Taman Ehsan Jaya: the +29.1%
headline, and the shrinking sample behind it
Taman Ehsan Jaya：+29.1%
标题背后，是一个正在缩小的样本
Of the twelve busiest addresses in Mukim Plentong, Taman Ehsan Jaya posted the largest twelve-month per-square-foot gain: +29.1%, on 250 registered subsales since 2021 and a median of RM496,500. We pulled every year apart. Registered volume fell from 78 sales in 2022 to 7 so far in 2026, and what actually traded swung hard toward the pricier double-storey terraces. The terraces themselves did climb – a real, gentle 33% over five years. That is the honest number. The 29.1% is not. 在 Plentong 一区成交量最高的十二个门牌里，Taman Ehsan Jaya 的十二个月每尺价涨幅最大：+29.1%，样本是 2021 年以来 250 笔登记成交、中位价 RM496,500。我们把每一年分开拉出来看：登记笔数从 2022 年的 78 笔，一路降到 2026 年至今的 7 笔，而实际成交的组合大幅摆向价格较高的双层排屋。排屋本身确实涨了 —— 五年 33% 的温和真实涨幅。那才是诚实的数字。29.1% 不是。
© Encik Tekateki · CC BY 4.0 · Wikimedia CommonsTaman Ehsan Jaya in 30 seconds30 秒看懂 Taman Ehsan Jaya
- What it is: a freehold residential township off Jalan Kemuning in Mukim Plentong, reached via Jalan Kota Tinggi (Federal Route 3) and Pasir Gudang Highway (Federal Route 17). Mostly double-storey terraces, with a block of low-cost flats and flats and a small commercial strip. 它是什么：位于 Plentong 一区、Jalan Kemuning 旁的永久地契住宅区，经 Jalan Kota Tinggi（联邦 3 号公路）与 Pasir Gudang Highway（联邦 17 号公路）进出。以双层排屋为主，另有一批廉价组屋与公寓，以及一小段商业店屋。
- The number that brought you here: a headline +29.1% twelve-month psf gain, the largest of any busy address in the mukim. We checked it. It is a real signal compressed by a shrinking, skewing sample – not a fake number, but not a precise one either. 把你带来这里的数字：标题式 12 个月每尺涨幅 +29.1%，是该 mukim 所有热门门牌中最高的。我们查了。它是一个被「样本缩小＋结构偏斜」压缩过的真实讯号 —— 不是假数字，但也不是精确数字。
- What we found: registered volume fell from 78 sales in 2022 to 17 in 2025 to 7 so far in 2026, and the share of sales that were double-storey terraces (the pricier product) rose from about 45% in the middle years to 86% in 2026. Track the terraces alone and the five-year climb is a real but gentle RM403 to RM537 psf, about 33%. 我们查到的：登记笔数从 2022 年的 78 笔，降到 2025 年的 17 笔、2026 年至今 7 笔；而双层排屋（较贵的产品）在成交中的占比，从中间几年的约 45%，升到 2026 年的 86%。只看排屋本身，五年涨幅是真实但温和的：每尺 RM403 到 RM537，约 33%。
- What it costs: overall registered median RM496,500 across all types. Double-storey terraces alone carried a 2025-2026 median of roughly RM620,000 to RM840,000. Low-cost flats and flats trade at RM145,000 to RM170,000 – a different product entirely. 多少钱：全类型整体登记中位价 RM496,500。仅看双层排屋，2025 至 2026 年中位价约 RM620,000 至 RM840,000。廉价组屋与公寓成交价 RM145,000 至 RM170,000 —— 是完全不同的产品。
- The honest catch: every recorded price band here sits well below Johor’s RM2m landed and RM1m strata thresholds for non-citizens. This is a Malaysian-buyer market, and a published review flags a history of serious crime in the older, unguarded section – which is exactly why the newer phase built the fencing it did. 诚实提醒：这里每一个登记价格带都远低于柔佛给非公民设的有地 RM200 万与分层 RM100 万门槛。这是一个马来西亚人的市场；一篇公开评论也指出旧区（无门禁）曾有严重犯罪纪录 —— 这正是新区为何要盖围篱的原因。
Masai and the Tebrau corridor — the streets around Taman Ehsan JayaMasai 与 Tebrau 走廊 —— Taman Ehsan Jaya 周边街景
There is no Creative Commons photograph taken inside Taman Ehsan Jaya’s own gates that we could find. The photographs below are of the surrounding Plentong and Tebrau corridor the estate sits in – honestly captioned, not passed off as the estate itself. 我们找不到一张在 Taman Ehsan Jaya 门禁内拍摄、且获得 Creative Commons 授权的照片。以下照片拍的是这个社区所在的 Plentong 与 Tebrau 走廊周边 —— 图说诚实标注，不冒充是社区本身。
A Plentong terrace estate, not a single product一个 Plentong 排屋社区，不是单一产品
250 registered sales since 2021 span three very different products under one area name. Who buys here depends entirely on which one.2021 年以来的 250 笔登记成交，横跨同一个地名下三种截然不同的产品。买家是谁，完全取决于买的是哪一种。
The first-time landed upgrader首次置产的升级买家
Coming from a low-cost flat or a strata condo elsewhere in Plentong, buying a double-storey terrace at RM620,000-840,000 as the first landed home. The 2T product is the one the recent price data is actually about.从 Plentong 其他地方的廉价组屋或分层公寓升级，以 RM620,000–840,000 买下人生第一间有地双层排屋。近期的价格数据说的其实就是这个产品。
The low-cost flat buyer廉价组屋买家
RM145,000-170,000 for a low-cost flat or flat unit – over a third of this area’s registered stock. A completely different buyer, budget and loan profile from the terrace crowd, trading in the same List.my dataset.RM145,000–170,000 买下一间廉价组屋或公寓单位 —— 占这一区登记存量的三分之一以上。买家、预算与贷款条件与排屋族群完全不同，却出现在同一份 List.my 数据里。
The auction bargain hunter拍卖捡漏买家
A unit on Jalan EJ 2/5 carried a RM600,000 reserve at auction in September 2026 – below the 2T median. Auctions surface here regularly enough to be worth tracking if you can handle the process.Jalan EJ 2/5 一个单位在 2026 年 9 月的拍卖底价为 RM600,000 —— 低于双层排屋中位价。这一区的拍卖出现得够频繁，值得留意，前提是你能应付整个流程。
The landlord chasing yield追求租金回报的房东
Tebrau III’s industrial area is close by, and factory and warehouse workers need rooms. Flats and low-cost flats here rent cheaply but steadily – the yield case, not the capital-gain case.Tebrau III 工业区就在附近，厂房与仓库工人需要租屋。这里的公寓与廉价组屋租金不高但稳定 —— 这是收益型论点，不是资本增值型论点。
The skeptical spreadsheet buyer拿着表格核实的买家
Has seen enough Johor listings quote a headline percentage without context to want the underlying transaction counts, not just the summary figure. This page’s evidence chain is written for exactly this buyer.已经看过太多柔佛挂牌只报标题百分比、不给背景数据，所以想要底层成交笔数，而不只是摘要数字。这一页的证据链，正是为这种买家写的。
A weekday in Taman Ehsan JayaTaman Ehsan Jaya 的一个平日
This is a working residential estate off a busy trunk road, not a resort address. The rhythm is commuter traffic, hawker stalls and a nearby industrial belt.这是一个紧邻主干道的居住型社区，不是度假门牌。它的节奏是通勤车流、熟食摊，以及近旁的工业带。
Traffic builds along Jalan Kota Tinggi and towards Pasir Gudang Highway as residents head to work – a published review flags this stretch as congested at peak hours.车流沿 Jalan Kota Tinggi 与往 Pasir Gudang Highway 方向增加 —— 一篇公开评论指出这段路在高峰时段会塞车。
The estate quiets down. Rows of double-storey terraces on the Jalan Ehsan Jaya numbered streets, interspersed with the low-cost flat blocks.社区安静下来。Jalan Ehsan Jaya 各编号街道上一排排双层排屋，穿插着廉价组屋楼栋。
Hawker stalls around Taman Sri Tebrau and the Tebrau corridor cover lunch; a small commercial strip within the estate handles daily errands.Taman Sri Tebrau 与 Tebrau 走廊一带的熟食摊撑起午餐；社区内一小段商店应付日常采买。
School run along the estate’s internal roads. Some newer sections run gated and guarded; the original section does not – confirm which applies to any specific unit before you buy.沿社区内部道路接送孩子。部分较新区段设有门禁保安，原区段没有 —— 买之前请确认具体单位属于哪一种。
Rush hour again, this time inbound. Masai town centre, a short drive away, is the nearest cluster of shops and services outside the estate itself.再度进入下班高峰。车程不远的 Masai 市镇中心，是社区之外最近的商店与服务聚落。
Quiet residential streets. Be aware: a published area review notes a history of security incidents in the older, unguarded section – one reason some owners have pushed for gating in newer phases.住宅街道安静下来。请留意：一篇公开的区域评论指出，较旧、无门禁的区段曾有安全事件纪录 —— 这也是部分业主推动新区段加装门禁的原因之一。
Off Jalan Kemuning, on the Kota Tinggi – Pasir Gudang spineJalan Kemuning 旁，卡到 Kota Tinggi—Pasir Gudang 主干道
Taman Ehsan Jaya sits in Mukim Plentong, off Jalan Kemuning, reached via Jalan Kota Tinggi (Federal Route 3) to the west and the Pasir Gudang Highway (Federal Route 17) corridor to the east. It is a working residential estate between the Tebrau industrial belt and the older Masai town centre, not a purpose-built township with a single developer. Taman Ehsan Jaya 位于 Plentong 一区，紧邻 Jalan Kemuning，西侧经 Jalan Kota Tinggi（联邦 3 号公路）、东侧经 Pasir Gudang Highway（联邦 17 号公路）走廊进出。它是一个介于 Tebrau 工业带与较旧的 Masai 市镇中心之间的居住型社区，不是单一发展商打造的独立市镇。
A published area review notes traffic congestion along the Jalan Kota Tinggi approach at peak hours – factor this into any commute estimate rather than relying on off-peak drive times alone.一篇公开的区域评论指出，Jalan Kota Tinggi 联外路段在高峰时段会塞车 —— 估算通勤时间时请把这一点算进去，不要只依赖非高峰车程。
| Destination目的地 | Drive车程 |
|---|---|
| Masai town centreMasai 市镇中心 | 5–10 min |
| AEON Tebrau City | 10–15 min |
| Tebrau III industrial areaTebrau III 工业区 | 5–10 min |
| Columbia Asia Hospital (Tebrau) | 10–20 min |
| Pasir Gudang town / portPasir Gudang 市镇／港口 | 15–20 min |
| Johor Bahru city centre / CIQ新山市区／CIQ | 20–30 min |
| Singapore checkpoint (Woodlands)新加坡关卡（兀兰） | ~20–30 min* |
Industrial-belt convenience, not resort convenience工业带式的便利，不是度假区式的便利
Taman Ehsan Jaya trades scenery for proximity to employment – the Tebrau industrial belt and Masai town centre are both close, and AEON Tebrau City covers the bigger shopping trips.Taman Ehsan Jaya 用景观换来贴近就业机会 —— Tebrau 工业带与 Masai 市镇中心都在咫尺，AEON Tebrau City 则负责较大宗的购物需求。
Roads道路
Jalan Kota Tinggi (Federal Route 3) runs west towards the city; the Pasir Gudang Highway (Federal Route 17) runs east towards the port. Both carry commercial and industrial traffic, and a published review notes peak-hour congestion.Jalan Kota Tinggi（联邦 3 号公路）向西通往市区；Pasir Gudang Highway（联邦 17 号公路）向东通往港口。两条路都承载商用与工业车流，公开评论指出高峰时段会塞车。
Employment & industry就业与工业
The Tebrau III industrial belt is minutes away, underpinning both owner-occupier demand from factory-adjacent workers and rental demand for the estate’s flats and low-cost flats.Tebrau III 工业带车程仅数分钟，撑起两类需求：靠近厂房工作的自住买家，以及公寓与廉价组屋的租赁需求。
Retail & medical零售与医疗
AEON Tebrau City handles larger shopping runs; Masai town centre and the estate’s own small commercial strip cover daily errands. Columbia Asia Hospital in Tebrau is the nearest private hospital.AEON Tebrau City 负责较大宗购物；Masai 市镇中心与社区自身的小型商店负责日常采买。Tebrau 的 Columbia Asia Hospital 是最近的私人医院。
What actually makes this address work让这个地址真正成立的原因
Not scenery, not scarcity – proximity to jobs, an entry price still under RM900,000 for a landed home, and a real, if overstated, five-year climb in the terrace product. 不是景观，也不是稀缺 —— 而是贴近就业、有地住宅入场价仍在 RM90 万以下，以及排屋产品真实存在（但被夸大）的五年涨幅。
Landed, still under RM900,000有地住宅，仍在 RM90 万以下
Double-storey terraces here have recently traded in a RM620,000–840,000 band. In a city where several addresses in this series have crossed RM1 million, that is a genuinely accessible landed entry point. 这里的双层排屋近期成交价落在 RM620,000–840,000 区间。在本系列多个门牌已跨过 RM100 万的新山，这仍是一个真正可负担的有地入场价。
A real, gentler climb underneath the headline标题之下，一条真实但温和的涨幅
Isolate the double-storey terrace product across the same five years and the psf move is RM403 to RM537, about 33% total, roughly 6% a year – ordinary appreciation, not the +29.1% headline. 把双层排屋单独拉出来看同一个五年区间，每尺价从 RM403 涨到 RM537，累计约 33%，年化约 6% —— 是普通的涨幅，不是标题上的 +29.1%。
Close to two employment belts紧邻两个就业带
Tebrau III’s industrial area and Pasir Gudang’s port and industrial zone are both within a short drive, giving this address a working-tenant and working-owner base that resort-style estates do not have. Tebrau III 工业区与 Pasir Gudang 港口工业区都在短车程内，给这个门牌带来了度假式社区没有的在地就业租客与自住买家基础。
Freehold title永久地契
Taman Ehsan Jaya is described as freehold in published property listings. Freehold land in Johor carries a genuine liquidity premium over leasehold – still verify the individual title before committing. 公开挂牌资料将 Taman Ehsan Jaya 标示为永久地契。在柔佛，永久地契相对租赁地契确实有变现溢价 —— 承诺购买前仍请核实个别地契。
An auction channel that actually surfaces here这里确实会出现的拍卖渠道
A unit on Jalan EJ 2/5 carried a RM600,000 reserve at a September 2026 auction – below the recent 2T median. Auction listings are a real, if higher-effort, entry route into this specific estate. Jalan EJ 2/5 一个单位在 2026 年 9 月的拍卖底价为 RM600,000 —— 低于近期双层排屋中位价。拍卖挂盘是这个社区一条真实存在、但需要更多功夫的入场管道。
A mixed housing stock keeps entry points open混合的住宅结构让入场选择更多
Over a third of registered sales here are low-cost flats and flats at RM145,000–170,000. That keeps a genuine sub-RM200,000 entry point alive in an area otherwise dominated by rising terrace prices. 这里超过三分之一的登记成交是廉价组屋与公寓，价格 RM145,000–170,000。在排屋价格持续上涨的这一区，这维持了一个真正低于 RM20 万的入场选择。
And the questions the listing will not raise以及挂牌广告不会提的问题
📊 If the +29.1% is why you clicked如果你是被 +29.1% 吸引进来的
🏘️ If you are choosing between the products here如果你在这里的几种产品之间做选择
Six verified streets across the estate社区内六条已核实的街道
Taman Ehsan Jaya is built out along numbered streets branching off Jalan Ehsan Jaya, Jalan Danau, Jalan Lembah and Jalan Teratai. The panoramas below were individually verified to have real Google Street View imagery before being embedded – not assumed from the address alone. Taman Ehsan Jaya 由 Jalan Ehsan Jaya、Jalan Danau、Jalan Lembah 与 Jalan Teratai 分出的编号街道组成。以下街景在嵌入前均逐一核实确有 Google 街景实景 —— 不是单凭地址推断。
| Street街道 | Section of the estate所在区段 |
|---|---|
| Jalan Ehsan Jaya | Main spine road, running through the centre of the estate社区中央的主干道 |
| Jalan Danau | Western numbered streets, nearer Jalan Kota Tinggi西侧编号街道群，较靠近 Jalan Kota Tinggi |
| Jalan Lembah | Central numbered streets, between the Danau and Ehsan Jaya blocks中段编号街道群，介于 Danau 与 Ehsan Jaya 两个街区之间 |
| Jalan Lebuh Cemerlang | The estate’s small commercial strip社区的小型商业带 |
| Jalan Ehsan Jaya 6/7 | A later-numbered phase toward the eastern edge东侧较后期编号的一个区段 |
| Jalan Teratai | Southern numbered streets, nearer the low-cost flat blocks南侧编号街道群，较靠近廉价组屋楼栋 |
Three products, one area name三种产品，一个地名
The area-wide median of RM496,500 sits between two very different products and describes neither one precisely. Know which product you are actually pricing. 整区中位价 RM496,500 落在两种截然不同的产品之间，两者都描述得不精确。请清楚自己在为哪一种产品定价。
Double-storey terrace (2T)双层排屋（2T）
Low-cost flat / flat廉价组屋／公寓
Auction / distressed unit拍卖／银主盘单位
250 sales, a shrinking sample, a shifting mix250 笔成交、一个正在缩小的样本、一个正在偏移的组合
A shrinking sample behind the headline标题背后是一个正在缩小的样本
The mix shifted toward the pricier product组合正朝较贵的产品倾斜
As cheaper low-cost flats and flats made up a shrinking share of a shrinking sample, the blended area-wide median psf rose – not because any one home gained 29.1% in a year, but because the average sale got pricier. 随着较便宜的廉价组屋与公寓在一个持续缩小的样本中占比下降，整区混合中位每尺价随之上升 —— 不是因为任何一栋房子一年涨了 29.1%，而是因为「平均一笔成交」变贵了。
How this page pulled the +29.1% apart这一页是怎么把 +29.1% 拆开的
Three steps, all against the same public List.my dataset: (1) re-query the area with ?year_from=Y&year_to=Y for each year 2021-2026 to get annual volume and the annual all-type median; (2) re-query again with ?type=2T to isolate double-storey terraces alone across the same years; (3) compare the terrace share of total sales, year over year, against the all-type blended median’s movement. Where the blended median moves in the same direction as the terrace share, and the single-product terrace trend is much gentler, that is the signature of a composition-shift artifact rather than genuine broad appreciation.
三个步骤，全部针对同一份 List.my 公开数据：（1）用 ?year_from=Y&year_to=Y 对 2021 至 2026 各年份重新查询，取得年度笔数与年度全类型中位价；（2）再用 ?type=2T 重新查询，在同样的年份区间内单独拉出双层排屋；（3）比对「排屋占总成交比例」逐年的变化，与「全类型混合中位价」的走势是否同向。当混合中位数的走向与排屋占比同向变动、而单一产品（排屋）本身的涨幅明显更温和，这正是「组合偏移假象」而非广泛真实涨幅的特征。
?type=）查询整理，2026-09-07 核实。请每季复核一次，尤其在样本量这么小的情况下。Know which product the price you were quoted belongs to先搞清楚对方报的价，是哪个产品的
All-type registered median: RM496,500 at RM301 psf (250 sales, 2021-2026). That single figure blends products that do not belong in the same sentence. 全类型登记中位价：RM496,500，每尺 RM301（250 笔，2021–2026）。这单一数字混合了原本不该放进同一句话里的产品。
| Type类型 | Price range价格区间 | Est. monthly rent预估月租 | 2026 share of sales2026 年成交占比 |
|---|---|---|---|
| Double-storey terrace双层排屋 | RM620,000 – 840,000 | RM1,500 – 2,300 | ~86% |
| Low-cost flat / flat廉价组屋／公寓 | RM145,000 – 170,000 | RM500 – 750 | ~14% |
| All types, registered median全类型，登记中位 | RM496,500 RM301 psf · 250 sales · 2021–2026 | — | — |
A rough gross yield check: at the estimated RM1,500-2,300 monthly rent against a RM620,000-840,000 purchase price, a double-storey terrace here runs a gross yield of roughly 2.5-3.5% a year – unremarkable for Johor landed, and before maintenance, vacancy and financing costs. The low-cost flat and flat segment, at an estimated RM500-750 rent against RM145,000-170,000, runs closer to 3.8-5.2% gross – a meaningfully better yield story, if you meet the eligibility rules and can tolerate the thinner exit liquidity discussed in the honest read below. 粗算毛回报率：以估算月租 RM1,500–2,300 对照购买价 RM620,000–840,000，这里的双层排屋年毛回报率约 2.5–3.5% —— 对新山有地住宅而言并不突出，且尚未扣除管理、空置与融资成本。廉价组屋与公寓一段，以估算月租 RM500–750 对照 RM145,000–170,000，毛回报率则接近 3.8–5.2% —— 是明显更好的收益故事，前提是你符合资格，并能承受下方「诚实的一面」提到的较薄脱手流动性。
Taking the +29.1% apart, year by year把 +29.1% 逐年拆开
Source: NAPIC (JPPH) registered subsale records via List.my, read 2026-09-07. Years with fewer than 10 recorded transactions are omitted from the chart as statistically unreliable – which is why 2026 (7 sales so far) does not appear as a plotted point. 来源：NAPIC（JPPH）登记二手成交纪录，经 List.my，读取于 2026-09-07。成交笔数低于 10 笔的年份，因统计上不可靠而不列入图表 —— 这正是 2026 年（至今 7 笔）没有出现在图上的原因。
The headline number, and what actually happened underneath it标题数字，与它底下真正发生的事
The +29.1% twelve-month figure is real in the sense that it is what the trailing-window data says. It is misleading in the sense that it describes a sample that shrank from 78 sales (2022) to 7 (2026 YTD) while shifting hard toward the pricier terrace product – not a single home getting 29.1% more valuable in a year. Isolate the terrace product alone across the full five years and the picture is RM403 to RM537 psf, about 33% total, roughly 6% a year – a real, ordinary, unremarkable climb. 这个 +29.1% 的十二个月数字，在「这就是滚动窗口数据算出来的结果」这个意义上是真的。但它具有误导性，因为它描述的是一个从 78 笔（2022 年）缩小到 7 笔（2026 年至今）、同时大幅偏向较贵排屋产品的样本 —— 而不是某一栋房子一年内真的贵了 29.1%。把排屋产品单独拉出来看完整五年，画面是 每尺价 RM403 到 RM537，累计约 33%，年化约 6% —— 一条真实、普通、不算突出的涨幅曲线。
All-type blended median, by year全类型混合中位价，逐年
Closed to foreign buyers, in practical terms实际上，对外籍买家关闭
Johor bars non-citizens from landed property below RM2 million and strata property below RM1 million. Every recorded price band at Taman Ehsan Jaya – terraces included – sits far below both thresholds. 柔佛禁止非公民购买 RM200 万 以下的有地住宅，与 RM100 万 以下的分层住宅。Taman Ehsan Jaya 每一个登记价格带 —— 包括排屋在内 —— 都远低于这两个门槛。
Monthly repayment每月供款
Defaults set to the all-type registered median of RM496,500.预设值为全类型登记成交中位价 RM496,500。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM700,000 – a double-storey terrace toward the upper end of the recorded range. Foreign buyers: see the foreign-buyer section above first, since eligibility rather than cost is the actual obstacle here.预设 RM700,000 —— 登记区间较高端的一栋双层排屋。外籍买家：请先看上方外籍买家部分，因为在这里，真正的障碍是资格而不是成本。
Every recorded price at Taman Ehsan Jaya sits below Johor’s RM2 million landed / RM1 million strata thresholds for non-citizens. In practical terms, this specific address is not open to a foreign purchase. This calculator is shown for reference only – see the foreign-buyer section above. Taman Ehsan Jaya 每一个登记价格都低于柔佛给非公民设的 RM200 万有地／RM100 万分层门槛。实务上，这个门牌对外籍购买不开放。此试算器仅供参考 —— 请见上方外籍买家部分。
Ask me for Johor Bahru addresses that actually clear the foreign-ownership threshold. 向我索取真正跨过外籍持有门槛的新山门牌。
Terrace, flat, or auction unit? Tell me which one you’re actually after.排屋、公寓，还是拍卖单位？告诉我你真正想要的是哪一个。
Three different products share this address. The fastest way to a useful shortlist is telling me which one from the start.这个地址底下有三种不同的产品。最快拿到有用名单的方法，是从一开始就告诉我你要哪一种。
A genuine value estate, with real traffic and security caveats一个真正的性价比社区，但有真实的交通与治安提醒
✓ Strengths优势
- Landed housing still under RM900,000. A double-storey terrace here remains within reach of a first-time landed buyer.有地住宅仍在 RM90 万以下。这里的双层排屋对首购有地买家仍在可负担范围。
- A real terrace appreciation trend – about 33% over five years, roughly 6% a year, once isolated from the composition-shift headline.真实的排屋涨幅趋势 —— 从组合偏移的标题数字中拆出来后，五年约 33%，年化约 6%。
- Close to two employment belts – Tebrau III and Pasir Gudang – giving both owner-occupier and rental demand a fundamentals base.紧邻两个就业带 —— Tebrau III 与 Pasir Gudang —— 为自住与租赁需求提供了基本面支撑。
- Freehold title, per published listings, and a genuine sub-RM200,000 entry point through the low-cost flat and flat stock.永久地契（依公开挂牌资料），并透过廉价组屋与公寓存量提供真正低于 RM20 万的入场点。
- A live, dated auction data point – the Jalan EJ 2/5 reserve of RM600,000 – gives buyers a real anchor for the lower end of the terrace market, not just a listing agent’s asking price.一个真实、有日期的拍卖数据点 —— Jalan EJ 2/5 的 RM600,000 底价 —— 为买家提供了排屋市场低端的真实锚点，而不只是经纪的开价。
△ Things to weigh需要权衡的
- The +29.1% headline is a composition-shift artifact, not genuine same-product appreciation. Do not price a specific unit off that number.+29.1% 的标题数字是「组合偏移」造成的假象，不是同一产品的真实涨幅。请勿用这个数字为具体单位定价。
- Traffic congestion on the Jalan Kota Tinggi approach at peak hours, per a published area review – drive it yourself before you commit.Jalan Kota Tinggi 联外路段高峰时段拥堵，依一篇公开区域评论 —— 承诺购买前请自行开车验证。
- A history of security incidents in the older, unguarded section, per a published area review – one reason to weigh a gated newer phase against its price premium.较旧、无门禁区段曾有安全事件纪录，依一篇公开区域评论 —— 这是权衡门禁新区段溢价时该考虑的一点。
- Closed to foreign buyers in practical terms – every recorded price sits below Johor’s foreign-ownership thresholds.实务上对外籍买家关闭 —— 每一个登记价格都低于柔佛的外籍持有门槛。
- Registered volume has fallen sharply – 78 sales in 2022 to 7 so far in 2026 – meaning recent pricing signals rest on a thin sample. Treat any single “market rate” quote with caution.登记成交量大幅下滑 —— 从 2022 年的 78 笔降到 2026 年至今的 7 笔 —— 意味着近期的价格讯号建立在很薄的样本上。请谨慎看待任何单一的「市场行情」报价。
- Low-cost flat eligibility rules restrict who can buy, and often who can buy on resale too – this is not an open-market segment even for Malaysian citizens.廉价组屋的资格限制不仅限制谁能购买，转售时往往也限制谁能承接 —— 即使对马来西亚公民而言，这也不是完全开放市场的一环。
Taman Ehsan Jaya FAQTaman Ehsan Jaya 常见问题
Is the +29.1% one-year price jump at Taman Ehsan Jaya real?Taman Ehsan Jaya 那 +29.1% 的单年涨幅是真的吗？
Partly, and it is worth taking apart. Taman Ehsan Jaya posted the largest twelve-month price-per-square-foot move of any busy address in Mukim Plentong: +29.1%, to a quoted RM301 psf, on a base of 250 registered subsales since 2021. Pulled year by year, the same public dataset shows registered volume falling from 78 sales in 2022 to just 17 in 2025 and 7 so far in 2026, while the mix of what actually traded shifted hard toward double-storey terraces (about 45% of sales in 2022 to 2024, versus 59% in 2025 and 86% in 2026) and away from the cheaper low-cost flats and flats that make up over a third of this area’s total stock. The blended median psf across all property types went RM208 (2021) to RM331 (2022) to RM362 (2023) to RM297 (2024, a real dip) to RM405 (2025) to RM518 so far in 2026 – a swing that closely tracks which product happened to close, not a single house changing value. Looked at within one product only, double-storey terraces alone, the climb is real but far gentler: RM403 psf in 2021 to RM537 in 2026, about 33% over five years, roughly 6% a year. 部分真实，而且值得拆开来看。Taman Ehsan Jaya 是 Plentong 一区成交量最高的门牌中，十二个月每尺价涨幅最大的：+29.1%，报价每尺 RM301，样本是 2021 年以来 250 笔登记二手成交。把同一份公开数据逐年拉开，登记笔数从 2022 年的 78 笔降到 2025 年的 17 笔，2026 年至今只有 7 笔；而实际成交的组合也大幅转向双层排屋（2022 至 2024 年约占 45%，2025 年升到 59%，2026 年高达 86%），远离占本区总存量三分之一以上的廉价组屋与普通公寓。全类型混合的中位每尺价走势是：2021 年 RM208、2022 年 RM331、2023 年 RM362、2024 年 RM297（真实下跌）、2025 年 RM405、2026 年至今 RM518 —— 这个摆动追踪的是「刚好成交了什么」，不是某一栋房子涨了价。只看双层排屋这一种产品，涨幅确实存在但温和得多：2021 年每尺 RM403，2026 年 RM537，五年约 33%，平均一年约 6%。
How much does a house in Taman Ehsan Jaya cost?Taman Ehsan Jaya 的房子多少钱？
It depends entirely on which of two very different products you mean. Double-storey terraces, 113 of the 212 recorded residential subsales, carried a median of roughly RM620,000 to RM840,000 in 2025 and 2026 at RM466 to RM537 per square foot. Low-cost flats and flats, 89 of the 212 recorded residential subsales combined, carried an all-time median of RM145,000 to RM170,000 at RM204 to RM215 per square foot – about 40% of the terrace psf. A live example: a terrace unit at No. 36, Jalan EJ 2/5, 1,464 square feet, went to auction on 21 September 2026 with a reserve price of RM600,000, RM409.86 per square foot. Always ask which product a quoted price refers to. 这完全取决于你说的是两种截然不同产品中的哪一种。双层排屋 —— 212 笔登记住宅成交中的 113 笔 —— 在 2025 与 2026 年的中位价约 RM620,000 至 RM840,000，每尺 RM466 至 RM537。廉价组屋与普通公寓合计 89 笔，全期间中位价 RM145,000 至 RM170,000，每尺 RM204 至 RM215 —— 约为排屋每尺价的四成。一个即时案例：位于 Jalan EJ 2/5 门牌 36 号的排屋，1,464 平方尺，于 2026 年 9 月 21 日进入拍卖，底价 RM600,000，每尺 RM409.86。引用任何一个价格前，请先确认对方说的是哪一种产品。
Can foreigners buy property in Taman Ehsan Jaya?外国人可以买 Taman Ehsan Jaya 的房产吗？
In practice, no. Johor sets a RM2 million minimum purchase price for non-citizens buying landed residential property, and RM1 million for strata property. Taman Ehsan Jaya’s overall registered median is RM496,500, its most expensive recorded double-storey terraces in 2026 sit around RM840,000, and its flats and low-cost flats trade under RM230,000. Every recorded category here sits well below both foreign-ownership floors. This is a Malaysian-buyer market. 实务上不行。柔佛对非公民购买有地住宅设有 RM200 万最低价门槛，分层产权门槛为 RM100 万。Taman Ehsan Jaya 的整体登记中位价为 RM496,500，2026 年最贵的双层排屋成交约 RM840,000，公寓与廉价组屋成交价都在 RM230,000 以下。这里每一个登记类别都远低于两道外籍持有门槛。这是一个马来西亚人的市场。
Is Taman Ehsan Jaya freehold?Taman Ehsan Jaya 是永久地契吗？
Published property reviews describe Taman Ehsan Jaya as freehold, which is consistent with most 1990s and 2000s terrace development in this part of Johor Bahru. Tenure is recorded on the individual title, not on the township as a whole, so ask for a copy of the title before signing anything, and separately confirm whether the specific lot carries a Bumiputera restriction, since that affects who you may resell to. 公开的房产评论将 Taman Ehsan Jaya 描述为永久地契，这与新山这一带 1990 至 2000 年代兴建的多数排屋项目一致。但地契年期记载在个别地契上，不是记在整个市镇上，所以签任何文件前请先索取地契副本；并请另外确认该地段是否带有 Bumiputera 限制，因为这会影响你未来能卖给谁。
What is the cheapest way into Taman Ehsan Jaya?进入 Taman Ehsan Jaya 门槛最低的方式是什么？
The low-cost flats and flats, recorded medians of RM145,000 and RM170,000 respectively, are the cheapest entry, though they are a different product from the terraces most buyers picture when they hear the area’s name. For landed, a specific unit at No. 36, Jalan EJ 2/5 went to auction on 21 September 2026 with a reserve of RM600,000 for 1,464 square feet – a real, dated data point for what the lower end of the landed market currently looks like, though auction reserve prices are not the same as open-market transactions. 廉价组屋与公寓 —— 登记中位价分别为 RM145,000 与 RM170,000 —— 是门槛最低的选项，但它们与多数人听到这个区名时想到的排屋是不同的产品。若要有地住宅，一个具体单位 —— 门牌 36 号 Jalan EJ 2/5、1,464 平方尺 —— 已于 2026 年 9 月 21 日进入拍卖，底价 RM600,000，这是当前有地市场低端的一个真实、有日期的数据点，但拍卖底价不等同于公开市场成交价。
Is Taman Ehsan Jaya gated and guarded?Taman Ehsan Jaya 有门禁保安吗？
Partly. Published reviews describe newer sections of the development as gated and guarded, with 24-hour security, perimeter fencing, CCTV at the entrance and access-card entry. The older, original residential area does not share these features. Confirm which section a specific street sits in before assuming either way, and ask to see the guard post and fencing in person. 部分有。公开评论指出，这个发展项目较新的部分设有门禁保安，包括 24 小时保安、周界围篱、入口 CCTV 与门禁卡进出。较旧的原始住宅区没有这些设施。在假设有无门禁之前，请先确认具体街道属于哪一个区块，并亲自去看保安亭与围篱是否存在。
What is the traffic like around Taman Ehsan Jaya?Taman Ehsan Jaya 周边的交通状况如何？
Published reviews describe the area as one of the more centrally located townships in this part of Johor Bahru, which cuts both ways: the main roads are mildly congested off-peak and considerably worse during peak hours. The development connects to Pasir Gudang Highway via Jalan Kota Tinggi, a busy trunk road carrying both local and through traffic. Drive the route you would actually use, at the hour you would actually use it, before you commit. 公开评论指出，这一区是新山这一带位置较中心的市镇之一 —— 这是双面刃：主要道路在非高峰时段轻微拥堵，高峰时段明显更糟。这个发展项目经 Jalan Kota Tinggi 连上 Pasir Gudang Highway，那是一条同时承载本地与过境车流的繁忙干道。请在下单之前，用你实际会走的路线、在你实际会出门的时段，自己开一趟。
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, a permanent floor. Most recorded transactions in Taman Ehsan Jaya sit at or under RM500,000, where a first-time Malaysian buyer also pays no transfer stamp duty for purchases completed in 2026 or 2027. 产业盈利税（RPGT），课的是获利而非售价。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 0%。非公民：第 1 至 5 年 30%，第 6 年起 10%，且为永久底线不再调降。Taman Ehsan Jaya 多数登记成交都在 RM500,000 或以下，在这个价位，马来西亚首购族于 2026 或 2027 年完成购买还可豁免转让印花税。
How do I get from Taman Ehsan Jaya to the Singapore checkpoint?从 Taman Ehsan Jaya 到新柔关卡要多久？
A published property review puts the Malaysia-Singapore checkpoint at approximately 20 minutes’ drive, Johor Bahru city centre at approximately 25 minutes, and Senai International Airport at approximately half an hour. These figures are undated estimates from that review rather than our own measurement, and Jalan Kota Tinggi and Pasir Gudang Highway both carry heavy commuter and cargo traffic, so treat them as directional and verify at the hour you would actually travel. 一篇公开的房产评论指出，到新柔关卡车程约 20 分钟、到新山市中心约 25 分钟、到士乃国际机场约半小时。这些数字是该评论给出的、未标注日期的估算，不是我们自己的实测；而 Jalan Kota Tinggi 与 Pasir Gudang Highway 都承载大量通勤与货运车流，请把它们当方向性参考，并在你实际会出门的时段自行验证。
Is Taman Ehsan Jaya a good rental investment?Taman Ehsan Jaya 适合买来出租吗？
It depends on which product and which tenant pool you are targeting. The nearby Tebrau III industrial area and Pasir Gudang’s port and industrial zone support steady rental demand for the flats and low-cost flats from factory and warehouse workers, at modest rents of roughly RM500 to RM750 a month. Double-storey terraces rent higher, roughly RM1,500 to RM2,300 a month on our estimate, but with a thinner tenant pool and a much larger capital outlay. Neither is a high-yield play in isolation – model the numbers against your actual purchase price before assuming either works. 这取决于你锁定的产品与租客群。邻近的 Tebrau III 工业区，以及 Pasir Gudang 的港口与工业区，为公寓与廉价组屋带来了稳定的租赁需求，来自厂房与仓库工人，月租大约 RM500 至 RM750，不算高。双层排屋租金较高，依我们的估算约 RM1,500 至 RM2,300 一个月，但租客群较薄、资本投入也大得多。单独看，两者都不是高回报的玩法 —— 请针对你实际的购买价自行算一遍，不要假设哪一种一定划算。
How is Taman Ehsan Jaya different from Taman Megah Ria’s price story?Taman Ehsan Jaya 与 Taman Megah Ria 的价格故事有什么不同？
Both are Plentong-area addresses with a headline percentage that overstates genuine appreciation, but the mechanism differs. Taman Megah Ria’s +19.8% has previously been shown to be driven mainly by a sharp swing in a small, uneven sample. Taman Ehsan Jaya’s +29.1% is driven by a genuine, gradual shift in product mix – a shrinking sample increasingly dominated by the pricier double-storey terrace – layered on top of a real underlying terrace appreciation of about 6% a year. The headline number is larger here, but so is the genuine trend hiding underneath it. 两者都是 Plentong 一带、标题百分比高估了真实涨幅的门牌，但成因不同。Taman Megah Ria 的 +19.8%，先前的分析显示主要来自一个小而不均样本中的剧烈摆动。Taman Ehsan Jaya 的 +29.1%，则来自一个逐步、真实发生的产品组合转移 —— 一个持续缩小、且越来越由较贵双层排屋主导的样本 —— 叠加在每年约 6% 的真实排屋涨幅之上。这里的标题数字更大，但藏在底下的真实趋势也更大。
Mukim Plentong, side by sidePlentong 一区，并排比较
Taman Ehsan Jaya’s +29.1% is the standout figure in this mukim – here is how it sits against its neighbours, most of which moved by single digits or fell.Taman Ehsan Jaya 的 +29.1% 是这个 mukim 里最突出的数字 —— 以下是它与邻近区域的对照，多数邻区的涨幅是个位数，甚至下跌。
| Area区域 | Sales笔数 | Median price中位价 | PSF | 12m |
|---|---|---|---|---|
| Taman Ehsan Jaya | 250 | RM496,500 | RM301 | +29.1% |
| Taman Megah Ria | 560 | RM450,000 | RM299 | +19.8% |
| Bandar Baru Permas Jaya | 1,387 | RM488,000 | RM370 | +9.7% |
| Taman Desa Cemerlang | 406 | RM460,000 | RM348 | +9.2% |
| Bandar Seri Alam | 656 | RM460,000 | RM315 | +8.1% |
| Taman Johor Jaya | 952 | RM470,000 | RM336 | +7.4% |
| Taman Molek | 537 | RM539,000 | RM344 | -1.5% |
| Taman Rinting | 569 | RM400,000 | RM273 | -2.3% |
| Taman Kota Masai | 1,357 | RM360,000 | RM335 | -3.2% |
| Tg Puteri Resort | 417 | RM358,000 | RM243 | -29.7% |
Tell me which product, and I’ll skip the ones the headline number would mislead you on告诉我你要哪种产品，标题数字会误导你的部分，我直接帮你跳过
The +29.1% is real data, misread. Send me your budget and which product you’re after, and I’ll come back with what actually sold recently – not the blended average. +29.1% 是真实数据，但被读错了。把你的预算与想要的产品发给我，我会回给你近期真正的成交行情 —— 不是那个混合平均数。