The cheapest double-storey terrace
in mukim Plentong is not in Pasir Gudang
Plentong 区最便宜的双层排屋，
不在 Pasir Gudang
Line up the ten most-traded estates in mukim Plentong and compare one house type only — the double-storey terrace, the product almost everybody is actually buying. Permas Jaya records RM430 a square foot. Taman Molek RM422. Johor Jaya RM393. Kota Masai, the one whose headline is falling, still records RM361. Taman Desa Cemerlang records RM333 — the lowest of the ten, on 166 registered sales. This page explains why the same mukim splits into a rising group and a falling group, and why the split has almost nothing to do with the mukim. 把 Plentong 区成交量最高的十个社区排成一列，只比一种屋型 —— 双层排屋，也就是绝大多数人实际在买的那个产品。Permas Jaya 每平方尺 RM430，Taman Molek RM422，Johor Jaya RM393；连标题在下跌的 Kota Masai 都还有 RM361。Taman Desa Cemerlang 是 RM333 —— 十个里最低的一个，背后有 166 笔登记成交。这一页要解释的是：同一个 mukim 为什么会分成上涨的一组与下跌的一组，以及为什么这个分界几乎与 mukim 无关。
© Chongkian · CC BY-SA 4.0 · Wikimedia CommonsTaman Desa Cemerlang in 30 seconds30 秒看懂 Taman Desa Cemerlang
- What it is: a completed landed estate at Ulu Tiram, postcode 81800, in the mukim of Plentong — inland and north of Johor Bahru rather than out east toward Pasir Gudang. The Malay Wikipedia entry describes it as a taman next to Desa Jaya, and notes that the name has drifted toward Taman Perindustrian Cemerlang as factories have multiplied around it. Its Chinese name is 烈光镇. 它是什么：一个位于 Ulu Tiram、邮区 81800、隶属 Plentong 区的已建成有地社区 —— 位置在新山以北的内陆，而不是东边通往 Pasir Gudang 的方向。马来文维基百科把它描述为紧邻 Desa Jaya 的一个 taman，并指出随着周边工厂增加，名称已逐渐被叫成 Taman Perindustrian Cemerlang。中文名 烈光镇。
- The number that matters: across ten Plentong estates compared on double-storey terraces only, Taman Desa Cemerlang records the lowest price per square foot at RM333, against RM430 at Permas Jaya, RM393 at Johor Jaya and RM361 at Kota Masai. The area is not cheap because the houses are worse. It is cheap because it is further from the crossing. 关键数字：在十个 Plentong 社区中只比双层排屋，Taman Desa Cemerlang 的每平方尺价最低，为 RM333；对照 Permas Jaya 的 RM430、Johor Jaya 的 RM393、Kota Masai 的 RM361。这里便宜不是因为房子比较差，而是因为离关卡比较远。
- What it costs: 406 registered subsale transactions 2021–2026, all-type median RM460,000. Strip out the 64 shop units and the residential median is RM400,000 at RM322 psf. Double-storey terrace median RM530,000; low-cost terrace RM280,000; single-storey terrace RM417,500. 多少钱：2021–2026 年共 406 笔登记二手成交，全类型中位 RM460,000。剔除 64 笔店屋后，住宅中位为 RM400,000、每尺 RM322。双层排屋中位 RM530,000；廉价排屋 RM280,000；单层排屋 RM417,500。
- The crossover nobody has pointed out: in 2022 this estate recorded RM301 a foot while Kota Masai recorded RM310. By 2025 Taman Desa Cemerlang was at RM368 and Kota Masai had slipped to RM322. Four straight years of gains here — RM301, RM320, RM341, RM368 — against a market that peaked in 2023 and rolled over. That crossover, not the twelve-month headline, is the actual story. 没有人指出过的交叉点：2022 年这里每尺 RM301，而 Kota Masai 是 RM310。到 2025 年，Taman Desa Cemerlang 是 RM368，Kota Masai 回落到 RM322。这里连涨四年 —— RM301、RM320、RM341、RM368 —— 对面则在 2023 年见顶后转向。真正的故事是这个交叉点，不是那个 12 个月的标题数字。
- The honest catch: the twelve-month +9.2% rests on roughly 32 recorded sales, because only 25 landed in 2025 and 7 in 2026. And 42 percent of the residential record is low-cost houses, low-cost flats and flats — this is a mixed-income estate with factories on two flanks, not a uniform suburb. An area average is close to useless here. Price it street by street. 诚实提醒：那个 12 个月 +9.2% 大约只建立在 32 笔成交上 —— 2025 年 25 笔、2026 年 7 笔。而住宅纪录里有 42% 是廉价屋、廉价组屋与组屋 —— 这是一个两侧夹着工厂的混合收入社区，不是一个均质郊区。在这里，「区平均值」几乎没有用。请一条街一条街地估价。
What a Ulu Tiram address actually looks like一个 Ulu Tiram 门牌实际长什么样
Two of the photographs below were taken inside Taman Desa Cemerlang itself — the Crescendo campus on Jalan Lanjut and a restaurant whose upload coordinates fall on the northern streets. The rest were taken in Ulu Tiram and Taman Gaya, the township this estate belongs to. Every caption says where the shutter actually was. 下面有两张是在 Taman Desa Cemerlang 内拍的 —— Jalan Lanjut 一带的 Crescendo 校园，以及一家上传坐标落在北段街道的餐厅。其余拍摄于 Ulu Tiram 与 Taman Gaya，也就是这个社区所属的市镇。每一段图说都写明快门实际按在哪里。
Four buyers, and the record shows all four四种买家，而纪录里四种都看得到
Most estate pages guess at the demographic. Here you can read it off the transaction mix: 87 low-cost houses, 39 low-cost flats, 19 flats, 20 single-storey terraces, 166 double-storey terraces, 5 semi-detached and 64 shop units. That spread is the population.多数社区页面靠猜人口结构。这里可以直接从成交组成读出来：87 笔廉价屋、39 笔廉价组屋、19 笔组屋、20 笔单层排屋、166 笔双层排屋、5 笔半独立式、64 笔店屋。这个分布就是人口本身。
The Ulu Tiram factory familyUlu Tiram 的工厂家庭
Taman Perindustrian Cemerlang is about 1 km east and there is more industrial land on the western flank. The low-cost terrace at a recorded median of RM280,000 and the low-cost flat at RM130,000 are what that proximity pays for. They are also the two fastest-moving products here.Taman Perindustrian Cemerlang 在东侧约 1 公里，西侧另有工业用地。中位 RM280,000 的廉价排屋与 RM130,000 的廉价组屋，正是这份距离换来的产品。它们也是这里流动最快的两类。
The Johor Jaya upgrader从 Johor Jaya 换屋过来的人
Johor Jaya’s double-storey terrace records RM393 a foot against RM333 here, and the southern streets of this estate carry the same 81100 postcode boundary. Same schools, same Jalan Kota Tinggi commute, materially less money per square foot.Johor Jaya 的双层排屋每尺 RM393，这里 RM333，而本社区南段街道就压在同一条 81100 邮区界线上。一样的学校、一样走 Jalan Kota Tinggi 通勤，每平方尺却便宜一截。
The Crescendo parentCrescendo 的家长
Crescendo-HELP International School and Crescendo International College both sit inside the estate boundary, off the Jalan Lanjut side. Very few completed landed estates in this price band have an international school you can walk a child to.Crescendo-HELP International School 与 Crescendo International College 都位于社区范围内，靠 Jalan Lanjut 一侧。在这个价位带的已建成有地社区里，能让孩子走路去上国际学校的，非常少。
The shop-lot investor店屋投资者
29 two-storey shops at a median RM780,000 and 35 three-storey shops at RM1,450,000. They are a genuine sub-market here — and they are also what inflates the RM460,000 all-type headline. If you are buying a house, ignore them; if you are buying yield, they are the reason the commercial psf reads RM640.29 笔双层店屋，中位 RM780,000；35 笔三层店屋，中位 RM1,450,000。它们在这里是一个真实的次市场 —— 同时也是把 RM460,000 全类型标题拉高的原因。你要买住宅就别理它们；你要买收益，它们就是商用每尺读到 RM640 的原因。
A weekday in Taman Desa CemerlangTaman Desa Cemerlang 的一个平日
Two things set the tempo: the factory shift pattern to the east, and Jalan Kota Tinggi to the west. Everything below is anchored to a place you can find on a map, not to a mood.决定这里节奏的有两件事：东边工业区的班次，和西边的 Jalan Kota Tinggi。以下每一段都锚在地图上找得到的地点，不是气氛描写。
The first wave leaves for Taman Perindustrian Cemerlang, 1.1 km east. It is the shortest commute in this whole series of pages — and it is also the reason the low-cost terrace here trades at RM369 a square foot, dearer per foot than the double-storey.第一波人出门前往东边 1.1 公里的 Taman Perindustrian Cemerlang。这是本系列所有页面里最短的通勤 —— 也正是这里的廉价排屋每尺 RM369、每尺比双层排屋还贵的原因。
The second wave turns onto Jalan Kota Tinggi and heads south-west toward the city. Federal Route 3 is the artery for the entire Ulu Tiram corridor, which is both the convenience and the complaint.第二波转上 Jalan Kota Tinggi，往西南进城。联邦 3 号公路是整条 Ulu Tiram 走廊的动脉 —— 这既是便利，也是抱怨的来源。
School traffic splits three ways without leaving the estate: SK Desa Cemerlang on the eastern side, SJK(C) Pei Chih on the south, and the Crescendo campus in the middle. Very little of the morning run leaves the taman.上学车流在社区内就分成三股：东侧的 SK Desa Cemerlang、南边的 SJK(C) 培智华小、中间的 Crescendo 校园。早上的接送几乎不必出这个 taman。
Errands run to the Econsave inside the estate and the two banks on the Jalan Lebuh Cemerlang side. Anything bigger means the IKEA and AEON cluster on Jalan Tebrau, 2.3 km south-west in a straight line.日常采买去社区内的 Econsave，以及 Jalan Lebuh Cemerlang 一侧的两家银行。要买大件，就去直线西南 2.3 公里、Jalan Tebrau 上的 IKEA 与 AEON 群。
Hospital Sultan Ismail, the government tertiary hospital, is 3.0 km away in a straight line — closer to this estate than it is to most of Johor Jaya. For an ageing household that is a larger factor than any mall.公立三级医院 Hospital Sultan Ismail 直线 3.0 公里 —— 比它到 Johor Jaya 大部分地段还近。对有长者的家庭，这一点的份量远大于任何商场。
Evenings are quiet, and thin on organised amenity. The two nearest lake parks — Gaya Community Park and Taman Pelangi Indah — are both in neighbouring estates. Inside this taman the recreation is the street itself. Walk it before you commit.傍晚很安静，但有规划的公共设施不多。最近的两个湖畔公园 —— Gaya 社区公园与 Taman Pelangi Indah —— 都在邻区。这个 taman 内部的休闲空间就是街道本身。签约前请自己走一遍。
Kota Masai is further from here than the Causeway is从这里到 Kota Masai，比到长堤还远
This is the sentence that undoes the whole “same mukim” framing. Measured centre to centre on mapped coordinates, Taman Kota Masai is 18.0 km away. The JB Sentral CIQ at the Causeway is 12.2 km. Pasir Gudang is 14.1 km. Taman Johor Jaya is 2.6 km. Mukim Plentong is an administrative district roughly 25 km across; treating it as one housing market is like pricing a flat in one suburb off sales in another twenty minutes down a different highway. 这一句话就能拆掉整个「同一个 mukim」的框架。以地图坐标中心对中心量测：Taman Kota Masai 相距 18.0 公里，而长堤边的 JB Sentral CIQ 只有 12.2 公里。Pasir Gudang 14.1 公里，Taman Johor Jaya 只有 2.6 公里。Plentong 区横跨约 25 公里；把它当成一个房市来看，等于拿另一条高速公路上、二十分钟外另一个郊区的成交，去为你这一区定价。
Physically this estate belongs to the Ulu Tiram corridor: Jalan Kota Tinggi (Federal Route 3) on the north and west edge, the Senai-Desaru Expressway interchange 2.8 km north, and the Tebrau retail and hospital cluster 2.3 to 3.0 km south-west. Wikipedia places Ulu Tiram about 18 km north of Johor Bahru and describes it as part of the Tebrau growth corridor. 在地理上，这个社区属于 Ulu Tiram 走廊：北侧与西侧是 Jalan Kota Tinggi（联邦 3 号公路），北面 2.8 公里是 Senai-Desaru 大道交汇处，西南 2.3 至 3.0 公里是 Tebrau 的零售与医疗群。维基百科记载 Ulu Tiram 位于新山以北约 18 公里，属于 Tebrau 成长走廊的一部分。
| From the estate centre自社区中心 | Straight line直线距离 |
|---|---|
| Taman Perindustrian Cemerlang | 1.1 km |
| IKEA / AEON, Jalan Tebrau | 2.3 km |
| Taman Johor Jaya | 2.6 km |
| Senai-Desaru Expressway, Ulu Tiram interchange | 2.8 km |
| Hospital Sultan Ismail | 3.0 km |
| Ulu Tiram town | 4.1 km |
| Taman Molek | 4.6 km |
| Today’s Mall, Ulu Tiram | 5.1 km |
| Bandar Baru Permas Jaya | 7.4 km |
| Bandar Seri Alam | 9.1 km |
| Bukit Chagar RTS terminal | 12.1 km |
| JB Sentral CIQ (Causeway) | 12.2 km |
| Pasir Gudang | 14.1 km |
| Taman Kota Masai | 18.0 km |
Two schools, a college and a supermarket — all inside the taman两所学校、一所学院、一间超市 —— 全在 taman 里面
Everything on the three lists below was located on mapped coordinates and the distance measured from the estate centre. Where a name comes from a published list rather than a mapped point, it is marked as such rather than given a made-up distance. 下面三份清单上的每一项，都是先在地图坐标上定位、再从社区中心量距离。若某个名称来自公开清单而非地图点位，会直接注明，而不会给它一个编出来的距离。
Roads道路
Wikipedia lists three ways into Ulu Tiram: the Tebrau Highway, the Jalan Kota Tinggi trunk road and the Senai-Desaru Expressway. This estate touches the second directly and reaches the third at the Ulu Tiram interchange, 2.8 km north. There is no rail. There will not be rail. 维基百科列出进入 Ulu Tiram 的三条路：Tebrau Highway、Jalan Kota Tinggi 干线，以及 Senai-Desaru 大道。这个社区直接临第二条，并在北面 2.8 公里的 Ulu Tiram 交汇处接上第三条。这里没有轨道交通，将来也不会有。
Schools学校便利
This is the strongest amenity argument the estate has, and it is verifiable on a map rather than in a brochure: Crescendo-HELP International School and Crescendo International College both sit within the estate boundary, roughly half a kilometre from the centre point. Wikipedia’s Ulu Tiram entry lists both, along with SK Desa Cemerlang, SJK(C) Pei Chih, SJK(T) Desa Cemerlang and SMK Taman Desa Cemerlang. 这是这个社区最强的一项配套论点，而且可以在地图上核实、不必看宣传册：Crescendo-HELP International School 与 Crescendo International College 都位于社区范围内，距中心点约半公里。维基百科的 Ulu Tiram 条目同时列出这两所，以及 SK Desa Cemerlang、SJK(C) 培智、SJK(T) Desa Cemerlang 与 SMK Taman Desa Cemerlang。
Medical & retail医疗与零售
Hospital Sultan Ismail, the government tertiary hospital serving this side of Johor Bahru, is 3.0 km away. Day-to-day retail is an Econsave and a 99 Speedmart inside the estate plus two banks on the western spine; anything larger is the Jalan Tebrau cluster. 服务新山这一侧的公立三级医院 Hospital Sultan Ismail 距离 3.0 公里。日常零售是社区内的一家 Econsave 与一家 99 Speedmart，加上西侧主干道上的两家银行；更大的采买则要去 Jalan Tebrau 一带。
Why one mukim splits into a rising half and a falling half同一个 mukim，为什么会分成上涨的一半与下跌的一半
Four estates in mukim Plentong are up over twelve months — Permas Jaya +9.7%, Taman Desa Cemerlang +9.2%, Bandar Seri Alam +8.1%, Taman Johor Jaya +7.4%. Four are down — Tg Puteri Resort −29.7%, Taman Kota Masai −3.2%, Taman Rinting −2.3%, Taman Molek −1.5%. The tempting explanation is geography, and it is wrong: Bandar Seri Alam is out east and rising, Taman Molek is close to town and falling. The explanation that actually holds is timing — and it shows up cleanly once you line the years up. Plentong 区里有四个社区 12 个月上涨 —— Permas Jaya +9.7%、Taman Desa Cemerlang +9.2%、Bandar Seri Alam +8.1%、Taman Johor Jaya +7.4%；四个下跌 —— Tg Puteri Resort −29.7%、Taman Kota Masai −3.2%、Taman Rinting −2.3%、Taman Molek −1.5%。最直觉的解释是地理位置，但它是错的：Bandar Seri Alam 在东边却在涨，Taman Molek 靠近市区却在跌。真正站得住的解释是时间点 —— 把各年份排开来，就一目了然。
Compared like for like, it is the cheapest of the ten同类相比，十个里最便宜
Area medians blend house types, so they compare nothing. Filter every estate down to double-storey terraces only and the ranking is: Permas Jaya RM430, Taman Molek RM422, Johor Jaya RM393, Bandar Seri Alam RM385, Megah Ria RM367, Rinting RM366, Kota Masai RM361, Scientex RM353 — and Taman Desa Cemerlang RM333, on 166 recorded sales. 区中位价把各种屋型混在一起，所以它其实什么都没有比较。把每个社区都筛到只剩双层排屋，排序变成：Permas Jaya RM430、Taman Molek RM422、Johor Jaya RM393、Bandar Seri Alam RM385、Megah Ria RM367、Rinting RM366、Kota Masai RM361、Scientex RM353 —— 而 Taman Desa Cemerlang 是 RM333，背后有 166 笔登记成交。
The crossover happened in 2023交叉点发生在 2023 年
Residential price per square foot, year by year. Taman Desa Cemerlang: RM314, RM301, RM320, RM341, RM368. Taman Kota Masai: RM305, RM310, RM346, RM346, RM322. Kota Masai ran up hard in 2023, held in 2024 and gave it back in 2025. This estate has gone up every year since 2022 without a single reversal. 住宅每平方尺价，逐年。Taman Desa Cemerlang：RM314、RM301、RM320、RM341、RM368。Taman Kota Masai：RM305、RM310、RM346、RM346、RM322。Kota Masai 在 2023 年急升、2024 年持平、2025 年吐回去。而这个社区自 2022 年起每年上升，没有一次回头。
It is an Ulu Tiram address, not a Pasir Gudang one这是 Ulu Tiram 门牌，不是 Pasir Gudang 门牌
Postcode 81800 Ulu Tiram, with the southern streets on the 81100 boundary shared with Taman Desa Jaya and Taman Johor Jaya. Taman Kota Masai is 18.0 km away and Pasir Gudang 14.1 km — both further than the Causeway at 12.2 km. The rising group and the falling group are not the same corridor; they only share a line on a cadastral map. 邮区 81800 Ulu Tiram，南段街道压在与 Taman Desa Jaya、Taman Johor Jaya 共用的 81100 界线上。Taman Kota Masai 相距 18.0 公里，Pasir Gudang 14.1 公里 —— 两者都比 12.2 公里的长堤更远。上涨那一组与下跌那一组根本不在同一条走廊上，它们只是共用地籍图上的一条线。
An international school inside the boundary国际学校就在社区范围内
Crescendo-HELP International School and Crescendo International College both sit inside the estate, about 0.6 to 0.7 km from the centre point. Among completed landed estates trading at a RM530,000 double-storey median, that is close to unique in Johor Bahru — most addresses with an international school on the doorstep cost twice as much per foot. Crescendo-HELP International School 与 Crescendo International College 都在社区内，距中心点约 0.6 至 0.7 公里。在双层排屋中位价 RM530,000 的已建成有地社区里，这在新山几乎是独一份 —— 大多数「国际学校就在门口」的门牌，每尺价是这里的两倍。
The area average is distorted upward, not downward区平均值是被拉高，不是被拉低
Counter-intuitive but checkable: the low-cost terrace houses here record RM369 a square foot — higher than the double-storey terrace at RM333 — because they are small houses on small lots and per-foot maths rewards that. There are 87 of them in the record. So the area headline of RM348 overstates what a normal family house costs per foot. The residential-only figure is RM322. 反直觉但可查证：这里的廉价排屋每平方尺是 RM369 —— 比双层排屋的 RM333 还高 —— 因为它们是小地皮上的小房子，而每尺的算法对小面积有利。纪录里有 87 笔。所以 RM348 的区标题其实高估了一般家庭住宅的每尺成本。仅住宅口径是 RM322。
Hospital first, mall second先看医院，再看商场
Hospital Sultan Ismail is 3.0 km away in a straight line and the IKEA and AEON cluster on Jalan Tebrau 2.3 km. That combination — a government tertiary hospital and a major retail node both inside about 3 km — is unusual for an estate at this price, and it is worth far more day to day than the abandoned mall 5 km north. Hospital Sultan Ismail 直线 3.0 公里，Jalan Tebrau 上的 IKEA 与 AEON 群 2.3 公里。「公立三级医院 + 大型零售节点，都在约 3 公里内」这样的组合，在这个价位的社区里并不常见，而且日常价值远高于北面 5 公里那个已荒废的商场。
And the questions the listing page will not raise以及挂牌页面不会提的问题
🧭 If you are choosing between here and Johor Jaya如果你在这里与 Johor Jaya 之间取舍
🏭 If the factories next door worry you如果你担心隔壁的工厂
Eleven road series, and the estate reads west to east十一个路名系列，社区由西向东排开
Taman Desa Cemerlang has no numbered phases in the public record. What it has is eleven named road series, and they map cleanly onto position — Lembah and Danau in the south-west, Permatang and Rawa in the middle-west, Lanjut and Kenanga in the south-east, Saga, Ara, Johar and Kekabu across the north. Six of the panoramas below were verified individually against Google’s own place cards; the road name in each caption is the one Google returns, not one we assumed. 公开纪录里，Taman Desa Cemerlang 没有编号的期数，有的是 十一个路名系列，而它们与位置对应得很干净 —— Lembah 与 Danau 在西南，Permatang 与 Rawa 在中西，Lanjut 与 Kenanga 在东南，Saga、Ara、Johar 与 Kekabu 分布在北段。下面六幅街景都是逐一比对 Google 自己的地点卡验证过的；图说上的路名是 Google 回传的名字，不是我们推测的。
| Road series路名系列 | Numbers seen on the map地图上可见的编号 | Where it sits位置 | Street View verified街景已验证 |
|---|---|---|---|
| Jalan Lembah | 1 – 31 | South-west corner, toward Jalan Desa Jaya西南角，朝 Jalan Desa Jaya | Yes · Lembah 15是 · Lembah 15 |
| Jalan Danau | 1 – 44 | Centre-west. The largest series in the estate.中西部。社区内最大的一个系列。 | Yes · Danau 25是 · Danau 25 |
| Jalan Permatang | 21 – 36 | North-west, off Jalan Lebuh Cemerlang西北，靠 Jalan Lebuh Cemerlang | Yes · Permatang 33是 · Permatang 33 |
| Jalan Rawa | 3 – 13 | Centre of the estate社区中央 | Snapped to Jln Lbh Cemerlang镜头落到 Jln Lbh Cemerlang |
| Jalan Lanjut | 1 – 19 | Centre-east, nearest the industrial park中东部，最接近工业区 | Yes · Lanjut 13是 · Lanjut 13 |
| Jalan Saga | 1 – 16 | North-east东北 | No imagery at the point tested测试点无影像 |
| Jalan Ara | 1 – 23 | North, closest to Jalan Kota Tinggi北段，最接近 Jalan Kota Tinggi | Yes · Ara 13是 · Ara 13 |
| Jalan Johar | 3 – 11 | North-central中北 | Yes · Johar 7是 · Johar 7 |
| Jalan Kekabu | 3 – 7 | Far north of the estate社区最北端 | Not tested未测试 |
| Jalan Kenanga | 1 – 5 | South-east edge东南边缘 | Yes · Kenanga 1是 · Kenanga 1 |
| Jalan EJ 1 | 1/10 – 1/14 | Southern edge, on the 81100 boundary南缘，压在 81100 邮区界上 | Not tested未测试 |
| Spines and edges主干与边界 | Jalan Lebuh Cemerlang (west spine) · Jalan Cemerlang (east) · Jalan Desa Jaya (south, toward Johor Jaya) · Jalan Danau, Jalan Tanjung, Jalan Kenanga, Jalan Persiaran Cemerlang (internal collectors) · Jalan Kota Tinggi, Federal Route 3 along the north and west edge Jalan Lebuh Cemerlang（西侧主干）· Jalan Cemerlang（东侧）· Jalan Desa Jaya（南侧，通往 Johor Jaya）· Jalan Danau、Jalan Tanjung、Jalan Kenanga、Jalan Persiaran Cemerlang（内部集散道）· 北侧与西侧为 Jalan Kota Tinggi，联邦 3 号公路 | ||
Nine recorded types, and only four of them are houses you would live in纪录里九种类型，只有四种是你会住的房子
Every figure below is a registered median for that specific type, filtered one type at a time. The implied area is the median price divided by the median price per square foot — useful as a sanity check, but note that NAPIC per-foot figures for landed property are generally computed on land area rather than built-up, so read these as lot sizes. 下面每一个数字，都是逐一筛选该屋型后得到的登记中位数。推算面积是中位价除以中位每尺价 —— 可以拿来做合理性检查，但请注意 NAPIC 对有地物业的每尺价一般以地皮面积计算，而非建筑面积，所以这些数字应读作地皮尺寸。
Low-cost terrace house廉价排屋
Single-storey terrace单层排屋
Double-storey terrace双层排屋
Double-storey semi-detached双层半独立式
Flats and low-cost flats组屋与廉价组屋
Shop units — 2 and 3 storey店屋 —— 双层与三层
One filter changes the whole ranking加一个筛选，整个排名就变了
Same house type, ten addresses同一种屋型，十个门牌
Below Kota Masai in 2022. Above it in 2025.2022 年低于 Kota Masai，2025 年高过它。
DC is Taman Desa Cemerlang. Both series are residential-only median price per square foot, read year by year from the same registered source on the same day. Kota Masai peaked in 2023, held in 2024 and fell in 2025; this estate rose in every one of those years. That is what a twelve-month percentage cannot show you. DC 指 Taman Desa Cemerlang。两条序列都是仅住宅口径的中位每平方尺价，同一天、逐年从同一个登记来源读取。Kota Masai 在 2023 年见顶、2024 年持平、2025 年下跌；这个社区在这些年份里每年都在上升。这正是一个「12 个月百分比」看不出来的东西。
The RM460,000 headline is not a houseRM460,000 这个标题数字，不是一栋房子
406 registered subsale transactions 2021–2026. All-type median RM460,000 with a middle-half band of RM290,000 to RM630,000. That headline contains 29 two-storey shops at a median of RM780,000 and 35 three-storey shops at RM1,450,000. Filter to residential and the median is RM400,000 at RM322 psf; commercial on its own is RM1,132,500 at RM640 psf. 2021–2026 年共 406 笔登记二手成交。全类型中位 RM460,000，中间半数落在 RM290,000 至 RM630,000。这个标题里包含 29 笔中位 RM780,000 的双层店屋，与 35 笔中位 RM1,450,000 的三层店屋。筛到住宅后，中位是 RM400,000、每尺 RM322；商用单独看则是 RM1,132,500、每尺 RM640。
| Type类型 | Records笔数 | Recorded median登记中位价 | Median psf中位每尺 | Middle-half band中间半数区间 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|---|
| Low-cost house廉价排屋 | 87 | RM280,000 | RM369 | RM226k – 334k | No不可以 |
| Single-storey terrace单层排屋 | 20 | RM417,500 | RM286 | RM370k – 470k | No不可以 |
| Double-storey terrace双层排屋 | 166 | RM530,000 | RM333 | RM430k – 630k | No不可以 |
| Double-storey semi-detached双层半独立式 | 5 | RM850,000 | RM225 | RM757k – 900k | No不可以 |
| Low-cost flat廉价组屋 | 39 | RM130,000 | RM220 | RM114k – 146k | No不可以 |
| Flat组屋 | 19 | RM140,000 | RM183 | RM106k – 174k | No不可以 |
| Condominium / apartment公寓 | 6 | RM142,500 | RM186 | RM131k – 154k | No不可以 |
| Two-storey shop双层店屋 | 29 | RM780,000 | RM251 | RM610k – 1.05m | Commercial rules依商用规定 |
| Three-storey shop三层店屋 | 35 | RM1,450,000 | RM306 | RM1.05m – 1.85m | Commercial rules依商用规定 |
| All residential全部住宅 | 342 | RM400,000 | RM322 | Median across every residential type, 2021–20262021–2026 年全部住宅类型的中位数 | |
| All types (the headline)全类型（标题数字） | 406 | RM460,000 | RM314 | Includes 64 shop units. Do not use this to price a house.含 64 笔店屋。不要拿它来为住宅定价。 | |
Four consecutive years up, on a thinning record连续四年上升，但纪录越来越薄
Source: NAPIC (JPPH) registered subsale records published by List.my, read 7 September 2026. Records lag roughly six months, so 2025 and 2026 are both incomplete and will keep filling in.来源：NAPIC（JPPH）登记二手成交纪录，由 List.my 公布，读取于 2026 年 9 月 7 日。纪录约滞后半年，因此 2025 与 2026 都还不完整，日后会继续补齐。
The distribution, and why a single median is useless here分布，以及为什么在这里单一中位数没有用
Half of all recorded sales landed between RM290,000 and RM630,000, with the median at RM460,000. That band is wide because it holds a low-cost flat market at RM130,000, a low-cost terrace market at RM280,000, a family terrace market at RM530,000 and a three-storey shop market at RM1,450,000 — all at the same postcode. Establish the product and the street before you compare any number here to anything. 全部登记成交有一半落在 RM290,000 至 RM630,000 之间，中位数 RM460,000。这个区间之所以宽，是因为它同时装着 RM130,000 的廉价组屋市场、RM280,000 的廉价排屋市场、RM530,000 的家庭排屋市场，与 RM1,450,000 的三层店屋市场 —— 全在同一个邮区。在你拿这里的任何数字去比较之前，先确认产品与街道。
Recorded transactions by year各年度登记成交笔数
Residential price per square foot, year by year住宅每尺价 · 逐年
Why per-foot and not price: the mix of what sold changes every year, and here that mix swings between RM130,000 flats and RM1.45m shops, so median price follows the mix rather than the market. Per-foot pricing on residential records only is the nearest available like-for-like. The number beneath each year is the transaction count behind that point. 2026 is dropped from the chart for holding only 7 recorded sales — its reading was RM353. 为什么用每尺价而不是成交价：每一年成交的组合都不同，而这里的组合在 RM130,000 的组屋与 RM145 万的店屋之间摆荡，所以中位成交价跟着组合走，不是跟着市场走。仅取住宅纪录的每尺价，是现有资料里最接近「同类相比」的量尺。每个年份下方的数字是该点背后的成交笔数。2026 年因只有 7 笔登记成交而未入图 —— 它的读数是 RM353。
You cannot buy here, and we are not going to pretend otherwise你在这里买不了，我们不会假装可以
Johor bars non-citizens from landed residential property below RM2 million and strata below RM1 million. The dearest house type recorded in Taman Desa Cemerlang is the double-storey semi-detached at a median of RM850,000. Nothing in the residential record comes close. This page is written for a Malaysian buyer. 柔佛禁止非公民购买 RM200 万 以下的有地住宅，以及 RM100 万 以下的分层产权。Taman Desa Cemerlang 登记价格最高的屋型是双层半独立式，中位 RM850,000。住宅纪录里没有任何一档接近门槛。这一页是写给马来西亚买家看的。
Monthly repayment每月供款
Defaults set to RM530,000, the recorded median for a double-storey terrace here — the type behind 166 of the 406 records.预设值为 RM530,000，即这里双层排屋的登记中位价 —— 406 笔纪录中有 166 笔属于这个屋型。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM530,000. For a Malaysian first-time buyer this price sits just above the RM500,000 ceiling for the 2026–2027 MOT stamp duty exemption — worth knowing before you negotiate, because a low-cost or single-storey terrace here falls under it and a double-storey terrace usually does not.预设 RM530,000。对马来西亚首购族而言，这个价格刚好高过 2026–2027 年 MOT 印花税豁免的 RM500,000 上限 —— 谈价前值得知道，因为这里的廉价屋与单层排屋在门槛内，双层排屋通常不在。
Johor requires a minimum purchase price of RM2 million for non-citizens buying landed residential property. The recorded medians in Taman Desa Cemerlang run from RM130,000 to RM850,000, so no house in this estate is available to you at any price you are willing to pay. The calculator will still compute the duties, because the rules matter elsewhere: since 1 January 2026 non-citizens pay a flat 8% transfer stamp duty, Johor’s state consent fee is 3% of valuation with a RM30,000 minimum, consent takes one to three months, and banks generally cap foreign lending at 60–70% LTV. 柔佛对非公民购买有地住宅设有 RM200 万 的最低价门槛。Taman Desa Cemerlang 的登记中位价介于 RM130,000 至 RM850,000 之间，所以这个社区里没有任何一栋房子是你出得起价也买得到的。试算器仍会算出税费，因为这些规定在别的门牌用得上：自 2026 年 1 月 1 日起非公民转让印花税为 统一 8%；柔佛州同意书费为 估价的 3%、最低 RM30,000；同意书需时 一至三个月；银行对外籍贷款成数一般上限 60–70%。
Tell me your budget and passport and I will point you at the addresses that are actually open to you. 把预算与护照国籍告诉我，我直接告诉你哪些门牌对你是真的开放的。
Tell me the road series. That is where the price actually lives.告诉我路名系列。价格真正的差别就在那里。
Double-storey terraces here recorded anywhere from RM430,000 to RM630,000. Which road you are on is most of that gap.这里的双层排屋登记成交从 RM430,000 到 RM630,000 都有。你在哪一条路上，就是这个价差的大半。
Cheap for reasons, and the reasons do not go away便宜有原因，而这些原因不会消失
This estate has the best four-year price record of anything in this corridor and the lowest per-foot price of the ten most-traded estates in its mukim. Both of those are true at once because of the list on the right. Read it before the list on the left. 这个社区拥有这条走廊上最好的四年价格纪录，同时也是同 mukim 成交量前十社区中每尺最便宜的一个。这两件事能同时成立，原因就在右边那份清单里。请先读右边，再读左边。
✓ Strengths优势
- Four consecutive years of per-foot gains — RM301, RM320, RM341, RM368 from 2022 to 2025, with no reversal. Most of mukim Plentong cannot show that shape.连续四年每尺上升 —— 2022 至 2025 年为 RM301、RM320、RM341、RM368，中间没有回头。Plentong 区多数社区拿不出这个形状。
- The cheapest double-storey terrace of the ten most-traded estates in the mukim, at RM333 a foot on 166 recorded sales. Kota Masai, whose headline is falling, still records RM361.同 mukim 成交量前十社区中最便宜的双层排屋，每尺 RM333，背后 166 笔登记成交。标题在下跌的 Kota Masai，每尺仍是 RM361。
- An international school and a college inside the estate boundary — Crescendo-HELP and Crescendo International College, both about 0.6 km from the centre. Rare at a RM530,000 double-storey median.国际学校与学院都在社区范围内 —— Crescendo-HELP 与 Crescendo International College，距中心约 0.6 公里。在双层排屋中位 RM530,000 的价位上，这很少见。
- Hospital Sultan Ismail 3.0 km, the Jalan Tebrau retail cluster 2.3 km. A government tertiary hospital and a major retail node both inside about three kilometres, straight-line.Hospital Sultan Ismail 3.0 公里，Jalan Tebrau 零售群 2.3 公里。公立三级医院与大型零售节点，直线都在约三公里内。
- A genuine entry point. The low-cost terrace records a median of RM280,000 with a middle-half band of RM226,000 to RM334,000 — landed property, on a title, at a price a single Malaysian income can still reach.真正的入场点。廉价排屋登记中位 RM280,000，中间半数区间 RM226,000 至 RM334,000 —— 有地契的有地住宅，而且是马来西亚单份收入还够得着的价格。
△ Things to weigh需要权衡的
- Factories on two flanks. Taman Perindustrian Cemerlang is centred about 1.1 km east and mapped industrial parcels run the length of the eastern edge; there is a further industrial parcel on the west. The Malay Wikipedia entry notes the taman is increasingly called Taman Perindustrian Cemerlang for exactly this reason. The eastern streets are materially closer than the western ones. 两侧都是工厂。Taman Perindustrian Cemerlang 中心约在东面 1.1 公里，地图上的工业用地沿东缘一路延伸；西侧另有一块。马来文维基百科正是因为这个原因，记载这个 taman 越来越常被称作 Taman Perindustrian Cemerlang。东段街道明显比西段更靠近。
- It is a mixed-income estate, and the record proves it. 87 low-cost houses, 39 low-cost flats and 19 flats make up 42 percent of the 342 residential records. Any area average is close to meaningless. If someone quotes you an area psf without naming a street and a house type, they have not done the work. 这是一个混合收入社区，纪录本身就是证据。342 笔住宅纪录里，87 笔廉价屋、39 笔廉价组屋、19 笔组屋，合计 42%。任何「区平均值」几乎没有意义。若有人报你一个区每尺价却说不出是哪条街、哪种屋型，那就是没做功课。
- The twelve-month +9.2% rests on about 32 sales. 25 records in 2025 and 7 in 2026. The four-year path is the evidence; the headline percentage is a rounding of a very small sample and should not be quoted as a forecast. 那个 12 个月 +9.2% 大约建立在 32 笔成交上。2025 年 25 笔、2026 年 7 笔。真正的证据是四年路径；那个标题百分比只是极小样本的四舍五入，不该当作预测来引用。
- The nearest big mall has been abandoned since 2019. Today’s Mall at Ulu Tiram, 5.1 km north, was built with 250 shop lots, a 3D cinema and an indoor water park, and published sources describe it as lying empty from 2019 for lack of population. Do not let anyone sell you this address on a mall. 最近的大型商场自 2019 年起荒废。北面 5.1 公里的 Ulu Tiram Today’s Mall 建有 250 个店铺、3D 影院与室内水上乐园，公开资料记载它自 2019 年起因人口不足而空置。不要让任何人拿「附近有商场」来卖这个门牌给你。
- Inland, and dependent on one road. Bukit Chagar and the RTS terminal are 12.1 km away in a straight line and everything funnels onto Jalan Kota Tinggi, Federal Route 3. There is no rail and no second artery. If your household crosses to Singapore daily, this is not the address for you — and no price is cheap enough to fix that. 内陆，而且只靠一条路。Bukit Chagar 与 RTS 总站直线 12.1 公里，所有车流最后都汇入 Jalan Kota Tinggi（联邦 3 号公路）。这里没有轨道，也没有第二条动脉。如果你家每天要过关去新加坡，这个门牌不适合你 —— 而且再便宜也补不回来。
- Two of the four house types are barely markets. Five semi-detached sales and twenty single-storey sales in six years. At that volume a valuation is one opinion away from a different number, and financing can be slower. Buy those types on the house, not on the comparables. 四种屋型里有两种几乎算不上市场。六年内半独立式只有 5 笔、单层排屋只有 20 笔。在这个成交量下，估值换一个人就换一个数字，贷款也可能更慢。买这两种屋型，请看房子本身，不要看「可比成交」。
- No developer, no build year, no unit count. None of the three is available in public sources, and this page refuses to guess. That means you cannot check the age of the wiring or the roof from a desk — you have to inspect, or pay someone to. 查不到开发商、建成年份与总户数。三项公开来源都没有，本页拒绝猜测。这表示你没办法坐在电脑前判断电线与屋顶的年纪 —— 你必须去验屋，或者花钱请人验。
Taman Desa Cemerlang FAQTaman Desa Cemerlang 常见问题
Why is the price per square foot rising in Taman Desa Cemerlang and falling in Taman Kota Masai when both sit in mukim Plentong?同样在 Plentong 区，为什么 Taman Desa Cemerlang 的每尺价在涨、Taman Kota Masai 在跌？
Because a mukim is an administrative boundary, not a market. Mukim Plentong stretches from Permas Jaya on the strait, north to Ulu Tiram and east to Pasir Gudang, and Taman Desa Cemerlang sits at the inland northern end with an Ulu Tiram address at postcode 81800. It is about 15 km from Taman Kota Masai in a straight line. The two also run on different clocks: registered residential price per square foot in Taman Kota Masai rose to RM346 in 2023 and 2024 and then eased to RM322 in 2025, while Taman Desa Cemerlang went RM301, RM320, RM341 and RM368 across the same four years. In 2022 Taman Desa Cemerlang was recording less per foot than Taman Kota Masai. By 2025 it was recording more. 因为「区（mukim）」是行政边界，不是市场。Plentong 区从海峡边的 Permas Jaya 一路向北延伸到 Ulu Tiram、向东延伸到 Pasir Gudang，而 Taman Desa Cemerlang 位于内陆北端，门牌属 Ulu Tiram、邮区 81800，直线距离 Taman Kota Masai 约 15 公里。两者的时钟也不同：Taman Kota Masai 的登记住宅每尺价在 2023 与 2024 年升到 RM346，2025 年回落至 RM322；同样四年，Taman Desa Cemerlang 走的是 RM301、RM320、RM341、RM368。2022 年时它的每尺价还低于 Taman Kota Masai，到 2025 年已经高过对方。
How much does a house in Taman Desa Cemerlang cost?Taman Desa Cemerlang 的房子多少钱？
Registered subsale records show 406 transactions between 2021 and 2026 with an all-type median of RM460,000. That headline blends 64 shop units into the housing, so read the residential figure instead: median RM400,000 at RM322 per square foot. By house type the recorded medians are RM530,000 for a double-storey terrace (166 sales), RM417,500 for a single-storey terrace (20 sales), RM280,000 for a low-cost terrace house (87 sales) and RM850,000 for a double-storey semi-detached (5 sales only). The middle half of double-storey terrace sales landed between RM430,000 and RM630,000. 登记二手成交显示 2021 至 2026 年共 406 笔，全类型中位价 RM460,000。这个标题数字把 64 笔店屋混进了住宅里，所以请改看住宅口径：中位 RM400,000、每尺 RM322。分屋型的登记中位价为：双层排屋 RM530,000（166 笔）、单层排屋 RM417,500（20 笔）、廉价排屋 RM280,000（87 笔）、双层半独立式 RM850,000（仅 5 笔）。双层排屋成交的中间半数落在 RM430,000 至 RM630,000 之间。
Where exactly is Taman Desa Cemerlang?Taman Desa Cemerlang 究竟在哪里？
It is an Ulu Tiram address in the mukim of Plentong, Johor Bahru, centred near 1.5631 north and 103.8135 east. Most of the estate carries postcode 81800 Ulu Tiram, while the southern streets sit on the 81100 boundary shared with Taman Desa Jaya and Taman Johor Jaya. Jalan Kota Tinggi, part of Malaysia Federal Route 3, runs along the northern and western edge, and the Ulu Tiram interchange on the Senai-Desaru Expressway is roughly 2.8 km north in a straight line. The IKEA and AEON retail cluster on Jalan Tebrau is about 2.3 km away and Hospital Sultan Ismail about 3 km, both measured straight-line. 它是柔佛新山 Plentong 区内的一个 Ulu Tiram 门牌，中心约在北纬 1.5631、东经 103.8135。社区大部分属邮区 81800 Ulu Tiram，南端街道则落在与 Taman Desa Jaya、Taman Johor Jaya 共用的 81100 边界上。属马来西亚联邦 3 号公路的 Jalan Kota Tinggi 沿北侧与西侧经过，Senai-Desaru 大道（E22）的 Ulu Tiram 交汇处在直线约 2.8 公里以北。Jalan Tebrau 上的 IKEA 与 AEON 零售群直线约 2.3 公里，Hospital Sultan Ismail 直线约 3 公里。
Is the twelve-month gain of 9.2 percent in Taman Desa Cemerlang reliable?Taman Desa Cemerlang 那个「12 个月 +9.2%」可靠吗？
Treat the direction as reliable and the exact figure as not. Registered records lag about six months, and Taman Desa Cemerlang has only 25 transactions recorded for 2025 and 7 for 2026, so the twelve-month reading rests on roughly 32 sales. What does carry weight is the multi-year path: residential price per square foot moved RM301, RM320, RM341 and RM368 from 2022 to 2025, four consecutive years of gains on 118, 111, 109 and 25 recorded sales. The 2026 reading of RM353 comes from 7 sales and should not be read as a turn either way. 方向可靠，精确数字不可靠。登记纪录约滞后半年，而 Taman Desa Cemerlang 在 2025 年只有 25 笔、2026 年只有 7 笔登记成交，也就是说这个 12 个月口径大约建立在 32 笔成交上。真正有份量的是多年路径：住宅每尺价从 2022 到 2025 年依序为 RM301、RM320、RM341、RM368，连续四年上升，背后分别是 118、111、109 与 25 笔登记成交。2026 年的 RM353 只有 7 笔，不论往哪个方向都不该当作转折来读。
Can foreigners buy in Taman Desa Cemerlang?外国人可以在 Taman Desa Cemerlang 买房吗？
Almost certainly not, on the landed stock. Johor sets a minimum purchase price of RM2 million for non-citizens buying landed residential property and RM1 million for strata. The highest recorded house price band here is the double-storey semi-detached at a median of RM850,000, and the double-storey terrace median is RM530,000, so nothing in the residential record comes close to the RM2 million floor. A foreign buyer looking at this corridor has to move up to a different address or a different product, and the honest answer is to say so rather than to sell around it. 就有地住宅而言，几乎可以确定不行。柔佛对非公民设有门槛：有地住宅最低 RM200 万、分层产权最低 RM100 万。这里登记价格最高的屋型是双层半独立式，中位 RM850,000，双层排屋中位为 RM530,000 —— 住宅纪录里没有任何一档接近 RM200 万的门槛。外籍买家若看上这条走廊，就必须换门牌或换产品类型；与其绕过这个问题，不如直说。
What are the real drawbacks of Taman Desa Cemerlang?Taman Desa Cemerlang 真正的缺点是什么？
Four of them are structural. Taman Perindustrian Cemerlang sits about 1 km east of the houses and there is a further industrial parcel on the western flank, so this is a housing estate with factories on two sides. The stock is genuinely mixed: 87 low-cost houses, 39 low-cost flats and 19 flats make up 42 percent of the residential record, so an area average tells you very little about any single street. Today’s Mall, the nearest large mall about 5 km north, has been described as lying abandoned since 2019, so do not buy on the strength of a mall nearby. And the address is inland: Bukit Chagar and the RTS terminal are about 12 km away in a straight line, with everything funnelling onto Federal Route 3. 有四点是结构性的。Taman Perindustrian Cemerlang 就在住宅区以东约 1 公里，西侧另有一块工业用地 —— 这是一个两侧夹着工厂的住宅区。存量组成确实混杂：87 笔廉价屋、39 笔廉价组屋与 19 笔组屋合计占住宅纪录的 42%，所以一个「区平均值」几乎说明不了任何一条街的行情。北面约 5 公里的 Today’s Mall 是最近的大型商场，但公开资料记载它自 2019 年起处于荒废状态，所以别为「附近有商场」买单。而且这是内陆门牌：Bukit Chagar 与 RTS 总站直线约 12 公里，所有车流最后都要挤上联邦 3 号公路。
What tax do I pay when I sell property 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, which is a permanent floor. 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。
The east corridor, on one table东部走廊，一张表看完
Five estates in mukim Plentong, compared on the one thing that can be compared: the double-storey terrace. Each figure was pulled by filtering that estate’s registered records down to that single house type, on the same day, from the same source. Distances are straight-line from the centre of Taman Desa Cemerlang. Plentong 区的五个社区，只比一件可以比的事：双层排屋。每一个数字都是把该社区的登记纪录筛到这个单一屋型后取得的，同一天、同一个来源。距离为自 Taman Desa Cemerlang 中心起算的直线距离。
| Desa Cemerlang | Johor Jaya | Permas Jaya | Bandar Seri Alam | Kota Masai | |
|---|---|---|---|---|---|
| 2-storey terrace psf双层排屋每尺 | RM333 | RM393 | RM430 | RM385 | RM361 |
| 2-storey terrace median双层排屋中位价 | RM530,000 | RM550,000 | RM627,500 | RM570,000 | RM300,000 |
| 2-storey terrace sales recorded双层排屋成交笔数 | 166 | 186 | 428 | 219 | 588 |
| All-type median全类型中位价 | RM460,000 | RM470,000 | RM488,000 | RM460,000 | RM360,000 |
| Area psf · 12-month change区每尺 · 12 个月变化 | RM348 · +9.2% | RM336 · +7.4% | RM370 · +9.7% | RM315 · +8.1% | RM335 · −3.2% |
| Residential psf 2022 → 2025住宅每尺 2022 → 2025 | 301 → 368 | 312 → 364 | 365 → 400 | no 2022 data2022 无数据 | 310 → 322 |
| Total records 2021–20262021–2026 总笔数 | 406 | 952 | 1,387 | 656 | 1,357 |
| Straight-line from here自本区直线距离 | — | 2.6 km | 7.4 km | 9.1 km | 18.0 km |
| Foreign buyers外籍买家 | None of the five clears Johor’s RM2 million landed threshold. All five are local-buyer markets.五个都跨不过柔佛 RM200 万的有地门槛。五个都是本地买家市场。 | ||||
RM333 a foot is the average. Tell me the street and I will tell you the real number.每尺 RM333 是平均值。告诉我哪条街，我告诉你真实数字。
Registered records for this estate are published by area, not by road, so the RM200,000 spread inside the double-storey terrace band is invisible online. I can pull the recorded sales nearest a specific address, tell you which road series they sit on, and show you what is actually listed there this week. 这个社区的登记纪录是按区公布、不按路公布的，所以双层排屋区间里那 RM200,000 的价差在网上是看不见的。我可以把某个具体门牌附近的登记成交调出来、告诉你它们落在哪个路名系列，并让你看到那一带这个星期实际挂着什么。