Taman Eco Botanic: the RM829 headline
is the shops, not the houses
Taman Eco Botanic：RM829 的头条数字，
说的是店铺，不是房子
The area comparison tables all say the same thing: Taman Eco Botanic, RM829 psf, down 8.5% in twelve months — the steepest fall of any Pulai neighbourhood on this list. Pull out the 150 shop and shop-office sales that make up most of that number, and the 92 recorded Cluster House sales tell a different story: median psf climbed from RM433 in 2022 to RM536 in 2024. This page is about reading NAPIC data correctly at a mixed-use address — and about not confusing this Cluster House precinct with its next-door neighbour, which is also called “Eco Botanic”. 各区域对照表都说同一件事：Taman Eco Botanic，每尺 RM829，十二个月内跌 8.5% —— 是这份 Pulai 邻区名单里跌幅最大的。把占了这个数字大半的 150 笔店铺／店屋成交拿掉，剩下 92 笔有记录的 Cluster House（簇群式排屋）成交讲的是另一个故事：中位每尺价从 2022 年的 RM433 一路涨到 2024 年的 RM536。这一页要讲的，是如何在一个商住混合的门牌正确读懂 NAPIC 数据 —— 以及不要把这个簇群排屋社区，和隔壁同样叫「Eco Botanic」的社区搞混。
© Chongkian · CC BY-SA 4.0 · Wikimedia CommonsTaman Eco Botanic in 30 seconds30 秒看懂 Taman Eco Botanic
- What it is: a gated-and-guarded Cluster House precinct inside EcoWorld’s Eco Botanic township, Iskandar Puteri — the developer’s flagship project, launched 2013. NAPIC records this precinct’s roads and its adjoining commercial strip together as one location: “Taman Eco Botanic”. 它是什么：EcoWorld 旗舰项目 Eco Botanic 镇区内一个有门禁保安的 Cluster House（簇群式排屋）社区，2013 年推出。NAPIC 把这一片的住宅道路和相邻商业街合并登记为一个地点：「Taman Eco Botanic」。
- The number that matters: of 242 recorded transactions, only 92 are the actual houses (Cluster House). The other 150 are shop and shop-office units on Persiaran Eko Botani. Any psf or trend figure quoted for “Taman Eco Botanic” without saying which of those two you mean is not comparable to a pure-residential neighbourhood. 关键数字：242 笔登记成交里，只有 92 笔是真正的房子（Cluster House）。其余 150 笔是 Persiaran Eko Botani 上的店铺与店屋。任何引用「Taman Eco Botanic」每尺价或走势却不说明是哪一类的数字，都不能拿来跟纯住宅区比较。
- What it costs: the 92 Cluster House sales recorded a median of RM1,330,000 at RM536 psf in 2024, up from RM1,200,000 at RM433 psf in 2022. Recorded land sizes run 2,239 to 3,089 sq ft. 多少钱：92 笔 Cluster House 成交，2024 年中位为 RM1,330,000、每尺 RM536，较 2022 年的 RM1,200,000、每尺 RM433 上升。登记地皮尺寸介于 2,239 至 3,089 平方尺。
- The detail almost nobody checks: a nearby NAPIC location simply called “Eco Botanic” (165 transactions, semi-detached and terraced houses, addressed on Jalan Eko Botani 3) is a different data block in the same township, sitting on some of the very same roads. Confusing the two produces the wrong price for either — see the full Eco Botanic page ↗ for that block’s own semi-detached and terrace numbers. 几乎没人核实的细节：附近另有一个单纯叫「Eco Botanic」的 NAPIC 地点（165 笔成交，半独立式与排屋，登记地址在 Jalan Eko Botani 3），是同一个镇区里不同的数据板块，甚至座落在部分相同的道路上。把两者搞混，会拿到两边都不对的价格 —— 该板块自己的半独立式与排屋数字，请见完整 Eco Botanic 专页 ↗。
- The honest catch: at a recorded Cluster House median of RM1.2m to RM1.45m, most of this precinct sits below Johor’s RM2 million minimum for non-citizen landed purchases. This is an upgrader’s address, not a foreign-investment one — and that is not a weakness, just a different buyer. 诚实提醒：以 RM120 万至 RM145 万的 Cluster House 中位价计，这一片多数低于柔佛给非公民有地住宅设的 RM200 万门槛。这是本地换房族的门牌，不是外籍投资盘 —— 这不是缺点，只是买家不同。
Eco Botanic Commercial Center — the street this data is really aboutEco Botanic Commercial Center —— 这份数据真正在说的那条街
These are on-site photographs of the shop and shop-office strip on Persiaran Eko Botani — the 150 commercial transactions that dominate the “Taman Eco Botanic” blended figures. The gated Cluster House interior has no public Street View or Commons photography; what you can see here is the street life around it. 以下是 Persiaran Eko Botani 商业街的实地拍摄 —— 也就是撑起「Taman Eco Botanic」混合数据里 150 笔商业成交的那条街。有门禁的 Cluster House 内部没有公开街景或 Commons 影像；这里能看到的，是它周边的street life。
Upgraders, not speculators换房族，不是投机客
At a RM1.2m-1.45m Cluster House median, this is not a foreign-capital address. The buyers below are what that price point and product actually selects for.以 RM120 万至 RM145 万的 Cluster House 中位价，这不是外资门牌。以下这些买家，是这个价位与产品类型实际筛出来的人。
The Skudai/Bukit Indah upgraderSkudai／Bukit Indah 的换房族
Already owns a terrace in Taman Universiti or Bukit Indah, wants a gated address with a bigger land size (2,239-3,089 sq ft recorded) and 24-hour security, without stretching to Horizon Hills prices.已在 Taman Universiti 或 Bukit Indah 有一间排屋，想换到有门禁、地皮更大（登记 2,239 至 3,089 平方尺）、有 24 小时保安的社区，但又不想跳到 Horizon Hills 的价位。
The EduCity school-run parentEduCity 接送学童的家长
Wants a landed home reasonably close to the EduCity cluster of international schools without paying Puteri Harbour or Horizon Hills prices for the same drive time.想要离 EduCity 国际学校群较近的有地住宅，但不想为同样的车程付 Puteri Harbour 或 Horizon Hills 的价钱。
The shop-office investor店铺／店屋投资者
Not interested in the houses at all. This buyer is pricing the 3-storey shops and shop-lots on Persiaran Eko Botani against rental yield from the 100-plus tenants trading there — a completely different asset from the Cluster House.对房子完全没兴趣。这类买家评估的是 Persiaran Eko Botani 上的三层店屋与店铺，对照当地 100 多个租户带来的租金回报 —— 与 Cluster House 是完全不同的资产。
The data-literate second-time buyer懂数据的二次购屋者
Saw the -8.5% headline on a portal, got nervous, then asked an agent to break the number down by property type before writing an offer. Exactly the reader this page is for.在平台上看到 -8.5% 的头条数字而紧张，于是先请经纪把数字按物业类型拆开，才决定要不要出价。这一页正是为这种读者写的。
The downsizing landlord缩小规模的房东
Owns a larger, harder-to-maintain landed home elsewhere in Johor and is trading it for a Cluster House to live in plus a smaller unit to rent out — the RM1.2m-1.5m entry point makes the arithmetic work in a way a semi-detached house at RM2m does not.在柔佛其他地方拥有一栋较大、较难维护的有地住宅，想换成一栋自住的 Cluster House，再加一间出租的小单位 —— RM120 万至 RM150 万的入场价，让这个算盘打得通，换成 RM200 万的半独立式就不行了。
A Saturday at Eco BotanicEco Botanic 的一个星期六
EcoWorld markets the Cluster House precinct on its clubhouse-style facilities and 24-hour security; verify current opening hours and management fees before relying on any of this.EcoWorld 以会所式设施与 24 小时保安来行销这个 Cluster House 社区；请在依赖以下任何一项之前，先核实目前的开放时间与管理费。
The jogging and cycling track and outdoor gym equipment inside the guarded precinct — part of EcoWorld’s published facilities list for the Cluster House phase.门禁社区内的慢跑与骑行道、户外健身器材 —— EcoWorld 官方公布的 Cluster House 期数设施之一。
A short drive to Persiaran Eko Botani for breakfast among the shoplots — Ba Kut Teh, La Strada Coffee and the rest of a strip EcoWorld says carries over 100 tenants including Starbucks.短车程到 Persiaran Eko Botani 吃早餐 —— Ba Kut Teh、La Strada Coffee，以及 EcoWorld 宣称超过 100 个租户（含 Starbucks）的商业街其余店铺。
The community still hosts organised events on the commercial plaza, such as the annual Bon Odori festival — a sign this is a lived-in precinct, not a half-empty new launch.社区仍在商业广场举办活动，例如一年一度的盂兰盆节 —— 说明这是个真正有人住、有人气的社区，不是半空置的新盘。
EduCity’s international schools and university campuses sit inland from here; Columbia Asia Iskandar Puteri and Gleneagles Medini cover the medical side.EduCity 的国际学校与大学校区在内陆方向；医疗方面则有 Columbia Asia Iskandar Puteri 与 Gleneagles Medini。
Herb garden and basketball/badminton courts inside the guarded roads, per EcoWorld’s own facilities list — ask to walk them on a viewing rather than take the brochure’s word for it.门禁道路内的香草园与篮球／羽球场，出自 EcoWorld 官方设施清单 —— 看屋时请实际走一趟，不要只信宣传册。
A decade-old, largely built-out precinct — quieter than a new launch, with mature landscaping, but also means renovation age and management-fee history are now real questions to ask.已建成超过十年的社区 —— 比新盘安静，绿化成熟，但也意味着装修年限与管理费历年调整，是现在该问的真实问题。
Between Skudai and Gelang Patah, on the Second Link side介于 Skudai 与 Gelang Patah 之间，靠二关一侧
Taman Eco Botanic sits in Mukim Pulai, addressed variously to Iskandar Puteri and Gelang Patah under the same 79100 postcode — both towns claim it because EcoWorld’s township straddles the administrative line. Its neighbours on the NAPIC transaction table are Bukit Indah, Horizon Hills, Taman Universiti and Taman Mutiara Rini, which places it firmly in the Skudai/Second Link corridor rather than near the Causeway or RTS. Taman Eco Botanic 位于 Pulai 县（Mukim Pulai），同一个 79100 邮区下，地址有时写 Iskandar Puteri，有时写 Gelang Patah —— 两个市镇都能沾上边，因为 EcoWorld 这个镇区正好跨在行政界线上。它在 NAPIC 成交表上的邻居是 Bukit Indah、Horizon Hills、Taman Universiti 与 Taman Mutiara Rini，说明它落在 Skudai／二关走廊，而不是靠近新柔长堤或 RTS 一带。
| Destination目的地 | Drive车程 |
|---|---|
| Persiaran Eko Botani shops | 2–5 min |
| EduCity international schools | 10–20 min |
| Columbia Asia Iskandar Puteri | 10–20 min |
| AEON Bukit Indah | 10–20 min |
| Gleneagles Hospital Medini | 15–25 min |
| Tuas Second Link 二关 | 15–25 min |
| Kota Iskandar 州政府行政中心 | 10–15 min |
| JB City Centre / CIQ / RTS Bukit Chagar | 30–40 min |
A finished township, not a construction site已建成的镇区，不是工地
Launched in 2013, this is one of the older EcoWorld precincts in Iskandar Puteri — the shops are open, the trees are grown, and the school run is a known quantity.2013 年推出，是 EcoWorld 在 Iskandar Puteri 较早期的社区之一 —— 商店都开着，树也长成了，接送孩子的路线也是已知数。
Roads道路便利
EcoWorld markets the township’s access via the North-South Expressway, the Second Link Expressway, the Iskandar Coastal Highway, the Pasir Gudang Highway and the Skudai Highway. Off-peak, the Second Link is roughly 15 to 25 minutes.EcoWorld 官方列出的联外道路包括南北大道、第二通道、Iskandar Coastal Highway、Pasir Gudang Highway 与 Skudai Highway。非高峰时段，到二关约 15 至 25 分钟。
Gelang Patah townGelang Patah 市镇
Some Taman Eco Botanic and Eco Botanic addresses are registered under Gelang Patah rather than Iskandar Puteri, reflecting the older town this stretch of Mukim Pulai was administered from before the township grew up around it. The old town centre, mosque and bus terminal are a short drive away.部分 Taman Eco Botanic 与 Eco Botanic 的地址登记在 Gelang Patah 而非 Iskandar Puteri 之下，反映的是这一段 Pulai 县在镇区发展起来之前，原本由这个较旧的市镇管辖。旧市镇中心、清真寺与巴士总站车程不远。
Schools学校便利
The EduCity cluster — Marlborough College Malaysia, Raffles American School, and university campuses including University of Reading Malaysia, University of Southampton Malaysia and Newcastle University Medicine Malaysia — sits inland from the township. Marketing materials describe the schools as very close; treat that as a claim to verify on a real drive, not a fixed number. EduCity 学校群 —— Marlborough College Malaysia、Raffles American School，以及 University of Reading Malaysia、University of Southampton Malaysia、Newcastle University Medicine Malaysia 等大学分校 —— 位于镇区内陆方向。行销资料形容距离很近；请当作待验证的说法，实际开一趟车确认，不要当成定值。
Medical & retail医疗与零售
Columbia Asia Iskandar Puteri and Gleneagles Hospital Medini cover the private-hospital side. For malls, AEON Bukit Indah is the nearest large one; the township’s own Persiaran Eko Botani strip covers day-to-day retail and F&B.私人医院方面有 Columbia Asia Iskandar Puteri 与 Gleneagles Hospital Medini。商场则以 AEON Bukit Indah 最近；镇区自己的 Persiaran Eko Botani 商业街负责日常零售与餐饮。
Six things a headline psf number will not tell you六件头条每尺价数字不会告诉你的事
None of these require you to trust a brochure. All six come from cross-checking the recorded NAPIC data by property type. 这六点都不需要你相信宣传册，全部来自把 NAPIC 登记数据按物业类型拆开核对后得到的结果。
The houses rose while the headline fell头条数字在跌，房子其实在涨
The area table’s -8.5% and RM829 psf blend 92 house sales with 150 shop sales. Filtered to Cluster House alone: RM433 psf (2022) → RM477 (2023) → RM536 (2024). +24% over two years, not a decline. 区域表的 -8.5% 与 RM829 每尺，混合了 92 笔房子与 150 笔店铺成交。只看 Cluster House：RM433（2022）→ RM477（2023）→ RM536（2024）每尺价，两年涨 24%，不是下跌。
Two NAPIC blocks, one township两个 NAPIC 板块，一个镇区
“Taman Eco Botanic” (242 txns, Cluster House + shops) and plain “Eco Botanic” (165 txns, semi-Ds + terraces) are recorded as separate location blocks, sometimes on the very same road. Quoting one when you mean the other is the single most common data error in this area. 「Taman Eco Botanic」（242 笔，Cluster House ＋ 店铺）与单纯的「Eco Botanic」（165 笔，半独立式 ＋ 排屋）被登记为两个不同的地点板块，有时甚至在同一条路上。把两者搞混，是这一带最常见的数据错误。
Bigger land than a standard terrace地皮比一般排屋大
Recorded Cluster House sizes run 2,239 to 3,089 sq ft — meaningfully larger than the 1,400-1,700 sq ft typical of a standard Johor terrace, at a median price still under RM1.5m. 登记的 Cluster House 地皮尺寸介于 2,239 至 3,089 平方尺 —— 明显大过一般柔佛排屋的 1,400 至 1,700 平方尺，而中位价仍在 RM150 万以下。
Gated, guarded, and ten years settled有门禁、有保安，十年已成熟
EcoWorld’s own materials describe 24-hour multi-tier security and a dedicated auxiliary police patrol for the Cluster House precinct, plus a pool, sport courts, herb garden and jogging track — all a decade into operation rather than newly built. EcoWorld 官方资料形容 Cluster House 社区有 24 小时多层保安与专属辅警巡逻，加上泳池、球场、香草园与慢跑道 —— 而且都已运作十年，不是刚落成。
EcoWorld’s flagship, not a side projectEcoWorld 的旗舰盘，不是副线项目
Eco Botanic launched in 2013 as the project that birthed EcoWorld’s Iskandar brand, growing to roughly 470 acres with Eco Botanic 2 and a combined GDV of about RM2.33 billion. Eco Botanic 2013 年推出，是催生 EcoWorld 柔佛品牌的第一个项目，连同 Eco Botanic 2 扩展至约 470 英亩，合计发展总值约 RM23.3 亿。
An upgrader’s price, honestly老实说，这是换房族的价位
Recorded Cluster House medians of RM1.2m-1.45m sit below Johor’s RM2m floor for foreign landed buyers. This is priced for a Malaysian upgrading from a terrace, not for the cross-border investor this series usually covers. Cluster House 登记中位价 RM120 万至 RM145 万，低于柔佛给外籍有地买家设的 RM200 万门槛。这是给从排屋换房的马来西亚人订的价钱，不是本系列一般讲的跨境投资盘。
And the questions worth asking before you offer以及出价前该问的问题
📊 If a listing quotes you a psf number如果有人给你一个每尺价
✈️ If you are buying from outside Malaysia如果你人在马来西亚以外
Taman Eco Botanic vs. Eco Botanic — side by sideTaman Eco Botanic 对比 Eco Botanic —— 并排看
Both sit inside the same EcoWorld township in Mukim Pulai, and some of their recorded roads overlap (Jalan Eko Botani 2 appears in both data sets). NAPIC nonetheless records them as two separate location blocks, most likely because different phases and house types were registered under different scheme names. Verify the URL slug before quoting either one. 两者都在 Pulai 县同一个 EcoWorld 镇区内，登记的部分道路甚至重叠（Jalan Eko Botani 2 在两边数据都出现）。但 NAPIC 仍把它们登记为两个独立的地点板块，最可能的原因是不同期数与户型登记在不同的产业计划名下。引用任何一方的数字前，请先核对 URL slug。
| Taman Eco Botanic (this page) | Eco Botanic ↗ (neighbouring block) | |
|---|---|---|
| List.my slugList.my 网址代号 | /taman-eco-botanic | /eco-botanic |
| Registered address登记地址 | Persiaran Eko Botani, 30A, 79100 | 34, Jalan Eko Botani 3/2, 79100 |
| Recorded transactions登记成交笔数 | 242 | 165 |
| Residential type住宅类型 | Cluster House only (92)仅 Cluster House（92 笔） | Semi-D (37) + Terrace (71) = 109半独立式（37）＋ 排屋（71）＝109 |
| Commercial mix商业成交 | 150 — mostly shop/shop-office150 笔 —— 多为店铺／店屋 | 56 — shops + 1 cluster house56 笔 —— 店铺 ＋ 1 笔 cluster house |
| Residential median (all years)住宅中位价（历年） | RM1,250,000 · RM469 psf | RM1,380,000 · RM617 psf |
| Recorded semi-D range半独立式登记价 | — | RM1,650,000 – RM2,760,000 |
| Above RM2m foreign floor?跨过 RM200 万外籍门槛？ | Mostly no多数不行 | Larger semi-Ds, yes较大半独立式可以 |
A rough timeline, for context大致时间线，供参考
2013 — Eco Botanic launches on an initial 250 acres, EcoWorld’s first Johor project. Later — expands with Eco Botanic 2 to roughly 470 acres combined, GDV about RM2.33 billion; the Cluster House and semi-detached/terrace phases this page covers were built out during this period. January 2024 — EcoWorld signs agreements for an adjacent 240.314-acre Eco Botanic 3, GDV about RM3.88 billion, aimed at first-time buyers and the M40 group. 2013 年 —— Eco Botanic 以最初 250 英亩推出，是 EcoWorld 在柔佛的第一个项目。其后 —— 连同 Eco Botanic 2 扩展至合计约 470 英亩，发展总值约 RM23.3 亿；本页涵盖的 Cluster House 与半独立式／排屋期数，就是在这段期间建成的。2024 年 1 月 —— EcoWorld 签署协议，开发紧邻的 240.314 英亩 Eco Botanic 3，发展总值约 RM38.8 亿，锁定首购族与 M40 群体。
One product, three recorded sizes一种产品，三种登记尺寸
Unlike most areas in this series, Taman Eco Botanic’s residential stock is a single house type — Cluster House — so the spread below comes entirely from recorded land size, not different product tiers. 和本系列多数区域不同，Taman Eco Botanic 的住宅存量只有一种户型 —— Cluster House —— 所以以下的价差全部来自登记地皮尺寸，不是不同产品等级。
2,239 sq ft · standard/inner unit2,239 平方尺 · 标准／内排单位
2,454–2,799 sq ft · mid-size2,454–2,799 平方尺 · 中等尺寸
2,939–3,089 sq ft · largest recorded2,939–3,089 平方尺 · 登记中最大
Why Taman Eco Botanic tops the Pulai psf table为什么 Taman Eco Botanic 在 Pulai 每尺价表上排第一
Highest on the list — but read the fine print名单上最高 —— 但请看清楚附注
A steady climb, not a fall稳步上升，不是下跌
2021 (7 sales) and 2025 (2 sales) are excluded as statistically unreliable per NAPIC’s own thin-sample caveat. The three usable years show a consistent direction: up. 2021 年（7 笔）与 2025 年（2 笔）依 NAPIC 样本量过小的惯例予以排除。三个可用年份方向一致：上升。
What 14 recent Cluster House sales actually show14 笔近期 Cluster House 成交实际显示什么
Individual registered sales, February 2024 to April 2025, all on Jalan Eko Botani / Jalan Eko Botanik 2 — the actual Cluster House roads recorded under the Taman Eco Botanic block. 个别登记成交，2024 年 2 月至 2025 年 4 月，全部在 Jalan Eko Botani／Jalan Eko Botanik 2 —— 归在 Taman Eco Botanic 板块之下的实际 Cluster House 道路。
| Date日期 | Road道路 | Size尺寸 | Price成交价 | PSF |
|---|---|---|---|---|
| Apr-25 | Jalan Eko Botani 2/13 | 2,239 sqft | RM1,450,000 | RM648 |
| Sep-24 | Jalan Eco Botani 2/14 | 2,939 sqft | RM1,850,000 | RM630 |
| Jul-24 | Jalan Eko Botani 2/12 | 3,089 sqft | RM1,850,000 | RM599 |
| Jun-24 | Jalan Eko Botani 2/29 | 2,454 sqft | RM1,450,000 | RM591 |
| Dec-24 | Jalan Eco Botani 2/7 | 2,799 sqft | RM1,550,000 | RM554 |
| Mar-24 | Jalan Eco Botani 2/20 | 2,799 sqft | RM1,500,000 | RM536 |
| Jun-24 | Jalan Eco Botani 2/26 | 2,562 sqft | RM1,280,000 | RM500 |
| Jul-24 | Jalan Eco Botani 2/13 | 2,239 sqft | RM1,200,000 | RM536 |
| May-24 | Jalan Eco Botani 2/15 | 2,239 sqft | RM1,160,000 | RM518 |
| 2024 Cluster House median2024 年 Cluster House 中位数 | — | RM1,330,000 | RM536 | |
Cluster House, residential-only, year by yearCluster House 纯住宅逐年数据
Source: registered transaction records via List.my (NAPIC/JPPH), filtered to Cluster House only. Records lag roughly six months. Years with fewer than 10 recorded Cluster House sales are omitted as statistically unreliable — which excludes 2021 (7 sales) and 2025 (2 sales so far). 来源：List.my 呈现的 NAPIC（JPPH）登记成交，仅筛选 Cluster House。数据约滞后半年。少于 10 笔登记的年份予以排除 —— 因此不含 2021 年（7 笔）与目前的 2025 年（2 笔）。
Quarterly trend季度走势
PRICE_INDEX 阵列加一行，格式 {q:"2026 Q1", median:540, n:5}（median 填 Cluster House 每尺价，不是总价；n 填该季笔数）。做满两年，这一页就会变成「Taman Eco Botanic 价格指数」的事实来源。💡 加
?draft=1 到网址后面，就能看到本页所有黄色待办备注；一般访客看不到。Mostly not this block — try the one next door多数不是这个板块 —— 试试隔壁那个
Johor bars non-citizens from landed property below RM2 million. Taman Eco Botanic’s Cluster House median of RM1,200,000–1,450,000 sits below it in almost every recorded 2024–2025 sale. 柔佛禁止非公民购买 RM200 万 以下的有地住宅。Taman Eco Botanic 的 Cluster House 中位价 RM1,200,000 至 RM1,450,000，在几乎每一笔 2024–2025 年登记成交中都低于门槛。
Monthly repayment每月供款
Defaults set to the 2024 Cluster House median of RM1,330,000.预设值为 2024 年 Cluster House 中位价 RM1,330,000。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM1,330,000 — the 2024 Cluster House median.预设 RM1,330,000 —— 2024 年 Cluster House 中位价。
Most Cluster House sales in this exact block are recorded below Johor’s RM2 million minimum, meaning eligibility itself — not just cost — is usually the obstacle here. If your unit clears the floor, note the flat 8% transfer stamp duty for non-citizens from 1 January 2026, a Johor consent fee of 3% of valuation (minimum RM30,000), one-to-three-month consent processing, and a foreign lending cap of roughly 60–70% LTV. 这个板块内多数 Cluster House 登记成交都低于柔佛 RM200 万门槛，意味着这里的障碍通常不只是成本，而是资格本身。若你的单位跨过门槛，请注意自 2026 年 1 月 1 日起非公民统一 8% 转让印花税、柔佛估价 3%（最低 RM30,000）的同意书费、一至三个月的审批时间，以及约 60–70% 的外籍贷款成数上限。
Tell me your budget and I will confirm whether any unit here actually clears the threshold. 把预算告诉我，我帮你确认这里有没有单位真的跨得过门槛。
Tell me which block, and I will not mix them up告诉我是哪个板块，我不会搞混
Taman Eco Botanic (Cluster House) or Eco Botanic (semi-D / terrace) — both are the same EcoWorld township, and I sell both.Taman Eco Botanic（Cluster House）或 Eco Botanic（半独立式／排屋）—— 都是同一个 EcoWorld 镇区，两边我都做。
A solid, settled upgrader’s address — with a data trap in the marketing扎实、成熟的换房族门牌 —— 但行销数字有个陷阱
✓ Strengths优势
- The houses are actually appreciating. Cluster House psf rose from RM433 (2022) to RM536 (2024), a genuine 24% gain the headline table hides.房子确实在涨。Cluster House 每尺价从 2022 年的 RM433 涨到 2024 年的 RM536，真实涨幅 24%，被头条数字掩盖了。
- Larger land than a standard terrace — 2,239 to 3,089 sq ft recorded, at a median still under RM1.5m.地皮比一般排屋大 —— 登记 2,239 至 3,089 平方尺，中位价仍在 RM150 万以下。
- A decade-settled, gated-and-guarded EcoWorld flagship with a working commercial strip of 100-plus tenants right at the door.已成熟十年、有门禁保安的 EcoWorld 旗舰社区，门口就是有 100 多个租户在营运的商业街。
- Liquid enough to trend. 19 to 39 Cluster House sales a year in 2022–2024 is enough volume for a real yearly median, unlike many smaller precincts in this series.成交量足以看走势。2022 至 2024 年每年 19 至 39 笔 Cluster House 成交，足以形成真实的年度中位数，不像本系列许多规模较小的社区。
△ Things to weigh需要权衡的
- The blended headline is genuinely misleading. Any portal or agent quoting “Taman Eco Botanic, RM829 psf, -8.5%” without a type filter is showing you the shop market, not the houses — and most won’t know that.混合头条数字确实会误导人。任何平台或经纪引用「Taman Eco Botanic，每尺 RM829，-8.5%」而不做类型过滤，给你看的是店铺市场，不是房子 —— 而多数人根本不知道这一点。
- Two nearly-identical NAPIC names. “Taman Eco Botanic” and “Eco Botanic” are different data blocks. Mixing them up produces the wrong price, the wrong house type, or both.两个几乎同名的 NAPIC 板块。「Taman Eco Botanic」与「Eco Botanic」是不同的数据板块。搞混会得到错的价格、错的户型，或两者都错。
- Effectively closed to foreign landed buyers at recorded prices — almost every Cluster House sale on record sits below Johor’s RM2m floor for non-citizens.以登记价格计，对外籍有地买家基本关闭 —— 几乎每一笔登记 Cluster House 成交都低于柔佛给非公民设的 RM200 万门槛。
- A decade-old precinct. Launched 2013 means renovation age, roofing and plumbing history are now real due-diligence items, not hypotheticals.社区已有十年楼龄。2013 年推出，意味着装修年限、屋顶与水管的翻新纪录是现在真实的尽职调查项目，不是假设性问题。
- New supply arriving next door. Eco Botanic 3 — 240.314 acres, RM3.88bn, aimed at first-time buyers and the M40 group — was announced in January 2024 immediately adjacent. Worth weighing against any resale plan, though the actual effect is not yet established.隔壁有新供给在路上。2024 年 1 月公布的 Eco Botanic 3 —— 240.314 英亩，发展总值 RM38.8 亿，锁定首购族与 M40 群体 —— 就在紧邻地段。任何放售计划都该纳入考量，尽管实际影响尚未定论。
- Confirm the title type. EcoWorld’s own executives have described its Eco Townships as “landed strata living” — Cluster Houses on individual plots but potentially under a strata scheme with a management corporation, rather than a plain individual freehold title. This affects maintenance fees, common-area control and, in some cases, foreign-eligibility treatment. Ask a lawyer to confirm the exact title before you sign.请核实地契类型。EcoWorld 高层曾把旗下 Eco Townships 形容为「landed strata living」（有地分层地契）—— Cluster House 虽各自成一块地，但可能属于分层地契计划、由管理机构管理，而非单纯的个人永久地契。这会影响管理费、公共区域管控，某些情况下也影响外籍资格的认定。签约前请找律师确认确切的地契类型。
Taman Eco Botanic FAQTaman Eco Botanic 常见问题
What is the difference between Taman Eco Botanic and Eco Botanic in NAPIC transaction data?Taman Eco Botanic 与 Eco Botanic 在 NAPIC 成交数据上有什么差别？
They are two separate NAPIC location records inside the same EcoWorld township. Taman Eco Botanic covers 242 registered transactions, of which 92 are Cluster House sales and 150 are shop or shop-office sales. Eco Botanic covers 165 registered transactions, of which 109 are semi-detached and terraced house sales and 56 are shop sales. Some of the same roads, such as Jalan Eko Botani 2, appear in both data sets because different house types on the same street were registered under different scheme names. Always check which block a quoted price comes from before comparing it. 两者是同一个 EcoWorld 镇区内两个独立的 NAPIC 地点记录。Taman Eco Botanic 涵盖 242 笔登记成交，当中 92 笔是 Cluster House，150 笔是店铺或店屋。Eco Botanic 涵盖 165 笔登记成交，当中 109 笔是半独立式与排屋，56 笔是店铺。部分相同的道路，例如 Jalan Eko Botani 2，会同时出现在两边数据里，因为同一条路上不同的户型被登记在不同的产业计划名下。比较任何引用价格前，请先确认它来自哪一个板块。
The area comparison shows Taman Eco Botanic down 8.5% at RM829 per square foot. Why does this page say cluster house prices are rising?区域对照表显示 Taman Eco Botanic 每尺 RM829、下跌 8.5%，为什么这一页说 cluster house 价格在涨？
The RM829 psf and -8.5% figure is a blended twelve-month figure across all 242 recorded transactions, and 150 of those are commercial shop and shop-office sales, which trade at roughly double the psf of the houses. Filtered to the 92 Cluster House sales alone, the yearly median rose from RM433 psf in 2022 to RM477 psf in 2023 to RM536 psf in 2024, and the median price rose from RM1,200,000 to RM1,330,000 over the same period. The blended headline reflects the shop market, not what has happened to the houses. RM829 每尺与 -8.5% 是把全部 242 笔登记成交混在一起的 12 个月数字，其中 150 笔是商业店铺与店屋成交，每尺价大约是住宅的两倍。只筛选 92 笔 Cluster House 成交，年度中位每尺价从 2022 年的 RM433 涨到 2023 年的 RM477，再到 2024 年的 RM536，同期中位价从 RM1,200,000 涨到 RM1,330,000。这个混合头条数字反映的是店铺市场，不是房子实际发生的事。
How much does a Cluster House in Taman Eco Botanic cost?Taman Eco Botanic 的 Cluster House 多少钱？
Registered Cluster House transactions recorded a median of RM1,330,000 at RM536 per square foot in 2024, on recorded land sizes from about 2,239 to 3,089 square feet. Individual 2024-2025 transactions ranged from RM1,160,000 for a standard 2,239 sq ft inner unit to RM1,850,000 for a 2,939-3,089 sq ft unit. Fewer than ten Cluster House sales were recorded in 2021 and again in 2025, so those two years are excluded from the yearly trend as statistically unreliable. 登记 Cluster House 成交，2024 年中位价为 RM1,330,000、每平方尺 RM536，登记地皮尺寸约 2,239 至 3,089 平方尺。2024 至 2025 年个别成交从标准 2,239 平方尺内排单位的 RM1,160,000，到 2,939 至 3,089 平方尺单位的 RM1,850,000 不等。2021 年与 2025 年登记的 Cluster House 成交都不足十笔，因此这两年从年度走势中排除，视为统计上不可靠。
Can foreigners buy in Taman Eco Botanic?外国人可以买 Taman Eco Botanic 吗？
Rarely, at recorded prices. Johor sets a RM2 million minimum purchase price on landed residential property for non-citizens, and Taman Eco Botanic’s Cluster House transactions have recorded a median of RM1,200,000 to RM1,450,000 through 2024-2025, below that floor. A foreign buyer who specifically wants a home in this EcoWorld township should look at the larger semi-detached houses on the neighbouring Eco Botanic NAPIC block, where recorded prices have reached RM1,990,000 to RM2,760,000 and more comfortably clear the threshold, subject to State Authority consent on each transaction. 以登记价格计，很少可以。柔佛对非公民购买有地住宅设有 RM200 万最低价门槛，而 Taman Eco Botanic 的 Cluster House 成交在 2024 至 2025 年间中位价为 RM1,200,000 至 RM1,450,000，低于这个门槛。若外籍买家特别锁定这个 EcoWorld 镇区，可以考虑隔壁 Eco Botanic NAPIC 板块较大的半独立式住宅，登记价曾达 RM1,990,000 至 RM2,760,000，较稳妥地跨过门槛，惟每笔交易仍须获得州政府同意。
Who developed Eco Botanic and when?Eco Botanic 是谁开发的？什么时候？
Eco Botanic was EcoWorld’s flagship township, launched in 2013 on an initial 250 acres in Iskandar Puteri and later expanded to about 470 acres combined with Eco Botanic 2, with a combined gross development value of about RM2.33 billion. In January 2024, EcoWorld signed agreements to jointly develop an adjacent 240.314 acres as Eco Botanic 3, a mixed residential and commercial township aimed at first-time buyers and the M40 income group, with an estimated gross development value of RM3.88 billion. Eco Botanic 是 EcoWorld 的旗舰镇区，2013 年在 Iskandar Puteri 以最初 250 英亩推出，后来连同 Eco Botanic 2 扩展至约 470 英亩，合计发展总值约 RM23.3 亿。2024 年 1 月，EcoWorld 签署协议，联合开发紧邻的 240.314 英亩土地作为 Eco Botanic 3，一个锁定首购族与 M40 收入群体的商住混合镇区，预计发展总值 RM38.8 亿。
What security does Taman Eco Botanic have?Taman Eco Botanic 的保安如何？
EcoWorld markets the Cluster House precinct with 24-hour multi-tier security and a dedicated EcoWorld auxiliary police patrol, alongside a swimming pool, basketball and badminton courts, a herb garden, jogging and cycling tracks and outdoor gym equipment. Buyers should verify current guard-house hours, visitor procedures and the management corporation’s maintenance fee directly, as these are set and can be changed by the management corporation rather than by EcoWorld. EcoWorld 官方以 24 小时多层保安与专属 EcoWorld 辅警巡逻来行销这个 Cluster House 社区，另有泳池、篮球与羽球场、香草园、慢跑与骑行道，以及户外健身器材。买家应直接核实目前的门禁时间、访客流程与管理机构收取的管理费，因为这些是由管理机构而非 EcoWorld 制定并可能调整的。
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。
Will Eco Botanic 3 affect resale prices at Taman Eco Botanic?Eco Botanic 3 会影响 Taman Eco Botanic 的转售价吗？
It is a real supply consideration rather than a settled answer. Eco Botanic 3 is an adjacent 240.314-acre, RM3.88 billion project aimed at first-time buyers and the M40 group, announced in January 2024 on land immediately next to the existing Eco Botanic and Eco Botanic 2. More affordably priced new supply arriving next door over the coming years is a factor worth weighing against any resale in this immediate area, though the effect on any specific completed Cluster House has not been established and should not be assumed either way. 这是一个真实的供给面考量，而不是一个已有定论的答案。Eco Botanic 3 是紧邻的 240.314 英亩、发展总值 RM38.8 亿的项目，锁定首购族与 M40 群体，于 2024 年 1 月公布，地段就在现有 Eco Botanic 与 Eco Botanic 2 旁边。未来数年将有更平价的新供给在旁边出现，这是评估这一带任何放售计划时值得权衡的因素，但对任何一间已建成 Cluster House 的具体影响尚未有定论，不应预设是哪个方向。
What is the difference between a Cluster House and the semi-detached houses next door at Eco Botanic?Cluster House 和隔壁 Eco Botanic 的半独立式住宅有什么不同？
A Cluster House is a landed home built in a tightly grouped row within a gated precinct, sharing party walls or close setbacks with its neighbours, typically on a smaller individual plot than a standalone semi-detached house. Taman Eco Botanic’s Cluster House transactions recorded land sizes of 2,239 to 3,089 square feet and a 2024 median of RM1,330,000. The neighbouring Eco Botanic NAPIC block’s semi-detached houses recorded a larger typical size, around 3,197 square feet, and higher prices, RM1,650,000 to RM2,760,000. Both sit within the same broader EcoWorld township. Cluster House 是建在门禁社区内、成排紧密排列的有地住宅，与邻户共用界墙或退缩距离很近，个人地皮通常比独立的半独立式住宅小。Taman Eco Botanic 的 Cluster House 成交登记地皮为 2,239 至 3,089 平方尺，2024 年中位价 RM1,330,000。隔壁 Eco Botanic NAPIC 板块的半独立式住宅登记的典型尺寸较大，约 3,197 平方尺，价格也更高，RM1,650,000 至 RM2,760,000。两者都在同一个更大的 EcoWorld 镇区之内。
How liquid is the Taman Eco Botanic Cluster House resale market?Taman Eco Botanic 的 Cluster House 二手市场流通性如何？
Moderate for a single precinct. Cluster House sales were recorded at 25 in 2022, 39 in 2023 and 19 in 2024, averaging roughly two to three transactions a month in the strongest year. That is enough volume to support a real yearly median, though far short of the churn seen in larger, older estates such as Bukit Indah, which records over a thousand transactions. 以单一社区而言算中等。Cluster House 成交登记数为 2022 年 25 笔、2023 年 39 笔、2024 年 19 笔，最旺的一年平均每月约两至三笔。这个量足以支撑一个真实的年度中位数，但远不及 Bukit Indah 这类规模更大、楼龄更久、登记成交超过千笔的社区那样活跃。
The commercial side of Eco Botanic生态园的商业面
Shop lots and shop offices on the same streets — ground-floor rent bands, transacted price per square foot, who actually walks past the door, and what the strip is still missing. Eco Botanic shop lot guide →同一条街上的店屋与商务办公 — 地面层租金区间、成交每尺价、门口走过的到底是什么人、这条街还缺什么。生态园店屋指南 →
Other Pulai and Iskandar Puteri addresses其他 Pulai 与 Iskandar Puteri 门牌
Taman Eco Botanic’s Cluster House product sits between the entry-level terraces of Bukit Indah and the gated-golf tier of Horizon Hills — bigger land than the former, lower price than the latter.Taman Eco Botanic 的 Cluster House 产品，价位介于 Bukit Indah 的入门排屋与 Horizon Hills 的门禁高球社区之间 —— 地皮比前者大，价钱比后者低。
| Taman Eco Botanic | Bukit Indah | Horizon Hills | |
|---|---|---|---|
| Residential type住宅类型 | Cluster House | Terrace-dominant | Bungalow/semi-D, golf-gated |
| Residential median住宅中位价 | RM1,250,000 | RM610,000 | RM1,080,000 |
| Residential median psf住宅中位每尺 | RM469 | RM460 | RM498 |
| Foreign buyers外籍买家 | Mostly no多数不行 | Mostly no多数不行 | Partly, verify per unit部分可以，逐笔核实 |
Tell me your budget and I will confirm the block, the type and the real trend把预算告诉我，我帮你确认板块、户型与真实走势
Two NAPIC blocks, one blended headline number, and a live subsale list neither portal shows you in full. Send me your budget and I will tell you honestly what it buys, and where. 两个 NAPIC 板块、一个容易误导人的混合头条数字，还有平台不会给你看全的实时二手名单。把预算发给我，我会老实告诉你能买到什么、在哪里。