Eco Flora: the RM974,500 headline
is pricier than the house most people buy Eco Flora：RM974,500 这个头条数字，
比大多数人实际买到的房子还贵

Registered subsale transactions in Taman Eco Flora show 220 records from 2021 to 2024, median RM974,500 at RM499 per square foot, published by List.my from NAPIC data. But that blended figure is actually higher than what most buyers in the estate paid. Split by type, the dominant product — the double-storey terrace, 161 of 220 records, 73% of every sale — medians RM872,000 at RM540 psf, RM102,500 below the headline. The cluster house (40 records) medians RM1,405,500; the double-storey semi-detached (12 records) medians RM1,930,000; the bungalow (5 records) medians RM3,650,000. The RM974,500 headline describes no terrace house here — it describes a blend most buyers never actually pay. Taman Eco Flora 的登记二手成交显示：2021 至 2024 年共 220 笔纪录，中位价 RM974,500、每平方尺 RM499，资料由 List.my 依 NAPIC 数据公布。但这个混合数字，其实比这里大多数买家实际付的价钱还高。按屋型拆开看，成交量最大的产品——双层排屋，220 笔中的 161 笔，占了 73%——中位价单独是 RM872,000、每尺 RM540，比头条数字低了 RM102,500。Cluster 田字屋（40 笔）中位价 RM1,405,500；双层半独立式（12 笔）RM1,930,000；独立式洋房（5 笔）RM3,650,000。RM974,500 这个头条数字，描述不了这里的任何一栋排屋——它描述的是大多数买家从来不会付的一个混合值。

It is a quirk of how a median works on a mixed dataset, not an error. Terraces make up 73% of all 220 records and have their own median of RM872,000. But the other 59 records — 40 cluster houses (median RM1,405,500), 12 semi-detached houses (median RM1,930,000) and 5 bungalows (median RM3,650,000) — are all priced well above the terrace band and sit interleaved through the top of the merged, price-sorted list. Because the blended median lands at whichever transaction sits in the middle position of all 220 records sorted by price, those 59 higher-priced non-terrace sales are enough to push that middle position above where the terrace’s own median sits, even though terraces are the clear majority by count. The lesson: always ask which product type a quoted median describes before you compare it to another estate, and never assume a blended figure describes the estate’s typical house. 这是混合数据算中位数时会出现的现象，不是算错。排屋占全部 220 笔纪录的 73%，自己的中位价是 RM872,000。但另外 59 笔——40 笔 Cluster 田字屋（中位价 RM1,405,500）、12 笔半独立式（中位价 RM1,930,000）、5 笔独立式洋房（中位价 RM3,650,000）——价位都明显高于排屋区间，而且穿插在按价格排序后名单的上半部。因为混合中位价取的是全部 220 笔依价格排序后正中间那一笔，这 59 笔较贵的非排屋成交，就足以把那个中间位置推到高于排屋自己中位价的地方——即使排屋在笔数上明显占多数。教训是：拿任何一个引用的中位价去跟别的社区比较之前，先问清楚它是哪个屋型的数字，绝不要假设混合数字描述的是这个社区「典型」的房子。

Taman Eco Flora — officially named Taman Ekoflora on the developer’s own documents — is developed by Eco Springs Development Sdn Bhd (company no. 201201016760) and Eco Summer Sdn Bhd (company no. 201401000315), both part of EcoWorld Development Group Berhad, with the sales gallery on Jalan Ekoflora 1, 81100 Johor Bahru. Named landed phases confirmed on the developer’s current site include Daisy (bungalow, semi-detached and cluster series), Peöny (bungalow, cluster and garden terrace series) and Rosé (garden home series, sold out). Current APDL filings show active new-launch phases: Montfièld and Montfièld II Residences (double-storey semi-detached, RM2,530,000 to RM3,124,800, expected completion December 2027), Kàllos 2 and Dhanà 2 (double-storey cluster homes, RM1,956,000 to RM2,319,600, expected September 2027), and Thära (double-storey bungalow-style villas, RM3,220,000 to RM3,647,800, expected December 2027). The estate sits within what EcoWorld calls the Tebrau Corridor of Iskandar Malaysia, and also includes commercial components (Eco Palladium, Santai Square, Spring Labs) and high-rise towers (Santai D’Eco Spring, Santai 3) that are separate from the residential road network this page’s NAPIC figures cover. Taman Eco Flora——在发展商自己的文件上正式名称为 Taman Ekoflora——由 Eco Springs Development Sdn Bhd（公司编号 201201016760）与 Eco Summer Sdn Bhd（公司编号 201401000315）发展，两者皆属 EcoWorld Development Group Berhad 集团，销售中心位于 Jalan Ekoflora 1，81100 新山。发展商现行官网确认的命名有地期数包括：Daisy（独立式／半独立式／Cluster 系列）、Peöny（独立式／Cluster／花园排屋系列），以及已售罄的 Rosé（花园洋房系列）。目前的 APDL 广告准证显示仍在销售的新推出期数：Montfièld 与 Montfièld II Residences（双层半独立式，RM2,530,000 至 RM3,124,800，预计 2027 年 12 月完工）、Kàllos 2 与 Dhanà 2（双层 Cluster 田字屋，RM1,956,000 至 RM2,319,600，预计 2027 年 9 月完工），以及 Thära（双层别墅式洋房，RM3,220,000 至 RM3,647,800，预计 2027 年 12 月完工）。整个项目位于 EcoWorld 所称的依斯干达经济特区「Tebrau 走廊」内，另包含商业组件（Eco Palladium、Santai Square、Spring Labs）与高层大楼（Santai D’Eco Spring、Santai 3），这些不属于本页 NAPIC 数字所涵盖的住宅道路网络。

They are two separate, unconnected EcoWorld townships on opposite sides of Johor Bahru, and this page’s own record shows exactly how differently they price. Taman Eco Botanic sits in Iskandar Puteri to the west — EcoWorld’s flagship project, launched 2013, cluster-house-led, with a NAPIC area that bundles 92 recorded houses together with 150 shop-lot sales under one listing, producing a blended psf headline of RM829 that this page’s companion Eco Botanic guide shows is actually describing the shops, not the houses. Taman Eco Flora sits here in Tebrau to the east — a newer, terrace-led township where NAPIC’s area is 100% residential with no commercial listings at all, and where the blended median of RM974,500 at RM499 psf is instead skewed upward, not downward, by a minority of pricier cluster, semi-detached and bungalow sales sitting inside a terrace-majority estate. Same developer, same ‘Eco’ branding, two different distortions — read each area’s own type breakdown, never the single headline number, whichever Eco township you are comparing. 这是新山两侧、彼此不相连的两个独立 EcoWorld 项目，而本页的数据正好显示出它们的定价逻辑有多不一样。Taman Eco Botanic 位于西侧的依斯干达公主城——EcoWorld 的旗舰项目，2013 年推出，以 Cluster 田字屋为主力，NAPIC 把这里 92 笔登记房屋与 150 笔店铺成交捆在同一个区域下统计，做出每尺 RM829 的混合头条数字；本页姊妹篇 Eco Botanic 专页显示，那个数字其实说的是店铺，不是房子。Taman Eco Flora 则位于东侧的 Tebrau——一个较新、以排屋为主力的镇区，这里的 NAPIC 区域 100% 是住宅、完全没有商业挂牌，而 RM974,500、每尺 RM499 的混合中位价，反而是被少数较贵的 Cluster、半独立式与独立式成交，从一个排屋占多数的社区里往上拉，而不是往下拉。同一个发展商，同一套「Eco」品牌，两种不同方向的数字扭曲——不管你在比较哪一个 Eco 镇区，请读那个区域自己的屋型拆解，不要只读单一头条数字。

For almost every recorded type, no. Johor sets a RM2 million minimum purchase price on landed residential property for non-citizens. The dominant terrace type medians RM872,000; the cluster house RM1,405,500; the double-storey semi-detached RM1,930,000 — all short of the floor, the semi-detached by just RM70,000. The one type that clears it is the bungalow: 5 recorded sales, median RM3,650,000, well above the RM2 million line. A foreign buyer’s realistic path here is that bungalow row on Jalan Ekoflora 2, or the current off-plan Thära phase (RM3,220,000 to RM3,647,800) — not the terrace or cluster market this page’s headline figures mostly describe. Verify the specific title’s tenure and any Bumiputera restriction, and confirm current State Authority consent requirements, before committing. 几乎每一种登记屋型都不行。柔佛对非公民购买有地住宅设有 RM200 万最低价门槛。这里成交量最大的排屋中位价 RM872,000；Cluster 田字屋 RM1,405,500；双层半独立式 RM1,930,000——全部没跨过门槛，半独立式只差 RM70,000。唯一跨过门槛的是独立式洋房：5 笔登记成交，中位价 RM3,650,000，明显高于 RM200 万这条线。外籍买家在这里比较实际的路径，是 Jalan Ekoflora 2 那一排独立式洋房，或是目前在售的期楼 Thära 期数（RM3,220,000 至 RM3,647,800）——而不是本页头条数字主要描述的排屋或 Cluster 市场。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。

The current APDL advertising filings for two of the estate’s active landed phases state the tenure explicitly: Montfièld and Montfièld II Residences (double-storey semi-detached) and Thära (bungalow-style villas) are both filed as ‘Pegangan Kekal’ — freehold. Tenure is recorded on the individual title rather than on the estate as a whole, and this page has not independently confirmed every phase, including the older terrace roads that carry most of the recorded transaction volume, so ask for a copy of the title for the specific lot before signing anything, and check separately whether it carries a Bumiputera restriction. 这个社区目前两期在售有地项目的 APDL 广告准证文件上，明确记载了地契年期：Montfièld 与 Montfièld II Residences（双层半独立式）以及 Thära（别墅式洋房），两者都登记为「Pegangan Kekal」——永久地契。但地契年期记载在个别地契上，不是记在「整个花园」上，本页并未逐一独立确认每一期，包括占了大多数登记成交量的较旧排屋道路，因此签任何文件之前，请先针对那个具体地契索取副本，另请单独查有没有 Bumi lot 限制。

The developer’s own materials describe Taman Eco Flora as sitting in the Tebrau Corridor of Iskandar Malaysia, connected via the Eastern Dispersal Link (EDL) Expressway, the North-South Expressway and the Pasir Gudang Highway, with the developer citing 20.6 km to the Johor Bahru city centre via the EDL and 20.6 km to Singapore. The developer’s own amenity list also puts IKEA Tebrau, Toppen Shopping Centre, an AEON, a Lotus’s and Sunway College Johor Bahru within about 5.3 km. Internally, the estate’s roads run in the Jalan Ekoflora 1, 2, 3, 5 and 7 series off Jalan Ekoflora Utama. These are developer-published distances rather than independently timed drives — verify the actual travel time at the hour you would use the route. 依发展商资料，Taman Eco Flora 位于依斯干达经济特区的「Tebrau 走廊」内，透过东部疏散大道（EDL）、南北大道与 Pasir Gudang Highway 连接；发展商公布经 EDL 到新山市中心约 20.6 公里，到新加坡约 20.6 公里。发展商的配套清单也列出 IKEA Tebrau、Toppen Shopping Centre、一间 AEON、一间 Lotus’s 与 Sunway College Johor Bahru，皆在约 5.3 公里范围内。社区内部道路依 Jalan Ekoflora 1、2、3、5、7 系列，接上主干道 Jalan Ekoflora Utama。以上为发展商公布的距离，并非独立实测车程——请在你实际会出门的时段，自行验证真实车程。

The developer’s published amenity list for the surrounding masterplan cites Sunway College Johor Bahru as being within the roughly 5.3 km amenity ring, alongside IKEA Tebrau, Toppen Shopping Centre, an AEON and a Lotus’s. This page has not independently confirmed the exact primary or secondary school catchment for Taman Eco Flora’s own roads — Johor Bahru’s national and Chinese-medium 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. Do the same for the nearest general hospital: the developer’s materials do not name one specifically for this estate. 发展商公布的总体规划配套清单，把 Sunway College Johor Bahru 列在约 5.3 公里的配套圈内，与 IKEA Tebrau、Toppen Shopping Centre、一间 AEON 与一间 Lotus’s 并列。本页尚未独立确认 Taman Eco Flora 自身道路的确切小学或中学学区——新山的国民与华文学制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。附近综合医院的部分也一样：发展商资料并未针对这个社区具体点名。

220 registered transactions from 2021 to 2024 works out to roughly 4.6 sales a month across the whole estate — but every one of those 220 records falls in 2021 to 2024 specifically: 50 in 2021, 75 in 2022, 73 in 2023, and just 22 in 2024, with zero recorded in 2025 or 2026 as of this page’s last check. Some of that is NAPIC’s roughly six-month reporting lag; some of it is that several of the estate’s higher-priced phases only reached completion, or are still under construction with target dates in 2027, meaning fewer owners have yet held long enough to sell without triggering the steepest years of Real Property Gains Tax. Treat the smaller type-specific record counts (12 semi-detached, 5 bungalows) with real caution, and ask for the most recent comparable sales on the specific road rather than trusting a single data point. 2021 至 2024 年共 220 笔登记成交，平均下来整个社区大约每月 4.6 笔——但这 220 笔纪录全部落在 2021 至 2024 年这个区间：2021 年 50 笔、2022 年 75 笔、2023 年 73 笔、2024 年仅 22 笔，截至本页最后查证时，2025 与 2026 年均为零笔登记。部分原因是 NAPIC 约半年的纪录滞后；部分原因是这个社区几个较高价的期数才刚完工，或仍在施工中、预计 2027 年完工，意味着不少业主持有的时间还不够长，若这时候卖，会撞上产业盈利税最高的头几年。请对笔数较少的屋型（12 笔半独立式、5 笔独立式）保持谨慎，并直接索取那条街最近的可比成交，不要只信一个数据点。

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. Given that every one of Taman Eco Flora’s 220 recorded transactions dates from 2021 to 2024 and several newer phases only reach completion around 2027, many current owners here are still inside the highest RPGT years — worth factoring into any resale timeline you are planning. 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。由于 Taman Eco Flora 全部 220 笔登记成交都落在 2021 至 2024 年，加上几期较新的项目要到 2027 年前后才完工，这里不少现任业主目前仍处在 RPGT 最高的头几年——如果你在规划转售时间表，这一点值得算进去。