Emerald Bay: forty-two homes
in Malaysia with a private berth
Emerald Bay：全马来西亚
四十二栋带私人泊位的房子
Not “a few”. Not “limited units”. Sixteen waterfront villas and twenty-six four-storey courtyard homes — forty-two, a number you can count. They sit on a canal 30 to 60 metres wide, dug over eighteen months, opening to the strait and to Puteri Harbour’s own CIQ checkpoint. 111 freehold acres by BRDB and UEM Sunrise, modelled on Sentosa Cove. This page is about whether that scarcity is worth what it costs. 不是「少量」，也不是「限量单位」。十六栋滨水别墅与二十六栋四层庭院屋 —— 四十二栋，一个数得出来的数字。它们坐落在一条宽 30 至 60 米、挖了一年半的运河上，通向海峡与 Puteri Harbour 自己的 CIQ 关卡。BRDB 与 UEM Sunrise 开发的 111 英亩永久地契，对标新加坡 Sentosa Cove。这一页要谈的是：这份稀缺值不值这个价。
© Mohd Fazlin Mohd Effendy Ooi · CC BY 2.0 · Wikimedia CommonsEmerald Bay in 30 seconds30 秒看懂 Emerald Bay
- What it is: 111 acres of freehold waterfront at Puteri Harbour, jointly developed by BRDB Developments and UEM Sunrise, explicitly modelled on Singapore’s Sentosa Cove. The centrepiece is a man-made canal, 30 to 60 m wide, that took about eighteen months to dig. 它是什么：Puteri Harbour 内 111 英亩永久地契滨水土地，由 BRDB Developments 与 UEM Sunrise 联合开发，明确对标新加坡 Sentosa Cove。核心是一条宽 30 至 60 米、挖了约一年半的人工运河。
- The number that matters: only 42 homes — 16 waterfront villas and 26 four-storey courtyard homes — were built with a private berth. A further 38 villas with berths are planned, indicatively from RM10 million. Everything else on this page follows from that scarcity. 关键数字：只有 42 栋 —— 16 栋滨水别墅与 26 栋四层庭院屋 —— 建有私人泊位。另规划 38 栋带泊位别墅，指示价 RM1,000 万起。这一页其余的一切，都源自这份稀缺。
- What it costs: registered landed sales median RM2,566,000 at RM688 psf (Oct 2023 – Sep 2024), with a 25th–75th band of RM930,000 to RM2,935,000. Waterfront villas have carried indicative pricing to about RM13.8 million. 多少钱：登记有地成交中位 RM2,566,000、每尺 RM688（2023/10–2024/9），第 25 至 75 百分位区间 RM930,000 至 RM2,935,000。滨水别墅的指示价曾达约 RM1,380 万。
- The detail almost nobody mentions: the canal connects to Puteri Harbour, which has its own CIQ checkpoint. For an owner arriving by boat that is a materially different proposition from any other marina address in Johor. 几乎没人提到的细节：运河连通 Puteri Harbour，而 Puteri Harbour 设有自己的 CIQ 关卡。对以船抵达的屋主，这与柔佛其他任何码头门牌是本质上不同的条件。
- The honest catch: the recorded 25th percentile of RM930,000 shows how wide the gap is between a berth unit and a non-berth one. Buying here without a berth is buying a Puteri Harbour address, not the thing that makes Emerald Bay expensive. Know which one you are paying for. 诚实提醒：登记数据的第 25 百分位为 RM930,000，可见带泊位与不带泊位的单位差距有多大。在这里买一套没有泊位的房子，买到的是 Puteri Harbour 的门牌，而不是让 Emerald Bay 昂贵的那样东西。你要清楚自己付的是哪一个。
Puteri Harbour — the marina district Emerald Bay opens ontoPuteri Harbour —— Emerald Bay 通向的码头城区
Emerald Bay’s canal opens into Puteri Harbour, so the harbour is not a neighbour — it is the extension of the address. This is the one page in the series where the surrounding photography is genuinely on-point. Emerald Bay 的运河通向 Puteri Harbour，所以这个港湾不是邻居 —— 它是这个门牌的延伸。这是本系列唯一一页，周边影像本身就切题。
A very small number of very specific people极少数非常特定的人
Forty-two berth homes is not a market — it is a list. The buyers below are not demographic guesses; they are what a berth selects for.四十二栋带泊位的房子不是一个市场，是一份名单。下面这些买家不是人口统计上的猜测，而是「泊位」这件事本身筛出来的。
The boat owner船主
Berths the boat behind the house and clears immigration at Puteri Harbour’s own CIQ. In Malaysia the number of homes where that sentence is literally true is 42. Everything else about the house is secondary to them.船就停在屋后，在 Puteri Harbour 自己的 CIQ 通关。在马来西亚，这句话字面成立的房子有 42 栋。对他们来说，房子的其他一切都是次要的。
The Sentosa Cove comparison shopper对比 Sentosa Cove 的买家
Emerald Bay was modelled on Sentosa Cove. Buyers who priced a berthed home in Singapore and looked across the strait are exactly the audience it was drawn for — and the currency arithmetic does most of the persuading.Emerald Bay 明确对标 Sentosa Cove。那些在新加坡问过带泊位住宅的价钱、然后望向海峡对岸的买家，正是它设计时瞄准的客群 —— 而汇率的算术完成了大部分说服工作。
The trophy-asset buyer资产收藏型买家
Buys because the supply is fixed and countable, not because of yield. Rental returns at this price point are thin everywhere in Johor; the case here rests on the berth never being reproducible.买它是因为供给固定且数得清，不是因为收益。在柔佛，这个价位的租金回报到处都薄；这里的论点建立在「泊位无法再制造」上。
The non-berth buyer不带泊位的买家
Most units at Emerald Bay do not have a berth. They are good Puteri Harbour homes on freehold land near a marina. That is a perfectly sound purchase — just not the one the headlines are about, and it should not be priced as if it were.Emerald Bay 多数单位没有泊位。它们是靠近码头、永久地契的优质 Puteri Harbour 住宅。这完全是一笔合理的置产 —— 只是它不是那些标题在讲的东西，也不该按那个价来定。
A Sunday at Emerald BayEmerald Bay 的一个星期天
The canal sets the pace here. Water levels are held by a lock gate, so the waterway is calm in a way a tidal frontage is not.这里的节奏由运河决定。水位由闸门控制，所以水道的平静程度与一般潮汐水岸不同。
The canal, 30 to 60 m wide, quiet and lock-controlled. For the 42, the boat is at the back of the house; for everyone else, this is simply the best water view in Iskandar Puteri.运河宽 30 至 60 米，水位由闸门控制、水面安静。对那 42 户，船就在屋后；对其他人，这单纯是 Iskandar Puteri 最好的水景。
Out through the lock to the strait, or across to Puteri Harbour. The harbour has a CIQ checkpoint — clearing immigration from your own boat is a genuinely unusual proposition.经闸门出到海峡，或横渡至 Puteri Harbour。港湾设有 CIQ 关卡 —— 从自己的船上办理通关，这是相当不寻常的条件。
Teega Walk, the ferry terminal, ONE°15 Marina. Puteri Harbour is a functioning destination rather than a residential-only enclave, which matters on a weekend.Teega Walk、渡轮码头、ONE°15 游艇会。Puteri Harbour 是一个运作中的目的地，而不是纯住宅飞地 —— 这一点在周末很重要。
EduCity and the international schools are 10 to 20 minutes inland. This is one of the few luxury waterfront addresses anywhere that is also inside a serious school catchment.EduCity 与各国际学校在内陆方向 10 至 20 分钟。这是少数「豪华滨水」同时又落在像样学区范围内的门牌之一。
Sunset over the strait, with Singapore on the far side. The view is the product — and unlike a golf frontage, nobody can build in front of it.海峡上的日落，对岸是新加坡。景观就是产品 —— 而且和球道景不同，没有人能在它前面盖东西。
Very quiet, and honestly, sometimes too quiet. Puteri Harbour has had a long build-out; occupancy in parts of the wider area is still thin. Visit on a weekday evening, not just a Sunday afternoon.非常安静 —— 老实说，有时候太安静。Puteri Harbour 的开发周期很长，周边部分区域的入住率仍然偏低。请挑平日傍晚去一趟，不要只在周日下午看。
The only address here with two ways out本系列唯一有两条出路的门牌
Emerald Bay sits within Puteri Harbour, Iskandar Puteri, on the western flank near Gelang Patah and the Second Link. By road it behaves like the other western estates in this series. By water it does not behave like any of them: the canal opens to the strait, and Puteri Harbour operates an international ferry terminal with a CIQ checkpoint. Emerald Bay 位于 Iskandar Puteri 的 Puteri Harbour 之内，在西翼、近 Gelang Patah 与二关。走陆路，它和本系列其他西部社区行为一致。走水路，它和任何一个都不同：运河通向海峡，而 Puteri Harbour 设有 国际渡轮码头与 CIQ 关卡。
That second route is not a marketing flourish. It is the structural difference between this address and every other waterfront claim in Johor.第二条路线不是行销修辞。它是这个门牌与柔佛其他所有「滨水」宣称之间的结构性差别。
| Destination目的地 | Drive车程 |
|---|---|
| Puteri Harbour marina / ferry CIQ | 2–5 min |
| Teega Walk / harbour retail | 2–5 min |
| EduCity international schools | 10–20 min |
| Tuas Second Link 二关 | 15–25 min |
| Gleneagles Medini | 10–15 min |
| Columbia Asia Iskandar Puteri | 10–20 min |
| AEON Bukit Indah | 15–25 min |
| JB City Centre / CIQ / RTS | 35–45 min |
Waterfront living inside a school catchment落在学区里的滨水生活
Most luxury waterfront addresses make you choose between the view and the school run. This one, unusually, does not.多数豪华滨水门牌，会逼你在景观与接送孩子之间二选一。这一个少见地不必。
Roads & the water route道路与水路
By road, the Second Link is 15 to 25 minutes via the Iskandar Coastal Highway corridor. By water, the canal opens to the strait through a lock, and Puteri Harbour runs an international ferry terminal with a CIQ checkpoint.走陆路，经 Iskandar Coastal Highway 走廊到二关 15 至 25 分钟。走水路，运河经闸门通向海峡，而 Puteri Harbour 设有国际渡轮码头与 CIQ 关卡。
Schools学校便利
The EduCity cluster — Marlborough College Malaysia, Raffles American School and the rest of the eight international schools in Iskandar Puteri — is 10 to 20 minutes inland. For a family buying a waterfront home rather than a weekend boat house, this is the deciding advantage over Senibong Cove. EduCity 一带 —— Marlborough College Malaysia、Raffles American School，以及 Iskandar Puteri 八所国际学校中的其余各校 —— 在内陆方向 10 至 20 分钟。对于买滨水住宅自住、而非买周末船屋的家庭，这是胜过 Senibong Cove 的决定性优势。
Medical & retail医疗与零售
Gleneagles Medini is 10 to 15 minutes, Columbia Asia Iskandar Puteri 10 to 20. Retail is split between the harbour itself and the malls at Bukit Indah 15 to 25 minutes away.Gleneagles Medini 10 至 15 分钟，Columbia Asia Iskandar Puteri 10 至 20 分钟。零售一部分在港湾本身，一部分在 15 至 25 分钟外的 Bukit Indah 商场群。
Everything here rests on one number: 42这里的一切，建立在一个数字上：42
Most premium developments claim scarcity. This one can be counted. Sixteen villas and twenty-six courtyard homes have a private berth — and no one can dig another canal into Puteri Harbour. 多数高端项目都宣称稀缺。这一个可以数出来：16 栋别墅加 26 栋庭院屋带私人泊位 —— 而没有人能再往 Puteri Harbour 挖一条运河。
42 homes with a private berth42 栋带私人泊位
16 waterfront villas and 26 four-storey courtyard homes. A further 38 waterfront villas with berths are planned, indicatively from RM10 million. This is not “limited units” — it is a fixed, countable list, and that is what the price is anchored to. 16 栋滨水别墅与 26 栋四层庭院屋。另规划 38 栋带泊位滨水别墅，指示价 RM1,000 万起。这不是「限量单位」，而是一份固定、可数的名单 —— 价格锚定的就是这个。
A canal that reaches a CIQ一条通向 CIQ 的运河
The canal is 30 to 60 m wide, took about eighteen months to dig, and is lock-controlled. It links to the open sea and to Puteri Harbour, which operates a Customs, Immigration and Quarantine checkpoint. Arriving home by boat and clearing immigration on the same trip is not a claim other Johor addresses can make. 运河宽 30 至 60 米，挖掘约一年半，水位由闸门控制。它连通外海 并 通向设有海关、移民与检疫（CIQ）关卡的 Puteri Harbour。以船返家、同一趟完成通关 —— 柔佛其他门牌说不出这句话。
Drawn against Sentosa Cove对标 Sentosa Cove 设计
Emerald Bay was explicitly modelled on Singapore’s Sentosa Cove, by BRDB Developments and UEM Sunrise across 111 freehold acres. The comparison is the developer’s own, which makes the currency arithmetic the natural next question — and it is a favourable one. Emerald Bay 明确对标新加坡 Sentosa Cove，由 BRDB Developments 与 UEM Sunrise 在 111 英亩永久地契土地上开发。这个对标是发展商自己提出的，于是汇率的算术自然成为下一个问题 —— 而答案对买家有利。
Waterfront inside a school catchment落在学区里的滨水
EduCity is 10 to 20 minutes inland — Marlborough College, Raffles American School and the rest. Senibong Cove, the other marina address in this series, is 45 to 60 minutes from the same schools. For a family rather than a weekender, that gap decides it. EduCity 在内陆方向 10 至 20 分钟 —— Marlborough College、Raffles American School 等。本系列另一个码头门牌 Senibong Cove，距同一批学校 45 至 60 分钟。对家庭而非周末客，这个差距就是决定因素。
Above the foreign-ownership line在外籍持有门槛之上
Recorded landed median RM2,566,000 — comfortably clear of Johor’s RM2 million minimum for non-citizens. Unlike Senibong Cove, where the median sits below the line, most of the stock here is genuinely open to a foreign buyer. 登记有地中位价 RM2,566,000 —— 稳稳高于柔佛给非公民设的 RM200 万门槛。与中位价低于门槛的 Senibong Cove 不同，这里多数存量对外籍买家是真正开放的。
A view nobody can build in front of没有人能挡住的景观
A golf frontage can be rezoned; a park can be developed. Open water cannot. The villas on Phase 1B, The Island — twelve homes built on an island inside the development — hold the most protected outlook of any address in this series. 球道景可以被重划，公园可以被开发，开阔水面不能。Phase 1B「The Island」 —— 建在社区内一座岛上的 12 栋别墅 —— 拥有本系列中最不可能被遮挡的视野。
And the questions the brochure will not raise以及宣传册不会提的问题
⚓ If you are buying for the berth如果你是为了泊位而买
✈️ If you’re buying from outside Malaysia如果你人在马来西亚以外
Phase 1A, and the twelve houses on The IslandPhase 1A，与岛上的十二栋
Two launched phases. Phase 1A: 82 residential units — three- and four-storey courtyard homes, semi-detached houses and bungalows. Phase 1B, The Island: 12 waterfront villas built on an island within the development. Three Street View panoramas exist on the approach roads; the gated interior has none. 已推出两期。Phase 1A：82 个住宅单位 —— 三层与四层庭院屋、半独立式与独立式。Phase 1B「The Island」：建在社区内一座岛上的 12 栋滨水别墅。联外道路上有三幅街景可用；门禁内没有。
| Phase期数 | Units单位数 | Product产品 | Private berth私人泊位 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|
| Phase 1A | 82 | 3- and 4-storey courtyard homes, semi-Ds, bungalows三层与四层庭院屋、半独立式、独立式 | 26 four-storey courtyard homes26 栋四层庭院屋 | Mostly yes多数可以 |
| Phase 1B — The Island | 12 | Waterfront villas on an island within the development社区内岛上的滨水别墅 | Waterfront villas滨水别墅 | Yes可以 |
| Planned — further villas规划中 —— 后续别墅 | 38 | Waterfront villas with private berths带私人泊位的滨水别墅 | All 38全部 38 栋 | Yes · indicative from RM10m可以 · 指示价 RM1,000 万起 |
| Total with a berth带泊位合计 | 42 | 16 waterfront villas + 26 four-storey courtyard homes16 栋滨水别墅 ＋ 26 栋四层庭院屋 | The number the whole address rests on整个门牌所依靠的那个数字 | |
Three products, and only two of them come with water at the back三种产品，只有两种屋后有水
The recorded 25th-to-75th percentile band runs RM930,000 to RM2,935,000 — an enormous spread for one development, and it maps almost exactly onto whether a unit has a berth. 登记的第 25 至 75 百分位区间为 RM930,000 至 RM2,935,000 —— 对单一项目而言这个跨度极大，而它几乎完全对应「有没有泊位」这一件事。
3-storey courtyard home三层庭院屋
4-storey courtyard home四层庭院屋
Waterfront villa · The Island滨水别墅 · The Island
Small, expensive, and deliberately so小、贵，而且是刻意的
Second only to Senibong Cove仅次于 Senibong Cove
RM930,000 to RM2,935,000 — the berth premium, visibleRM930,000 至 RM2,935,000 —— 泊位溢价，看得见
A 25th percentile at RM930,000 against a median of RM2.57m is an unusually skewed distribution for one development. Read it as the market pricing two different products under one name — with and without water at the back. 第 25 百分位 RM930,000、中位数却是 RM257 万 —— 对单一项目而言，这个分布异常偏斜。请把它读成：市场在用同一个名字为两种不同的产品定价 —— 屋后有水的，和没有的。
The berth is the price泊位就是价格
Registered landed transactions: median RM2,566,000 at RM688 psf (Oct 2023 – Sep 2024), 25th–75th percentile RM930,000 to RM2,935,000. Across all property types, median RM2,539,000 at RM684 psf (Jun 2023 – May 2024). 登记有地成交：中位 RM2,566,000、每尺 RM688（2023/10–2024/9），第 25 至 75 百分位 RM930,000 至 RM2,935,000。全类型中位 RM2,539,000、每尺 RM684（2023/6–2024/5）。
| Type类型 | Berth泊位 | Price range价格区间 | Monthly rent月租 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|
| 3-storey courtyard home三层庭院屋 | No无 | RM1.8m – 2.9m | RM5,000 – 8,000 | Usually yes通常可以 |
| 4-storey courtyard home四层庭院屋 | Yes · 26 units有 · 26 栋 | RM3.0m – 6.0m | RM8,000 – 15,000 | YES可以 |
| Waterfront villa滨水别墅 | Yes · 16 units有 · 16 栋 | RM6m – 13.8m | RM15,000 – 30,000 | YES可以 |
| All landed, recorded median全部有地，登记中位 | — | RM2,566,000 RM688 psf · Oct 2023 – Sep 2024 | — | Median clears RM2m中位跨过 RM200 万 |
One development, two markets一个项目，两个市场
Source: registered transaction records via brickz.my and NAPIC. Records lag roughly six months.来源：brickz.my 与 NAPIC 的登记成交纪录。资料约滞后半年。
A distribution that tells you what to ask一个告诉你该问什么的分布
The 25th percentile sits at RM930,000 and the median at RM2,566,000 — nearly a threefold gap inside the same development. A distribution that skewed is not noise; it is two products. Before you compare any Emerald Bay price to another, establish which side of that line the unit is on. 第 25 百分位在 RM930,000，中位数却是 RM2,566,000 —— 同一个项目内近三倍的落差。这么偏斜的分布不是杂讯，是两种产品。在你拿任何 Emerald Bay 的价格去比较之前，先确认那个单位在这条线的哪一边。
Residential price per square foot, year by year住宅每尺价 · 逐年
Median psf is used here rather than median price, because median price moves with whatever mix of house types happened to sell that year. Price per square foot is the closer thing to a like-for-like comparison. Figures below each point are the number of recorded transactions; years with fewer than 10 are left out.这里用的是中位每尺价，不是中位成交价 —— 中位成交价会随当年恰好成交的屋型组合起伏，每尺价才比较接近同类相比。每个点下方是该年登记成交笔数；少于 10 笔的年份不列入。
PRICE_INDEX 阵列加一行，格式 {q:"2026 Q1", median:435, n:12}（median 填每尺价，不是总价；n 填笔数）。做满两年，这一页就会变成「Emerald Bay 价格指数」的事实来源 —— 媒体、买家与 AI 搜索引擎会引用你，而不是引用挂牌网站。💡 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。The most open address in this series本系列对外籍最开放的门牌
Johor bars non-citizens from landed property below RM2 million. Emerald Bay’s recorded landed median of RM2,566,000 sits comfortably above it — and every berth unit sits far above it. 柔佛禁止非公民购买 RM200 万 以下的有地住宅。Emerald Bay 的登记有地中位价 RM2,566,000 稳稳在门槛之上 —— 而每一个带泊位的单位都远高于它。
Monthly repayment每月供款
Defaults set to the recorded landed median of RM2,566,000.预设值为登记有地成交中位价 RM2,566,000。
And how much cash do I need up front?那我到底要准备多少现金？
At this price point the foreign-buyer costs stop being a footnote. Default set to RM3.5m — a four-storey courtyard home with a berth.在这个价位，外籍买家的成本不再是脚注。预设 RM350 万 —— 一栋带泊位的四层庭院屋。
Every berth unit clears Johor’s RM2 million minimum, so eligibility is rarely the obstacle. Cost is. Since 1 January 2026 non-citizens pay a flat 8% transfer stamp duty; Johor’s state consent fee is 3% of valuation, minimum RM30,000; consent takes one to three months; banks cap foreign lending at 60–70% LTV. On a RM6 million villa the stamp duty alone is RM480,000 and the consent fee RM180,000. 每一个带泊位单位都跨过柔佛的 RM200 万 门槛，所以资格通常不是障碍，成本才是。自 2026 年 1 月 1 日起，非公民转让印花税为 统一 8%；柔佛州同意书费为 估价的 3%、最低 RM30,000；同意书需时 一至三个月；银行对外籍贷款成数上限 60–70%。以一栋 RM600 万的别墅计，光印花税就是 RM48 万，同意书费 RM18 万。
Tell me the unit and I will confirm the berth, the title and the full landed cost before you commit. 把单位告诉我，我在你承诺之前先确认泊位、地契与到手的全部成本。
Berth or no berth? That is the only question that matters first.要不要泊位？这是唯一需要先回答的问题。
There are 42 homes with one. Tell me whether you need it and everything else follows.带泊位的房子有 42 栋。告诉我你要不要，其余的自然就定了。
Genuinely irreplaceable, in a district still finding its feet真正无可取代，但所在城区仍在成形
✓ Strengths优势
- 42 homes with a private berth — a fixed, countable number. Nobody can dig another canal into Puteri Harbour.42 栋带私人泊位 —— 固定且可数。没有人能再往 Puteri Harbour 挖一条运河。
- The canal reaches a CIQ. Puteri Harbour has an international ferry terminal with immigration on site — a genuinely different proposition from any other Johor marina address.运河通向 CIQ。Puteri Harbour 设有国际渡轮码头与现场移民关卡 —— 与柔佛任何其他码头门牌本质不同。
- Waterfront inside a school catchment. EduCity is 10–20 minutes; Senibong Cove is 45–60 from the same schools.落在学区里的滨水。EduCity 10–20 分钟；Senibong Cove 距同一批学校 45–60 分钟。
- Above the foreign-ownership line. Recorded landed median RM2,566,000 — every berth unit is open to a foreign buyer.在外籍门槛之上。登记有地中位价 RM2,566,000 —— 每个带泊位单位都对外籍开放。
- 111 freehold acres, BRDB and UEM Sunrise, drawn against Sentosa Cove rather than against local comparables.111 英亩永久地契，BRDB 与 UEM Sunrise 开发，对标的是 Sentosa Cove 而非本地案例。
△ Things to weigh需要权衡的
- Extremely thin resale market. Ninety-four units launched, 42 with berths. When you sell, your buyer pool is measured in individuals, not hundreds.二手市场极薄。已推出 94 个单位，42 个带泊位。你要卖的时候，买家池是以「个」计，不是以「百」计。
- A berth is a liability as well as an asset. Annual fees, seawall and pontoon maintenance, salt exposure. Budget for it every year, whether or not you own a boat.泊位是资产，也是负债。年费、护岸与浮桥维护、盐分侵蚀。不论你有没有船，每年都要编这笔预算。
- Puteri Harbour is still maturing. The wider precinct has had a long, uneven build-out and retail occupancy has fluctuated. Visit on a weekday evening, not a Sunday afternoon.Puteri Harbour 仍在成熟中。整个片区开发周期长且不均，零售招租率历来起伏。请挑平日傍晚去看，不要只在周日下午。
- Half the stock has no berth — and the recorded 25th percentile of RM930,000 shows the market prices those very differently. Do not pay a berth price for a non-berth house.一半的存量没有泊位 —— 登记第 25 百分位的 RM930,000 说明市场对这两者定价截然不同。不要用带泊位的价钱买不带泊位的房子。
- Not an RTS location — Bukit Chagar is 35 to 45 minutes. This runs on the Second Link, like the rest of the western estates.不是 RTS 地段 —— Bukit Chagar 35 至 45 分钟。这里和西部其他社区一样，靠的是二关。
Emerald Bay FAQEmerald Bay 常见问题
How many homes at Emerald Bay have a private berth?Emerald Bay 有多少栋带私人泊位？
Only 16 waterfront villas and 26 four-storey courtyard homes were built with private berths, making 42 homes in total. A further 38 waterfront villas with berths have been planned with indicative pricing from RM10 million. That countable scarcity, rather than finishes or floor area, is what sets pricing at Emerald Bay. 只有 16 栋滨水别墅与 26 栋四层庭院屋建有私人泊位，合计 42 栋。另规划 38 栋带泊位滨水别墅，指示价 RM1,000 万起。为 Emerald Bay 定价的是这份可数的稀缺，而不是装修或面积。
How much does a home at Emerald Bay cost?Emerald Bay 的房子多少钱？
Registered landed transactions at Emerald Bay recorded a median of RM2,566,000 at RM688 per square foot between October 2023 and September 2024, with a 25th to 75th percentile band of RM930,000 to RM2,935,000. Across all property types the median was RM2,539,000 at RM684 per square foot between June 2023 and May 2024. Waterfront villas with private berths have carried indicative pricing up to about RM13.8 million. Emerald Bay 的登记有地成交，在 2023 年 10 月至 2024 年 9 月间中位为 RM2,566,000、每平方尺 RM688，第 25 至 75 百分位区间为 RM930,000 至 RM2,935,000。全类型方面，2023 年 6 月至 2024 年 5 月的中位为 RM2,539,000、每尺 RM684。带私人泊位的滨水别墅指示价曾达约 RM1,380 万。
What is the canal at Emerald Bay?Emerald Bay 的运河是什么？
Emerald Bay is built around a purpose-dug canal ranging from 30 to 60 metres wide, which took about eighteen months to construct. It links the development to the open sea and to Puteri Harbour, where there is a Customs, Immigration and Quarantine checkpoint. Water levels in the canal are controlled by a lock gate. Emerald Bay 围绕一条专门开挖、宽 30 至 60 米的运河而建，施工约一年半。它将社区连通外海，并通向设有海关、移民与检疫（CIQ）关卡的 Puteri Harbour。运河水位由闸门控制。
Who developed Emerald Bay?Emerald Bay 是谁开发的？
Emerald Bay at Puteri Harbour is jointly developed by BRDB Developments Sdn Bhd and UEM Sunrise Bhd on 111 acres of freehold land in Iskandar Puteri, Johor. Phase 1A comprises 82 residential units including three-storey and four-storey courtyard homes, semi-detached houses and bungalows; Phase 1B, known as The Island, comprises 12 waterfront villas built on an island within the development. Puteri Harbour 的 Emerald Bay 由 BRDB Developments Sdn Bhd 与 UEM Sunrise Bhd 联合开发，位于柔佛 Iskandar Puteri，占地 111 英亩永久地契土地。Phase 1A 含 82 个住宅单位，包括三层与四层庭院屋、半独立式与独立式；Phase 1B 名为 The Island，含建于社区内一座岛上的 12 栋滨水别墅。
Can foreigners buy at Emerald Bay?外国人可以买 Emerald Bay 吗？
Johor sets a RM2 million minimum purchase price on landed residential property for non-citizens. With a recorded landed median of RM2,566,000, most of Emerald Bay’s stock sits above that threshold, making it one of the more accessible Johor addresses for a foreign buyer. State Authority consent is still required per transaction and typically takes one to three months, non-citizens pay a flat 8 percent transfer stamp duty from 1 January 2026, and Johor charges a state consent fee of 3 percent of valuation with a RM30,000 minimum. 柔佛对非公民购买有地住宅设有 RM200 万最低价门槛。Emerald Bay 的登记有地中位价为 RM2,566,000，多数存量在门槛之上，因此它是柔佛对外籍买家较为开放的门牌之一。每笔交易仍需州政府同意书，通常需时一至三个月；自 2026 年 1 月 1 日起非公民转让印花税为统一 8%；柔佛州同意书费为估价的 3%，最低 RM30,000。
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。
The two waterfront addresses, side by side两个滨水门牌，并排比较
Johor Bahru has essentially two premium waterfront addresses. If you are reading this page you are almost certainly deciding between them, so here is the comparison in full.新山基本上只有两个高端滨水门牌。你会读到这一页，几乎可以肯定是在这两者之间做决定 —— 所以这里给出完整对照。
| Emerald Bay | Senibong Cove | |
|---|---|---|
| Median psf中位每尺 | RM688 | RM724 |
| Median transacted中位成交价 | RM2,566,000 | RM1,850,000 |
| Private berths私人泊位 | 42 homes42 栋 | Marina, community berths社区码头泊位 |
| Water access水路 | Canal → sea → CIQ at harbour运河 → 外海 → 港湾 CIQ | Sungai Lunchu → straitSungai Lunchu → 海峡 |
| International schools国际学校 | 10–20 min | 45–60 min |
| Crossing过关方向 | Second Link 15–25 min二关 15–25 分钟 | Causeway 10–20 min长堤 10–20 分钟 |
| Foreign buyers外籍买家 | Median clears RM2m中位跨过 RM200 万 | Median below RM2m中位低于 RM200 万 |
| Developer发展商 | BRDB + UEM Sunrise | Walker Corporation |
Forty-two houses. Tell me which one you’re looking at.四十二栋。告诉我你在看哪一栋。
With a list this short, generic advice is useless. Send me the unit and I will confirm whether it has a berth on the title, what the berth costs to hold, and the full landed cost including foreign-buyer duties. 名单这么短，泛泛的建议没有用。把单位发给我，我会确认它地契上有没有泊位、维持泊位每年多少钱，以及含外籍税费在内的到手总成本。