This “Central Park” is not landed.
It is not in Tebrau either.
这个「Central Park」不是有地住宅，
也根本不在 Tebrau。
NAPIC’s own dataset files this address under Mukim Tebrau, so it shows up next to Taman Mount Austin and Setia Tropika in the area lists. We checked the actual coordinates. It sits on Jalan Tampoi, in the Bandar Baru Uda corridor on the city side of Johor Bahru – nowhere near Austin Heights. And of the 294 registered subsale transactions on record here from 2021 to 2026, every single one is a serviced apartment. Not one terrace, semi-D or bungalow. If a Tebrau landed search brought you here, keep reading – we will tell you where the real landed comparables are, and who this address is actually for. NAPIC 自己的资料把这个地址归在 Mukim Tebrau 底下，所以它会跟 Taman Mount Austin、Setia Tropika 一起出现在区域列表里。我们查了实际坐标 —— 它在 Jalan Tampoi 上，位于新山市区这一侧的 Bandar Baru Uda 一带，离 Austin Heights 很远。而这里登记在案、2021 至 2026 年 294 笔二手成交里，每一笔都是服务式公寓。一栋排屋、半独立式或独立式都没有。如果你是搜 Tebrau 有地住宅才点进来的，请继续往下看 —— 我们会告诉你真正的有地住宅对照在哪里，以及这个地址真正适合谁。
© Chongkian · CC BY-SA 4.0 · Wikimedia CommonsCentral Park (Laman Glasier) in 30 seconds30 秒看懂 Central Park（Laman Glasier）
- What it is: a Country Garden-branded serviced apartment development, full name “Central Park @ Laman Glasier,” at Persiaran Aliff Harmoni Utama, Taman Damansara Aliff, postcode 81200, Johor Bahru. Every one of the 294 registered NAPIC subsale records from 2021 to 2026 is typed as a serviced apartment. There is no landed component to compare, size against, or trade up into within this address. 它是什么：Country Garden 挂牌的服务式公寓项目，全名「Central Park @ Laman Glasier」，位于 Taman Damansara Aliff 的 Persiaran Aliff Harmoni Utama，邮区 81200，新山。2021 至 2026 年 294 笔登记 NAPIC 二手纪录，类型全部是服务式公寓。这个地址里没有有地成分可以比较、量体或换购。
- Where it actually is: on Jalan Tampoi, reached via Persiaran Aliff Harmoni Utama, in the Bandar Baru Uda / Tampoi / Kempas corridor on the city-facing side of Johor Bahru. NAPIC’s own administrative mukim tag groups this record with Tebrau-area townships in List.my’s data, but the coordinates put it nowhere near Austin Heights, Taman Mount Austin or the Tebrau Highway – that corridor is roughly 10 to 15 km away by road. 它实际在哪：在 Jalan Tampoi 上，经 Persiaran Aliff Harmoni Utama 进出，位于新山市区一侧的 Bandar Baru Uda／Tampoi／Kempas 一带。NAPIC 自己的行政 mukim 标签把这笔纪录跟 List.my 资料里的 Tebrau 一带市镇归在一起，但实际坐标离 Austin Heights、Taman Mount Austin 或 Tebrau Highway 都很远 —— 那一带车程大约 10 至 15 公里外。
- What it costs: median RM322,500 at RM546 psf across 294 records. By recorded size, roughly 398 sq ft units traded RM230,000-270,000 in 2025; roughly 549 sq ft units traded RM282,000-350,000; the one 2026 record, at roughly 980 sq ft, sold for RM495,000. This is, unit for unit, the cheapest total entry price of any area NAPIC groups under Tebrau in our comparison set. 多少钱：294 笔纪录中位 RM322,500、每尺 RM546。按登记面积看，2025 年约 398 尺单位成交 RM230,000-270,000；约 549 尺单位成交 RM282,000-350,000；2026 年唯一一笔纪录、约 980 尺，成交 RM495,000。就总价而言，这是我们对照组里、NAPIC 归在 Tebrau 底下所有区域中最低的真实入场价。
- The number that should worry you: registered volume has collapsed from 140 transactions in 2022 to 93 in 2023, 26 in 2024, 8 in 2025 and just 1 so far in 2026. The headline “+2.9% in 12 months” psf figure is real, but it is built on a handful of recent trades and can swing hard on the next few transactions either way. 该让你留意的数字：登记成交量从 2022 年的 140 笔崩落到 2023 年 93 笔、2024 年 26 笔、2025 年 8 笔，2026 年至今只有 1 笔。「12 个月 +2.9%」的每尺价数字是真的，但它建立在很薄的近期成交上，接下来几笔交易随时能把它拉往任何方向。
- The honest catch: the developer, Country Garden, has publicly been in financial distress and debt default since October 2023. We could not independently verify this specific project’s launch year, completion status, unit count or facility list, and we are not going to invent them. Confirm the strata title, the management corporation’s finances and any outstanding developer obligations with a lawyer before you commit – this is not a step to skip on a Country Garden-branded address. 诚实提醒：发展商 Country Garden（碧桂园）自 2023 年 10 月起公开陷入财务困境并债务违约。我们无法独立核实这个项目具体的开盘年份、完工状态、单位总数或设施清单，我们也不会瞎编。在下承诺之前，请务必请律师确认地契分层状态、管理机构财务，以及发展商是否有未了结的义务 —— 在一个 Country Garden 品牌的地址上，这一步不能省。
Photographs of the Tampoi / Bandar Baru Uda area, not of this specific towerTampoi／Bandar Baru Uda 一带的照片，不是这栋楼本身
No photograph of Central Park (Laman Glasier) itself is available on Wikimedia Commons under a compatible licence – which is itself telling for a project this size. What we can show honestly, from verified Wikimedia sources, is the surrounding Bandar Baru Uda and Tampoi neighbourhood the address actually sits in. The Street View panels further down show the development’s own street frontage. Wikimedia Commons 上找不到 Central Park（Laman Glasier）本身、且授权相容的照片 —— 对一个这个规模的项目来说，这件事本身就说明了一些问题。我们能诚实呈现的，是经 Wikimedia 验证来源、这个地址实际所在的 Bandar Baru Uda 与 Tampoi 一带。下方的街景则拍到了这个项目自己的临街立面。
We deliberately did not substitute a generic “Johor Bahru condo” stock photo for a picture of this specific building. If it isn’t a verified photograph of the actual place, it doesn’t belong on this page — even when that leaves a visible gap.我们刻意没有用一张泛泛的「新山公寓」素材图来顶替这栋楼本身的照片。如果不是这个实际地点、且已核实的照片，就不该出现在这一页上 —— 即使这样会留下明显的空白。
Not a landed-house buyer. Four people who genuinely fit this address不是要买有地住宅的人。四种真正适合这个地址的人
Once you accept this is a small-unit strata address on the city side of Johor Bahru, not a Tebrau landed estate, the buyer profile becomes obvious. It is not for everyone, and it is not trying to be.一旦你接受这是新山市区侧的一个细坪数分层地址，而不是 Tebrau 的有地住宅区，买家画像就很清楚了。它不是为所有人准备的，它也没打算这么做。
The first-time buyer首购族
At roughly RM230,000 to RM270,000 for the smallest recorded size, this is close to the cheapest way to own registered strata title in the entire NAPIC “Tebrau” dataset. First-time citizen buyers at or below RM500,000 are exempt from transfer stamp duty in 2026 and 2027 – worth checking against this price band specifically.最小登记面积约 RM230,000 至 RM270,000，这大概是整个 NAPIC「Tebrau」资料集里，拥有登记分层地契最便宜的方式之一。公民首购族在 RM500,000 或以下，于 2026 与 2027 年免转让印花税 —— 值得对照这个价格带算一算。
The yield investor收益型投资者
Asking rents of RM1,400 to RM2,200 a month against a purchase price in the RM230,000 to RM350,000 range put gross yield in a range worth running the numbers on – before you subtract vacancy, management fees and a maintenance-strapped developer’s track record. Do the arithmetic before you decide, not after.开价租金 RM1,400 至 RM2,200，对照 RM230,000 至 RM350,000 的购买价，毛收益率是一个值得实际算一算的区间 —— 但要先扣掉空置、管理费，以及一个财务紧张的发展商的往绩记录。请先算清楚再决定，不要买了才算。
The city-side commuter靠市区通勤的人
Sitting off Jalan Tampoi with the Skudai and Pasir Gudang highways nearby, this address suits someone whose daily direction of travel is towards central Johor Bahru, Danga Bay or the Second Link – not someone commuting out to the Tebrau industrial or Austin Heights side of the city.紧邻 Jalan Tampoi，Skudai 与 Pasir Gudang 大道就在附近，这个地址适合日常通勤方向是往新山市中心、Danga Bay 或二关的人 —— 而不是往 Tebrau 工业区或 Austin Heights 那一侧通勤的人。
The buyer who was actually looking for something else其实在找别的东西的人
If that is you, this address is not what you came for, and it will not become landed no matter how the psf trend looks. Skip to the comparison table near the bottom for the genuine landed alternatives in the corridor you actually meant to search.如果这说的是你，这个地址不是你要找的东西，不管每尺价走势看起来多好，它也不会变成有地住宅。请直接跳到页面底部的对照表，看你原本想搜的那一带真正的有地住宅替代选项。
A day around Jalan TampoiJalan Tampoi 一带的一天
This is a working corridor, not a resort township – Tampoi’s industrial belt sits close by, and the daily rhythm reflects that rather than a food-and-leisure identity.这是一条工作走廊，不是度假式市镇 —— Tampoi 的工业带就在附近，日常节奏反映的是这一点，而不是餐饮休闲的调性。
Traffic builds on Jalan Tampoi and onto Lebuhraya Skudai as the Tampoi industrial estates start their shift. If your commute runs the other way, towards the city, you are moving against this flow.Jalan Tampoi 与接上的 Lebuhraya Skudai 开始塞车，Tampoi 工业区开始上班。如果你的通勤方向相反、是往市区去，你是逆着这股车流走的。
KiPMall Tampoi and Giant Tampoi open. This is the everyday retail for the address – hypermarket, food court, banking – not a destination mall, but genuinely walkable to a meaningful share of residents.KiPMall Tampoi 与 Giant Tampoi 开门。这是这个地址的日常零售 —— 大卖场、美食广场、银行 —— 不是目的地型商场，但对相当一部分住户来说是真的走得到。
Lunch is kopitiam and food-court fare around the Tampoi shop rows, and the temple and mosque precincts a short drive away – Tianhou Temple and Jamek As Solihin Mosque both sit in the immediate area.午餐是 Tampoi 店屋排的茶室与美食广场，车程不远处还有天后宫与 Jamek As Solihin 回教堂 —— 两者都在这一带内。
Evening traffic on Jalan Tampoi and around the Skudai / Pasir Gudang highway interchanges is real – this is a genuine arterial corridor, not a quiet residential cul-de-sac. Verify it yourself at the hour you would actually drive.Jalan Tampoi 与 Skudai／Pasir Gudang 大道交汇处的傍晚车流是真实存在的 —— 这是一条实打实的干道走廊，不是安静的住宅死巷。请在你实际会开车的时段亲自验证。
Kempas, a few minutes further, adds a second layer of everyday convenience – a medical centre, a community centre and the Kempas Baru KTM station, useful if your travel plans ever involve the rail line rather than the highway.再往前几分钟的 Kempas，再加一层日常便利 —— 医疗中心、社区中心，还有 Kempas Baru 火车站，如果你的出行计划哪天会用到铁路而不是公路，这一点用得上。
Quiet. This is not a nightlife or food-street address, and it is not trying to be one – the honest comparison is a working, mixed residential-industrial corridor, not an entertainment district.安静下来。这不是夜生活或美食街地址，它也没打算成为那种地方 —— 诚实的对照，是一条工作型、住宅工业混合的走廊，不是娱乐区。
NAPIC calls it Tebrau. The coordinates say Tampoi.NAPIC 叫它 Tebrau。坐标说的是 Tampoi。
We geocoded the address – “Persiaran Aliff Harmoni Utama, Taman Damansara Aliff, 81200 Johor Bahru” – against OpenStreetMap and confirmed it with Google Street View. It resolves to 1.5101° N, 103.7175° E, fronting Jalan Tampoi and accessed via Persiaran Aliff Harmoni Utama, in the suburb OpenStreetMap labels Bandar Baru Uda, postcode 81200. 我们把这个地址 —— 「Persiaran Aliff Harmoni Utama, Taman Damansara Aliff, 81200 Johor Bahru」—— 对照 OpenStreetMap 做过地理编码，并用 Google 街景核实过。坐标落在 北纬 1.5101 度、东经 103.7175 度，正面朝 Jalan Tampoi，经 Persiaran Aliff Harmoni Utama 进出，OpenStreetMap 把这一带标为 Bandar Baru Uda，邮区 81200。
That is roughly 10 to 15 km by road from Taman Mount Austin and the Austin Heights / Tebrau Highway corridor that NAPIC’s “Mukim Tebrau” label puts it alongside in List.my’s area lists. Mukims are old land-administration boundaries, not neighbourhood names, and this is a case where the administrative tag and the everyday geography plainly disagree. Judge this address on Tampoi and Bandar Baru Uda, not on Tebrau. 这跟 NAPIC「Mukim Tebrau」标签在 List.my 区域列表里把它归在一起的 Taman Mount Austin 与 Austin Heights／Tebrau Highway 一带，实际车程大约 10 至 15 公里。Mukim 是古老的土地行政边界，不是邻里名称，而这是行政标签跟日常地理明显对不上的一个案例。请以 Tampoi 与 Bandar Baru Uda 来判断这个地址，不要以 Tebrau 来判断。
| Nearby reference point周边参考点 | Straight-line直线距离 |
|---|---|
| Kempas Baru KTM station | ~2.9 km |
| Danga Bay | ~4.0 km |
| KSL City Mall | ~5.7 km |
| Hospital Permai Johor Bahru | ~2.5 km |
| Taman Mount Austin / Austin Heights Tebrau, per NAPIC label | ~10–15 km by road车程 |
Two highways, a hypermarket cluster, and a psychiatric hospital nearby两条大道、一个大卖场群，附近还有一所精神科医院
We are naming Hospital Permai plainly because it is the nearest hospital-scale facility on record and some buyers will want to know what it is before they read further – it is a public psychiatric hospital, not a general hospital. Judge for yourself whether that matters to you.我们直接点名 Hospital Permai，因为它是纪录中最近的医院级设施，有些买家会想在继续往下读之前先知道它是什么 —— 它是一所公立精神科医院，不是综合医院。这对你重不重要，自己判断。
Roads道路与高速
The development fronts Jalan Tampoi and is reached via Persiaran Aliff Harmoni Utama. Lebuhraya Skudai and Lebuhraya Pasir Gudang both run within a couple of kilometres, confirmed on OpenStreetMap, giving routes toward both central Johor Bahru and the wider expressway network. This is a genuine traffic corridor, not a quiet backstreet – expect real peak-hour congestion.项目正面朝 Jalan Tampoi，经 Persiaran Aliff Harmoni Utama 进出。Lebuhraya Skudai 与 Lebuhraya Pasir Gudang 两条大道都在数公里内，经 OpenStreetMap 核实，可通往新山市中心与更大范围的大道网络。这是一条实打实的交通走廊，不是安静的后街 —— 请预期真实的高峰期拥堵。
Everyday retail日常零售
KiPMall Tampoi, Giant Tampoi and KiP Mart Tampoi cover everyday shopping. For a bigger destination mall, KSL City Mall is about 5.7 km away straight-line, and Danga Bay‘s waterfront leisure strip is about 4.0 km straight-line – both plausibly a short drive, though we have not timed the actual route ourselves.KiPMall Tampoi、Giant Tampoi 与 KiP Mart Tampoi 涵盖日常购物。若要更大型的目的地商场，KSL City Mall 直线距离约 5.7 公里，Danga Bay 的滨水休闲带直线约 4.0 公里 —— 两者车程应该都不远，但我们没有亲自计时实际路线。
Medical & rail医疗与铁路
Hospital Permai is confirmed on OpenStreetMap about 2.5 km away – it is Johor’s public psychiatric hospital, not a general hospital; for general care, Hospital Sultanah Aminah in central Johor Bahru is the nearer major public option, though we have not measured that distance ourselves. Kempas Baru KTM station sits about 2.9 km away for anyone who might use the rail line.Hospital Permai 经 OpenStreetMap 核实，约 2.5 公里外 —— 它是柔佛的公立精神科医院，不是综合医院；一般诊疗，新山市中心的 Hospital Sultanah Aminah 是较近的主要公立选项，但我们没有亲自测量那段距离。Kempas Baru 火车站约 2.9 公里外，供会用到铁路的人参考。
Six things the numbers actually show – good and bad数字实际显示的六件事 —— 好的与不好的都有
We are not writing this section as a sales pitch. Three of these six points are reasons to look closer; three are reasons to think twice. 这一节不是在写推销文案。六点里有三点是值得细看的理由，另外三点是值得三思的理由。
The cheapest true entry price in the “Tebrau” dataset「Tebrau」资料集里最低的真实入场价
At roughly RM230,000 for the smallest recorded size, this is well below every other area NAPIC groups under Mukim Tebrau in our comparison table – the next cheapest, Taman Puteri Wangsa and Taman Daya, have medians around RM450,000. For a strict budget ceiling, that gap is real. 最小登记面积约 RM230,000，明显低于我们对照表里 NAPIC 归在 Mukim Tebrau 底下的所有其他区域 —— 次低的 Taman Puteri Wangsa 与 Taman Daya，中位价都在 RM450,000 上下。若预算是硬上限，这个差距是真实的。
Genuinely closer to the city than its NAPIC neighbours比它的 NAPIC 邻居真正更靠近市区
On verified coordinates, this address is roughly 10 to 15 km closer to central Johor Bahru than Taman Mount Austin or Setia Tropika, the areas it gets compared to in List.my’s Tebrau grouping. If your priority is proximity to the city and Danga Bay rather than to Austin Heights, the mislabelled mukim tag actually undersells this address. 以核实坐标计算，这个地址比它在 List.my 的 Tebrau 分组里被拿来比较的 Taman Mount Austin 或 Setia Tropika，离新山市中心近了大约 10 至 15 公里。如果你在意的是靠近市区与 Danga Bay，而不是靠近 Austin Heights，那个标错的 mukim 标签其实低估了这个地址。
Psf has risen every year we could measure每一个我们能算出的年份，每尺价都在涨
Median psf moved RM515 → RM530 → RM537 → RM582 across 2021 to 2024, the four years with enough recorded volume to trust. That is a consistent direction, even while median total price fell over the same period – which tells you unit sizes sold have been shrinking, not that the address is losing value per square foot. 2021 至 2024 年这四个成交量足以信赖的年份，中位每尺价从 RM515 一路涨到 RM530、RM537、RM582。方向一致 —— 即使同期中位总价在下滑，那说明的是成交的单位坪数在变小，不是这个地址的每尺价值在下跌。
Volume has collapsed, and recent-year figures are thin成交量崩落，近年数字很薄
140 transactions in 2022 fell to 26 in 2024, 8 in 2025 and 1 so far in 2026. Whatever the reporting lag explains, a market this thin means fewer comparables, wider bid-ask spreads, and a psf trend that a handful of trades can distort in either direction. 2022 年 140 笔成交，跌到 2024 年 26 笔、2025 年 8 笔，2026 年至今 1 笔。不论资料滞后能解释多少，一个这么薄的市场，意味着可比案例更少、买卖价差更宽，而每尺价走势几笔成交就能往任一方向扭曲。
A financially distressed developer’s name is on it挂的是一个财务陷入困境的发展商名字
Country Garden has been in public default on its debt since October 2023. That does not automatically mean anything is wrong with this specific, already-built strata title – but it is a reason to have a lawyer check the management corporation’s finances and any outstanding developer liabilities before you sign anything. Country Garden 自 2023 年 10 月起公开对其债务违约。这不代表这个已建成、独立分层的地契本身一定有问题 —— 但这是一个理由：签任何东西之前，请律师查一查管理机构的财务状况，以及发展商是否有未了结的负债。
Zero landed component, permanently零有地成分，而且不会变
This is not a phase of a mixed township that will add terraces later. Every one of the 294 records is a serviced apartment, and there is no land title product at this address to trade up into. If your five-year plan involves moving to a landed house, plan to move addresses too. 这不是一个混合市镇、以后会加盖排屋的其中一期。全部 294 笔纪录都是服务式公寓，这个地址没有有地地契产品可以换购。如果你五年计划里包含换成有地住宅，也请把「换地址」一起排进计划。
Four verified Street View panels, right at the coordinates四张已验证的街景，就在这个坐标
We placed the pin at the geocoded address and pulled live Google Street View at four points along the access roads – not stock photography, not a guess. Road names in the captions are exactly what Google’s own location card returned, not our assumption. 我们把针放在地理编码过的地址上，沿着进出道路在四个点位拉取即时 Google 街景 —— 不是素材图，也不是猜的。图说里的路名，完全是 Google 自己的地点卡回传的结果，不是我们的推测。
There is no “house type” here. There is only size.这里没有「户型」这回事。只有坪数。
Because every unit is a serviced apartment, the only real segmentation in the NAPIC records is floor area. The size bands below are what we could confirm from filtered List.my data – we are not filling in bands we could not verify. 因为每一个单位都是服务式公寓，NAPIC 纪录里唯一真实的区隔就是建筑面积。以下坪数带是我们能从筛选过的 List.my 数据核实的 —— 没能核实的坪数带，我们不会填上去。
≈398 sq ft约 398 尺
≈549 sq ft约 549 尺
≈700–981 sq ft约 700–981 尺
Low volume now, but the highest psf of any area NAPIC ties it to目前量少，但每尺价是 NAPIC 归在同组区域里最高的之一
Central Park sits near the top — because it is strata, not because it is primeCentral Park 排在前段 —— 因为它是分层产权，不是因为地段顶级
A market that has gone quiet一个变安静的市场
Some of the 2025-2026 drop is NAPIC’s roughly six-month reporting lag, which will fill in over time. But the fall from 140 to 26 between 2022 and 2024 predates that lag window and looks like a genuine slowdown. Do not treat any single recent year as a reliable market read. 2025 至 2026 年的下滑，部分是 NAPIC 约半年的资料滞后，会随时间补齐。但 2022 到 2024 年从 140 笔跌到 26 笔，发生在滞后窗口之前，看起来是真实的放缓。不要把任何单一近年数字当成可靠的市况判断。
What actually transacted, by the only segmentation that exists here实际成交在多少 —— 按这里唯一存在的区隔方式
Registered subsale transactions, 2021 to 2026, from NAPIC records published by List.my: 294 records, median RM322,500 at RM546 psf. Every record is typed as serviced apartment. Rents are current portal asking rents, September 2026, and are indicative only. 2021 至 2026 年登记二手成交，来源为 List.my 公布的 NAPIC 纪录：294 笔，中位 RM322,500、每尺 RM546。每一笔纪录类型都是服务式公寓。租金为 2026 年 9 月的平台开价，仅供参考。
| Size band坪数带 | Records seen可见笔数 | Recorded price range登记价格区间 | PSF range每尺价区间 | Asking rent开价租金 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|---|
| ≈398 sq ft约 398 尺 | 5 (2025) | RM230,000 – 270,000 | RM578 – 678 | RM1,400 – 1,500 | No不行 |
| ≈549 sq ft约 549 尺 | 3 (2025) | RM282,000 – 350,000 | RM514 – 638 | RM1,500 | No不行 |
| ≈700 sq ft约 700 尺 | rent listing only仅有租盘 | — | — | RM1,980 | — |
| ≈980 sq ft约 980 尺 | 1 (2026) | RM495,000 | RM505 | RM2,200 | No不行 |
| All sizes, recorded median全部坪数，登记中位 | 294 | RM322,500 RM546 psf · +2.9% 12m (thin recent sample) | RM227,000 – 419,000 (P25–P75) | RM1,400 – 2,200 | Nowhere near RM1m strata floor远低于 RM100 万分层门槛 |
Four years we can trust, and two we are leaving out四个能信的年份，两个我们刻意不放进去
Source: registered subsale records from NAPIC (JPPH), published by List.my, read 2026-09-08. 2025 (8 transactions) and 2026 (1 transaction) are excluded from the chart below as statistically unreliable — this is our own editorial rule, not something List.my imposes, and we are telling you exactly why a two-year gap exists rather than quietly extending the line.来源：NAPIC（JPPH）登记二手成交纪录，由 List.my 公布，读取于 2026-09-08。2025 年（8 笔）与 2026 年（1 笔）被排除在下方图表外，因为统计上不可靠 —— 这是我们自订的编辑规则，不是 List.my 的规定，我们把为什么少了两年直接讲清楚，不会悄悄把线接过去。
The distribution, and why “median” hides the studio-vs-980-sqft gap分布，以及「中位数」如何藏住工作室与 980 尺之间的落差
Half of all recorded sales landed between RM227,000 and RM419,000, with the median at RM322,500. Because this is a single strata development rather than a mixed township, that spread is almost entirely explained by unit size — a roughly 398 sq ft unit and a roughly 980 sq ft unit are different products at different prices, not different locations. 全部登记成交中有一半落在 RM227,000 至 RM419,000 之间，中位数为 RM322,500。因为这是单一分层产权项目，不是混合市镇，这个区间几乎全由坪数解释 —— 约 398 尺的单位与约 980 尺的单位，是不同的产品、不同的价格，不是不同的地段。
Recorded transactions by year各年度登记成交笔数
Median psf by year (2021–2024 only)各年度中位每尺价（仅 2021–2024）
Even more closed than a landed comparison — this is strata, and it is nowhere close比有地对照更彻底关闭 —— 这是分层产权，而且差得远
Johor bars non-citizens from strata property below RM1 million. The highest price recorded at this address, ever, is RM495,000 — for the single largest unit on record. Nothing here comes close. We would rather tell you that on the first screen than after a viewing. 柔佛禁止非公民购买 RM100 万 以下的分层产权。这个地址史上登记的最高价，是 RM495,000 —— 纪录中最大坪数的那一笔。这里没有任何单位接近这条线。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 all-sizes recorded median of RM322,500 — adjust it down to about RM250,000 for the smallest studio-size band, or up to RM495,000 for the largest recorded unit.预设值为全坪数登记中位价 RM322,500 —— 想看最小工作室坪数带，可调低到约 RM250,000；想看纪录中最大单位，可调高到 RM495,000。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM322,500, the all-sizes recorded median. First-time Malaysian buyers at or below RM500,000 are exempt from transfer stamp duty in 2026 and 2027 — every recorded price at this address qualifies.预设 RM322,500，即全坪数登记中位价。马来西亚首购族在 RM500,000 或以下于 2026 与 2027 年免转让印花税 —— 这个地址所有登记价格都符合资格。
Johor’s minimum purchase price for a non-citizen on strata property is RM1 million. The highest price ever recorded here is RM495,000, and the all-sizes median is RM322,500 — both far below the floor. The costs below are shown so you can compare against an address that does qualify. 柔佛对非公民购买分层产权的最低购买价为 RM100 万。这里史上登记最高价是 RM495,000，全坪数中位价是 RM322,500 —— 两者都远低于门槛。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 Bahru addresses that actually qualify. 告诉我你的预算与护照，我把真正符合资格的新山门牌发给你。
Still want to see what’s actually available here?还是想看看这里实际有什么现货？
Tell me the size and budget, or tell me you actually wanted landed housing in Tebrau and I will point you the right way instead.告诉我坪数与预算，或者直接说你其实想找 Tebrau 的有地住宅，我带你去对的地方。
Cheapest entry in the group it’s filed under. Also the thinnest market and the shakiest developer.它被归的那一组里最便宜的入场价。也是最薄的市场、最不稳的发展商。
✓ Strengths优势
- The cheapest genuine entry price in NAPIC’s entire “Tebrau” grouping — roughly RM230,000 against a next-cheapest median of about RM450,000 elsewhere in that list.NAPIC 整个「Tebrau」分组里最便宜的真实入场价 —— 约 RM230,000，对比该列表里次低的中位价约 RM450,000。
- Genuinely closer to central Johor Bahru than the areas it gets compared to — roughly 10 to 15 km nearer than Taman Mount Austin or Austin Heights, on verified coordinates.真的比拿来对照的那些区域更靠近新山市中心 —— 以核实坐标计算，比 Taman Mount Austin 或 Austin Heights 近了大约 10 至 15 公里。
- Median psf climbed every measurable year — RM515 in 2021 to RM582 in 2024, across the four years with enough volume to trust.中位每尺价在每一个可测量的年份都在涨 —— 从 2021 年的 RM515 涨到 2024 年的 RM582，涵盖成交量足以信赖的四年。
- Real, current rental demand — active asking listings from RM1,400 to RM2,200 a month, not a hypothetical.真实、当下的租赁需求 —— 目前有活跃挂牌，开价 RM1,400 至 RM2,200 —— 不是假设。
- Full national road access on the doorstep — Jalan Tampoi, Lebuhraya Skudai and Lebuhraya Pasir Gudang are all confirmed within a couple of kilometres.家门口就是完整的国道系统 —— Jalan Tampoi、Lebuhraya Skudai 与 Lebuhraya Pasir Gudang 都在数公里内，已核实。
△ Things to weigh需要权衡的
- Zero landed component, permanently. Every one of 294 records is a serviced apartment. If you came here looking for a terrace or semi-D, this address will never become one.零有地成分，而且永远不会有。294 笔纪录全部是服务式公寓。如果你是想找排屋或半独立式才来的，这个地址永远不会变成那样。
- NAPIC’s mukim label is misleading. This address is filed under Tebrau alongside townships 10 to 15 km away. Do not assume it shares their amenities, schools or character.NAPIC 的 mukim 标签会误导人。这个地址被归在 Tebrau 底下，跟着 10 至 15 公里外的市镇归为一组。不要假设它跟那些区域共享配套、学校或调性。
- Transaction volume has collapsed. From 140 in 2022 to 26 in 2024, 8 in 2025 and 1 so far in 2026. A thin market means wider bid-ask spreads and fewer comparables to check your price against.成交量已经崩落。从 2022 年 140 笔跌到 2024 年 26 笔、2025 年 8 笔，2026 年至今 1 笔。市场薄意味着买卖价差更宽，可比案例也更少。
- The developer name carries real risk. Country Garden has been in public debt default since October 2023. Get the management corporation’s finances and any outstanding developer obligations checked by a lawyer.发展商这个名字带着真实的风险。Country Garden 自 2023 年 10 月起公开债务违约。请找律师查清楚管理机构的财务状况，以及发展商是否有未了结的义务。
- Closed to foreign buyers, more definitively than most landed pages you’ll read. The highest price ever recorded here, RM495,000, is barely half of Johor’s RM1 million strata floor for non-citizens.对外籍买家关闭，比你读过的多数有地页面都更彻底。这里史上登记最高价 RM495,000，还不到柔佛给非公民 RM100 万分层门槛的一半。
- Project facts we could not verify. Launch year, completion status, total unit count and facility list are not confirmed through the sources available to us — we left them blank rather than guessing.我们没能核实的项目事实。开盘年份、完工状态、总单位数与设施清单，透过我们现有的管道无法确认 —— 我们选择留白，不用猜的。
Central Park (Laman Glasier) FAQCentral Park（Laman Glasier）常见问题
Is Central Park (Laman Glasier) a landed house or a condo?Central Park（Laman Glasier）是有地住宅还是公寓？
It is a condominium-style serviced apartment, not a landed house. We filtered all 294 registered NAPIC subsale transactions at this address from 2021 to 2026 by property type, and every single one – 100 percent – is recorded as a serviced apartment. There is no terrace, semi-detached or bungalow component here at all. If you searched for a landed house and arrived on this page, this is the wrong product; see the comparison table near the bottom for genuinely landed alternatives. 它是公寓型的服务式公寓，不是有地住宅。我们把这个地址 2021 至 2026 年全部 294 笔登记 NAPIC 二手成交按物业类型筛选过一遍，结果是：全部 —— 100% —— 登记为服务式公寓。这里完全没有排屋、半独立式或独立式的成分。如果你是想找有地住宅才点进这一页，这不是对的产品；请见页面底部的对照表，找真正的有地住宅替代选项。
Where exactly is Central Park (Laman Glasier) located?Central Park（Laman Glasier）实际位置在哪里？
It sits in Taman Damansara Aliff, postcode 81200, Johor Bahru, fronting Jalan Tampoi and accessed via Persiaran Aliff Harmoni Utama – in the Bandar Baru Uda / Tampoi / Kempas corridor on the city side of Johor Bahru. This is not the Tebrau / Austin Heights corridor. NAPIC’s own data groups this transaction record under ‘Mukim Tebrau’ for administrative purposes, and List.my’s URL structure follows that label, but the physical address is nowhere near Austin Heights, IKEA Tebrau or the Tebrau Highway. We verified this with OpenStreetMap geocoding and Google Street View at the coordinates before writing this page. 它位于 Taman Damansara Aliff，邮区 81200，新山，正面朝 Jalan Tampoi，经 Persiaran Aliff Harmoni Utama 进出 —— 在新山市区这一侧的 Bandar Baru Uda／Tampoi／Kempas 一带。这不是 Tebrau／Austin Heights 一带。NAPIC 自己的资料把这笔成交纪录归在「Mukim Tebrau」的行政分类下，List.my 的网址结构也沿用了这个标签，但实际门牌离 Austin Heights、IKEA Tebrau 或 Tebrau Highway 都很远。我们在写这一页之前，已用 OpenStreetMap 地理编码与 Google 街景在这个坐标做过核实。
How much does a unit at Central Park (Laman Glasier) cost?Central Park（Laman Glasier）的单位大概多少钱？
Registered subsale transactions show a median of RM322,500 at RM546 per square foot across 294 records from 2021 to 2026, published by List.my from NAPIC data. By recorded unit size, a roughly 398 sq ft unit traded between RM230,000 and RM270,000 in 2025, a roughly 549 sq ft unit traded between RM282,000 and RM350,000, and the one 2026 transaction on record, at roughly 980 sq ft, sold for RM495,000. The middle 50 percent of all transactions sits between RM227,000 and RM419,000. 登记二手成交显示：2021 至 2026 年共 294 笔纪录，中位价 RM322,500、每平方尺 RM546，资料由 List.my 依 NAPIC 数据公布。按登记面积看，2025 年约 398 尺的单位成交在 RM230,000 至 RM270,000 之间，约 549 尺的单位成交在 RM282,000 至 RM350,000 之间，而 2026 年目前唯一一笔纪录、面积约 980 尺，成交价 RM495,000。全部成交的中间 50% 落在 RM227,000 至 RM419,000 之间。
Why is the price per square foot here higher than nearby landed townships?为什么这里的每尺价比附近的有地住宅还高？
Because the unit is small, not because the address is expensive. A RM546 median psf sounds high next to a Tebrau-area terrace at RM300 to RM400 psf, but the terrace is 1,400 to 2,000 sq ft while a unit here can be under 400 sq ft. Small strata units routinely carry a higher psf than large landed lots because fixed costs – the door, the bathroom, the kitchen – are spread over less floor area. Compare total price, not psf, when you are deciding what you can actually afford. 因为单位面积小，不是因为这个地段贵。RM546 的中位每尺价放在 Tebrau 一带每尺 RM300 至 RM400 的排屋旁边看似很高，但排屋是 1,400 至 2,000 尺，这里的单位可以小到 400 尺以下。小坪数分层产权的每尺价，本来就常常高过大面积有地住宅 —— 因为大门、浴室、厨房这些固定成本，摊在更小的地板面积上。在决定负担得起什么之前，请比较总价，不要只比每尺价。
Can foreigners buy a unit at Central Park (Laman Glasier)?外国人可以买 Central Park（Laman Glasier）的单位吗？
No. Johor sets a RM1 million minimum purchase price for non-citizens buying strata property, and every recorded price at this address – from the roughly RM230,000 studio-sized unit to the RM495,000 top recorded sale – sits far below that floor. Unlike some landed townships where a single large bungalow might clear the RM2 million landed threshold, there is no unit type here that gets anywhere near the strata minimum. This address is closed to foreign buyers on the numbers, full stop. 不行。柔佛对非公民购买分层产权设有 RM100 万最低购买价门槛，而这个地址所有登记价格 —— 从约 RM230,000 的细坪数单位到登记最高的 RM495,000 —— 全部远低于这条门槛。不像某些有地市镇里一栋大独立式洋房或许能跨过 RM200 万有地门槛，这里没有任何一种单位类型能接近分层门槛。以数字来看，这个地址对外籍买家完全关闭，没有例外。
What rent can I expect if I buy here to let out?如果我买来出租，租金大概多少？
Current asking rents on Malaysian classifieds portals in September 2026 run from about RM1,400 to RM2,200 a month for units between roughly 500 and 981 sq ft. These are asking prices from active listings, not confirmed signed rents, and the sample is small – treat this as a starting point for your own research, not a guarantee. 2026 年 9 月，马来西亚分类广告平台上的开价租金，约 500 至 981 尺的单位大致落在每月 RM1,400 至 RM2,200 之间。这些是活跃刊登广告的开价，不是已签约确认的租金，样本也不大 —— 请把这当作你自己做功课的起点，不是保证。
Is transaction volume here still healthy?这里的成交量还健康吗？
It has fallen sharply and you should know that before you rely on any recent-year statistic. Registered transactions went from 140 in 2022 to 93 in 2023, 26 in 2024, just 8 in 2025, and 1 so far in 2026. NAPIC records lag roughly six months so the most recent years will fill in somewhat, but the trend is a real slowdown, not just a reporting gap. The quoted 12-month psf change of plus 2.9 percent is built on a thin recent sample and can move on a handful of transactions. 成交量下滑得很明显，在你依赖任何近年数字之前，请先知道这一点。登记成交笔数从 2022 年的 140 笔，降到 2023 年 93 笔、2024 年 26 笔、2025 年只有 8 笔，2026 年至今 1 笔。NAPIC 纪录约滞后半年，最近几年数字会陆续补上，但这个趋势是真实的放缓，不只是资料滞后。所谓 12 个月每尺价 +2.9% 的涨幅，是建立在一个很薄的近期样本上，几笔成交就能把它拉动。
Who is the developer, and is the project financially sound?发展商是谁？项目财务状况健全吗？
The development is branded Country Garden, a large Chinese property developer listed in Hong Kong. Publicly available records show Country Garden Holdings has been in financial distress and default on its debt obligations since October 2023. We could not independently verify project-specific facts for this Central Park address – launch year, completion date, total unit count, or facility list – through the sources available to us, and we are not going to guess. If you are buying here, ask your lawyer to confirm the strata title status, the management corporation’s finances, and outstanding developer obligations before you commit. 这个项目挂的品牌是 Country Garden（碧桂园），一家在香港上市的大型中国房地产开发商。公开资料显示，Country Garden Holdings 自 2023 年 10 月起陷入财务困境并对其债务违约。我们透过现有管道，无法独立核实这个 Central Park 地址的项目细节 —— 开盘年份、完工日期、总单位数或设施清单 —— 我们不会用猜的。如果你考虑在这里买，请在下承诺之前，请律师确认地契分层状态、管理机构财务，以及发展商是否有未了结的义务。
Is this a substitute for landed housing in the Tebrau area?这里可以取代 Tebrau 一带的有地住宅吗？
No, and we want to be direct about that. If what you actually want is a terrace, semi-detached or bungalow in the Tebrau corridor – Taman Mount Austin, Setia Tropika, Bandar Dato’ Onn and similar – this page is not that product, and this address is not even in that part of town. What this address does offer is the lowest genuine entry price you will find anywhere in NAPIC’s Tebrau-tagged dataset, real rental demand, and a location that is arguably closer to central Johor Bahru than the landed townships it gets grouped with. Different buyer, different reason to buy. 不能，我们想在这一点上说清楚。如果你真正想要的是 Tebrau 一带的排屋、半独立式或独立式洋房 —— 例如 Taman Mount Austin、Setia Tropika、Bandar Dato’ Onn 这类 —— 这一页不是那个产品，而且这个地址根本不在那一带。这个地址真正能提供的，是 NAPIC 归在「Tebrau」标签下的资料里，你能找到的最低真实入场价、实打实的租赁需求，以及一个说不定比那些跟它归在一起的有地市镇更靠近新山市中心的位置。不同的买家，不同的买入理由。
What tenure and title type does Central Park (Laman Glasier) carry?Central Park（Laman Glasier）是什么地契年期与产权类型？
We could not independently verify the tenure (freehold or leasehold) for this specific project through the sources available to us, and strata title status can vary by block and by phase even within one development. This is a strata title, not individual land title, which is normal for a serviced apartment – but you must confirm the specific tenure, the strata title issuance status, and whether a master or strata title has actually been issued for the unit you are looking at, directly with the seller’s lawyer before you commit. 透过我们现有的管道，我们无法独立核实这个项目具体的地契年期（永久或租赁）；即使在同一个项目内，分层地契的核发状态也可能因栋别与期数而不同。这是分层产权，不是个别地契，这对服务式公寓来说是正常的 —— 但你必须就你看中的那个单位，直接向卖方律师核实具体年期、分层地契核发状态，以及主地契或分层地契是否已经核发。
Is this the same “Country Garden” project as the famous Danga Bay development?这跟知名的 Country Garden Danga Bay 项目是同一个吗？
No, and this is worth clarifying because the developer name causes confusion. Country Garden Danga Bay is a separate, much larger waterfront project on Johor Bahru’s coast. Central Park (Laman Glasier) is a distinct, smaller Country Garden-branded development at Taman Damansara Aliff, inland, off Jalan Tampoi. Both share the same parent developer, and both are therefore exposed to the same developer-level financial risk, but they are different sites with different records. 不是，这一点值得说清楚，因为发展商名字一样容易造成混淆。Country Garden Danga Bay 是新山海岸线上另一个、规模大得多的独立滨水项目。Central Park（Laman Glasier）是内陆、Jalan Tampoi 附近，一个不同、规模较小的 Country Garden 品牌项目。两者的母公司发展商相同，因此都承担同一层级的发展商财务风险，但两者是不同的基地、不同的纪录。
The areas NAPIC files this address alongside — genuinely landed, genuinely in TebrauNAPIC 把这个地址归在一起的那些区域 —— 真正有地、真正在 Tebrau
Every area below is grouped with Central Park under NAPIC’s Tebrau mukim tag in List.my’s data. Unlike Central Park, these are physically in the Tebrau corridor and carry a genuine landed component. If a landed house was what you searched for, one of these is probably what you meant.下方每一个区域，都跟 Central Park 一起被 NAPIC 的 Tebrau mukim 标签归在 List.my 的资料里。跟 Central Park 不同，这些区域是真的位于 Tebrau 走廊，也真的有有地住宅成分。如果你搜的是有地住宅，下面这些多半才是你原本要找的。
| 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 |
|---|---|---|---|---|---|
| Central Park (Laman Glasier) | 294 | RM322,500 | RM546 | +2.9% | This page — 100% strata, not in the Tebrau corridor本页 —— 100% 分层，不在 Tebrau 走廊内 |
| Taman Impian Emas | 959 | RM724,000 | RM328 | +7.5% | Genuinely landed, genuinely Tebrau真正有地，真正 Tebrau |
| Taman Daya | 856 | RM450,000 | RM295 | +11.0% | Cheapest genuinely-landed option in this list这份名单里最便宜的真正有地选项 |
| Bandar Dato’ Onn | 815 | RM745,000 | RM436 | +5.2% | Established, higher tier成熟社区，价位较高 |
| Taman Mount Austin | 777 | RM540,000 | RM428 | +6.3% | The food-and-hospital township this address is not near这个地址并不靠近的餐饮兼医院市镇 |
| Taman Setia Indah | 731 | RM560,000 | RM372 | +4.0% | Mid-tier, established中价位，成熟社区 |
| Bandar Jaya Putra | 697 | RM660,000 | RM520 | +5.2% | High psf, but genuinely landed每尺价高，但真正有地 |
| Setia Tropika | 610 | RM800,000 | RM422 | +3.8% | Priciest in this set这组里最贵 |
| Taman Puteri Wangsa | 555 | RM450,000 | RM299 | +0.9% | Affordable landed, slow growth价格亲民的有地，涨幅慢 |
| D’summit Residences | 395 | RM441,000 | RM582 | −15.1% | Also strata, not landed — and falling同样是分层，不是有地 —— 而且在跌 |
Tell me what you actually need. I’ll tell you if this is it.告诉我你真正需要什么。我告诉你这里是不是对的答案。
If a small, cheap, city-side strata unit with real rental demand is genuinely what you want, Central Park (Laman Glasier) is worth a look. If you wanted landed housing in Tebrau, say so — I would rather send you to the right address on day one than sell you the wrong one. 如果你要的真的是坪数小、价格低、靠市区、有真实租赁需求的分层单位，Central Park（Laman Glasier）值得一看。如果你要的是 Tebrau 的有地住宅，直接说 —— 我宁可第一天就带你去对的地址，也不要卖错的给你。