Taman Bukit Kempas: the fastest 12-month
gain in Tebrau, on the thinnest sample
Taman Bukit Kempas：Tebrau 涨得最快的一区，
却是笔数最薄的一区
In List.my’s own Tebrau comparison table, Taman Bukit Kempas posts the fastest twelve-month psf change of any of the twelve areas listed — +24.2% — and also the fewest recorded transactions behind it, 151. That combination is not a coincidence, and it is not automatically a red flag either. This page pulls the year-by-year counts and the by-type medians ourselves so you can see exactly how thin, and how real, that number is before you act on it. 在 List.my 自己的 Tebrau 对照表里，Taman Bukit Kempas 是十二个上榜区域中十二个月每尺价变动最快的一个 —— +24.2% —— 而支撑它的成交笔数，151 笔，同时也是最少的一个。这个组合不是巧合，也不代表它自动就是警讯。本页自己把逐年笔数与分屋型中位价都拉出来，让你在采取行动之前，先看清楚这个数字究竟有多薄、又有多真。
© Chongkian · CC BY-SA 4.0 · Wikimedia CommonsTaman Bukit Kempas in 30 seconds30 秒看懂 Taman Bukit Kempas
- What it is: an older, simply-gridded suburb in Kempas, Mukim Tebrau, postcode 81200 — with no single named developer or masterplan behind it. Roads follow a numbered layout, Jalan Bukit Kempas 1 through 5, each split into lanes (1/1 through 1/18, 4/1 through 4/15, and so on). It sits a short distance from, and is easy to confuse with, two separately-tracked neighbours: Taman Kempas Utama (postcode 81300, an IOI Properties masterplan) and Taman Bukit Mewah (nearer Tampoi and Paradigm Mall). 它是什么：位于 Tebrau 区 Kempas 的一个较早期、道路呈简单网格状的社区，邮区 81200 —— 背后没有单一命名发展商或总体规划。道路依编号排列，Jalan Bukit Kempas 1 至 5，各自再细分巷弄（1/1 至 1/18、4/1 至 4/15 等）。它与另外两个被 NAPIC 分开列计、名字很容易混淆的邻居相距不远：Taman Kempas Utama（邮区 81300，IOI Properties 总体规划）与 Taman Bukit Mewah（更靠近 Tampoi 与 Paradigm Mall）。
- What it costs — and why the headline number needs checking: 151 registered transactions from 2021 to 2026, blended median RM500,000 at RM374 psf. By type: double-storey terrace (82 records, the majority) medians RM500,000 at RM417 psf; low-cost house (40 records) medians RM315,000 at RM287 psf; double-storey semi-detached (17 records) medians RM700,000. List.my’s own Tebrau comparison table separately quotes a twelve-month psf of RM291 and a change of +24.2% — the fastest of any area in that table — but that RM291 figure does not match any single year’s Residential Market Snapshot psf this page pulled directly (RM341 to RM460 across 2023-2025). We are flagging the mismatch, not resolving it for you. 多少钱 —— 以及为什么这个头条数字需要核对：2021 至 2026 年 151 笔登记成交，混合中位 RM500,000、每尺 RM374。按屋型拆分：双层排屋（82 笔，占多数）中位 RM500,000、每尺 RM417；低成本组屋（40 笔）中位 RM315,000、每尺 RM287；双层半独立式（17 笔）中位 RM700,000。List.my 自己的 Tebrau 对照表另外给出十二个月每尺 RM291、变动 +24.2% —— 是该表中最快的一个 —— 但这个 RM291，跟本页直接查到的任何单一年份「住宅市场快照」每尺数字都对不上（2023 至 2025 年间为 RM341 至 RM460）。我们选择标注这个落差，而不是替你下结论。
- The number that should make you pause: annual transaction counts have been shrinking — 44 in 2022, 40 in 2023, 40 in 2024, 21 in 2025, and just 1 recorded so far in 2026. A 24.2% swing sitting on top of a base that just fell from 40 a year to 21, and then to 1, is exactly the statistical pattern this page’s data-source instructions warned us to check for. 该让你停下来想一想的数字：年度成交笔数正在萎缩 —— 2022 年 44 笔、2023 年 40 笔、2024 年 40 笔、2025 年 21 笔，2026 年至今仅 1 笔。一个 24.2% 的涨幅，建立在刚从每年 40 笔跌到 21 笔、又跌到 1 笔的基础上 —— 这正是本页在动笔前被提醒要重点核查的那种统计型态。
- The genuinely odd data point: the recorded double-storey semi-detached psf, RM159, is far below both the terrace (RM417 psf) and the low-cost house (RM287 psf) — despite semi-detached houses selling for the highest total price (RM700,000 median). This almost certainly reflects large land area relative to built-up size on older semi-detached lots here, not that semi-detached houses are somehow “cheaper per square foot.” Verify the actual built-up area before comparing psf across types. 一个明显异常的数字：登记的双层半独立式每尺价 RM159，远低于排屋（RM417）与低成本组屋（RM287）—— 尽管半独立式的总价中位数（RM700,000）是三者中最高的。这几乎可以肯定是因为这里较老旧的半独立式地契，地契面积相对建筑面积偏大，不是半独立式「每尺比较便宜」。跨屋型比较每尺价之前，请先核实实际建筑面积。
- The honest catch: on the numbers, landed property here sits far below Johor’s RM2 million floor for foreign buyers, and this page found no independently-confirmed primary or secondary school inside the estate itself — verify catchment with the district education office rather than assuming from the estate’s own name. 诚实提醒：从数字看，这里的有地住宅远低于柔佛给外籍买家设的 RM200 万门槛；而本页也没能独立查证到社区内部确实存在的国小或国中 —— 请向县教育局确认学区，不要单凭社区名字去猜测。
Kempas — the town Taman Bukit Kempas sits inside甘拔士（Kempas）—— Taman Bukit Kempas 所在的市镇
No Wikimedia photographer has published pictures from inside Taman Bukit Kempas’s own numbered lanes — the Street View panels further down cover the estate’s actual roads. What these photographs show is the surrounding town of Kempas and neighbouring Tampoi: its railway station, clinics, shops, community facilities and the industrial belt nearby. 目前没有 Wikimedia 摄影者公开过 Taman Bukit Kempas 自身编号巷弄内部的照片 —— 这一块由下方的街景实景补上。这些照片拍到的是社区所在的甘拔士（Kempas）市镇与邻近 Tampoi：火车站、诊所、店铺、社区设施，以及附近的工业带。
Four price tiers, one small and thinning market四个价位层，一个不断变薄的小市场
A RM385,000 gap between the low-cost house median and the terrace median, on a total pool of 151 transactions, means every buyer type here is working with genuinely few comparables.低成本组屋与排屋中位价之间差了 RM38.5 万，而全部成交只有 151 笔 —— 代表这里每一类买家能参考的可比案例，数量都真的不多。
The low-cost house buyer低成本组屋买家
Buying at the estate’s real floor — recorded median RM315,000 at RM287 psf, the cheapest housing type this page found in Taman Bukit Kempas. This is a first-home or downsizing buyer, not the buyer the estate’s RM500,000 headline number is describing.买在社区真正的底价 —— 登记中位 RM315,000、每尺 RM287，是本页在 Taman Bukit Kempas 找到最便宜的屋型。这类买家是首购族或想缩小住房的人，不是社区 RM500,000 头条数字所描述的那种买家。
The terrace-level family排屋级家庭
Buying the double-storey terrace — 82 of 151 records, more than half of everything NAPIC tracked here — at a median close to the estate’s blended headline. This is the buyer type the RM500,000 figure most honestly describes.买双层排屋 —— 151 笔登记里的 82 笔，超过一半 —— 中位价与社区混合头条数字相近。这是 RM500,000 这个数字最诚实描述的那一类买家。
The semi-detached upgrader升级到半独立式的买家
Stepping up from a terrace elsewhere in Tebrau into one of the estate’s 17 recorded semi-detached sales, median RM700,000. With this few records, ask for the actual lot and built-up size before comparing any quoted psf.从 Tebrau 其他区的排屋升级，买入社区 17 笔登记半独立式成交之一，中位价 RM700,000。笔数这么少，拿到任何报价的每尺数字之前，请先问清楚实际地契与建筑面积。
The shop-lot investor店屋投资者
Buying a double-storey shop for yield rather than a home — 11 recorded commercial transactions, median RM930,000, a genuinely different market from the residential figures elsewhere on this page.买双层店屋图收益，不是自住 —— 11 笔登记商用成交，中位价 RM930,000，与本页其他地方的住宅数字，是完全不同的市场。
A Wednesday at Taman Bukit KempasTaman Bukit Kempas 的一个星期三
Pick a weekday, not a weekend open house. A Wednesday shows you the commuter traffic, the industrial-belt lorries and the actual quiet of the older numbered lanes that a Sunday viewing will not.要看，就挑平日，不要只看周末的样品屋开放日。星期三会让你看到通勤车流、工业带货车，以及这些较老旧编号巷弄真正的安静程度 —— 这些周日看房时都看不到。
School and commute traffic moves through the numbered lanes toward Kempas’s main roads. The older grid layout here means most lanes are two-way local streets, not gated private roads — a materially different feel from a masterplanned estate with guardhouses.上学与通勤车流经过编号巷弄，汇往甘拔士的主要道路。这里较老旧的网格布局意味着多数巷弄是双向的一般道路，不是门禁私家路 —— 与有保安亭的总体规划社区，氛围明显不同。
Weekday quiet along the terrace and low-cost house rows. This is an older, settled residential grid, not a construction zone — but it also means fewer new-build amenities than a newer township nearby.排屋与低成本组屋排平日安静。这是一个较早期、已定型的住宅网格，不是工地 —— 但这也代表新建配套比附近较新市镇要少。
Everyday shop rows and the local mart handle lunch-hour errands. This page found no independently-confirmed hospital or large supermarket inside the estate itself — Kempas Medical Centre and the wider Tampoi retail belt are the nearest options this page could verify.日常店屋排与社区杂货店处理午间杂务。本页没能独立查证到社区内部有医院或大型超市 —— 甘拔士医药中心与更广的 Tampoi 零售带，是本页能查证到的最近选项。
Kempas Baru railway station, relocated to a new building in 2024, runs KTM services toward Kuala Lumpur, Butterworth, Padang Besar and JB Sentral — a rail option this page has not independently timed from the estate’s own lanes, but which sits within the wider Kempas administrative zone.2024 年迁至新站房的甘拔士峇鲁火车站，提供 KTM 服务往吉隆坡、北海、白沙镇与新山中央车站 —— 本页尚未从社区自身巷弄独立实测车程，但车站位于更广的 Kempas 行政区内。
Evening traffic toward the Kempas and Tampoi industrial belts includes lorries heading in and out. Drive the specific approach lane to your target house at this hour before you commit.往甘拔士与 Tampoi 工业带方向的傍晚车流，包含进出的货车。下单前，请在这个时段亲自开一趟你锁定房子的那条联外巷弄。
Quiet along the numbered lanes; this is a residential grid, not a food-street destination the way some other Tebrau townships are. If you want an estate with a lively evening scene on your doorstep, this page cannot confirm that here.编号巷弄内很安静；这里是住宅网格，不像 Tebrau 其他一些市镇那样是美食街目的地。如果你想要的是家门口就有热闹夜间气氛的社区，本页无法确认这里是那样的地方。
Inside Kempas, an older grid rather than a gated masterplan位于 Kempas 内，是老网格，不是门禁总规划
Taman Bukit Kempas sits in Kempas, Mukim Tebrau, postcode 81200 — bordered, per Wikipedia’s administrative-zone entry for Kempas, by Tampoi to the southwest, Bandar Baru UDA to the south, Larkin to the southeast, Kangkar Tebrau to the east, Bandar Dato’ Onn to the northeast and Impian Emas to the northwest. Roads inside the estate itself follow a numbered grid — Jalan Bukit Kempas 1 through 5 — rather than a single masterplan’s named phases. Taman Bukit Kempas 位于 Tebrau 区的 Kempas（甘拔士），邮区 81200 —— 依维基百科对 Kempas 行政区的记载，西南接 Tampoi，南接 Bandar Baru UDA，东南接 Larkin，东接 Kangkar Tebrau，东北接 Bandar Dato’ Onn，西北接 Impian Emas。社区内部道路依编号网格排列 —— Jalan Bukit Kempas 1 至 5 —— 不是单一总体规划的命名期数。
Kempas as a whole is served by the North-South Expressway and the Eastern Dispersal Link (EDL). This page has not independently timed the drive from the estate’s own numbered lanes to a specific on-ramp — verify the actual minutes for the exact address you are viewing rather than assuming a township-wide figure applies to every lane.整个 Kempas 由 南北大道 与 东部疏散大道（EDL）服务。本页尚未独立实测从社区自身编号巷弄到特定高速出入口的车程 —— 请针对你正在看的具体地址自行验证实际分钟数，不要假设整个市镇通用同一个数字。
| Destination目的地 | Distance / drive距离／车程 |
|---|---|
| Kempas Baru KTM railway station | within the Kempas zone位于 Kempas 行政区内 |
| North-South Expressway (Kempas interchange) | to be confirmed for this address以实际地址为准 |
| Eastern Dispersal Link (EDL) | to be confirmed for this address以实际地址为准 |
| Tampoi retail belt (Angsana Mall, Giant, KiP Mart) | to be confirmed for this address以实际地址为准 |
| JB City Centre / CIQ / RTS Bukit Chagar | to be confirmed for this address以实际地址为准 |
| Senai International Airport | to be confirmed for this address以实际地址为准 |
A railway station in the zone, a retail belt nearby — and gaps we are not papering over行政区内有火车站、附近有零售带 —— 也有我们不打算掩盖的缺口
This section separates what this page independently confirmed from what it could not. Where research turned up nothing solid, it says so rather than repeating an unverified claim from a listing or another page.这一节把本页独立查证到的，跟查不到的分开写清楚。查证不到扎实来源的地方，就直接写明，不重复挂牌页面或其他页面未经查证的说法。
Roads & rail道路与铁路
Kempas as a whole connects to the North-South Expressway and the Eastern Dispersal Link. Kempas Baru railway station, relocated to a new building in February 2024 for the Gemas-JB Electrified Double Track Project, sits in the north of Kempas and adds a KTM option toward KL, Butterworth, Padang Besar and JB Sentral.整个 Kempas 连接 南北大道 与 东部疏散大道。2024 年 2 月因「金马士—新山电气化双轨计划」迁至新站房的 甘拔士峇鲁火车站，位于 Kempas 北侧，提供往吉隆坡、北海、白沙镇、新山中央车站的 KTM 选项。
Schools学校便利
This page’s own research did not turn up an independently verifiable primary or secondary school located inside Taman Bukit Kempas itself. Do not assume a school exists simply because it shares the estate’s name — confirm directly with the district education office (PPD) or the school before relying on any catchment claim. 本页自身的查证，没能找到位于 Taman Bukit Kempas 社区内部、且可独立核实的国小或国中。请不要仅因学校名字与社区相同就假设它存在 —— 依赖任何学区说法之前，请直接向县教育局（PPD）或学校本身确认。
Medical & retail医疗与零售
Kempas Medical Centre is a clinic in the wider Kempas area. This page did not confirm a general hospital inside Taman Bukit Kempas itself — Hospital Permai, a government psychiatric facility in the Kempas administrative zone per Wikipedia, is not a general or emergency hospital. Retail runs from everyday shops locally out to the wider Tampoi belt (Angsana Mall, Giant, KiP Mart).甘拔士医药中心是 Kempas 一带的一间诊所。本页没能在 Taman Bukit Kempas 社区内部确认综合医院 —— 依维基百科，Kempas 行政区内的 Hospital Permai 是政府精神专科医院，不是综合或急症医院。零售方面，近处是本地日常店铺，稍远则是更广的 Tampoi 零售带（Angsana Mall、Giant、KiP Mart）。
Six things to check before you trust the 24.2%在你相信这个 24.2% 之前，先查这六件事
Every one of these facts comes back to the same theme: a small, thinning transaction base can produce a genuinely large-looking headline number. Read past it before you decide anything. 以下每一点都指向同一个主题：一个小而正在变薄的成交基数，能产出一个看起来很大的头条数字。请先看穿它，再做任何决定。
151 transactions is the smallest base in its own comparison table151 笔，是它自己那张对照表里最小的基数
Of the twelve most-traded Tebrau areas List.my lists alongside Taman Bukit Kempas, it has fewer recorded transactions than every one of them — including D’Summit Residences (395), the next-smallest. The largest, Taman Impian Emas, recorded 959, more than six times as many. 在 List.my 一并列出的十二个 Tebrau 最活跃区域中，Taman Bukit Kempas 的登记成交笔数比每一个都少 —— 包括笔数第二少的 D’Summit Residences（395 笔）。笔数最多的 Taman Impian Emas 有 959 笔，是它的六倍以上。
Annual volume has fallen every year since 2022年度成交量自 2022 年起逐年下滑
44 transactions in 2022, then 40, 40, 21, and just 1 recorded so far in 2026. Some of the 2025-2026 shortfall is NAPIC’s roughly six-month reporting lag, not a frozen market — but the trend line itself, lag included, is unambiguously downward. 2022 年 44 笔，接着是 40、40、21，2026 年至今只有 1 笔。2025 至 2026 年的落差部分来自 NAPIC 约半年的纪录滞后，不是市场冻结 —— 但即便算上滞后，这条趋势线本身仍明确向下。
Two different psf figures for the same twelve months don’t agree同一个十二个月区间，两个每尺数字对不上
List.my’s Tebrau comparison table quotes RM291 psf and +24.2% for Taman Bukit Kempas. This page’s own year-by-year pull of the Residential Market Snapshot found RM460 psf in 2025 and RM374 in 2024 — neither of which is RM291. We are flagging this rather than picking the number that tells a cleaner story. List.my 的 Tebrau 对照表给 Taman Bukit Kempas 的数字是每尺 RM291、+24.2%。本页自己逐年查证「住宅市场快照」，2025 年是 RM460、2024 年是 RM374 —— 都不是 RM291。我们选择把这个落差标注出来，而不是挑一个故事比较顺的数字。
Three products under one blended number一个混合数字底下装着三种产品
Low-cost house (RM315,000), terrace (RM500,000) and semi-detached (RM700,000) sit RM385,000 apart at the extremes. The blended RM500,000 headline happens to track the terrace closely because terraces are the majority type — but it still misprices the other two by a wide margin. 低成本组屋（RM315,000）、排屋（RM500,000）与半独立式（RM700,000），两端相差 RM38.5 万。混合后的 RM500,000 头条数字恰好贴近排屋，是因为排屋占多数 —— 但用来估另外两种屋型，误差仍然很大。
A railway station in the zone, roads this page has not timed行政区内有火车站，但车程本页尚未实测
Kempas Baru railway station and the North-South Expressway serve Kempas broadly, per Wikipedia and general knowledge of the zone. This page has not independently timed the drive from the estate’s specific numbered lanes to either — a genuine gap this page chose to flag rather than fill with an invented number. 依维基百科与对该行政区的一般认识，甘拔士峇鲁火车站与南北大道服务整个 Kempas。但本页没有独立实测从社区具体编号巷弄到两者的车程 —— 这是本页选择标注、而不是编一个数字填上的真实缺口。
Above the low-cost tier, still under the foreign floor高于低成本屋价位，仍低于外籍门槛
Even the highest recorded median here, the semi-detached at RM700,000, sits RM1.3 million short of Johor’s RM2 million floor for non-citizen landed purchases. This is a Malaysian-buyer market from top to bottom, not a foreign one. 就连这里登记的最高中位价 —— 半独立式 RM700,000 —— 也还差 RM130 万才到柔佛给非公民有地住宅设的 RM200 万门槛。这从头到尾都是一个马来西亚买家市场，不是外籍市场。
A numbered grid, not a named masterplan编号网格，不是命名总规划
Roads follow Jalan Bukit Kempas 1 through 5, each split into numbered lanes. There is no single phase name to look up — the road number and lane number are the address. The three panels below are Street View captures this page verified are live, at coordinates spread across the estate’s numbered lanes. 道路依 Jalan Bukit Kempas 1 至 5 排列，各自再细分编号巷弄。这里没有单一期数名称可查 —— 路号与巷号就是地址本身。下方三个画面，是本页亲自验证有实景的 Google 街景，坐标分布在社区不同编号巷弄。
Three residential products, one commercial, priced far apart三种住宅产品、一种商用，价位相差很大
Registered transactions split cleanly by type. Read the semi-detached psf with real caution — RM159 psf on a RM700,000 median almost certainly reflects large land size relative to built-up area on these older lots, not that semi-detached houses are somehow cheap per square foot. 登记成交依屋型分得很干净。请对半独立式的每尺价保持警惕 —— 中位价 RM700,000 却只有每尺 RM159，几乎可以肯定是这些老地契的地契面积相对建筑面积偏大，不是半独立式「每尺特别便宜」。
Double-storey terrace双层排屋
Low-cost house低成本组屋
Semi-detached · commercial shop半独立式 · 商用店屋
Small volume, mid-low price, a swing that needs context量小、价位中低、一个需要脉络才能读懂的涨幅
The shrinking base behind the 24.2%撑起这个 24.2% 的，是一个正在缩小的基数
RM315,000 to RM930,000 — four products, one postcodeRM315,000 至 RM930,000 —— 一个邮区，四种产品
Registered medians by type, 2021 to 2026. Read the ladder, not the average — the blended RM500,000 headline happens to track the terrace closely, but that is because terraces are the majority, not because the market is uniform. 2021 至 2026 年各屋型登记中位价。请读这道阶梯，不要读平均 —— 混合后的 RM500,000 头条数字之所以贴近排屋，是因为排屋占多数，不是因为这个市场是均质的。
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: 151 records, blended median RM500,000 at RM374 psf (this page’s own read of the overall Market Snapshot). List.my’s separate Tebrau comparison table quotes a different twelve-month figure, RM291 psf and +24.2% — see the flagged mismatch above. Use the type rows below, not the total row, to price an actual house. 2021 至 2026 年登记二手成交，来源为 List.my 公布的 NAPIC 纪录：151 笔，混合中位 RM500,000、每尺 RM374（本页自行读取的整体市场快照）。List.my 另一张 Tebrau 对照表给出的十二个月数字不同 —— 每尺 RM291、+24.2%，见上方标注的落差。要为一栋具体房子定价，请看屋型那一行，不要看总计那一行。
| Type类型 | Records笔数 | Recorded median登记中位价 | Stable range (P25–P75)稳定区间 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|
| Low-cost house低成本组屋 | 40 | RM315,000 RM287 psf | RM266,000 – 364,000 | No不行 |
| Double-storey terrace双层排屋 | 82 | RM500,000 RM417 psf | RM405,000 – 595,000 | No不行 |
| Double-storey semi-detached ⚠双层半独立式 ⚠ | 17 | RM700,000 RM159 psf — see note below | RM579,000 – 821,000 | No不行 |
| Double-storey shop (commercial)双层店屋 （商用） | 11 | RM930,000 RM604 psf | Not separately queried未单独查证 | Commercial — different rules商用 —— 另一套规则 |
| Bungalow独立式 | 1 | Single record — price not separately queried to avoid an unreliable one-off figure仅 1 笔 —— 未单独查证价格，以免呈现不可靠的孤例数字 | Almost certainly no几乎肯定不行 | |
| All types, blended全类型混合 | 151 | RM500,000 RM374 psf | RM380,000 – 620,000 | Landed closed to non-citizens有地对非公民关闭 |
Four usable years — and the two we deliberately left out四个可用年份 —— 以及我们刻意剔除的两年
Source: registered subsale records from NAPIC (JPPH), published by List.my, read from the Residential Market Snapshot for each 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，逐年自「住宅市场快照」读取。资料约滞后半年，因此最近一年永远是不完整的。
The distribution, and why the blended average understates the top and bottom分布，以及混合平均数为什么低估了顶端与底端
Half of all recorded sales landed between RM380,000 and RM620,000, with the median at RM500,000. That band mostly reflects the terrace market, because terraces are the majority type — the low-cost house segment sits mostly below it and the semi-detached segment mostly above it. 全部登记成交中有一半落在 RM380,000 至 RM620,000 之间，中位数为 RM500,000。这个区间主要反映的是排屋市场，因为排屋占多数 —— 低成本组屋区块大多落在它下方，半独立式区块大多落在它上方。
Recorded transactions by year, all types各年度登记成交笔数（全类型）
Residential psf by year — years with at least 10 recorded transactions only各年住宅每尺价 —— 仅列登记笔数达 10 以上的年份
The straight answer: not close, on any recorded figure直说：以任何登记数字来看，都还差得远
Johor bars non-citizens from landed residential property below RM2 million and from strata below RM1 million. Even the estate’s highest recorded median — the double-storey semi-detached at RM700,000 — sits RM1.3 million short of the landed floor. 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。就连这里登记的最高中位价 —— 双层半独立式 RM700,000 —— 也还差 RM130 万才到有地门槛。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 RM500,000 — the estate’s majority type.预设值为双层排屋的登记中位价 RM500,000 —— 社区的主力屋型。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM500,000, the recorded terrace median. First-time Malaysian buyers at or below RM500,000 are exempt from transfer stamp duty in 2026 and 2027 — the terrace median sits right at that threshold, and the low-cost house median of RM315,000 sits comfortably under it.预设 RM500,000，即排屋登记中位价。马来西亚首购族在 RM500,000 或以下于 2026 与 2027 年免转让印花税 —— 排屋中位价正好在这个门槛上，而低成本组屋中位价 RM315,000 则明显低于门槛。
Johor’s minimum purchase price for a non-citizen is RM2 million on landed and RM1 million on strata. Every recorded landed median here is below that: RM315,000 low-cost house, RM500,000 terrace, RM700,000 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. 柔佛对非公民的最低购买价为有地 RM200 万、分层 RM100 万。这里每一项登记有地中位价都在门槛之下：低成本组屋 RM315,000、排屋 RM500,000、半独立式 RM700,000。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 house type? That decides which of four price tiers you are in.哪一种屋型？这个问题决定了你落在四个价位层的哪一层。
Low-cost house, terrace, semi-detached or a commercial shop — four different price tiers in one small, thinly-traded area. Tell me the type and the budget and the rest is quick.低成本组屋、排屋、半独立式，还是商用店屋 —— 一个成交量不多的小区域里的四个不同价格层。告诉我屋型与预算，其余的很快。
A real, if small, market — with two numbers this page could not make agree一个真实但不大的市场 —— 加上两个本页始终对不上的数字
✓ Strengths优势
- A genuinely affordable entry point. The low-cost house median, RM315,000, is the cheapest landed-adjacent housing this page found across the neighbouring Kempas-area pages it compared against.真正负担得起的入门价位。低成本组屋中位价 RM315,000，是本页在对照邻近 Kempas 一带其他页面时找到的最便宜的类有地住宅。
- A dominant, coherent majority type. 82 of 151 records (54%) are double-storey terrace, giving the blended headline more meaning here than in a masterplan with several equally-sized product lines.有一个清晰的主力屋型。151 笔登记中有 82 笔（54%）是双层排屋，这让混合头条数字在这里比在多种产品线各占一定比例的总体规划里更有意义。
- A KTM station within the same administrative zone. Kempas Baru railway station, relocated to a new building in 2024, gives Kempas broadly a rail option most Tebrau townships do not have, even though this page could not time the exact walk or drive from the estate’s own lanes.同一行政区内有 KTM 车站。2024 年迁至新站房的甘拔士峇鲁火车站，让整个 Kempas 拥有多数 Tebrau 市镇没有的铁路选项，尽管本页无法从社区自身巷弄实测确切步行或车程。
- A price ladder wide enough to trade up inside the same postcode. Low-cost house at RM315,000, terrace at RM500,000, semi-detached at RM700,000 — a family can move up twice without leaving the area.价格阶梯够宽，能在同一个邮区里换屋升级。低成本组屋 RM315,000、排屋 RM500,000、半独立式 RM700,000 —— 一个家庭可以在这一区内换两次屋，不必搬离。
△ Things to weigh需要权衡的
- 151 transactions is genuinely the thinnest base this page checked in this comparison. It is smaller than every one of the other eleven Tebrau areas List.my lists alongside it, and annual volume has fallen from 44 (2022) to 21 (2025) to 1 so far in 2026.151 笔，是本页在这次对照中查证到最薄的基数。比 List.my 一并列出的其他十一个 Tebrau 区域都少，而且年度成交量从 2022 年的 44 笔，跌到 2025 年的 21 笔，2026 年至今只有 1 笔。
- The headline +24.2% and this page’s own year-by-year figures do not agree. List.my’s comparison table quotes RM291 psf for the twelve-month window; this page’s direct pull of the Residential Market Snapshot found RM460 psf for 2025 and RM374 for 2024. We could not reconcile the two, so both are shown rather than one being quietly dropped.头条的 +24.2% 与本页自己逐年查到的数字对不上。List.my 对照表给十二个月每尺的数字是 RM291；本页直接查证「住宅市场快照」，2025 年是 RM460、2024 年是 RM374。两者无法对上，我们选择两个都列出来，而不是悄悄丢掉其中一个。
- The semi-detached psf figure (RM159) does not make sense at face value. It is far below both the terrace and low-cost house psf despite the highest total price — almost certainly a built-up-versus-land-size artefact, but this page could not independently confirm the exact built-up figures behind it.半独立式的每尺价（RM159）表面上说不通。尽管总价最高，每尺价却远低于排屋与低成本组屋 —— 几乎可以肯定是建筑面积对地契面积的计算差异，但本页无法独立核实背后的确切建筑面积数字。
- No independently confirmed school or general hospital inside the estate. This page’s research did not turn up a verifiable in-estate primary school or general hospital — a real gap for a family weighing this address, not a data-source failure to be papered over.社区内没能独立查证到学校或综合医院。本页的查证没有找到可核实、位于社区内部的国小或综合医院 —— 对权衡这个地址的家庭而言，这是一个真实的缺口，不是可以掩盖过去的资料来源问题。
- Closed to foreign buyers on every recorded figure. Your resale buyer pool is Malaysian. Do not plan an exit strategy around a foreign upgrade sale here.每一项登记数字都对外籍买家关闭。你的接手买家池是马来西亚人。不要在这里规划一个靠外籍买家升值接手的退出方案。
Taman Bukit Kempas FAQTaman Bukit Kempas 常见问题
How much does a house in Taman Bukit Kempas cost?Taman Bukit Kempas 的房子多少钱？
Registered subsale transactions in Taman Bukit Kempas show 151 records from 2021 to 2026, blended median RM500,000 at RM374 per square foot, published by List.my from NAPIC data. That figure blends three very different products: 82 double-storey terrace records (median RM500,000 at RM417 psf), 40 low-cost house records (median RM315,000 at RM287 psf) and 17 double-storey semi-detached records (median RM700,000). Because the terrace is both the largest single group and close to the blended figure, RM500,000 is a reasonable terrace-level reference — but it understates a semi-detached purchase by roughly RM200,000 and overstates a low-cost house by nearly RM185,000. Taman Bukit Kempas 的登记二手成交显示：2021 至 2026 年共 151 笔纪录，混合中位价 RM500,000、每平方尺 RM374，资料由 List.my 依 NAPIC 数据公布。这个数字混合了三种差异很大的产品：82 笔双层排屋纪录（中位 RM500,000、每尺 RM417）、40 笔低成本组屋纪录（中位 RM315,000、每尺 RM287），以及 17 笔双层半独立式纪录（中位 RM700,000）。因为排屋既是笔数最多的单一屋型，数字又接近混合中位价，RM500,000 可以合理当作排屋价位的参考 —— 但用它来估半独立式，会低估约 RM20 万；用它来估低成本组屋，则会高估近 RM18.5 万。
Is the +24.2% twelve-month price jump in Taman Bukit Kempas real?Taman Bukit Kempas 12 个月 +24.2% 的涨幅是真的吗？
The direction is probably real, but the number should be read with real caution. Taman Bukit Kempas recorded only 151 transactions across 2021-2026 — the smallest base of the twelve most-traded Tebrau areas List.my tracks alongside it — and volume has been falling: 44 in 2022, 40 in 2023, 40 in 2024, 21 in 2025, and just 1 transaction recorded so far in 2026. This page’s own year-by-year check of the Residential Market Snapshot found psf rising from RM341 in 2023 to RM374 in 2024 to RM460 in 2025, a genuine upward move — but List.my’s own nearby-area comparison table quotes a different twelve-month psf figure, RM291, that does not match any single year this page pulled directly. We are flagging that mismatch rather than picking whichever number sounds better. Either way, a swing this large on this few transactions is not the kind of number you build a valuation around without asking for the underlying sales. 方向大概率是真的，但这个数字请务必谨慎看待。Taman Bukit Kempas 在 2021 至 2026 年只登记了 151 笔成交 —— 是 List.my 一并列出的 Tebrau 十二个最活跃区域里笔数最少的一个 —— 而且成交量正在下滑：2022 年 44 笔、2023 年 40 笔、2024 年 40 笔、2025 年 21 笔，2026 年至今只有 1 笔。本页自行逐年查证「住宅市场快照」，发现每尺价从 2023 年的 RM341 涨到 2024 年的 RM374，再到 2025 年的 RM460，方向确实向上 —— 但 List.my 自己的邻近区域对照表给出的十二个月每尺数字是 RM291，与本页直接查到的任何单一年份都对不上。我们选择把这个落差标注出来，而不是挑一个看起来比较好看的数字。不论如何，建立在这么少笔数上的这么大一个涨幅，不该是你不问背后成交明细就拿去定价的数字。
Why did NAPIC only record 1 transaction in Taman Bukit Kempas so far in 2026?为什么 NAPIC 在 Taman Bukit Kempas 2026 年至今只登记了 1 笔成交？
Mostly reporting lag, not a frozen market. NAPIC subsale records typically take roughly six months to surface, so a partial year like 2026 will always look thin — 2025 itself only shows 21 recorded transactions against 40 in each of 2023 and 2024, and that gap will likely fill in over time as more 2025-2026 sales are processed and published. The single 2026 record on file, a double-storey terrace on Jalan Bukit Kempas 5/1 that sold for RM700,000 in January, should be read as one early data point for the year, not as this page’s full 2026 picture. 主要是纪录滞后，不是市场冻结。NAPIC 二手成交纪录通常要约半年才会浮现，所以像 2026 年这样的不完整年份，笔数看起来一定偏少 —— 就连 2025 年本身也只登记了 21 笔，相比 2023 与 2024 年各自的 40 笔明显更少，这个落差应该会随时间被陆续补齐的 2025 至 2026 年成交填上。目前登记在案的唯一一笔 2026 年成交，是 Jalan Bukit Kempas 5/1 一栋双层排屋，1 月以 RM700,000 成交 —— 请把它当成这一年的一个早期数据点，不要当成本页对 2026 年的完整描绘。
What house types are actually in Taman Bukit Kempas?Taman Bukit Kempas 实际有哪些屋型？
Four types show up in NAPIC’s records: double-storey terrace (82 of 151 records, the majority), low-cost house (40 records), double-storey semi-detached (17 records) and double-storey shop, which is commercial (11 records). There is also a single recorded bungalow sale. Roads follow a simple numbered grid — Jalan Bukit Kempas 1 through 5, each with numbered lanes such as 1/1 through 1/18 or 4/1 through 4/15 — rather than the named, phased masterplan layout used by some newer Tebrau townships nearby. NAPIC 纪录里出现四种屋型：双层排屋（151 笔中的 82 笔，占多数）、低成本组屋（40 笔）、双层半独立式（17 笔），以及属于商用的双层店屋（11 笔）。另有一笔独立式洋房的登记成交。社区道路依简单的编号网格排列 —— Jalan Bukit Kempas 1 至 5，各自再细分编号巷弄，例如 1/1 至 1/18，或 4/1 至 4/15 —— 不是附近部分较新 Tebrau 市镇那种有命名期数的总体规划布局。
Can foreigners buy a house in Taman Bukit Kempas?外国人可以在 Taman Bukit Kempas 买房吗？
No, not on the recorded numbers. Johor sets a RM2 million minimum purchase price on landed residential property for non-citizens. Every recorded landed median here sits far below that floor: low-cost house RM315,000, terrace RM500,000, semi-detached RM700,000. Even the single highest individual sale found in this page’s research, a semi-detached unit at RM700,000, is RM1.3 million short of the threshold. For strata, Johor’s floor is RM1 million, which the estate’s commercial shop-lot median of RM930,000 also falls under. 以登记数字来看，不行。柔佛对非公民购买有地住宅设有 RM200 万最低价门槛。这里每一项登记有地中位价都远低于这个门槛：低成本组屋 RM315,000、排屋 RM500,000、半独立式 RM700,000。就连本页查证到的单笔最高成交 —— 一间半独立式，成交价 RM700,000 —— 也还差 RM130 万才到门槛。分层产权方面，柔佛门槛是 RM100 万，这里商用店屋的中位价 RM930,000 同样未达标。
Is Taman Bukit Kempas the same as Taman Kempas Utama or Taman Bukit Mewah?Taman Bukit Kempas 跟 Taman Kempas Utama 或 Taman Bukit Mewah 是同一个地方吗？
No — three separate NAPIC-tracked areas that sit within a few kilometres of each other in or near Kempas, Mukim Tebrau, and are easy to confuse by name. Taman Kempas Utama (postcode 81300) is a single-developer masterplan led by IOI Properties with named phases and a much higher semi-detached-driven median. Taman Bukit Mewah sits closer to Tampoi and Paradigm Mall, with a lower blended median and a large non-landed share. Taman Bukit Kempas (postcode 81200), the subject of this page, is an older, simply-gridded suburb with no single named developer behind it, a mixed terrace and low-cost-house base, and — as this page repeatedly flags — the thinnest transaction volume and the largest twelve-month swing of the three. 不是 —— 这是三个各自独立、被 NAPIC 分开追踪的区域，彼此相距几公里、都在或邻近 Tebrau 区 Kempas 一带，名字很容易混淆。Taman Kempas Utama（邮区 81300）是 IOI Properties 单一发展商的总体规划，有命名期数，中位价因半独立式主导而高出许多。Taman Bukit Mewah 更靠近 Tampoi 与 Paradigm Mall，混合中位价较低，非有地成交占比也高。本页谈的 Taman Bukit Kempas（邮区 81200），则是一个较早期、道路呈简单网格状的老社区，背后没有单一命名发展商，产品以排屋与低成本组屋为主 —— 而且如本页反复强调的，是三者之中成交量最薄、十二个月波动最大的一个。
What roads and highways serve Taman Bukit Kempas?Taman Bukit Kempas 靠哪些道路与高速公路？
Taman Bukit Kempas sits inside Kempas, an administrative zone of Johor Bahru bordered by Tampoi, Bandar Baru UDA, Larkin, Kangkar Tebrau, Bandar Dato’ Onn and Impian Emas, per Wikipedia. Kempas as a whole is served by the North-South Expressway and the Eastern Dispersal Link, and Kempas Baru railway station — relocated to a new building in February 2024 for the Gemas-Johor Bahru Electrified Double Track Project — sits in the north of Kempas and runs KTM services toward Kuala Lumpur, Butterworth, Padang Besar and JB Sentral. This page has not independently timed the drive from the estate’s own numbered lanes to a specific highway on-ramp — verify the actual minutes for the address you are viewing. 依维基百科，Taman Bukit Kempas 位于新山的 Kempas 行政区内，接壤 Tampoi、Bandar Baru UDA、Larkin、Kangkar Tebrau、Bandar Dato’ Onn 与 Impian Emas。整个 Kempas 由南北大道与东部疏散大道服务，位于 Kempas 北侧的甘拔士峇鲁（Kempas Baru）火车站 —— 2024 年 2 月因「金马士—新山电气化双轨计划」迁至新站房 —— 提供 KTM 客运往吉隆坡、北海、白沙镇与新山中央车站。本页尚未独立实测从社区自身编号巷弄到特定高速公路出入口的车程 —— 请针对你正在看的具体地址自行验证实际分钟数。
How liquid is the Taman Bukit Kempas market — how often do houses actually change hands?Taman Bukit Kempas 的成交有多活跃？
151 registered transactions across all types from 2021 to 2026 works out to roughly 2.5 sales a month blended across the whole estate, and the annual count has been shrinking: 44 in 2022, 40 in 2023, 40 in 2024, 21 in 2025 and 1 so far in 2026. That is the smallest transaction base among the twelve most-traded areas in this page’s Tebrau comparison table — smaller than D’Summit Residences (395) and well below the largest, Taman Impian Emas (959). Treat any single year’s median here with real caution and ask for the most recent comparable sales on the specific lane, not the estate-wide average. 2021 至 2026 年全类型共 151 笔登记成交，平均下来整个社区大约每月 2.5 笔，而且年度笔数正在萎缩：2022 年 44 笔、2023 年 40 笔、2024 年 40 笔、2025 年 21 笔，2026 年至今 1 笔。这是本页 Tebrau 对照表列出的十二个最活跃区域中，成交基数最小的一个 —— 比 D’Summit Residences（395 笔）还小，更远低于量最大的 Taman Impian Emas（959 笔）。请谨慎看待这里任何单一年份的中位数，并直接索取那条巷弄最近的可比成交，而不是整个社区的平均值。
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 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 onward. Non-citizens pay 30 percent through years 1 to 5 and 10 percent from year 6, with no further reduction. On a Taman Bukit Kempas terrace at the recorded median of RM500,000, the gap between selling in year five and year six is worth planning around, especially given how thin recent transaction volume is here. 产业盈利税（RPGT），课的是获利，不是售价。马来西亚公民与永久居民：第 1 至 3 年出售 30%、第 4 年 20%、第 5 年 15%，第 6 年起为零。非公民：第 1 至 5 年 30%，第 6 年起 10%，且不再往下调。以 Taman Bukit Kempas 排屋的登记中位价 RM500,000 计算，第五年卖与第六年卖之间的差额值得事先规划 —— 尤其考虑到这里近年成交量本就稀薄。
The Tebrau belt, on the same NAPIC dataTebrau 一带，同一份 NAPIC 数据下的对照
Every figure below comes from the same List.my comparison table, so these are genuinely comparable on volume and headline psf change. Taman Bukit Kempas sits at the very bottom on transaction count and at the very top on twelve-month psf movement — the combination this whole page is built around.下方每一个数字都来自同一张 List.my 对照表，所以在成交量与头条每尺变动上是真正可比的。Taman Bukit Kempas 在成交笔数上敬陪末座，在十二个月每尺变动上却名列第一 —— 这个组合正是本页通篇要谈的重点。
| 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 |
|---|---|---|---|---|---|
| Taman Impian Emas | 959 | RM724,000 | RM328 | +7.5% | Highest volume in this mukim本 mukim 成交量最高 |
| Taman Daya | 856 | RM450,000 | RM295 | +11.0% | Similar blended median, far larger sample混合中位相近，样本大得多 |
| Bandar Dato’ Onn | 815 | RM745,000 | RM436 | +5.2% | Pricier, steady growth on a huge base价位更高，庞大基数下稳定成长 |
| Taman Mount Austin | 777 | RM540,000 | RM428 | +6.3% | Similar blended median, five times the sample混合中位相近，样本是五倍以上 |
| Taman Setia Indah | 731 | RM560,000 | RM372 | +4.0% | Similar psf, steadier growth每尺相近，涨势更稳 |
| Bandar Jaya Putra | 697 | RM660,000 | RM520 | +5.2% | Higher psf tier, steadier growth每尺价层更高，涨势更稳 |
| Taman Desa Tebrau | 673 | RM704,000 | RM400 | −6.4% | Pricier, but going backwards价位更高，但在倒退 |
| Setia Tropika | 610 | RM800,000 | RM422 | +3.8% | Highest median in this table, steady本表中位价最高，走势平稳 |
| Taman Puteri Wangsa | 555 | RM450,000 | RM299 | +0.9% | Similar blended median, almost flat混合中位相近，走势几乎持平 |
| Taman Seri Austin | 485 | RM650,000 | RM429 | +3.8% | Higher psf tier, steady每尺价层更高，走势平稳 |
| Taman Pelangi Indah | 411 | RM666,000 | RM292 | −2.1% | Similar psf to Bukit Kempas, but falling每尺与 Bukit Kempas 相近，但在下跌 |
| D’Summit Residences | 395 | RM441,000 | RM582 | −15.1% | Next-smallest sample, falling hard样本第二小，跌幅最深 |
| Taman Bukit Kempas | 151 | RM500,000 | RM291 | +24.2% | Smallest sample, fastest headline move — read section 06样本最小，头条涨幅最快 —— 见第 06 节 |
Tell me the type. I will tell you what it actually sold for.告诉我屋型。我告诉你它实际卖了多少。
Taman Bukit Kempas has four price tiers on a genuinely small transaction base, and a headline psf figure this page could not fully reconcile with its own year-by-year check. Send me the house type and budget and I will come back with the recorded comparables for that specific product, not a number built on 151 mixed records. Taman Bukit Kempas 有四个价位层，成交基数确实不大，而头条每尺数字本页也没能与自己逐年查证的数字完全对上。把屋型与预算发给我，我会回你那个具体产品的登记可比案例，而不是一个把 151 笔混在一起算出来的数字。