East Ledang: only one house type here clears Johor’s RM2 million line — every single time East Ledang：这里只有一种户型，笔笔都跨过柔佛 RM200 万门槛
188 registered subsales since 2021, median RM1,000,000 at RM361 psf, +12.6% in the last 12 months. Sounds like it might clear the foreign-ownership floor. It mostly does not. We split all 188 by product — terrace, semi-detached, bungalow, condo, townhouse — and found exactly one that clears RM2 million every time: the bungalow, all 31 of them, from RM2,450,000. Everything else, including most of the semi-detached stock, sits under the line. This page shows you which is which. 2021 年以来登记成交 188 笔，中位价 RM1,000,000、每尺 RM361，近 12 个月涨 +12.6%。听起来像是能跨过外籍门槛——但多数情况并不能。我们把全部 188 笔按产品拆开——排屋、半独立式、独立式、公寓、Town House——结果只有一种产品笔笔都跨过 RM200 万：独立式（Bungalow），31 笔全部达标，起价 RM2,450,000。其余产品，包括多数半独立式，都在门槛之下。这一页告诉你哪个是哪个。
© Chongkian · CC BY-SA 4.0 · Wikimedia CommonsEast Ledang in 30 seconds30 秒看懂 East Ledang
- What it is: a gated, guarded, freehold landed township by UEM Sunrise in Gelang Patah, within the Iskandar Puteri local authority area, Mukim Pulai. Launched from February 2008, built around Malay-heritage-named roads — Jalan Hang Jebat, Hang Lekir, Hang Kasturi, Hang Lekiu and Hang Tuah — across a roughly 275-acre masterplan. 它是什么：UEM Sunrise 在 Gelang Patah 开发的门禁永久地契有地社区，属 Iskandar Puteri 地方政府辖区、Pulai 区。2008 年 2 月起分期推出，路网以马来英雄命名 —— Jalan Hang Jebat、Hang Lekir、Hang Kasturi、Hang Lekiu 与 Hang Tuah —— 总规划面积约 275 英亩。
- Five products, one blended number that hides all of them: the RM1,000,000 / RM361 psf figure quoted everywhere for East Ledang blends terraces (RM950,000), semi-detached houses (RM1,438,500), bungalows (RM3,000,000), condo units (RM489,500) and townhouses (RM1,000,000). No single house in East Ledang actually sold for the blended figure. 五种产品，一个把它们全部藏起来的混合数字：到处引用的 RM1,000,000 / 每尺 RM361，混合了排屋（RM950,000）、半独立式（RM1,438,500）、独立式（RM3,000,000）、公寓（RM489,500）与 Town House（RM1,000,000）。East Ledang 没有任何一栋房子，实际以这个混合数字成交。
- The foreign-ownership answer, in one line: only bungalows clear Johor’s RM2 million landed floor reliably — all 31 recorded sales did, from RM2,450,000. Five of 38 semi-detached sales crossed it too, mostly on larger 6,300+ sq ft plots, including one standard-sized 4,047 sq ft lot in January 2026. Terraces never have. 外籍持有的答案，一句话：只有独立式能稳定跨过柔佛 RM200 万有地门槛 —— 登记的 31 笔全部达标，起价 RM2,450,000。38 笔半独立式中有 5 笔也跨过，多数是 6,300 尺以上的大地块，其中 2026 年 1 月有一笔是标准 4,047 尺地块。排屋则从未跨过。
- The detail that explains the low psf: East Ledang’s blended RM361 psf looks cheap next to Horizon Hill’s RM498 psf despite similar median prices — because East Ledang’s units simply run larger. Its standard terrace is 2,508–2,939 sq ft; its bungalows run 7,500–14,768 sq ft. A lower psf on a similar total price is a sizing signal, not a value signal. 解释低每尺价的细节：East Ledang 混合每尺价 RM361，看起来比 Horizon Hill 的 RM498 便宜，中位总价却相近 —— 纯粹因为 East Ledang 的单位面积更大。标准排屋 2,508–2,939 平方尺；独立式 7,500–14,768 平方尺。总价相近、每尺价却更低，反映的是坪数，不是「更划算」。
- The 2024 fact worth knowing before you buy: UEM Sunrise sold roughly 28.9 acres of freehold East Ledang land to a data-centre operator in June 2024, for about RM144.9 million — a meaningful slice of the 275-acre masterplan repurposed away from housing. We could not confirm exactly where relative to the residential precincts. 买之前该知道的 2024 年事实：UEM Sunrise 于 2024 年 6 月，把 East Ledang 内约 28.9 英亩永久地契土地卖给一家全球数据中心营运商，价格约 RM1.449 亿 —— 占整个 275 英亩总规划相当一部分，从住宅用途转为他用。我们未能核实这块地相对住宅期数的确切位置。
East Ledang and the Iskandar Puteri corridor, on the groundEast Ledang 与 Iskandar Puteri 走廊实景
The first two photographs below are East Ledang itself. The rest show the wider Nusajaya / Iskandar Puteri corridor the estate leans on for schools, hospitals and retail — four further verified Street View frames later on this page show the estate’s own numbered lanes. 以下前两张就是 East Ledang 本身。其余照片拍摄于社区所依靠的 Nusajaya／Iskandar Puteri 更大范围走廊 —— 学校、医院、零售都靠这里；页面稍后另有四张已验证的街景，拍的是社区自己的编号支路。
Five products, five different buyers五种产品，五种买家
East Ledang’s 188 sales are not one market — they are five, each with its own price band, its own buyer, and its own answer to the foreign-ownership question.East Ledang 的 188 笔成交不是一个市场 —— 而是五个，各自有自己的价位区间、自己的买家，也各自对「外籍能不能买」有不同答案。
The bungalow buyer独立式买家
Pays RM2.45m–RM4.3m for 7,500–14,768 sq ft of land on Jalan Hang Tuah. This is the one East Ledang product a foreign buyer can walk into without an exception or a large-plot gamble.在 Jalan Hang Tuah 花 RM2.45m–RM4.3m，买下 7,500–14,768 平方尺土地。这是 East Ledang 唯一一种外籍买家不必碰运气、不必找特例就能直接买的产品。
The large-plot semi-D gambler赌大地块半独立式的买家
Specifically targets the 6,300+ sq ft semi-detached plots on Jalan Hang Lekiu and Jalan Hang Kasturi 1/7 — the only semi-Ds in East Ledang’s own transaction history that have cleared the foreign floor.专门锁定 Jalan Hang Lekiu 与 Jalan Hang Kasturi 1/7 那批 6,300 尺以上的半独立式地块 —— East Ledang 成交纪录里唯一跨过外籍门槛的半独立式。
The Malaysian upgrader family换房自住的马来西亚家庭
Buys a standard semi-detached house (38 sales, median RM1,438,500) or a terrace (30 sales, median RM950,000) — the two products that make up the bulk of East Ledang’s actual recorded activity.买标准半独立式（38 笔，中位 RM1,438,500）或排屋（30 笔，中位 RM950,000）—— 这两种产品占了 East Ledang 实际成交量的大头。
The condo/townhouse renter-turned-buyer从租客变买家的公寓／Town House 买家
Buys into the Ujana-type condo tower or a townhouse unit at RM489,500–1,000,000 median — the most accessible entry into the East Ledang address, though as strata rather than landed title.以中位 RM489,500–1,000,000 买下 Ujana 类型的公寓大楼或 Town House 单位 —— 进入 East Ledang 门牌最容易的方式，但地契是分层产权，不是有地。
The skeptical spreadsheet buyer拿着表格核实的买家
Notices that the blended RM361 psf and +12.6% figures quoted everywhere for East Ledang mix five very different products, and insists on a type-specific number before making an offer.注意到到处引用的每尺 RM361 与 +12.6%，混合了五种截然不同的产品，出价前坚持要一个分产品的数字。
A Sunday around Jalan Hang Jebat and Jalan Hang TuahJalan Hang Jebat 与 Jalan Hang Tuah 一带的一个星期天
East Ledang’s own precinct has an internal neighbourhood centre (Anjung) but leans on the wider Iskandar Puteri / Nusajaya corridor for schools, hospitals and larger retail — a short-to-moderate drive away.East Ledang 社区自己有一个邻里中心（Anjung），但学校、医院与较大型的零售，仍要靠车程不远至中等的 Iskandar Puteri／Nusajaya 走廊支撑。
Quiet gated streets on Jalan Hang Jebat and Jalan Hang Lekir — the terrace section, confirmed residential and occupied by the Street View points we checked.Jalan Hang Jebat 与 Jalan Hang Lekir 一带安静的门禁街道 —— 排屋区，经我们查证的街景点证实已有人居住。
A short walk or drive to the Anjung Neighbourhood Centre for a coffee or a quick errand — the estate’s own internal amenity node.步行或短程车程即达 Anjung 邻里中心，喝杯咖啡或办点小事 —— 社区自己内部的配套节点。
Lunch further out in the Iskandar Puteri civic core, or a drive to EduCity’s Iskandar Puteri Square for something more substantial.车程稍远，到 Iskandar Puteri 行政核心区吃午饭，或到 EduCity 的 Iskandar Puteri Square 吃点更丰盛的。
A drive to Puteri Harbour’s marina and waterfront dining, or to Columbia Asia Hospital, Iskandar Puteri, for anything beyond a clinic visit — exact drive times not independently confirmed for this page.车程前往 Puteri Harbour 码头与滨水餐饮，或需要超出诊所范围的医疗，前往 Columbia Asia Hospital, Iskandar Puteri —— 确切车程本页未独立核实。
Evening traffic leans on the Second Link Expressway interchange via Pulai or Gelang Patah, per UEM Sunrise’s own marketing material — treat as the developer’s claim, not an independently verified drive time.傍晚车流，靠 Pulai 或 Gelang Patah 出入口接上第二通道高速公路 —— 依据是 UEM Sunrise 自己的宣传资料，请视为开发商说法，非本页独立核实的车程。
Back behind the gate on Jalan Hang Kasturi or Jalan Hang Tuah — the honest trade-off for an address that puts its own clubhouse and neighbourhood centre inside the fence but sends everything bigger a drive away.回到 Jalan Hang Kasturi 或 Jalan Hang Tuah 的闸门内 —— 这是一个把会所与邻里中心放在围墙内、但更大型配套都要开车出门的门牌，换来的一份诚实的取舍。
Gelang Patah, Mukim Pulai — three names, one addressGelang Patah，Pulai 区 —— 一个地址，三个名字
East Ledang sits in Mukim Pulai, Johor Bahru district. List.my classifies it under the Iskandar Puteri township for administrative purposes; the Google Maps location cards for our four verified Street View points instead name Gelang Patah, Johor as the locality. All three are correct at different administrative levels — Johor Bahru district contains Mukim Pulai, which contains the Iskandar Puteri local authority area, within which Gelang Patah is the nearest town. East Ledang 位于新山县 Pulai 区。List.my 在行政分类上把它归在 Iskandar Puteri 镇；而我们验证的四个街景点，Google 地图地点卡显示的地区名却是 Gelang Patah, Johor。三个名字在不同行政层级上都对 —— 新山县下辖 Pulai 区，Pulai 区内是 Iskandar Puteri 地方政府辖区，而 Gelang Patah 是辖区内最近的市镇。
The estate is built around five named roads — Jalan Hang Jebat, Jalan Hang Lekir, Jalan Hang Kasturi, Jalan Hang Lekiu and Jalan Hang Tuah — each with numbered sub-lanes. We verified four Street View points directly on this road grid, spanning terrace, semi-detached and larger-plot streets — enough to confirm a genuine, built residential grid, not enough to confirm every lane. 社区沿五条命名道路发展 —— Jalan Hang Jebat、Jalan Hang Lekir、Jalan Hang Kasturi、Jalan Hang Lekiu 与 Jalan Hang Tuah —— 各自再分编号支路。我们在这个路网上直接验证了四个街景点，涵盖排屋、半独立式与大地块街道 —— 足以确认这是一个真实建成的住宅路网，但不足以核实每一条支路。
| Destination目的地 | Notes备注 |
|---|---|
| Second Link Expressway (Pulai / Gelang Patah interchange) | “About 15 minutes” per UEM Sunrise's own marketing material — not independently verified依 UEM Sunrise 自己的宣传资料「约 15 分钟」—— 本页未独立核实 |
| EduCity Iskandar (Marlborough College & others) | “5–10 minutes” per a single 2021 forum post — not independently verified依单一 2021 年论坛帖子「5–10 分钟」—— 本页未独立核实 |
| Columbia Asia Hospital, Iskandar Puteri | To be confirmed以实际为准 |
| Tuas Second Link CIQ | To be confirmed以实际为准 |
| Johor Bahru CIQ / Bukit Chagar (RTS) | To be confirmed — a JB-city commute, not a Gelang Patah one以实际为准 —— 属新山市区通勤，非 Gelang Patah 本地路线 |
An internal neighbourhood centre, everything bigger a drive away社区内部有邻里中心，更大型配套要靠车程
Four verified Street View points across East Ledang's numbered lanes show gated terrace and semi-detached streets, plus the Anjung Neighbourhood Centre — the estate's own small retail node. Schools, hospitals and malls sit in the wider Iskandar Puteri corridor.East Ledang 编号支路上四个已验证的街景点，看到的是门禁排屋与半独立式街道，以及社区自己的小型零售节点 Anjung 邻里中心。学校、医院与商场则在更大范围的 Iskandar Puteri 走廊内。
Roads道路
Jalan Hang Jebat, Hang Lekir, Hang Kasturi, Hang Lekiu and Hang Tuah form the estate's internal grid; the nearest expressway ramp was not independently verified for this page.Jalan Hang Jebat、Hang Lekir、Hang Kasturi、Hang Lekiu 与 Hang Tuah 构成社区内部路网；本页未独立核实最近的高速公路匝道。
Schools学校便利
A single 2021 expatriate-forum post states East Ledang is “5–10 minutes from Marlborough College and Raffles American School” and a short drive from EduCity — we could not independently verify this figure or its methodology, so treat it as indicative, not confirmed.单一 2021 年外派人士论坛帖子提到 East Ledang「距 Marlborough College 与 Raffles American School 5–10 分钟」，且车程不远即达 EduCity —— 本页未能独立核实此数字或其计算方式，请视为参考，非已核实数据。
Medical & retail医疗与零售
Columbia Asia Hospital (Iskandar Puteri) is the nearest named private hospital we could verify in the wider corridor. Exact drive time from East Ledang was not independently confirmed for this page.Columbia Asia Hospital (Iskandar Puteri) 是我们能在更大范围走廊内核实名称的最近私立医院。本页未独立核实从 East Ledang 出发的确切车程。
Why one number hides five different markets为什么一个数字藏着五个不同的市场
East Ledang's blended RM1,000,000 / RM361 psf headline is real, but it is an average of five products with almost nothing in common. Here is what actually holds up once you split them apart. East Ledang 引用的 RM1,000,000 / 每尺 RM361 是真实数字，但它是五种几乎毫无共通点的产品混合出来的平均值。以下是拆开之后，仍然站得住的东西。
Bungalows clear the foreign line, every single time独立式笔笔跨过外籍门槛
All 31 recorded bungalow sales since 2021 closed at RM2,450,000 or above — a 100% clearance rate against Johor's RM2 million floor. No other product type in this series clears its floor with a perfect record like this. 2021 年以来登记的 31 笔独立式成交，全部以 RM2,450,000 或以上收盘 —— 对柔佛 RM200 万门槛的达标率 100%。本系列没有第二种产品，能以这样完美的纪录跨过门槛。
The RM2m line is starting to move into standard-size semi-DsRM200 万门槛开始触及标准地块的半独立式
Four of the five semi-detached sales that crossed RM2 million sat on large 6,300–7,147 sq ft plots. The fifth, in January 2026, was a standard 4,047 sq ft lot on Jalan Hang Lekiu at RM2,080,000 — the first time an ordinary-sized semi-D here has crossed, not just a big corner plot. 五笔跨过 RM200 万的半独立式里，四笔坐落在 6,300–7,147 平方尺的大地块上。第五笔，2026 年 1 月，是 Jalan Hang Lekiu 一块标准 4,047 平方尺地块，成交 RM2,080,000 —— 这是标准地块的半独立式第一次跨过，不再只是大角地块的专利。
Genuinely larger built-up sizes across the board全产品线坪数都明显更大
East Ledang's standard terrace runs 2,508–2,939 sq ft — noticeably larger than the 1,400–1,800 sq ft terraces common at many older Johor Bahru townships. That size difference, not a lower price, is most of why the blended psf reads low. East Ledang 标准排屋面积 2,508–2,939 平方尺 —— 明显大于新山许多较旧社区常见的 1,400–1,800 平方尺排屋。混合每尺价看起来低，主要是坪数差异，不是价格更便宜。
A real, verified, freehold gated grid经验证的真实永久地契门禁路网
Four independently verified Street View points across terrace, semi-detached and larger-plot streets confirm this is a built, occupied township, not a paper launch — and both StarProperty and UEM Sunrise's own disclosures confirm freehold tenure. 四个独立验证的街景点，涵盖排屋、半独立式与大地块街道，证实这是一个已建成、有人居住的社区，不是纸上项目 —— StarProperty 与 UEM Sunrise 自己的公开资料，也都证实是永久地契。
A liquid enough market to actually track流通性足够、值得追踪的市场
188 recorded sales over five-plus years — small enough that a buyer willing to review the road-by-road transaction list can plausibly track most of what has actually traded, unlike a 900-plus-sale mega-township. 五年多来 188 笔登记成交 —— 规模小到愿意逐路查阅成交纪录的买家，有机会大致掌握实际成交过什么；成交上千笔的大型社区做不到这一点。
An internal amenity node, with the rest a drive away社区自带配套节点，其余靠车程
The Anjung Neighbourhood Centre sits inside the gate — genuinely convenient for day-to-day errands — while EduCity, Columbia Asia Hospital and Puteri Harbour supply what the estate itself does not have, a drive further into the Iskandar Puteri corridor. Anjung 邻里中心就在闸门内 —— 日常小事真的方便；而 EduCity、Columbia Asia 医院与 Puteri Harbour，则要再往 Iskandar Puteri 走廊开一段路，补上社区本身没有的配套。
And the questions the listing will not raise以及挂牌不会提的问题
📊 If RM361 psf is why you clicked如果你是被每尺 RM361 吸引进来的
✈️ If you're buying from outside Malaysia如果你人在马来西亚以外
Five roads, five products, one RM2m line running through the middle五条路、五种产品，RM200 万门槛正好从中间穿过
NAPIC records name roads and unit sizes, not the developer's marketed precinct names (Tranquility Park, Serenity Park, Harmony Park) — we could not confirm the exact road-to-precinct mapping from public sources, so the table below groups by road, which is the more reliable structure currently available. NAPIC 纪录只有路名与单位面积，没有开发商行销用的期数名称（Tranquility Park、Serenity Park、Harmony Park）—— 我们未能从公开资料确认路名与期数的对应关系，因此下表按路名分类，是目前最可靠的结构。
| Road路段 | Size面积 | Product产品 | RM2m foreign lineRM200 万外籍门槛 |
|---|---|---|---|
| Jalan Hang Jebat 1–10 | 2,508–2,939 sq ft | Terrace排屋 | Never crossed从未跨过 |
| Jalan Hang Lekir 1/1–1/8 | 2,508–2,939 sq ft | Terrace (mostly)多为排屋 | Never crossed从未跨过 |
| Jalan Hang Kasturi 1/1–1/10 | 4,047–6,555 sq ft | Semi-detached半独立式 | Occasionally, on larger plots偶尔，限大地块 |
| Jalan Hang Lekiu 1, 2 | 4,047–7,632 sq ft | Semi-detached, largest plots半独立式，最大地块 | Most frequent crossings here这里跨过门槛最频繁 |
| Jalan Hang Tuah 1/1–1/12, 2, 2/1, 2/3 | 7,500–14,768 sq ft | Bungalow独立式 | Every recorded sale笔笔跨过 |
| Jalan Hang Kasturi 1/12 | 7,500–7,502 sq ft | Bungalow (a few)少数独立式 | Every recorded sale笔笔跨过 |
| Condo tower & townhouse blocks公寓大楼与 Town House 区块 | Strata, size varies分层地契，面积不一 | Condo / Townhouse公寓／Town House | Under RM1m strata floor在 RM100 万分层门槛之下 |
Five products under one name一个名字底下的五种产品
All five are recorded as residential subsales under “East Ledang” in the same public dataset — but only one of them is reliably open to a foreign buyer. 全部五种产品，在同一份公开数据里，都登记为「East Ledang」的住宅二手成交 —— 但只有一种，稳定对外籍买家开放。
Double-storey terrace双层排屋
Semi-detached house半独立式
Bungalow独立式
Condo / apartment & townhouse公寓与 Town House
188 sales, five products, one clean 19%188 笔成交、五种产品、一个干净的 19%
A 2022–2023 peak, then a steady cooldown2022–2023 年高峰，之后逐步降温
Condos are the single largest group — by count, not by value公寓以笔数论是最大的单一群体 —— 但不是以总值论
Landed types (terrace + semi-detached + bungalow) make up 99 of 188 sales (53%); strata types (condo + townhouse) make up the other 89 (47%). East Ledang is not primarily a landed-address story by count — it just has an unusually clean landed bungalow record. 有地产品（排屋＋半独立式＋独立式）共 99 笔，占 188 笔的 53%；分层产品（公寓＋Town House）共 89 笔，占 47%。以笔数论，East Ledang 不完全是有地门牌的故事 —— 只是它的独立式纪录格外干净。
Always name the product, not just “East Ledang”开口前，先讲清楚产品，不只是「East Ledang」
All figures below are registered subsale medians, 2021–2026. “East Ledang price” alone tells you almost nothing — the product does. 以下皆为 2021–2026 年登记二手成交中位数。单说「East Ledang 的价格」几乎传达不了任何资讯 —— 产品才可以。
| Type类型 | Sales成交笔数 | Median price中位价 | Median psf中位每尺 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|
| Condo / apartment公寓 | 70 | RM489,500 | RM390 | No不行 |
| Terrace, 2,508–2,939 sq ft排屋，2,508–2,939 平方尺 | 30 | RM950,000 | RM329 | No不行 |
| TownhouseTown House | 19 | RM1,000,000 | RM349 | No不行 |
| Semi-detached, 4,047 sq ft (standard)半独立式，4,047 平方尺（标准） | 33 | RM1.0m–1.9m | ≈RM300–380 | Almost never几乎不行 |
| Semi-detached, 6,300+ sq ft (large plot)半独立式，6,300 尺以上（大地块） | 5 | RM2.04m–2.25m | ≈RM270–450 | Yes可以 |
| Bungalow, 7,500–14,768 sq ft独立式，7,500–14,768 平方尺 | 31 | RM3,000,000 | RM346 | Yes, every time可以，笔笔皆是 |
| All types, blended全类型混合 | 188 | RM1,000,000 | RM361 | — |
A steady, four-year climb — while volume fell四年稳步上涨 —— 同时成交量却在下滑
Source: registered transaction records via List.my / NAPIC (JPPH). Records lag roughly six months. The line below plots the residential median psf per year, all types blended, for years with at least 10 recorded transactions — 2021 (6 txns) and 2026 YTD (2 txns) are excluded as statistically unreliable. 来源：List.my／NAPIC（JPPH）登记成交纪录。资料约滞后半年。下方曲线绘制的是笔数达到 10 笔以上的年度全类型混合住宅中位每尺价 —— 2021 年（6 笔）与 2026 年至今（2 笔）因笔数不足被剔除。
Prices climbing while volume thins — worth watching, not worrying about yet价格在涨、成交量在缩 —— 值得留意，但还不到担心的程度
East Ledang's residential median psf rose in every one of the four reliable years on record — RM337 (2022) to RM348 (2023) to RM378 (2024) to RM398 (2025) — a genuine, multi-year climb, not a single-year artifact. At the same time, annual registered volume peaked at 61 sales in 2023 and has fallen to 19 in 2025. Rising prices on falling volume can mean genuine tightening supply, or it can mean fewer, larger transactions pulling the median up — we cannot tell which from this data alone, and neither claim should be assumed without asking a local agent what is currently listed. East Ledang 的住宅混合中位每尺价，在纪录中四个可靠年份逐年上涨 —— RM337（2022）→ RM348（2023）→ RM378（2024）→ RM398（2025）—— 是真实、跨多年的涨势，不是单一年份的假象。与此同时，年度登记成交量在 2023 年触及 61 笔高峰后，2025 年降至 19 笔。价格上涨、成交量下滑，可能代表供应真的在收紧，也可能代表少数几笔更大宗的成交把中位数拉高 —— 单靠这份数据无法判断是哪一种，任何一种说法都不该在未询问当地经纪目前实际放盘情况前就直接假设。
Residential median psf, by year住宅中位每尺价，逐年
One product clears the line. Ask for it by name.只有一种产品跨过门槛。请指名要它。
Johor bars non-citizens from landed property below RM2 million. At East Ledang, that line runs straight through the middle of the township: bungalows clear it every time; a handful of large-plot semi-detached houses clear it occasionally; terraces, standard semi-Ds, condos and townhouses do not. 柔佛禁止非公民购买 RM200 万 以下的有地住宅。在 East Ledang，这条线正好从社区中间穿过：独立式笔笔跨过；少数大地块半独立式偶尔跨过；排屋、标准半独立式、公寓与 Town House 都跨不过。
Monthly repayment每月供款
Defaults set to the terrace median of RM950,000 — East Ledang's entry-level landed product.预设值为排屋中位价 RM950,000 —— East Ledang 的入门有地产品。
| Malaysian citizen / PR — cost reference马来西亚公民／PR —— 费用速查 | |
|---|---|
| MOT stamp duty, first RM100,000转让印花税，首 RM100,000 | 1% |
| MOT stamp duty, RM100,001–500,000转让印花税，RM100,001–500,000 | 2% |
| MOT stamp duty, RM500,001–1,000,000转让印花税，RM500,001–1,000,000 | 3% |
| MOT stamp duty, above RM1,000,000转让印花税，超过 RM1,000,000 | 4% |
| Legal fees, first RM500,000律师费，首 RM500,000 | 1% |
| Legal fees, RM500,001–1,000,000律师费，RM500,001–1,000,000 | 0.8% |
| Loan agreement stamp duty贷款合约印花税 | 0.5% |
| RPGT (citizen/PR, years 1–3 / yr 4 / yr 5 / yr 6+)（公民／PR，第1–3年／第4年／第5年／第6年起） | 30% / 20% / 15% / 0% |
| RPGT (foreigner, years 1–5 / yr 6+)（外籍，第1–5年／第6年起） | 30% / 10% |
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM888,000 — the most recently recorded terrace sale (Jalan Hang Lekir 1/4, July 2025), and East Ledang's realistic landed entry point today.预设 RM888,000 —— 最近一笔登记的排屋成交（Jalan Hang Lekir 1/4，2025 年 7 月），也是 East Ledang 目前实际的有地入场价。
This price sits under Johor's RM2 million landed floor. Only East Ledang's bungalow tier (from RM2.45m) and occasionally a large-plot semi-detached house (from RM2.04m) qualify. Ask us which units currently fit. 这个价位在柔佛 RM200 万有地门槛之下。只有 East Ledang 的独立式（RM2.45m 起）以及偶尔的大地块半独立式（RM2.04m 起）符合资格。欢迎问我们目前有哪些单位符合。
Tell me what you’re looking for and I will point you to the right product. 告诉我你在找什么，我会帮你指向对的产品。
Terrace, semi-D or bungalow — which are you actually after?排屋、半独立式还是独立式 —— 你到底要哪一个？
Tell me the product and, if it is a semi-D, whether you need a plot large enough to clear RM2 million — East Ledang has five products, and only one clears that line every time.请告诉我具体产品；若是半独立式，也请说明是否需要跨过 RM200 万门槛的大地块 —— East Ledang 有五种产品，只有一种笔笔都跨过这条线。
A genuinely two-tier township — know which tier you are actually buying into一个名副其实的双层社区 —— 先搞清楚自己买的是哪一层
✓ Strengths优势
- The bungalow tier clears the foreign floor with a perfect record. All 31 recorded sales sit above RM2 million — the cleanest foreign-eligible track record of any product type on this page.独立式一档以满分纪录跨过外籍门槛。登记的 31 笔全部在 RM200 万以上 —— 是本页所有产品类型里，外籍合格纪录最干净的一个。
- Freehold, gated, and verified as built. Both StarProperty and UEM Sunrise's own disclosures confirm freehold tenure, and four independent Street View checks confirm an occupied, gated residential grid.永久地契、门禁社区，且经证实已建成。StarProperty 与 UEM Sunrise 自己的公开资料都证实是永久地契，四个独立街景查证也证实这是一个有人居住的门禁住宅路网。
- A steady, multi-year price climb. Residential median psf rose in every reliable year on record, RM337 (2022) to RM398 (2025) — a more credible trend than a single-year spike.稳定、跨多年的涨势。住宅中位每尺价在纪录中每个可靠年份都在上涨，从 RM337（2022）到 RM398（2025）—— 比单一年份的暴冲更可信。
- A large, genuinely large-format entry-level terrace. The 2,508–2,939 sq ft standard terrace is noticeably bigger than many older Johor Bahru townships' entry terraces, at a still-accessible RM950,000 median.真正大坪数的入门排屋。标准 2,508–2,939 平方尺排屋，明显大于新山许多较旧社区的入门排屋，中位价 RM950,000 仍属可负担。
△ Things to weigh需要权衡的
- 81% of recorded activity is closed to foreign landed buyers. Only bungalows and a handful of large-plot semi-Ds clear the RM2 million line — the rest of the market (terraces, standard semi-Ds, condos, townhouses) is Malaysian-buyer territory.81% 的登记成交，对外籍有地买家是关闭的。只有独立式与少数大地块半独立式跨过 RM200 万门槛 —— 其余市场（排屋、标准半独立式、公寓、Town House）都属于马来西亚买家的地盘。
- Part of the masterplan has been diverted to a data centre. UEM Sunrise sold roughly 28.9 freehold acres within East Ledang to a data-centre operator in June 2024 for about RM144.9 million. We could not confirm its exact location relative to the residential precincts — worth asking about, given data centres can bring construction traffic and, longer-term, industrial-scale cooling and power infrastructure nearby.部分总规划土地已转为数据中心用途。UEM Sunrise 于 2024 年 6 月，把 East Ledang 内约 28.9 英亩永久地契土地卖给一家数据中心营运商，价格约 RM1.449 亿。我们未能确认这块地相对住宅期数的确切位置 —— 值得询问，因为数据中心可能带来施工车流，长期而言也涉及工业规模的散热与电力设施。
- School-distance claims rest on a single, unverified source. The often-repeated “5–10 minutes to Marlborough College and Raffles American School” traces to one 2021 forum post, not an independently confirmed drive time.学校车程说法只有单一、未经核实的来源。常被引用的「5–10 分钟到 Marlborough College 与 Raffles American School」，出处是单一一篇 2021 年论坛帖子，不是独立核实的车程。
- We could not confirm drive times to the Second Link, CIQ or Columbia Asia Hospital. The “15 minutes to the Second Link” figure comes from UEM Sunrise's own marketing material — a developer's claim, not an independent measurement.我们未能核实到第二通道、关卡或 Columbia Asia 医院的车程。「15 分钟到第二通道」的说法来自 UEM Sunrise 自己的宣传资料 —— 是开发商的说法，不是独立测量。
- The precinct-to-road mapping is unconfirmed. We could not find a public source matching the marketed precinct names (Tranquility Park, Serenity Park, Harmony Park) to specific roads — ask directly before assuming which precinct a listing belongs to.期数与路段的对应关系未经确认。我们未查到公开来源将行销用的期数名称（Tranquility Park、Serenity Park、Harmony Park）对应到具体路段 —— 假设某挂牌属于哪个期数之前，请直接询问。
- 2026 sample is too thin to draw conclusions from. Only 2 transactions recorded so far this year — wait for a fuller year before treating any 2026-specific number as reliable.2026 年样本太薄，不足以下结论。今年至今仅登记 2 笔成交 —— 在把任何 2026 年专属数字当真之前，请等更完整的年份数据。
East Ledang FAQEast Ledang 常见问题
Which East Ledang house types actually clear Johor’s RM2 million foreign-ownership floor?East Ledang 哪些户型真的跨过柔佛 RM200 万外籍门槛？
Only one type does it reliably. Every single recorded bungalow sale at East Ledang since 2021 — all 31 of them, on Jalan Hang Tuah and a handful on Jalan Hang Kasturi 1/12 — closed at RM2,450,000 or above, comfortably clear of Johor’s RM2 million landed floor for non-citizens. Semi-detached houses are the interesting middle case: the type’s median, RM1,438,500, sits well under the line, but 5 of 38 recorded semi-D sales did cross RM2 million, mostly on larger 6,300 to 7,150 sq ft plots on Jalan Hang Lekiu and Jalan Hang Kasturi 1/7. The most recent of those five, in January 2026, was a standard 4,047 sq ft lot on Jalan Hang Lekiu at RM2,080,000 — the first time in our records a normal-sized semi-D, not just a large corner plot, has crossed the line. Terraces never have: the highest recorded terrace sale is RM1,420,000. Condos and townhouses fall under Johor’s separate RM1 million strata floor, and their medians (RM489,500 and RM1,000,000) sit at or below it. 只有一种产品能稳定做到。2021 年以来登记的每一笔独立式成交 —— 全部 31 笔，位于 Jalan Hang Tuah 与少数 Jalan Hang Kasturi 1/12 —— 都以 RM2,450,000 或以上收盘，稳稳跨过柔佛给非公民设的 RM200 万有地门槛。半独立式是有趣的中间案例：这个类型的中位价 RM1,438,500 明显在门槛之下，但 38 笔登记成交中有 5 笔确实跨过 RM200 万，多数位于 Jalan Hang Lekiu 与 Jalan Hang Kasturi 1/7、面积 6,300 至 7,150 平方尺的较大地块。这五笔中最近的一笔，发生在 2026 年 1 月，是 Jalan Hang Lekiu 一块标准 4,047 平方尺地块，成交 RM2,080,000 —— 这是我们纪录里第一次，一栋普通面积的半独立式（不只是大角地块）跨过这条线。排屋则从未跨过：登记过最高的排屋成交是 RM1,420,000。公寓与 Town House 属于柔佛另设的 RM100 万分层门槛，两者中位价（RM489,500 与 RM1,000,000）都在这条线之下或刚好持平。
How much does a house in East Ledang cost, by type?East Ledang 各类型房子多少钱？
It depends entirely on which of five recorded types you mean. Double-storey terraces (30 of 188 sales, on Jalan Hang Jebat and parts of Jalan Hang Lekir) carry a median of RM950,000 at RM329 psf. Semi-detached houses (38 sales, on Jalan Hang Kasturi and Jalan Hang Lekiu) carry a median of RM1,438,500 at RM318 psf. Bungalows (31 sales, on Jalan Hang Tuah) carry a median of RM3,000,000 at RM346 psf. Condo/apartment units (70 sales, the single largest group by count) carry a median of RM489,500 at RM390 psf. Townhouses (19 sales) carry a median of RM1,000,000 at RM349 psf. The blended, all-type median often quoted for East Ledang — RM1,000,000 at RM361 psf — mixes all five and describes no single house. 这完全取决于你说的是登记的五种类型中的哪一种。双层排屋（188 笔中的 30 笔，位于 Jalan Hang Jebat 与部分 Jalan Hang Lekir）中位价 RM950,000、每尺 RM329。半独立式（38 笔，位于 Jalan Hang Kasturi 与 Jalan Hang Lekiu）中位价 RM1,438,500、每尺 RM318。独立式（31 笔，位于 Jalan Hang Tuah）中位价 RM3,000,000、每尺 RM346。公寓单位（70 笔，以笔数论最大的单一群体）中位价 RM489,500、每尺 RM390。Town House（19 笔）中位价 RM1,000,000、每尺 RM349。东 Ledang 常被引用的全类型混合中位价 —— RM1,000,000、每尺 RM361 —— 混合了全部五种类型，不描述任何单一房屋。
What is East Ledang?East Ledang 是什么？
East Ledang is a gated, guarded, freehold landed township developed by UEM Sunrise Berhad in Gelang Patah, within the Iskandar Puteri local authority area, Mukim Pulai, Johor Bahru district, Johor, postcode 79200. Phase 1 (139 units) launched in February 2008; the full masterplan covers roughly 275 acres across precincts marketed as Tranquility Park, Serenity Park and Harmony Park. Internal roads carry Malay-heritage warrior names — Jalan Hang Jebat, Jalan Hang Lekir, Jalan Hang Kasturi, Jalan Hang Lekiu and Jalan Hang Tuah. NAPIC records five residential product types here: terraces, semi-detached houses, bungalows, condo/apartment units and townhouses. We could not confirm the exact road-to-precinct mapping from public sources — treat the road-based breakdown on this page as the more reliable structure. East Ledang 是 UEM Sunrise Berhad 在 Gelang Patah 开发的门禁、有保安、永久地契有地社区，位于 Iskandar Puteri 地方政府辖区、新山县 Pulai 区，邮区 79200。第一期（139 个单位）于 2008 年 2 月推出；整体总规划涵盖约 275 英亩，分为行销上称为 Tranquility Park、Serenity Park 与 Harmony Park 的期数。内部道路以马来英雄命名 —— Jalan Hang Jebat、Jalan Hang Lekir、Jalan Hang Kasturi、Jalan Hang Lekiu 与 Jalan Hang Tuah。NAPIC 在此登记五种住宅产品类型：排屋、半独立式、独立式、公寓单位与 Town House。我们未能从公开资料确认路段与期数的确切对应关系 —— 请将本页按路段分类的结构，视为目前更可靠的版本。
Can foreigners buy property in East Ledang?外国人可以买 East Ledang 吗？
Only the bungalow tier, in practice. Johor bars non-citizens from landed residential property priced under RM2 million. Every one of East Ledang’s 31 recorded bungalow sales cleared that line. Its terraces (median RM950,000) and the large majority of its semi-detached houses (median RM1,438,500) sit under it and are effectively closed to foreign landed buyers, with the exception of a small, growing minority of larger semi-D plots that have started crossing RM2 million. Condos and townhouses fall under Johor’s separate RM1 million strata floor for non-citizens; East Ledang’s condo median (RM489,500) sits well under that too, though individual larger units may clear it — check the specific unit. 实际上，只有独立式一档可以。柔佛禁止非公民购买价格低于 RM200 万的有地住宅。East Ledang 登记的 31 笔独立式成交，全部跨过这条线。它的排屋（中位价 RM950,000）与绝大多数半独立式（中位价 RM1,438,500）都在门槛之下，实质上对外籍有地买家关闭，唯一的例外是一小群、且正在增加的大地块半独立式，开始跨过 RM200 万。公寓与 Town House 则属于柔佛给非公民另设的 RM100 万分层门槛；East Ledang 的公寓中位价（RM489,500）也远在这条线之下，但个别较大的单位可能跨过 —— 请查证具体单位。
What is the cheapest way into East Ledang?进入 East Ledang 最便宜的方式是什么？
Among recently recorded sales, the lowest was RM700,000 for a 2,659 sq ft terrace on Jalan Hang Jebat 4 in February 2022; the most recent comparable sale, in July 2025, was RM888,000 for a 2,939 sq ft terrace on Jalan Hang Lekir 1/4. Condo units run lower still, with a recorded median of RM489,500 — the cheapest entry point into East Ledang overall, though as strata rather than landed property. 在近期登记的成交中，最低的一笔是 2022 年 2 月，RM700,000，Jalan Hang Jebat 4 一间 2,659 平方尺排屋；最近一笔可比较的成交，是 2025 年 7 月，RM888,000，Jalan Hang Lekir 1/4 一间 2,939 平方尺排屋。公寓单位更低，登记中位价 RM489,500 —— 是进入 East Ledang 门牌整体最便宜的方式，但地契是分层产权，不是有地。
Is East Ledang freehold or leasehold?East Ledang 是永久地契吗？
Freehold. This is stated by both StarProperty’s East Ledang profile and by UEM Sunrise’s own 2024 corporate disclosure, which refers explicitly to freehold land parcels within the township. Always confirm tenure on the individual title before signing, rather than relying on a township-wide claim. 永久地契。StarProperty 对 East Ledang 的介绍页面，以及 UEM Sunrise 自己 2024 年的企业公告（明确提及社区内的永久地契地块），都这样陈述。签约前请务必以个别地契为准，不要只依赖整个社区的笼统说法。
Why does East Ledang’s psf look so much lower than nearby Horizon Hills despite similar median prices?为什么 East Ledang 的每尺价明显比邻近的 Horizon Hills 低，中位总价却相近？
Because East Ledang’s blended median (RM1,000,000 at RM361 psf) and Horizon Hills’ (RM1,080,000 at RM498 psf) are both mixing very different product baskets, and East Ledang’s mix leans harder toward large-footprint, lower-psf products. Its bungalows alone (31 sales, 7,500 to nearly 15,000 sq ft) pull the blended figure in a particular direction, and even its terraces run 2,508 to 2,939 sq ft — noticeably larger than the 1,400 to 1,800 sq ft terraces common at many older Johor Bahru townships. A lower blended psf on a similar median price is a mathematical signal of larger built-up sizes, not necessarily a cheaper township — always compare psf within the same product type, never across a blended figure. 因为 East Ledang 的混合中位数（RM1,000,000、每尺 RM361）与 Horizon Hills 的（RM1,080,000、每尺 RM498），都是混合了截然不同的产品组合，而 East Ledang 的组合更偏向大坪数、低每尺价的产品。光是它的独立式（31 笔，7,500 到近 15,000 平方尺）就把混合数字拉往特定方向，就连它的排屋也有 2,508 到 2,939 平方尺 —— 明显大于新山许多较旧社区常见的 1,400 到 1,800 平方尺排屋。总价相近、混合每尺价却更低，数学上反映的是建筑面积更大，不一定代表这个镇区更便宜 —— 务必在同一产品类型内比较每尺价，不要用混合数字跨类型比较。
What happened to the East Ledang land that was sold in 2024?2024 年被卖掉的那块 East Ledang 土地，后来怎么了？
In June 2024, UEM Sunrise (through UEM Land Berhad and Nusajaya Rise Sdn Bhd) disposed of two freehold land parcels totalling about 11.7 hectares (28.9 acres) within East Ledang, Mukim Pulai, to a global data-centre operator for approximately RM144.9 million, according to UEM Sunrise’s own media release. That is a meaningful slice of the township’s roughly 275-acre masterplan being repurposed for data-centre use rather than built out as homes. We could not confirm the exact location of this parcel relative to East Ledang’s residential precincts, or whether construction has started — worth asking directly if future noise, traffic or the neighbourhood’s long-run residential character matters to you. 根据 UEM Sunrise 自己发布的新闻稿，2024 年 6 月，UEM Sunrise（透过 UEM Land Berhad 与 Nusajaya Rise Sdn Bhd）把 East Ledang（Pulai 区）内两块共约 11.7 公顷（28.9 英亩）的永久地契土地，以约 RM1.449 亿卖给一家全球数据中心营运商。这占了整个社区约 275 英亩总规划相当可观的一部分，从住宅用途转为数据中心用途，而不是盖成房子。我们未能确认这块地相对 East Ledang 住宅期数的确切位置，也不确定是否已经动工 —— 若未来的施工噪音、车流，或社区长期的住宅性质对你重要，值得直接询问。
How does East Ledang compare to its Mukim Pulai neighbours?East Ledang 和 Pulai 区其他邻区比较如何？
At 188 recorded subsales since 2021, East Ledang trades at meaningfully lower volume than Mukim Pulai’s biggest addresses — Taman Bukit Indah’s 1,798 transactions or Horizon Hill’s 1,024 — but at a noticeably higher blended median price (RM1,000,000) than all of them except Horizon Hill (RM1,080,000). Its +12.6% twelve-month psf change sits mid-pack among actively compared neighbours, below Bandar Selesa Jaya’s +16.9% but above Horizon Hill’s +10.5% and well above Taman Perling’s -0.8%. With volume this much lower than the mukim’s biggest addresses, treat any single year’s percentage move with caution. 2021 年以来登记成交 188 笔，East Ledang 的成交量明显低于 Pulai 区最大的几个门牌 —— Taman Bukit Indah 的 1,798 笔或 Horizon Hill 的 1,024 笔 —— 但混合中位价（RM1,000,000）明显高于除 Horizon Hill（RM1,080,000）之外的所有邻区。它 +12.6% 的十二个月每尺涨幅，在对照的邻区里居中 —— 低于 Bandar Selesa Jaya 的 +16.9%，但高于 Horizon Hill 的 +10.5%，也远高于 Taman Perling 的 -0.8%。考虑到成交量明显低于区内最大门牌，请谨慎看待任何单一年份的百分比变动。
Are the claims about international schools 5 to 10 minutes from East Ledang verified?「5 到 10 分钟到国际学校」的说法经过核实吗？
Only loosely. The specific ‘5 to 10 minutes to Marlborough College and Raffles American School’ figure traces to a single 2021 expatriate-forum post, not to a source we could independently verify or that states a methodology for the estimate. EduCity Iskandar, home to Marlborough College Malaysia and other institutions, is a real, nearby education cluster within the wider Iskandar Puteri corridor — but we did not independently time the drive from East Ledang’s own gates, and would treat the specific minute figure as indicative at best rather confirmed. 只能算是松散地核实过。「5 到 10 分钟到 Marlborough College 与 Raffles American School」这个具体说法，出处是单一一篇 2021 年外派人士论坛帖子，不是我们能独立核实、或有说明估算方式的来源。EduCity Iskandar（Marlborough College Malaysia 等机构所在地）确实是更大范围 Iskandar Puteri 走廊内一个真实、邻近的教育聚落 —— 但我们未独立计时从 East Ledang 大门出发的车程，这个具体的分钟数字，最多只能视为参考，不算已核实。
Mukim Pulai’s addresses, side by sidePulai 区门牌，并排比较
East Ledang trades at far lower volume than Mukim Pulai’s biggest addresses, but at a blended median price that beats all of them except Horizon Hill — a signal of a smaller, more selective buyer pool rather than a bigger one.East Ledang 的成交量远低于 Pulai 区最大的几个门牌，但混合中位价却胜过除 Horizon Hill 外的所有门牌 —— 这反映的是买家群体更小、更挑剔，而不是更大。
| East Ledang | Horizon Hill | Taman Bukit Indah | Bandar Selesa Jaya | |
|---|---|---|---|---|
| Recorded sales登记成交 | 188 | 1,024 | 1,798 | 573 |
| Median price中位价 | RM1,000,000 | RM1,080,000 | RM610,000 | RM290,000 |
| Median psf中位每尺 | RM361 | RM498 | RM460 | RM290 |
| 12-month psf change十二个月每尺涨幅 | +12.6% | +10.5% | +2.6% | +16.9% |
| Product mix产品组合 | 5 types: terrace, semi-D, bungalow, condo, townhouse5 种类型：排屋、半独立式、独立式、公寓、Town House | Landed, incl. golf-frontage有地为主，含高尔夫景 | Mixed混合 | Mixed混合 |
| Foreign-buyer landed access外籍买家有地可购性 | Bungalow tier only (31/31 clear RM2m)仅独立式一档（31/31 跨过 RM200 万） | Median already clears RM2m中位价已跨过 RM200 万 | Median far below RM2m中位价远低于 RM200 万 | Median far below RM2m中位价远低于 RM200 万 |
Which East Ledang actually fits your budget and your passport?哪一个 East Ledang，才真正符合你的预算和护照？
Send me your budget and buyer status and I will tell you honestly which of East Ledang’s five house types you can actually buy — terrace, semi-D, bungalow, condo or townhouse — and, if you are a foreign buyer, whether it clears Johor’s RM2 million floor at all. 把你的预算与买家身分告诉我，我会诚实告诉你 East Ledang 五种屋型（排屋、半独立式、独立式、公寓、Town House）里，你实际能买到哪一种 —— 如果你是外籍买家，也会告诉你它是否真的跨过柔佛 RM200 万门槛。