Eco Botanic: the +32.7% you’ll see quoted
is built on just 9 sales Eco Botanic：你会看到的那个 +32.7%，
背后只有 9 笔成交撑着

Registered subsale transactions at the NAPIC location simply named “Eco Botanic” (34, Jalan Eko Botani 3/2, Gelang Patah) show 165 records from 2021 to 2026, blended median RM1,850,000 across all types, all-time blended psf RM516. But that headline mixes 109 residential sales with 56 commercial ones. Split by type: the double-storey semi-detached (37 records) medians RM2,100,000 at RM564 psf; the double-storey terrace (71 records, the largest single group) medians RM1,180,000 at RM517 psf; the 3-storey shop and shop/retail lots (56 records combined) median RM2,534,000 at RM1,393 psf. The RM1,850,000 headline describes no single product here — it sits between the terrace and semi-detached rungs, pulled toward the middle by the commercial mix. 在 NAPIC 里单纯登记为「Eco Botanic」的这个地点（34, Jalan Eko Botani 3/2，Gelang Patah），2021 至 2026 年共 165 笔登记成交，全类型混合中位价 RM1,850,000，历年混合每尺价 RM516。但这个头条数字，混合了 109 笔住宅与 56 笔商业成交。按屋型拆开看：双层半独立式（37 笔）中位价 RM2,100,000、每尺 RM564；双层排屋（71 笔，单一屋型笔数最多）中位价 RM1,180,000、每尺 RM517；3 层店屋与店铺／零售单位（合计 56 笔）中位价 RM2,534,000、每尺 RM1,393。RM1,850,000 这个头条数字，描述不了这里任何一种单一产品——它卡在排屋与半独立式两个阶梯中间，被商业成交的比重往中间拉。

Both numbers are real, and that is exactly the trap. List.my’s own area-comparison table shows Eco Botanic at RM704 psf with a +32.7% year-on-year change. But that 12-month figure sits on top of only 8 transactions recorded in 2025 and 1 in 2026 — 9 sales across 21 months. Pull the four years with a statistically usable sample (10 or more transactions each) and the blended median psf actually runs 2021: RM617 (14 sales) to 2022: RM537 (42 sales) to 2023: RM480 (34 sales) to 2024: RM505 (66 sales) — a genuine decline from 2021, not a climb. The thin, expensive 2025 sample (RM668 psf on 8 sales) is what manufactures the eye-catching +32.7% headline. Neither number is fabricated. But quoting the 12-month figure without the sample size behind it, on a block this thin, is close to meaningless. 两个数字都是真的，而这正是陷阱所在。List.my 自己的区域对照表把 Eco Botanic 列为每尺 RM704、年增 +32.7%。但这个「12 个月」数字，背后只有 2025 年 8 笔加上 2026 年 1 笔——21 个月内 9 笔成交。反过来看四个笔数够用（各年至少 10 笔）的年份，混合中位每尺价其实是：2021 年 RM617（14 笔）、2022 年 RM537（42 笔）、2023 年 RM480（34 笔）、2024 年 RM505（66 笔）——从 2021 年算起是真实的下滑，不是上涨。是笔数稀薄、单价偏高的 2025 年样本（8 笔、RM668 每尺），做出了那个吸睛的 +32.7%。两个数字都没有造假。但在这么薄的一个板块，引用「12 个月」数字而不附上背后的样本量，几乎没有意义。

No — they are two separate NAPIC location records inside the same broader EcoWorld township, and confusing them gets you the wrong price either way. This page covers the block NAPIC registers simply as “Eco Botanic” (address: 34, Jalan Eko Botani 3/2, Gelang Patah): 165 transactions, dominated by semi-detached (37) and terrace (71) houses plus 56 commercial sales, blended median RM1,850,000. The companion page on this site covers “Taman Eco Botanic” (address: Persiaran Eko Botani, 30A): 242 transactions, dominated by Cluster House (92) plus 150 shop and shop-office sales, blended psf RM829. Both sit within the same EcoWorld development in Iskandar Puteri, and List.my’s own road-level data shows both blocks recording sales on roads called “Jalan Eko Botani” — the split is by registered scheme name, not a clean geographic line. Always check which page’s data you are quoting before comparing a price to another township. 不是——它们是同一个更大的 EcoWorld 镇区里，两个独立的 NAPIC 地点记录，把两者搞混，两边的价格都会拿错。本页涵盖 NAPIC 单纯登记为「Eco Botanic」的板块（地址：34, Jalan Eko Botani 3/2，Gelang Patah）：165 笔成交，以半独立式（37 笔）与排屋（71 笔）为主，另有 56 笔商业成交，混合中位价 RM1,850,000。本站姊妹页涵盖「Taman Eco Botanic」（地址：Persiaran Eko Botani, 30A）：242 笔成交，以 Cluster House（92 笔）为主，另有 150 笔店铺／店屋成交，混合每尺价 RM829。两者都在依斯干达公主城同一个 EcoWorld 开发案范围内，而且 List.my 自己的道路层级数据显示，两个板块都有登记在「Jalan Eko Botani」这个路名下的成交——两者的划分依据是登记的产业计划名称，不是一条干净的地理界线。在你拿任何一个价格去跟别的市镇比较之前，请先确认你引用的是哪一页的数据。

Yes, substantially. Of the 37 recorded semi-detached sales, 9 sit on Jalan Eko Botani 1 (mostly larger lots, 3,358 to 6,243 sq ft) with a median around RM3,050,000 — only one of those nine, at RM1,850,000, sold under Johor’s RM2 million foreign-buyer floor. The other 28 sit on Jalan Eko Botani 2 (mostly a standard 3,197 sq ft lot) with a median closer to RM2,000,000 — exactly half of those 28 sold under RM2 million (as low as RM1,350,000 in September 2022) and half above (up to RM2,760,000 in November 2025). The blended RM2,100,000 median for “semi-detached” as a type sits between these two very different road-level markets. Ask specifically which road before treating any quoted semi-D price as representative. 差别很大。37 笔登记半独立式成交里，有 9 笔在 Jalan Eko Botani 1（多为较大地皮，3,358 至 6,243 平方尺），中位价约 RM3,050,000——这 9 笔里只有 1 笔（RM1,850,000）低于柔佛给外籍买家设的 RM200 万门槛。另外 28 笔在 Jalan Eko Botani 2（多为标准 3,197 平方尺地皮），中位价较接近 RM2,000,000——这 28 笔里正好一半低于 RM200 万（最低 2022 年 9 月的 RM1,350,000），一半高于（最高 2025 年 11 月的 RM2,760,000）。「半独立式」这个屋型整体的混合中位价 RM2,100,000，正好卡在这两个截然不同的道路级市场中间。在你把任何引用的半独立式价格当作代表性数字之前，请先问清楚是哪一条路。

For the terrace stock, almost never; for the semi-detached stock, it depends heavily on the road. Johor sets a RM2 million minimum purchase price on landed residential property for non-citizens. Reviewing the recorded terrace sales, only a handful of the largest units on Jalan Eko Botani 1 approach the line (RM1,980,000 in April 2024 being the closest observed), and the great majority of the 71 terrace records — the smaller, more numerous stock on Jalan Persiaran Eko Botani and nearby lanes — sell for well under RM1.3 million. On the semi-detached side, 8 of 9 recorded Jalan Eko Botani 1 sales clear RM2 million (median around RM3,050,000), while Jalan Eko Botani 2 sales split roughly 50/50 above and below the line. A foreign buyer’s realistic path here is a Jalan Eko Botani 1 semi-detached, or a higher-priced Jalan Eko Botani 2 unit specifically — not the terrace stock this page’s transaction count is mostly built from. Verify the specific title’s tenure and any Bumiputera restriction, and confirm current State Authority consent requirements, before committing. 排屋部分几乎不行；半独立式部分则很看是哪一条路。柔佛对非公民购买有地住宅设有 RM200 万最低价门槛。检视登记的排屋成交，只有 Jalan Eko Botani 1 上最大的几个单位接近这条线（观察到最接近的是 2024 年 4 月的 RM1,980,000），而 71 笔排屋纪录里的绝大多数——也就是 Jalan Persiaran Eko Botani 一带笔数更多、面积更小的产品——成交价多半远低于 RM130 万。半独立式方面，Jalan Eko Botani 1 的 9 笔登记成交里有 8 笔跨过 RM200 万（中位价约 RM3,050,000），而 Jalan Eko Botani 2 的成交则大约一半高于、一半低于这条线。外籍买家在这里比较实际的路径，是 Jalan Eko Botani 1 的半独立式，或是 Jalan Eko Botani 2 里价位较高的特定单位——而不是本页笔数主要构成的排屋产品。请在承诺之前，核实该地契的年期与有没有 Bumi lot 限制，并确认目前的州政府同意书要求。

It is very likely the same road-overlap quirk that separates this page’s block from the companion “Taman Eco Botanic” block in the first place, not a data error to be corrected here. List.my’s own type filter for this NAPIC location shows 1 Cluster House record sitting alongside the 37 semi-detached, 71 terrace, 52 shop and 4 retail-lot records. Cluster House is the dominant, 92-record type on the neighbouring “Taman Eco Botanic” block, whose registered address (Persiaran Eko Botani) and this page’s registered address (Jalan Eko Botani 3/2) both fall on roads carrying the “Eko Botani” name. One record is too few to draw any conclusion from — it is flagged here for transparency, not analysed as a trend. 这很可能正是本页板块与姊妹「Taman Eco Botanic」板块之所以被分开的那个道路重叠现象，不是这里出现的数据错误。List.my 针对这个 NAPIC 地点的屋型筛选，显示 1 笔 Cluster House 纪录，与 37 笔半独立式、71 笔排屋、52 笔店屋、4 笔零售单位并列。Cluster House 是隔壁「Taman Eco Botanic」板块的主力屋型（92 笔），而那个板块的登记地址（Persiaran Eko Botani）与本页的登记地址（Jalan Eko Botani 3/2），刚好都落在带有「Eko Botani」字样的道路上。1 笔纪录太少，得不出任何结论——这里列出来是为了透明，不是当作一个趋势来分析。

The registered address places this block in Gelang Patah, within Iskandar Puteri. Public facilities confirmed to exist in Gelang Patah itself include a community college campus (Gelang Patah Branch Community College), a government policlinic (Gelang Patah Penawar Policlinic), a post office and a bus terminal. For private hospitals, Columbia Asia Hospital (Iskandar Puteri) and Gleneagles Hospital Medini sit within the wider Iskandar Puteri area. Iskandar Puteri is also home to EduCity, Malaysia’s international education hub with branch campuses of overseas universities. This page has not independently confirmed the specific primary or secondary national/Chinese-medium school catchment for this block’s own roads — Johor Bahru’s school zoning is set street by street by the district education office, so confirm the current catchment for any specific address directly with the school or the PPD before relying on it. 登记地址显示这个板块位于依斯干达公主城内的 Gelang Patah。Gelang Patah 本身确认存在的公共设施包括一所社区学院分院（Gelang Patah Branch Community College）、一间政府综合诊所（Gelang Patah Penawar Policlinic）、一间邮政局与一个巴士总站。私立医院方面，Columbia Asia Hospital（依斯干达公主城）与 Gleneagles Hospital Medini 都在更广的依斯干达公主城范围内。依斯干达公主城也是 EduCity 的所在地——马来西亚的国际教育枢纽，设有多所海外大学的分校区。本页尚未独立确认这个板块自身道路的确切国民／华文小学或中学学区——新山的学区由县教育局逐街划定，请就任何具体地址，直接向学校或 PPD 确认目前的收生范围，不要照单全收。

165 transactions from 2021 to 2026 works out to roughly 2.7 sales a month across the whole block, but that average hides a heavily front-loaded pattern: 14 in 2021, 42 in 2022, 34 in 2023, 66 in 2024, just 8 in 2025, and 1 so far in 2026. Some of the 2025-2026 drop-off is NAPIC’s own roughly six-month reporting lag, which means the true current pace is likely understated here. Treat the small yearly and type-specific counts (9 Jalan Eko Botani 1 semi-detached sales, 1 Cluster House sale) with real caution, and ask for the most recent comparable sales on the specific road rather than trusting a single data point — especially the widely-quoted 12-month psf figure, which this page’s own analysis shows is built on only 9 transactions. 2021 至 2026 年共 165 笔成交，平均下来整个板块大约每月 2.7 笔，但这个平均数掩盖了明显前重后轻的分布：2021 年 14 笔、2022 年 42 笔、2023 年 34 笔、2024 年 66 笔、2025 年仅 8 笔、2026 年至今 1 笔。2025 至 2026 年的骤降，部分是 NAPIC 自身约半年的纪录滞后所致，意味着目前的实际成交步调，很可能比这里显示的更快。请对笔数较少的年份与屋型（9 笔 Jalan Eko Botani 1 半独立式、1 笔 Cluster House）保持谨慎，并直接索取那条具体道路最近的可比成交，不要只信一个数据点——尤其是被广泛引用的「12 个月」每尺价数字，本页自己的分析显示，它的背后只有 9 笔成交撑着。

Real Property Gains Tax, charged on the gain, not the sale price. For Malaysian citizens and permanent residents the rate is 30 percent if you dispose in years 1 to 3, 20 percent in year 4, 15 percent in year 5, and nil from year 6 onward. Non-citizens pay 30 percent through years 1 to 5 and 10 percent from year 6, with no further reduction — a permanent floor. This block’s own recorded history shows several Jalan Eko Botani 1 semi-detached sales from 2021-2022 already resold by 2024-2025 (for example, the RM1,850,000 November 2022 sale versus the RM3,050,000-3,178,000 sales seen at the same lot size in early 2022) — a reminder that resale timing interacts directly with which RPGT band a seller falls into. 产业盈利税（RPGT），课的是获利，不是售价。马来西亚公民与永久居民：第 1 至 3 年出售 30%、第 4 年 20%、第 5 年 15%，第 6 年起为零。非公民：第 1 至 5 年 30%，第 6 年起 10%，且不再往下调——这是一个永久门槛。这个板块自己的登记纪录显示，好几笔 2021 至 2022 年成交的 Jalan Eko Botani 1 半独立式，到 2024 至 2025 年已再度转手（例如同样地皮尺寸，2022 年初以 RM3,050,000 至 3,178,000 成交，2022 年 11 月却见到 RM1,850,000 的成交）——提醒买家：转售的时间点，直接决定卖方落在哪一个 RPGT 税率区间。