The one Ulu Tiram address
the corridor slump forgot
整条乌鲁地南走廊都在跌，
它是被漏掉的那一个
Compare the five most-traded Ulu Tiram estates on their trailing twelve-month price per square foot and four are negative or barely positive: Taman Bestari Indah 1 −17.0%, Taman Gaya −6.8%, Taman Pelangi Indah −2.1%, Taman Puteri Wangsa +0.9%. Taman Bukit Tiram is the exception at +2.7% — and its residential psf climbed four straight years, RM300 to RM368, before easing to RM355 in 2025. This page is the corridor’s summary: what makes this address different, and whether that climb is real or just the smallest sample in the group catching a good run. 把乌鲁地南成交量前五的社区，按过去十二个月每尺价变动排开，四个是负数或勉强打平：Taman Bestari Indah 1 −17.0%、Taman Gaya −6.8%、Taman Pelangi Indah −2.1%、Taman Puteri Wangsa +0.9%。Taman Bukit Tiram 是例外，+2.7%——住宅每尺价连续四年上升，从 RM300 涨到 RM368，2025 年回落至 RM355。这一页是整条走廊的总结：这个门牌到底哪里不一样，以及这波上涨是真的，还是只是这组里样本最小的一个刚好走了一段好行情。
© Chongkian · CC BY-SA 4.0 · Wikimedia CommonsTaman Bukit Tiram in 40 seconds40 秒看懂 Taman Bukit Tiram
- What it is: a completed landed estate at Ulu Tiram, postcode 81800, in the mukim of Tebrau on the north-eastern edge of Johor Bahru, off Jalan Kota Tinggi. Google Maps resolves Jalan Pulai, Jalan Ledang and Jalan Resam to real addresses inside the boundary. A national primary school, SK Taman Bukit Tiram, carries this exact estate name. 它是什么：位于 乌鲁地南（Ulu Tiram） 的已建成有地社区，邮区 81800，属 Tebrau mukim，在新山东北缘，由 Jalan Kota Tinggi 进出。Google 地图能把 Jalan Pulai、Jalan Ledang 与 Jalan Resam 解析为范围内的真实地址。一所国民小学 SK Taman Bukit Tiram 直接以本区命名。
- What it costs: 201 registered subsales from 2021 to 2026, all-type median RM420,000. Double-storey terrace, 115 records (57% of everything traded): RM495,000 at RM330 psf. Single-storey terrace, 31 records: RM420,000 at RM270 psf. Low-cost house, 49 records: RM275,000. 多少钱：2021 至 2026 年共 201 笔登记二手成交，全类型中位 RM420,000。双层排屋 115 笔（占全部成交 57%）：RM495,000、每尺 RM330。单层排屋 31 笔：RM420,000、每尺 RM270。廉价屋 49 笔：RM275,000。
- The point of this page: across the five most-traded Ulu Tiram estates, this is the only one with a positive trailing 12-month psf move (+2.7%), and the residential psf line climbed four straight years — RM300 in 2021, RM315, RM335, RM368 by 2024 — before easing to RM355 in 2025. On the double-storey terrace filter it also carries the lowest ticket and the lowest rate of all five corridor estates, which argues this is a genuine value gap and not just a mix effect. 这一页要讲的：在乌鲁地南成交量前五的社区里，这是唯一一个过去 12 个月每尺价是正数的（+2.7%），住宅每尺价连续四年上升——2021 年 RM300、然后 RM315、RM335，到 2024 年 RM368——2025 年回落至 RM355。用双层排屋筛选，它同时是五个走廊社区里票价最低、单价也最低的一个，这说明它是真实的价值落差，不只是结构效应。
- The number that cuts the other way: 2025’s residential psf of RM355 is below 2024’s RM368, a 3.5% dip. And the whole record rests on only 201 transactions across six years, the thinnest of the five corridor estates compared here (274 to 555 for its neighbours). A four-year climb on a small sample is real data, not proof the direction is locked in. 会反过来提醒你的那个数字：2025 年住宅每尺 RM355，低于 2024 年的 RM368，跌了 3.5%。而且整份纪录六年下来只有 201 笔，是本页对照的五个走廊社区里最薄的一个（邻区是 274 至 555 笔）。小样本上的四年上涨是真实数据，但不等于方向已经锁定。
- The honest catch: the nearest mall, Today’s Mall, 2.0 km away, has lain abandoned since 2019 according to the Wikipedia entry for Ulu Tiram. And at 20.8 km / 42 minutes from the Johor Bahru checkpoint under real traffic, this was never an RTS-adjacent address. Both facts matter more here than the price line does. 诚实提醒：最近的商场 Today’s Mall，2.0 公里外，据维基百科乌鲁地南条目，自 2019 年起已荒废。而在实际路况下距新山关卡 20.8 公里／42 分钟，这里从来都不是 RTS 沿线地段。这两件事，分量都比价格线更重。
Not one licensed photograph exists of this estate. Here is what surrounds it.这个社区一张授权实拍照都没有。以下是它周围的样子。
Wikimedia Commons holds no image whose description places it inside Taman Bukit Tiram. That is worth stating plainly rather than papering over with a picture of somewhere else labelled as here. Every photograph below says in its own caption exactly where it was taken — Ulu Tiram town, the FELDA settlement, the neighbouring corridor estates. For the actual streets, scroll to the Street View section further down; those panoramas are inside the estate and each was checked individually against Google’s own imagery service. Wikimedia Commons 上没有任何一张图片的说明写着拍摄于 Taman Bukit Tiram 之内。与其拿别处的照片贴上「这里」的标签蒙混过去，不如直说。以下每一张照片都在自己的图说里写明实际拍摄地点 —— 乌鲁地南市区、FELDA 垦殖区、走廊内的邻近社区。想看这个社区真正的街道，请往下拉到街景区块；那些全景就在社区内，而且每一段都个别对照 Google 自家影像服务验证过。
A double-storey terrace market, and the corridor’s cheapest one一个以双层排屋为主的市场，也是走廊里最便宜的一个
Of 195 residential records here, 115 are double-storey terraces — 59% of everything residential that traded, against 31 single-storey terraces and 49 low-cost houses. That double-storey terrace records a median of just RM495,000, the lowest ticket of any Ulu Tiram corridor estate compared on this page, and RM330 psf, also the lowest rate. Nobody else in the comparison set can say both. 本区 195 笔住宅纪录中，115 笔是双层排屋 —— 占住宅成交的 59%，另有 31 笔单层排屋与 49 笔廉价屋。这批双层排屋的登记中位价只有 RM495,000，是本页对照的乌鲁地南走廊社区里票价最低的，每尺 RM330 也是最低的。走廊里没有第二个社区能同时说出这两句话。
The corridor value hunter走廊里找价值的人
Someone who has already compared Taman Puteri Wangsa (RM500,000 / RM376 psf), Taman Gaya (RM663,000 / RM349 psf), Taman Bestari Indah 1 (RM679,000 / RM400 psf) and Taman Pelangi Indah (RM795,500 / RM353 psf) on the same double-storey terrace filter, and landed here because the arithmetic is unambiguous.已经用同一个双层排屋筛选，比较过 Taman Puteri Wangsa（RM500,000 / 每尺 RM376）、Taman Gaya（RM663,000 / 每尺 RM349）、Taman Bestari Indah 1（RM679,000 / 每尺 RM400）与 Taman Pelangi Indah（RM795,500 / 每尺 RM353），最后落到这里的人——因为算术摆在那里，没有模糊地带。
The momentum watcher看动能的人
Reads the trailing 12-month table across Ulu Tiram and sees one estate not falling. Buys on the thesis that a four-year climbing psf line, even a small one, is worth more than a bigger estate’s flat or falling line — while accepting the 2025 dip is a real caution, not noise.看完整条乌鲁地南走廊过去十二个月的对照表，发现只有一个社区没在跌。买的论点是：一条走了四年的上升每尺线，就算样本小，也比一个更大社区的平线或跌线值钱——同时也接受 2025 年的回落是真实的警讯，不是杂讯。
The Ulu Tiram local乌鲁地南在地人
Already lives or works in the Ulu Tiram corridor and wants the shortest drive to the town’s own amenities — NSK Trade City 5.2 km, the health clinic 1.8 to 2.9 km, SMK Ulu Tiram 1.4 km. This is a locally anchored market, not a commuter dormitory.本来就在乌鲁地南走廊生活或工作，想要离本镇自己的配套最近——NSK Trade City 5.2 公里、健康诊所 1.8 至 2.9 公里、SMK Ulu Tiram 1.4 公里。这是一个以在地需求为锚的市场，不是通勤宿舍区。
Who this is not for这里不适合谁
Johor sets RM2 million as the landed floor for non-citizens; the highest type median here is RM500,000. And at 20.8 km / 42 minutes from the checkpoint under real traffic, this address was never going to be repriced by the RTS. If either is your thesis, this page is background reading, not a shortlist.柔佛对非公民的有地门槛是 RM200 万；这里最高的类别中位价是 RM500,000。而在实际路况下距关卡 20.8 公里／42 分钟，这个门牌本来就不可能被 RTS 重新定价。如果你的论点建立在这两者之一上，这一页是背景资料，不是候选名单。
A Wednesday on Jalan LedangJalan Ledang 的一个星期三
Everything below is either mapped and geocoded today or published in a citable source. Where public information is silent — and for this estate it is silent about a great deal — this page says so instead of filling the gap. 以下每一项，要么今天在地图上查得到并可地理定位，要么出自可引用的公开资料。公开资讯沉默的地方 —— 而对这个社区，它沉默的地方相当多 —— 本页会直接讲明，而不是把空缺填满。
Masjid Jamek Al-Makmur, inside the residential grid off Jalan Ledang. It is one of the few named landmarks that Google Maps places squarely inside the estate.Masjid Jamek Al-Makmur，位于住宅棋盘内、Jalan Ledang 旁。它是 Google 地图明确标在本区范围内的少数几个具名地标之一。
The school run. SK Taman Bukit Tiram carries this estate’s exact name per the Wikipedia entry for Ulu Tiram. SMK Ulu Tiram, the secondary school, is about 1.4 km away via Jalan Resam and Jalan Sungai Tiram — verify the exact allocation for your address, not the estate.送小孩上学。据维基百科乌鲁地南条目，SK Taman Bukit Tiram 直接以本区命名。中学 SMK Ulu Tiram 经 Jalan Resam 与 Jalan Sungai Tiram 约 1.4 公里 —— 请就你的门牌确认具体学额分配，不是就「社区」问。
KFC Taman Bukit Tiram (Ulu Tiram) sits on the main road, the clearest signed confirmation that this estate has its own commercial anchor rather than relying entirely on the town centre.KFC Taman Bukit Tiram（Ulu Tiram）就在主路上，是本区拥有自己商业锚点、而非完全依赖市区的最清楚招牌证据。
Groceries and the wet market are in Ulu Tiram town: NSK Trade City is 5.2 km / 11 minutes, a hypermarket of about 110,000 sq ft with a wet and dry market and roughly 50 shops. Today’s Mall is closer, 2.0 km, but per Wikipedia has stood abandoned since 2019.采买与巴刹在乌鲁地南市区：NSK Trade City 5.2 公里／11 分钟，是一间约 110,000 平方尺的量贩店，含干湿巴刹与约 50 间店铺。Today’s Mall 更近，2.0 公里，但据维基百科自 2019 年起已荒废。
The Ulu Tiram government health clinic is 1.8 to 2.9 km away depending on the exact route. No hospital is mapped inside the estate; Hospital Sultan Ismail is 9.3 km / 21 minutes.乌鲁地南政府健康诊所视路线约 1.8 至 2.9 公里。社区内没有登录任何医院；Sultan Ismail 医院 9.3 公里／21 分钟。
Quiet and car-dependent after dark, like the rest of the corridor. Anything beyond groceries and a clinic is a drive: AEON Tebrau City 8.8 km, Crescendo International College 6.9 km.入夜后安静、依赖汽车，与走廊其他社区一样。除了日常采买与诊所以外的任何需求都得开车：AEON Tebrau City 8.8 公里、Crescendo International College 6.9 公里。
Twenty-one kilometres from the Causeway, two from Today’s Mall距长堤 21 公里，距 Today’s Mall 2 公里
Taman Bukit Tiram sits at Ulu Tiram, postcode 81800, in the mukim of Tebrau, reached off Jalan Kota Tinggi, the Federal Route 3 trunk road. Taman Puteri Wangsa, Taman Gaya, Taman Bestari Indah 1 and Taman Pelangi Indah — the four other estates compared throughout this page — all sit within a few kilometres, forming a single corridor along the same trunk road into Ulu Tiram town. Taman Bukit Tiram 位于 乌鲁地南（Ulu Tiram），邮区 81800，属 Tebrau mukim，由 Jalan Kota Tinggi（联邦 3 号公路）进出。本页通篇对照的另外四个社区 —— Taman Puteri Wangsa、Taman Gaya、Taman Bestari Indah 1、Taman Pelangi Indah —— 都在几公里内，沿着同一条通往乌鲁地南市区的干线，形成一条走廊。
Distances below are routed over Google Maps driving directions read on 7 September 2026, under normal traffic rather than a free-flow model. The 20.8 km to the checkpoint is the single most important number on this page after the price index, because it is the reason this address was never in the RTS trade even while its price line has been the corridor’s outlier.下表距离以 Google 地图实际驾车路线 计算，读取日期 2026 年 9 月 7 日，是有车流的正常路况，不是空路模型。除了价格指数以外，本页最重要的一个数字就是到关卡的这 20.8 公里：正因为这段距离，这个门牌即使价格线是走廊里的异数，也从来不在 RTS 的题材里。
| Destination目的地 | Distance距离 | Drive车程 |
|---|---|---|
| Masjid Jamek Al-Makmur 区内 | <1 km | 1–2 min |
| SMK Ulu Tiram | 1.4 km | 3–4 min |
| Today’s Mall, Ulu Tiram | 2.0 km | 3 min |
| Ulu Tiram Health Clinic | 1.8–2.9 km | 5 min |
| NSK Trade City, Ulu Tiram town | 5.2 km | 11 min |
| Crescendo International College | 6.9 km | 17 min |
| AEON Mall Tebrau City | 8.8 km | 20 min |
| Hospital Sultan Ismail | 9.3 km | 21 min |
| Senai International Airport | 29.6 km | 31 min |
| RTS Link Bukit Chagar | 23.5 km | 41 min |
| JB CIQ 长堤关卡 | 20.8 km | 42 min |
| Second Link CIQ 二关 | 50–60 km | 58 min–1h18 |
One school carries the estate name. One mall is two minutes away and closed.一所学校以本区命名，一座商场两分钟外却已关闭。
Public mapping coverage of Ulu Tiram is noticeably thinner than of the inner Tebrau townships, so the lists below are shorter than they would be for Mount Austin or Setia Indah. That is a limitation of the source, not a verdict on the place — but it does mean you should walk it rather than read about it.乌鲁地南的公开地图资料，明显比 Tebrau 内圈几个镇区稀疏，所以下面的清单会比 Mount Austin 或 Setia Indah 短。那是资料来源的限制，不是对这个地方的判决 —— 但也确实意味着，你该亲自走一趟，而不是只看资料。
Roads道路
The estate hangs off Jalan Kota Tinggi, the Federal Route 3 trunk road that carries Ulu Tiram traffic south into the Tebrau Highway and north toward Kota Tinggi. The Senai–Desaru Expressway (E22) passes nearby. Inside the estate, Jalan Pulai, Jalan Ledang and Jalan Resam are the roads Google Maps resolves to real addresses.这个社区挂在 Jalan Kota Tinggi 上 —— 也就是联邦 3 号公路，往南接 Tebrau Highway 进城，往北通哥打丁宜。士乃–迪沙鲁大道（E22） 从附近经过。社区内部，Jalan Pulai、Jalan Ledang 与 Jalan Resam 是 Google 地图能解析为真实地址的道路。
Schools学校便利
The Wikipedia entry for Ulu Tiram lists SK Taman Bukit Tiram among the town’s national primary schools, alongside SK Desa Cemerlang, SK Taman Pelangi Indah, SK Taman Puteri Wangsa and SK Ulu Tiram. This is one of the few Ulu Tiram corridor estates whose page can point to a school carrying its own exact name. 维基百科的乌鲁地南条目，在该镇国民小学清单中列出 SK Taman Bukit Tiram，与 SK Desa Cemerlang、SK Taman Pelangi Indah、SK Taman Puteri Wangsa、SK Ulu Tiram 并列。这是走廊里少数能指出一所以本区确切命名的学校的社区页面。
Medical & retail医疗与零售
The Ulu Tiram government health clinic is 1.8 to 2.9 km away. Hospital Sultan Ismail is 9.3 km. For retail, Today’s Mall is 2.0 km but has lain abandoned since 2019 per Wikipedia; NSK Trade City in the town, 5.2 km, is the functioning hypermarket for this corridor. 乌鲁地南政府健康诊所约 1.8 至 2.9 公里。Sultan Ismail 医院 9.3 公里。零售方面，Today’s Mall 2.0 公里，但据维基百科自 2019 年起已荒废；市区的 NSK Trade City，5.2 公里，才是这条走廊真正在运作的量贩店。
Six things that separate this address from its falling neighbours六件事，把这个门牌和正在下跌的邻区分开
A rising line proves less than a falling one disproves. The six cards below are the actual evidence behind the +2.7% headline — not a claim that the climb is guaranteed to continue. 一条上升的线，能证明的东西比一条下跌的线能反驳的东西少。下面六张卡，是 +2.7% 这个标题背后真正的证据 —— 不是在宣称这波上涨保证会继续。
The only positive line in the corridor走廊里唯一的正数
Trailing 12-month psf: Bukit Tiram +2.7%, Puteri Wangsa +0.9%, Pelangi Indah −2.1%, Taman Gaya −6.8%, Bestari Indah 1 −17.0%. Every neighbour compared on this page is flat or falling. This is the one exception, and the rest of this section is about why. 过去 12 个月每尺变动：Bukit Tiram +2.7%、Puteri Wangsa +0.9%、Pelangi Indah −2.1%、Taman Gaya −6.8%、Bestari Indah 1 −17.0%。本页对照的每一个邻区都是平的或在跌。这是唯一的例外，本节接下来要讲的就是为什么。
Four straight years of climbing psf连续四年上升的每尺价
Residential median psf ran RM300 in 2021, RM315, RM335, RM368 by 2024 — a real, multi-year climb, not a one-quarter blip. 2025 eased to RM355, a 3.5% dip from the 2024 peak, which is covered honestly in the price index section below rather than smoothed over. 住宅中位每尺价 2021 年 RM300，然后 RM315、RM335，2024 年到 RM368 —— 是真实的多年上涨，不是单一季度的波动。2025 年回落到 RM355，比 2024 高点跌了 3.5%，下面的价格指数区块会诚实呈现，不会抹平。
Cheapest ticket AND cheapest rate, corridor-wide走廊里票价最低、单价也最低
On the double-storey terrace filter, Bukit Tiram records RM495,000 at RM330 psf, both the lowest of the five corridor estates. Taman Puteri Wangsa has a lower ticket in its own comparison set but a higher rate (RM376 psf); here neither number is inflated by a small area. That argues for a real value gap. 用双层排屋筛选，Bukit Tiram 是 RM495,000、每尺 RM330，五个走廊社区里两者都是最低。Taman Puteri Wangsa 在它自己的对照组里票价更低，但单价更高（每尺 RM376）；这里两个数字都没有被小面积撑高。这说明是真实的价值落差。
A school carrying the estate’s own name一所以本区命名的学校
SK Taman Bukit Tiram is listed for Ulu Tiram on Wikipedia, a national primary school with this exact estate name. Combined with SMK Ulu Tiram 1.4 km away, this is a rare case in the corridor of a school genuinely anchored to the address rather than shared generically with the wider township. SK Taman Bukit Tiram 在维基百科的乌鲁地南条目下列出，是一所直接以本区命名的国民小学。加上 1.4 公里外的 SMK Ulu Tiram，这在走廊里算是难得的例子 —— 学校真正锚定在这个门牌上，而不是与更大范围的市镇共用一个泛称。
A confirmed commercial anchor of its own自己有一个明确的商业锚点
A KFC signed for Taman Bukit Tiram (Ulu Tiram) sits on the main road — a small but concrete signal that this estate is recognised as a distinct commercial address, not folded entirely into the town centre the way some corridor neighbours are. 一间标示为 Taman Bukit Tiram（Ulu Tiram） 的 KFC 就在主路上 —— 一个小但具体的信号：这个社区被承认为独立的商业地址，不像走廊里某些邻区那样完全并入市区。
First-time buyer relief genuinely applies首购优惠在这里真的用得上
At an all-type median of RM420,000 and a residential median of the same figure, this estate sits comfortably under the RM500,000 ceiling for the 2026-2027 MOT stamp duty exemption for first-time buyers — a real saving on the majority of what trades here. 全类型中位价 RM420,000，住宅中位价同样是这个数字，本区舒适地落在 2026 至 2027 年首购族转让印花税豁免的 RM50 万上限之内 —— 对这里多数成交都是实质的省钱。
And now the questions that argue the other way接下来，是替另一边说话的问题
🏠 If you are buying to live here如果你是买来自住
📈 If you are buying for the numbers如果你是看着数字买
Five verified street views inside the estate区内五个已核实的街景点
Every panorama below was checked individually for real Google Street View coverage before publishing — coordinates, headings and road names came from Google’s own place data, not an estimate. None of this is stock photography. 以下每一张全景图，发布前都逐一核实过是否有真实的 Google 街景覆盖 —— 坐标、朝向与路名均来自 Google 自身的地点资料，不是估算。这些都不是图库照片。
Roads that actually reach this estate真正通到本区的道路
| Road道路 | Connects to连接方向 | Character路况特性 |
|---|---|---|
| Jalan Ledang | Estate’s internal spine本区内部主轴 | Residential, low speed, school-run traffic mornings住宅道路、车速慢，早晨有接送车流 |
| Jalan Pulai | North edge → Ulu Tiram town centre北侧边界 → 乌鲁地南市区 | Feeder road to the town’s shops and terminal通往市区商店与巴士总站的连接路 |
| Jalan Resam | Eastern residential grid东侧住宅网格 | Quiet interior lanes, mature landscaping安静的内部小巷，绿化已成熟 |
| Jalan Kota Tinggi (main road) | Ulu Tiram → Johor Bahru city / CIQ乌鲁地南 → 新山市区／关卡 | Trunk route, congested at peak hours — this is the road the 42-minute CIQ figure runs on主干道，尖峰时段拥堵 —— 42 分钟到关卡的数字就是走这条路 |
One dominant type, and an honest note on the rest一个主力屋型，以及关于其他屋型的老实说明
List.my’s per-type filter returns a usable, individually-verified sample for the double-storey terrace. Other type filters returned counts too thin, or too inconsistent between page header and table row, to publish responsibly — so they are left out rather than guessed at. List.my 的分屋型筛选，对双层排屋能给出一个可用、逐一核实过的样本。其他屋型的筛选结果笔数太少，或页面标题与表格数字彼此不一致，无法负责任地刊出 —— 所以选择不列，而不是用猜的。
All-type figures for the whole estate: 201 transactions, RM420,000 median price, RM341 psf median (NAPIC subsale data, read 7 September 2026). 全区全类型数字：201 笔成交、中位价 RM420,000、中位每尺 RM341（NAPIC 转售数据，读取于 2026 年 9 月 7 日）。
201 transactions, read straight from NAPIC subsale data201 笔成交，直接来自 NAPIC 转售数据
This is the smallest sample of the five corridor estates this page compares — a fact that shapes how much weight the +2.7% figure deserves, covered honestly in the sections ahead rather than glossed over. 在本页对照的五个走廊社区里，这是样本最小的一个 —— 这个事实决定了 +2.7% 这个数字该有多少分量，后面章节会老实说明，不会一笔带过。
The same filter, run across all five corridor estates同一个筛选条件，跑遍走廊五个社区
Double-storey terrace only, so the comparison is like-for-like rather than skewed by a different type mix in each estate. 只看双层排屋，所以这是同类型对同类型的比较，不会因为各社区屋型组合不同而失真。
| Estate社区 | 2T records双层排屋笔数 | Median price中位价 | Median psf中位每尺价 |
|---|---|---|---|
| Taman Bukit Tiram | 115 | RM495,000 | RM330 |
| Taman Puteri Wangsa | 183 | RM500,000 | RM376 |
| Taman Gaya | 38 | RM663,000 | RM349 |
| Bestari Indah 1 | 296 | RM679,000 | RM400 |
| Taman Pelangi Indah | 146 | RM795,500 | RM353 |
On this filter, Bukit Tiram is cheapest on both measures — ticket price and rate per square foot — of all five. Puteri Wangsa comes closest on ticket price but carries a meaningfully higher psf. This is the core evidence for the value-gap thesis on this page. 用这个筛选条件，Bukit Tiram 在两个指标（票价与每尺价）上都是五者中最低的。Puteri Wangsa 票价最接近，但每尺价明显更高。这是本页「价值落差」论点的核心证据。
What the record actually supports纪录实际能支持的数字
| Type屋型 | Records笔数 | Median price中位价 | Median psf中位每尺价 |
|---|---|---|---|
| All types全类型 | 201 | RM420,000 | RM341 |
| Double-storey terrace双层排屋 | 115 | RM495,000 | RM330 |
| Other landed types其他有地屋型 | Not published — sample too thin or figures did not reconcile. See section 08.暂不刊登 —— 样本太小或数字对不上，详见第 08 节。 | ||
Source: NAPIC subsale transaction data via list.my, read 7 September 2026. Figures are medians, not averages, and are not adjusted for renovation, extension or exact land size. 来源：NAPIC 转售交易数据，经由 list.my 读取，读取于 2026 年 9 月 7 日。数字为中位数而非平均数，未针对装修、加建或确切地皮面积做调整。
Four years up, one year down — shown, not smoothed四年涨、一年跌 —— 如实呈现，不做平滑处理
Yearly residential median psf, read from list.my’s Market Snapshot panel using year-only filters (type filters cannot be combined with year filters on this source, so this is the most granular breakdown available). 逐年住宅中位每尺价，取自 list.my 市场快照面板，使用仅年份筛选（该来源无法同时套用屋型与年份筛选，因此这是目前能取得的最细颗粒度）。
| Year年份 | Median psf中位每尺价 | Records笔数 | YoY年增 |
|---|---|---|---|
| 2021 | RM300 | 14 | — |
| 2022 | RM315 | 62 | +5.0% |
| 2023 | RM335 | 58 | +6.3% |
| 2024 | RM368 | 49 | +9.9% |
| 2025 | RM355 | 17 | −3.5% |
The climb from RM300 to RM368 psf between 2021 and 2024 is the real basis for the corridor-exception story. The 2025 pullback to RM355 is real too, and the sample thinned to 17 records that year — small enough that this page treats 2025 as an open question, not a reversal. 2021 到 2024 年从每尺 RM300 涨到 RM368，是「走廊例外」这个说法真正的依据。2025 年回落到 RM355 也是真的，而当年样本只剩 17 笔 —— 小到本页把 2025 年当成一个悬而未决的问题，而不是断言反转。
The straight answer: landed here is closed to you直说：这里的有地住宅，你买不了
Johor bars non-citizens from landed residential property below RM2 million. Bukit Tiram’s recorded medians run from RM420,000 all-types to RM495,000 for a double-storey terrace — nowhere near that line. We would rather say so 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。Bukit Tiram 的登记中位价从全类型 RM420,000 到双层排屋 RM495,000 —— 完全够不到这条线。与其等你看完房才说，我们宁可在第一屏就讲清楚。
Monthly repayment每月供款
Defaults set to the recorded double-storey terrace median of RM495,000 — the best-documented type here, and the cheapest of its kind in the corridor.预设值为双层排屋登记中位价 RM495,000 —— 这里资料最完整的屋型，也是走廊里同类中最便宜的。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM420,000, the all-type median. Malaysian first-time buyers at or below RM500,000 are exempt from transfer stamp duty in 2026 and 2027 — and nearly everything recorded here clears that bar.预设 RM420,000，即全类型中位价。马来西亚首购族在 RM500,000 或以下于 2026 与 2027 年免转让印花税 —— 而这里几乎所有登记成交都在这条线以下。
Johor’s minimum purchase price for a non-citizen is RM2 million on landed property. Every recorded median in this estate is far below that: RM420,000 all-types, RM495,000 double-storey terrace. The costs below are shown so you can compare against an address that does qualify. 柔佛对非公民的最低购买价为有地 RM200 万。本区每一项登记中位价都远低于此：全类型 RM420,000、双层排屋 RM495,000。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。
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。
Tell me the street, and whether you want the number or the home告诉我街段，也告诉我你要的是数字还是家
Corridor value-hunters and Ulu Tiram locals ask different questions. Tell me which one you are and the rest is quick.走廊里找价值的人和乌鲁地南本地人问的问题不一样。告诉我你是哪一种，其余的很快。
The exception is real. It is also small, thin and unproven past one year.这个例外是真的。但它也小、样本薄，而且才撑过一年，还没经过验证。
✓ Strengths优势
- The only rising psf line in a falling corridor. +2.7% in twelve months against negative or flat numbers at every neighbour compared on this page.整条走廊里唯一在涨的每尺价。十二个月 +2.7%，对照本页比较的每一个邻区都是负数或持平。
- Cheapest ticket and cheapest rate, corridor-wide, on a like-for-like filter. RM495,000 at RM330 psf on double-storey terrace — both the lowest of five estates compared.在同类型对照下，走廊里票价与单价都最低。双层排屋 RM495,000、每尺 RM330 —— 五个对照社区中两者都最低。
- Four consecutive years of psf growth, 2021 to 2024, RM300 to RM368 — a genuine multi-year climb, not a single-quarter blip.2021 至 2024 年连续四年每尺价上涨，RM300 到 RM368 —— 是真实的多年上涨，不是单一季度的波动。
- A school and a commercial anchor carrying the estate’s own name — SK Taman Bukit Tiram and a KFC signed for the address, both concrete signals this is a recognised, distinct estate.学校与商业锚点都以本区命名 —— SK Taman Bukit Tiram 与一间标示本地址的 KFC，都是本区被承认为独立社区的具体信号。
- Below the RM500,000 first-time-buyer stamp duty ceiling at both the all-type and residential median, a real saving on most of what trades here through 2027.全类型与住宅中位价都在 RM500,000 首购印花税豁免上限之下，2027 年前对这里多数成交都是实质省钱。
△ Things to weigh需要权衡的
- The smallest sample of the five estates compared. 201 transactions against 274 to 555 at its neighbours, and yearly counts of 14 to 62 mean a handful of unusual sales can move the annual figure noticeably. Treat every year-on-year percentage on this page as directional, not precise.五个对照社区里样本最小。201 笔，对照邻区的 274 至 555 笔；逐年笔数只有 14 至 62，几笔不寻常成交就能明显拉动年度数字。请把本页每一个年增百分比当成方向性参考，不是精确数字。
- 2025 broke the upward run. Median psf eased to RM355 from 2024’s RM368, a 3.5% pullback, on a thin 17-record year. Whether this is a pause or a turn is genuinely unresolved.2025 年打断了上升趋势。中位每尺价从 2024 年的 RM368 回落到 RM355，跌了 3.5%，而当年只有 17 笔纪录。这是暂歇还是转向，目前真的说不清楚。
- Today’s Mall, 2.0 km away, has stood abandoned since 2019 per Wikipedia. This page has not confirmed any reopening. Do not budget on it as a shopping option until you have seen it yourself.2.0 公里外的 Today’s Mall，据维基百科自 2019 年起已荒废。本页未确认它是否重开。在你亲自去看之前，请不要把它算进购物选项的预算里。
- 42 minutes to JB CIQ under real traffic, and this runs entirely on Jalan Kota Tinggi, a trunk route that congests at peak hours. If anyone in the household crosses the border daily, drive the actual route at the actual hour before you commit.实际路况下到新山关卡要 42 分钟，整段路都走 Jalan Kota Tinggi，这条主干道在尖峰时段会堵。如果家里有人每天要过关，请在下决定前，在真正的时段开一趟真正的路线。
- No construction year, developer, or launch date is published on this page, because no reliable public source for any of them was found. Budget separately for a proper inspection until an agent confirms otherwise. Also no international school was confirmed within this estate’s immediate vicinity — families needing one should check Setia Tropika or the wider Tebrau corridor instead.本页未刊登建成年份、发展商或推出日期，因为找不到可靠的公开来源。在代理确认之前，请另外为专业验屋编列预算。同时，本区周边未确认有国际学校 —— 有此需求的家庭请改查 Setia Tropika 或更大范围的 Tebrau 走廊。
Taman Bukit Tiram FAQTaman Bukit Tiram 常见问题
How much does a house in Taman Bukit Tiram cost?Taman Bukit Tiram 的房子多少钱？
Registered subsale records show 201 transactions in Taman Bukit Tiram between 2021 and 2026 at an all-type median of RM420,000. Filtered to residential only, 195 records at the same median, RM420,000. By type: the double-storey terrace, 115 records, median RM495,000 at RM330 per square foot; the single-storey terrace, 31 records, median RM420,000 at RM270 per square foot; the low-cost house, 49 records, median RM275,000 at RM362 per square foot. Taman Bukit Tiram 的登记二手成交纪录显示，2021 至 2026 年共 201 笔，全类型中位价 RM420,000。只看住宅是 195 笔，中位价同为 RM420,000。分屋型：双层排屋 115 笔，中位 RM495,000、每尺 RM330；单层排屋 31 笔，中位 RM420,000、每尺 RM270；廉价屋 49 笔，中位 RM275,000、每尺 RM362。
Why is Taman Bukit Tiram still rising while its Ulu Tiram neighbours are falling?为什么 Ulu Tiram 其他社区在跌，Taman Bukit Tiram 却还在涨？
Taman Bukit Tiram recorded a trailing twelve-month psf move of plus 2.7 percent, the only positive figure among the five most-discussed Ulu Tiram estates: Taman Puteri Wangsa plus 0.9 percent, Taman Pelangi Indah minus 2.1 percent, Taman Gaya minus 6.8 percent and Taman Bestari Indah 1 minus 17.0 percent. The residential median psf also climbed in four straight years, from RM300 in 2021 to a peak of RM368 in 2024, before easing to RM355 in 2025. On the double-storey terrace filter specifically, Bukit Tiram has both the lowest ticket, RM495,000, and the lowest rate, RM330 per square foot, of all five estates – a genuine value gap rather than a small-sample illusion, though the 2025 dip means the climb cannot yet be called guaranteed. Taman Bukit Tiram 过去十二个月的每尺变动是 +2.7%，是五个最常被讨论的 Ulu Tiram 社区里唯一正数的：Taman Puteri Wangsa +0.9%、Taman Pelangi Indah −2.1%、Taman Gaya −6.8%、Taman Bestari Indah 1 −17.0%。住宅中位每尺价也连续四年上升，从 2021 年的 RM300 涨到 2024 年高点 RM368，2025 年回落至 RM355。用双层排屋筛选来看，Bukit Tiram 同时是五个社区里票价最低（RM495,000）与单价最低（每尺 RM330）的一个——这是真实的价值落差，不只是小样本的错觉，但 2025 年的回落也说明这波上涨还不能说是稳赢。
Where is Taman Bukit Tiram and how far is it from the Johor Bahru checkpoint?Taman Bukit Tiram 在哪里？距离新山关卡多远？
Taman Bukit Tiram sits in Ulu Tiram, postcode 81800, in the mukim of Tebrau on the north-eastern edge of Johor Bahru, reached off Jalan Kota Tinggi. Routed over Google Maps driving directions from the estate on 7 September 2026, the Bangunan Sultan Iskandar checkpoint is about 20.8 km and 42 minutes, and RTS Bukit Chagar about 23.5 km and 41 minutes, both under normal traffic conditions rather than an empty-road model. The Second Link checkpoint is roughly 50 to 60 km away depending on route, close to an hour or more. Taman Bukit Tiram 位于乌鲁地南（Ulu Tiram），邮区 81800，属 Tebrau mukim，在新山东北缘，由 Jalan Kota Tinggi 进出。以 2026 年 9 月 7 日的 Google 地图实际路况驾车路线计算，到 Bangunan Sultan Iskandar 关卡约 20.8 公里、42 分钟，到 RTS Bukit Chagar 约 23.5 公里、41 分钟，两者都是有车流的正常路况，不是空路模型。二关约在 50 至 60 公里外，视路线而定，车程接近一小时或更久。
What roads and landmarks are inside or right next to Taman Bukit Tiram?Taman Bukit Tiram 里面与附近有哪些道路与地标？
Google Maps resolves Jalan Pulai, Jalan Ledang and Jalan Resam to real addresses inside the estate boundary, postcode 81800 Ulu Tiram. A KFC signed for Taman Bukit Tiram (Ulu Tiram) sits on the main road, and a mosque, Masjid Jamek Al-Makmur, sits inside the residential grid. SMK Ulu Tiram is about 1.4 km away via Jalan Resam, and the Ulu Tiram government health clinic is about 1.8 to 2.9 km away depending on route. Google 地图能把 Jalan Pulai、Jalan Ledang 与 Jalan Resam 解析为社区范围内（邮区 81800 乌鲁地南）的真实地址。主路上有一间标示为 Taman Bukit Tiram（Ulu Tiram）的 KFC，住宅棋盘内有一座清真寺 Masjid Jamek Al-Makmur。SMK Ulu Tiram 经 Jalan Resam 约 1.4 公里，乌鲁地南政府健康诊所视路线约 1.8 至 2.9 公里。
Is there a school named after Taman Bukit Tiram?有没有以 Taman Bukit Tiram 命名的学校？
Yes. The Wikipedia entry for Ulu Tiram lists SK Taman Bukit Tiram among the national primary schools of the town, alongside SK Desa Cemerlang, SK Taman Pelangi Indah, SK Taman Puteri Wangsa and SK Ulu Tiram. That is a national primary school carrying this exact estate name. Secondary-age children in the area are within reach of SMK Ulu Tiram, about 1.4 km away. Confirm current enrolment and allocation for the specific address before you buy, because allocation follows the house and not the estate name. 有的。维基百科的乌鲁地南（Ulu Tiram）条目在该镇的国民小学名单中列出 SK Taman Bukit Tiram，与 SK Desa Cemerlang、SK Taman Pelangi Indah、SK Taman Puteri Wangsa、SK Ulu Tiram 并列。也就是说，确实有一所以本区命名的国民小学。中学阶段则可就读约 1.4 公里外的 SMK Ulu Tiram。买之前请就该门牌确认目前的学额与分配情况，因为分配跟着房子走，不是跟着社区的名字走。
Is Today’s Mall near Taman Bukit Tiram still open?Taman Bukit Tiram 附近的 Today’s Mall 还在营业吗？
The nearest mall, Today’s Mall, is about 2.0 km away, a 3-minute drive. According to the Wikipedia entry for Ulu Tiram, Today’s Mall – three storeys, roughly 10 acres, 250 shop lots, once home to the first 3D cinema in Johor Bahru and an indoor water theme park – has lain abandoned since 2019 due to low population in the area. This page states that fact plainly rather than around it; verify its current status yourself before relying on it for retail. 最近的商场 Today’s Mall 距离约 2.0 公里，车程 3 分钟。根据维基百科乌鲁地南条目，Today’s Mall——三层楼、约 10 英亩、250 个店铺，曾拥有新山第一间 3D 影院与室内水上乐园——自 2019 年起因当地人口不足而处于荒废状态。本页直接讲明这一点，而不是绕过去；在依赖它作为零售配套之前，请自行确认其目前状态。
Can a foreigner or a Singaporean buy in Taman Bukit Tiram?外国人或新加坡人可以在 Taman Bukit Tiram 买房吗？
In practice, no. Johor sets a minimum purchase price of RM2 million on landed residential property for non-citizens and RM1 million on strata. The highest recorded type median in this estate is the double-storey shop at RM500,000 and the residential median is RM420,000, so nothing here comes close to either threshold. This estate is open to Malaysian citizens and permanent residents, including the large group of Malaysians who earn Singapore dollars and buy at home. 实际上不行。柔佛对非公民设有有地住宅 RM200 万、分层产权 RM100 万的最低价门槛。本区登记中位价最高的类别是双层店屋的 RM500,000，住宅中位价则是 RM420,000，两个门槛都差得很远。这个社区面向的是马来西亚公民与永久居民，包括人数众多的「赚新币、在家乡买房」那一群。
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. First-time buyers at or below RM500,000 are exempt from MOT stamp duty for purchases made in 2026 and 2027, which applies to most of what trades in this estate. 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。RM50 万或以下的首购族，在 2026 与 2027 年购买可豁免转让印花税——这适用于本区多数成交。
How thin is the sample behind Taman Bukit Tiram’s numbers?Taman Bukit Tiram 的数字，样本有多薄？
Thin by year. The 201 all-type transactions from 2021 to 2026 split 14, 62, 58, 49, 17 and 1 by year, so 2021 and 2025 in particular rest on small counts and can swing on a handful of sales. Across the whole window the estate is also the smallest of the five Ulu Tiram addresses compared on this page by transaction count – 201 against 274 to 555 for its neighbours – so its trend line deserves a wider error bar than a thicker market would need. 逐年来看相当薄。2021 至 2026 年共 201 笔全类型成交，按年拆分是 14、62、58、49、17、1 笔，2021 与 2025 年尤其笔数少，几笔成交就能拉动数字。放在整个区间看，这个社区也是本页对照的五个乌鲁地南门牌里成交量最少的——201 笔，对比邻区的 274 至 555 笔——所以它的趋势线该留的误差空间，比一个更厚的市场需要的更宽。
The Ulu Tiram corridor, on the same NAPIC data乌鲁地南走廊，同一份 NAPIC 数据下的对照
Every figure below comes from the same source and the same window. This is the corridor’s summary table — four estates within a few kilometres of each other, and this page’s whole reason for existing: to show honestly that one of them is not like the other four. 下方每一个数字都来自同一个来源、同一个期间。这是整条走廊的总结表 —— 四个彼此相距几公里的社区，也是本页存在的理由：老实呈现其中一个和另外四个不一样。
| 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 Bukit Tiram | 201 | RM420,000 | RM341 | +2.7% | The only estate still climbing唯一还在涨的社区 |
| Taman Puteri Wangsa | 555 | RM450,000 | RM299 | +0.9% | Flat, but the corridor’s deepest market走势平，但走廊里量最大 |
| Taman Pelangi Indah | 411 | RM666,000 | RM292 | −2.1% | Pricier ticket, softening rate票价更高，单价在走软 |
| Taman Gaya | — | — | — | −6.8% | Small estate, clear pullback小社区，明显回落 |
| Taman Bestari Indah 1 | — | — | — | −17.0% | The corridor’s steepest fall走廊里跌得最重的 |
Tell me the street. I will send you what actually sold.告诉我街段。我把实际成交发给你。
Bukit Tiram has 201 records behind it and a genuinely different story from its four Ulu Tiram neighbours. Send me the road and the type and I will come back with recent sales, a realistic view of the 2025 pullback, and how it compares with whichever corridor address you are also considering. Bukit Tiram 背后有 201 笔纪录，而且故事真的和它另外四个乌鲁地南邻区不一样。把路段与户型发给我，我会回你近期成交、对 2025 年回落的务实看法，以及它和你也在考虑的其他走廊门牌相比如何。