Taman Bukit Mewah: Mukim Tebrau’s
cheapest landed entry, next door to Paradigm Mall
Taman Bukit Mewah：Mukim Tebrau
最便宜的有地入场价，就在 Paradigm Mall 隔壁
Not the Tebrau you are picturing. This is Mukim Tebrau’s western edge, in the Tampoi / Kempas Baru corridor — about 7–11km from the Mount Austin / Impian Emas / Bandar Dato’ Onn belt most people mean when they say “Tebrau”. Paradigm Mall Johor Bahru’s registered address is on Jalan Mewah Ria 2/2, inside this same estate — straight-line 0.43km from its residential core. Among the twelve most-traded areas in Mukim Tebrau, Taman Bukit Mewah has the fewest recorded transactions and the lowest median price of them all: 160 NAPIC subsales 2021–2026, median RM420,000 at RM336 psf, up 6.1% in the past 12 months. Of those, 85 (53%) are the area’s only landed product — double-storey terrace houses, median RM540,000. 不是你以为的那个 Tebrau。这里是 Mukim Tebrau 的西缘，在 Tampoi／Kempas Baru 一带 —— 离大家讲「Tebrau」时通常指的 Mount Austin／Impian Emas／Bandar Dato’ Onn 走廊约 7 至 11 公里。Paradigm Mall Johor Bahru 的登记地址就在 Jalan Mewah Ria 2/2，位于同一个社区内 —— 直线距住宅核心区约 0.43 公里。在 Mukim Tebrau 成交量最高的十二个区域里，Taman Bukit Mewah 登记笔数最少、中位价也最低：2021–2026 年 NAPIC 登记 160 笔，中位 RM420,000、每尺 RM336，12 个月涨幅 +6.1%。其中 85 笔（53%）是这里唯一的有地产品——双层排屋，中位 RM540,000。
© *angys* · CC BY-SA 4.0 · Wikimedia CommonsTaman Bukit Mewah in 30 seconds30 秒看懂 Taman Bukit Mewah
- Where it actually is: postcode 81200, built around the Jalan Mewah Ria road network in the Tampoi / Kempas Baru corridor of west-central Johor Bahru. Administratively grouped under Mukim Tebrau for NAPIC reporting — but roughly 7–11km from the Mount Austin / Impian Emas / Bandar Dato’ Onn belt most people picture when they hear that name. 它到底在哪：邮区 81200，沿 Jalan Mewah Ria 路网发展，位于新山中西部的 Tampoi／Kempas Baru 一带。NAPIC 统计上归入 Mukim Tebrau —— 但离大家一听到这个名字就联想到的 Mount Austin／Impian Emas／Bandar Dato’ Onn 走廊，约 7 至 11 公里。
- The number that matters: among the twelve most-traded areas in Mukim Tebrau, Taman Bukit Mewah has the fewest transactions and the lowest median price — 160 sales, RM420,000, against RM441,000–800,000 for the other eleven. It is the mukim’s cheapest landed entry, not a mid-table filler. 关键数字：在 Mukim Tebrau 成交量最高的十二个区域里，Taman Bukit Mewah 登记笔数最少、中位价也最低 —— 160 笔、RM420,000，相较其他十一区的 RM441,000 至 800,000。它是这个 mukim 里最便宜的有地入场价，不是随便垫底的一区。
- What it costs: 160 NAPIC subsale transactions 2021–2026, median RM420,000 at RM336 psf (all types), up 6.1% over the past 12 months. Only 85 of those (53%) are the area’s landed product — double-storey terrace houses, median RM540,000 at RM363 psf. The rest are low-cost flats, small condo units and shop lots. 多少钱：2021–2026 年 NAPIC 登记 160 笔（全类型），中位 RM420,000、每尺 RM336，12 个月涨幅 +6.1%。当中只有 85 笔（53%）是这里的有地产品——双层排屋，中位 RM540,000、每尺 RM363。其余是廉价组屋、小型公寓与店铺。
- The detail almost nobody says out loud: Paradigm Mall Johor Bahru’s own registered address is inside this estate, on Jalan Mewah Ria 2/2 — about 0.43km straight-line from the residential core. SK Taman Bukit Mewah, a national primary school, sits about 0.11km away, also inside the estate. 几乎没人明说的细节：Paradigm Mall Johor Bahru 的登记地址本身就在这个社区内，位于 Jalan Mewah Ria 2/2 —— 直线距住宅核心区约 0.43 公里。SK Taman Bukit Mewah 这所国民型小学，也在社区内约 0.11 公里处。
- The honest catch: this is a genuinely mixed-use pocket, not a pure landed township — almost half of recorded sales are non-landed. No general hospital was found within 6km of the estate in this research; the nearest hospital, Hospital Permai, is a psychiatric facility, not an emergency general hospital. 诚实提醒：这是一个真正的住商混合小社区，不是纯有地市镇 —— 将近一半的登记成交都是非有地产品。查证范围内 6 公里内没有找到综合医院；最近的医院 Hospital Permai 是精神科专科医院，不是急症综合医院。
Shophouses, walk-up flats and terrace rows — a working Tampoi pocket店屋、组屋与排屋——一个运作中的 Tampoi 小社区
Taman Bukit Mewah sits in the Tampoi retail belt, a short reach from Paradigm Mall, KiPMall and Giant Tampoi. The photographs below are Wikimedia Commons street photography of Paradigm Mall itself and the wider Tampoi / Kempas commercial strip the estate sits within — not staged marketing shots. Taman Bukit Mewah 位于 Tampoi 商圈内，离 Paradigm Mall、KiPMall 与 Giant Tampoi 都不远。以下照片是 Wikimedia Commons 拍摄的 Paradigm Mall 本身，以及社区所在的 Tampoi／Kempas 商业带街拍——不是行销摆拍。
A mixed market, priced for people who already work in Tampoi混合型市场，价格是给已经在 Tampoi 一带生活工作的人
With a landed median of RM540,000 and roughly half the recorded stock non-landed, the reasonable buyer profile here is entry-level and practical, not aspirational.有地中位价 RM540,000，登记存量约一半是非有地产品——这里合理的买家画像是务实的入门型买家，不是追求门面的类型。
A useful comparison for gauging fit: at the entry tier here, a small terrace or a low-cost flat trades for less than a 25% down payment on the mukim-wide landed median (RM540,000–800,000 across the twelve comparison areas). That gap is the whole story of who this estate suits.一个衡量适配度的参考：这里入门层级的小型排屋或廉价组屋，成交价甚至低于同 mukim 有地中位价（十二个对照区域 RM540,000 至 800,000 不等）的 25% 首期。这个差距，就是这个社区适合什么样买家的完整故事。
The Paradigm Mall commuterParadigm Mall 上班族
Works in or around the Tampoi retail belt — Paradigm Mall, KiPMall, the industrial parks along Jalan Tampoi — and wants a landed house within a short reach, without moving out to a satellite township further from town.在 Tampoi 商圈附近上班——Paradigm Mall、KiPMall、Jalan Tampoi 沿线的工业区——想在附近拥有一栋有地住宅，不必搬到更远的卫星市镇。
The first-time landed buyer首次购买有地住宅者
Landed median here (RM540,000) is well below most other areas in the Mukim Tebrau comparison — Setia Tropika RM800,000, Bandar Dato’ Onn RM745,000. Buys knowing the terrace stock skews smaller (700–1,350 sq ft) and older than those addresses.这里的有地中位价（RM540,000）明显低于 Mukim Tebrau 对照组的多数区域——Setia Tropika RM800,000、Bandar Dato’ Onn RM745,000。买的时候就知道这里的排屋普遍较小（700 至 1,350 平方尺）、房龄也较老。
The school-zone family看重校区的家庭
SK Taman Bukit Mewah, a national primary school named after the estate, sits inside it. For a family with young children, having the local primary school within the estate itself — rather than a drive to a neighbouring township — is a genuine, checkable convenience.SK Taman Bukit Mewah 这所以社区命名的国民型小学，就在社区内。对有年幼孩子的家庭来说，本地小学就在社区内、不必开车到邻近市镇——是真实可查证的便利。
The shop-lot / flat investor店铺／组屋型投资者
Not every buyer here wants a terrace house. Roughly half the recorded transactions are low-cost flats, small condo units and shop lots — some transacting under RM150,000. A different, lower-ticket entry into the same Tampoi location, chasing rental yield rather than land appreciation.不是每个买家都要排屋。这里登记成交约有一半是廉价组屋、小型公寓与店铺——部分成交价低于 RM150,000。这是同一个 Tampoi 地段，但门槛更低的另一种入场方式，追的是租金回报，不是地皮增值。
The rail-line hopeful押注铁路选项的买家
Values having an electrified rail option in the wider locality — something most of the same mukim’s eastern township belt does not have on its own doorstep — over a marketed clubhouse or landscaped park this estate does not offer.看重更大范围内有一个电动铁路选项——这是同一 mukim 东侧市镇带家门口大多没有的——胜过这个社区本来就没有的行销会所或景观公园。
A weekday in Taman Bukit MewahTaman Bukit Mewah 的一个平日
This is a working commercial-residential pocket in the Tampoi belt, not a gated suburban estate — the rhythm is shophouses, a school run and a shopping mall, not a clubhouse.这是 Tampoi 商圈内一个运作中的住商混合小社区，不是围栏式郊区社区——节奏是店屋、上学接送与商场，不是会所生活。
School run to SK Taman Bukit Mewah, inside the estate, and SK Taman Tampoi Utama a little further out. Shophouse units along Jalan Mewah Ria 2/1 — a mini market, a motor parts shop — open for the morning.送孩子上学，SK Taman Bukit Mewah 就在社区内，SK Taman Tampoi Utama 稍远一些。Jalan Mewah Ria 2/1 沿线的店屋——迷你市场、摩托零件店——开始营业。
Paradigm Mall and KiPMall Tampoi open, both a short reach away. B5 Johor Street Market and Pos Malaysia’s Tampoi post office cover errands without a long drive.Paradigm Mall 与 KiPMall Tampoi 开门营业，两处都不远。B5 Johor Street Market 与 Pos Malaysia 的 Tampoi 邮政局，日常办事不必开太远。
Jalan Tampoi and Jalan Skudai carry through-traffic between JB city centre, Skudai and the industrial areas around Tampoi Jaya — a genuinely mixed corridor of shops, small factories and housing.Jalan Tampoi 与 Jalan Skudai 承担新山市中心、Skudai 与 Tampoi Jaya 一带工业区之间的过路车流——是一条商店、小型工厂与住宅混合的走廊。
Interior lanes along Jalan Mewah Ria 4/1 and 3/4 — where the larger, roughly 1,350 sq ft terrace houses sit — are quieter than the commercial frontage near Jalan Mewah Ria 2/1.Jalan Mewah Ria 4/1 与 3/4 一带的内部巷弄——较大、约 1,350 平方尺排屋所在——比靠近 Jalan Mewah Ria 2/1 的商业临街要安静。
Kempas Baru, the wider locality to the east, carries a KTM railway halt on the electrified line toward JB Sentral — a rail option this specific corner of Mukim Tebrau has that the eastern Austin/Impian Emas belt does not.往东侧的 Kempas Baru 一带有一个 KTM 电动火车站，通往 JB Sentral 方向——这是 Mukim Tebrau 西缘这一角落才有、东侧 Austin／Impian Emas 走廊没有的铁路选项。
Once shop shutters come down along Jalan Mewah Ria 2/1, the interior residential lanes settle — an older, established mixed estate rather than a nightlife strip.Jalan Mewah Ria 2/1 沿线店铺拉下铁门后，内部住宅巷弄归于平静——这是一个老牌、成熟的混合社区，不是夜生活聚集地。
Mukim Tebrau’s western edge, in the Tampoi / Kempas Baru corridorMukim Tebrau 的西缘，在 Tampoi／Kempas Baru 一带
Taman Bukit Mewah sits in Mukim Tebrau — Johor Bahru district’s third-largest mukim, which historically runs from Tampoi in the west through Kempas Baru to Ulu Tiram in the east. This specific corner is the western end of that mukim, built around Jalan Mewah Ria off Jalan Tampoi, not the eastern Austin/Impian Emas township belt most people associate with the “Tebrau” name today. Taman Bukit Mewah 位于 Mukim Tebrau 内——新山县面积第三大的 mukim，历史上西起 Tampoi、经 Kempas Baru、东至乌鲁地南。这个角落是这个 mukim 的西缘，沿 Jalan Tampoi 旁的 Jalan Mewah Ria 发展，不是大家如今一听「Tebrau」就联想到的东侧 Austin／Impian Emas 市镇带。
The distances below are straight-line, computed from OpenStreetMap coordinates for the residential core of the estate (median of five verified Street View points) to each destination — not routed driving distances, and not drive-time estimates. Actual road distance and drive time will be longer, and this page does not guess at either.以下距离为直线距离，以社区住宅核心区（五个已验证街景点的中位坐标）到各目的地的 OpenStreetMap 坐标计算——不是路网车程，也不是车程时间估算。实际路网距离与车程会更长，本页不臆测这两项数字。
Wikipedia’s own entry for Mukim Tebrau lists Taman Bukit Mewah alongside Tampoi, Kempas Baru, Kempas Denai and Kempas Permatang as areas within the mukim’s western reach — grouped separately from the eastern cluster that includes Bandar Dato’ Onn, Taman Setia Indah, Taman Desa Tebrau and Taman Mount Austin. Both halves share one administrative mukim for NAPIC and local-government purposes, but they are not one walkable neighbourhood, and this page has not treated them as one. 维基百科关于 Mukim Tebrau 的条目，把 Taman Bukit Mewah 与 Tampoi、Kempas Baru、Kempas Denai、Kempas Permatang 一同列为这个 mukim 西侧一带的区域——与东侧那一群（包括 Bandar Dato’ Onn、Taman Setia Indah、Taman Desa Tebrau、Taman Mount Austin）分开列出。两半共享同一个 NAPIC 与地方政府行政上的 mukim，但不是同一个能走着逛的邻里，本页也没有把它们当作同一个来写。
Practically, this means a buyer comparing Taman Bukit Mewah against a Mount Austin or Setia Tropika listing on the same List.my mukim page should not expect a short drive between them — treat the two halves of Mukim Tebrau as separate shopping trips, not one afternoon of viewings.实际上，这意味着买家如果在同一个 List.my mukim 页面上，把 Taman Bukit Mewah 和 Mount Austin 或 Setia Tropika 的挂盘放在一起比较，不该预期两者车程很近——请把 Mukim Tebrau 的这两半，当作两趟分开的看屋行程，而不是同一个下午能跑完的范围。
| Destination目的地 | Straight-line直线距离 |
|---|---|
| SK Taman Bukit Mewah (inside the estate)（社区内） | 0.11km |
| Paradigm Mall Johor Bahru | 0.43km |
| SK Taman Tampoi Utama 邻区小学 | 0.92km |
| KiPMall Tampoi | 1.13km |
| AEON BiG Tampoi | 1.77km |
| Sutera Mall | 1.87km |
| Hospital Permai Johor Bahru (psychiatric)（精神科） | 1.86km |
| Giant Tampoi | 2.54km |
| SJK(C) Tampoi | 2.77km |
| Plaza Tol Perling PLUS expressway高速公路 | 3.83km |
Mall, school and a mixed shop row — and a gap in emergency healthcare商场、学校与混合店铺——但急症医疗是个缺口
Retail and schooling are genuinely close. Emergency and specialist healthcare is the honest gap — worth weighing before you commit.购物与教育确实很近。急症与专科医疗是诚实的缺口——下决定前值得权衡。
Shops & the Paradigm Mall address商场与 Paradigm Mall 地址
Paradigm Mall Johor Bahru’s registered address, Jalan Mewah Ria 2/2, is inside Taman Bukit Mewah. KiPMall Tampoi, Giant Tampoi, AEON BiG Tampoi and Sutera Mall are all within a few kilometres along the same Tampoi retail belt.Paradigm Mall Johor Bahru 的登记地址 Jalan Mewah Ria 2/2，就在 Taman Bukit Mewah 内。KiPMall Tampoi、Giant Tampoi、AEON BiG Tampoi 与 Sutera Mall，都在同一个 Tampoi 商圈几公里范围内。
Schools学校
SK Taman Bukit Mewah, a national-curriculum primary school, sits inside the estate — about 0.11km from its residential core, per OpenStreetMap data. SK Taman Tampoi Utama is a short reach further out. No secondary school was confirmed inside the estate in this research — left unstated rather than guessed.SK Taman Bukit Mewah 这所国民型小学就在社区内——依 OpenStreetMap 资料，距住宅核心区约 0.11 公里。SK Taman Tampoi Utama 稍远一些。查证范围内未能确认社区内有中学——本页选择不写，而不是用猜的。
Healthcare & worship医疗与信仰
Mizan Mosque and Kempas Medical Centre sit in neighbouring Kempas. The nearest hospital found within 6km of the estate, Hospital Permai Johor Bahru, is a psychiatric facility — not a general emergency hospital. No general public or private hospital was confirmed within that radius.Mizan Mosque 与 Kempas Medical Centre 位于邻近的 Kempas。社区 6 公里范围内查到的唯一医院 Hospital Permai Johor Bahru，是精神科专科医院——不是急症综合医院。查证范围内没有找到综合医院。
An unremarkable name, hiding a genuinely cheap entry point一个听起来平平无奇的名字，藏着一个真正便宜的入场点
Taman Bukit Mewah will never be marketed as a destination address. What it has instead: the lowest landed entry point among Mukim Tebrau’s most-traded areas, a major mall inside its own boundary, and a namesake school. Three concrete reasons, not a sales pitch. Taman Bukit Mewah 永远不会被行销成一个「目的地」门牌。它有的是：Mukim Tebrau 成交量最高的区域里，最低的有地入场价；一座就在自己范围内的大型商场；以及一所同名小学。三个具体理由，不是行销话术。
Cheapest landed entry in the mukim comparison同 mukim 对照组中最便宜的有地入场价
Among the twelve most-traded areas in Mukim Tebrau, Taman Bukit Mewah’s RM420,000 all-type median and RM540,000 landed median sit below every one of them — from Taman Impian Emas (RM724,000) to D’summit Residences (RM441,000). 在 Mukim Tebrau 成交量最高的十二个区域里，Taman Bukit Mewah 的全类型中位价 RM420,000 与有地中位价 RM540,000，都低于其他每一个——从 Taman Impian Emas（RM724,000）到 D’summit Residences（RM441,000）。
Paradigm Mall’s own registered addressParadigm Mall 本身的登记地址
Paradigm Mall Johor Bahru, one of JB’s larger shopping malls, is registered at Jalan Mewah Ria 2/2 — inside Taman Bukit Mewah’s own boundary, not a neighbouring estate. Straight-line distance to the residential core is about 0.43km. Paradigm Mall Johor Bahru，新山较大型的商场之一，登记地址是 Jalan Mewah Ria 2/2 —— 就在 Taman Bukit Mewah 自己的边界内，不是邻区。直线距住宅核心区约 0.43 公里。
A school named after the estate, inside it一所以社区命名、就在社区内的学校
SK Taman Bukit Mewah sits inside the estate, about 0.11km from its residential core — not a marketing radius, a coordinate check against OpenStreetMap data. SK Taman Bukit Mewah 就在社区内，距住宅核心区约 0.11 公里——不是行销画的圈，是对照 OpenStreetMap 坐标算出来的。
A rail option this corner of the mukim has这个角落有的铁路选项
Kempas Baru, the wider locality just east of the estate, carries an electrified KTM railway halt on the line toward JB Sentral — a public-transport option the eastern Austin/Impian Emas belt of the same mukim does not have on its own doorstep. 社区东侧不远的 Kempas Baru 一带，有一个通往 JB Sentral 方向的电动 KTM 火车站——这是同一个 mukim 东侧 Austin／Impian Emas 走廊自己家门口没有的公共交通选项。
160 transactions, a genuinely active small market160 笔登记，一个真正活跃的小型市场
Not a thin, illiquid pocket — 2022 through 2024 each recorded 42–46 transactions, a solid base for a small estate. Median psf rose from RM267 in 2021 to RM344 in 2025, up 6.1% over the past 12 months. 不是一个流通性稀薄的小角落——2022 至 2024 年每年都有 42 至 46 笔登记，对一个小型社区而言是扎实的基数。每尺中位价从 2021 年的 RM267 涨到 2025 年的 RM344，12 个月涨幅 +6.1%。
Essentially closed to foreign landed buyers对外籍有地买家实质关闭
A structural fact worth stating plainly: the landed median (RM540,000) sits far below Johor’s RM2 million threshold for non-citizens. Read as an edge for a Malaysian buyer: prices here are set by local owner-occupier and small-investor demand, not external capital. 这是一个值得直说的结构性事实：有地中位价（RM540,000）远低于柔佛给非公民设的 RM200 万门槛。反过来看，这对马来西亚买家是优势：这里的价格由本地自住与小型投资需求决定，不是外部资金。
The Jalan Mewah Ria network, checked on the groundJalan Mewah Ria 路网，实地核对过
Taman Bukit Mewah’s interior streets are numbered off Jalan Mewah Ria — 2/1 through 2/12, 3/1 through 3/8, 4/1 through 4/9, and more. The five panoramas below were injected and screenshotted directly from Google Maps (not the embed API), and each place card returned a real, numbered address on these lanes. Taman Bukit Mewah 内部街道，以 Jalan Mewah Ria 编号——2/1 至 2/12、3/1 至 3/8、4/1 至 4/9 等等。以下五张全景，是直接从 Google Maps（非嵌入 API）注入并截图核对的，每一张地点卡都回传了这些巷弄上真实的门牌号。
| Street / lane街道／巷弄 | Character特色 | Street View街景 |
|---|---|---|
| Jalan Mewah Ria 2/1 | Shophouse frontage — mini market, motor parts shop店屋临街——迷你市场、摩托零件店 | Verified, Dec 2023 imagery已核实，2023 年 12 月影像 |
| Jalan Mewah Ria 2/7 | Interior terrace row, gated houses, sales recorded here内部排屋列，有闸门，此处有成交纪录 | Verified, Dec 2023 imagery已核实，2023 年 12 月影像 |
| Jalan Mewah Ria 3/1 | Interior back lane, older terrace row内部后巷，较老的排屋列 | Verified, Mar 2021 imagery已核实，2021 年 3 月影像 |
| Jalan Mewah Ria 3/4 | Wider lots toward the estate’s larger houses, sales recorded here地段较大，此处有成交纪录 | Verified, Dec 2023 imagery已核实，2023 年 12 月影像 |
| Jalan Mewah Ria 4/1 | Interior terrace row, sales recorded here内部排屋列，此处有成交纪录 | Verified, Dec 2023 imagery已核实，2023 年 12 月影像 |
One landed product, three sizes — plus a non-landed half of the market一种有地产品，三种尺寸——还有另一半非有地市场
Double-storey terrace houses are the only landed product recorded in Taman Bukit Mewah’s NAPIC data, spanning roughly 700 to 1,350 sq ft across three broad size clusters. The remaining, roughly equal half of recorded sales is non-landed: low-cost walk-up flats, small condo units and shop lots. 双层排屋是 Taman Bukit Mewah NAPIC 数据里唯一的有地产品，尺寸大致落在 700 至 1,350 平方尺三个区间。登记成交里另一半，比例大致相当，是非有地产品：廉价组屋、小型公寓与店铺。
2-storey terrace, ~700–883 sq ft双层排屋，约 700–883 平方尺
2-storey terrace, mixed sizes双层排屋，尺寸混合
2-storey terrace, ~1,350 sq ft双层排屋，约 1,350 平方尺
Small, active, and the cheapest of its mukim comparison group小、活跃，而且是同 mukim 对照组里最便宜的
The lowest of the mukim’s twelve most-traded areas同 mukim 十二个最活跃区域中最低
The smallest recorded market of the twelve十二区中登记笔数最少
Fewer transactions on a smaller estate is expected, not necessarily a liquidity warning — 42–46 sales a year in 2022–2024 is still a genuinely active base for a market this size. 较小社区登记笔数较少是正常的，未必代表流通性差——2022 至 2024 年每年 42 至 46 笔，对这个规模的市场而言仍是真正活跃的基数。
The full Mukim Tebrau comparison, all 13 areasMukim Tebrau 完整对照，全部 13 区
Every area below is grouped under Mukim Tebrau by List.my / NAPIC. Taman Bukit Mewah is the smallest and cheapest of the set — the rest sit predominantly in the eastern Austin/Impian Emas township belt.以下每一区都被 List.my／NAPIC 归入 Mukim Tebrau。Taman Bukit Mewah 是这组里规模最小、价格最低的——其余多数位于东侧的 Austin／Impian Emas 市镇带。
| Area区域 | Transactions笔数 | Median price中位价 | Median psf中位每尺 | 12-month change12 个月涨幅 |
|---|---|---|---|---|
| Taman Impian Emas | 959 | RM724,000 | RM328 | +7.5% |
| Taman Daya | 856 | RM450,000 | RM295 | +11.0% |
| Bandar Dato’ Onn | 815 | RM745,000 | RM436 | +5.2% |
| Taman Mount Austin | 777 | RM540,000 | RM428 | +6.3% |
| Taman Setia Indah | 731 | RM560,000 | RM372 | +4.0% |
| Bandar Jaya Putra | 697 | RM660,000 | RM520 | +5.2% |
| Taman Desa Tebrau | 673 | RM704,000 | RM400 | −6.4% |
| Setia Tropika | 610 | RM800,000 | RM422 | +3.8% |
| Taman Puteri Wangsa | 555 | RM450,000 | RM299 | +0.9% |
| Taman Seri Austin | 485 | RM650,000 | RM429 | +3.8% |
| Taman Pelangi Indah | 411 | RM666,000 | RM292 | −2.1% |
| D’summit Residences | 395 | RM441,000 | RM582 | −15.1% |
| Taman Bukit Mewah | 160 | RM420,000 | RM336 | +6.1% |
RM270,000 buys the entry tier; RM650,000 buys the largest recorded terraceRM270,000 买入门层级；RM650,000 买登记纪录中最大的排屋
Registered transactions, all types: median RM420,000 at RM336 psf (2021–2026, 160 sales, verified 2026-09-07). Landed only (double-storey terrace): median RM540,000 at RM363 psf. 登记成交，全类型：中位 RM420,000、每尺 RM336（2021–2026，160 笔，2026-09-07 核实）。仅有地（双层排屋）：中位 RM540,000、每尺 RM363。
| Type类型 | Sales笔数 | Median price中位价 | Median psf中位每尺 | Est. rent估算月租 |
|---|---|---|---|---|
| Double-storey terrace (the only landed type)双层排屋（唯一有地产品） | 85 | RM540,000 | RM363 | RM1,100 – 1,600 |
| Low-cost flat (LC Flat, ~646 sq ft)廉价组屋（约 646 平方尺） | part of 75 non-landed75 笔非有地的一部分 | RM100,000–225,000 (samples) | RM155–348 (samples) | RM450 – 700 |
| Condo / apartment (~730–750 sq ft)公寓（约 730–750 平方尺） | part of 75 non-landed75 笔非有地的一部分 | RM145,000–220,000 (samples) | RM195–296 (samples) | RM700 – 1,000 |
| Shop lot (commercial, not residential)店铺（商用，非住宅） | part of 75 non-landed75 笔非有地的一部分 | RM60,000–200,000 (samples) | — | — |
| All types, median全类型，中位 | 160 | RM420,000 | RM336 | — |
A steady climb through 2023, a dip in 2024, then a small-sample high in 20252023 年稳步上涨，2024 年回落，2025 年在小样本上创高
Source: NAPIC (JPPH) registered transaction records via List.my, Market Snapshot (residential) view. Records lag roughly six months. 2026 year-to-date (2 transactions) is shown in the numbers above but excluded from the chart below as statistically unreliable.来源：NAPIC（JPPH）登记成交纪录，经 List.my Market Snapshot（住宅）视图。资料约滞后半年。2026 年至今（2 笔）在上方数字中提及，但因统计上不可靠而未纳入下方图表。
Read the small samples with care小样本年份请谨慎解读
2022 to 2024 sit on a reasonably solid base of 42–46 transactions a year. 2025’s RM344 psf rests on just 14 sales, and 2026’s 2 transactions to date (not charted) are far too few to read. The 12-month +6.1% headline figure is real, but on a small-estate market like this, a handful of transactions can move the median — treat it as a trend to watch, not a locked-in rate. 2022 至 2024 年，每年 42 至 46 笔，基数尚算扎实。2025 年 RM344 每尺，只建立在 14 笔成交上；2026 年至今 2 笔（未入图）少到无法解读。12 个月 +6.1% 这个头条数字是真的，但在这种小型社区市场，几笔成交就能拉动中位价——请把它当作值得关注的趋势，而不是锁定的涨幅。
Annual trend年度走势
PRICE_INDEX 阵列加一行，格式 {q:"2026 Q1", median:350, n:8}（median 填每尺价，不是总价；n 填笔数）。做满两年，这一页就会变成「Taman Bukit Mewah 价格指数」的事实来源。💡 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。Read this before you fall in love with the Paradigm Mall address在你爱上这个 Paradigm Mall 地址之前，请先读完这一节
Johor bars non-citizens from landed property below RM2 million. Taman Bukit Mewah’s landed median is RM540,000 — and even the highest recorded terrace sale reviewed for this page (RM650,000) sits far below that threshold. 柔佛禁止非公民购买 RM200 万 以下的有地住宅。Taman Bukit Mewah 的有地中位价是 RM540,000 —— 就连本页查证到的最高排屋成交（RM650,000），也远低于这个门槛。
Monthly repayment每月供款
Defaults set to the landed (double-storey terrace) median of RM540,000.预设值为有地（双层排屋）中位成交价 RM540,000。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM540,000 — the landed median, a double-storey terrace house.预设 RM540,000 —— 有地中位价，一栋双层排屋。
At RM540,000 this purchase does not clear Johor’s RM2 million landed minimum for non-citizens at all — the figures below are for reference only. Raise the price above to see what a qualifying purchase would actually cost in duties and consent fees. 在 RM540,000 这个价位，这笔交易根本没有跨过柔佛给非公民设的 RM200 万有地门槛——以下数字仅供参考。请把上方价格调高，看看一笔真正符合资格的交易在税费与同意书费上要花多少。
Ask me about qualifying alternatives in the same corridor. 问我同一走廊内符合资格的替代方案。
Entry-tier terrace, larger terrace, or the non-landed half? Tell me which.入门排屋、较大排屋，还是非有地的那一半？告诉我你要哪一种。
This estate spans a RM100,000 flat and a RM650,000 terrace house. Tell me your budget and whether you want landed or not, and I will narrow it down.这个社区跨度很大，从 RM100,000 的组屋到 RM650,000 的排屋都有。告诉我你的预算，以及要不要有地，我来帮你缩小范围。
Genuinely cheap and genuinely convenient — also genuinely mixed and genuinely small真的便宜、真的方便——也真的混合、真的小
✓ Strengths优势
- Cheapest landed entry in the Mukim Tebrau comparison. RM540,000 median for the area’s double-storey terrace houses, below every one of the other twelve most-traded areas in the same mukim.Mukim Tebrau 对照组里最便宜的有地入场价。本区双层排屋中位价 RM540,000，低于同一 mukim 其他十二个最活跃区域中的每一个。
- Paradigm Mall Johor Bahru’s own registered address is inside this estate. Straight-line 0.43km to the residential core — a major mall inside the NAPIC area boundary, not a drive away.Paradigm Mall Johor Bahru 的登记地址就在这个社区内。直线距住宅核心区 0.43 公里——大型商场就在 NAPIC 区块边界内，不是要开车才到。
- A namesake primary school sits inside the estate. SK Taman Bukit Mewah, about 0.11km from the residential core, per OpenStreetMap data — a genuine, checkable convenience for families.社区内就有一所同名小学。SK Taman Bukit Mewah，依 OpenStreetMap 资料距住宅核心区约 0.11 公里——对家庭而言是真实、可查证的便利。
- A genuinely active small market. 42–46 registered transactions a year in 2022–2024, +6.1% psf over the past 12 months, not a stagnant or illiquid pocket.真正活跃的小型市场。2022 至 2024 年每年 42 至 46 笔登记成交，12 个月每尺 +6.1%，不是停滞或流通性差的角落。
- A rail option most of the same mukim does not have nearby. Kempas Baru, the locality just east of the estate, carries an electrified KTM halt toward JB Sentral.同一 mukim 大多数区域家门口没有的铁路选项。社区东侧的 Kempas Baru 一带，有一个通往 JB Sentral 方向的电动 KTM 火车站。
△ Things to weigh需要权衡的
- This is not a pure landed township. 47% of recorded NAPIC transactions here are non-landed — low-cost flats, small condo units and shop lots. A buyer expecting a uniform terrace-house estate should know that in advance.这不是一个纯有地市镇。47% 的登记成交是非有地——廉价组屋、小型公寓与店铺。期待一个整齐划一排屋社区的买家，应该提前知道这一点。
- No general hospital was found within 6km in this research. The nearest hospital, Hospital Permai, is a psychiatric facility, not a general emergency hospital — a real gap for a family weighing healthcare access.查证范围内 6 公里内没有找到综合医院。最近的医院 Hospital Permai 是精神科专科医院，不是急症综合医院——对权衡医疗可及性的家庭而言是真实的缺口。
- Terrace houses here skew smaller than most of the same mukim. Roughly 700–1,350 sq ft, against larger stock in Setia Tropika, Bandar Dato’ Onn and other higher-priced comparison areas.这里的排屋普遍比同一 mukim 多数区域小。大致 700 至 1,350 平方尺，而 Setia Tropika、Bandar Dato’ Onn 等价格较高的对照区域，房子普遍更大。
- Proximity to a major mall means mall-adjacent traffic. Paradigm Mall’s parking and access roads draw regional traffic, not just estate residents — a trade-off for the convenience.离大型商场近，也意味着商场周边的车流。Paradigm Mall 的停车场与出入道路，吸引的不只是社区居民，还有区域性车流——这是便利性的代价。
- Recent price gains rest on small samples. 2025’s RM344 psf is built on just 14 transactions, and 2026 year-to-date has only 2. The +6.1% headline is real, but treat it as a trend to watch, not a locked-in rate.近期涨幅建立在小样本上。2025 年的 RM344 每尺只有 14 笔支撑，2026 年至今仅 2 笔。+6.1% 这个头条数字是真的，但请当作值得关注的趋势，而不是锁定的涨幅。
- The wider Tampoi corridor includes light industrial areas. Tampoi Industrial Area and Tampoi Jaya Industrial Area sit within the same broader corridor as the estate — a factor worth weighing for buyers sensitive to industrial traffic or noise, even though this page has not measured a specific distance from the estate’s residential core to those industrial zones.更大范围的 Tampoi 走廊内有轻工业区。Tampoi Industrial Area 与 Tampoi Jaya Industrial Area，与社区同属一个更大的走廊——对在意工业车流或噪音的买家，这是值得权衡的因素，尽管本页未测量社区住宅核心区到这些工业区的具体距离。
Taman Bukit Mewah FAQTaman Bukit Mewah 常见问题
What is Taman Bukit Mewah in Johor Bahru, and where exactly is it?新山的 Taman Bukit Mewah 到底在哪里？
Taman Bukit Mewah is a mixed residential and shop precinct on postcode 81200, built around the Jalan Mewah Ria road network in the Tampoi / Kempas Baru corridor of west-central Johor Bahru — immediately next to Paradigm Mall Johor Bahru, whose own registered address sits on Jalan Mewah Ria 2/2 inside this same estate. For NAPIC subsale reporting it is grouped under Mukim Tebrau, Johor Bahru’s third-largest mukim by area, which historically runs from Tampoi in the west to Ulu Tiram in the east. That is a different place from the “Tebrau corridor” township belt most people picture — Mount Austin, Taman Impian Emas, Bandar Dato’ Onn — which sits roughly 7–11km further east. Taman Bukit Mewah 是邮区 81200 内一个住宅与店屋混合的社区，沿 Jalan Mewah Ria 路网发展，位于新山中西部的 Tampoi／Kempas Baru 一带——紧邻 Paradigm Mall Johor Bahru，后者的登记地址本身就在同一社区内的 Jalan Mewah Ria 2/2。在 NAPIC 二手成交统计里，它被归入 Mukim Tebrau——新山面积第三大的 mukim，历史上西起 Tampoi、东至乌鲁地南。这和大家一般联想的「Tebrau 走廊」市镇带（Mount Austin、Taman Impian Emas、Bandar Dato’ Onn）不是同一个地方，那一带在东边约 10 公里外。
How much does a house in Taman Bukit Mewah cost?Taman Bukit Mewah 的房子多少钱？
NAPIC-recorded subsale transactions for Taman Bukit Mewah, all types combined, show 160 registrations between 2021 and 2026 at a median of RM420,000 and RM336 per square foot, up 6.1% over the past 12 months — verified 2026-09-07. Filtered to the only landed product recorded here, double-storey terrace houses, 85 of the 160 sales (53%) median RM540,000 at RM363 psf. The remaining 75 transactions are non-landed: low-cost walk-up flats, small condo units and shop lots. Taman Bukit Mewah 的 NAPIC 登记成交（全类型），2021 至 2026 年共 160 笔，中位 RM420,000、每尺 RM336，12 个月涨幅 +6.1%——2026-09-07 核实。仅计这里唯一的有地产品双层排屋，160 笔中的 85 笔（53%）中位 RM540,000、每尺 RM363。其余 75 笔是非有地：廉价组屋、小型公寓与店铺。
Is Taman Bukit Mewah near Paradigm Mall Johor Bahru?Taman Bukit Mewah 离 Paradigm Mall Johor Bahru 近吗？
Yes — Paradigm Mall Johor Bahru’s own registered address is on Jalan Mewah Ria 2/2, inside Taman Bukit Mewah itself. Straight-line from the residential core of the estate to the mall is about 0.43km, computed from OpenStreetMap coordinates. This is one of the few areas in this landed-property series where a major shopping mall sits inside the NAPIC area boundary rather than a drive away. 是的——Paradigm Mall Johor Bahru 的登记地址就在 Jalan Mewah Ria 2/2，位于 Taman Bukit Mewah 内。以 OpenStreetMap 坐标计算，直线从社区住宅核心区到商场约 0.43 公里。这是本有地系列里少数几个大型商场就在 NAPIC 区块边界内、而不必开车才到的区域。
Are there landed terrace houses in Taman Bukit Mewah, or is it mostly flats and shops?Taman Bukit Mewah 有有地排屋吗，还是主要是组屋和店铺？
Both. Of the 160 NAPIC subsale transactions 2021–2026, 85 (53%) are double-storey terrace houses — the only landed type recorded here, in three broad size clusters from about 700 sq ft up to roughly 1,350 sq ft. The remaining 75 transactions are low-cost walk-up flats (around 646 sq ft), small condo units (around 730–750 sq ft) and shop lots. This is a genuinely mixed-use pocket, not a pure landed township — unlike most areas covered in this series. 两者都有。2021–2026 年 160 笔 NAPIC 二手成交中，85 笔（53%）是双层排屋——这里唯一的有地产品，尺寸大致落在约 700 至 1,350 平方尺三个区间。其余 75 笔是廉价组屋（约 646 平方尺）、小型公寓（约 730 至 750 平方尺）与店铺。这是一个真正的住商混合小社区，不是纯有地市镇——与本系列多数区域不同。
Is there a school inside Taman Bukit Mewah?Taman Bukit Mewah 社区内有学校吗？
Yes. SK Taman Bukit Mewah, a national-curriculum primary school named after the estate, sits inside it — about 0.11km (roughly 100 metres) from the residential core, per OpenStreetMap data. SK Taman Tampoi Utama, another primary school, is about 0.92km away in neighbouring Tampoi. No secondary school was found inside the estate itself in this research — not confirmed either way, left blank rather than guessed. 有。SK Taman Bukit Mewah 这所以社区命名的国民型小学就在社区内——依 OpenStreetMap 资料，距住宅核心区约 0.11 公里（约 100 米）。SK Taman Tampoi Utama 是另一所小学，在约 0.92 公里外的邻区 Tampoi。查证范围内没有在社区本身找到中学——本页选择不下定论，而不是用猜的。
Can foreigners buy property in Taman Bukit Mewah?外国人可以买 Taman Bukit Mewah 吗？
In practice, no. Johor requires a minimum purchase price of RM2 million for non-citizens buying landed property. Taman Bukit Mewah’s landed (double-storey terrace) median is RM540,000, and even the highest recorded terrace sale in the samples reviewed for this page (RM650,000) sits far below that threshold. This is a market for Malaysian citizens and permanent residents, not an internationally marketed address. 实际上不能。柔佛规定非公民购买有地住宅最低 RM200 万。Taman Bukit Mewah 的有地（双层排屋）中位价是 RM540,000，就连本页查证样本中最高的排屋成交（RM650,000），都远低于这个门槛。这是给马来西亚公民与永久居民的市场，不是一个国际行销的门牌。
How has the price in Taman Bukit Mewah trended between 2021 and 2026?Taman Bukit Mewah 2021 至 2026 年价格走势如何？
NAPIC’s registered median psf (all types, Market Snapshot residential view) moved from RM267 in 2021 (10 transactions) to RM317 in 2022 (42), RM329 in 2023 (46), dipped to RM304 in 2024 (46), then rose to RM344 in 2025 (14 transactions). 2026 year-to-date has only 2 transactions and is excluded as statistically unreliable. The trend is a real but bumpy climb on a genuinely active base in 2022–2024, with 2025’s figure resting on a much smaller sample. NAPIC 登记的每尺中位价（全类型，Market Snapshot 住宅视图），从 2021 年的 RM267（10 笔）涨到 2022 年 RM317（42 笔）、2023 年 RM329（46 笔），2024 年回落到 RM304（46 笔），2025 年再涨到 RM344（14 笔）。2026 年至今仅 2 笔，因统计上不可靠而剔除。这条走势在 2022 至 2024 年的扎实基数上真实但起伏地上涨，2025 年的数字则建立在小得多的样本上。
How does Taman Bukit Mewah compare to other areas in Mukim Tebrau?Taman Bukit Mewah 和 Mukim Tebrau 其他区域比较起来如何？
It is the smallest and cheapest of the mukim’s most-traded areas by recorded transaction count. Among the twelve most-traded areas in Mukim Tebrau, Taman Bukit Mewah’s 160 transactions and RM420,000 median sit below every one of them — from Taman Impian Emas (959 transactions, RM724,000) down to D’summit Residences (395 transactions, RM441,000). That makes it the lowest-priced landed entry point in this particular mukim comparison, not a mid-table “unremarkable” address. 按登记成交笔数看，它是这个 mukim 最活跃区域里规模最小、价格最低的一个。在 Mukim Tebrau 成交量最高的十二个区域里，Taman Bukit Mewah 的 160 笔与 RM420,000 中位价，低于其他每一个——从 Taman Impian Emas（959 笔，RM724,000）到 D’summit Residences（395 笔，RM441,000）。这让它成为这个 mukim 对照组里价格最低的有地入场点，不是随便垫底的一区。
What tax do I pay when I sell property in Malaysia?在马来西亚卖房要付什么税？
Real Property Gains Tax, charged on the gain rather than the sale price. Malaysian citizens and permanent residents pay 30 percent for disposals in years 1 to 3, 20 percent in year 4, 15 percent in year 5, and 0 percent from year 6 onward. Non-citizens pay 30 percent for years 1 to 5 and 10 percent from year 6, which is a permanent floor. 产业盈利税（RPGT），按获利而非售价课征。马来西亚公民与永久居民：第 1 至 3 年 30%、第 4 年 20%、第 5 年 15%，第 6 年起 0%。非公民：第 1 至 5 年 30%，第 6 年起 10%，且为永久底线。
Is there a general hospital near Taman Bukit Mewah?Taman Bukit Mewah 附近有综合医院吗？
Not within a short distance, based on OpenStreetMap data checked for this page. The nearest hospital found within 6km is Hospital Permai Johor Bahru, a psychiatric hospital, about 1.86km away — not a general emergency hospital. The nearest general hospitals, by straight-line distance, are KPJ Johor Specialist Hospital (private) about 7.58km away and Hospital Sultanah Aminah (public, the state’s main referral hospital) about 9.26km away — both a genuine drive, not a neighbourhood facility. 依本页查证的 OpenStreetMap 资料，附近没有综合医院。6 公里范围内查到的唯一医院是 Hospital Permai Johor Bahru，一家精神科医院，约 1.86 公里外——不是急症综合医院。以直线距离计算，最近的综合医院是 KPJ Johor Specialist Hospital（私立），约 7.58 公里外；以及 Hospital Sultanah Aminah（公立，柔佛州主要转诊医院），约 9.26 公里外——两者都需要真正开一段车，不是家门口的设施。
Same mukim, twelve very different price points同一个 mukim，十二种截然不同的价位
Mukim Tebrau is not one market. Here is Taman Bukit Mewah set against the mukim’s other most-traded areas, most of them in the eastern Austin/Impian Emas township belt.Mukim Tebrau 不是单一市场。以下把 Taman Bukit Mewah 与同一 mukim 其他最活跃区域对比，其中多数在东侧的 Austin／Impian Emas 市镇带。
| Taman Bukit Mewah | Taman Daya | Taman Mount Austin | Setia Tropika | |
|---|---|---|---|---|
| Location within mukim在 mukim 内的位置 | Tampoi (west)（西） | Eastern Austin/Impian Emas belt东侧 Austin／Impian Emas 走廊 | ||
| Transactions 2021–262021–26 登记笔数 | 160 | 856 | 777 | 610 |
| Median transacted中位成交价 | RM420,000 | RM450,000 | RM540,000 | RM800,000 |
| Median psf中位每尺 | RM336 | RM295 | RM428 | RM422 |
| 12-month psf change12 个月每尺涨幅 | +6.1% | +11.0% | +6.3% | +3.8% |
| Landed product有地产品 | 2-sty terrace only, 53% of sales仅双层排屋，占成交 53% | Predominantly landed townships以有地市镇为主 | ||
| Foreign buyers外籍买家 | Far below RM2m landed line远低于 RM200 万有地门槛 | Below RM2m landed line低于 RM200 万有地门槛 | Below RM2m landed line低于 RM200 万有地门槛 | Below RM2m landed line低于 RM200 万有地门槛 |
Tell me your budget, and whether landed matters to you.告诉我你的预算，以及有地对你重不重要。
This estate spans a RM100,000 flat and a RM650,000 terrace house, all inside one small NAPIC area. Generic advice is close to useless here. Send me your number and I will tell you honestly what it buys. 这个社区跨度很大，从 RM100,000 的组屋到 RM650,000 的排屋，全都在同一个小型 NAPIC 区块内。泛泛的建议在这里几乎没用。把你的预算发给我，我会诚实告诉你它能买到什么。