Damansara Alif: a RM553 psf headline that is
half shop-lots, and a RM650,000 house underneath
Damansara Alif：一个由店铺撑出来的 RM553 每尺头条
底下其实是一栋 RM650,000 的排屋
List.my’s own Mukim Tebrau comparison table puts Damansara Alif at RM830,000 median and RM553 psf — one of the highest per-square-foot figures anywhere in the mukim, ahead of far larger, better-known townships. Filter it by type, as this page does, and the picture splits cleanly in two: 33 double-storey terrace houses at a median RM650,000 (RM380 psf), and 30 commercial shop lots — 28 three-storey shops at RM1,931,000 and 2 four-storey shops at RM6,011,500 — that are doing almost all of the work in that headline number. List.my 自家的 Mukim Tebrau 对照表，把 Damansara Alif 列在中位价 RM830,000、每尺 RM553——是整个 mukim 里数一数二高的每尺价，甚至高过好几个规模大得多、知名度也高得多的市镇。像本页这样按户型拆开一看，画面清楚分成两半：33 笔双层排屋，中位 RM650,000（每尺 RM380）；以及 30 笔商用店铺——28 间三层店屋中位 RM1,931,000、2 间四层店屋中位 RM6,011,500——真正把头条数字撑起来的，是这一半。
© Chongkian · CC BY-SA 4.0 · Wikimedia CommonsDamansara Alif in 30 seconds30 秒看懂 Damansara Alif
- Where it actually is: inside the Bandar Baru Uda master township, west-central Johor Bahru — its western half addressed to Taman Orkid, postcode 81200, and its eastern half to Taman Sri Bahagia, postcode 81300, verified via OpenStreetMap. List.my/NAPIC file it under Mukim Tebrau, though it sits roughly 7.5km from the Mount Austin / Impian Emas belt most people mean by that name, and about 2.8km from Tampoi’s own documented town centre. 它到底在哪：位于新山中西部的 Bandar Baru Uda 大型市镇内——西半部归 Taman Orkid、邮区 81200，东半部归 Taman Sri Bahagia、邮区 81300，经 OpenStreetMap 核实。List.my／NAPIC 把它归入 Mukim Tebrau，但它离大家讲「Tebrau」通常指的 Mount Austin／Impian Emas 一带约 7.5 公里，离 Tampoi 自己的市镇中心约 2.8 公里。
- The number that matters: 63 NAPIC subsale transactions 2021–2026, splitting almost evenly into 33 residential (100% double-storey terrace houses) and 30 commercial (28 three-storey shops, 2 four-storey shops). Roughly half of everything NAPIC records under this name is not a house. 关键数字：2021–2026 年 NAPIC 登记 63 笔，几乎对半分成 33 笔住宅（全数为双层排屋）与 30 笔商用（28 间三层店屋、2 间四层店屋）。NAPIC 记在这个名字底下的成交，大约一半根本不是房子。
- What a house here costs: median RM650,000 at RM380 psf for the double-storey terrace, the only residential type sold. The blended all-type figure most comparison tables show — RM830,000 at RM553 psf — is dragged up by the 30 shop-lot sales, which run RM1,931,000 (3-storey) to RM6,011,500 (4-storey). 房子实际多少钱：唯一有成交的住宅户型——双层排屋——中位 RM650,000，每尺 RM380。大多数对照表显示的全类型混合数字——RM830,000、每尺 RM553——是被 30 笔店铺成交拉高的，店铺价位从 RM1,931,000（三层）到 RM6,011,500（四层）不等。
- The detail almost nobody says out loud: List.my’s own pages disagree with themselves on this area’s commercial psf — RM1,170 on the area’s Market Snapshot card versus RM414 on the filtered 3-storey-shop view. This page flags the mismatch rather than picking a side. 几乎没人明说的细节：List.my 自己的页面对这个区的商用每尺价，前后不一致——总览页 Market Snapshot 卡片显示 RM1,170，筛选后的三层店屋页面却显示 RM414。本页把这个落差标注出来，而不是自己选一个答案。
- The honest catch: filtered to terrace houses only, no single year clears a reliable transaction count except 2023 (13 sales) — 2022 had 9, 2024 had 6, 2025 had 3. The mukim comparison table’s −11.1% 12-month figure sits on top of that thin, blended base. 诚实提醒：只看排屋成交，除了 2023 年（13 笔）外没有一年笔数够可靠——2022 年 9 笔、2024 年 6 笔、2025 年 3 笔。mukim 对照表上那个 −11.1% 的 12 个月涨幅，就建立在这个单薄、混合的基数上。
Bandar Baru Uda and the wider Tampoi corridor Damansara Alif sits insideDamansara Alif 所在的 Bandar Baru Uda 与更大的 Tampoi 走廊
Wikimedia Commons has no street-level photography of the Jalan Aliff Harmoni lanes themselves yet — this page uses verified Google Street View for those (section 07). The photographs below are Wikimedia Commons street photography of Bandar Baru Uda and the wider Tampoi corridor the estate sits within: the master township itself, its mosque, and the shopping and civic amenities documented on Wikipedia’s own Tampoi article. Wikimedia Commons 目前还没有 Jalan Aliff Harmoni 巷弄本身的街拍照——这部分本页改用已验证的 Google 街景（见第 07 节）。以下照片是 Wikimedia Commons 拍摄的 Bandar Baru Uda 与社区所在的更大 Tampoi 走廊街拍：大型市镇本身、其清真寺，以及维基百科 Tampoi 条目记载的购物与公共设施。
Two buyers in one NAPIC area: the terrace-house family and the shop-lot investor同一个 NAPIC 区块，两种买家：排屋自住家庭与店铺投资者
Damansara Alif’s 63 recorded transactions really describe two separate markets sharing one NAPIC name. A house buyer and a commercial investor are not competing for the same 63 records — they are each looking at a different half of it.Damansara Alif 登记的 63 笔成交，其实描述的是共用一个 NAPIC 名字的两个独立市场。买房自住的人与商用投资者，并不是在抢同一批 63 笔纪录——他们各自在看其中不同的一半。
The upgrading terrace-house family升级到排屋的自住家庭
Buys into the estate’s only residential category — all 33 recorded sales are a double-storey terrace house, median RM650,000 at RM380 psf. Sizes run from 1,604 to 2,034 sq ft across the sample sales reviewed for this page.买进本社区唯一的住宅类别——全部 33 笔登记成交都是双层排屋，中位 RM650,000、每尺 RM380。本页查证的样本成交，面积从 1,604 到 2,034 平方尺不等。
The budget-entry buyer预算入门买家
The cheapest verified terrace sale reviewed for this page was RM550,000 (August 2022, Jalan Aliff Harmoni 6/3, 1,808 sq ft) — a genuine entry point below the estate’s own RM650,000 median.本页查证到最便宜的排屋成交是 RM550,000（2022 年 8 月，Jalan Aliff Harmoni 6/3，1,808 平方尺）——一个真正低于本区中位价 RM650,000 的入场点。
The shop-lot investor店铺投资者
The other half of the NAPIC record: 28 three-storey shop sales (median RM1,931,000) and 2 four-storey shop sales (median RM6,011,500, both 9,300 sq ft). This buyer is not shopping in the same price bracket as the terrace-house family at all.NAPIC 纪录的另一半：28 笔三层店屋成交（中位 RM1,931,000）与 2 笔四层店屋成交（中位 RM6,011,500，均为 9,300 平方尺）。这类买家根本不在跟排屋自住家庭抢同一个价位段。
The Tampoi-corridor commuter看重 Tampoi 走廊生活圈的通勤族
Tampoi’s own Wikipedia article lists Paradigm Mall, KiPMall Tampoi and Giant Hypermarket Tampoi under its shopping section; Tampoi’s documented town centre is about 2.78km from Damansara Alif’s verified residential core, straight-line.维基百科 Tampoi 条目的购物栏，列出 Paradigm Mall、KiPMall Tampoi 与 Giant Hypermarket Tampoi；Tampoi 记载的市镇中心，距 Damansara Alif 已验证的住宅核心区约 2.78 公里直线距离。
A weekday across the Jalan Aliff Harmoni lanesJalan Aliff Harmoni 街网的一个平日
Damansara Alif itself has both a quiet residential half and a working commercial half — the terrace lanes are domestic, while the shop lots (some named directly “Damansara Alif” on the transaction record) carry the retail and business activity most neighbouring estates keep separate.Damansara Alif 本身就有安静的住宅一半，也有运作中的商用一半——排屋巷弄属于家常生活，而那些店铺（部分在成交纪录上road栏直接写着「Damansara Alif」）则承担了大多数邻近社区会分开处理的零售与商业活动。
School run toward SMK Bandar Baru Uda, about 1.68km from the estate’s verified residential core, or SJK(C) Tampoi, about 2.35km away — both straight-line distances computed from OpenStreetMap coordinates.送孩子上学，往距住宅核心区约 1.68 公里的 SMK Bandar Baru Uda，或约 2.35 公里的 SJK(C) Tampoi——两者均以 OpenStreetMap 坐标计算的直线距离。
Errands at Klinik Kesihatan Kempas (about 1.75km) or the wider Tampoi retail cluster — Giant Hypermarket Tampoi and KiPMall Tampoi, both documented on Wikipedia’s Tampoi article, a short reach beyond the estate’s own boundary.在 Klinik Kesihatan Kempas（约 1.75 公里）或更大的 Tampoi 商圈办事——Giant Hypermarket Tampoi 与 KiPMall Tampoi，两者都记载在维基百科 Tampoi 条目里，就在社区边界外不远。
Jalan Tampoi, the arterial road bordering the estate’s western half, carries through-traffic between the Skudai corridor and the Bandar Baru Uda / Tampoi industrial and retail belt — genuinely mixed traffic, not a quiet residential road by itself.Jalan Tampoi，社区西半部边界的主干道，承担 Skudai 走廊与 Bandar Baru Uda／Tampoi 工业与零售带之间的过路车流——是真正混合的车流，本身不是安静的住宅道路。
Persiaran Aliff Harmoni Utama and the numbered Jalan Aliff Harmoni lanes — both verified with real Street View imagery for this page — settle into a quiet terrace-house rhythm, a contrast to the shop-lot frontage a short reach away.Persiaran Aliff Harmoni Utama 与编号排列的 Jalan Aliff Harmoni 巷弄——本页均已用真实街景核实——归于安静的排屋节奏，与不远处的店铺临街形成对比。
Evening trade at the estate’s own 30 shop lots, and the wider Tampoi corridor’s mosques — Jamek As-Solihin, Tianhou Temple and several surau — cover worship and dinner without a long drive.社区自己 30 间店铺的夜市生意，以及更大 Tampoi 走廊内的清真寺——Jamek As-Solihin、Tianhou Temple 与几间小型祈祷所——晚间的信仰与用餐不必开太远。
The terrace lanes themselves settle into an ordinary residential estate — no clubhouse, no landscaped park on the NAPIC record, just a numbered street grid split across two postcodes.排屋巷弄本身归于一个普通的住宅社区——NAPIC 纪录上没有会所，没有景观公园，只有一个横跨两个邮区的编号街网。
Inside Bandar Baru Uda, straddling two postcodes NAPIC files as one area身处 Bandar Baru Uda，横跨两个邮区，NAPIC 却记成一个区
Damansara Alif — on title, Taman Damansara Aliff — is not a standalone township. It sits inside the larger Bandar Baru Uda master-planned area in west-central Johor Bahru. Checked directly for this page via OpenStreetMap addressing: its western lanes (Jalan Aliff Harmoni 2/x–4/x) fall under Taman Orkid, postcode 81200, while its eastern lanes (Jalan Aliff Harmoni 6/x–7/x) fall under Taman Sri Bahagia, postcode 81300. List.my and NAPIC group both halves under Mukim Tebrau — a genuine administrative fact, though the estate is roughly 7.5km from the Mount Austin / Impian Emas belt most people picture when they hear that name. Damansara Alif——地契上写作 Taman Damansara Aliff——不是一个独立市镇。它坐落在新山中西部更大的 Bandar Baru Uda 规划区内。本页直接以 OpenStreetMap 地址核对过：西侧巷弄（Jalan Aliff Harmoni 2/x 至 4/x）归 Taman Orkid，邮区 81200；东侧巷弄（Jalan Aliff Harmoni 6/x 至 7/x）归 Taman Sri Bahagia，邮区 81300。List.my 与 NAPIC 把两半都归入 Mukim Tebrau——这是真实的行政事实，但这个社区离大家一听「Tebrau」就联想到的 Mount Austin／Impian Emas 一带，约有 7.5 公里。
Also checked for this page: Wikipedia’s own article on Tebrau (the mukim) lists 40+ named suburbs and villages, from Bandar Dato’ Onn to Taman Munsyi Ibrahim — but it does not name Damansara Alif, Bandar Baru Uda, Taman Orkid or Taman Sri Bahagia anywhere in that list. This page states that gap plainly rather than guessing at a reason for it. 本页也核对过：维基百科关于 Tebrau（这个 mukim）的条目，列出四十多个具名的市郊与村落，从 Bandar Dato’ Onn 到 Taman Munsyi Ibrahim 都有——但完全没有提到 Damansara Alif、Bandar Baru Uda、Taman Orkid 或 Taman Sri Bahagia。本页把这个空缺直接说清楚，而不是替它猜一个理由。
The distances below are straight-line, computed from OpenStreetMap / Wikipedia coordinates from the estate’s residential core — the median of five Google Street View–verified points across the Jalan Aliff Harmoni lanes — to each destination. They are not routed driving distances, and this page does not estimate drive times. 以下距离为直线距离，起算点为社区住宅核心区——五个已用 Google 街景验证的 Jalan Aliff Harmoni 坐标的中位数——以 OpenStreetMap／维基百科坐标计算到各目的地。不是路网车程，本页也不臆测车程时间。
| Destination目的地 | Straight-line直线距离 |
|---|---|
| SMK Bandar Baru Uda (national secondary school)（国民中学） | 1.68km |
| Klinik Kesihatan Kempas (government clinic)（政府诊所） | 1.75km |
| SJK(C) Tampoi (national-type primary school)（国民型小学） | 2.35km |
| Tampoi town centre (Wikipedia-documented coordinate)（维基百科记载坐标） | 2.78km |
| Hospital Sultanah Aminah (public, general)（公立，综合） | 6.42km |
| Bangunan Sultan Iskandar (CIQ, Johor–Singapore Causeway)（CIQ，新柔长堤） | 7.07km |
| Taman Mount Austin (eastern Tebrau township belt)（东侧 Tebrau 市镇带） | 7.50km |
Schools and a clinic within about two kilometres — a general hospital is the honest gap学校与诊所都在约两公里内——综合医院是诚实的缺口
Schooling and a government clinic are a short reach. General and emergency healthcare is a real gap worth weighing before you commit — the same honest read this page gives every section.学校与政府诊所都不算远。综合与急症医疗是真实的缺口，下决定前值得权衡——本页每一节都给出同样诚实的说明。
Schools学校
SMK Bandar Baru Uda, about 1.68km from the estate’s residential core, is the nearest secondary school confirmed via OpenStreetMap. SJK(C) Tampoi, a national-type primary school, is about 2.35km away.SMK Bandar Baru Uda，距社区住宅核心区约 1.68 公里，是经 OpenStreetMap 确认最近的中学。国民型小学 SJK(C) Tampoi 约 2.35 公里外。
Shopping & worship购物与信仰
Wikipedia’s own Tampoi article lists Paradigm Mall, KiPMall Tampoi and Giant Hypermarket Tampoi under its shopping section, and more than a dozen mosques, temples and surau under religion — Tampoi’s documented town centre is about 2.78km from the estate’s residential core.维基百科 Tampoi 条目的购物栏，列出 Paradigm Mall、KiPMall Tampoi 与 Giant Hypermarket Tampoi；信仰栏也列出十余间清真寺、庙宇与小型祈祷所——Tampoi 记载的市镇中心，距社区住宅核心区约 2.78 公里。
Healthcare医疗
Klinik Kesihatan Kempas, a government clinic, is about 1.75km away — but this is a clinic, not a hospital. The nearest public general hospital found in this research, Hospital Sultanah Aminah, is about 6.42km away by straight line, computed from its Wikipedia-listed coordinates.政府诊所 Klinik Kesihatan Kempas 约 1.75 公里外——但这是诊所，不是医院。查证到最近的公立综合医院 Hospital Sultanah Aminah，以其维基百科记载坐标计算，直线约 6.42 公里外。
A terrace house priced like the mukim average, hiding behind a shop-lot headline一栋定价接近 mukim 平均的排屋，却被店铺头条数字挡在后面
Damansara Alif will never be the cheapest or the largest address in Mukim Tebrau. What it has instead: a genuinely ordinary terrace-house price once you strip out the commercial half, real verified roads, and a structural reason most casual comparisons overstate what a house here costs. Six concrete reasons, not a sales pitch. Damansara Alif 永远不会是 Mukim Tebrau 里最便宜或规模最大的地址。它有的是：把商用那一半拿掉之后，一个真正普通的排屋价格、经过核实的真实道路，以及一个让大多数随手对照都会高估这里房价的结构性原因。六个具体理由，不是行销话术。
The house price is unremarkable — that is the point房价其实很普通——这正是重点
RM650,000 at RM380 psf sits comfortably inside the Tebrau range, close to Taman Setia Indah (RM560,000, RM372 psf) and well under Bandar Jaya Putra (RM660,000, RM520 psf). The RM830,000 / RM553 psf headline most comparisons quote is not what a house here actually costs. RM650,000、每尺 RM380，完全落在 Tebrau 的合理区间内，接近 Taman Setia Indah（RM560,000，每尺 RM372），也明显低于 Bandar Jaya Putra（RM660,000，每尺 RM520）。大多数对照表引用的 RM830,000／每尺 RM553 头条数字，不是这里房子的实际价格。
A genuine RM550,000 entry point真实存在的 RM550,000 入场点
The cheapest terrace sale verified for this page, RM550,000 (August 2022, Jalan Aliff Harmoni 6/3, 1,808 sq ft), undercuts the estate’s own RM650,000 median and several higher-profile Tebrau addresses outright. 本页查证到最便宜的排屋成交 RM550,000（2022 年 8 月，Jalan Aliff Harmoni 6/3，1,808 平方尺），直接低于本区自己的中位价 RM650,000，也低于好几个知名度更高的 Tebrau 地址。
Real, verified roads — not a guessed street plan经核实的真实道路——不是猜出来的街道图
Persiaran Aliff Harmoni Utama and the numbered Jalan Aliff Harmoni lanes are confirmed by real transaction records and independently verified with live Google Street View for this page — five separate coordinates, cross-checked against ocean and rainforest controls. Persiaran Aliff Harmoni Utama 与编号排列的 Jalan Aliff Harmoni 巷弄，均有真实成交纪录佐证，本页也独立以实时 Google 街景核实——五个不同坐标，并以海洋与雨林控制点交叉验证。
Fully landed on the residential side住宅那一半，完全有地
Every one of the 33 residential transactions is a double-storey terrace house — no flat, no condominium, no serviced apartment appears anywhere in the residential half of the NAPIC record reviewed for this page. 33 笔住宅成交，每一笔都是双层排屋——本页查证的 NAPIC 纪录里，住宅那一半完全没有出现组屋、公寓或服务式公寓。
Inside Bandar Baru Uda’s own commercial spine身处 Bandar Baru Uda 自己的商用主轴
30 shop-lot sales, some literally addressed to “Damansara Alif” on the transaction record, show the estate carries genuine ground-floor commerce — something several purely residential Tebrau estates do not have on their own street grid. 30 笔店铺成交，部分在成交纪录上直接以「Damansara Alif」为地址，说明这个社区确实有真正的临街商业——这是好几个纯住宅的 Tebrau 社区，在自己的街网上没有的。
Essentially closed to foreign landed buyers对外籍有地买家实质关闭
A structural fact worth stating plainly: the estate’s residential median sits RM1.35 million below Johor’s RM2 million threshold for non-citizens. Prices on the terrace-house side are set by local owner-occupier demand, not external capital. 这是一个值得直说的结构性事实：本区住宅中位价，比柔佛给非公民设的 RM200 万门槛低了 RM135 万。排屋这一半的价格，由本地自住需求决定，不是外部资金。
The Jalan Aliff Harmoni lanes, checked on the groundJalan Aliff Harmoni 巷弄，实地核对过
Damansara Alif’s interior roads are numbered Jalan Aliff Harmoni lanes (2/x through 7/x) plus a spine road, Persiaran Aliff Harmoni Utama, with its western lanes bordered by Jalan Tampoi. The five panoramas below were queried via Google’s own place-search service (not the embed API first), then re-verified through the embed itself; each place card returned a real, named road on this grid, and an ocean control point confirmed the method correctly reports no imagery where none exists. Damansara Alif 内部道路，是编号排列的 Jalan Aliff Harmoni 巷弄（2/x 至 7/x），加上一条主干道 Persiaran Aliff Harmoni Utama，西侧巷弄以 Jalan Tampoi 为界。以下五张全景，先经 Google 自己的地点查询服务核对（而非先用嵌入版本），再经嵌入版本二次验证；每一张地点卡都回传了这个街网上真实、具名的道路，另有一个海洋控制点确认了这个方法在无影像处会正确回报「无影像」。
| Street / lane街道／巷弄 | Character特色 | Street View街景 |
|---|---|---|
| Persiaran Aliff Harmoni Utama | The estate’s spine road, eastern (Taman Sri Bahagia) half社区东侧（Taman Sri Bahagia）主干道 | Verified, live imagery已核实，实时影像 |
| Persiaran Aliff Harmoni 6 | Central lane; this page’s verified geo-centre coordinate sits here中段巷弄；本页已验证的地理中心坐标即在此处 | Verified, live imagery已核实，实时影像 |
| Jalan Aliff Harmoni 7/1, 7/3, 7/4 | Terrace sales recorded RM745,000–830,000 (2024) and RM780,000 (2025), 1,604 sq ft此处排屋成交记录 RM745,000 至 830,000（2024 年）与 RM780,000（2025 年），1,604 平方尺 | Verified, live imagery已核实，实时影像 |
| Jalan Aliff Harmoni 2/x, 3/x, 4/x | Older lanes (Taman Orkid); terrace sales recorded RM550,000–650,000 (2022–2024)较旧巷弄（Taman Orkid）；排屋成交记录 RM550,000 至 650,000（2022 至 2024 年） | Not independently confirmed with a clean address card未取得干净地点卡的独立核实 |
| Jalan Aliff Harmoni 6/11 | Largest verified terrace sale, 2,034 sq ft, RM800,000 (November 2025)已验证最大排屋成交，2,034 平方尺，RM800,000（2025 年 11 月） | Verified, live imagery已核实，实时影像 |
| Jalan Tampoi | Arterial road bordering the western (Taman Orkid) lanes; also the site of a documented pothole (see section 04)西侧（Taman Orkid）巷弄的边界主干道；也是有纪录的坑洞所在处（见第 04 节） | Verified, live imagery (2 points)已核实，实时影像（2 个坐标） |
| Damansara Alif (road name on record) | A 4-storey shop sale (RM6,162,000, March 2024) is recorded with the road name simply as “Damansara Alif” — likely the estate’s own commercial frontage boulevard一笔四层店屋成交（RM6,162,000，2024 年 3 月）的道路栏直接写着「Damansara Alif」——很可能就是社区自己的商用临街大道 | Not independently verified未独立核实 |
One house type, two price bands, and a commercial half that is not a house at all一种住宅户型、两个价格带，加上完全不是房子的商用一半
Unlike estates with five or six landed house categories, every one of Damansara Alif’s 33 residential sales is the same type — a double-storey terrace house. The real variation is by lane and by year, not by house type. The commercial half is a genuinely different product, covered honestly below rather than folded into a house-price comparison. 与拥有五、六种有地户型的社区不同，Damansara Alif 全部 33 笔住宅成交都是同一种户型——双层排屋。真正的差异来自巷弄与年份，不是户型。商用那一半是完全不同的产品，以下诚实分开说明，不会混进房价对照里。
Double-storey terrace, older lanes双层排屋，较旧巷弄
Double-storey terrace, newer lanes双层排屋，较新巷弄
Shop lots — a different product entirely店铺——完全不同的产品
One of Tebrau’s highest blended psf figures — and a mid-pack house price underneathTebrau 数一数二高的混合每尺价——底下其实是中段的房价
Highest of the thirteen — but only because of the shop lots十三区里最高——但只是因为算进了店铺
Below the mukim’s own top-12 list, split across two products低于 mukim 自家十二强名单，且分成两种产品
This is a genuinely thin market by transaction count, split further into two sub-markets — every median in this page, especially the −11.1% 12-month figure, should be read as directional, not precise. 以登记笔数而言，这确实是一个稀薄的市场，又进一步分成两个子市场——本页每一个中位价，尤其是那个 −11.1% 的 12 个月涨幅，都该被当作方向性参考，而非精确数字。
The full Mukim Tebrau comparison, twelve areas plus this oneMukim Tebrau 完整对照，十二区加上本区
Every area below is grouped under Mukim Tebrau by List.my / NAPIC. Damansara Alif’s blended figures top this table on price and psf — but no other area on it mixes shop lots into its residential number the way this one does.以下每一区都被 List.my／NAPIC 归入 Mukim Tebrau。Damansara Alif 的混合数字在价格与每尺价两栏都排第一——但这张表里没有其他一个区，会像这里一样把店铺混进住宅数字里。
| Area区域 | Transactions笔数 | Median price中位价 | Median psf中位每尺 | 12-month change12 个月涨幅 |
|---|---|---|---|---|
| Taman Impian Emas | 959 | RM724,000 | RM328 | +7.5% |
| Taman Daya | 856 | RM450,000 | RM295 | +11.0% |
| Bandar Dato’ Onn | 815 | RM745,000 | RM436 | +5.2% |
| Taman Mount Austin | 777 | RM540,000 | RM428 | +6.3% |
| Taman Setia Indah | 731 | RM560,000 | RM372 | +4.0% |
| Bandar Jaya Putra | 697 | RM660,000 | RM520 | +5.2% |
| Taman Desa Tebrau | 673 | RM704,000 | RM400 | −6.4% |
| Setia Tropika | 610 | RM800,000 | RM422 | +3.8% |
| Taman Puteri Wangsa | 555 | RM450,000 | RM299 | +0.9% |
| Taman Seri Austin | 485 | RM650,000 | RM429 | +3.8% |
| Taman Pelangi Indah | 411 | RM666,000 | RM292 | −2.1% |
| D’summit Residences | 395 | RM441,000 | RM582 | −15.1% |
| Damansara Alif (blended, all types) | 63 | RM830,000 | RM553 | −11.1% |
| Damansara Alif (terrace houses only) | 33 | RM650,000 | RM380 | — |
RM550,000 buys the cheapest verified terrace; RM6.01 million buys a 4-storey shopRM550,000 买入最便宜的已验证排屋；RM6.01 百万买一间四层店屋
Registered transactions, filtered by List.my’s own type parameter, verified 2026-09-07/09. The blended all-type figure (RM830,000, RM553 psf) that tops most comparison tables mixes these two very different products together. 登记成交，依 List.my 自己的类型参数筛选，2026-09-07／09 核实。大多数对照表最上方那个混合全类型数字（RM830,000，每尺 RM553），就是把以下这两种截然不同的产品混在一起算出来的。
| Type类型 | Sales笔数 | Median price中位价 | Median psf中位每尺 | Est. rent估算月租 |
|---|---|---|---|---|
| Double-storey terrace (the only residential type)双层排屋（唯一住宅户型） | 33 | RM650,000 | RM380 | RM1,600 – 2,200 |
| — older lanes, 2022–23 sample—— 较旧巷弄，2022 至 23 年样本 | 19 | RM600,000 | RM357 | — |
| — newer lanes, 2024–25 sample—— 较新巷弄，2024 至 25 年样本 | 9 | RM747,500–780,000 | RM405–456 | — |
| 3-storey shop lot三层店屋 | 28 | RM1,931,000 | RM414 | RM4,500 – 7,500 |
| 4-storey shop lot (9,300 sq ft each)四层店屋（各 9,300 平方尺） | 2 | RM6,011,500 | RM646 | — |
| All types, blended median全类型，混合中位 | 63 | RM830,000 | RM553 | — |
Too thin to chart — here is the data instead of a guessed line薄到无法画图——这里给你数据，而不是一条猜出来的线
Source: NAPIC (JPPH) registered transaction records via List.my, filtered to double-storey terrace houses only. Records lag roughly six months. Only 2023 clears a loose 10-transaction reliability bar; 2022 (9), 2024 (6), 2025 (3) and 2021/2026 (2 and 1) are shown in this page’s text where relevant but excluded from the chart below.来源：NAPIC（JPPH）登记成交纪录，经 List.my，筛选至双层排屋。资料约滞后半年。只有 2023 年勉强达到 10 笔的可靠门槛；2022 年（9 笔）、2024 年（6 笔）、2025 年（3 笔）与 2021／2026 年（2 笔与 1 笔），本页文字中会视需要提及，但未纳入下方图表。
Prices climbed year over year — but on shrinking sample sizes价格逐年上升——但样本却越来越小
Median psf for terrace houses rose in every year checked for this page: RM357 (2022, 9 sales) to RM357 (2023, 13 sales, flat) to RM456 (2024, 6 sales) to RM405 (2025, 3 sales). That looks like a rising line, but the transaction count falls at the same time — from 13 in the estate’s one reliable year down to just 3 in the most recent full year. This page will not draw a trend line through data that thin, and treats the −11.1% 12-month figure quoted in the mukim comparison table (which uses the blended, all-type base) with the same caution. 本页查证的每一年，排屋每尺中位价都在上升：RM357（2022 年，9 笔）到 RM357（2023 年，13 笔，持平）到 RM456（2024 年，6 笔）再到 RM405（2025 年，3 笔）。看起来像一条上升的线，但笔数同时在下滑——从本区唯一可靠年份的 13 笔，掉到最近一个完整年份只剩 3 笔。本页不会替这么单薄的数据画一条趋势线，对 mukim 对照表引用的 −11.1%（用的是混合全类型基数）12 个月涨幅，也抱持同样的谨慎。
Annual trend年度走势
PRICE_INDEX 阵列加一行，格式 {q:"2026 Q1", median:400, n:5}（median 填每尺价，不是总价；n 填笔数）。做满几个季度、笔数够了，这一页就会变成「Damansara Alif 价格指数」的事实来源。💡 加
?draft=1 到网址后面，就能看到本页所有黄色待办备注；一般访客看不到。Read this before you assume the shop lots qualify you在你以为店铺能让你符合资格之前，请先读完这一节
Johor bars non-citizens from landed property below RM2 million. Damansara Alif’s only residential type — a double-storey terrace house, median RM650,000 — sits far below that threshold. The shop lots are a different, commercial category. 柔佛禁止非公民购买 RM200 万 以下的有地住宅。Damansara Alif 唯一的住宅户型——双层排屋，中位 RM650,000——远低于这个门槛。店铺属于不同的商用类别。
Monthly repayment每月供款
Defaults set to the terrace-house median of RM650,000. Adjust the price to model the cheapest verified sale (RM550,000) or the newer-lane top end (RM830,000) — this calculator is not meant for the shop lots.预设值为排屋中位价 RM650,000。可自行调整成最便宜的已验证成交（RM550,000）或较新巷弄的高端（RM830,000）——这个计算器不适用于店铺。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM650,000 — the median for the only residential type sold in Damansara Alif.预设 RM650,000 —— Damansara Alif 唯一住宅户型的中位价。
At RM650,000 this purchase does not clear Johor’s RM2 million landed minimum for non-citizens at all — the figures below are for reference only. Raise the price above to see what a qualifying purchase would actually cost in duties and consent fees. 在 RM650,000 这个价位，这笔交易根本没有跨过柔佛给非公民设的 RM200 万有地门槛——以下数字仅供参考。请把上方价格调高，看看一笔真正符合资格的交易在税费与同意书费上要花多少。
Ask me about the shop lots’ actual foreign-purchase threshold. 问我店铺的实际外籍购买门槛。
Terrace house or shop lot? Tell me which half of Damansara Alif you actually want.排屋还是店铺？告诉我你要的是 Damansara Alif 哪一半。
This NAPIC area spans a RM550,000 terrace house and a RM6 million shop lot, inside one small area with just 63 recorded sales. Tell me your budget and I will tell you honestly what is realistic.这个 NAPIC 区块跨度很大，从 RM550,000 的排屋到 RM600 万的店屋都有，全都在一个只有 63 笔登记成交的小区块内。告诉我你的预算，我会诚实告诉你什么是合理的。
A genuinely ordinary house price — wrapped in a genuinely misleading headline一个真正普通的房价——包在一个真正会误导人的头条数字里
✓ Strengths优势
- The real house price is mid-pack for the mukim. RM650,000 at RM380 psf sits comfortably among the twelve most-traded Tebrau areas — not the outlier the blended headline suggests.真实房价在这个 mukim 属中段。RM650,000、每尺 RM380，稳稳落在 Tebrau 十二个最活跃区域之间——不是混合头条数字暗示的那种异常值。
- Every residential sale is genuinely landed. No flat, condo or serviced apartment appears anywhere in the 33-transaction residential record reviewed for this page.每一笔住宅成交都真的是有地住宅。本页查证的 33 笔住宅纪录里，完全没有出现组屋、公寓或服务式公寓。
- A verified RM550,000 entry point. The cheapest terrace sale found for this page undercuts the estate’s own median and several higher-profile Tebrau addresses.已验证的 RM550,000 入场点。本页查到最便宜的排屋成交，低于本区自己的中位价，也低于好几个知名度更高的 Tebrau 地址。
- Real, verified roads. Persiaran Aliff Harmoni Utama and the numbered Jalan Aliff Harmoni lanes are confirmed by both transaction records and live Street View, cross-checked against a control point.真实、经核实的道路。Persiaran Aliff Harmoni Utama 与编号排列的 Jalan Aliff Harmoni 巷弄，均有成交纪录佐证，也经实时街景核实，并以控制点交叉验证。
- Genuine ground-floor commerce on its own street grid. 30 shop-lot sales, some addressed directly to “Damansara Alif”, mean the estate is not purely residential — a different profile from several neighbouring Tebrau townships.自己的街网上有真正的临街商业。30 笔店铺成交，部分地址直接写着「Damansara Alif」，说明这个社区不是纯住宅——与好几个邻近的 Tebrau 市镇不同。
△ Things to weigh需要权衡的
- The headline number most people will quote you is misleading. RM830,000 / RM553 psf blends houses with shop lots — a buyer or agent who does not filter by type will overstate what a house here actually costs by close to RM180,000.大多数人会引用给你的头条数字会误导人。RM830,000／每尺 RM553 混合了房子与店铺——不按户型筛选的买家或经纪，会把这里房子的实际价格高估将近 RM180,000。
- This is a genuinely thin, split market. 63 transactions over six years, divided into 33 houses and 30 shop lots — only one single year (2023, 13 sales) clears even a loose 10-transaction reliability bar for the houses.这是一个真正稀薄、又被拆成两半的市场。六年 63 笔成交，分成 33 笔房子与 30 笔店铺——房子这一半，只有 2023 年（13 笔）勉强达到 10 笔的可靠门槛。
- List.my’s own figures disagree with themselves. The area’s Market Snapshot card shows a commercial psf of RM1,170; the filtered 3-storey-shop view shows RM414 for what appears to be the same underlying sales — a real data-hygiene flag this page surfaces rather than resolves by guessing.List.my 自己的数字前后不一致。区域 Market Snapshot 卡片显示商用每尺价 RM1,170；筛选后的三层店屋页面，对看起来是同一批底层成交却显示 RM414——这是一个真实的数据落差，本页把它标注出来，不猜答案。
- No school or shop was confirmed inside the estate’s own boundary. The schools and clinic cited in this page all sit outside Damansara Alif itself, 1.68km to 2.35km away.社区自己的边界内，未能确认有学校或商店。本页提到的学校与诊所，全都位于 Damansara Alif 边界之外，1.68 至 2.35 公里远。
- No general hospital was found within 5km in this research. The nearest, Hospital Sultanah Aminah, is a genuine 6.42km straight-line drive — a real gap for a family weighing healthcare access.查证范围内 5 公里内没有找到综合医院。最近的 Hospital Sultanah Aminah，直线也有 6.42 公里——对权衡医疗可及性的家庭而言是真实的缺口。
- Wikipedia does not name this estate at all. Its Tebrau mukim article lists 40+ suburbs and villages but omits Damansara Alif, Bandar Baru Uda, Taman Orkid and Taman Sri Bahagia entirely — a genuine gap this page states rather than explains away.维基百科完全没有点名这个社区。其 Tebrau mukim 条目列出四十多个市郊与村落，却完全没有提到 Damansara Alif、Bandar Baru Uda、Taman Orkid 与 Taman Sri Bahagia——一个真实存在的空缺，本页直接说明，不替它找理由。
Damansara Alif FAQDamansara Alif 常见问题
How much does a house in Damansara Alif actually cost?Damansara Alif 的房子实际上多少钱？
List.my’s own comparison table for Mukim Tebrau shows Damansara Alif at a median of RM830,000 and RM553 per square foot — one of the highest psf figures of any area in the mukim. That figure blends 33 residential sales with 30 commercial shop-lot sales. Filtered to residential only — the only type sold here is a double-storey terrace house — the median drops to RM650,000 at RM380 psf, verified 2026-09-07. A buyer asking for a house here should budget around RM650,000, not RM830,000. List.my 自己针对 Mukim Tebrau 的对照表，把 Damansara Alif 列在中位价 RM830,000、每尺 RM553——是整个 mukim 里数一数二高的每尺价。这个数字混合了 33 笔住宅成交与 30 笔商用店铺成交。只筛选住宅——这里唯一有成交的住宅户型是双层排屋——中位价降到 RM650,000，每尺 RM380，2026-09-07 核实。想买房子的买家，预算应该抓 RM650,000 左右，不是 RM830,000。
Why does Damansara Alif show one of Tebrau’s highest psf figures if the houses are only RM380 psf?如果房子只有每尺 RM380，为什么 Damansara Alif 的每尺价会是 Tebrau 数一数二高的？
Because List.my’s headline number for Damansara Alif blends two very different products: 33 double-storey terrace houses (median RM650,000, RM380 psf) and 30 commercial shop lots — 28 three-storey shops at a median RM1,931,000, and 2 four-storey shops at a median RM6,011,500. The shop lots pull the blended median up to RM830,000 and the blended psf up to RM553. Filtered by type with List.my’s own type parameter, the residential figure is unremarkable for the mukim; the commercial figure is genuinely high. 因为 List.my 给 Damansara Alif 的头条数字，混合了两种截然不同的产品：33 笔双层排屋（中位 RM650,000，每尺 RM380）与 30 笔商用店铺——28 间三层店屋中位 RM1,931,000、2 间四层店屋中位 RM6,011,500。店铺把混合中位价拉高到 RM830,000，混合每尺价拉高到 RM553。用 List.my 自己的类型参数筛选后，住宅数字在这个 mukim 里毫不起眼；商用数字则确实很高。
Is Damansara Alif landed housing, or mostly shop lots?Damansara Alif 是有地住宅，还是大多数是店铺？
Both, and NAPIC records them separately. Of 63 recorded subsale transactions 2021–2026, 33 (52%) are residential — every one of them a double-storey terrace house, none a flat or condominium — and 30 (48%) are commercial: 28 three-storey shop lots and 2 four-storey shop lots. A buyer specifically wanting a landed house should filter for the 33 residential sales; roughly half of what NAPIC records under the Damansara Alif name is not a house at all. 两者都是，NAPIC 分开登记。2021 至 2026 年登记的 63 笔成交中，33 笔（52%）是住宅——每一笔都是双层排屋，没有一笔是组屋或公寓——另外 30 笔（48%）是商用：28 间三层店屋与 2 间四层店屋。想专门买有地房子的买家，应该只筛选那 33 笔住宅成交；NAPIC 登记在 Damansara Alif 这个名字底下的成交，大约一半根本不是房子。
Where exactly is Damansara Alif, and why is it filed under Mukim Tebrau?Damansara Alif 到底在哪里，为什么会被归入 Mukim Tebrau？
Damansara Alif — recorded on title as Taman Damansara Aliff — sits inside the Bandar Baru Uda master township in west-central Johor Bahru, spanning postcode 81200 (its western half, in the Taman Orkid area) and postcode 81300 (its eastern half, Taman Sri Bahagia), verified via OpenStreetMap addressing. List.my and NAPIC group it under Mukim Tebrau, but it sits roughly 7.5km from the Mount Austin / Taman Impian Emas belt most people associate with that name, and about 2.8km from Tampoi’s own town centre. Wikipedia’s article on Tebrau does not name Damansara Alif, Bandar Baru Uda, Taman Orkid or Taman Sri Bahagia among its listed suburbs and villages — an administrative quirk worth flagging rather than resolving. Damansara Alif——地契上写作 Taman Damansara Aliff——位于新山中西部的 Bandar Baru Uda 大型市镇内，横跨邮区 81200（西半部，属 Taman Orkid 一带）与邮区 81300（东半部，Taman Sri Bahagia），经 OpenStreetMap 地址核实。List.my 与 NAPIC 把它归入 Mukim Tebrau，但它离大家联想到那个名字的 Mount Austin／Taman Impian Emas 一带约 7.5 公里，离 Tampoi 自己的市镇中心约 2.8 公里。维基百科关于 Tebrau 的条目，列出的市郊与村落名单里，完全没有 Damansara Alif、Bandar Baru Uda、Taman Orkid 或 Taman Sri Bahagia——这是一个值得标注、而不是替它找理由解释的行政怪象。
How has the price of a house in Damansara Alif trended since 2022?Damansara Alif 的房价从 2022 年以来走势如何？
Too thinly to chart reliably. Filtered to the double-storey terrace houses only, NAPIC recorded 9 sales in 2022 (median RM600,000), 13 in 2023 (RM650,000), 6 in 2024 (RM747,500) and 3 in 2025 (RM780,000) — only one year clears even a loose 10-transaction reliability bar. This page shows the data it has rather than drawing a trend line through four years that mostly fail that bar. 薄到无法可靠画图。只筛选双层排屋，NAPIC 登记 2022 年 9 笔（中位 RM600,000）、2023 年 13 笔（RM650,000）、2024 年 6 笔（RM747,500）、2025 年 3 笔（RM780,000）——只有一年勉强达到 10 笔的可靠门槛。本页给出手上有的数据，不会替四年里大多数都没跨过这个门槛的数据画一条趋势线。
What schools and healthcare are near Damansara Alif?Damansara Alif 附近有哪些学校与医疗设施？
Straight-line from the estate’s verified residential core: SMK Bandar Baru Uda (secondary school) is about 1.68km away, SJK(C) Tampoi about 2.35km, and Klinik Kesihatan Kempas, a government clinic, about 1.75km. No hospital was confirmed within a short distance — the nearest public general hospital, Hospital Sultanah Aminah, is about 6.42km away by straight line, computed from its Wikipedia-listed coordinates. 以社区已验证住宅核心区起算的直线距离：中学 SMK Bandar Baru Uda 约 1.68 公里，SJK(C) Tampoi 约 2.35 公里，政府诊所 Klinik Kesihatan Kempas 约 1.75 公里。附近没有确认有医院——最近的公立综合医院 Hospital Sultanah Aminah，以其维基百科记载坐标计算，直线约 6.42 公里外。
Can foreigners buy property in Damansara Alif?外国人可以买 Damansara Alif 的物业吗？
For the residential side, no in practical terms. Johor sets a RM2 million minimum for non-citizens buying landed property, and Damansara Alif’s only recorded residential type — a double-storey terrace house — has a median of RM650,000, far below that floor. The commercial shop lots are a different category: the 3-storey shops recorded here (median RM1,931,000) and the 4-storey shops (median RM6,011,500) sit above Johor’s separate, and generally lower, non-landed foreign-purchase threshold, but a buyer should verify the specific threshold for commercial titles before assuming it applies the same way as landed residential rules. 住宅这一半，实际上不能。柔佛规定非公民购买有地物业最低 RM200 万，而 Damansara Alif 唯一登记的住宅户型——双层排屋——中位价 RM650,000，远低于这个门槛。商用店铺属于不同类别：这里登记的三层店屋（中位 RM1,931,000）与四层店屋（中位 RM6,011,500），都高于柔佛另订、通常较低的非有地外籍购买门槛，但买家应先核实商用地契的具体门槛，不要想当然套用有地住宅的规则。
Is Damansara Alif close to Singapore and the Causeway?Damansara Alif 离新加坡与新柔长堤近吗？
Reasonably, by straight-line distance. From the estate’s verified residential core to Bangunan Sultan Iskandar, the CIQ complex at the Johor–Singapore Causeway, is about 7.07km by straight line, computed from Wikipedia’s coordinates for the building. This is not a routed driving distance or a drive-time estimate, and Causeway approach traffic varies heavily by time of day. 以直线距离而言，算是相当近。从社区已验证的住宅核心区，到新柔长堤 CIQ 关卡的 Bangunan Sultan Iskandar，以维基百科记载的建筑坐标计算，直线约 7.07 公里。这不是路网车程或车程时间估算，长堤关口的车流也会因时段大幅不同。
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 rather than the sale price. Malaysian citizens and permanent residents pay 30 percent for disposals in years 1 to 3, 20 percent in year 4, 15 percent in year 5, and 0 percent from year 6 onward. Non-citizens pay 30 percent for years 1 to 5 and 10 percent from year 6 onward, a permanent floor with no further reduction. 产业盈利税（RPGT），按获利而非售价课征。马来西亚公民与永久居民：第 1 至 3 年 30%、第 4 年 20%、第 5 年 15%，第 6 年起 0%。非公民：第 1 至 5 年 30%，第 6 年起 10%，且为永久底线，不再往下调降。
Same mukim, and the only one on this table mixing shop lots into its number同一个 mukim，也是这张表里唯一把店铺混进数字里的一区
Mukim Tebrau is not one market. Here is Damansara Alif set against three of the mukim’s most-traded, predominantly-landed areas, all in the eastern Austin/Impian Emas township belt roughly 7.5–10km away.Mukim Tebrau 不是单一市场。以下把 Damansara Alif 与同一 mukim 三个最活跃、以有地为主的区域对比，三者都位于约 7.5 至 10 公里外的东侧 Austin／Impian Emas 市镇带。
| Damansara Alif | Taman Mount Austin | Setia Tropika | Taman Daya | |
|---|---|---|---|---|
| Location within mukim在 mukim 内的位置 | Bandar Baru Uda (west)（西） | Eastern Austin/Impian Emas belt东侧 Austin／Impian Emas 走廊 | ||
| Transactions 2021–262021–26 登记笔数 | 63 (33 house + 30 shop) | 777 | 610 | 856 |
| Blended median混合中位价 | RM830,000 | RM540,000 | RM800,000 | RM450,000 |
| Median psf中位每尺 | RM553 (RM380 houses only) | RM428 | RM422 | RM295 |
| Non-house share of sales非住宅成交占比 | 48% (shop lots) | Predominantly landed townships以有地市镇为主 | ||
| Foreign buyers, houses外籍买家，房子 | RM1.35m below RM2m landed line距 RM200 万有地门槛还差 RM135 万 | Below RM2m landed line低于 RM200 万有地门槛 | Below RM2m landed line低于 RM200 万有地门槛 | Below RM2m landed line低于 RM200 万有地门槛 |
Tell me your budget, and whether you actually want a house or a shop lot.告诉我你的预算，以及你要的到底是房子还是店铺。
This NAPIC area spans a RM550,000 terrace house and a RM6 million shop lot, all inside one small area of just 63 recorded sales. The headline number is close to useless for telling those two apart. Send me your number and I will tell you honestly what it buys. 这个 NAPIC 区块跨度很大，从 RM550,000 的排屋到 RM600 万的店屋，全都在一个只有 63 笔登记成交的小区块内。头条数字对分辨这两者几乎没用。把你的预算发给我，我会诚实告诉你它能买到什么。