Taman Desa Jaya: an old estate
whose psf just caught up
Taman Desa Jaya：一个每尺价
刚追上来的老区
Freehold, ungated, built decades ago off three roads — Jalan Danau, Jalan Permatang, Jalan Lembah — with its own national primary and secondary school on Jalan Danau. Nobody would call it glamorous. But NAPIC’s own numbers show its residential per-square-foot price climbing from RM311 to RM419 since 2021, and the most recent twelve months alone are up 12.0%. This page checks whether that run is real or just thin volume, and how far it can still go. 永久地契、不设门禁、几十年前就建成，围绕三条路而建 —— Jalan Danau、Jalan Permatang、Jalan Lembah —— 国民小学与国民中学就在 Jalan Danau 上。没有人会说它光鲜。但 NAPIC 自己的数字显示，这里的住宅每平方尺价自 2021 年以来从 RM311 涨到 RM419，最近十二个月单独就涨了 12.0%。这一页要查的是：这波涨幅是真的，还是笔数太少撑出来的？它还能涨多远？
© Megnitute · Public domain · Wikimedia CommonsTaman Desa Jaya in 30 seconds30 秒看懂 Taman Desa Jaya
- What it is: a freehold, mixed, ungated estate in Mukim Plentong, postcode 81100, built around three roads — Jalan Danau, Jalan Permatang and Jalan Lembah — with numbered branch lanes. It mixes low-cost terrace houses, standard single- and double-storey terraces, double-storey shophouses and a small terraced-factory row. SK and SMK Taman Desa Jaya both sit on Jalan Danau, inside the estate. 它是什么：柔佛 Plentong 县内一个永久地契、不设门禁的混合社区，邮区 81100，围绕三条路而建 —— Jalan Danau、Jalan Permatang 与 Jalan Lembah —— 各自再分出编号巷弄。它混合了低成本排屋、标准单层与双层排屋、双层店屋，以及一小排厂式店屋。SK 与 SMK Taman Desa Jaya 都在 Jalan Danau 上，就在社区内部。
- The number that matters: NAPIC’s registered subsale records show 263 transactions since 2021, median RM450,000 at RM344 psf, up 12.0% over the most recent twelve months. Split by type, that headline hides a wide range — from RM290,000 low-cost units to RM622,000 shophouses. 关键数字：NAPIC 登记的二手成交显示，2021 年以来共 263 笔，中位 RM450,000、每尺 RM344，最近十二个月涨了 12.0%。按户型拆开，这个头条数字其实藏着很宽的区间 —— 从 RM290,000 的低成本单位到 RM622,000 的店屋。
- The finding almost nobody checks: Taman Desa Jaya’s residential-only median psf climbed from RM311 in 2021 to RM419 in 2025 — a steeper run than the blended, all-types headline of RM344 suggests. The low-cost terrace type alone hit a historical high of RM520 psf in December 2025. 几乎没人查的发现：Taman Desa Jaya 纯住宅的中位每尺价，从 2021 年的 RM311 涨到 2025 年的 RM419 —— 比全类型混合算出来的 RM344 头条数字更陡。光是低成本排屋这个类型，2025 年 12 月就曾触及 RM520 每尺的历史新高。
- What it costs: low-cost terrace median RM290,000, single-storey terrace RM430,000, double-storey terrace RM550,000, double-storey shophouse RM622,000. Everything here sits well under Johor’s RM2 million foreign-buyer floor. 多少钱：低成本排屋中位 RM290,000、单层排屋 RM430,000、双层排屋 RM550,000、双层店屋 RM622,000。这里的一切都远低于柔佛给外籍买家设的 RM200 万门槛。
- The honest catch: the most recent twelve months carry only around a dozen and a half recorded transactions. A run built on that few sales can be real — or it can be two large deals doing the pulling. Read the trend, not the headline percentage, before you price against it. 诚实提醒：最近十二个月登记的成交也就十几笔。建立在这么少笔数上的涨幅，可能是真的，也可能是两三笔大额成交在拉动。请看整条走势，而不是那个头条百分比，再决定要不要照它定价。
Plentong and the Taman Johor Jaya corridor — Taman Desa Jaya’s immediate neighbourhoodPlentong 与 Taman Johor Jaya 一带 —— Taman Desa Jaya 的直接周边
No Wikimedia photographer has walked Jalan Danau or Jalan Permatang yet, so this gallery is honest about what it is: Plentong itself, and the Taman Johor Jaya commercial strip roughly 1.5 km south — the closest everyday amenities most Taman Desa Jaya residents actually use. 目前还没有 Wikimedia 摄影者走过 Jalan Danau 或 Jalan Permatang，所以这个相簿老实说明自己是什么：Plentong 本身，以及南边约 1.5 公里外的 Taman Johor Jaya 商业街 —— 大多数 Taman Desa Jaya 居民实际会用到的最近生活机能。
Long-time owners, first-time buyers, and landlords chasing a low-cost yield老屋主、首购族，与追低成本租金回报的房东
This is not a township that gets marketed to anyone in particular. The buyer pool sorts itself by budget and by how much renovation they are willing to take on.这不是一个会被特别行销给谁的市镇。买家会依预算，以及自己愿意承担多少翻新工程，自然分流。
The long-time owner长住老屋主
Bought when this was a new, affordable township, and never left. For them the +12% is simply confirmation that staying put worked out. They are not the sellers driving this market — supply here tends to come from estates and downsizers.当年买的时候这里还是新推出的可负担市镇，一住就是几十年。对他们来说，+12% 只是印证「留下来是对的」。他们不是这个市场供给的主力 —— 挂牌通常来自遗产处理与缩小屋换屋。
If you’re buying from an estate, expect the unit to reflect decades of one household’s use rather than a flipper’s touch-up — that can mean either a well-kept original or years of deferred maintenance.若你是向遗产处理买的单位，屋况反映的通常是一户人家几十年的实际使用，而不是炒家的表面翻新 —— 这可能是保养良好的原状屋，也可能是拖了多年的维修欠账。
The first-time buyer首购族
Neighbouring Bandar Baru Permas Jaya has a median RM488,000 and Bandar Seri Alam RM460,000. Taman Desa Jaya’s RM450,000 all-type median — and RM430,000 for a single-storey terrace — is the fallback for buyers who need the same corridor at a lower entry.邻近的 Bandar Baru Permas Jaya 中位价 RM488,000，Bandar Seri Alam 是 RM460,000。Taman Desa Jaya 全类型中位 RM450,000 —— 单层排屋更只要 RM430,000 —— 是需要同一走廊、但入场价更低的买家的备选。
The 2026–2027 stamp duty exemption for first-time Malaysian buyers at RM500,000 and below covers almost the entire residential range here, which is a real, quantifiable saving worth running through your own numbers.2026–2027 年针对马来西亚首购族、RM500,000 或以下的印花税豁免，几乎涵盖这里全部住宅价格区间 —— 这是一笔真实、可算得出来的省钱，值得拿自己的数字算一遍。
The renovate-and-hold landlord翻新收租的房东
The low-cost terrace type carries the highest psf here — RM369, against RM286 for a standard single-storey unit. Renovated units on Jalan Lembah and Jalan Danau’s 770-sqft rows have transacted up to RM520 psf. It is a small, cheap asset with an outsized psf ceiling for its size.低成本排屋在这里的每尺价反而最高 —— RM369，对比标准单层排屋的 RM286。Jalan Lembah 与 Jalan Danau 上 770 尺的翻新单位，成交曾达每尺 RM520。这是一个小、便宜，但按坪数算天花板意外高的资产。
The shophouse or workshop owner店屋或维修厂业主
Double-storey shophouses median RM622,000 at a much lower RM210 psf — commercial floor area is priced differently. The 8 terraced-factory transactions swing from RM552 to RM1,089 psf depending on unit size, a spread too wide to summarise into one number. Confirm the specific unit before you compare it to anything.双层店屋中位 RM622,000，但每尺价却低得多，只有 RM210 —— 商业楼面本来就是不同的定价逻辑。8 笔厂式店屋成交从每尺 RM552 到 RM1,089 都有，视单位大小而定，跨度太大无法归纳成一个数字。拿它跟任何东西比较之前，请先确认具体单位。
A weekday in Taman Desa JayaTaman Desa Jaya 的一个平日
There is no marina view or golf frontage to sell here. The pitch is simpler: an old, functioning, walkable estate where the school run does not require a car.这里没有码头景或球道景可以卖。卖点更简单：一个老旧但运作正常、走得到的社区，接送孩子上学不需要开车。
SK Taman Desa Jaya on Jalan Danau 32 and SMK Taman Desa Jaya on Jalan Danau 40 are both inside the estate. Families on the Danau and Permatang lanes can send children to school on foot or by bicycle.SK Taman Desa Jaya 在 Jalan Danau 32，SMK Taman Desa Jaya 在 Jalan Danau 40，两校都在社区内。住在 Danau 与 Permatang 巷弄的家庭，孩子上学可以走路或骑脚踏车。
No guardhouse, no barrier arm. Traffic on the internal lanes is light — this is an older, low-density layout, not a high-rise-adjacent cut-through.没有门禁岗哨，没有栏杆。内部巷弄车流不大 —— 这是老式低密度布局，不是高楼旁的穿越型道路。
The wet market and Giant in neighbouring Taman Johor Jaya, roughly 1.5 km south, cover daily groceries for most residents here.邻近 Taman Johor Jaya 的巴刹与 Giant，约在南边 1.5 公里，是这里多数居民的日常采购地。
The double-storey shophouses along Jalan Permatang and Jalan Danau carry the estate’s food stalls, clinics and mini markets — the RM622,000 median commercial stock earning its keep.Jalan Permatang 与 Jalan Danau 沿线的双层店屋，撑起了社区的小吃摊、诊所与迷你市场 —— 那个中位 RM622,000 的商业存量，就是靠这个在赚回来的。
AEON Tebrau City, roughly 1.5 km away, is the nearest mall-format shopping — a short drive rather than a destination trip.约 1.5 公里外的 AEON Tebrau City，是最近的商场式购物点 —— 是顺路可到，不是特地要去的目的地。
Quiet, older housing stock. Some units on the low-cost rows are decades old and unrenovated — walk a few lanes before assuming every house here looks like the listing photo.安静的老屋区。低成本排屋有些已经几十年没翻新 —— 走个几条巷子再看，不要假设每一间都长得像上架照片。
Deep in Plentong, close to the Tebrau shops, far from the checkpoints深入 Plentong，近 Tebrau 商圈，远离关卡
Taman Desa Jaya sits in Mukim Plentong, on the eastern side of Johor Bahru, bordered by Taman Desa Cemerlang to the northeast and Taman Johor Jaya to the south. It is an interior estate reached via the internal Plentong road network rather than a direct highway frontage — there is no expressway interchange inside the estate itself. Taman Desa Jaya 位于新山东侧的 Plentong 县，东北邻 Taman Desa Cemerlang，南邻 Taman Johor Jaya。这是一个要经由 Plentong 内部路网才能进入的社区，社区本身没有直接的高速公路出入口。
Straight-line, Taman Desa Cemerlang’s centre sits roughly 1.2 km to the northeast and Taman Johor Jaya’s roughly 1.5 km to the south — close enough that residents routinely cross into both for shopping and services, even though they are separately named estates with their own transaction records. 以直线距离算，Taman Desa Cemerlang 的中心约在东北方 1.2 公里，Taman Johor Jaya 约在南方 1.5 公里 —— 近到居民日常购物办事经常往返两地，即使它们是各自独立命名、各有成交纪录的社区。
That interior position is the trade-off behind the low entry price: convenient for the daily errand, less convenient for the CIQ commuter.这个深入内部的位置，正是低入场价的代价：日常办事方便，但对每天要过关的通勤族来说并不方便。
| Destination目的地 | Drive车程 |
|---|---|
| SK / SMK Taman Desa Jaya Jalan Danau | 1–3 min |
| Taman Johor Jaya wet market · Giant | 5–10 min |
| AEON Tebrau City | 8–15 min |
| KPJ Johor Specialist Hospital | 20–30 min |
| Columbia Asia Hospital, Southkey | 20–30 min |
| Hospital Sultanah Aminah government | 25–35 min |
| KOMTAR JBCC / CIQ / RTS Bukit Chagar | 25–35 min |
| Second Link 经 Gelang Patah 方向 | 35–50 min |
Schools inside the estate, everything else a short drive away学校就在社区内，其余都在短车程内
The single strongest practical fact about Taman Desa Jaya: its own national primary and secondary school sit on the same road as most of the housing.关于 Taman Desa Jaya 最实在的一件事：它自己的国民小学与国民中学，就在多数住宅所在的同一条路上。
Schools学校便利
SK Taman Desa Jaya (Jalan Danau 32) and SMK Taman Desa Jaya (Jalan Danau 40) are both inside the estate — a walk or short bicycle ride for most Jalan Danau and Jalan Permatang households. International and private schools are a proper drive away, toward EduCity or the Bukit Indah corridor. SK Taman Desa Jaya（Jalan Danau 32）与 SMK Taman Desa Jaya（Jalan Danau 40）都在社区内 —— 对多数 Jalan Danau 与 Jalan Permatang 住户，走路或骑脚踏车就到。国际学校与私立学校则要开一段车，得往 EduCity 或 Bukit Indah 走廊方向。
Daily shopping日常购物
The Taman Johor Jaya wet market, Giant and food court cover daily groceries about 1.5 km south. AEON Tebrau City is the nearest mall-format centre for a bigger shop.南边约 1.5 公里的 Taman Johor Jaya 巴刹、Giant 与美食广场，撑起日常采购。AEON Tebrau City 则是要买多一点时最近的商场。
Medical医疗便利
No hospital sits inside Plentong itself. KPJ Johor Specialist and Columbia Asia (Southkey) are the nearest private options; Hospital Sultanah Aminah is the government tertiary hospital, all roughly 20 to 35 minutes away.Plentong 内部没有医院。KPJ Johor Specialist 与 Columbia Asia（Southkey）是最近的私立选项；Hospital Sultanah Aminah 是政府三级医院 —— 全都在约 20 至 35 分钟车程内。
Places of worship宗教场所
Older Johor Bahru property reviews describe places of worship as being within easy reach of Taman Desa Jaya’s housing — consistent with the mix of mosques, Chinese temples and a church typically found across Plentong’s older estates. Confirm the nearest of each faith directly; we would rather leave this blank than guess a name.较早的新山地产评论描述 Taman Desa Jaya 住宅一带宗教场所皆在咫尺之遥 —— 与 Plentong 老社区常见的清真寺、华人庙宇与教堂组合相符。请直接核实各宗教信仰最近的场所；我们宁可留白，也不猜一个名字。
Public transport公共交通
The Taman Johor Jaya bus and taxi terminal, roughly 1.5 km south, is the nearest organised public-transport hub. Taman Desa Jaya itself has no dedicated terminal — most residents drive or ride-hail for anything beyond the immediate estate.南边约 1.5 公里的 Taman Johor Jaya 巴士与德士总站，是最近的正式公共交通枢纽。Taman Desa Jaya 本身没有专属总站 —— 多数居民出了社区就靠自驾或叫车。
Rental & investment context租金与投资背景
EdgeProp tracks an implied rental yield of 4.69% for Taman Desa Jaya, based on the last twelve months of asking rents. That is a workable, though unconfirmed, starting point for an investor comparing this estate against Bandar Baru Permas Jaya or Taman Molek.EdgeProp 追踪 Taman Desa Jaya 的隐含租金回报率为 4.69%，依过去十二个月的要价租金推算。对拿这里跟 Bandar Baru Permas Jaya 或 Taman Molek 比较的投资者，这是一个可用、但尚未核实的起点。
An old estate whose psf has caught up to Taman Molek一个每尺价已经追上 Taman Molek 的老区
Taman Desa Jaya was never going to win on amenities. What it can show is a number: its blended psf now matches an address with a stronger reputation, and the gap to the next tier up is countable. Taman Desa Jaya 从来不会赢在生活机能。它能拿出来的是一个数字：它的混合每尺价，现在追上了一个口碑更好的门牌，而它到下一档的差距，是数得出来的。
None of this is a promise. It is the shape of the argument a serious buyer or seller should be able to make with real numbers, rather than with a listing agent’s adjective. 这一切都不是承诺。它是一个认真的买家或卖家，应该能拿真实数字讲出来的论点，而不是靠挂牌经纪的形容词。
Psf level with Taman Molek每尺价追平 Taman Molek
Taman Desa Jaya’s median psf of RM344 now equals Taman Molek’s RM344 — an address with a materially higher median price (RM539,000) and a stronger name in the JB market. Reaching parity on a per-foot basis, from a much older and cheaper starting stock, is the single fact this whole page is built around. Taman Desa Jaya 每尺 RM344 的中位价，现在追平了 Taman Molek 的 RM344 —— 而后者中位总价高得多（RM539,000），在新山市场的名声也更响。从一个老旧得多、起点便宜得多的存量追到每尺价打平，是这一整页立论的核心事实。
A countable ceiling, three rungs up数得出来的天花板，往上三档
Above RM344, the next comparators in this mukim are Bandar Baru Permas Jaya (RM370), Taman Scientex (RM374) and Meridin East (RM387). That is an 8 to 12 percent band — a specific, checkable target rather than a guess. 在 RM344 之上，同一个县内接下来的对照点是 Bandar Baru Permas Jaya（RM370）、Taman Scientex（RM374）与 Meridin East（RM387）。这是一个 8 至 12 个百分点的区间 —— 是一个具体、可核对的目标，不是随口一猜。
Two schools inside the estate两所学校就在社区内
SK Taman Desa Jaya and SMK Taman Desa Jaya sit on Jalan Danau — not a drive from the estate, inside it. For a family buyer, that removes the school run from the daily calculation entirely. SK Taman Desa Jaya 与 SMK Taman Desa Jaya 都在 Jalan Danau 上 —— 不是开车才到，是在社区里面。对有孩子的买家，这直接把接送这件事从日常安排里拿掉了。
The low-cost stock is the real mover真正在动的是低成本排屋
Low-cost terrace units carry the highest psf in the estate at RM369 — above standard single-storey terraces at RM286 — and touched RM520 psf in December 2025. Small, cheap footprints re-rating faster than larger stock is the clearest evidence of genuine demand pressure rather than a few outlier sales. 低成本排屋在这里的每尺价反而最高，RM369 —— 高于标准单层排屋的 RM286 —— 并在 2025 年 12 月触及每尺 RM520。小坪数、低总价的单位比大坪数涨得更快，是需求确实存在、而非零星极端成交在撑数字的最清楚证据。
A four-decade run, not a one-year spike四十年的走势，不是一年的窜升
EdgeProp’s records show a historical low of RM43 psf in June 2008 for a 3,528 sqft unit against the RM520 psf historical high in December 2025. Whatever is happening now sits on top of a genuinely long re-rating, not a sudden event. EdgeProp 的纪录显示，2008 年 6 月曾有一笔 3,528 尺单位以每尺 RM43 成交，对比 2025 年 12 月每尺 RM520 的历史新高。现在发生的一切，是建立在一段真正长期的重新定价之上，不是一次突发事件。
Freehold, and priced like it should be cheap永久地契，却被当便宜货定价
Every unit in Taman Desa Jaya is freehold. At RM290,000 to RM450,000 for the bulk of the residential stock, that is freehold tenure at a leasehold-adjacent price point — a gap that itself is part of the re-rating story. Taman Desa Jaya 每一个单位都是永久地契。多数住宅存量落在 RM290,000 至 RM450,000 —— 用近似「有限地契」的价格，买到永久地契。这个落差本身，就是这波重新定价故事的一部分。
And the questions the listing agent will not raise first以及挂牌经纪不会主动提的问题
📈 If you’re buying into the +12% story如果你是冲着 +12% 而来
🏚️ If you’re buying an older, ungated house如果你要买的是没门禁的老屋
Three roads, numbered lanes, and where the shophouses sit三条主路、编号巷弄，与店屋所在的位置
Taman Desa Jaya has no phase numbers — it is organised by road. Jalan Danau, Jalan Permatang and Jalan Lembah each carry numbered branch lanes (Jalan Danau 1 through at least 43, and so on), with the schools, shophouses and terraced-factory row concentrated on the two more central roads. Taman Desa Jaya 没有分期编号 —— 是以路名来分区。Jalan Danau、Jalan Permatang 与 Jalan Lembah 各自再分出编号巷弄（Jalan Danau 1 一路到至少 43），学校、店屋与厂式店屋则集中在两条较中心的路上。
Each Street View point below was verified individually against Google’s own panorama metadata before being placed on this page — the address label shown is what Google’s own location card returns, not a guess from the road name alone. 以下每一个街景点，都先经过 Google 自家全景资料的逐一核实才放上这一页 —— 图说显示的地址，是 Google 地点卡本身返回的结果，不是单凭路名推测。
| Road路名 | Character性质 | Predominant stock主要产品 | Foreign buyer?外籍可买？ |
|---|---|---|---|
| Jalan Danau | Longest road, numbered lanes past 40; both schools sit on it最长的一条路，巷弄编号超过 40；两所学校都在这条路上 | Mixed low-cost, single- and double-storey terrace低成本、单层与双层排屋混合 | No不可以 |
| Jalan Permatang | Northern frontage; shophouses and the terraced-factory row concentrate here北侧沿线；店屋与厂式店屋集中在这里 | Terrace, double-storey shophouse, small factory units排屋、双层店屋、小型厂房单位 | No不可以 |
| Jalan Lembah | Southern lanes, mostly residential南侧巷弄，以住宅为主 | Low-cost and single-storey terrace低成本与单层排屋 | No不可以 |
| Whole estate, all types全社区，全类型 | 263 registered transactions 2021–2026, median RM450,0002021–2026 登记成交 263 笔，中位 RM450,000 | No unit clears RM2m没有单位跨过 RM200 万 | |
Five recorded types, and the small one commands the highest psf五种登记户型，最小的那个每尺价反而最高
NAPIC classifies transactions here into six specific types; two account for barely any volume. The four below carry the sample size to say something real. NAPIC 把这里的成交分成六种具体类型，其中两种量少到几乎不成样本。以下四种的量足以说出点实在的东西。
Read the table left to right and the story is consistent: total price rises with size, but psf does not — it is highest at the smallest end and lowest at the commercial end, exactly the opposite of what many buyers assume before they check the actual numbers. 这张表从左看到右，故事是一致的：总价随坪数上升，但每尺价不是 —— 反而是坪数最小的最高、商业端最低，恰好与许多买家没查数字之前的直觉相反。
Low-cost terrace低成本排屋
Single-storey terrace单层排屋
Double-storey terrace双层排屋
Double-storey shophouse双层店屋
Small units, outsized psf小坪数，超乎预期的每尺价
EdgeProp’s tracked implied rental yield for Taman Desa Jaya sits at 4.69%, based on the last twelve months of asking rents rather than confirmed leases — treat it as a starting estimate, not a guaranteed return, and verify against actual signed tenancies before underwriting a purchase on yield. EdgeProp 追踪的 Taman Desa Jaya 隐含租金回报率为 4.69%，是依过去十二个月的要价租金推算，不是已签约的实际租约 —— 请当作起点估算，不是保证回报，若要用租金回报来评估这笔购置，请先核实真实签约租金。
The smallest unit, the highest psf最小的单位，最高的每尺价
RM311 to RM419 in four years四年内从 RM311 涨到 RM419
2025’s figure rests on a smaller sample (roughly a dozen and a half transactions) than earlier years — directional, not a guarantee the level holds.2025 年的数字建立在比早年更小的样本上（大约十几笔）—— 只能看方向，不保证这个水平会守得住。
RM290,000 to RM622,000, by typeRM290,000 至 RM622,000，按户型
Registered subsale medians by type, all from NAPIC records via List.my, 2021–2026.依 NAPIC 登记成交整理的各户型中位价，来源 List.my，2021–2026。
| Type类型 | Median price中位价 | Median psf中位每尺 | Recorded txns登记笔数 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|
| Low-cost terrace低成本排屋 | RM290,000 | RM369 | 84 | No不可以 |
| Single-storey terrace单层排屋 | RM430,000 | RM286 | 56 | No不可以 |
| Double-storey terrace双层排屋 | RM550,000 | RM349 | 87 | No不可以 |
| Double-storey shophouse双层店屋 | RM622,000 | RM210 | 26 | No不可以 |
| All types, blended全类型混合 | RM450,000 | RM344 | 263 | All below RM2m全数低于 RM200 万 |
A steady five-year climb, on thinning volume五年稳步上涨，但笔数正在变薄
Source: NAPIC (JPPH) registered subsale records, published by List.my. Residential-only median psf, read per calendar year. Records lag roughly six months, and 2026 is a partial year with too few transactions to plot.来源：NAPIC（JPPH）登记二手成交纪录，经 List.my 整理。逐年住宅中位每尺价。资料约滞后半年，2026 年只是不完整的一年，笔数不足以入图。
Read the shape, not just the endpoint看整条线的形状，不是只看终点
The climb from RM311 to RM419 is gradual through 2021–2024, then steepens in 2025 on a much smaller sample. That pattern is consistent with genuine re-rating accelerating — but it is also exactly the pattern a couple of large, unrepresentative sales would produce. Both readings are honest; neither can be ruled out from this data alone. 从 RM311 涨到 RM419，2021 至 2024 年是渐进的，2025 年才在小得多的样本上转陡。这个形态既符合「重新定价真的在加速」，也完全符合「两三笔不具代表性的大额成交在拉动」。这两种解读都诚实 —— 光凭这份数据，谁都排除不了。
Yearly trend年度走势
PRICE_INDEX 阵列加一行，格式 {q:"2026 Q1", median:435, n:12}（median 填每尺价，不是总价；n 填笔数，且请分开记「低成本」与「标准排屋」两条线 —— 混在一起会掩盖真正在涨的是哪个户型）。💡 加
?draft=1 到网址后面，就能看到本页所有黄色待办备注；一般访客看不到。The straight answer: nothing here clears the line直说：这里没有一项跨过门槛
Johor bars non-citizens from landed residential property below RM2 million. Taman Desa Jaya’s highest type median — double-storey shophouses at RM622,000 — is not even a third of the way there. We would rather tell you that on the first screen than after a viewing. 柔佛禁止非公民购买 RM200 万 以下的有地住宅。Taman Desa Jaya 最高的户型中位价 —— 双层店屋 RM622,000 —— 连三分之一都不到。与其等你看完房才说，我们宁可在第一屏就讲清楚。
Monthly repayment每月供款
Defaults set to the recorded double-storey terrace median of RM550,000 — the deepest market in the estate.预设值为双层排屋的登记中位价 RM550,000 —— 这个社区最厚的那个市场。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM430,000, the single-storey terrace median. Malaysian first-time buyers at or below RM500,000 are exempt from transfer stamp duty in 2026 and 2027 — most of this estate’s residential stock qualifies.预设 RM430,000，即单层排屋登记中位价。马来西亚首购族在 RM500,000 或以下于 2026 与 2027 年免转让印花税 —— 这个社区多数住宅存量都符合。
Johor’s minimum purchase price for a non-citizen is RM2 million on landed and RM1 million on strata. Every recorded median here is far below both: RM290,000 low-cost, RM430,000 single-storey, RM550,000 double-storey, RM622,000 shophouse. 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、分层 RM100 万。这里每一项登记中位价都远在两条线之下：低成本 RM290,000、单层 RM430,000、双层 RM550,000、店屋 RM622,000。下方仍列出费用，是让你拿去和真正符合资格的门牌做比较 —— 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。
Which road? That decides the type and the price band.哪一条路？这决定了户型与价格区间。
Jalan Danau, Jalan Permatang or Jalan Lembah — tell me the road and the budget and the rest is quick.Jalan Danau、Jalan Permatang 还是 Jalan Lembah —— 告诉我路名与预算，其余的很快。
A real re-rating, on real volume, in a place that still shows its age真实的重新定价，真实的成交量，但这里仍看得出岁月的痕迹
✓ Strengths优势
- Residential psf up from RM311 to RM419 since 2021 — a genuine, multi-year climb backed by 227 residential transactions, not a one-off.住宅每尺价自 2021 年起从 RM311 涨到 RM419 —— 由 227 笔住宅成交撑起的多年走势，不是单一事件。
- Two schools inside the estate. SK and SMK Taman Desa Jaya both sit on Jalan Danau — the school run is a walk, not a drive.两所学校就在社区内。SK 与 SMK Taman Desa Jaya 都在 Jalan Danau —— 接送孩子是走路，不是开车。
- Freehold throughout, at a price point most freehold townships in Johor Bahru cannot match.全数永久地契，价位是新山多数永久地契市镇比不上的。
- Below the 2026–2027 first-home stamp duty line for most of the residential stock — low-cost, single-storey and much of the double-storey terrace inventory all sit at or under RM500,000.落在 2026–2027 首购免印花税门槛内 —— 多数住宅存量都符合，低成本、单层，以及大部分双层排屋的中位价都在 RM500,000 或以下。
- A reasonably liquid resale market — 227 residential transactions over roughly five years is active for a single estate this size.相当活跃的二手市场 —— 五年内 227 笔住宅成交，对这个规模的单一社区而言算活跃。
- A four-decade re-rating, not a fluke. From an EdgeProp-recorded RM43 psf low in 2008 to RM520 psf at the December 2025 high, this is a long, structural climb rather than a single lucky quarter.四十年的重新定价，不是侥幸。从 EdgeProp 记录 2008 年每尺 RM43 的低点，到 2025 年 12 月每尺 RM520 的高点，这是一段长期、结构性的爬升，不是单一季度的幸运。
△ Things to weigh需要权衡的
- No gate, no guard. This is an open, older estate. Budget separately for security if that matters to you.没有门禁保安。这是一个开放式的老社区。若你在意这一点，请另外编列保安预算。
- No expressway interchange inside the estate. It sits deep in Plentong’s internal road network — 25 to 35 minutes from CIQ, RTS and the government hospital, all off-peak estimates.社区内没有高速公路出入口。它深处 Plentong 的内部路网 —— 到 CIQ、RTS 与政府医院都要 25 至 35 分钟，且是非高峰估算。
- Aging housing stock. Decades-old units commonly need rewiring, roof and plumbing work — the record RM520 psf sale was a renovated unit, not a stock-standard one.屋龄偏老。几十年的房子通常需要重拉电线、修屋顶与水管 —— 那个 RM520 每尺的纪录成交，是翻新过的单位，不是原状。
- The 12-month headline rests on thin volume. Roughly a dozen and a half recorded transactions carried the most recent year’s figure — treat the percentage as directional, not precise.12 个月的头条数字建立在薄量之上。最近一年的数字，是由大约十几笔成交撑起来的 —— 请把这个百分比当方向参考，不要当精确数字。
- Commercial stock is a thin, specific market. Only 26 shophouse and 8 factory-unit transactions since 2021 — verify tenant demand directly before treating it as passive income.商业存量是个薄且特定的市场。2021 年以来只有 26 笔店屋与 8 笔厂房成交 —— 在把它当被动收入之前，请直接核实租户需求。
- The 4.69% rental yield is an asking-rent estimate, not a confirmed return. EdgeProp derives it from the last twelve months of listed asking rents, which may not match what actually gets signed.4.69% 的租金回报率是依要价推算，不是已确认的实际回报。EdgeProp 是用过去十二个月的挂牌要价租金算出来的，不一定等于最终签约的数字。
Taman Desa Jaya FAQTaman Desa Jaya 常见问题
How many homes have transacted in Taman Desa Jaya and what is the median price?Taman Desa Jaya 有多少宗成交？中位价是多少？
NAPIC records 263 registered subsale transactions in Taman Desa Jaya between 2021 and 2026, with a median price of RM450,000 and a median of RM344 per square foot, up 12.0% over the most recent twelve months. Of the 263 transactions, 227 were residential and 36 were commercial. NAPIC 记录显示，2021 年至 2026 年间 Taman Desa Jaya 共登记 263 宗二手成交，中位价 RM450,000，中位每平方尺价 RM344，最近十二个月涨了 12.0%。263 宗当中，227 宗为住宅、36 宗为商业。
What types of houses are in Taman Desa Jaya?Taman Desa Jaya 有哪些户型？
Taman Desa Jaya is a mixed freehold estate: 87 double-storey terrace houses, 84 low-cost terrace houses, 56 single-storey terrace houses, 26 double-storey shophouses, 8 terraced-factory units and 2 ground-floor retail lots have recorded subsales since 2021. There is no separately classified bungalow transaction in NAPIC’s records for this period. Taman Desa Jaya 是一个混合永久地契社区：2021 年以来登记的成交中，双层排屋 87 宗、低成本排屋 84 宗、单层排屋 56 宗、双层店屋 26 宗、厂式店屋 8 宗，以及地铺零售单位 2 宗。这段期间 NAPIC 的纪录中没有单独分类的独立式洋房成交。
Why has price per square foot risen in Taman Desa Jaya?为什么 Taman Desa Jaya 的每尺价在涨？
NAPIC’s residential median psf for Taman Desa Jaya rose from RM311 in 2021 to RM419 in 2025. The clearest driver is the low-cost terrace stock, which despite being the smallest and cheapest units by total price, now carries the highest psf of any type recorded here at RM369, and touched a historical high of RM520 psf in December 2025 for a 770-square-foot unit. NAPIC 的住宅中位每尺价，Taman Desa Jaya 从 2021 年的 RM311 涨到 2025 年的 RM419。最明显的推手是低成本排屋 —— 虽然总价与坪数都是这里最小最便宜的，每尺价却是全类型最高，达 RM369，并在 2025 年 12 月一笔 770 平方尺的单位创下每尺 RM520 的历史新高。
Is Taman Desa Jaya freehold?Taman Desa Jaya 是永久地契吗？
Yes. Taman Desa Jaya is a freehold mixed estate of low-cost terrace houses, standard terrace houses, double-storey shophouses and a small terraced-factory row, built off Jalan Danau, Jalan Permatang and Jalan Lembah in Mukim Plentong, Johor Bahru. 是的。Taman Desa Jaya 是一个永久地契的混合社区，包含低成本排屋、标准排屋、双层店屋，以及一小排厂式店屋，位于柔佛新山 Plentong 县，围绕 Jalan Danau、Jalan Permatang 与 Jalan Lembah 而建。
What schools are in Taman Desa Jaya?Taman Desa Jaya 有哪些学校？
SK Taman Desa Jaya, a national primary school, is on Jalan Danau 32, and SMK Taman Desa Jaya, a national secondary school, is on Jalan Danau 40 — both inside the estate itself, not a drive away. SK Taman Desa Jaya（国民小学）位于 Jalan Danau 32，SMK Taman Desa Jaya（国民中学）位于 Jalan Danau 40 —— 两校都在社区内部，不需要开车前往。
Can foreigners buy property in Taman Desa Jaya?外国人可以在 Taman Desa Jaya 买房吗？
In practice, no. Johor sets a minimum purchase price of RM2 million for landed residential property and RM1 million for strata property bought by non-citizens. Every recorded median in Taman Desa Jaya sits far below both lines — the highest type median is RM622,000 for double-storey shophouses — so the estate does not clear the threshold for a foreign buyer. 实务上不行。柔佛对非公民购买设有门槛：有地住宅最低 RM200 万，分层产权最低 RM100 万。Taman Desa Jaya 每一项登记中位价都远低于这两条线 —— 最高的户型中位价是双层店屋的 RM622,000 —— 所以这个社区跨不过外籍买家的门槛。
After a 12 percent rise in a year, is there still room for Taman Desa Jaya to run?涨了 12% 之后，Taman Desa Jaya 还有上涨空间吗？
There is no way to forecast this, but the recorded numbers give a ceiling to reason from. Taman Desa Jaya’s blended psf of RM344 has already caught up to Taman Molek, an established higher-tier Plentong address at the same RM344. The next comparators up are Bandar Baru Permas Jaya at RM370, Taman Scientex at RM374 and Meridin East at RM387 psf — a further 8 to 12 percent before Taman Desa Jaya would be pricing like those addresses, and there is no guarantee an older mixed low-cost estate carries the same ceiling as a newer or better-connected township. 这无法预测，但登记数字给出了一个可以推论的天花板。Taman Desa Jaya 混合每尺价 RM344，已经追平了 Taman Molek 这个口碑更好的 Plentong 门牌，两者同样是 RM344。再往上的对照点是 Bandar Baru Permas Jaya 的 RM370、Taman Scientex 的 RM374，与 Meridin East 的 RM387 —— 还差 8 至 12 个百分点，Taman Desa Jaya 才会定价得像那些门牌，而且没有人能保证一个较老的混合低成本社区，能撑得起和更新或位置更好的市镇一样的天花板。
What are the roads in Taman Desa Jaya and how is it laid out?Taman Desa Jaya 有哪些路？布局是怎样的？
The estate is built around three named roads with numbered branch lanes: Jalan Danau, Jalan Permatang and Jalan Lembah. Housing sits along the numbered lanes off each road, while shophouses and the terraced-factory row concentrate along Jalan Danau and Jalan Permatang closer to the estate’s commercial frontage. 这个社区围绕三条主路而建，各自再分出编号巷弄：Jalan Danau、Jalan Permatang 与 Jalan Lembah。住宅分布在各路的编号巷弄内，店屋与厂式店屋则集中在 Jalan Danau 与 Jalan Permatang 靠近商业沿线的一带。
Is Taman Desa Jaya a gated and guarded community?Taman Desa Jaya 是门禁社区吗？
No. Taman Desa Jaya is an older, open estate with public roads and no perimeter guardhouse — typical of Johor Bahru townships from this era. Buyers who need gated security should budget for it separately, whether through a private patrol arrangement or by looking at a newer guarded township instead. 不是。Taman Desa Jaya 是一个较老的开放式社区，道路是公共道路，没有周边岗哨 —— 这是这个年代新山市镇的常态。需要门禁保安的买家，应另外编列预算，无论是安排私人巡逻，或改看较新的门禁市镇。
Twelve Plentong addresses, ranked by psf十二个 Plentong 门牌，按每尺价排序
Taman Desa Jaya is one of thirteen actively traded areas in Mukim Plentong. Here is where it sits against the rest, all figures from the same NAPIC source and window.Taman Desa Jaya 是 Plentong 县内十三个活跃交易区域之一。以下是它与其他区域的对照，数字全部来自同一个 NAPIC 来源与期间。
| Area区域 | Txns笔数 | Median price中位价 | Median psf中位每尺 | 12-month12 个月 |
|---|---|---|---|---|
| Bandar Baru Permas Jaya | 1,387 | RM488,000 | RM370 | +9.7% |
| Taman Kota Masai | 1,357 | RM360,000 | RM335 | −3.2% |
| Taman Johor Jaya | 952 | RM470,000 | RM336 | +7.4% |
| Taman Scientex | 883 | RM370,000 | RM374 | +3.6% |
| Bandar Baru Seri Alam | 811 | RM440,000 | RM317 | — |
| Bandar Seri Alam | 656 | RM460,000 | RM315 | +8.1% |
| Taman Rinting | 569 | RM400,000 | RM273 | −2.3% |
| Taman Megah Ria | 560 | RM450,000 | RM299 | +19.8% |
| Taman Molek | 537 | RM539,000 | RM344 | −1.5% |
| Meridin East | 498 | RM515,000 | RM387 | — |
| Tg Puteri Resort | 417 | RM358,000 | RM243 | −29.7% |
| Taman Desa Cemerlang | 406 | RM460,000 | RM348 | +9.2% |
| Taman Desa Jaya | 263 | RM450,000 | RM344 | +12.0% |
Taman Desa Cemerlang and Taman Johor JayaTaman Desa Cemerlang 与 Taman Johor Jaya
Taman Desa Cemerlang, roughly 1.2 km northeast, trades at RM348 psf — just above Taman Desa Jaya’s RM344, and moving at a similar pace (+9.2% versus +12.0%). Taman Johor Jaya, roughly 1.5 km south, trades at a lower RM336 psf despite a higher RM470,000 median price, reflecting its larger average unit size. 东北方约 1.2 公里的 Taman Desa Cemerlang，每尺价 RM348 —— 略高于 Taman Desa Jaya 的 RM344，涨速也相近（+9.2% 对比 +12.0%）。南方约 1.5 公里的 Taman Johor Jaya，每尺价反而较低，只有 RM336，尽管中位总价 RM470,000 更高，这反映的是它平均单位坪数更大。
Taman Molek — same psf, different leagueTaman Molek —— 每尺价相同，但不是同一个级别
Taman Molek’s RM344 psf exactly matches Taman Desa Jaya’s, but its RM539,000 median reflects larger, higher-specification units in a more established address. The psf match is real; treat it as a ceiling reference, not proof the two estates are comparable buys. Taman Molek 的每尺价 RM344，与 Taman Desa Jaya 完全相同，但它 RM539,000 的中位总价，反映的是更大、规格更高的单位，以及一个更成熟的门牌。每尺价打平是真的；但请把它当天花板参考，不要当成这两个社区是同一档次的置产。
Danau, Permatang or Lembah? Tell me which road.Danau、Permatang 还是 Lembah？告诉我是哪一条路。
Three roads, five house types, and a psf that has quietly caught up to Taman Molek. Send me your budget and I will confirm what is actually available, its condition, and whether it clears the 2026–2027 first-home exemption line. 三条路、五种户型，以及一个悄悄追上 Taman Molek 的每尺价。把预算发给我，我会确认目前真正有的现货、屋况，以及是否符合 2026–2027 首购免税门槛。