Fifty-nine records.
Twenty-nine of them are shops.
五十九笔纪录，
二十九笔是店铺。
List.my’s headline number for this location is a median of RM145,000 at RM203 psf across 59 registered subsale transactions from 2021 to 2026. That number describes almost nothing here well. Split the record apart and 29 of the 59 (49%) are commercial – Shop/Retail Lot, Three-Storey Shop, Four-Storey Shop – not homes at all. Of the 30 residential records, 16 are Flat units at a median of RM120,000, while the other 14 are genuinely landed: single-storey terraces and double-storey semi-detached houses on Jalan Mersawa, trading at RM380,000 to RM1,580,000. This page pulls those seven products apart so you can see which one the RM145,000 headline is actually talking about – it is not the house. List.my 给这个地点的标题数字是 混合中位价 RM145,000、每尺 RM203，来自 2021 至 2026 年 59 笔登记二手成交。这个数字对这里几乎每一种产品都不太准确。把纪录拆开看，59 笔里有 29 笔（49%）是商业用途 —— Shop/Retail Lot 店铺、三层店屋、四层店屋 —— 根本不是住家。剩下 30 笔住宅纪录里，16 笔是 Flat，中位价 RM120,000；另外 14 笔才是真正的有地住宅 —— Jalan Mersawa 的单层排屋与双层半独立式，成交价落在 RM380,000 至 RM1,580,000。这一页把这七种产品拆开给你看，让你知道 RM145,000 这个标题数字，到底在说哪一种 —— 反正不是房子。
© Encik Tekateki · CC BY 4.0 · Wikimedia CommonsTaman Cahaya Kota Puteri in 30 seconds30 秒看懂 Taman Cahaya Kota Puteri
- What it is: a small mixed-use pocket in Masai, postcode 81750, built around Jalan Mersawa, Jalan Dedaru, Jalan Kota and Jalan Kempas. NAPIC records it under Mukim Plentong. List.my’s own reference address for this location card – “8, Jalan Kota 1/4, Taman Megah Ria” – actually sits inside neighbouring Taman Megah Ria, which tells you how small and blended this pocket really is. 它是什么：位于 Masai 的一个很小的混合用途口袋区域，邮区 81750，建在 Jalan Mersawa、Jalan Dedaru、Jalan Kota 与 Jalan Kempas 一带。NAPIC 把它归在 Mukim Plentong 之下。List.my 自己给这张地点卡的参考地址 ——「8, Jalan Kota 1/4, Taman Megah Ria」—— 其实落在邻区 Taman Megah Ria 里面，这说明这个口袋区域有多小、多混合。
- What it costs: 59 registered transactions from 2021 to 2026, blended median RM145,000 at RM203 psf. Split by type: Flat (16 records) median RM120,000; Shop/Retail Lot (22 records) median RM137,500; Single Storey Terrace (6 records) median RM489,000; 3-Storey Shop (6 records) median RM1,275,000; Double Storey Semi-Detached (7 records) median RM1,130,000. 多少钱：2021 至 2026 年 59 笔登记成交，混合中位价 RM145,000、每尺 RM203。分类型：Flat（16 笔）中位 RM120,000；Shop/Retail Lot 店铺（22 笔）中位 RM137,500；单层排屋（6 笔）中位 RM489,000；三层店屋（6 笔）中位 RM1,275,000；双层半独立式（7 笔）中位 RM1,130,000。
- The detail that decides everything else: 29 of the 59 records (49%) are commercial, not residential. Whether you are pricing a home or a shop, do not read the blended RM145,000 median as your number – go straight to the row for your actual product further down this page. 决定其余一切的细节：59 笔纪录里有 29 笔（49%）是商业用途，不是住宅。不论你在估的是住家还是店铺，都不要把混合中位价 RM145,000 当成你的数字 —— 请直接跳到本页稍后你实际要的那一类产品的那一行。
- Its next-door namesake: Bandar Baru Kota Putri, covered elsewhere on this site, has its own reference point about 1 km away and shares the Kota Puteri place name and nearby schools. It is a separate List.my record with 160 transactions, its own RM265,000 median and its own RM220,000 landed floor on Jalan Bayan – a different, cheaper landed product than the RM380,000 floor here on Jalan Mersawa. 隔壁的同名地方：本站另收录的 Bandar Baru Kota Putri，自己的参考坐标距离这里约 1 公里，与这里共用 Kota Puteri 这个地名与附近学校。它是分开登记的 List.my 纪录，有 160 笔成交、自家的 RM265,000 中位价，以及 Jalan Bayan 自家的 RM220,000 有地地板价 —— 跟这里 Jalan Mersawa 的 RM380,000 地板价是不同、更便宜的有地产品。
- The honest catch: volume is thin everywhere. No single property type here has more than 22 records, and three of the six years on file have fewer than 10 total transactions. Every number on this page is real and sourced, but none of them describe a deep market. 诚实提醒：不论哪一种产品，量都很薄。这里没有任何一种屋型的纪录超过 22 笔，六年里有三年的总成交笔数不到 10 笔。本页每一个数字都真实、有来源，但没有一个描述的是一个厚的市场。
Wikimedia has no photographs of this pocket itselfWikimedia 上没有这个口袋区域本身的照片
Taman Cahaya Kota Puteri is too small for Wikimedia’s volunteer photographers to have shot directly. What is available covers the wider Masai / Plentong / Permas Jaya corridor it sits in. Every caption below states the real relationship to this location – a straight-line distance where it could be verified, or a plain “elsewhere in the same mukim” where it could not. The Street View panels further down are the only images of the pocket itself on this page. Taman Cahaya Kota Puteri 太小，义务摄影师没有专门拍过它。以下照片拍到的是它所在的更大范围 —— Masai／Plentong／Permas Jaya 一带。每一张图说都诚实标明与这个地点的实际关系 —— 能核实的写直线距离，查不到的就写「同一个 mukim 里的其他地方」。下方的街景才是这一页里唯一真正拍到这个口袋区域本身的画面。
Four buyers, and none of them are shopping for the same thing四种买家，而且没有一种是在买同一样东西
Because the record splits so unevenly between shop lots, flats and genuinely landed houses, the people who transact here are more different from each other than in almost any other location on this site.因为这里的纪录在店铺、组屋与真正的有地住宅之间分得如此不均，这里成交的买家彼此之间的差异，比本站几乎任何其他地点都更大。
The shop-lot investor店铺投资者
Buying yield, not a home. The Shop/Retail Lot median of RM137,500 and the Three-Storey Shop median of RM1,275,000 on Jalan Kota 1, 1/1 and 1/3 are both commercial plays, priced for rental income from the ground-floor trade this small pocket generates.买的是租金，不是住家。Jalan Kota 1、1/1 与 1/3 的店铺（Shop/Retail Lot）中位价 RM137,500，与三层店屋中位价 RM1,275,000，都是商业操作，看的是这个小口袋区域底层商业能带来的租金收益。
The flat-block first-timer组屋首购族
The 16 recorded Flat sales, median RM120,000, are the cheapest way into ownership in this location by a wide margin. This buyer is not cross-shopping the semi-detached houses two streets over – a different budget entirely.16 笔 Flat 成交纪录，中位价 RM120,000，是这里迄今最便宜的置产方式，差距很大。这类买家根本不会去比较两条街外的半独立式洋房 —— 完全是不同的预算。
The Jalan Mersawa upgraderJalan Mersawa 升级买家
Wants a real house on its own land, and found it on Jalan Mersawa – a single-storey terrace from RM380,000, or a double-storey semi-detached house up to RM1,580,000 recorded as recently as January 2026. This buyer never looks at the RM145,000 headline at all.要的是脚下有地的真正房子，而且在 Jalan Mersawa 找到了 —— 单层排屋从 RM380,000 起，双层半独立式最高纪录到 RM1,580,000（2026 年 1 月成交）。这类买家根本不会看 RM145,000 这个标题数字。
The confused search visitor搜寻时被搞混的访客
Searched “Taman Cahaya Kota Puteri house price,” got a RM145,000 median, and is about to make a decision on a number that describes a shop lot or a flat, not the house they pictured. This page exists mainly for this person.搜寻「Taman Cahaya Kota Puteri 房价」，看到 RM145,000 的中位价，差点就用这个描述店铺或组屋的数字，去判断他脑中想的那栋房子。这一页主要就是为这种人做的。
A weekday that runs on two different clocks一个平日里，跑着两种不同的时钟
A shop-lot strip and a row of houses on the same few streets do not keep the same hours. That mismatch is part of what this location actually feels like day to day.同一几条街上的店铺排与住宅排，作息并不一样。这种错位正是这个地点日常生活的一部分。
Roller shutters go up along Jalan Kota’s shop row. Households on Jalan Mersawa and Jalan Dedaru are already on their way out for work in the opposite rhythm.Jalan Kota 店铺排的铁闸陆续拉起。Jalan Mersawa 与 Jalan Dedaru 的住户则已经反方向出门上班。
Flat-block residents on the smaller streets head out on foot or by motorbike – shorter trips, closer budgets, no highway on-ramp to chase.组屋座号的住户多半步行或骑摩托出门 —— 距离短、预算也紧，不需要特地去追高速公路匝道。
Lunch trade at the ground-floor shop lots is the busiest hour of the day for the commercial half of this location’s economy.底层店铺的午餐生意，是这个地点商业那一半一天中最忙的时段。
Shops on Jalan Kota start closing while Jalan Mersawa’s households are only just arriving home – the two halves of this pocket rarely share the same street at the same hour.Jalan Kota 的店铺开始打烊，Jalan Mersawa 的住户却才刚到家 —— 这个口袋区域的两半，很少在同一时间出现在同一条街上。
Evenings are quiet on the residential streets. There is no dedicated food street here – dinner options mean driving toward Permas Jaya or Taman Rinting.住宅街道晚上很安静。这里没有专属的美食街 —— 晚餐多半要开车往 Permas Jaya 或 Taman Rinting 方向找。
The shop row is fully shuttered. Only the residential streets are still lit – a small, quiet, mixed-use pocket rather than a self-contained township.店铺排全部拉下铁闸。只剩住宅街道还亮着灯 —— 一个小而安静的混合用途口袋区域，而不是一个自给自足的市镇。
Masai, Mukim Plentong – about 1 km from its own namesakeMasai，Mukim Plentong —— 距同名地方约 1 公里
Taman Cahaya Kota Puteri sits in Masai, postcode 81750, built around Jalan Mersawa, Jalan Dedaru, Jalan Kota and Jalan Kempas. NAPIC records it under Mukim Plentong – the same mukim as Bandar Baru Permas Jaya, Taman Kota Masai and Bandar Baru Kota Putri, all part of the wider Masai/Plentong corridor between Johor Bahru city and Pasir Gudang. Taman Cahaya Kota Puteri 位于 Masai，邮区 81750，建在 Jalan Mersawa、Jalan Dedaru、Jalan Kota 与 Jalan Kempas 一带。NAPIC 把它归在 Mukim Plentong 之下 —— 与 Bandar Baru Permas Jaya、Taman Kota Masai、Bandar Baru Kota Putri 同一个 mukim，都属于新山市区与巴西古当之间更大的 Masai／Plentong 走廊。
Do not confuse this with Bandar Baru Kota Putri, covered elsewhere on this site. The two share the Kota Puteri place name and sit roughly 1 km apart by their published reference points, but they are recorded as separate List.my locations with different product mixes – see the FAQ further down for the direct comparison.请不要把这里跟本站另收录的 Bandar Baru Kota Putri 搞混。两者共用 Kota Puteri 这个地名，依各自公布的参考坐标点，相距约 1 公里，但在 List.my 上是分开登记的两个地点，产品组合也不同 —— 详细对照请见本页稍后的 FAQ。
| Landmark地标 | Straight-line distance直线距离 |
|---|---|
| Kota Puteri Industrial Area (Taman Rinting) | ≈0.9 km |
| Bandar Baru Kota Putri (reference point) | ≈1.0 km |
| AEON Mall / Permas Jaya town centre | ≈2.8 km |
| U Sentral Masai | ≈5.2 km |
Shared schools with its next-door namesake, no hospital of its own与隔壁同名地方共用学校，自己没有医院
Small pocket, small radius, and much of what serves it also serves the neighbouring Kota Puteri cluster covered elsewhere on this site.口袋区域小，活动半径也小，服务这里的多数设施，也同时服务着本站另收录的邻区 Kota Puteri 一带。
Roads道路
The pocket is served internally by Jalan Mersawa, Jalan Dedaru, Jalan Kota, Jalan Kempas and Jalan Jelatang, all verified against OpenStreetMap. These are local roads, not a direct highway on-ramp address – a specific named highway exit or interchange serving this exact location could not be verified this session and is not claimed here.口袋区域内部由 Jalan Mersawa、Jalan Dedaru、Jalan Kota、Jalan Kempas 与 Jalan Jelatang 服务，均已对照 OpenStreetMap 核实。这些是内部道路，不是直接贴着高速匝道的门牌 —— 这次没能核实出专属这个地点的具名高速公路出入口或交流道，因此本页不做这个宣称。
Schools学校
SK Seri Kota Puteri (national primary) is about 1.2 km away, SMK Kota Puteri about 1.7 km, and SMK Sri Kota Puteri about 1.75 km – all found under the wider Kota Puteri place name in Taman Megah Ria. These schools are not exclusive to this pocket – they also serve Bandar Baru Kota Putri, covered elsewhere on this site, which sits about the same distance away in the opposite direction.SK Seri Kota Puteri（国民小学）约 1.2 公里，SMK Kota Puteri 约 1.7 公里，SMK Sri Kota Puteri 约 1.75 公里 —— 全都登记在 Taman Megah Ria 更大的 Kota Puteri 地名之下。这些学校并非这个口袋区域独享 —— 它们同时也服务本站另收录、约在反方向相近距离的 Bandar Baru Kota Putri。
Medical & retail医疗与零售
Retail is anchored by AEON Mall Permas Jaya, about 2.8 km away. No government or private hospital could be verified within a reasonable radius of this exact pocket this session – the nearest hospitals serving the wider Plentong mukim are covered on this site’s Bandar Seri Alam and Bandar Baru Seri Alam pages. Treat this as an honest gap rather than a guessed distance.零售以 AEON Mall Permas Jaya 为主，约 2.8 公里。这次没能核实出这个口袋区域合理半径内有政府或私立医院 —— 服务更大范围 Plentong mukim 的医院，请见本站 Bandar Seri Alam 与 Bandar Baru Seri Alam 两页。这是一个诚实的缺口，不是用猜的距离硬填上去。
Six things the RM145,000 headline hides that actually work in a buyer’s favourRM145,000 这个标题数字盖住的六件事，其实对买家有利
A blended median this confusing is not automatically bad news. Once you know which of the seven products you are looking at, several of them are genuinely useful. 混合中位价这么容易让人误会，不代表这个地方就没有优点。一旦你搞清楚自己看的是七种产品里的哪一种，其中好几种其实相当实用。
Real, appreciating landed stock – unlike some low-median pages on this site真实、会涨的有地住宅 —— 不像本站有些低中位价的页面
Unlike Taman Cempaka (zero landed records at all), this location’s double-storey semi-detached houses on Jalan Mersawa show a real recorded climb: RM980,000 in November 2021 to RM1,580,000 in January 2026 for a larger 4,392 sqft unit. That is genuine capital movement on a genuine landed product. 跟本站的 Taman Cempaka（完全没有有地纪录）不同，这里 Jalan Mersawa 的双层半独立式，登记价确实在往上走：2021 年 11 月 RM980,000，2026 年 1 月一间较大的 4,392 尺单位涨到 RM1,580,000。这是真实产品上的真实资本增长。
A shop lot and a home can share one trip一间店铺与一个家，可以共用同一趟路
For a buyer who wants both an income property and somewhere to live, this pocket lets you buy a Shop/Retail Lot (median RM137,500) on Jalan Kota and a Flat (median RM120,000) a short walk away, without leaving the same location card. 对想要同时拥有收租物业与自住居所的买家来说，这个口袋区域让你能在 Jalan Kota 买一间店铺（中位价 RM137,500），再走几步买一间 Flat（中位价 RM120,000）自住，不必离开同一张地点卡。
Near-automatic first-time-buyer stamp duty exemption on the cheaper half较便宜的一半，几乎自动符合首购族印花税全免
Every Flat and Shop/Retail Lot record here sits far under the RM500,000 first-time-buyer MOT exemption threshold for 2026-2027. For a buyer choosing between the two cheaper products, the tax bill is close to zero either way. 这里的每一笔 Flat 与 Shop/Retail Lot 纪录，都远低于 2026-2027 年首购族 RM500,000 印花税全免门槛。对在两种较便宜产品之间选择的买家来说，不论选哪一种，税单都接近零。
Established schools without the density of the bigger estate next door有成熟学校可用，却没有隔壁大型市镇的密集感
SK Seri Kota Puteri (about 1.2 km), SMK Kota Puteri and SMK Sri Kota Puteri (about 1.7-1.75 km) are established schools shared with the much larger Bandar Baru Kota Putri, but this pocket’s own residential streets are far smaller and quieter than that estate’s 160-transaction footprint. SK Seri Kota Puteri（约 1.2 公里）、SMK Kota Puteri 与 SMK Sri Kota Puteri（约 1.7 至 1.75 公里）都是成熟学校，与规模大得多的 Bandar Baru Kota Putri 共用，但这个口袋区域自己的住宅街道，比那个有 160 笔成交纪录的市镇要小得多、安静得多。
A genuinely cheaper commercial entry than the mukim’s bigger commercial nodes比 mukim 内更大的商业节点便宜的商业入场价
A RM137,500 Shop/Retail Lot median is a low bar for commercial exposure in this mukim compared with the established commercial nodes at Bandar Baru Permas Jaya and Bandar Seri Alam, both far larger and pricier trading areas in the same Plentong comparison set used later on this page. 对照本页稍后 Plentong 对照组里规模大得多、价格也高得多的商业节点 —— Bandar Baru Permas Jaya 与 Bandar Seri Alam，RM137,500 的店铺中位价，是这个 mukim 里相当低的商业入场门槛。
Knowing the mix in advance saves a wasted viewing trip事先知道这个组合，能省下一趟白跑的看房
Listed as an edge, not a flaw: knowing in advance that “Taman Cahaya Kota Puteri” covers seven very different products – rather than discovering it after driving out to view the wrong one – saves a genuine trip. This page exists specifically so that does not happen to you. 这被列为一项优势，而不是缺点：事先知道「Taman Cahaya Kota Puteri」底下其实是七种完全不同的产品 —— 而不是开车去看了错的那一间才发现 —— 能省下一趟真实的时间。做这一页，就是为了不让这件事发生在你身上。
Five verified streets, two very different frontages五条已验证街道，两种截然不同的临街面貌
The road grid below is confirmed against OpenStreetMap and Google Street View metadata, checked against control coordinates over open water and rainforest that correctly returned no imagery before any of these five were embedded. 下方路网已对照 OpenStreetMap 与 Google 街景 metadata 核实；在嵌入这五个坐标之前，先对海面与雨林坐标跑过对照组，两者都正确回传「无影像」。
From a RM70,000 flat to a RM1.58 million semi-detached house从 RM70,000 的组屋，到 RM1.58 million 的半独立式
NAPIC’s 59 registered records split into seven distinct property types. Five have enough records to read; two (Four-Storey Shop and Serviced Apartment) have exactly one record each and are noted rather than analysed. NAPIC 的 59 笔登记纪录，拆成七种截然不同的产品类型。其中五种笔数足够解读；另外两种（四层店屋与服务式公寓）各只有一笔纪录，本页仅作说明，不做分析。
FlatFlat
Shop / Retail LotShop / Retail Lot 店铺
Single Storey Terrace单层排屋
Double Storey Semi-D双层半独立式
3-Storey Shop三层店屋
4-Storey Shop & Serviced Apt四层店屋与服务式公寓
Low volume everywhere, and a RM1.5 million spread between cheapest and dearest哪一种产品量都不大，最便宜与最贵之间差了 RM150 万
2024 was the busiest year by far2024 年是迄今最活跃的一年
RM70,000 to RM1,580,000 – across seven products, one addressRM70,000 至 RM1,580,000 —— 七种产品，同一个地址
The blended median (RM145,000) sits closest to the cheap end – Flat and Shop/Retail Lot – not because those are typical of the whole location, but because they are the most numerous record types (38 of 59, 64%). 混合中位价（RM145,000）之所以贴近便宜的那一端 —— Flat 与店铺 —— 不是因为它们能代表整个地点，而是因为这两种类型的笔数最多（59 笔里的 38 笔，64%）。
What each of the seven types actually transacted at七种类型，每一种实际成交在多少
Registered subsale transactions, 2021 to 2026, from NAPIC records published by List.my: 59 records, blended median RM145,000 at RM203 psf. Thirty records are residential; twenty-nine are commercial. 2021 至 2026 年登记二手成交，来源为 List.my 公布的 NAPIC 纪录：59 笔，混合中位价 RM145,000、每尺 RM203。其中 30 笔是住宅，29 笔是商业。
| Type类型 | Category类别 | Records笔数 | Recorded median登记中位价 | Recorded range登记区间 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|---|
| All types, blended全类型混合 | Mixed混合 | 59 | RM145,000 RM203 psf · −4.2% 12m | RM70,000 – 1,580,000 | Depends on type视类型而定 |
| FlatFlat | Residential住宅 | 16 | RM120,000 RM176 psf | RM70,000 – 150,000 | No不行 |
| Shop / Retail Lot店铺 | Commercial商业 | 22 | RM137,500 RM199 psf | RM100,000 – 380,000 | No不行 |
| Single Storey Terrace单层排屋 | Residential, landed住宅，有地 | 6 | RM489,000 RM245 psf | RM380,000 – 650,000 | No不行 |
| 3-Storey Shop三层店屋 | Commercial商业 | 6 | RM1,275,000 RM255 psf | RM1,000,000 – 1,520,000 | Yes可以 |
| Double Storey Semi-D双层半独立式 | Residential, landed住宅，有地 | 7 | RM1,130,000 RM350 psf | RM980,000 – 1,580,000 | No不行 |
| 4-Storey Shop四层店屋 | Commercial商业 | 1 | Ask请询问 | — | — |
| Serviced Apt服务式公寓 | Residential, strata住宅，分层 | 1 | RM675,000 | RM531 psf, single record | No不行 |
Three usable years – and why even those swing hard三个可用年份 —— 以及为什么就连它们也大幅摆动
Source: registered subsale records from NAPIC (JPPH), published by List.my. This page only plots a year if it has at least 10 total recorded transactions (all types combined) – 2021 (7), 2025 (3) and 2026 (4) fall short. The line below charts the residential median psf for each qualifying year; the transaction count under each point is the total (residential plus commercial) recorded that year, per this page’s sourcing method.来源：NAPIC（JPPH）登记二手成交纪录，由 List.my 公布。本页只画出该年度总登记成交（住宅加商业）至少 10 笔的年份 —— 2021 年（7 笔）、2025 年（3 笔）与 2026 年（4 笔）都不足。下方折线画的是每个达标年份的住宅中位每尺价；每个点下方的笔数,依本页的取数方法，是当年全部类型（住宅加商业）的登记笔数。
Why the residential line jumps around so much为什么这条住宅线摆动得这么厉害
The “residential” bucket behind this line mixes RM120,000 flats with RM489,000 terraces and RM1,130,000 semi-detached houses. Whichever of those three happens to transact more heavily in a given year pulls the year’s residential median psf sharply toward it – this is not a like-for-like appreciation curve for a single product, and should not be read as one. 这条线背后的「住宅」类别，把 RM120,000 的组屋、RM489,000 的排屋与 RM1,130,000 的半独立式全部混在一起。哪一种产品在某一年成交得比较多，那一年的住宅中位每尺价就会明显被拉往那个方向 —— 这不是单一产品的同类比较涨幅曲线，也不应该这样解读。
PRICE_INDEX 阵列加一行，格式 {q:"2026 Q3", median:280, n:12}（median 填每尺价，n 填当季总笔数）。💡 加
?draft=1 到网址后面，就能看到本页所有黄色待办备注；一般访客看不到。One product clears the bar. The landed stock gets closer than most, but still doesn’t.有一种产品跨过门槛。有地住宅比多数区域更接近，但还是没跨过。
Johor requires non-citizens to pay at least RM2 million for landed property and RM1 million for strata or commercial property. Of this location’s seven recorded types, only the 3-Storey Shop (RM1,000,000–RM1,520,000) clears its threshold. The highest recorded semi-detached house here, RM1,580,000, reaches 79% of the landed floor – closer than the terrace stock, but still short. 柔佛规定非公民购买有地住宅最低 RM200 万、分层或商业产权最低 RM100 万。这个地点登记的七种类型里，只有 三层店屋（RM1,000,000–RM1,520,000）跨过了自己的门槛。这里登记的最高一笔半独立式，RM1,580,000，达到有地门槛的 79% —— 比排屋更接近，但仍然不够。
Monthly repayment每月供款
Defaults set to the recorded Flat median of RM120,000 – the cheapest of the seven products, and one of the two deepest by transaction count. Change the price to model any of the other six types.预设值为 Flat 的登记中位价 RM120,000 —— 七种产品里最便宜的一种，也是成交笔数最厚的两种之一。把价格改掉，就能套用其他六种产品。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM120,000, the recorded Flat median. This and the Shop/Retail Lot median both sit far under the RM500,000 first-time-buyer MOT exemption threshold for 2026-2027.预设 RM120,000，即 Flat 登记中位价。这个数字与店铺中位价一样，都远低于 2026-2027 年首购族 RM500,000 印花税全免门槛。
Johor’s minimum purchase price for a non-citizen is RM1 million on strata/commercial property and RM2 million on landed property. Only this location’s 3-Storey Shop (RM1,000,000–RM1,520,000) clears its own floor; every other recorded type here, including the RM1,580,000 semi-detached house, does not. 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，分层／商业为 RM100 万、有地为 RM200 万。这个地点只有三层店屋（RM1,000,000–RM1,520,000）跨过自己的门槛；其余所有登记类型，包括 RM1,580,000 的半独立式，都不符合。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 of the seven products? That decides everything else.七种产品里的哪一种？这决定了其余一切。
Tell me which product, your budget and whether you are buying to live, let out or run a business, and I will tell you honestly what is actually available.告诉我你要哪一种产品、预算，以及是自住、出租还是做生意，我会诚实告诉你实际有什么单位。
A useful mix for the right buyer, a confusing one for everyone else对对的买家来说是个有用的组合，对其他人来说只是让人搞混
✓ Strengths优势
- Genuinely landed, and genuinely appreciating. The double-storey semi-detached houses on Jalan Mersawa moved from RM980,000 (Nov 2021) to RM1,580,000 (Jan 2026) – a real product with a real recorded climb, unlike some low-median pages on this site.真正的有地住宅，而且真的在涨。Jalan Mersawa 的双层半独立式，从 2021 年 11 月的 RM980,000 涨到 2026 年 1 月的 RM1,580,000 —— 是真实产品的真实涨幅，不像本站有些低中位价的页面。
- The 3-Storey Shop is one of the few products on this site’s low-median pages that clears Johor’s foreign-buyer commercial floor outright, at a recorded median of RM1,275,000.三层店屋是本站几个低中位价页面里，少数能直接跨过柔佛外籍商业门槛的产品，登记中位价 RM1,275,000。
- A genuinely low commercial entry point – RM137,500 median for a Shop/Retail Lot – against the much larger, pricier commercial nodes elsewhere in Mukim Plentong.真正低门槛的商业入场价 —— 店铺中位价 RM137,500 —— 对照 Plentong mukim 内规模更大、价格更高的商业节点。
- Established nearby schools (SK Seri Kota Puteri, SMK Kota Puteri, SMK Sri Kota Puteri, all under 2 km) without the density of the larger Bandar Baru Kota Putri estate they are shared with.附近有成熟学校（SK Seri Kota Puteri、SMK Kota Puteri、SMK Sri Kota Puteri，全部在 2 公里内），却没有共用这些学校的 Bandar Baru Kota Putri 那种大型市镇的密集感。
△ Things to weigh需要权衡的
- The blended RM145,000 median is close to meaningless. Depending on which of seven products you mean, the real number is anywhere from RM120,000 to RM1,580,000 – always ignore the headline and go to the type-by-type table.混合中位价 RM145,000 几乎没有意义。要看你说的是七种产品里的哪一种，真实数字可以是 RM120,000，也可以是 RM1,580,000 —— 请永远忽略标题数字，直接看分类型的表格。
- Every single product type here has thin volume – the busiest (Shop/Retail Lot) has 22 records in six years, and three of those six years had fewer than 10 total transactions across every type combined.这里每一种产品类型的量都很薄 —— 最多的（店铺）六年也只有 22 笔纪录，六年里有三年，全部类型加起来都不到 10 笔。
- Easy to confuse with neighbouring Bandar Baru Kota Putri, about 1 km away and sharing the Kota Puteri name and nearby schools, but a separately-recorded location with a cheaper landed floor (RM220,000) and a very different product mix.容易跟约 1 公里外的邻区 Bandar Baru Kota Putri 搞混，两者共用 Kota Puteri 这个地名与附近学校，但那是分开登记的地点，有地地板价更便宜（RM220,000），产品组合也很不一样。
- No hospital or highway on-ramp could be verified within this pocket’s immediate radius this session. That is disclosed as a research gap, not confirmed as an absence – but until it is verified, do not assume either exists nearby.这次没能核实这个口袋区域周边有医院或高速匝道。这是如实揭露的研究缺口，不是确认「没有」—— 但在核实之前，请不要假设附近就有。
- A shop row and a residential street sharing one small pocket cuts both ways – convenient for a live-near-your-shop buyer, but potential daytime traffic and delivery noise for a purely residential buyer on Jalan Kota’s immediate side streets.店铺排与住宅街挤在同一个小口袋区域，是双面刃 —— 对想「住在自己店铺附近」的买家很方便，但对纯住宅买家来说，Jalan Kota 紧邻的内街，白天车流与送货噪音是需要考虑的。
Taman Cahaya Kota Puteri FAQTaman Cahaya Kota Puteri 常见问题
How much does a home in Taman Cahaya Kota Puteri actually cost?Taman Cahaya Kota Puteri 的房子实际上要多少钱？
It depends enormously on which of the seven recorded property types you mean, because the site-wide median hides a huge spread. NAPIC’s registered subsale records show 59 transactions from 2021 to 2026 with a blended median of RM145,000 at RM203 psf. Split by type: a Flat (16 records) has a median of RM120,000; a Shop/Retail Lot (22 records) has a median of RM137,500; a 3-Storey Shop (6 records) has a median of RM1,275,000; a Single Storey Terrace (6 records) has a median of RM489,000; and a Double Storey Semi-Detached house (7 records) has a median of RM1,130,000. The RM145,000 headline describes none of these products particularly well. 要看你问的是七种登记类型里的哪一种，因为全区中位数把巨大的价差全部盖住了。NAPIC 登记二手成交纪录显示，2021 至 2026 年共 59 笔成交，混合中位价 RM145,000、每尺 RM203。分类型来看：Flat（16 笔）中位 RM120,000；Shop/Retail Lot 店铺（22 笔）中位 RM137,500；三层店屋（6 笔）中位 RM1,275,000；单层排屋（6 笔）中位 RM489,000；双层半独立式（7 笔）中位 RM1,130,000。RM145,000 这个标题数字，其实没有一种产品真正符合。
Why does the same street name cover a RM120,000 flat and a RM1.13 million house?为什么同一个地名底下，会同时有 RM120,000 的组屋和 RM113 万的洋房？
Because Taman Cahaya Kota Puteri is not one housing type – it is a small mixed-use pocket where a flat block, a row of shop lots and a strip of landed houses were all recorded under the same List.my location card. Of the 59 records, 29 (49%) are commercial – 22 Shop/Retail Lot, 6 Three-Storey Shop and 1 Four-Storey Shop – and 30 (51%) are residential, of which 16 are Flat units, 6 are single-storey terraces, 7 are double-storey semi-detached houses and 1 is a serviced apartment. The commercial shop lots and the cheapest flats sit in the same RM120,000-RM140,000 band, while the actual landed houses on Jalan Mersawa trade at RM380,000 to RM1,580,000 – a completely different market wearing the same address. 因为 Taman Cahaya Kota Puteri 根本不是单一屋型 —— 它是一个很小的混合用途口袋区域，一栋组屋、一排店铺与一小段有地住宅，全部被登记在同一张 List.my 地点卡底下。59 笔纪录里，29 笔（49%）是商业用途 —— 22 笔 Shop/Retail Lot 店铺、6 笔三层店屋、1 笔四层店屋；51 笔（应为 30 笔，51%）是住宅，当中 16 笔 Flat、6 笔单层排屋、7 笔双层半独立式，另有 1 笔服务式公寓。商业店铺与最便宜的组屋都落在 RM120,000 至 RM140,000 这个区间，而 Jalan Mersawa 真正的有地住宅，成交价却落在 RM380,000 至 RM1,580,000 —— 挂着同一个地名，其实是完全不同的市场。
What is the actual entry price for a landed house here?这里真正的有地住宅入场价是多少？
About RM380,000, not RM145,000. The lowest recorded landed sale in Taman Cahaya Kota Puteri is a 1,302 sqft single-storey terrace on Jalan Mersawa 8, sold for RM380,000 in January 2022. The single-storey terrace category as a whole (6 records) has a recorded median of RM489,000 at RM245 psf, ranging up to RM650,000 for a larger 3,660 sqft unit on Jalan Dedaru 9 in July 2025. Step up to a double-storey semi-detached house on Jalan Mersawa and the recorded range is RM980,000 to RM1,580,000, median RM1,130,000 at RM350 psf across 7 records. 大约是 RM380,000，不是 RM145,000。Taman Cahaya Kota Puteri 登记纪录中最低的有地成交，是 Jalan Mersawa 8 一间 1,302 尺的单层排屋，2022 年 1 月以 RM380,000 售出。整个单层排屋类别（6 笔纪录）登记中位价为 RM489,000、每尺 RM245，最高见于 2025 年 7 月 Jalan Dedaru 9 一间较大的 3,660 尺单位，售价 RM650,000。若升级到 Jalan Mersawa 的双层半独立式，登记区间是 RM980,000 至 RM1,580,000，7 笔纪录中位 RM1,130,000、每尺 RM350。
Are the “shop” transactions here commercial units, or shophouses people live in?这里的「店铺」成交，是纯商业单位，还是住店混合的店屋？
NAPIC records them as commercial property, not residential, and List.my’s own category split confirms it: of 59 total records, 29 are classed Commercial (22 Shop/Retail Lot at a recorded median of RM137,500, 6 Three-Storey Shop at a recorded median of RM1,275,000 on Jalan Kota 1, 1/1 and 1/3, and 1 Four-Storey Shop) against 30 Residential. Whether any specific unit is used as a live-work shophouse rather than a pure retail lot is not something the subsale record shows – that has to be checked unit by unit, and it changes the loan and stamp-duty treatment, so confirm it before you commit. NAPIC 把它们登记为商业产权，不是住宅，List.my 自己的分类也证实了这一点：59 笔总纪录里，29 笔归类为商业 —— 22 笔 Shop/Retail Lot 店铺（登记中位 RM137,500）、6 笔三层店屋（登记中位 RM1,275,000，位于 Jalan Kota 1、1/1 与 1/3）、1 笔四层店屋，对照 30 笔住宅。至于某一间单位实际上是前铺后住的店屋，还是纯粹的零售单位，成交纪录本身看不出来 —— 这必须逐间核实，而且会影响贷款与印花税的处理方式，下单前请务必先查清楚。
Is the -4.2% twelve-month price change here something to worry about?这里 -4.2% 的十二个月价格变动，需要担心吗？
Treat it as a data-thinness warning more than a market signal. List.my publishes a 12-month median psf change of -4.2% for this location, but total annual volume here has never exceeded 23 transactions (2024) and fell to just 3 in 2025 and 4 in 2026. With a mixed bag of flats, shops and houses all feeding one blended median, whichever product happens to transact in a given window can swing the percentage by double digits without any real change in value. This page’s own Price Index further down only plots 2022, 2023 and 2024 for exactly this reason – 2021, 2025 and 2026 each had fewer than 10 recorded transactions. 与其说这是市场讯号，不如说是一个「样本太薄」的警示。List.my 公布这个地点的 12 个月中位每尺价变动为 -4.2%，但这里的年度成交量从未超过 23 笔（2024 年），2025 年只有 3 笔、2026 年只有 4 笔。组屋、店铺、房子混在同一个中位数里，哪一种产品恰好在某个区间成交，都可能让百分比摆动到两位数，而实际价值未必有变。本页稍后的成交价指数只画出 2022、2023、2024 三年，正是因为这个原因 —— 2021、2025 与 2026 年的登记笔数都不到 10 笔。
Can foreigners buy property in Taman Cahaya Kota Puteri?外国人可以在 Taman Cahaya Kota Puteri 买房吗？
Only the landed and higher-end commercial stock clears Johor’s thresholds, and only barely. Johor requires non-citizens to pay at least RM2 million for landed property and RM1 million for strata/commercial property. Against that: the recorded semi-detached houses (RM980,000-RM1,580,000) and single-storey terraces (RM380,000-RM650,000) all fall short of the RM2 million landed floor. On the commercial side, the Three-Storey Shop category (RM1,000,000-RM1,520,000) does clear the RM1 million strata/commercial floor, and the one Serviced Apartment record at RM675,000 does not. In practice, this location has no landed stock a foreign buyer can legally purchase, and only its priciest shop units realistically qualify – verify any specific title and the current threshold with a conveyancing lawyer before relying on this. 只有有地住宅与高端商业单位勉强够得上柔佛的门槛，而且是「勉强」。柔佛规定非公民购买有地住宅最低 RM200 万、分层／商业产权最低 RM100 万。对照数字：登记的半独立式（RM980,000–RM1,580,000）与单层排屋（RM380,000–RM650,000）全部够不到 RM200 万的有地门槛。商业方面，三层店屋类别（RM1,000,000–RM1,520,000）确实跨过 RM100 万的分层／商业门槛，但唯一一笔服务式公寓纪录（RM675,000）没有。实际情况是：这个地点没有外籍买家能合法购买的有地住宅，只有价格最高的几间店铺现实上符合资格 —— 下单前请就个别地契与现行门槛向产业律师核实。
What is the one Serviced Apartment record, and is it really part of this estate?那一笔服务式公寓纪录是什么，它真的属于这个市镇吗？
It is a single recorded transaction: RM675,000 for a 1,270 sqft unit on “Level 35” in December 2022, at RM531 psf – by far the highest psf of any record here. A 35th floor is not consistent with anything else recorded in Taman Cahaya Kota Puteri, which is otherwise low-rise shops, flats and landed houses. This is disclosed rather than hidden: it is one record out of 59, List.my’s own location boundary includes it, but a buyer should not assume it represents a second tower of comparable stock – ask before assuming more units like it exist here. 这是一笔单一登记成交：2022 年 12 月，一间「Level 35」（35 楼）的 1,270 尺单位，售价 RM675,000，每尺 RM531 —— 是这里所有纪录中每尺价最高的一笔，遥遥领先。35 楼与 Taman Cahaya Kota Puteri 其余低楼层的店铺、组屋、有地住宅完全不搭调。这里选择如实揭露而不是隐藏：这是 59 笔里的 1 笔，List.my 自己的地点边界把它算了进去，但买家不应假设这里还有第二栋类似的高楼盘 —— 下单前请先问清楚，不要自行假设还有更多同类单位。
How is Taman Cahaya Kota Puteri different from the nearby Bandar Baru Kota Putri page on this site?Taman Cahaya Kota Puteri 跟本站另一页 Bandar Baru Kota Putri 有什么不同？
They are genuinely close neighbours, not the same place. Bandar Baru Kota Putri’s own reference point sits about 1 km from this location’s centre, and both share the Kota Puteri place name and nearby schools such as SK Seri Kota Puteri. But the two List.my location cards are recorded separately: Bandar Baru Kota Putri shows 160 transactions dominated by an apartment block and subsidised low-cost terraces, median RM265,000, with its own landed floor around RM220,000 on Jalan Bayan. Taman Cahaya Kota Puteri shows a smaller, more commercially-weighted 59 records with a lower blended median of RM145,000 but a higher landed floor – RM380,000 – because its terrace and semi-detached stock on Jalan Mersawa is a different, pricier product than Kota Putri’s low-cost terraces on Jalan Bayan. If one page does not have the product you want, check the other before assuming the whole locality is out of range. 这两个地方是真正的邻居，不是同一个地方。Bandar Baru Kota Putri 自己的参考坐标点，距离这里的中心点约 1 公里，两者共用 Kota Puteri 这个地名，也共用附近的学校，例如 SK Seri Kota Puteri。但 List.my 上这两张地点卡是分开登记的：Bandar Baru Kota Putri 有 160 笔成交，主要由一栋公寓与政府津贴的廉价排屋撑起，中位价 RM265,000，自家的有地地板价在 Jalan Bayan 约 RM220,000。Taman Cahaya Kota Puteri 则是较小、商业成分更重的 59 笔纪录，混合中位价较低（RM145,000），但有地地板价反而更高 —— RM380,000 —— 因为 Jalan Mersawa 的排屋与半独立式，跟 Kota Putri 在 Jalan Bayan 的廉价排屋是不同、更贵的产品。如果其中一页没有你要的产品，请先查另一页，不要直接认定整个 Kota Puteri 一带都超出预算。
How does this compare to Bandar Baru Kangkar Pulai and Taman Cempaka, the other low-median pages on this site?这里跟本站另外两个低价区域 Bandar Baru Kangkar Pulai 与 Taman Cempaka 相比呢？
All three sit near the bottom of this site’s median-price ranking, but for three different structural reasons. Taman Cempaka’s low median comes from having zero landed stock at all – its 94 records are entirely Flat and Low-Cost Flat. Bandar Baru Kangkar Pulai’s low median comes from volume – half of its 292 records are Low-Cost Flat sold under income-eligibility rules, though it does carry real terrace stock at a median of RM327,000. Taman Cahaya Kota Puteri’s low median comes from commercial weight – 49% of its 59 records are shop lots, not homes, and its actual landed stock (13 of 59 records) trades well above either of the other two, from RM380,000 for a terrace to RM1,580,000 for a semi-detached house. Three different reasons to distrust the same kind of headline number. 这三个区域都排在本站中位价的低端，但成因各不相同。Taman Cempaka 中位价低，是因为完全没有有地存量 —— 它的 94 笔纪录全部是 Flat 与 Low-Cost Flat 廉价组屋。Bandar Baru Kangkar Pulai 中位价低，是因为量大压低 —— 292 笔纪录里有一半是依收入资格出售的廉价组屋，不过它确实有真实的排屋存量，中位价 RM327,000。Taman Cahaya Kota Puteri 中位价低，则是因为商业成分重 —— 59 笔纪录里有 49% 是店铺而不是住家，而它真正的有地存量（59 笔里的 13 笔）成交价其实比另外两区都高，从排屋的 RM380,000 到半独立式的 RM1,580,000 都有。同一种「中位价很低」的标题数字，三个区域各有各的不能直接相信的理由。
The rest of Mukim Plentong, on the same NAPIC dataMukim Plentong 其余区域，同一份 NAPIC 数据下的对照
Every figure below shares the same source and the same mukim classification as Taman Cahaya Kota Puteri – and every one of them has far more volume and a far simpler product mix. Read the “read” column before assuming any of these behaves the way this page’s own mixed record does.下方每一个数字都与 Taman Cahaya Kota Puteri 共用同一个来源、同一个 NAPIC mukim 分类 —— 而且每一个的成交量都大得多，产品组合也单纯得多。在你假设它们跟本页这份混合纪录一样之前，请先读「解读」这一栏。
| 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 Cahaya Kota Puteri | 59 | RM145,000 | RM203 | −4.2% | This page — lowest volume, most mixed-use of the set本页 —— 这组里量最少、混合用途最重 |
| Bandar Baru Permas Jaya | 1,387 | RM488,000 | RM370 | +9.7% | Highest volume in the mukim, fastest recent growthmukim 内量最大，近期涨幅最快 |
| Taman Kota Masai | 1,357 | RM360,000 | RM335 | −3.2% | High volume, psf pulling back量大，但每尺价在回调 |
| Taman Johor Jaya | 952 | RM470,000 | RM336 | +7.4% | Large volume, steady growth量大，稳健增长 |
| Taman Scientex | 883 | RM370,000 | RM374 | +3.6% | Mid-large volume, modest growth中大量，温和增长 |
| Bandar Baru Seri Alam | 811 | RM440,000 | RM317 | — | Large volume, 12-month trend not disclosed by source量大，来源未公布 12 个月趋势 |
| Bandar Seri Alam | 656 | RM460,000 | RM315 | +8.1% | Large volume, steady growth量大，稳健增长 |
| Taman Rinting | 569 | RM400,000 | RM273 | −2.3% | Large volume, softening量大，走软 |
| Taman Megah Ria | 560 | RM450,000 | RM299 | +19.8% | The immediate neighbouring taman – sharpest growth in this set紧邻的邻区 —— 这组里涨幅最快 |
| Taman Molek | 537 | RM539,000 | RM344 | −1.5% | Highest headline price here, cooling slightly这组里标题价最高，略为降温 |
| Meridin East | 498 | RM515,000 | RM387 | — | Newer development, 12-month trend not disclosed by source较新的开发，来源未公布 12 个月趋势 |
| Tg Puteri Resort | 417 | RM358,000 | RM243 | −29.7% | Sharpest correction in the mukimmukim 内跌幅最深 |
| Taman Desa Cemerlang | 406 | RM460,000 | RM348 | +9.2% | Solid mid-tier growth中价位，增长稳健 |
The other low-median, must-read pages on this site本站另外几个必读的低中位价页面
Bandar Baru Kota Putri (about 1 km away, same Kota Puteri place name): 160 records, median RM265,000, dominated by an apartment block and low-cost terraces – its own landed floor is RM220,000, cheaper than this page’s RM380,000. Bandar Baru Kangkar Pulai: 292 records, median RM132,500, half of them Low-Cost Flat under income-eligibility rules, but with real terrace stock at a median of RM327,000. Taman Cempaka: 94 records, median RM129,000, and unlike this page, zero landed transactions at all. Three different reasons for a low headline number – see the FAQ above for the direct comparison. Bandar Baru Kota Putri（约 1 公里外，共用 Kota Puteri 这个地名）：160 笔纪录，中位价 RM265,000，主要由一栋公寓与廉价排屋撑起 —— 自家的有地地板价是 RM220,000，比本页的 RM380,000 便宜。Bandar Baru Kangkar Pulai：292 笔纪录，中位价 RM132,500，一半是依收入资格出售的廉价组屋，但确实有真实的排屋存量，中位价 RM327,000。Taman Cempaka：94 笔纪录，中位价 RM129,000，而且跟本页不同，完全没有任何有地成交。同样是「标题数字很低」，三个区域各有各的成因 —— 详细对照请见本页上方的 FAQ。
Tell me which of the seven products. I will tell you honestly what it actually costs.告诉我七种产品里的哪一种。我会诚实告诉你它实际要多少钱。
Fifty-nine records behind this page, split across seven very different property types, means most questions can be answered with a comparable, not an opinion – including whether the RM145,000 you saw elsewhere online has anything to do with what you actually want. 这一页背后有 59 笔纪录，分散在七种截然不同的产品类型里，意味着多数问题都能用可比案例回答，而不是用意见回答 —— 包括你在别处网上看到的 RM145,000，到底跟你真正想要的东西有没有关系。