jalan Samping, while priced consistently, has only nine transactions on record — verify hard before you rely on any average from this taman. 诚实提醒：这是一个本地门牌，不是靠近关口的门牌。开到新山 CIQ 关卡约 21.7 公里、非高峰约 25 分钟；真正的 Ulu Tiram 镇中心（含 NSK Trade City）也在 6.0 公里外。而 Jalan Samping 的半独立式虽然价格一致，登记纪录也只有九笔 —— 在这个区，任何平均数都请下单前逐笔核实。
A small taman inside a bigger town一个小花园，藏在一个大市镇里
Wikimedia has no photographs of Jalan Denai or Jalan Samping themselves — the Street View panels further down cover those streets directly. What these photographs show is the public Ulu Tiram that Taman Bukit Jaya sits inside: the mosque, the bus terminal, the river, and the neighbouring FELDA settlement. Wikimedia 上没有 Jalan Denai 或 Jalan Samping 本身的照片 —— 这两条街由下方的街景直接补上。这些照片拍到的是 Taman Bukit Jaya 所在的、公共的 Ulu Tiram：清真寺、巴士总站、河流，以及邻近的 FELDA 垦殖区。
Four households, on two very different roads四种人，落在两条完全不同的街上
With 108 residential and 4 commercial transactions on record, Taman Bukit Jaya reads less like a township and more like a single well-defined pocket. The households below reflect the two roads that make it up.登记纪录里有 108 笔住宅、4 笔商业成交 —— Taman Bukit Jaya 与其说是一个市镇，不如说是一个界线清楚的小口袋。下面这些人，反映的是组成它的两条主要道路。
The first-time buyer首购族
Recorded medians of RM250,000 for a low-cost house and RM445,000 for a single-storey terrace put this taman among the cheaper landed entry points in Mukim Tebrau. This household is buying the price, not the address.廉价屋登记中位 RM250,000、单层排屋 RM445,000，让这个区成为 Tebrau 大区里较便宜的有地入场选项之一。这一类买家买的是价格，不是门牌。
The school-run parent接送孩子的家长
SJK(C) Tiram is about 1.8 km away, and SMK and SK Ulu Tiram are both about 2.2 to 2.3 km, all under a 5-minute drive checked directly from this taman. That is a short, unremarkable school run — which for a parent is exactly the point.SJK(C) Tiram 约 1.8 公里，SMK 与 SK Ulu Tiram 都在 2.2 至 2.3 公里左右，从本区直接核实车程都在 5 分钟以内。接送路程短、也不折腾 —— 对家长来说，这正是重点。
The Jalan Samping upgraderJalan Samping 的换屋族
Eight of the nine recorded semi-detached sales are near-identical 2,941–2,960 sq ft units on Jalan Samping and Jalan Samping 2, all trading between RM900,000 and RM1,050,000 from late 2022 to early 2024. This is a small, self-contained upgrade market inside the same taman.九笔半独立式登记成交里，有八笔是 Jalan Samping 与 Jalan Samping 2 上几乎相同的 2,941 至 2,960 尺单位，2022 年底至 2024 年初以 RM900,000 至 RM1,050,000 成交。这是同一个花园里，一个规模虽小、但自成一格的换屋市场。
The landlord出租业主
Unlike larger neighbours, portal rent data specific to Taman Bukit Jaya was not found and is not published here rather than guessed. A landlord considering this taman should ask a local agent for current asking rents on the specific street.不同于规模更大的邻区，我们没有查到 Taman Bukit Jaya 专属的平台租金数据，因此这里不猜测、不刊登。考虑出租的业主，请向在地经纪询问那条特定街道目前的开价租金。
A Tuesday at Taman Bukit JayaTaman Bukit Jaya 的一个星期二
Pick an ordinary weekday. This is not an estate with a food street or a lake park to show off on a Saturday — its rhythm is the quieter one of a small residential pocket that runs most of its errands outside on foot.挑一个平常的工作日就够了。这不是一个有美食街或湖景公园、专挑周六展示的社区 —— 它的节奏更安静：大部分要办的事，都得走出这个小花园。
School run down Jalan Denai 4 towards Jalan Bukit Jaya. SJK(C) Tiram, SMK Ulu Tiram and SK Ulu Tiram are all reachable within about 5 minutes, so this is a short trip rather than a highway commute.车沿 Jalan Denai 4 驶向 Jalan Bukit Jaya，送孩子上学。SJK(C) Tiram、SMK Ulu Tiram 与 SK Ulu Tiram 都在约 5 分钟车程内，这是一趟短程接送，不是一趟上高速的通勤。
The internal roads go quiet. Jalan Denai’s numbered lanes are mostly through-traffic-free, feeding onto the small shop row at Jalan Denai 2 and 3, where the taman’s four recorded double-storey shop transactions sit.内街安静下来。Jalan Denai 各条编号巷子大多没有过路车，通往 Jalan Denai 2 与 3 那一小段店屋 —— 本区登记的四笔双层店屋成交都在这里。
For a proper lunch out or a bigger grocery run, most households drive the 9 minutes to NSK Trade City in the Ulu Tiram town centre, rather than walk to anything inside the taman itself.要吃顿像样的午餐、或买齐日常用品，大多数家庭会开 9 分钟到 Ulu Tiram 镇中心的 NSK Trade City，而不是在花园内步行解决。
On Jalan Samping and Jalan Samping 2, the semi-detached row is quiet and largely residential — this is the smallest and most homogenous slice of the taman, and it shows in how few cars pass through.Jalan Samping 与 Jalan Samping 2 上的半独立式排列安静、几乎全是住家 —— 这是本区最小、也最单一的一段，从车流量的稀少就看得出来。
Dinner options inside walking distance are limited; this is a taman for cooking at home or driving out, not a food destination. That is a fair trade for the quiet, not a hidden flaw.走路能到的晚餐选择有限；这是一个适合在家开伙、或开车出去吃的花园，不是美食目的地。这是换来安静的合理代价，不是一个隐藏的缺点。
Streets are dark and quiet by mid-evening. If you are used to a busier Johor township with shop rows and night markets, this will feel sparse. If quiet is what you are buying, this is what it looks like.晚间九点半左右，街道已经暗下来、安静下来。如果你习惯了店屋林立、有夜市的柔佛市镇，这里会显得冷清。但如果你买的就是安静，这就是它的样子。
A local Ulu Tiram address, not a border one一个 Ulu Tiram 本地门牌，不是关口门牌
Taman Bukit Jaya sits inside the town of Ulu Tiram, in Mukim Tebrau on the eastern side of Johor Bahru district. It is reached mainly via Jalan Kota Tinggi / Laluan Persekutuan 3 (AH18), the federal trunk road that runs through Ulu Tiram town, with Jalan Bukit Jaya as the taman’s own connector road. Taman Bukit Jaya 位于新山县东侧 Tebrau 大区内的 Ulu Tiram 镇。主要经由贯穿 Ulu Tiram 镇的联邦干道 Jalan Kota Tinggi / Laluan Persekutuan 3（AH18）进出，Jalan Bukit Jaya 则是本区自身的连接道路。
All distances below were checked directly from Taman Bukit Jaya on Google Maps in September 2026. The honest headline: this is a local Ulu Tiram address. Schools and a health clinic are close; the CIQ checkpoint and Bukit Chagar RTS are a real drive away, not a quick hop.以下车程均于 2026 年 9 月透过 Google Maps 从 Taman Bukit Jaya 直接核实。诚实的重点是：这是一个 Ulu Tiram 本地门牌。学校与健康诊所都在近处；CIQ 关卡与 Bukit Chagar RTS 则是真的要开一段路，不是几步路就到。
| Destination目的地 | Drive车程 |
|---|---|
| SJK(C) Tiram | 4 min · 1.8 km |
| SMK Ulu Tiram | 5 min · 2.2 km |
| SK Ulu Tiram | 5 min · 2.3 km |
| Ulu Tiram Health Clinic | 6 min · 3.7 km |
| NSK Trade City (Ulu Tiram) | 9 min · 6.0 km |
| AEON Tebrau City | 13 min · 9.7 km |
| Hospital Sultan Ismail | 13 min · 10.4 km |
| JB CIQ / RTS Bukit Chagar | 25 min · 21.7 km |
| Senai International Airport | 26–28 min · 30.2 km |
Close to school, a drive to everything else近学校，其余大多要开车
Taman Bukit Jaya’s convenience is concentrated: schools and a clinic are genuinely close, while retail, hospital care and the border are all a proper drive rather than a short one.Taman Bukit Jaya 的便利是集中的：学校与诊所是真的近，但零售、医院与关口都需要开一段像样的车程，而不是几分钟。
Roads道路与高速
Taman Bukit Jaya connects out via Jalan Bukit Jaya onto Jalan Kota Tinggi / Laluan Persekutuan 3 (AH18), the federal road running the length of Ulu Tiram town. The Senai-Desaru Expressway (E22) is the toll option toward Kota Tinggi and Desaru.Taman Bukit Jaya 经 Jalan Bukit Jaya 接上贯穿 Ulu Tiram 镇的联邦道路 Jalan Kota Tinggi / Laluan Persekutuan 3（AH18）。往哥打丁宜与地不佬方向另有收费的 Senai-Desaru 大道（E22）可选。
Schools学校便利
SJK(C) Tiram is the closest school to Taman Bukit Jaya at about 1.8 km. SMK Ulu Tiram and SK Ulu Tiram follow at about 2.2–2.3 km, both reached via Jalan Bukit Jaya. All three drive times were verified directly from this taman. SJK(C) Tiram 是离 Taman Bukit Jaya 最近的学校，约 1.8 公里。SMK Ulu Tiram 与 SK Ulu Tiram 紧随其后，约 2.2 至 2.3 公里，都经 Jalan Bukit Jaya 到达。三段车程均从本区直接核实。
Medical & retail医疗与零售
The Ulu Tiram Health Clinic is about 3.7 km away for routine care. For hospital-level treatment, Hospital Sultan Ismail (government) is 10.4 km and Columbia Asia Tebrau (private) is further still toward Tebrau. Daily retail runs through NSK Trade City in Ulu Tiram town, with AEON Tebrau City for a bigger trip.日常看诊靠 Ulu Tiram Health Clinic，约 3.7 公里。若需住院级治疗，政府医院 Hospital Sultan Ismail 在 10.4 公里外，私立的 Columbia Asia Tebrau 则要往 Tebrau 方向开得更远。日常采购靠 Ulu Tiram 镇内的 NSK Trade City，要采购更多就去 AEON Tebrau City。
Six things worth knowing before the scary number scares you off在那个吓人的数字吓跑你之前，六件值得知道的事
A small sample cuts both ways. It makes the twelve-month percentage swing wildly — and it also means this taman has never had the kind of investor wave that inflates a bigger neighbour’s numbers. 小样本是双面刃。它会让十二个月的百分比大幅摆动 —— 但也代表这个区从来没有出现过那种把邻区数字炒高的投资潮。
The maths behind −14.2%, laid out−14.2% 背后的算法，摊开来看
Six transactions at a blended median of RM279 psf (Apr 2025–Mar 2026) against eighteen at RM325 psf the year before. That is where the headline number comes from — not from a uniform market-wide repricing. Ask for the actual six addresses before you accept the percentage as a forecast. 六笔成交，混合中位每尺 RM279（2025 年 4 月至 2026 年 3 月），对上前一年的十八笔、RM325。这就是那个标题数字的来源 —— 不是整个市场统一重新定价。在你把这个百分比当预测之前，请先要那六笔的实际地址。
The cheapest landed entry in the comparison set对照组里最低的有地入场价
A low-cost house here has a recorded median of RM250,000, and the whole-taman median of RM460,000 is itself below most of the twelve neighbouring Tebrau areas. For a first purchase, that is a real, verifiable price point, not a marketing line. 本区廉价屋登记中位价 RM250,000，而全区中位价 RM460,000 本身也低于邻近十二个 Tebrau 区域中的大多数。对首购族而言，这是一个真实、可查证的价位，不是行销话术。
A tight, consistent semi-D pocket一个价格一致的小型半独立式口袋
Eight of nine recorded semi-detached sales are near-identical 2,941–2,960 sq ft units on Jalan Samping, trading between RM900,000 and RM1,050,000 across 2022–2024 at RM305–RM355 psf — an unusually narrow band. This looks like a single coordinated phase, not scattered resale. 九笔半独立式成交里有八笔是 Jalan Samping 上几乎相同的 2,941 至 2,960 尺单位，2022 至 2024 年间以 RM900,000 至 RM1,050,000、每尺 RM305 至 RM355 成交 —— 价格带窄得不寻常。这看起来像是同一批统一开发的单位，而不是零散的二手交易。
Genuinely short school runs接送孩子的路程是真的短
SJK(C) Tiram, SMK Ulu Tiram and SK Ulu Tiram are all within about 5 minutes, verified directly from this taman in September 2026. Three school streams inside a five-minute radius is not something every Tebrau taman can claim. SJK(C) Tiram、SMK Ulu Tiram 与 SK Ulu Tiram 车程都在约 5 分钟内，已于 2026 年 9 月从本区直接核实。三条学制都在五分钟半径内 —— 不是每一个 Tebrau 花园都能这样说。
A commercial frontage that has held its price价格站得住的店屋段
The four recorded double-storey shop sales, all on Jalan Denai 2 and 3, ran RM480,000 to RM600,000 across 2022–2025, with the most recent sale in August 2025 at the top of that range. Small, but not a market that has gone quiet. 四笔登记的双层店屋成交，全在 Jalan Denai 2 与 3，2022 至 2025 年间在 RM480,000 至 RM600,000 之间，最近一笔（2025 年 8 月）落在这个区间的高端。规模虽小，但不是一个已经冷掉的市场。
No investor wave to unwind没有需要退潮的投资热
112 transactions in six years, spread across five property types on two roads, is a market that never attracted the kind of speculative volume that inflates a boom and then a bust. What you see in the record is close to what actual residents paid. 六年 112 笔，分散在两条路、五种屋型上 —— 这不是一个曾经吸引过投机性大量资金、然后又崩掉的市场。纪录里看到的，大致就是实际住户付出的价格。
Two roads, two different products两条路，两种完全不同的产品
Taman Bukit Jaya is small enough that “which road” answers most pricing questions on its own. Jalan Denai, with its numbered lanes, carries the terraces, low-cost houses and the small shop row. Jalan Samping and Jalan Samping 2 carry the semi-detached houses. That is essentially the whole taman. Taman Bukit Jaya 小到「哪一条路」几乎能单独回答大部分价格问题。Jalan Denai 连同它的编号巷子，承载排屋、廉价屋与一小段店屋。Jalan Samping 与 Jalan Samping 2 则承载半独立式。这基本上就是整个区。
| Sub-area分区 | Roads涵盖路段 | Mainly主要产品 | Recorded prices登记价 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|
| Jalan Denai terrace lanes排屋巷 | Jalan Denai 3–41 (odd & even) | Single- and double-storey terraces单层与双层排屋 | RM350,000 – 600,000 | No不行 |
| Low-cost lanes廉价屋巷 | Jalan Denai 15, 19, 20, 23, 41, 42 | Low-cost houses, 753–1,044 sq ft typical廉价屋，典型面积 753 至 1,044 尺 | RM190,000 – 490,000 | No不行 |
| Jalan Samping / Samping 2 | Jalan Samping, Jalan Samping 2 | Double-storey semi-detached, built 2022–2024双层半独立式，2022–2024 年建成 | RM679,000 – 1,050,000 | No不行 |
| Shop row店屋段 | Jalan Denai 2, 3 | Double-storey shops, 2,153 sq ft双层店屋，2,153 尺 | RM480,000 – 600,000 | No不行 |
Four products, from RM250,000 to RM909,000四种产品，从 RM250,000 到 RM909,000
Registered transactions break down as: 19 low-cost houses, 40 single-storey terraces, 40 double-storey terraces, 9 double-storey semi-detached houses and 4 double-storey shops. The single- and double-storey terraces are the market; the rest are smaller, more specific decisions. 登记成交分为：19 笔廉价屋、40 笔单层排屋、40 笔双层排屋、9 笔双层半独立式、4 笔双层店屋。单层与双层排屋就是这个市场；其余每一种都是更小、更特定的决定。
Low-cost house廉价屋
Single- / double-storey terrace单层／双层排屋
Semi-detached, Jalan SampingJalan Samping 半独立式
Small volume, wide price ladder量小、价格阶梯宽
Taman Bukit Jaya is the smallest by a wide marginTaman Bukit Jaya 是其中样本最小的，差距不小
RM250,000 to RM909,000 — four products, two roadsRM250,000 至 RM909,000 —— 四种产品，两条路
Registered medians by type, 2021 to 2026. The RM460,000 whole-taman median describes no actual house — it sits between a RM250,000 low-cost row and a RM909,000 semi-detached row that never talk to each other on price. 2021 至 2026 年各屋型登记中位价。RM460,000 的全区中位描述不了任何一栋真实的房子 —— 它夹在 RM250,000 的廉价屋排与 RM909,000 的半独立式排之间，而这两者的价格从来不是同一回事。
What each house type actually transacted at每一种户型，实际成交在多少
Registered subsale transactions, 2021 to 2026, from NAPIC records published by List.my: 112 records, median RM460,000 at RM309 psf. Rent columns marked “Ask” reflect that no verified portal rent data specific to this taman was found — we would rather leave it blank than guess. 2021 至 2026 年登记二手成交，来源为 List.my 公布的 NAPIC 纪录：112 笔，中位 RM460,000、每尺 RM309。标示「请询问」的租金栏，是因为我们没有查到本区专属、经核实的平台租金数据 —— 宁可留白，不猜测。
| Type类型 | Records笔数 | Recorded median登记中位价 | Full range完整区间 | Monthly rent月租 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|---|
| Low-cost house廉价屋 | 19 | RM250,000 RM266 psf | RM190,000 – 490,000 | Ask请询问 | No不行 |
| Single-storey terrace单层排屋 | 40 | RM445,000 RM270 psf | RM350,000 – 600,000 | Ask请询问 | No不行 |
| Double-storey terrace双层排屋 | 40 | RM635,000 RM426 psf | RM350,000 – 600,000 | Ask请询问 | No不行 |
| Double-storey shop双层店屋 | 4 | RM580,000 RM269 psf | RM480,000 – 600,000 | Ask请询问 | No不行 |
| Double-storey semi-detached双层半独立式 | 9 | RM909,000 RM309 psf | RM679,000 – 1,050,000 | Ask请询问 | No不行 |
| All types, recorded median全类型登记中位 | 112 | RM460,000 RM309 psf · −14.2% 12m | RM190,000 – 1,050,000 | — | Closed to non-citizens对非公民关闭 |
Three usable years, and why the other three aren’t shown三个可用年份，以及为什么其余三年没有画进图里
Source: registered residential subsale records from NAPIC (JPPH), published by List.my. Years with fewer than 10 recorded residential transactions are excluded from the trend line below as too thin to plot reliably — that excludes 2021 (9 records), 2025 (8 records) and 2026 (1 record so far).来源：NAPIC（JPPH）住宅登记二手成交纪录，由 List.my 公布。下方走势图剔除了住宅登记笔数少于 10 笔的年份，因为样本太薄、画出来不可靠 —— 被剔除的是 2021 年（9 笔）、2025 年（8 笔）与目前的 2026 年（1 笔）。
Recorded transactions by year各年度登记成交笔数
Residential median psf, years with 10+ records住宅中位每尺，仅列 10 笔以上的年份
The straight answer: nothing here clears the line直说：这里没有一样东西跨得过门槛
Johor bars non-citizens from landed residential property below RM2 million. Taman Bukit Jaya’s recorded medians run from RM250,000 to RM909,000 — even the highest recorded semi-detached sale (RM1,050,000) does not come close. There is no strata product recorded here either. 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。Taman Bukit Jaya 的登记中位价从 RM250,000 到 RM909,000 —— 就连登记中最高的一笔半独立式成交（RM1,050,000）都远远不够。这里也没有分层产权登记纪录。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 RM635,000 — the deepest resale market in the taman.预设值为双层排屋的登记中位价 RM635,000 —— 这个区最厚的那个市场。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM250,000, the recorded low-cost house median and the cheapest landed entry in this taman. First-time Malaysian buyers at or below RM500,000 are exempt from transfer stamp duty in 2026 and 2027 — nearly everything in Taman Bukit Jaya qualifies.预设 RM250,000，即廉价屋登记中位价，也是本区最低的有地入场价。马来西亚首购族在 RM500,000 或以下于 2026 与 2027 年免转让印花税 —— Taman Bukit Jaya 里几乎所有产品都符合资格。
Johor’s minimum purchase price for a non-citizen is RM2 million on landed. Every recorded median in this taman is far below that: RM250,000 low-cost, RM445,000 single-storey, RM635,000 double-storey, RM909,000 semi-detached. 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. 柔佛对非公民的有地最低购买价为 RM200 万。这个区每一项登记中位价都远在这条线之下：廉价屋 RM250,000、单层 RM445,000、双层 RM635,000、半独立式 RM909,000。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。
Jalan Denai or Jalan Samping? That is the whole question here.Jalan Denai，还是 Jalan Samping？这里的问题就这么简单。
This taman is small enough that telling me the road and the house type gets you a real answer fast, not a generic one.这个区小到只要告诉我路段与户型，我就能给你一个具体的答案，而不是一句空泛的回覆。
Small enough that one bad comparable can mislead you小到一个错误的可比案例，就能把你误导
✓ Strengths优势
- Genuinely cheap landed entry. A recorded low-cost house median of RM250,000 is among the lowest verified landed entry points in Mukim Tebrau’s most-traded areas.有地入场价确实便宜。廉价屋登记中位价 RM250,000，是 Tebrau 大区最常成交区域中经核实的最低有地入场价之一。
- Short, verified school runs. SJK(C) Tiram, SMK Ulu Tiram and SK Ulu Tiram are all within about 5 minutes, checked directly from this taman in September 2026 — not estimated.接送学校的路程短，且已核实。SJK(C) Tiram、SMK Ulu Tiram 与 SK Ulu Tiram 车程都在约 5 分钟内，已于 2026 年 9 月从本区直接核实 —— 不是估算值。
- A tight, self-contained semi-D micro-market. Eight of nine Jalan Samping sales sit within a RM150,000 band on near-identical units — unusually clean data for a small taman.一个价格集中、自成一格的半独立式微型市场。九笔 Jalan Samping 成交中有八笔落在 RM150,000 的价格带内、单位几乎相同 —— 对一个小型花园来说，这样的数据相当干净。
- No history of speculative excess. 112 transactions across six years and five product types is a market that has stayed close to what actual residents paid, not a boom-bust story.没有投机过热的历史。六年 112 笔、五种产品类型，一直贴近实际住户支付的价格，不是一个大起大落的故事。
△ Things to weigh需要权衡的
- The smallest sample in its comparison set, by a wide margin. 112 records is less than a third of the next-smallest of the thirteen most-traded Tebrau areas. Fewer comparables means wider negotiating uncertainty in both directions.对照组里样本最小，差距不小。112 笔纪录，不到 Tebrau 大区十三个最常成交区域中排名倒数第二区域的三分之一。可比案例少，代表议价时无论买卖双方的不确定性都更大。
- The −14.2% headline is six transactions. Anyone — including this page — quoting a twelve-month percentage for this taman should be asked how many sales it is built on.那个 −14.2% 的标题，来自六笔成交。任何人 —— 包括这一页 —— 引用这个区的十二个月百分比时，都应该被问一句：这是基于几笔成交？
- No dedicated school, park, clinic or hospital carries the “Bukit Jaya” name. Unlike several neighbouring tamans in this corridor, there is no local institution anchoring demand here — the pull is Ulu Tiram town, not the taman itself.没有任何一所学校、公园、诊所或医院以「Bukit Jaya」命名。不同于这个走廊里的几个邻区，这里没有本地机构撑住需求 —— 吸引力来自 Ulu Tiram 镇，而不是这个花园本身。
- Not close to the border. JB’s CIQ checkpoint and Bukit Chagar RTS are about 21.7 km, roughly 25 minutes, checked directly from this taman. If your buyer or tenant profile is Singapore-commute-driven, this is not that address.不靠近关口。新山 CIQ 关卡与 Bukit Chagar RTS 约 21.7 公里、约 25 分钟，已从本区直接核实。如果你锁定的买家或租客是通勤新加坡的族群，这不是那个门牌。
- No verified rent data. Unlike larger neighbours with active rental markets, no portal asking-rent figures specific to this taman were found. Treat any rental yield quoted for Taman Bukit Jaya with real scepticism until you see the actual tenancy.没有经核实的租金数据。不同于拥有活跃租赁市场的邻区，我们没有查到本区专属的平台开价租金。任何人报给你 Taman Bukit Jaya 的租金回报率，请务必要求看到实际租约再相信。
Taman Bukit Jaya FAQTaman Bukit Jaya 常见问题
How much does a house in Taman Bukit Jaya cost?Taman Bukit Jaya 的房子多少钱？
Recorded subsale transactions in Taman Bukit Jaya show a median of RM460,000 at RM309 per square foot across 112 records from 2021 to 2026, published by List.my from NAPIC data. By type the medians are RM250,000 for a low-cost house, RM445,000 for a single-storey terrace, RM635,000 for a double-storey terrace and RM909,000 for a double-storey semi-detached house. This is the smallest recorded sample of any area in Mukim Tebrau’s most-traded list, roughly a quarter of the next-smallest neighbour. Taman Bukit Jaya 的登记二手成交显示：2021 至 2026 年共 112 笔纪录，中位价 RM460,000、每平方尺 RM309，资料由 List.my 依 NAPIC 数据公布。分屋型的中位价为：廉价屋 RM250,000、单层排屋 RM445,000、双层排屋 RM635,000、双层半独立式 RM909,000。这是 Tebrau 大区成交量排行榜上样本最小的一个区，笔数大约只有排名倒数第二的邻区的四分之一。
Why did Taman Bukit Jaya’s price per square foot drop 14.2% in twelve months?Taman Bukit Jaya 的每尺价为什么十二个月跌了 14.2%？
Because the trailing twelve months contain only six transactions. List.my’s comparison shows Taman Bukit Jaya at RM309 psf, down 14.2% over twelve months. Checking the underlying window: April 2025 to March 2026 recorded six transactions at a blended median of RM279 psf, against eighteen transactions at RM325 psf in the twelve months before that. Six sales moving against eighteen produces a large swing on paper. It is not proof of a falling market and it is not proof of a stable one; it is proof that six data points is not enough to trust either way. 因为最近十二个月的窗口里只有六笔成交。List.my 的对照表显示 Taman Bukit Jaya 每尺 RM309，十二个月下跌 14.2%。查证这个区间：2025 年 4 月至 2026 年 3 月共登记六笔，混合中位每尺 RM279；再往前的十二个月则有十八笔，中位每尺 RM325。六笔对上十八笔，账面上自然会出现大幅波动。这既不能证明市场在跌，也不能证明市场平稳；它证明的是：六个数据点，不足以支持任何一个方向的结论。
What is the cheapest landed house in Taman Bukit Jaya?Taman Bukit Jaya 最便宜的有地住宅是哪一种？
The low-cost house, with 19 recorded transactions and a median of RM250,000 at RM266 per square foot. Recorded sizes run from about 753 to 2,013 square feet and prices from RM190,000 to RM490,000, all on Jalan Denai. It is the lowest landed entry point in the estate, and in this comparison set one of the lowest in the whole of Mukim Tebrau. 是廉价屋，登记 19 笔，中位价 RM250,000、每尺 RM266。登记面积大约在 753 至 2,013 平方尺之间，价格从 RM190,000 至 RM490,000，全部位于 Jalan Denai。这是本区最低的有地入场价，在整个 Tebrau 大区的对照组里也属于最低之列。
Are the semi-detached houses on Jalan Samping a good buy?Jalan Samping 的半独立式值得买吗？
The record is thin but unusually consistent. Nine semi-detached transactions are recorded, all on Jalan Samping or Jalan Samping 2, median RM909,000 at RM309 psf. Eight of the nine are near-identical units of about 2,941 to 2,960 square feet that sold for RM900,000 to RM1,050,000 between October 2022 and March 2024 at RM305 to RM355 psf, a tight band for a Johor resale market. The ninth is a smaller 1,604 sq ft unit at RM679,000. With only nine records total, three comparables is the most you can reasonably ask for before committing. 纪录量少，但一致性罕见地高。登记 9 笔半独立式，全部位于 Jalan Samping 或 Jalan Samping 2，中位价 RM909,000、每尺 RM309。九笔中有八笔是几乎相同的单位，面积约 2,941 至 2,960 平方尺，2022 年 10 月至 2024 年 3 月间以 RM900,000 至 RM1,050,000 成交，每尺 RM305 至 RM355 —— 对柔佛二手市场而言，这个价格带相当紧。第九笔是较小的 1,604 尺单位，成交 RM679,000。全部只有 9 笔纪录，下单前最多能要到三笔可比案例，这已经是合理上限。
What schools are near Taman Bukit Jaya?Taman Bukit Jaya 附近有哪些学校？
SJK(C) Tiram is the closest at about 1.8 km, roughly a 4-minute drive. SMK Ulu Tiram is about 2.2 km via Jalan Bukit Jaya, roughly 5 minutes, and SK Ulu Tiram is about 2.3 km, also roughly 5 minutes, reached via Jalan Denai 4 and Jalan Bukit Jaya. All three drive times were checked directly from Taman Bukit Jaya in September 2026. Catchment zones for national schools are set by the district education office and should be confirmed street by street. 最近的是 SJK(C) Tiram（宽柔属下华小），约 1.8 公里，车程约 4 分钟。SMK Ulu Tiram 约 2.2 公里，经 Jalan Bukit Jaya，车程约 5 分钟；SK Ulu Tiram 约 2.3 公里，同样约 5 分钟，路线经 Jalan Denai 4 与 Jalan Bukit Jaya。以上三段车程于 2026 年 9 月由 Taman Bukit Jaya 直接核实。国民学校的收生范围由县教育局划定，请逐条街确认。
Can foreigners buy a house in Taman Bukit Jaya?外国人可以在 Taman Bukit Jaya 买房吗？
No. Johor sets a RM2 million minimum purchase price for non-citizens buying landed residential property. Every recorded median in Taman Bukit Jaya sits far below that: RM250,000 for a low-cost house up to RM909,000 for a semi-detached house. There is no strata product recorded here either. On the numbers this is a Malaysian-buyer market only, with no individual transaction on record anywhere near the foreign threshold. 不可以。柔佛对非公民购买有地住宅设有 RM200 万最低价门槛，而 Taman Bukit Jaya 的登记中位价全部远低于这个数字：从廉价屋的 RM250,000 到半独立式的 RM909,000。这里也没有分层产权的登记纪录。从数字看，这是一个完全属于马来西亚买家的市场，没有任何一笔登记成交接近外籍门槛。
Is Taman Bukit Jaya far from Johor Bahru city or the CIQ checkpoint?Taman Bukit Jaya 离新山市区或 CIQ 关卡远吗？
Yes, relatively. The drive to the Bangunan Sultan Iskandar CIQ checkpoint is about 21.7 km, roughly 25 minutes off-peak, mostly along the Tebrau Highway and Jalan Kota Tinggi. That is longer than most of the Austin-belt neighbourhoods to the south. Senai International Airport is about 30.2 km, roughly 26 to 28 minutes via the Senai-Desaru Expressway. This is not a border-adjacent or RTS-adjacent address; its convenience is local, inside Ulu Tiram, not toward Singapore. 是的，相对较远。开到 Bangunan Sultan Iskandar CIQ 关卡约 21.7 公里，非高峰时段约 25 分钟，主要沿 Tebrau Highway 与 Jalan Kota Tinggi 行驶，比南边大多数 Austin 一带的社区都要远。Senai 国际机场约 30.2 公里，经 Senai-Desaru 大道约 26 至 28 分钟。这不是贴近关口或 RTS 的门牌；它的便利在于 Ulu Tiram 本地，而不是朝向新加坡。
Is Taman Bukit Jaya freehold?Taman Bukit Jaya 是永久地契吗？
Tenure is recorded on the individual title, not on the estate as a whole, so it must be checked on the specific unit before signing anything. Buyers should also ask separately whether the lot carries a Bumiputera restriction, because that materially affects who the property can later be resold to. Neither fact is something a subsale price record can answer. 地契年期记载在个别地契上，不是记在「整个花园」上，所以在签任何文件之前，请针对那一栋房子逐一核实。买家也应另外查这块地有没有 Bumi lot 限制，因为那会实质影响将来能卖给谁。这两项都不是二手成交价格纪录能回答的问题。
What tax do I pay when I sell a house in Malaysia?在马来西亚卖房要付什么税？
Real 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. On a Taman Bukit Jaya double-storey terrace at the RM635,000 median, the gap between selling in year five and year six can be worth more than a year of rent. 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 Taman Bukit Jaya 双层排屋 RM635,000 的中位价来说，第五年卖与第六年卖之间的差额，可能比整整一年的租金还多。
Mukim Tebrau’s most-traded areas, on the same NAPIC dataTebrau 大区最常成交的区域，同一份 NAPIC 数据下的对照
Every figure below comes from the same source and the same window, so these are genuinely comparable. Taman Bukit Jaya sits at the very bottom by volume — worth knowing before you compare its percentage moves to anywhere else on this list.下方每一个数字都来自同一个来源、同一个期间，所以这是真正可比的对照。Taman Bukit Jaya 在成交量上排在最末位 —— 在你拿它的百分比变动去跟名单上其他区比较之前，这一点值得先知道。
| 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 Impian Emas | 959 | RM724,000 | RM328 | +7.5% | Largest sample, steady growth样本最大，稳定增长 |
| Taman Daya | 856 | RM450,000 | RM295 | +11.0% | Similar price band, fastest mover in Tebrau价位相近，Tebrau 涨最快 |
| Bandar Dato’ Onn | 815 | RM745,000 | RM436 | +5.2% | Pricier step-up option更贵的升级选项 |
| Taman Mount Austin | 777 | RM540,000 | RM428 | +6.3% | Deep market, fast growth市场厚，涨势快 |
| Taman Setia Indah | 731 | RM560,000 | RM372 | +4.0% | Mid-price, steady中价位，稳定 |
| Bandar Jaya Putra | 697 | RM660,000 | RM520 | +5.2% | Highest psf on this list本表最高每尺价 |
| Taman Desa Tebrau | 673 | RM704,000 | RM400 | −6.4% | Large sample, also falling样本大，同样在跌 |
| Setia Tropika | 610 | RM800,000 | RM422 | +3.8% | Pricier, quieter更贵、更安静 |
| Taman Puteri Wangsa | 555 | RM450,000 | RM299 | +0.9% | Similar price band, flat价位相近，走势持平 |
| Taman Seri Austin | 485 | RM650,000 | RM429 | +3.8% | Newer stock, higher psf屋龄较新，每尺较高 |
| Taman Pelangi Indah | 411 | RM666,000 | RM292 | −2.1% | Larger houses, similar psf房子较大，每尺相近 |
| D’summit Residences | 395 | RM441,000 | RM582 | −15.1% | Strata, steepest fall before Bukit Jaya分层产权，Bukit Jaya 之前跌幅最大者 |
| Taman Bukit Jaya | 112 | RM460,000 | RM309 | −14.2% | Smallest sample by far — check the count before the percent样本远小于其他区 —— 看百分比前先看笔数 |
Tell me the road. I will tell you what actually sold there.告诉我路段。我告诉你那里实际卖了多少。
Taman Bukit Jaya has 112 records behind it, thin enough that I can walk you through every relevant comparable rather than quoting you an average. Send me Jalan Denai or Jalan Samping and the house type, and I will come back with the actual recent sales and what to expect. Taman Bukit Jaya 背后有 112 笔纪录，量薄到我可以把每一笔相关的可比案例都讲给你听，而不是丢一个平均数给你。告诉我是 Jalan Denai 还是 Jalan Samping，以及户型，我会回你实际的近期成交与合理预期。