Tropicana Danga Cove:
the -23.1% number nobody explains
Tropicana Danga Cove：
那个没人解释清楚的 −23.1%
Search this project on any data portal and the headline number is frightening: median price per square foot down 23.1% in twelve months. But pull the residential double-storey terraces apart from the commercial shop offices, year by year, and a different picture appears: terrace psf rose every single year from 2021 to 2024 — RM300, RM351, RM358, then RM408 — a cumulative +36%. There have been zero recorded terrace resales since September 2024. The scary headline is a handful of volatile shop-office sales dominating a thin trailing window, not a crash in the houses. This page shows you the year-by-year numbers so you can judge for yourself. 在任何数据平台搜寻这个项目，头条数字都很吓人：中位每尺价十二个月跌了 23.1%。但把住宅双层排屋和商业店屋分开、逐年拆开来看，画面完全不同：排屋每尺价 2021 至 2024 年逐年上涨 —— RM300、RM351、RM358，再到 RM408 —— 累计 +36%。而自 2024 年 9 月起，至今没有一笔排屋二手成交纪录。那个吓人的头条数字，是少数几笔波动很大的店屋成交，主宰了一段很薄的追踪期间造成的，不是房子在崩跌。这一页把逐年数字摊开给你看，让你自己判断。
© Chongkian · CC BY-SA 4.0 · Wikimedia CommonsTropicana Danga Cove in 30 seconds30 秒看懂 Tropicana Danga Cove
- What it is: a 227-acre mixed-use township in Masai, Mukim Plentong, postcode 81750, launched in 2018 by Tropicana Corporation Berhad in a joint venture with Iskandar Waterfront Holdings (IWH). Only one landed phase has been built so far: Ayera Residences, 577 freehold double-storey terraces across three launches in 2018–2019, sitting beside the Oasis shop-office precinct. 它是什么：位于 Masai，Plentong 区 的 227 英亩综合发展项目，邮区 81750，由 Tropicana Corporation Berhad 与依斯干达滨海控股（IWH）合资，2018 年推出。目前只建成一期有地住宅：Ayera Residences，2018–2019 年分三批推出、共 577 间永久地契双层排屋，紧邻商业店屋区 Oasis。
- What it costs: 142 registered transactions 2021–2026 across both types, but the two markets tell different stories. Terraces: 109 records, psf climbing every year from RM300 (2021) to RM408 (2024), then nothing recorded since. Shop offices: 33 records, swinging from RM236 to RM465 psf within 2025 alone. 多少钱：2021–2026 两种产品合计 142 笔登记成交，但两个市场说的是不同的故事。排屋：109 笔纪录，每尺价从 2021 年的 RM300 逐年爬升至 2024 年的 RM408，此后再无纪录。店屋：33 笔纪录，单是 2025 年一年，每尺价就在 RM236 至 RM465 之间大幅摆动。
- The number that decides it: the portal headline “median psf, −23.1% in 12 months” is real, but it is blending a thin, volatile shop-office sample against last year’s mix. Judged on the actual house you would buy — a double-storey terrace — the last four recorded years all point the same direction: up. 决定性的数字：平台头条「中位每尺，12 个月 −23.1%」是真实数字，但它把一个量薄、波动大的店屋样本，和去年不同的产品组合混在一起算。如果只看你真正会买的那种房子 —— 双层排屋 —— 过去有纪录的四年，方向一致：往上。
- The detail almost nobody checks: despite the name, Tropicana Danga Cove is not at Danga Bay. It sits in Masai on the eastern side of Johor Bahru, between Bandar Baru Permas Jaya and Bandar Seri Alam — a fair distance from the western waterfront district that shares the “Danga” name. 几乎没人会查的细节：尽管名字里有「Danga」，Tropicana Danga Cove 并不在 Danga Bay。它位于新山东侧的 Masai，夹在 Bandar Baru Permas Jaya 与 Bandar Seri Alam 之间 —— 离共用「Danga」这个名字的西岸滨水区，其实有一段距离。
- The honest catch: a rising four-year trend built on shrinking volume — 31 sales in 2021, down to 14 by 2024, then zero — means the “psf up 36%” story rests on progressively fewer data points, and nobody has sold a terrace here in over a year to confirm today’s price. Landed here is also closed to foreign buyers at these price levels. 诚实提醒：这条四年上涨曲线，是建立在逐年萎缩的成交量之上 —— 2021 年 31 笔，到 2024 年只剩 14 笔，之后归零 —— 也就是说「每尺价涨 36%」这个故事，背后的样本点一年比一年少，而且已经一年多没有人卖出过一栋排屋来验证现在的行情。这里的有地住宅在这个价位，同样对外籍买家关闭。
Masai, not Danga Bay — the corridor between Permas Jaya and Seri AlamMasai，不是 Danga Bay —— Permas Jaya 与 Seri Alam 之间的走廊
There are no Wikimedia photographs of Ayera Residences or the Oasis shop offices themselves — the Street View panels further down cover the project’s own roads. What these photographs show is the surrounding corridor: Kota Masai, Bandar Seri Alam and the Pasir Gudang Highway that the development actually sits inside. Wikimedia 上没有 Ayera Residences 或 Oasis 店屋本身的照片 —— 项目内部的道路由下方的街景补上。这些照片拍到的是周边走廊：Kota Masai、Bandar Seri Alam，以及这个项目实际所在的 Pasir Gudang Highway 一带。
One product, three kinds of buyer一种产品，三种买家
Unlike most townships on this site, Tropicana Danga Cove has no ladder of house types to move up through — just one landed product (the double-storey terrace) and a commercial spine beside it. That narrows who it actually suits.和本站多数区域不同，Tropicana Danga Cove 没有一整套可以往上换的户型阶梯 —— 只有一种有地产品（双层排屋），旁边配一条商业主轴。这让它实际适合的人变得更窄。
The gated-living family要门禁的家庭
Ayera Residences is guarded, freehold, and built around an 8-acre central park with a 2.7km jogging path and pocket gardens per unit. This buyer chose the estate for the layout and security, not because it was the cheapest terrace in Plentong — it usually was not.Ayera Residences 有门禁、永久地契，围绕一座 8 英亩的中央公园兴建，配 2.7 公里跑道，每户还有自己的小花园。这一类买家选这里，是为了格局与保安，不是因为它是 Plentong 最便宜的排屋 —— 它通常也不是。
The 2018-2019 launch owner2018–2019 首批买家
Launch prices started at RM586,000 for the smaller 1,713 sq ft type. The last confirmed resale, September 2024, went for RM1,100,000. This household is not selling in a panic over a −23.1% headline they never actually experienced.较小的 1,713 尺户型开价 RM586,000 起。最后一笔确认的转售是 2024 年 9 月，成交 RM1,100,000。这一类业主不会因为一个自己从未经历过的 −23.1% 头条数字而恐慌抛售。
The shop-office investor店屋投资人
The 33 recorded shop-office sales swing from RM236 to RM465 psf inside the same year. Unlike the terraces, this is a genuinely thin, genuinely volatile market — treat every quoted price as one data point, not a trend.33 笔登记的店屋成交，同一年内每尺价就在 RM236 至 RM465 间摆动。和排屋不同，这是一个真正量薄、真正波动的市场 —— 每一个报价都只是一个数据点，不是趋势。
The buyer chasing the -23.1% headline冲着 −23.1% 头条来的买家
If a portal’s scary number brought you here, good — that is the right instinct. The honest answer is on this page: the terraces have not recorded a single resale since September 2024, so nobody can currently prove today’s price either way. Ask for what actually last sold, not the blended average.如果是平台上那个吓人的数字把你带到这一页，很好 —— 这是对的直觉。诚实的答案就在这一页：排屋自 2024 年 9 月起没有一笔二手成交纪录，所以现在没有人能证明现价究竟是涨是跌。请索取实际最后成交的那一笔，不要只看混合平均数。
A weekday at Ayera ResidencesAyera Residences 的一个平日
This is a quieter estate than most on this site — no food street, no mall on the doorstep. Its case rests on the park, the guarding, and the commute, not on ground-floor noise.这里比本站多数区域安静得多 —— 没有美食街，家门口也没有商场。它的卖点在于公园、门禁与通勤，不是楼下的热闹。
Guard checkpoint traffic out of Ayera Residences, heading for the Pasir Gudang Highway or Eastern Dispersal Link. The estate’s own jogging crowd is usually finishing up on the 2.7km path around now.Ayera Residences 门禁哨站的出门车流，多数往 Pasir Gudang Highway 或 EDL 方向去。这个时段，社区里在 2.7 公里跑道上晨跑的人差不多也在收尾。
The Oasis shop offices open. This is a working commercial strip serving the estate and Kota Masai around it, not a destination food street — expect clinics, tuition centres, F&B outlets and offices rather than crowds.Oasis 店屋区开店。这是服务本区与周边 Kota Masai 的实用型商业街，不是目的地美食街 —— 会看到诊所、补习中心、餐饮与办公室，而不是人潮。
Lunch options are mostly a short drive out: AEON Permas Jaya, Bandar Seri Alam’s Tesco and Starbucks, or the Kota Masai and Pasir Gudang town centres. Nothing is walkable in the way a food-street township is.午餐大多要开一小段车：AEON Permas Jaya、Bandar Seri Alam 的 Tesco 与 Starbucks，或者 Kota Masai 与巴西古当市中心。不像美食街型市镇那样走得到。
School pickup and the drive home converge on the same three roads in and out — EDL, JB East Coast Highway and Pasir Gudang Highway. The estate itself has no through-traffic problem; the surrounding roads do carry commuter volume at this hour.放学接送与下班车流，会同时挤上进出的三条同一批道路 —— EDL、JB 东海岸大道与 Pasir Gudang Highway。社区本身没有过境车流问题；但周边道路在这个时段确实有通勤车量。
The central park and pocket gardens are the evening draw — this is the estate’s actual selling point after dark, not a shop row. Families walk the 2.7km path; it is genuinely quieter than the Austin or Molek belts.中央公园与各户的小花园是傍晚的重点 —— 这才是天黑后这个社区真正的卖点，不是店屋排。家庭沿着 2.7 公里步道散步；这里确实比 Austin 或 Molek 一带安静得多。
Quiet. There is no late-night food or entertainment strip inside the estate. If that is what you want, this is the wrong project; if you want to sleep, it is a point in its favour.安静。社区内没有深夜餐饮或娱乐街。如果你要的是那个，这里不适合；如果你要的是睡得着，这就是它的优点。
Between Permas Jaya and Seri Alam, with no toll plaza at the door夹在 Permas Jaya 与 Seri Alam 之间，家门口没有收费站
Tropicana Danga Cove sits in Masai, Mukim Plentong, on the eastern side of Johor Bahru, between the established townships of Bandar Baru Permas Jaya and Bandar Seri Alam. It is reached by the Eastern Dispersal Link (EDL), the JB East Coast Highway and the Pasir Gudang Highway. Tropicana Danga Cove 位于新山东侧 Masai，Plentong 区，夹在成熟市镇 Bandar Baru Permas Jaya 与 Bandar Seri Alam 之间。主要经 Eastern Dispersal Link（EDL）、JB 东海岸大道 与 Pasir Gudang Highway 进出。
The developer’s own published estimate (2023) puts it at roughly 10 minutes from the immediate JB city fringe, about 30 minutes to the Woodlands CIQ complex, Larkin Bus Terminal and Senai International Airport, and about 20 minutes’ drive to the RTS Link station at Bukit Chagar. These are developer figures, not independently verified travel times — drive the actual route yourself before relying on them. 发展商自己公布的估算（2023 年）是：距市区边缘约 10 分钟，距 Woodlands CIQ、Larkin 巴士总站与士乃国际机场约 30 分钟，距 RTS Link 武吉查卡站约 20 分钟车程。这些是发展商自己给的数字，不是独立核实的车程 —— 请在依赖它之前，自己实际开一趟。
| Destination目的地 | Drive车程 |
|---|---|
| Kota Masai town centre | 3–8 min |
| Bandar Baru Permas Jaya / AEON Permas Jaya | 8–15 min |
| Bandar Seri Alam / Tesco Seri Alam | 8–15 min |
| Pasir Gudang town centre | 10–20 min |
| JB city fringe 发展商估算 | ~10 min |
| RTS Bukit Chagar 发展商估算 | ~20 min |
| JB CIQ / Woodlands / Larkin / Senai Airport 发展商估算 | ~30 min |
A park inside the gate, everything else a short drive out门禁内有公园，其余一切开车几分钟
Ayera Residences carries its own green space and jogging path. What it does not carry — malls, hospitals, big-box schools — sits in the surrounding townships, a few minutes rather than inside the gate.Ayera Residences 自带绿地与跑道。它没有的 —— 商场、医院、大型学校 —— 都在周边市镇，车程几分钟，不在门禁内。
Roads道路与高速
Access runs through the Eastern Dispersal Link, the JB East Coast Highway and the Pasir Gudang Highway. The developer markets the estate as having no toll plaza directly at its own entrance — worth verifying yourself, since it does not mean the roads you use to get further afield are toll-free.对外主要靠 Eastern Dispersal Link、JB 东海岸大道 与 Pasir Gudang Highway。发展商宣传本身入口没有直接的收费站 —— 值得自己核实，因为这不代表你再往外走会用到的道路都免过路费。
Schools学校便利
Unlike mature townships such as Mount Austin or Taman Molek, Tropicana Danga Cove has no school inside its own boundary. Families rely on schools in Kota Masai, Bandar Seri Alam and Permas Jaya. Specific school names and catchment should be confirmed with the district education office before you commit — none is listed here to avoid guessing.和 Mount Austin 或 Taman Molek 这类成熟市镇不同，Tropicana Danga Cove 本身范围内没有学校。家庭要靠 Kota Masai、Bandar Seri Alam 与 Permas Jaya 的学校。具体校名与学区请在下单前向县教育局确认 —— 这里刻意不列，以免猜测。
Medical & retail医疗与零售
KPJ Pasir Gudang Specialist Hospital is the nearest private hospital. Retail runs through AEON Permas Jaya, Tesco Seri Alam and the Pasir Gudang town centre, including UTC Pasir Gudang and Econsave.KPJ Pasir Gudang Specialist Hospital 是最近的私立医院。零售靠 AEON Permas Jaya、Tesco Seri Alam 与巴西古当市中心，包括 UTC Pasir Gudang 与 Econsave。
Six things the -23.1% headline leaves out−23.1% 头条数字没告诉你的六件事
A single trailing 12-month psf number cannot tell two different product types apart. Pulled apart by type and by year, the transaction record tells a more specific — and more useful — story. 一个单一的追踪 12 个月每尺价数字，分不出两种完全不同的产品。把它按类型、按年份拆开之后，成交纪录讲的是一个更具体、也更有用的故事。
Four straight years of terrace psf gains排屋每尺价连四年上涨
Residential double-storey terrace median psf: RM300 (2021) → RM351 (2022) → RM358 (2023) → RM408 (2024), on 31, 23, 41 and 14 records respectively. That is every single recorded year moving the same direction — a cumulative +36%. 住宅双层排屋中位每尺价：RM300（2021）→ RM351（2022）→ RM358（2023）→ RM408（2024），分别基于 31、23、41、14 笔纪录。有纪录的每一年都往同一个方向走 —— 累计 +36%。
The −23.1% is a mix effect, not a crash−23.1% 是组合效应，不是崩跌
With zero terrace resales recorded since September 2024, the portal’s trailing 12-month psf figure is being driven almost entirely by shop-office sales, which swung between RM236 and RM465 psf within 2025 alone. Compare like with like before you react to the headline. 由于自 2024 年 9 月起没有排屋二手成交纪录，平台的追踪 12 个月每尺价数字，几乎完全由店屋成交主导 —— 单是 2025 年一年，每尺价就在 RM236 至 RM465 间摆动。在对头条数字做反应之前，请先同类相比。
A genuinely quiet, guarded park estate真正安静的门禁公园型社区
An 8-acre central park, a 2.7km jogging path with fitness stations, a pocket garden on every unit, and a guarded perimeter. This is a different product from the food-street townships elsewhere on this site — judge it on that basis, not against Mount Austin’s noise. 8 英亩中央公园、配健身站的 2.7 公里跑道、每户自带小花园，加上门禁围栏。这和本站其他美食街型市镇是完全不同的产品 —— 请照这个标准评估，不要拿 Mount Austin 的热闹来比。
One landed product, freehold, award-recognised单一有地产品，永久地契，得过奖
All 577 Ayera Residences units are freehold double-storey terraces on 20’x70′ or 22’x70′ lots, built-up 1,713–1,970 sq ft. The project won The Edge Malaysia-PEPS Value Creation Excellence Award 2023 in the residential category, based on five developer-submitted resale comparables. Ayera Residences 全部 577 间单位都是永久地契双层排屋，地皮 20’x70′ 或 22’x70’，建筑面积 1,713–1,970 平方尺。该项目获得 《The Edge Malaysia》-PEPS 2023 年价值创造卓越奖 住宅类，评选依据是发展商自行提交的五笔转售可比案例。
A commercial spine that is not yet a destination还不是目的地的商业主轴
Oasis, Oasis 2 and Oasis 3 add up to 33 recorded shop-office transactions — 26 three-storey and 7 four-storey units on Jalan Kota 1, 2 and 3. This is a working local commercial strip, not (yet) a regional draw like AEON Tebrau City. Oasis、Oasis 2 与 Oasis 3 合计 33 笔登记店屋成交 —— 26 间三层、7 间四层，分布在 Jalan Kota 1、2、3。这是一条实用型在地商业街，（目前）还不是像 AEON Tebrau City 那样的区域级人流磁石。
A 227-acre masterplan, mostly still on paper227 英亩的总蓝图，多数还在纸上
The RM8 billion GDV, four-zone masterplan (riverfront leisure, market square, park community, cosmopolitan living) covers 227 acres. Only Ayera Residences (48.39 acres) and the Oasis shops are built and transacting. Buying today is buying into an early, still-forming phase of a much larger plan. GDV 达 RM80 亿的四区总蓝图（滨水休闲、市集广场、公园社区、都会生活）涵盖 227 英亩。目前只有 Ayera Residences（48.39 英亩）与 Oasis 店屋已建成并在交易。今天买进，买的是一个更大蓝图里、还在早期成形阶段的一部分。
And the questions the listing photos will not answer以及挂牌照片不会回答的问题
🏠 If you are buying to live here如果你是自住
📈 If you’re buying to invest如果你是投资
Two roads, two products, two very different price stories两条路，两种产品，两个截然不同的价格故事
Tropicana Danga Cove is small enough that its transaction record splits cleanly by road name. Jalan Presint 3 carries the Ayera Residences terraces; Jalan Kota 1, 2 and 3 carry the Oasis shop offices. Below is what NAPIC records show for each. Tropicana Danga Cove 规模不大，成交纪录可以干净地按路名拆开。Jalan Presint 3 是 Ayera Residences 排屋；Jalan Kota 1、2、3 是 Oasis 店屋。以下是 NAPIC 纪录分别显示的内容。
| Sub-area分区 | Roads涵盖路段 | Mainly主要产品 | Recorded prices登记价 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|
| Ayera Residences和丽苑 | Jalan Presint 3 series系列 | Freehold double-storey terraces, guarded, 577 units永久地契双层排屋，门禁，577 间 | RM548,000 – 1,100,000 2024 median RM804,000; nothing recorded since Sep-242024 年中位 RM804,000；2024 年 9 月后无纪录 |
No不行 |
| Oasis / Oasis 2Oasis／Oasis 2 | Jalan Kota 1/1, 1/4 | 3-storey shop offices, earlier launch phases三层店屋，较早期 | RM1,150,000 – 1,850,000 psf swung RM236 – 304 within 2024–252024–25 年间每尺价 RM236 – 304 波动 |
No — see below不行 —— 详见下方 |
| Oasis 3Oasis 3 | Jalan Kota 2/3, 2/5, 3/1 | 3-storey shops, the final and newest commercial phase三层店屋，最后一期、也是最新一期 | RM1,388,000 – 2,450,000 psf swung RM249 – 465 within 2025 alone单是 2025 年内，每尺价就在 RM249 – 465 间摆动 |
No — see below不行 —— 详见下方 |
| Four-storey shop row四层店屋排 | Jalan Kota 3 | Largest commercial units on record, 6,372 sq ft纪录中最大的商业单位，6,372 平方尺 | RM2,350,000 (2 records, Apr-25)RM2,350,000（2 笔纪录，2025 年 4 月） | No — see below不行 —— 详见下方 |
One landed type, and two sizes of shop office一种有地户型，两种店屋规格
There is no ladder to trade up within this project. All 577 landed units are the same double-storey terrace format in two lot widths; the commercial side splits into 3-storey and 4-storey shop offices. 这个项目内没有可以往上换的户型阶梯。577 间有地单位全是同一种双层排屋规格、两种地皮宽度；商业则分三层与四层店屋两种。
Double-storey terrace, Ayera Residences双层排屋，Ayera Residences
3-storey shop office, Oasis / Oasis 3三层店屋，Oasis／Oasis 3
4-storey shop office, Jalan Kota 3四层店屋，Jalan Kota 3
Rising trend, shrinking sample, then silence上升趋势、萎缩样本，然后归零
Volume shrank every year before it hit zero成交量归零之前，逐年在缩小
The volatility that is distorting the headline number正在扭曲头条数字的那份波动
Seven months apart in 2025, recorded shop-office psf nearly doubled. On a sample this small, a portal’s blended “12-month median psf” figure will move sharply on one or two large transactions — which is exactly what appears to have happened here. 2025 年相隔七个月，登记的店屋每尺价几乎翻倍。样本这么小的情况下，平台混合计算的「12 个月中位每尺价」，会被一两笔大额交易大幅拉动 —— 这里看起来正是发生了这种情况。
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: 142 records, blended median RM719,000 at RM347 psf. That blended figure mixes two very different products — read the split below instead. 2021 至 2026 年登记二手成交，来源为 List.my 公布的 NAPIC 纪录：142 笔，混合中位 RM719,000、每尺 RM347。这个混合数字把两种完全不同的产品混在一起 —— 请改看下方的拆分。
| Type类型 | Records笔数 | Recorded median登记中位价 | Full range完整区间 | Last recorded sale最后一笔纪录 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|---|
| Double-storey terrace双层排屋 | 109 | RM804,000 RM408 psf, 2024 | RM548,000 – 1,100,000 | Sep-242024 年 9 月 | No不行 |
| 3-storey shop office三层店屋 | 26 | RM1,568,000 RM322 psf, Jul-25 | RM1,150,000 – 2,450,000 | Oct-252025 年 10 月 | Verify separately另行核实 |
| 4-storey shop office四层店屋 | 7 | RM2,350,000 RM369 psf, Apr-25 | RM2,350,000 (single price point, 2 records) | Apr-252025 年 4 月 | Verify separately另行核实 |
| All types, blended全类型混合 | 142 | RM719,000 RM347 psf blended | RM548,000 – 2,450,000 | — | Landed closed to non-citizens有地对非公民关闭 |
Four years of records, and then the record stops四年的纪录，然后纪录中断了
Source: registered subsale records from NAPIC (JPPH), published by List.my, filtered to the double-storey terrace type only. Records lag roughly six months, so the most recent year is always incomplete — but this project has had no residential resale at all since September 2024, well beyond a normal reporting lag.来源：NAPIC（JPPH）登记二手成交纪录，由 List.my 公布，仅取双层排屋类型。资料约滞后半年，因此最近一年永远不完整 —— 但这个项目自 2024 年 9 月起完全没有住宅二手成交，已经明显超出正常的滞后期。
The distribution across the full 2021-2024 terrace record2021–2024 排屋完整纪录的分布
Across all 109 recorded terrace sales, half landed between RM620,000 and RM830,000, with the overall median at RM692,000. Because the mix shifted toward later, pricier sales in 2023-2024, this all-years figure sits below the 2024-specific median of RM804,000 — read the year-by-year chart below for the current trajectory, not this blended figure. 全部 109 笔排屋成交中，有一半落在 RM620,000 至 RM830,000 之间，整体中位数为 RM692,000。由于成交组合逐渐往后期、价格较高的年份倾斜，这个全年份混合数字低于 2024 年单独的中位数 RM804,000 —— 请看下方逐年图表掌握目前的走势，而不是这个混合数字。
Recorded terrace transactions by year各年度排屋登记成交笔数
Residential price per square foot, year by year住宅每尺价 · 逐年
All 109 residential records at Tropicana Danga Cove are the same double-storey terrace product, so this is a genuine like-for-like comparison, not a mix-adjusted estimate. The number beneath each year is the transaction count behind that point.Tropicana Danga Cove 全部 109 笔住宅纪录都是同一种双层排屋产品，因此这是真正的同类相比，不是经组合调整的估算。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:"2025", median:XXX, n:XX}（median 填每尺价，不是总价；n 填笔数，且需 ≥10 笔才建议入图）。补上这一点，这一页就会是全新山唯一「解释了 Tropicana Danga Cove 沉寂期」的资料来源。💡 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。The straight answer: the terraces here are closed to you直说：这里的排屋，你买不了
Johor bars non-citizens from landed residential property below RM2 million. Every recorded Ayera Residences terrace sits between RM548,000 and RM1,100,000 — nowhere close. The Oasis shop offices run higher (RM1.15m-2.45m recorded) but commercial eligibility rules are separate from the residential floor and were not verified for this page. 柔佛禁止非公民购买 RM200 万 以下的有地住宅。Ayera Residences 每一笔登记排屋成交都落在 RM548,000 至 RM1,100,000 之间 —— 离门槛还很远。Oasis 店屋价位较高（纪录 RM1.15m–2.45m），但商业物业的购买资格规则与住宅门槛不同，本页未核实。
Monthly repayment每月供款
Defaults set to the 2024 recorded terrace median of RM804,000 — the newest hard price evidence for this project.预设值为 2024 年登记的排屋中位价 RM804,000 —— 这个项目现存最新的硬数据。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM804,000, the 2024 recorded terrace median. First-time Malaysian buyers at or below RM500,000 are exempt from transfer stamp duty in 2026 and 2027 — this project’s terraces recorded no sale that low.预设 RM804,000，即 2024 年登记的排屋中位价。马来西亚首购族在 RM500,000 或以下于 2026 与 2027 年免转让印花税 —— 这个项目的排屋没有低到这个价位的成交纪录。
Johor’s minimum purchase price for a non-citizen is RM2 million on landed. The highest recorded terrace sale here is RM1,100,000 — below even half that threshold. The costs below are shown so you can compare against an address that does qualify — a flat 8% transfer stamp duty from 1 January 2026, a Johor state consent fee of 3% of valuation with a RM30,000 minimum, consent taking one to three months, and lending capped at 60 to 70% LTV. 柔佛对非公民的最低购买价为有地 RM200 万。这里最高的登记排屋成交是 RM1,100,000 —— 连门槛的一半都不到。下方仍列出费用，是让你拿去和真正符合资格的门牌做比较 —— 自 2026 年 1 月 1 日起转让印花税统一 8%、柔佛州同意书费为估价 3% 且最低 RM30,000、同意书需时一至三个月、贷款成数上限 60 至 70%。
Tell me your budget and passport and I will send you the Johor addresses that actually qualify. 告诉我你的预算与护照，我把柔佛真正符合资格的门牌发给你。
Terrace or shop office? That decides everything else here.排屋还是店屋？在这里，这个问题决定其余一切。
One project, two very different products and price behaviours. Tell me which one and your budget, and I will send you what actually last sold near it.同一个项目，两种完全不同的产品与价格表现。告诉我你要哪一种与预算，我把附近实际最后成交的案例发给你。
A rising trend nobody has tested in over a year一条一年多没人验证过的上升曲线
✓ Strengths优势
- Four straight years of terrace psf gains — RM300 to RM408, +36% cumulative, 2021 to 2024. Every recorded year moved the same direction.排屋每尺价连四年上涨 —— 从 RM300 到 RM408，累计 +36%，2021 至 2024 年。有纪录的每一年都往同一个方向走。
- Freehold, guarded, and genuinely amenitised — an 8-acre central park, a 2.7km jogging path with fitness stations, and a pocket garden on every unit. Won the Edge Malaysia-PEPS Value Creation Excellence Award 2023.永久地契、门禁，配套确实到位 —— 8 英亩中央公园、配健身站的 2.7 公里跑道，每户自带小花园。获《The Edge Malaysia》-PEPS 2023 年价值创造卓越奖。
- Genuinely quiet — no food street, no late-night entertainment strip. For a household that wants to sleep, this is a real point in its favour, not a marketing line.真的安静 —— 没有美食街，没有深夜娱乐街。对想睡得着的家庭来说，这是真优点，不是行销词。
- One product, easy to compare — every landed unit is the same double-storey terrace format, so a psf comparison here is a genuine like-for-like, unlike townships mixing five house types.产品单一，容易比较 —— 每一间有地单位都是同一种双层排屋规格，因此这里的每尺价对比是真正的同类相比，不像混了五种户型的市镇。
- No toll plaza directly at the estate entrance, per the developer, with three separate highway options (EDL, JB East Coast Highway, Pasir Gudang Highway) to reach them.发展商指出社区入口没有直接的收费站，并有三条独立的高速选项（EDL、JB 东海岸大道、Pasir Gudang Highway）可通往。
△ Things to weigh需要权衡的
- Zero recorded terrace resales since September 2024. Nobody has sold one in over a year. The “+36%” trend is real but nobody can currently prove today’s price matches it — get a bank valuation, do not trust an asking price alone.自 2024 年 9 月起没有一笔排屋二手成交纪录。一年多没有人卖出过。「+36%」的趋势是真的，但现在没有人能证明现价真的追得上 —— 请取得银行估值，不要只信开价。
- The headline -23.1% figure is misleading on its face. It blends a thin, volatile shop-office sample with a terrace market that has gone quiet. Anyone quoting it without this context is either careless or trying to scare you into a discount.表面上的 −23.1% 头条数字有误导性。它把一个量薄、波动大的店屋样本，和一个已经沉寂的排屋市场混在一起算。任何不附带这个背景就引用这个数字的人，不是粗心，就是想吓你压价。
- The name invites confusion. Tropicana Danga Cove is in Masai, east Johor Bahru — not at Danga Bay, the waterfront district on the western side of the city that shares the name.项目名字容易让人搞混。Tropicana Danga Cove 位于新山东侧的 Masai —— 不在西侧、名字里也带「Danga」的滨水区 Danga Bay。
- No school, no mall, no hospital inside the estate. Every amenity beyond the park is a drive to Kota Masai, Permas Jaya, Seri Alam or Pasir Gudang town — verify each drive time yourself, since the ones on this page are largely developer estimates.社区内没有学校、没有商场、没有医院。公园以外的每一项配套，都要开车去 Kota Masai、Permas Jaya、Seri Alam 或巴西古当市中心 —— 请自行核实每一段车程，因为本页上的多数数字是发展商估算。
- The shop offices are a genuinely volatile market. Psf swung from RM236 to RM465 within 2025 alone on only 33 total commercial records. This is not a stable rental-yield play — it needs a specific tenant or business plan.店屋是真正波动的市场。单是 2025 年，每尺价就在 RM236 至 RM465 间摆动，而商业纪录全部只有 33 笔。这不是稳定的收租玩法 —— 需要具体的租户或经营计划。
- Most of the 227-acre masterplan is not built yet. You are buying into an early phase of a much larger, still-forming township — confirm what is actually funded before assuming the brochure’s four zones will all appear.227 英亩总蓝图大部分还没建成。你买进的是一个更大、还在成形中的市镇里的早期阶段 —— 请先确认实际有资金到位的部分，不要假设宣传册上的四个分区都会出现。
Tropicana Danga Cove FAQTropicana Danga Cove 常见问题
How much does a house in Tropicana Danga Cove cost?Tropicana Danga Cove 的房子多少钱？
\nRegistered subsale transactions for the double-storey terraces at Ayera Residences, Tropicana Danga Cove show a median of RM804,000 at RM408 per square foot in 2024, the most recent year with recorded sales, based on 109 records from 2021 to 2024 published by List.my from NAPIC data. Psf climbed every year on record: RM300 in 2021, RM351 in 2022, RM358 in 2023, and RM408 in 2024, a cumulative increase of 36 percent. No terrace resale has been recorded since September 2024.\nTropicana Danga Cove 内 Ayera Residences 双层排屋的登记二手成交显示：截至最近一次有成交纪录的 2024 年，中位价为 RM804,000、每平方尺 RM408，依据的是 2021 至 2024 年由 List.my 公布、来自 NAPIC 数据的 109 笔纪录。每尺价逐年上升：2021 年 RM300、2022 年 RM351、2023 年 RM358、2024 年 RM408，累计涨幅 36%。自 2024 年 9 月起，没有一笔排屋二手成交被记录。
Why does this project show a -23.1% price change when the yearly data shows prices rising?为什么这个项目显示 −23.1% 的价格变动，逐年数据却显示价格在上升？
\nThe -23.1% figure comes from a blended 12-month median price per square foot across all property types, and with zero residential terrace resales recorded since September 2024, that trailing figure is now driven almost entirely by a handful of commercial shop-office transactions, which swung between RM236 and RM465 per square foot within 2025 alone on only 33 total commercial records. Compared like for like, the actual double-storey terraces recorded a rising median psf every single year from 2021 to 2024, a cumulative gain of 36 percent. The headline number describes commercial-market volatility on a thin sample, not a crash in the houses.\n−23.1% 这个数字，来自全类型混合计算的 12 个月中位每尺价；由于自 2024 年 9 月起没有住宅排屋二手成交纪录，这个追踪数字现在几乎完全由少数几笔商业店屋成交主导 —— 单是 2025 年内，在总共只有 33 笔商业纪录的情况下，每尺价就在 RM236 至 RM465 间摆动。同类相比的话，实际的双层排屋在 2021 至 2024 年，中位每尺价逐年上升，累计涨幅 36%。这个头条数字描述的是薄样本商业市场的波动，不是房子在崩跌。
What is Ayera Residences, and is it the same as Tropicana Danga Cove?Ayera Residences 是什么？和 Tropicana Danga Cove 是同一个项目吗？
\nAyera Residences is the only completed landed residential phase within the larger 227-acre Tropicana Danga Cove township. It comprises 577 freehold double-storey terrace houses built across three launches in 2018 and 2019 by Tropicana Corporation Berhad in partnership with Iskandar Waterfront Holdings, on lot sizes of 20 feet by 70 feet or 22 feet by 70 feet with built-up areas of 1,713 to 1,970 square feet. The wider Tropicana Danga Cove masterplan, with a gross development value of RM8 billion across four zones, is still substantially under development beyond Ayera Residences and the adjoining Oasis shop-office precinct.\nAyera Residences 是 227 英亩 Tropicana Danga Cove 大型市镇内，目前唯一建成的有地住宅期数。它由 Tropicana Corporation Berhad 与依斯干达滨海控股（IWH）合资，2018 与 2019 年分三批推出，共 577 间永久地契双层排屋，地皮 20 尺 x 70 尺或 22 尺 x 70 尺，建筑面积 1,713 至 1,970 平方尺。整个 Tropicana Danga Cove 总蓝图的发展总值达 RM80 亿、涵盖四个分区，除了 Ayera Residences 与紧邻的 Oasis 店屋区之外，其余大部分仍在开发中。
Is Tropicana Danga Cove near Danga Bay?Tropicana Danga Cove 靠近 Danga Bay 吗？
\nNo. Despite sharing the name “Danga,” Tropicana Danga Cove is located in Masai, on the eastern side of Johor Bahru in Mukim Plentong, between the townships of Bandar Baru Permas Jaya and Bandar Seri Alam. Danga Bay is a separate waterfront district on the western side of Johor Bahru, near the city centre. Buyers researching this project online should take care not to confuse the two addresses.\n不在。尽管名字里都有「Danga」，Tropicana Danga Cove 实际位于新山东侧、Plentong 区的 Masai，夹在 Bandar Baru Permas Jaya 与 Bandar Seri Alam 两个市镇之间。Danga Bay 是新山西侧、靠近市中心的另一个独立滨水区。在网上查这个项目的买家，请留意不要把两个地址搞混。
Can foreigners buy a house in Tropicana Danga Cove?外国人可以在 Tropicana Danga Cove 买房吗？
\nIn practice, no, not for the double-storey terraces at Ayera Residences. Johor sets a RM2 million minimum purchase price for non-citizens buying landed residential property, and every recorded terrace transaction here falls between RM548,000 and RM1,100,000, well below that floor. The Oasis shop offices transact at higher prices, from RM1,150,000 to RM2,450,000, but commercial-property eligibility rules for foreign buyers are separate from the residential floor and should be verified independently before assuming a purchase is possible.\n实务上，不行 —— 至少 Ayera Residences 的双层排屋不行。柔佛对非公民购买有地住宅设有 RM200 万最低价门槛，而这里每一笔登记排屋成交都落在 RM548,000 至 RM1,100,000 之间，远低于门槛。Oasis 店屋的成交价较高，介于 RM1,150,000 至 RM2,450,000，但商业物业对外籍买家的资格规则与住宅门槛不同，在假设可以购买之前应另行独立核实。
What is the Oasis commercial component like, and is it a good investment?Oasis 商业部分怎么样？值得投资吗？
\nOasis, Oasis 2 and Oasis 3 together account for 33 registered shop-office transactions on Jalan Kota, split between 26 three-storey units and 7 four-storey units. Recorded prices per square foot have been genuinely volatile, swinging from RM236 to RM465 within 2025 alone. This is a thin, actively-forming commercial market rather than an established retail destination, so a purchase should be underwritten against a specific tenant or business plan rather than passive rental-yield assumptions.\nOasis、Oasis 2 与 Oasis 3 合计在 Jalan Kota 上有 33 笔登记店屋成交，其中 26 间三层、7 间四层。登记的每尺价确实波动很大，单是 2025 年内就在 RM236 至 RM465 之间摆动。这是一个还在成形中的薄型商业市场，不是已经确立的零售目的地，因此购买应该以具体的租户或经营计划为依据，而不是被动的收租假设。
How do I get from Tropicana Danga Cove to Johor Bahru city centre or the RTS Link?从 Tropicana Danga Cove 怎么到新山市区或 RTS Link？
\nThe project is served by the Eastern Dispersal Link, the JB East Coast Highway and the Pasir Gudang Highway. Tropicana Corporation’s own published estimate from 2023 puts the drive at roughly 10 minutes to the immediate JB city fringe, about 20 minutes to the RTS Link station at Bukit Chagar, and about 30 minutes to the Woodlands CIQ complex, Larkin Bus Terminal and Senai International Airport. These are developer-supplied, off-peak estimates that have not been independently verified, so confirm the specific routes that matter to you before relying on them.\n本项目主要经 Eastern Dispersal Link、JB 东海岸大道与 Pasir Gudang Highway 进出。Tropicana Corporation 自己在 2023 年公布的估算是：距新山市区边缘约 10 分钟车程，距 RTS Link 武吉查卡站约 20 分钟，距 Woodlands CIQ、Larkin 巴士总站与士乃国际机场约 30 分钟。这些是发展商提供、非高峰时段的估算，未经独立核实，请在依赖它们之前先确认对你重要的实际路线。
Is Ayera Residences freehold?Ayera Residences 是永久地契吗？
\nPortal listings and Tropicana’s own published materials describe all 577 units at Ayera Residences as freehold. Tenure is still recorded on the individual title rather than on the estate as a whole, so ask for a copy of the title before signing anything, and check separately whether the specific lot carries a Bumiputera restriction.\n房产平台挂牌与 Tropicana 自己公布的资料，都将 Ayera Residences 全部 577 个单位列为永久地契。但地契年期记载在个别地契上，不是记在整个社区上，所以签任何文件之前请先索取地契副本，并另外查该地块是否带有 Bumiputera 限制。
What tax do I pay when I sell a house in Malaysia?在马来西亚卖房要付什么税？
\nReal Property Gains Tax, charged on the gain rather than 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. Ayera Residences launched in 2018 and 2019, so many original owners are now past the year-6 threshold, which is worth asking about if you are buying from an early owner.\n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%。Ayera Residences 于 2018 与 2019 年推出，许多原始业主现在已经过了第六年门槛 —— 若你是向早期业主购买，这点值得问问。
Plentong mukim, on the same NAPIC dataPlentong 区，同一份 NAPIC 数据下的对照
Every figure below comes from the same source and the same window as this page. Tropicana Danga Cove has by far the fewest transactions and the highest blended price here — read that as a thin market, not necessarily a premium one.下方每一个数字都来自与本页相同的来源与期间。Tropicana Danga Cove 在这里的成交量远远最少、混合价格也最高 —— 请把它读成「市场薄」，不一定是「更高档」。
| 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 |
|---|---|---|---|---|---|
| Tropicana Danga Cove | 142 | RM719,000 | RM347 | −23.1% | Fewest records here, and the -23.1% is a commercial-mix artefact — see above这里笔数最少，−23.1% 是商业组合造成的假象 —— 详见上文 |
| Bandar Baru Permas Jaya | 1,387 | RM488,000 | RM370 | +9.7% | The mature, high-volume neighbour to the west西侧成熟、量大的邻区 |
| Bandar Seri Alam | 656 | RM460,000 | RM315 | +8.1% | Cheaper, larger, steadier growth更便宜、规模更大、涨势更稳 |
| Taman Kota Masai | 1,357 | RM360,000 | RM335 | −3.2% | The town this project’s own road is named after这个项目路名的命名所本 |
| Taman Molek | 537 | RM539,000 | RM344 | −1.5% | Similar price band, far more liquid价位相近，流通性高得多 |
| Meridin East | 498 | RM515,000 | RM387 | — | Another Iskandar-era gated township, more comparable in concept另一个依斯干达时期门禁市镇，概念上更接近 |
| Taman Rinting | 569 | RM400,000 | RM273 | −2.3% | Cheapest entry point in this comparison set这组对照中入场价最低 |
| Tg Puteri Resort | 417 | RM358,000 | RM243 | −29.7% | An even steeper recorded decline nearby — worth understanding why附近另一个跌幅更深的区域 —— 值得弄清楚原因 |
The last real sale was over a year ago. Let me find out what’s changed.上一次真实成交已经是一年多前。让我帮你查清楚现在的状况。
Tropicana Danga Cove is one of the few completed landed projects in JB where the public record genuinely goes quiet. That is exactly where a local agent’s live information is worth the most. Send me the sub-area and product and I will come back with what has actually changed since NAPIC’s last entry. Tropicana Danga Cove 是少数新山已完成有地项目中，公开纪录真的沉寂下来的一个。这正是在地经纪的实时信息最有价值的时候。把分区与产品发给我，我会回你 NAPIC 最后一笔纪录之后，实际发生了什么变化。