Up 21.4% in a year — the fastest on this site.
Most of what sold isn’t a home.
一年内大涨 21.4%，本站最快。
但卖掉的，大多不是自住的家。
Taman Cendana, off Jalan Cendana in Pasir Gudang, recorded 86 subsale transactions from 2021 to 2026 — median RM130,000 at RM252 psf. The twelve-month psf move of +21.4% is the fastest of the twelve most-traded areas in Mukim Plentong, ahead of Bandar Baru Permas Jaya and Taman Megah Ria. Look inside that number and 68 of the 86 records are low-cost flats in walk-up blocks that, by one published account, now house mostly tenant households working the nearby Pasir Gudang factory belt. Only 13 records are an actual landed product — a double-storey terrace on three cul-de-sac streets. This page is about which of those two markets you are actually buying into. Taman Cendana 位於 Pasir Gudang 内的 Jalan Cendana 一带，2021 至 2026 年登记 86 笔二手成交 —— 中位 RM130,000、每尺 RM252。十二个月每尺价 +21.4% 的涨幅，是 Plentong 十二个最活跃区域中最快的，领先 Bandar Baru Permas Jaya 与 Taman Megah Ria。但拆开看，86 笔里有 68 笔是廉价组屋，依照一份已发表的资料，这些无电梯楼座如今多数住的是在附近 Pasir Gudang 工厂带上班的租户家庭。只有 13 笔 是真正的有地产品 —— 集中在三条回头路上的双层排屋。这一页要谈的，是你实际上在买哪一个市场。
© Emrank · CC BY 2.0 · Wikimedia CommonsTaman Cendana in 30 seconds30 秒看懂 Taman Cendana
- What it is: a low-cost flat, terrace and shop-lot development off Jalan Cendana, postcode 81700, Pasir Gudang, recorded by NAPIC under Mukim Plentong. It is organised into numbered walk-up “Blok” flat blocks plus three short terrace streets and two shop rows — not a single uniform estate. 它是什么：位於 Jalan Cendana 一带、邮区 81700、Pasir Gudang 内的廉价组屋、排屋与店屋混合发展项目，NAPIC 归入 Mukim Plentong。它由编号的无电梯 “Blok” 组屋楼座，加上三条短排屋街与两排店屋组成 —— 不是单一均质的社区。
- What it costs: 86 registered transactions 2021–2026, median RM130,000 at RM252 psf. By type: low-cost flat RM127,500 (68 records), double-storey terrace RM450,000 (13 records), double-storey shop RM630,000 (3 records). Two further records are whole-building sales, not individual units. 多少钱：2021–2026 年 86 笔登记成交，中位 RM130,000、每尺 RM252。分类型：廉价组屋 RM127,500（68 笔）、双层排屋 RM450,000（13 笔）、双层店屋 RM630,000（3 笔）。另有 2 笔是整栋楼成交，不是个别单位。
- The number that needs a warning label: +21.4% psf in twelve months — the fastest of Plentong’s twelve most-traded areas. It is built on 4 recorded sales in 2025 and 3 in 2026, against 25 in 2024. A real number. Not a deep market. 需要加警语的数字：十二个月每尺价 +21.4% —— Plentong 十二个最活跃区域中最快。但它建立在 2025 年仅 4 笔、2026 年仅 3 笔 成交之上，对照 2024 年的 25 笔。数字真实，但市场不厚。
- The detail almost nobody prices in: a published property review describes the low-cost blocks as now largely tenanted by households working the nearby Pasir Gudang industrial belt — which is exactly why rental demand here is real, and exactly why owner-occupier resale is thin. 几乎没人算进去的细节：一篇已发表的房产评论指出，廉价组屋如今大多租给在附近 Pasir Gudang 工业带上班的家庭 —— 这正是这里租赁需求真实存在的原因，也正是自住业主二手市场薄弱的原因。
- The honest catch: a property review names Taman Cendana as leasehold and Jalan Besar congestion as its biggest access complaint, and describes reported friction between long-time residents and newer tenant households — serious enough, it says, to draw police involvement. Verify all of this yourself; treat the source as one account, not a certified fact. 诚实提醒：一篇房产评论指 Taman Cendana 为租赁地契（leasehold），Jalan Besar 堵车是最大的出入抓怨，并描述了老居民与新租户家庭之间的摩擦——它说严重到需要警方介入。请自行核实以上全部；这只是单一来源的说法，不是经认证的事实。
No photographs of the flat blocks themselves exist on WikimediaWikimedia 上没有组屋楼座本身的照片
Taman Cendana is too small and too residential for Wikimedia’s volunteer photographers to have shot directly. What is available covers the wider Pasir Gudang district it sits in — the town centre, the transport, the schools and the mosque its residents actually use. Every caption below states the real subject. The Street View panels further down are the only images of the estate itself on this page. Taman Cendana 太小、也太纯住宅，义务摄影师没有专门拍过它。以下照片拍到的是它所在的整个 Pasir Gudang 一带 —— 市中心、交通、学校，以及居民实际会用到的清真寺。每张图说都清楚标明实际拍摄对象。下方的街景才是这一页里唯一真正拍到这个社区本身的画面。
Four households a low-cost flat and one narrow terrace row can reach一间廉价组屋与一条窄排屋街，能接住的四种人
With a median entry under RM130,000 and only 13 landed records in six years, the buyer profile here is set by the flats, not by the terraces. Nobody trades up into Taman Cendana from elsewhere in Plentong. Almost everyone here is either starting out, renting to someone who is, or holding a rare terrace lot that rarely comes up for sale.中位入场价不到 RM130,000，六年只有 13 笔有地纪录，买家画像由组屋决定，不是排屋。没有人是从 Plentong 其他地方升级搬进 Taman Cendana 的。这里几乎每个人不是刚起步，就是把房子租给刚起步的人，或者手上握着一间难得出现的排屋。
The flat-block landlord组屋出租业主
Buys a 517 sq ft low-cost flat for around RM127,500 and lets it to a tenant household. A published review describes the tenant base as substantially factory and industrial workers from the nearby Pasir Gudang belt. This is the trade that actually moves in Taman Cendana.以约 RM127,500 买下一间 517 平方尺的廉价组屋，租给租户家庭。一篇已发表的评论指出，租客基础相当一部分是附近 Pasir Gudang 工业带的工厂工人。这才是 Taman Cendana 真正在动的那笔交易。
The factory-shift tenant工厂轮班租户
Works the Pasir Gudang industrial and port belt on rotating shifts and needs a cheap, close bed more than a long-term address. This household is why the flats let, and also why a published account describes tension with longer-settled owner-occupiers on the same blocks.在 Pasir Gudang 工业与港口一带轮班工作，要的是便宜、离工厂近的床位，而不是长期落脚的门牌。这一类家庭是组屋租得出去的原因，也是一份已发表资料形容与同一楼座较早入住的自住业主之间出现摩擦的原因。
The terrace holder排屋持有者
Owns one of the double-storey terraces on Jalan Cendana 5/4, 5/5 or 5/6 — the one genuinely landed pocket in the whole area. These change hands rarely; roughly two a year on the recorded average. If one comes up on your street, that is the moment to act, not to wait for a second listing.持有 Jalan Cendana 5/4、5/5 或 5/6 上的一栋双层排屋 —— 整个区里唯一真正有地的一小片。这些房子很少易手，纪录平均一年大约两笔。如果你那条街出现一间，那就是该出手的时刻，不是等第二间挂牌。
The shop-lot operator店屋经营者
Runs a business out of one of the double-storey shops on Jalan Cendana 9/1 or 13, serving the flat-block population directly on the doorstep. A published review notes a food court and mini marts within short walking distance of the houses — this is that trade.在 Jalan Cendana 9/1 或 13 的双层店屋里做生意，直接服务门口的组屋人口。一篇已发表的评论提到住户步行范围内就有美食中心与迷你超市 —— 说的就是这门生意。
A weekday around the BlokBlok 楼座的一个平日
Taman Cendana runs on shift patterns, not office hours. What that means in practice is not written up anywhere public — the outline below is inference from the transaction mix and the published review, and it needs a resident to confirm or correct it.Taman Cendana 按班次运转，不是按办公室时间。这在实际生活中是什么样子，公开资料完全没有写 —— 以下是依成交结构与公开评论文章推导出的大致轮廓，需要在地居民确认或修正。
Shift change traffic toward the Pasir Gudang industrial and port belt. This is the flow that, by one account, the low-cost blocks were substantially built to house — workers who need to be close, not workers who commute far.往 Pasir Gudang 工业与港口一带的换班车流。据一份资料说法，廉价组屋楼座相当一部分正是为了容纳这批人而建 —— 需要住得近的工人，不是通勤远的上班族。
SK Taman Cendana, the national primary school on the estate itself, takes in roughly a thousand pupils. Internal roads around Jalan Cendana 13 carry the school run before the factory shift traffic clears.社区内的国民小学 SK Taman Cendana 有近千名学生。在工厂班次车流散去之前，Jalan Cendana 13 周边的内街先承接上学车流。
The food court and mini marts named in a published review do the neighbourhood trade — the closest thing Taman Cendana has to a town centre of its own, rather than the larger Pasir Gudang centre a drive away.一篇已发表评论提到的美食中心与迷你超市，做的是社区生意 —— 这是 Taman Cendana 最接近「自己的市中心」的地方，而不是要开车去的、更大的 Pasir Gudang 市中心。
Jalan Besar carries the shared traffic of Taman Cendana and the wider Pasir Gudang industrial corridor at once — a published review names this stretch as the areas single biggest congestion complaint.Jalan Besar 同时承载 Taman Cendana 与更大范围 Pasir Gudang 工业走廊的车流 —— 一篇已发表评论指这一段是全区最大的塞车抱怨。
A Pasir Gudang address, reached by Jalan Besar, not by the Causeway一个经 Jalan Besar 出入的 Pasir Gudang 门牌，不是靠长堤那一边
Taman Cendana sits off Jalan Cendana in Mukim Plentong, within the city of Pasir Gudang, postcode 81700. A published property review names Jalan Cendana and Jalan Besar as the two trunk roads serving the estate, with the Pasir Gudang Highway entrance about 8 minutes away via Jalan Besar. Taman Cendana 位於 Mukim Plentong 内的 Jalan Cendana 一带，属 Pasir Gudang 市，邮区 81700。一篇已发表的房产评论指出 Jalan Cendana 与 Jalan Besar 是服务这个社区的两条主要道路，经 Jalan Besar 到 Pasir Gudang Highway 入口约 8 分钟。
That is the honest headline: this is a Pasir Gudang industrial-belt address, not a Causeway-side or RTS-side one. The same review puts Johor Bahru city centre and the CIQ checkpoint at roughly half an hour away, and Senai International Airport at about 45 minutes.这就是诚实的重点：这是一个 Pasir Gudang 工业带门牌，不是靠长堤或 RTS 的门牌。同一篇评论指新山市中心与 CIQ 关卡车程约半小时，森那美国际机场约 45 分钟。
| Destination目的地 | Drive车程 |
|---|---|
| SK Taman Cendana 镇内 | walking distance步行范围 |
| Pasir Gudang Highway entry 经 Jalan Besar | ~8 min |
| Masai bus & taxi terminal | ~10 min |
| JB City Centre / CIQ | ~30 min |
| Senai International Airport | ~45 min |
A primary school on the estate, everything else a short drive into Pasir Gudang社区内有一所小学，其余都要开车进 Pasir Gudang
Taman Cendana itself holds one school and a handful of neighbourhood shops. Everything beyond that — secondary school, hospital, big-box retail — sits in the wider Pasir Gudang city a short drive away.Taman Cendana 本身只有一所学校与几家邻里商店。再往上的一切 —— 中学、医院、大型零售 —— 都在车程不远的 Pasir Gudang 市区内。
Roads道路
A published review names Jalan Cendana and Jalan Besar as the two roads serving the estate, with Jalan Besar also named as the areas worst congestion point because it carries the wider Pasir Gudang industrial traffic as well.一篇已发表评论指 Jalan Cendana 与 Jalan Besar 是服务本区的两条道路，Jalan Besar 也被指为区内最严重的塞车点，因为它同时承载更大范围的 Pasir Gudang 工业车流。
Schools学校
SK Taman Cendana (school code JBA1107) sits inside the estate on Jalan Cendana, with roughly 1,069 pupils and 85 teachers, including a preschool class. Secondary and other-medium schooling is a short drive into wider Pasir Gudang — confirm the specific schools and catchment street by street.SK Taman Cendana（校号 JBA1107）位於社区内的 Jalan Cendana，学生约 1,069 人、教师 85 人，附设学前班。中学与其他学制学校需驾车进入更大范围的 Pasir Gudang —— 请逐街确认具体学校与学区。
Medical & retail医疗与零售
A published review lists a mosque, a food court and mini marts within short walking distance, plus Maslee Wholesale Cash & Carry nearby. Hospital-level care sits in wider Pasir Gudang, including KPJ Pasir Gudang Specialist Hospital, a short drive away.一篇已发表评论列出步行范围内的清真寺、美食中心与迷你超市，附近另有 Maslee Wholesale Cash & Carry。医院级医疗则在更大范围的 Pasir Gudang，包括车程不远的 KPJ Pasir Gudang Specialist Hospital。
Five things the 21.4% headline does not tell you21.4% 这个头条数字没告诉你的五件事
Taman Cendana is not a growth story or a landed story in the way the rest of this series usually is. It is a small, cheap, rental-driven flat market with a thin sliver of terrace attached. These are the facts that actually decide whether that fits your plan. Taman Cendana 不是本系列常见的那种增值故事或有地故事。它是一个规模小、价格低、由租赁驱动的组屋市场，外加一小片薄薄的排屋。以下是真正决定它适不适合你的事实。
The fastest 12-month move in Plentong, on the thinnest recent volumePlentong 十二个月涨最快，但近年成交最薄
+21.4% psf beats every one of the twelve most-traded Plentong areas, including Taman Megah Ria at +19.8%. But the underlying record shows only 4 sales in 2025 and 3 in 2026, against 25 in 2024. Treat the percentage as a headline, not a trend line. +21.4% 的每尺涨幅领先 Plentong 十二个最活跃区域，包括 +19.8% 的 Taman Megah Ria。但底层纪录显示 2025 年只有 4 笔、2026 年只有 3 笔成交，对照 2024 年的 25 笔。请把这个百分比当头条看，不要当趋势线看。
A rental market with a real, if unverified, tenant base一个真实（但未经核实）的租户基础
A published review describes the low-cost blocks as now largely housing tenant households working the nearby Pasir Gudang factory belt. Real industrial employment nearby is a genuine demand driver for a landlord — verify the current occupancy and rent level yourself before relying on it. 一份已发表的评论指出，廉价组屋楼座如今大多住的是在附近 Pasir Gudang 工厂带上班的租户家庭。附近真实的工业就业机会，对业主而言是真正的需求来源 —— 请自行核实目前入住率与租金水平，不要只靠这份资料。
Thirteen terraces are the entire landed market十三栋排屋就是全部有地市场
All 13 recorded double-storey terrace sales sit on just three streets — Jalan Cendana 5/4, 5/5 and 5/6 — median RM450,000 at RM410 psf on a 1,098 sq ft built-up. That is the entire landed inventory this page can point to with data. 全部 13 笔登记双层排屋成交，都落在三条街上 —— Jalan Cendana 5/4、5/5 与 5/6 —— 建筑面积 1,098 平方尺，中位价 RM450,000、每尺 RM410。这就是这一页能拿数据说话的全部有地存量。
Two whole-building sales nobody else on this site has全站独有的两笔整栋楼成交
Two records at roughly RM6 million each, 27,241 sq ft, marked against the whole building rather than a unit. These look like a complete low-cost block changing hands – a genuinely unusual data point for anyone studying this market at scale. 两笔约 RM600 万的成交，各 27,241 平方尺，登记栏位是整栋楼而非单一单位。这看起来像是一整栋廉价组屋楼座换手 —— 对任何想规模化研究这个市场的人来说，是个真正罕见的数据点。
First-time-buyer stamp duty exemption fits almost every unit here首购族印花税全免，几乎覆盖这里每一间
Malaysian first-time buyers of homes at or below RM500,000 are exempt from transfer stamp duty in 2026-2027. Every recorded median in Taman Cendana – flat, terrace and shop – clears under that line. 马来西亚首购族购买 RM500,000 或以下住宅，2026 至 2027 年可全免转让印花税。Taman Cendana 的每一项登记中位价 —— 组屋、排屋、店屋 —— 全部在这条线之下。
Four verified corners of Taman CendanaTaman Cendana 的四个已验证角落
Google Street View confirms imagery at four Jalan Cendana coordinates, cross-checked against a control point with no imagery. Street names below are exactly what Google’s own location card returned for that panorama – not a guess. Google 街景在四个 Jalan Cendana 坐标确认有影像，并以一个「无影像」的控制点交叉核对。以下路名，是 Google 自己的地点卡针对该全景图回传的原值 —— 不是猜测。
| Street / Blok街道 / Blok | Mainly主要产品 | Records笔数 | Recorded median登记中位价 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|
| Jalan Cendana 5/4, 5/5, 5/6 | Double-storey terrace, 1,098 sq ft双层排屋，1,098 平方尺 | 13 | RM450,000 RM410 psf |
No不行 |
| Blok flats (e.g. Blok 4/5/6, Blok 10/11/12)Blok 组屋（如 Blok 4/5/6、Blok 10/11/12） | Low-cost walk-up flat, 517 sq ft, Level 1-5廉价无电梯组屋，517 平方尺，1-5 楼 | 68 | RM127,500 RM247 psf |
No不行 |
| Jalan Cendana 9/1, 13 | Double-storey shop, 2,700-3,520 sq ft双层店屋，2,700-3,520 平方尺 | 3 | RM630,000 RM230 psf |
No不行 |
| Whole-building sales整栋楼成交 | 27,241 sq ft, an entire flat block27,241 平方尺，一整栋组屋楼座 | 2 | ~RM6.0m-6.5m | Not applicable不适用 |
Two real products, one anomaly, and a claim that does not match the data两种真实产品、一个异数，与一个和数据对不上的说法
Registered transactions break into four categories: 68 low-cost flats, 13 double-storey terraces, 3 double-storey shops, and 2 whole-building sales. A separate, older property review describes the estate as mainly double-storey semi-detached houses – a type that does not appear anywhere in the 2021-2026 NAPIC record. 登记成交分为四类：68 笔廉价组屋、13 笔双层排屋、3 笔双层店屋、2 笔整栋楼成交。另一份较旧的房产评论则形容本区以双层半独立式为主 —— 这个类型在 2021-2026 年的 NAPIC 纪录里完全没有出现。
Low-cost flat (LCF)廉价组屋
Double-storey terrace双层排屋
Double-storey shop双层店屋
Small market, fastest headline, thinnest recent volume小市场、头条最快、近年成交最薄
Taman Cendana against Plentong neighboursTaman Cendana 与 Plentong 邻区对照
RM127,500 to RM630,000 – three products, one postcodeRM127,500 至 RM630,000 —— 一个邮区，三种产品
There is no rung between the flat and the terrace – the market jumps from about RM185,000 at the top of the flat range straight to RM400,000 at the bottom of the terrace range. Read that gap as a real feature of this estate, not a gap in the data. 组屋与排屋之间没有中间阶梯 —— 市场从组屋区间顶端约 RM185,000，直接跳到排屋区间底端约 RM400,000。请把这个断层读成这个社区的真实特徵，而不是数据的缺口。
What each type actually transacted at每一种类型，实际成交在多少
Registered subsale transactions, 2021 to 2026, from NAPIC records published by List.my: 86 records, median RM130,000 at RM252 psf. Residential-only records total 83; commercial (the shop lots) total 3. Rent levels for this estate are not published on the portals this page draws from and are left blank rather than guessed. 2021 至 2026 年登记二手成交，来源为 List.my 公布的 NAPIC 纪录：86 笔，中位 RM130,000、每尺 RM252。仅住宅纪录共 83 笔；商业（店屋）共 3 笔。本页所查的平台没有公布这个社区的租金水平，因此留空，不臆测。
| Type类型 | Records笔数 | Recorded median登记中位价 | Median psf中位每尺 | Monthly rent月租 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|---|
| Low-cost flat廉价组屋 | 68 | RM127,500 | RM247 | Not published未公开 | No不行 |
| Double-storey terrace双层排屋 | 13 | RM450,000 | RM410 | Not published未公开 | No不行 |
| Double-storey shop双层店屋 | 3 | RM630,000 | RM230 | Not published未公开 | No不行 |
| Whole-building (Flat category)整栋楼（Flat 类别） | 2 | ~RM6.0m-6.5m | ~RM220-239 | – | Not applicable不适用 |
| All types, recorded median全类型登记中位 | 86 | RM130,000 | RM252 | – | Malaysian-buyer market only仅马来西亚买家市场 |
Four years with enough volume to trust, two without四年成交量够看，两年不够
Source: registered subsale records from NAPIC (JPPH), published by List.my. Years with fewer than 10 recorded transactions are dropped from this chart as statistically unreliable – which is why 2025 (4 records) and 2026 (3 records) do not appear as points.来源：NAPIC（JPPH）登记二手成交纪录，由 List.my 公布。成交笔数不足 10 笔的年份从本图剔除，视为统计上不可靠 —— 这就是为什么 2025 年（4 笔）与 2026 年（3 笔）没有画成点。
Recorded transactions by year各年度登记成交笔数
Residential price per square foot, year by year住宅每尺价 · 逐年
All-type median psf by year, since the residential mix here (overwhelmingly low-cost flats) barely diverges from the all-type figure. The number beneath each year is the transaction count behind that point.逐年全类型中位每尺价，因为这里的住宅组合（绝大多数是廉价组屋）与全类型数字几乎没有差异。每个年份下方的数字是该点背后的成交笔数。
PRICE_INDEX 阵列加一行，格式 {q:"2026 Q1", median:260, n:3}（median 填每尺价，n 填笔数）。做满三笔以上，2025-2026 年就能重新画进图里。💡 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。The straight answer: nothing here clears the line直说：这里没有一样东西跨得过门槛
Johor bars non-citizens from landed residential property below RM2 million and from strata below RM1 million. Taman Cendana’s highest recorded individual-unit median is RM630,000 for a shop lot, and its only landed product medians at RM450,000. Even the two whole-building sales at roughly RM6 million are a different asset class, not a route into individual ownership. 柔佛禁止非公民购买 RM200 万 以下的有地住宅，以及 RM100 万 以下的分层产权。Taman Cendana 最高的个别单位登记中位价是店屋的 RM630,000，唯一的有地产品中位价只有 RM450,000。就连约 RM600 万的两笔整栋楼成交，也是另一种资产类别，不是个人置产的途径。
Monthly repayment每月供款
Defaults set to RM130,000, the recorded low-cost flat median and the deepest market here by far.预设值为 RM130,000 —— 廉价组屋的登记中位价，也是这里迄今最厚的市场。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM130,000. First-time Malaysian buyers at or below RM500,000 are exempt from transfer stamp duty in 2026 and 2027 – which covers every recorded median in Taman Cendana, flat, terrace or shop.预设 RM130,000。马来西亚首购族在 RM500,000 或以下于 2026 与 2027 年免转让印花税 —— Taman Cendana 无论组屋、排屋或店屋，每一项登记中位价都在这条线之下。
Johor’s minimum purchase price for a non-citizen is RM2 million on landed and RM1 million on strata. Every recorded median here is far below both: RM127,500 flat, RM450,000 terrace, RM630,000 shop. 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、分层 RM100 万。这里每一项登记中位价都远低于两条线：组屋 RM127,500、排屋 RM450,000、店屋 RM630,000。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。
Flat or terrace? That decides everything else here.组屋还是排屋？在这里，这个问题决定其余一切。
Two products, a RM320,000 gap between them, and almost nothing in between. Tell me which one and the budget, and the rest is quick.两种产品，中间隔着 RM320,000 的空档，几乎没有过渡地带。告诉我要哪一种与预算，其余的很快。
A cheap, real rental market wearing a headline number it has not earned yet一个真实、便宜的租赁市场，戴着一个还配不上的头条数字
✓ Strengths优势
- The lowest entry point on this site. A low-cost flat at a recorded median of RM127,500 is a genuine, working entry into Johor Bahru property ownership – not a marketing figure.本站最低的入场价。登记中位 RM127,500 的廉价组屋，是真正能进入新山房产市场的入场券 —— 不是行销数字。
- A real, if unverified, tenant base. Proximity to the Pasir Gudang industrial and port belt gives a landlord an actual reason for rental demand, according to a published review – not a hoped-for one.真实（但未经核实）的租户基础。据一份已发表的评论，靠近 Pasir Gudang 工业与港口一带，给业主真实的租赁需求理由 —— 不是空想的。
- A school on the estate. SK Taman Cendana takes in roughly a thousand pupils without residents needing to leave the neighbourhood for primary education.社区内有学校。SK Taman Cendana 招收近千名学生，居民不必离开社区就能完成小学教育。
- First-time-buyer stamp duty relief covers almost everything here. Every recorded median sits under the RM500,000 exemption line for 2026-2027.首购族印花税减免几乎覆盖这里的一切。每一项登记中位价都在 2026-2027 年 RM500,000 免税线之下。
△ Things to weigh需要权衡的
- The 21.4% headline is built on almost nothing. Only 4 recorded sales in 2025 and 3 in 2026. Do not price an offer off this percentage alone.21.4% 的头条几乎没有基础。2025 年只有 4 笔、2026 年只有 3 笔纪录。请不要只靠这个百分比来出价。
- Almost no landed stock, and it rarely turns over. 13 terrace records in six years on just three streets. If landed is what you actually want, this may not be the estate.几乎没有有地存量，而且很少易手。六年只有 13 笔排屋纪录，集中在三条街。如果你要的其实是有地住宅，这里可能不是那个社区。
- Leasehold tenure, per a published review. Confirm remaining lease years on the specific title – this affects financing and long-term resale in ways a freehold lot does not face.租赁地契，据一份已发表的评论所述。请核实该地契的剩余年限 —— 这会影响贷款与长期转售，是永久地契不会面对的问题。
- No lift in the low-cost blocks. Level 4 and 5 units in a walk-up building are a real daily cost for an elderly or mobility-limited household – factor it in before you buy for a parent.廉价组屋楼座没有电梯。无电梯建筑的 4 楼、5 楼单位，对行动不便或年长者是实实在在的日常成本 —— 如果是买给父母住，请先想清楚。
- Reported friction, per one source. A property review describes tension between long-time residents and newer tenant households in the low-cost blocks, serious enough it says to draw police involvement. Verify the current situation with an owner before you commit; do not take one blog post as the final word either way.据单一来源报导的摩擦。一篇房产评论描述老居民与廉价组屋新租户家庭之间的紧张关系，它说严重到需要警方介入。下单前请向业主核实目前实况；也不要把一篇部落格文章当作最终定论。
- Congestion shared with the wider industrial belt. Jalan Besar carries Taman Cendana traffic together with the larger Pasir Gudang industrial corridor – named in a published review as the areas worst access point.与更大工业带共用的塞车路段。Jalan Besar 同时承载 Taman Cendana 与更大范围 Pasir Gudang 工业走廊的车流 —— 一篇已发表评论指这是全区最糟的出入点。
Taman Cendana FAQTaman Cendana 常见问题
How much does a house or flat in Taman Cendana cost?Taman Cendana 的房子或组屋多少钱？
Registered NAPIC subsale transactions in Taman Cendana show a median of RM130,000 at RM252 per square foot across 86 records from 2021 to 2026, published by List.my. Split by type, the median is RM127,500 for a low-cost flat across 68 records, RM450,000 for a double-storey terrace across 13 records, and RM630,000 for a double-storey shop across 3 records. The all-type median describes almost no actual unit here, because 79 percent of the records are the cheapest type. Taman Cendana 的登记二手成交显示：2021 至 2026 年共 86 笔纪录，中位价 RM130,000、每平方尺 RM252，资料由 List.my 公布。分类型看，廉价组屋（68 笔）中位 RM127,500，双层排屋（13 笔）中位 RM450,000，双层店屋（3 笔）中位 RM630,000。全类型中位数几乎描述不了任何一间实际单位，因为 79% 的纪录都是最便宜的那一种。
Why did Taman Cendana’s price per square foot rise 21.4% in twelve months?为什么 Taman Cendana 的每尺价十二个月上涨 21.4%？
The 21.4% twelve-month figure is the fastest move among the twelve most-traded areas in Mukim Plentong, ahead of Taman Megah Ria at 19.8% and Bandar Baru Permas Jaya at 9.7%. It is also built on very little volume: List.my’s own year-by-year breakdown shows only 4 recorded transactions in 2025 and 3 in 2026, against 25 in 2024 and 27 in 2022. A handful of low-cost flat resales at the top of their price range, in a market where the median unit sells for close to RM130,000, is enough to move a percentage this large. It is a real, sourced number. It is not evidence of a deep or broad-based rally. 这个 21.4% 的十二个月数字，是 Mukim Plentong 十二个最活跃区域里涨幅最快的一个，领先 19.8% 的 Taman Megah Ria 与 9.7% 的 Bandar Baru Permas Jaya。但它建立在非常薄的成交量上：List.my 自己的逐年拆解显示，2025 年只有 4 笔、2026 年只有 3 笔登记成交，对照 2024 年的 25 笔与 2022 年的 27 笔。在一个中位价接近 RM130,000 的市场里，几笔卖在价格区间高端的廉价组屋，就足以推动这么大的百分比。这是一个真实、有来源的数字，但不是市场全面上涨的证据。
Are there any actual landed houses in Taman Cendana?Taman Cendana 有真正的有地住宅吗？
Yes, but only one kind and a small number of them. NAPIC’s 2021-2026 subsale records show 13 double-storey terrace transactions, all on Jalan Cendana 5/4, 5/5 or 5/6, with a median of RM450,000 at RM410 psf on a 1,098 sq ft built-up. A separate, older property review describes Taman Cendana as mainly double-storey semi-detached houses with built-ups up to 4,000 sq ft from about RM250,000. No semi-detached transaction appears anywhere in the 86 recorded sales for 2021 to 2026. Either that stock exists but has not resold in six years, or the review is describing the site’s original masterplan rather than what is actually on the ground today – verify the specific title and house type in person before you assume either. 有，但只有一种,而且数量很少。NAPIC 2021 至 2026 年的登记纪录显示 13 笔双层排屋成交，全部位于 Jalan Cendana 5/4、5/5 或 5/6，建筑面积 1,098 平方尺，中位价 RM450,000、每尺 RM410。另一份较旧的房产评论文章则形容 Taman Cendana 以双层半独立式为主，建筑面积最大 4,000 平方尺、起价约 RM250,000。但在 2021 至 2026 年的 86 笔登记成交里，完全找不到任何一笔半独立式纪录。要么这类产品确实存在但六年来没有转手，要么那篇评论描述的是最初的总蓝图而不是现在的实况——请亲自核实那份地契与实际屋型，不要假设。
What are the two RM6 million ‘Flat’ transactions in the data?数据里那两笔 RM600 万上下的「Flat」成交是什么？
They are not individual units. NAPIC records two transactions under the generic ‘Flat’ category at 27,241 sq ft each, sold for RM6,500,000 in May 2022 and RM6,000,000 in the same month, both listed against ‘Level Keseluruhan Bangunan’ – the whole building. Read together with a size that matches roughly one entire five-storey walk-up block, these look like sales of a complete low-cost flat block, most plausibly to an investor, a housing trust or a local authority, rather than a home purchase by an individual buyer. This is not a price signal for what a single flat costs. 它们不是个别单位。NAPIC 在通用的「Flat」类别下记录了两笔成交，各 27,241 平方尺，分别在 2022 年 5 月以 RM6,500,000 与 RM6,000,000 成交，登记的楼层栏位都是「Level Keseluruhan Bangunan」——整栋楼。以面积推算，这大致相当于一整栋五层无电梯组屋，看起来更像是投资者、房屋信托或地方政府买下整栋楼，而不是个人买家的自住购买。这两笔不能当作单一单位的价格参考。
Can foreigners buy property in Taman Cendana?外国人可以在 Taman Cendana 买房吗？
No. Johor sets a minimum purchase price of RM2 million for non-citizens buying landed residential property and RM1 million for strata property. Every recorded median in Taman Cendana sits far below both floors: RM127,500 for a low-cost flat, RM450,000 for a double-storey terrace and RM630,000 for a double-storey shop. Even the two whole-building ‘Flat’ sales at roughly RM6 million are commercial-scale transactions, not a route to individual foreign ownership. On the numbers, Taman Cendana is a Malaysian-buyer market only. 不行。柔佛规定非公民购买有地住宅的最低价为 RM200 万，分层产权为 RM100 万。Taman Cendana 每一项登记中位价都远低于这两条门槛：廉价组屋 RM127,500、双层排屋 RM450,000、双层店屋 RM630,000。就连约 RM600 万的两笔整栋楼「Flat」成交，也是商业规模的交易，不是个人外籍买家的置产途径。从数字看，Taman Cendana 只是一个马来西亚人的市场。
Is Taman Cendana freehold or leasehold?Taman Cendana 是永久地契还是租赁地契？
A published property review describes Taman Cendana as a leasehold development. This is different from freehold townships covered elsewhere in this series, and leasehold tenure affects financing, renewal cost and long-term resale value. Confirm the remaining lease years on the specific title before you commit – a leasehold lot with 40 years remaining is a materially different asset from one with 80. 一份已发表的房产评论文章将 Taman Cendana 描述为租赁地契（leasehold）发展项目。这与本系列其他多数永久地契市镇不同，租赁年期会影响贷款、续约成本与长期转售价值。下单前请核实该地契剩余的年限——剩 40 年的租赁地契，和剩 80 年的,是完全不同的资产。
What is access and traffic like around Taman Cendana?Taman Cendana 一带的交通与出入如何？
Taman Cendana is served by two roads, Jalan Cendana and Jalan Besar, with the entrance to the Pasir Gudang Highway about 8 minutes away via Jalan Besar according to a published property review. The same review names congestion on Jalan Besar as the area’s single biggest access complaint, because it is shared with the wider Pasir Gudang industrial traffic. The nearest bus and taxi terminal is in Masai, about 10 minutes away. Johor Bahru city centre and the CIQ checkpoint are both roughly half an hour away, and Senai International Airport about 45 minutes – this is a Pasir Gudang address, not a Causeway-side or RTS-side one. 根据一篇已发表的房产评论文章，Taman Cendana 由 Jalan Cendana 与 Jalan Besar 两条道路服务，经 Jalan Besar 到 Pasir Gudang Highway 入口约 8 分钟。同一篇评论指出，Jalan Besar 的塞车是这一带最大的出入抱怨，因为它同时承载更大范围的 Pasir Gudang 工业区车流。最近的巴士与德士总站在 Masai，车程约 10 分钟。新山市中心与 CIQ 关卡车程都约半小时，森那美国际机场约 45 分钟——这是一个 Pasir Gudang 门牌，不是靠长堤或 RTS 的门牌。
Is Taman Cendana a safe, settled neighbourhood?Taman Cendana 的治安与社区状况如何？
Mixed, on the published record. A property review site notes that the low-cost blocks now house a substantial population of tenant households working in the nearby Pasir Gudang industrial and factory belt, and states that this shift has, according to newspaper reports it cites, produced friction with longer-established residents serious enough to draw police involvement. Treat this as one publisher’s account rather than a verified statistic, and ask a current owner or the resident committee for a first-hand read before you commit – but do not skip the question either. 以已发表的资料来看，情况是复杂的。一个房产评论网站指出，廉价组屋区如今住有相当数量、在附近 Pasir Gudang 工业与工厂地带上班的租客家庭，并引述报章报导称，这个转变与较早入住的居民之间出现摩擦，严重到需要警方介入。请把这当作单一媒体的说法，而不是经核实的统计数字，下单前请向现任业主或管委会亲自打听第一手情况——但也不要跳过这个问题不问。
What tax do I pay when I sell a house in Malaysia?在马来西亚卖房要付什么税？
Real Property Gains Tax, charged on the gain, not on the sale price. For Malaysian citizens and permanent residents the rate is 30 percent if you dispose in years 1 to 3, 20 percent in year 4, 15 percent in year 5, and nil from year 6. Non-citizens pay 30 percent through years 1 to 5 and 10 percent from year 6 onward. At Taman Cendana’s price levels the absolute tax bill is small either way, but the year-6 threshold still changes the arithmetic on a low-cost flat bought purely for rental yield. 产业盈利税（RPGT），课的是获利，不是售价。马来西亚公民与永久居民：第 1 至 3 年出售 30%、第 4 年 20%、第 5 年 15%，第 6 年起为零。非公民：第 1 至 5 年 30%，第 6 年起 10%。以 Taman Cendana 的价位来说，税额本身不大，但对一间纯粹为收租而买的廉价组屋而言，第六年这道门槛仍然会改变算盘。
Mukim Plentong, on the same NAPIC dataMukim Plentong，同一份 NAPIC 数据下的对照
Every figure below comes from the same source and the same window. Taman Cendana is the smallest and cheapest area on this list by a wide margin – if a flat-and-rental market is not what you came for, the areas below it are where Plentong actually trades in volume.下方每一个数字都来自同一个来源、同一个期间。Taman Cendana 是这份名单里规模最小、价格最低的一个，差距很大 —— 如果你要的不是一个组屋加租赁的市场，下面这些区域才是 Plentong 真正大量成交的地方。
| 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 Cendana | 86 | RM130,000 | RM252 | +21.4% | Smallest, cheapest, fastest headline – mostly flats最小、最便宜、头条最快 —— 以组屋为主 |
| Bandar Baru Permas Jaya | 1,387 | RM488,000 | RM370 | +9.7% | The volume leader in this mukim这个 mukim 的成交量王者 |
| Taman Kota Masai | 1,357 | RM360,000 | RM335 | −3.2% | Cheaper than Permas Jaya, going backwards比 Permas Jaya 便宜，但在倒退 |
| Taman Johor Jaya | 952 | RM470,000 | RM336 | +7.4% | Mature, mid-price, steady成熟、中价位、稳定 |
| Taman Scientex | 883 | RM370,000 | RM374 | +3.6% | Newer stock, similar price to Kota Masai屋龄较新，价位与 Kota Masai 相近 |
| Bandar Baru Seri Alam | 811 | RM440,000 | RM317 | — | The “City of Knowledge” institutional belt「知识城」学府一带 |
| Bandar Seri Alam | 656 | RM460,000 | RM315 | +8.1% | Adjoining Seri Alam, steady growth紧邻 Seri Alam，稳定增值 |
| Taman Rinting | 569 | RM400,000 | RM273 | −2.3% | Closest psf to Cendana, actually landed每尺价与 Cendana 最接近，但是真正有地 |
| Taman Megah Ria | 560 | RM450,000 | RM299 | +19.8% | Second-fastest mover in the mukim, on real volume这个 mukim 涨幅第二快，且量真实 |
| Taman Molek | 537 | RM539,000 | RM344 | −1.5% | Pricier, established, cooling更贵、更成熟，正在降温 |
| Meridin East | 498 | RM515,000 | RM387 | — | Newer master-planned township较新的总规划市镇 |
| Taman Desa Cemerlang | 406 | RM460,000 | RM348 | +9.2% | Mid-size, steady, landed-heavy中型规模，稳定，以有地为主 |
Tell me flat or terrace. I will tell you what it actually sold for.告诉我组屋还是排屋。我告诉你它实际卖了多少。
Taman Cendana has 86 records behind it – thin compared to its neighbours, but real. Send me the type and street and I will come back with the recent sales and an honest read on whether this fits what you are trying to do. Taman Cendana 背后有 86 笔纪录 —— 比邻区薄，但是真实的。把类型与街段发给我，我会回你近期成交，以及一个诚实的判断：这里适不适合你想做的事。