Estuari Gardens: the estate sitting
right on Johor’s RM2 million line
Estuari Gardens：
正好卡在柔佛 RM200 万门槛上的小区
Johor lets a non-citizen buy landed property only above RM2,000,000. Estuari Gardens’ five-year median is RM1,789,000 — close enough that the question is worth answering properly rather than waved away. We pulled every recorded transaction by lot size to find out: a handful of the roughly 1,798 and 2,713 sq ft units did clear RM2 million between 2021 and 2023, one as high as RM2,778,000. But every single transaction recorded since — all ten of them, 2024 to 2026 — closed under RM1,400,000. This page is the honest version of that story, gate by gate. 柔佛规定非公民只能购买 RM200 万以上的有地住宅。Estuari Gardens 五年中位价是 RM1,789,000 —— 近到这个问题值得认真回答，而不是随口带过。我们把每一笔登记成交按地段大小拆开查了一遍：2021 至 2023 年间，确实有若干约 1,798 尺与 2,713 尺地段的单位跨过了 RM200 万，最高见 RM2,778,000。但此后登记的每一笔 —— 2024 至 2026 年全部十笔 —— 成交价都低于 RM1,400,000。这一页，就是把这段故事诚实地、一道门一道门地讲清楚。
© Chongkian · CC BY-SA 4.0 · Wikimedia CommonsEstuari Gardens in 30 seconds30 秒看懂 Estuari Gardens
- What it is: a 350-unit gated and guarded freehold landed enclave in Puteri Harbour, Mukim Pulai, postcode 79100, built by UEM Sunrise (via Bandar Nusajaya Development) as the first phase of the 394-acre Estuari masterplan. Every unit is a two-storey terrace; the only variable is the lot. 它是什么：位于 Mukim Pulai 公主港、邮区 79100 的 350 户门禁保安永久地契有地小区，由 UEM Sunrise（透过 Bandar Nusajaya Development）开发，是 394 英亩 Estuari 总蓝图的第一期。全部单位都是双层排屋，唯一的变数是地段大小。
- What it costs: 55 registered transactions from 2021 to 2026, median RM1,789,000. List.my’s own summary shows two different psf figures for that set (RM728 and RM995) — a genuine data discrepancy this page flags rather than hides. By lot size, prices run from about RM950,000 to RM2,778,000. 多少钱：2021 至 2026 年 55 笔登记成交，中位 RM1,789,000。List.my 自己的摘要对这批数据给出两个不同的每尺价（RM728 与 RM995）—— 这是真实存在的数据落差，本页选择标出来，而不是藏起来。按地段大小，价格介于约 RM950,000 至 RM2,778,000。
- The number that decides it: Johor’s floor for a non-citizen buying landed property is RM2,000,000. A handful of Estuari Gardens units cleared it in 2021–2023. None of the ten transactions recorded since have — the highest, in July 2024, was RM1,400,000. 决定性的数字：柔佛给非公民有地住宅设的门槛是 RM200 万。2021 至 2023 年间，Estuari Gardens 有若干单位跨过了这条线。此后登记的十笔成交，没有一笔跨过 —— 最高的一笔（2024 年 7 月）是 RM1,400,000。
- The detail almost nobody checks: Marlborough College Malaysia — a full British-curriculum boarding and day school, IGCSE and IB, about 890 pupils from 43 countries — sits roughly two kilometres away on Jalan Marlborough, inside the same Puteri Harbour precinct. 几乎没人查的细节：Marlborough College Malaysia —— 全套英式课程的寄宿与走读学校，衔接 IGCSE 与 IB，学生约 890 人、来自 43 个国家 —— 就在约两公里外的 Jalan Marlborough，与 Estuari Gardens 同属公主港一带。
- The honest catch: only 55 sales in five years for 350 units is thin liquidity, the estate has no shops, school or clinic inside its own gates, and it is only one product — a two-storey terrace on a lot that ranges from about 1,798 to 3,165 sq ft. There is nowhere cheaper and nowhere bigger to trade into within the same fence. 诚实提醒：350 户五年只有 55 笔成交，流通性偏薄；小区大门之内没有商店、学校或诊所；而且产品只有一种 —— 地段约 1,798 至 3,165 尺的双层排屋。同一个门禁范围内，没有更便宜、也没有更大的产品可以换。
A gated cul-de-sac inside a much bigger waterfront plan一个门禁尽头路，套在一个更大的滨海总蓝图里
There are no Wikimedia photographs inside Estuari Gardens itself — it is a private, gated estate, and Google’s Street View car has never been let in either (we tested it; see the street-view panels further down). What the photographs below show is the public Puteri Harbour and Iskandar Puteri that surrounds it: the marina, the state administrative precinct, and the mosque and civic buildings a short drive from the gate. Wikimedia 上没有 Estuari Gardens 小区内部的照片 —— 这是一个私人门禁小区，连 Google 街景车都没被放进去过（我们实测过，见下方街景）。以下照片拍到的是围绕着它的公共公主港与依斯干达公主城：滨海码头、州行政区，以及大门外不远的清真寺与公共建筑。
Four households who chose the gate over the mall四种人，选了门禁而不是商场
Estuari Gardens has no shop row, no school and no clinic behind its own fence. Everyone who buys here is trading convenience for something else — usually quiet, security, or a specific address nearby.Estuari Gardens 自己的围墙内没有店屋排、没有学校，也没有诊所。会买这里的人，都是用「方便」去换别的东西 —— 通常是安静、保安，或是附近某个特定的地标。
The Second-Link crosser走第二通道的人
Puteri Harbour is published at about 15 minutes from the Tuas Second Link — closer to the border than the Austin or Bukit Indah corridors. This household picks Estuari Gardens for the crossing time, and accepts that everything else is a drive.公开资料显示公主港距 Tuas 第二通道约 15 分钟 —— 比 Austin 或 Bukit Indah 一带更靠近关口。这一类买家看中的就是这段车程，并接受其余一切都得开车去。
The Marlborough familyMarlborough 家庭
Marlborough College Malaysia, on Jalan Marlborough, is a full British day-and-boarding school inside the same Puteri Harbour precinct. A family with children there wants a short, guarded run to the gate — not a school inside the estate, just a very short drive to one.位于 Jalan Marlborough 的 Marlborough College Malaysia，是同一个公主港区内的全套英式走读兼寄宿学校。孩子在那上学的家庭，要的是一段短而有保安的车程 —— 不是小区里有学校，而是离学校非常近。
The Kota Iskandar officerKota Iskandar 公务员
Kota Iskandar, the Johor state government’s administrative capital, sits immediately beside Puteri Harbour. Senior officers and the professionals who service that complex are a quiet, steady source of demand that has nothing to do with tourism or the marina.柔佛州政府的行政首府 Kota Iskandar 就在公主港旁边。为这个行政区服务的官员与专业人士，是一股安静而稳定的需求来源，与旅游或滨海无关。
The quiet-money downsizer图安静的换屋族
No shop rows, no through-traffic, a lake and a landscaped garden inside the fence. This household has already lived somewhere busier in Johor and is paying for the absence of that busyness, not for proximity to it.没有店屋排、没有过路车流，围墙内有湖有园林。这一类买家在柔佛别处住过更热闹的地方，现在花钱买的是「不热闹」，而不是靠近热闹。
A Tuesday around Estuari GardensEstuari Gardens 的一个星期二
Pick a weekday, not a weekend. Weekends here revolve around the marina and the ferry terminal a few minutes away; a weekday shows you what living behind the gate actually feels like.要看，就挑平日，不要挑周末。这里的周末围着几分钟外的滨海码头与渡轮站转；平日才看得出住在门禁里头究竟是什么感觉。
School run out of the gate, most likely toward Marlborough College on Jalan Marlborough, a few minutes away inside the same Puteri Harbour precinct.出闸门送孩子上学，多半是往几分钟外、同属公主港区的 Jalan Marlborough Marlborough College 方向去。
Commuters split two ways: toward the Tuas Second Link, about 15 minutes on published figures, or toward Kota Iskandar and the wider Nusajaya office belt.通勤人流分两路：一路往 Tuas 第二通道，公开资料约 15 分钟；一路往 Kota Iskandar 与更广的努沙再也办公带。
Lunch means a drive. There is no coffee shop inside the gate, so residents head to Puteri Harbour’s own dining strip or further into Medini and Nusajaya.午餐得开车。门禁内没有咖啡店，居民会往公主港自己的餐饮街，或再远一点的美迪尼与努沙再也去。
Evening quiet. With only 350 units and no through-road, Estuari Gardens does not carry the shop-row traffic that fills many completed Johor townships at this hour.傍晚安静。只有 350 户、没有过路干道，Estuari Gardens 在这个时段不会有许多柔佛完工市镇常见的店屋车流。
Weeknight dinner is, again, a drive out — to Puteri Harbour’s restaurant row, or back toward Horizon Hills and Bukit Indah for a wider choice.平日晚餐同样要开车出去 —— 到公主港的餐厅街，或往回开到 Horizon Hills 与 Bukit Indah 找更多选择。
The marina, the Puteri Harbour International Ferry Terminal (daily fast ferries to Batam and Bintan), and the state mosque at Kota Iskandar are all a short drive — this is when the location earns its premium.滨海码头、每日有快船往巴淡与民丹的公主港国际渡轮码头，以及 Kota Iskandar 的州清真寺，都在不远车程内 —— 这个位置的溢价，周末才看得出来。
Fifteen minutes from the Second Link, twenty-five from the city距第二通道十五分钟，距市中心二十五分钟
Estuari Gardens sits inside Puteri Harbour, in Mukim Pulai, part of Iskandar Puteri (Nusajaya) on the western side of the Johor Bahru conurbation. Published figures put it about 15 minutes from the Tuas Second Link and roughly 25 minutes from Johor Bahru city centre via the Iskandar Coastal Highway. Estuari Gardens 位于 Mukim Pulai 的公主港内，属新山都会区西侧的依斯干达公主城（努沙再也）一带。公开资料显示，距 Tuas 第二通道约 15 分钟，经 Iskandar Coastal Highway 到 新山市中心约 25 分钟。
That is the honest headline: this is a Second-Link-side address, not a Causeway-side or RTS-side one. The Woodlands Causeway CIQ and the future RTS Link at Bukit Chagar both sit on the opposite side of Johor Bahru — a genuinely separate trip.这就是诚实的重点：这是一个靠第二通道的门牌，不是靠长堤，也不是靠 RTS。新山长堤关卡与未来在 Bukit Chagar 的 RTS Link，都在新山的另一侧 —— 是完全不同的一趟路。
| Destination目的地 | Drive车程 |
|---|---|
| Gleneagles Hospital Medini Johor | ~5 min |
| Kota Iskandar 柔佛州行政中心 | 5–10 min |
| Marlborough College Malaysia | 5–10 min |
| Puteri Harbour Marina & ferry terminal | 2–5 min |
| Tuas Second Link 二关 | ~15 min |
| Horizon Hills / Bukit Indah retail belt | 10–20 min |
| Johor Bahru city centre / CIQ Causeway | ~25 min |
| Senai International Airport | 35–45 min |
A state capital, a British school and a marina — all outside the gate州行政中心、英式学校与滨海码头 —— 全在大门之外
Nothing on this list is inside Estuari Gardens itself. That is the trade this estate makes: a quiet, low-density fence in exchange for driving a few minutes to everything on it.以下没有一项在 Estuari Gardens 围墙之内。这就是这个小区做的取舍：用一圈安静、低密度的围墙，换来「什么都要开几分钟车」。
Roads道路与高速
The estate is reached via Persiaran Dato’ Bentara Dalam and the Iskandar Coastal Highway, which runs the length of Nusajaya to Johor Bahru. Kota Iskandar’s own road network, including Lebuh Kota Iskandar, links the precinct to the wider Second Link corridor.小区经 Persiaran Dato’ Bentara Dalam 与贯通努沙再也直到新山的 Iskandar Coastal Highway 进出。Kota Iskandar 自己的路网，包括 Lebuh Kota Iskandar，把这一区接上更大的第二通道走廊。
Schools学校便利
Marlborough College Malaysia, on Jalan Marlborough, opened in August 2012 on a 90-acre campus, teaches ages 3 to 18 to IGCSE and the IB, and enrols about 890 pupils from 43 countries. It is the education anchor of this side of Iskandar Puteri — there is no confirmed national or Chinese-medium school inside walking distance of Estuari Gardens itself. Marlborough College Malaysia 位于 Jalan Marlborough，2012 年 8 月开学，校园占地 90 英亩，招收 3 至 18 岁学生，衔接 IGCSE 与 IB 文凭课程，学生约 890 人、来自 43 个国家。它是依斯干达公主城这一侧的教育地标 —— Estuari Gardens 步行范围内并无已确认的国民学校或华小。
Medical & retail医疗与零售
Gleneagles Hospital Medini Johor, a Parkway Pantai tertiary hospital, is published as roughly five minutes from Puteri Harbour. Columbia Asia Hospital Iskandar Puteri is a further alternative. Retail inside the gate is limited to Puteri Harbour’s own dining and marina strip; larger malls are back toward Bukit Indah and Horizon Hills.Gleneagles Hospital Medini Johor 是 Parkway Pantai 集团的专科医院，公开资料显示距公主港约五分钟。Columbia Asia Hospital Iskandar Puteri 是另一个选项。门禁内的零售仅限公主港自己的餐饮与滨海街段；较大的商场要回到 Bukit Indah 与 Horizon Hills 一带。
Six things the RM1.79 million median does not tell youRM179 万中位价没告诉你的六件事
Estuari Gardens is a small, specific product. Its value case is not volume or growth — it is scarcity, gate, and what sits next door.Estuari Gardens 是一个小而具体的产品。它的价值论点不是成交量或涨幅 —— 是稀缺、门禁，以及隔壁是什么。
The estate closest to Johor’s RM2m line离柔佛 RM200 万门槛最近的小区
A five-year median of RM1,789,000 puts Estuari Gardens within RM211,000 of the foreign landed floor — closer than almost any other completed Johor landed estate we track. That proximity is exactly why the fine print (which unit, which year) matters more here than anywhere else on this site. 五年中位价 RM1,789,000，距外籍有地门槛只差 RM211,000 —— 比我们追踪的几乎任何一个柔佛完工有地小区都更接近。也正因为这么近，「哪个单位、哪一年」这种细节，在这里比在任何其他页面都更重要。
Only 350 units, and it is sold out只有 350 户，而且已售罄
Every unit is freehold, gated and guarded, and the developer has no more to sell — every transaction from here is a resale between individuals. That is a genuinely fixed supply in a state where new landed launches keep coming. 全部单位皆为永久地契、门禁保安，且发展商已无余货可卖 —— 此后每一笔都是个人之间的转售。在一个新有地盘不断推出的州属，这是真正固定的供给量。
Two sibling parcels to triangulate against两个姊妹地块可以互相对照
UEM Sunrise’s wider 394-acre Estuari masterplan includes Estuari ParkHomes (terraces from RM1,070,000) and Estuari Greens (semi-detached from RM1,966,000) elsewhere in the same masterplan. Estuari Gardens, the first phase, sits between them on product and price. UEM Sunrise 更大的 394 英亩 Estuari 总蓝图内，还有同一蓝图内的 Estuari ParkHomes（排屋起价 RM1,070,000）与 Estuari Greens（半独立式起价 RM1,966,000）。作为第一期，Estuari Gardens 在产品与价格上正好落在两者之间。
A state capital for a neighbour隔壁就是一个州行政中心
Kota Iskandar, the Johor state government’s administrative capital, sits immediately beside Puteri Harbour. That is durable, non-tourism demand — government offices do not close because a marina attraction underperforms. 柔佛州政府的行政首府 Kota Iskandar 就在公主港旁边。这是一种耐久、与旅游无关的需求 —— 政府机关不会因为某个滨海景点生意不好就关门。
A full British school two kilometres away两公里外一所全套英式学校
Marlborough College Malaysia opened in August 2012 and enrols about 890 pupils from 43 countries across a boarding and day programme to IGCSE and the IB. It is a genuine draw for the international and expatriate households this estate is priced for. Marlborough College Malaysia 于 2012 年 8 月开学，寄宿兼走读，衔接 IGCSE 与 IB 文凭课程，学生约 890 人、来自 43 个国家。对这个小区定价所瞄准的国际与外派家庭来说，这是真正的吸引力。
Illiquidity you must plan around必须提前规划的低流通性
55 records in five years for 350 units is a low turnover rate. That means fewer comparables when you buy, and a longer expected marketing period when you sell. It is the direct trade-off for the gate and the scarcity above. 350 户五年 55 笔纪录，周转率偏低。这代表你买的时候可比案例少，卖的时候预期挂牌期也更长。这是上面「门禁与稀缺」直接要付出的代价。
And the questions the listing photos will not answer以及挂牌照片不会回答的问题
🏠 If you are buying to live here如果你是自住
📈 If you’re buying as an investor如果你是投资买家
One 394-acre masterplan, several very different price points一个 394 英亩总蓝图，几个完全不同的价位
Estuari Gardens is the first phase of UEM Sunrise’s wider Estuari masterplan at Puteri Harbour. The parcels below are not sub-areas of Estuari Gardens itself — they are sibling developments in the same masterplan, useful for triangulating what a resale here should be worth. Estuari Gardens 是 UEM Sunrise 在公主港更大的 Estuari 总蓝图第一期。以下几个地块不是 Estuari Gardens 本身的分区 —— 而是同一总蓝图内的姊妹项目，可用来对照这里的转售价该值多少。
| Parcel地块 | Product产品 | Launch price起价 | Units单位数 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|
| Estuari Gardens (this page)（本页） | 2-storey terrace, land ~1,798–3,165 sq ft双层排屋，地段约 1,798–3,165 尺 | RM1,400,000 | 350 | Only specific units, historically历史上仅特定单位可 |
| Estuari ParkHomes 2C2 | Terrace, built-up from 2,369 sq ft排屋，建筑面积起 2,369 尺 | RM1,070,000 | Ask请询问 | No — below RM2m不行 —— 低于 RM200 万 |
| Estuari Greens | Semi-detached, built-up from 3,065 sq ft半独立式，建筑面积起 3,065 尺 | RM1,966,000 | Ask请询问 | Close to the line at launch起价即贴近门槛 |
One house type, four lot sizes, and only two ever crossed RM2 million一种户型，四种地段大小，只有两种曾跨过 RM200 万
Every recorded transaction in Estuari Gardens is a two-storey terrace — there is no other product. The only thing that varies is the land size, and NAPIC’s records group cleanly into four bands. This is the breakdown the AREA brief for this page asked for: which sizes actually cleared Johor’s RM2,000,000 foreign floor, and which never came close. Estuari Gardens 登记的每一笔成交都是双层排屋 —— 没有其他产品。唯一会变的是地段大小，而 NAPIC 的纪录清楚分成四个区间。这正是这一页任务书要求查清楚的：哪几种地段大小真的跨过了柔佛 RM200 万的外籍门槛，哪几种从来没有靠近过。
~1,798 sq ft land (24×75ft, the standard lot)约 1,798 尺地段 （24×75尺，标准地段）
~2,454–2,476 sq ft land约 2,454–2,476 尺地段
~2,713 sq ft land and the single 3,165 sq ft record约 2,713 尺地段 及唯一一笔 3,165 尺纪录
Small volume, high price, and a market that has cooled hard量少、价高，而且市场明显冷却
Almost all the volume was 2021–2023几乎全部量都在 2021 至 2023 年
Only the biggest, oldest sales ever crossed it只有最大、最早的成交曾跨过
Bars show the share of recorded sales on that lot size which cleared RM2,000,000. Every single crossing happened between 2021 and 2023 — none of the ten sales from 2024 onward, on any lot size, has come close. 条状图显示该地段大小的成交中，跨过 RM200 万的比例。每一次跨越都发生在 2021 至 2023 年之间 —— 2024 年以后的十笔成交，不论哪一种地段大小，都没有接近过。
What each lot size actually transacted at每一种地段大小，实际成交在多少
Registered subsale transactions, 2021 to 2026, from NAPIC records published by List.my: 55 records, median RM1,789,000. List.my’s own panels show two conflicting psf figures for this set (RM728 and RM995) — both are shown below rather than picking one silently. 2021 至 2026 年登记二手成交，来源为 List.my 公布的 NAPIC 纪录：55 笔，中位 RM1,789,000。List.my 自己的面板对这批数据给出两个互相矛盾的每尺价（RM728 与 RM995）—— 以下两者都列出，不悄悄只选一个。
| Lot size地段大小 | Records seen已核对笔数 | Recorded range登记价格区间 | Cleared RM2m?跨过 RM200 万？ | Foreign buyer?外籍可买？ |
|---|---|---|---|---|
| ~1,798 sq ft land约 1,798 尺地段 | 23 | RM1,080,000 – 2,683,000 | Yes — ~10 of 23, all 2021–23是 —— 23 笔中约 10 笔，全在 2021–23 | Some units, pre-2024部分 2024 年前单位 |
| ~2,454–2,476 sq ft land约 2,454–2,476 尺地段 | 8 | RM1,000,000 – 1,400,000 | Never从未 | No不行 |
| ~2,713 sq ft land约 2,713 尺地段 | 11 | RM950,000 – 2,778,000 | Yes — ~3 of 11, all pre-2024是 —— 11 笔中约 3 笔，全在 2024 年前 | Some units, pre-2024部分 2024 年前单位 |
| 3,165 sq ft land (single record)3,165 尺地段 （唯一一笔） | 1 | RM1,380,000 | No否 | No不行 |
| All sizes, recorded median全地段登记中位 | 55 | RM1,789,000 RM728 psf or或 RM995 psf — List.my shows bothList.my 两者皆有显示 | 0 of last 10 (2024–26)近 10 笔（2024–26）中 0 笔 | Verify unit by unit须逐笔核实 |
Three flat years, then a cliff — and why we will not smooth it over三年持平，然后一个断崖 —— 我们为什么不把它抹平
Source: registered subsale records from NAPIC (JPPH), published by List.my, read 2026-09-07. Only years with ten or more recorded transactions are plotted below; 2024, 2025 and 2026 fall under that threshold and are described in the text instead.来源：NAPIC（JPPH）登记二手成交纪录，由 List.my 公布，查阅于 2026-09-07。下方图表只画出笔数达十笔以上的年份；2024、2025、2026 三年未达门槛，改在文字中说明。
A data discrepancy we are flagging, not hiding我们选择标出、而不是隐藏的一处数据落差
List.my’s own page for Estuari Gardens shows two different median psf figures for the same 55 transactions: RM995 in one summary panel, RM728 in another (and in its “nearby areas” comparison row). Our own year-by-year check of the underlying transaction list — adding up every visible sale for 2021 and 2023 by hand — independently produced a median of exactly RM995 for both years, which matches one of List.my’s two figures but not the other. We are showing you the working rather than picking whichever number looks better. List.my 自己关于 Estuari Gardens 的页面，对同样这 55 笔成交给出了两个不同的中位每尺价：一处摘要面板显示 RM995，另一处（以及它的「邻近区域」对照列）显示 RM728。我们自己逐年核对底层成交清单 —— 手动加总 2021 与 2023 两年所有可见成交 —— 独立算出的中位数正好是 RM995，与 List.my 其中一个数字吻合，另一个则对不上。我们选择把算法摊开给你看，而不是挑一个看起来比较好看的数字。
Recorded median psf, year by year登记中位每尺价 · 逐年
Why per-foot and not price: the mix of lot sizes that sold changes every year, and median price follows the mix rather than the market. The number beneath each plotted year is the transaction count behind that point; years thinner than ten sales are described in the text above but not drawn.为什么用每尺价而不是成交价：每一年成交的地段大小组合都不一样，中位成交价跟着组合走，不是跟着市场走。图上每个年份下方的数字是该点背后的成交笔数；不足十笔的年份已在上方文字说明，但不画在图上。
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）。💡 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 honest answer: it depends on the unit, and the recent record says no诚实的答案：要看哪一栋，而近期的纪录说不行
Johor bars non-citizens from landed residential property below RM2 million. Estuari Gardens’ overall median, RM1,789,000, sits RM211,000 short of that line. But a median is not a price: a handful of specific 2021–2023 units did clear RM2 million, while every one of the ten transactions recorded since 2024 closed under RM1,400,000. Read the lot-size table above before you assume either way. 柔佛禁止非公民购买 RM200 万 以下的有地住宅。Estuari Gardens 的整体中位价 RM1,789,000，距这条线还差 RM211,000。但中位价不是某一栋的价格：2021 至 2023 年间，确实有若干特定单位跨过了 RM200 万；而 2024 年以后登记的十笔成交，全部低于 RM1,400,000。请先看上面按地段大小拆分的表格，不要单凭中位价下判断。
Monthly repayment每月供款
Defaults set to the recorded five-year median of RM1,789,000. Adjust to the specific lot size and price you are looking at.预设值为五年登记中位价 RM1,789,000。请依你实际看的地段大小与价格自行调整。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM1,789,000, the recorded five-year median. Switch to the foreigner tab to see why this specific price point is exactly the one worth checking unit by unit.预设 RM1,789,000，即五年登记中位价。切到外籍分页，看看为什么这个价位正好是最值得逐栋核实的那一个。
RM1,789,000 is Estuari Gardens’ overall median, and it does clear Johor’s RM2 million… actually it does not — RM1,789,000 is RM211,000 below the floor. Only specific 2021–2023 sales on the larger lots, up to RM2,778,000, cleared it; nothing recorded since 2024 has. The costs below are shown so you can compare against a unit that does qualify — a flat 8% transfer stamp duty from 1 January 2026, a Johor state consent fee of 3% of valuation with a RM30,000 minimum, consent taking one to three months, and lending capped at 60 to 70% LTV. RM1,789,000 是 Estuari Gardens 的整体中位价，而它其实没有跨过柔佛 RM200 万门槛 —— 差了 RM211,000。只有 2021 至 2023 年间、较大地段的特定成交（最高 RM2,778,000）曾经跨过；2024 年以后登记的成交没有一笔做到。下方仍列出费用，是让你拿去和真正符合资格的单位做比较 —— 自 2026 年 1 月 1 日起转让印花税统一 8%、柔佛州同意书费为估价 3% 且最低 RM30,000、同意书需时一至三个月、贷款成数上限 60 至 70%。
Tell me your budget and passport and I will check which specific units here actually qualify. 告诉我你的预算与护照，我帮你核实这里哪几栋具体单位真正符合资格。
Tell me the lot size and your passport. I will check the rest.告诉我地段大小与护照。其余的我来核实。
With only 55 sales in five years, there is rarely more than a handful of live listings at any time. Tell me what you need and I will tell you honestly whether it exists right now.五年只有 55 笔成交，任何时候在售的现货通常都只有几个。告诉我你要什么，我会诚实告诉你现在是否真的有。
The gate that protects you also isolates you保护你的那道门，同时也隔绝了你
✓ Strengths优势
- Fixed, sold-out supply. All 350 units are freehold and gated, the developer has nothing left to sell, and UEM Sunrise’s wider Estuari masterplan continues to build value around it.固定、已售罄的供给。全部 350 户皆为永久地契且门禁保安，发展商已无余货，而 UEM Sunrise 更大的 Estuari 总蓝图仍在周边持续建设。
- 13-acre landscaped grounds and a 4.9-acre central garden inside the fence, plus a lake frontage and cul-de-sac streets designed to keep through-traffic out — genuinely low-density for a project this close to a state capital.围墙内有 13 英亩景观园林与 4.9 英亩中央花园，加上湖景与设计成尽头路的内街，刻意隔绝过路车流 —— 对一个紧邻州行政中心的项目来说，密度确实很低。
- A full British day-and-boarding school two kilometres away. Marlborough College Malaysia, IGCSE and IB, about 890 pupils from 43 countries — a genuine draw for the international households this estate is priced for.两公里外一所全套英式走读兼寄宿学校。Marlborough College Malaysia，衔接 IGCSE 与 IB，学生约 890 人、来自 43 个国家 —— 对这个小区定价所瞄准的国际家庭是真正的吸引力。
- A state administrative capital next door. Kota Iskandar is durable, non-tourism demand that does not depend on a marina attraction’s footfall.隔壁就是一个州行政首府。Kota Iskandar 是耐久、与旅游无关的需求，不必仰赖滨海景点的人流。
- About 15 minutes from the Tuas Second Link on published figures — a genuine edge for anyone whose daily or weekly crossing is Tuas rather than the Causeway.公开资料显示距 Tuas 第二通道约 15 分钟 —— 对每天或每周走 Tuas 而不是长堤的人，这是真正的优势。
△ Things to weigh需要权衡的
- Extremely thin liquidity. 55 sales in five years across 350 units is a low turnover rate. Expect few comparables when you buy and a marketing period measured in months when you sell.流通性极薄。350 户五年只有 55 笔成交，周转率偏低。买的时候可比案例少，卖的时候挂牌期请以月计。
- A sharp, real price cooling. Median psf held at RM995 for three straight years, then fell to RM464 in 2024 — more than half. Whether that is a lasting reset or a handful of thin-sample outliers is genuinely unclear from the public record; do not assume either answer.真实且剧烈的价格冷却。中位每尺价连续三年维持 RM995，2024 年跌到 RM464 —— 跌幅超过一半。这究竟是长期重新定价，还是小样本造成的离群值，从公开纪录看真的说不准 —— 请不要预设任何一种答案。
- Nothing inside the gate. No shop, no school, no clinic. Every errand, every school run and most social occasions mean driving out to Puteri Harbour, Kota Iskandar or further into Nusajaya.门禁内什么都没有。没有商店、没有学校、没有诊所。任何采买、接送上学，以及大部分社交活动，都得开车出去公主港、Kota Iskandar 或更远的努沙再也。
- Only one product. Every unit is a two-storey terrace on a lot between roughly 1,798 and 3,165 sq ft. There is no cheaper entry point and no larger bungalow to trade up into within the same fence — trading up means leaving the estate.只有一种产品。每一栋都是地段约 1,798 至 3,165 尺的双层排屋。同一个门禁范围内，没有更便宜的入门产品，也没有可以往上换的独立式洋房 —— 想换屋就得离开这个小区。
- Foreign eligibility is genuinely ambiguous, and that is a marketing risk. The median sits below Johor’s RM2m floor, a handful of historical sales cleared it, and nothing recorded since 2024 has. Any listing marketed to foreign buyers without unit-by-unit verification is marketing a maybe, not a fact.外籍资格确实模糊，这本身就是行销风险。中位价低于柔佛 RM200 万门槛，少数历史成交跨过了它，2024 年以后的成交则一笔都没有。任何没有逐栋核实就拿去推给外籍买家的挂牌，卖的是一个「也许」，不是事实。
Estuari Gardens FAQEstuari Gardens 常见问题
How much does a house in Estuari Gardens cost?Estuari Gardens 的房子多少钱？
Recorded subsale transactions in Estuari Gardens show a median of RM1,789,000 across 55 records from 2021 to 2026, published by List.my from NAPIC data. List.my’s own summary panels disagree on the psf figure for that median – one panel shows RM728, another shows RM995 for the same 55 records – so this page relies on the year-by-year breakdown instead of a single blended number. Split by land size, the roughly 1,798 sq ft lots have transacted from RM1,080,000 to RM2,683,000, the 2,454 to 2,476 sq ft lots from RM1,000,000 to RM1,400,000, the 2,713 sq ft lots from RM950,000 to RM2,778,000, and the single recorded 3,165 sq ft lot sold for RM1,380,000. Estuari Gardens 的登记二手成交显示：2021 至 2026 年共 55 笔纪录，中位价 RM1,789,000，资料由 List.my 依 NAPIC 数据公布。List.my 自己的摘要面板在每尺价上互相矛盾 —— 同样这 55 笔，一处显示 RM728，另一处显示 RM995 —— 所以这一页用逐年拆解取代单一的混合数字。按地段面积拆分：约 1,798 平方尺的地段成交介于 RM1,080,000 至 RM2,683,000；2,454 至 2,476 平方尺的介于 RM1,000,000 至 RM1,400,000；2,713 平方尺的介于 RM950,000 至 RM2,778,000；唯一一笔登记的 3,165 平方尺地段则以 RM1,380,000 成交。
Can foreigners buy a house in Estuari Gardens?外国人可以在 Estuari Gardens 买房吗？
It depends on which unit and which year. Johor sets a RM2,000,000 minimum purchase price for non-citizens buying landed residential property. Between 2021 and 2023, a number of Estuari Gardens units on the 1,798 sq ft and 2,713 sq ft lots did clear that line, as high as RM2,683,000 in April 2023 and RM2,778,000 in January 2021, which would have made those specific units eligible. But every one of the ten transactions recorded from 2024 to 2026 closed below RM1,400,000, well under the floor. On the current recorded market, a foreign buyer would need to find and verify one of the rarer larger-priced units, not assume the estate qualifies. 要看是哪一个单位、哪一年。柔佛对非公民购买有地住宅设有 RM200 万最低购买价门槛。2021 至 2023 年间，Estuari Gardens 有若干 1,798 尺与 2,713 尺地段的单位确实跨过了这条线 —— 2023 年 4 月最高见 RM2,683,000，2021 年 1 月最高见 RM2,778,000 —— 那几笔个别单位理论上符合资格。但 2024 至 2026 年登记的十笔成交，全部低于 RM1,400,000，远在门槛之下。以目前的登记市场来看，外籍买家得自己找到并核实那种较罕见的高价单位，不能假设整个小区都符合资格。
Who developed Estuari Gardens, and is it freehold?Estuari Gardens 是谁开发的？是永久地契吗？
Estuari Gardens is developed by Bandar Nusajaya Development Sdn Bhd, a UEM Sunrise Berhad subsidiary, as the first phase of the 394-acre Estuari masterplan at Puteri Harbour. It comprises 350 gated-and-guarded freehold landed units, all two-storey terraces, launched from RM1,400,000 with built-ups from 2,708 to 3,780 sq ft. The project’s official sales status is sold out, so every transaction NAPIC has recorded since is a resale, not a developer sale. Estuari Gardens 由 UEM Sunrise Berhad 旗下的 Bandar Nusajaya Development Sdn Bhd 开发，是公主港 394 英亩 Estuari 总蓝图的第一期。项目共 350 个门禁保安的永久地契有地单位，全为双层排屋，起价 RM1,400,000，建筑面积介于 2,708 至 3,780 平方尺。项目官方销售状态为售罄，因此 NAPIC 此后登记的每一笔成交都是二手转售，不是发展商首次销售。
Why did Estuari Gardens prices fall so sharply after 2023?Estuari Gardens 的价格为什么在 2023 年后大跌？
Median price per square foot on recorded subsales was RM995 in 2021, RM995 in 2022 and RM995 in 2023, then fell to RM464 in 2024, a drop of more than half, before edging up to RM513 in 2025 and RM530 in 2026. Only three of those six years, 2021, 2022 and 2023, carry ten or more recorded transactions, the threshold this page uses before treating a year as reliable; 2024 through 2026 combine for just ten transactions in total, so a small number of sales is moving the figure sharply. Treat any single recent year as a thin sample, not a verdict on the market, and ask for the actual comparable transactions before you price a listing off this trend. 登记二手成交的中位每尺价，2021 年为 RM995、2022 年 RM995、2023 年同样是 RM995，随后 2024 年骤跌至 RM464，跌幅超过一半，2025 年回升至 RM513，2026 年为 RM530。这六年里，只有 2021、2022、2023 三年的登记笔数达到十笔以上 —— 这是本页判定一个年份数字是否可靠的门槛；2024 至 2026 年合计只有十笔成交，因此少数几笔交易就能大幅拉动数字。请把任何一个近期单一年份的数字当作小样本，而不是市场定论，在用这条走势定价之前，先索取真正的可比成交。
What schools are near Estuari Gardens?Estuari Gardens 附近有哪些学校？
Marlborough College Malaysia, the sister school of Marlborough College in Wiltshire, UK, sits on Jalan Marlborough in Puteri Harbour, about two kilometres from Estuari Gardens. It opened in August 2012 on a 90-acre campus, teaches pupils aged 3 to 18 to IGCSE and the International Baccalaureate, and enrols roughly 890 pupils from 43 nationalities as both boarders and day pupils. It is a private international school with fees well above national or Chinese-medium schools, and it is the reason a number of Estuari buyers give for choosing this side of Iskandar Puteri over the Austin or Bukit Indah corridors. Marlborough College Malaysia 是英国威尔特郡 Marlborough College 的姊妹校，位于公主港的 Jalan Marlborough，距 Estuari Gardens 约两公里。学校于 2012 年 8 月开学，校园占地 90 英亩，招收 3 至 18 岁学生，课程衔接 IGCSE 与 IB 文凭课程，在籍学生约 890 人、来自 43 个国籍，兼收寄宿生与走读生。这是一所学费远高于国民或华文小学的私立国际学校，也是不少 Estuari 买家选择新山依斯干达公主城这一侧、而不是 Austin 或 Bukit Indah 一带的原因之一。
What is the nearest hospital to Estuari Gardens?Estuari Gardens 最近的医院是哪一间？
Gleneagles Hospital Medini Johor, a Parkway Pantai tertiary hospital, is roughly five minutes from Puteri Harbour, which places it a short drive from Estuari Gardens. Columbia Asia Hospital in Iskandar Puteri is a further alternative on the same side of Nusajaya. Neither is inside the gated estate itself, so residents still drive out for anything beyond a general clinic – there is no confirmed clinic inside Estuari Gardens as of this review. Gleneagles Hospital Medini Johor 是 Parkway Pantai 集团的专科医院，距公主港约五分钟车程，因此离 Estuari Gardens 也不远。同一侧的 Nusajaya 另有 Columbia Asia Hospital Iskandar Puteri 可作替代。两者都不在门禁小区之内，因此除了一般诊所外，居民仍需开车外出就医 —— 截至本次查证，Estuari Gardens 小区内并无已确认的诊所。
How far is Estuari Gardens from Singapore and the Second Link?Estuari Gardens 距离新加坡与第二通道多远？
Puteri Harbour, where Estuari Gardens sits, is published as roughly 15 minutes from the Tuas Second Link and about 25 minutes from Johor Bahru city centre via the Iskandar Coastal Highway. That makes it a Second-Link-side address rather than a Causeway-side or RTS-side one – useful for a Singapore-based buyer who crosses at Tuas, less useful if your daily crossing is the Woodlands Causeway or the future RTS Link at Bukit Chagar, which sits on the opposite side of Johor Bahru. Estuari Gardens 所在的公主港，公开资料显示距 Tuas 第二通道约 15 分钟车程，经 Iskandar Coastal Highway 到新山市中心约 25 分钟。这意味着它是一个「靠第二通道」而非「靠长堤」或「靠 RTS」的门牌 —— 对经第二通道往返新加坡的买家有用，但如果你每天走的是新山长堤（Woodlands Causeway）或未来在 Bukit Chagar 的 RTS Link（位于新山市区另一侧），这个位置的帮助就有限。
What is the honest catch with Estuari Gardens?Estuari Gardens 最诚实的缺点是什么？
The market is extremely thin and the estate is genuinely isolated. Fifty-five transactions across five years for 350 units is a low turnover rate, and roughly a fifth of the postal record shows only ten sales, so a single motivated seller can swing the published median. The estate itself has no shops, no school and no clinic inside its gates – every errand means driving out to Puteri Harbour, Kota Iskandar or further into Nusajaya. And it is only two-storey terraces on varying lot sizes; there is no cheaper entry product and no larger bungalow to trade up into within the same gates. 这个市场非常薄，而且小区本身相当孤立。350 个单位五年内只有 55 笔成交，周转率偏低，其中约五分之一的登记纪录只靠十笔成交撑起，一个急于出手的卖家就能拉动公布的中位价。小区大门之内没有商店、没有学校、也没有诊所 —— 任何日常采买都得开车出去公主港、Kota Iskandar 或更远的努沙再也一带。而且这里只有一种产品：不同地段大小的双层排屋 —— 没有更便宜的入门产品，同一个门禁范围内也没有可以往上换的独立式洋房。
Mukim Pulai, on the same NAPIC dataMukim Pulai，同一份 NAPIC 数据下的对照
Every figure below comes from the same mukim, the same source and the same window. Estuari Gardens is the smallest and most expensive by far — everything else here is a much larger, much more liquid market.下方每一个数字都来自同一个 mukim、同一个来源、同一个期间。Estuari Gardens 是其中量最小、也远远最贵的一个 —— 其余全部是规模大得多、也流通得多的市场。
| Area区域 | Records笔数 | Median price中位价 | Median psf中位每尺 | 12-month psf12 个月每尺 | Read解读 |
|---|---|---|---|---|---|
| Estuari Gardens | 55 | RM1,789,000 | RM728 / RM995 | — | Smallest, priciest, thinnest — and closest to the RM2m line最小、最贵、最薄 —— 也最靠近 RM200 万门槛 |
| Horizon Hill | 1,024 | RM1,080,000 | RM498 | +10.5% | Much larger gated market, still below RM2m规模大得多的门禁市场，仍低于 RM200 万 |
| Taman Mutiara Rini | 869 | RM620,000 | RM371 | +9.8% | Deep, ordinary landed market量大的普通有地市场 |
| Taman Pulai Mutiara 2 | 857 | RM489,000 | RM371 | +9.0% | Mid-market, high liquidity中价位、高流通 |
| Taman Bukit Indah | 1,798 | RM610,000 | RM460 | +2.6% | The mukim’s biggest, most liquid market全 mukim 量最大、最流通的市场 |
| Taman Perling | 711 | RM480,000 | RM288 | −0.8% | Older, cheaper, going backwards更旧、更便宜，在倒退 |
| Bandar Selesa Jaya | 573 | RM290,000 | RM290 | +16.9% | Cheapest entry in the mukim, fastest mover全 mukim 最低入场价，涨最快 |
| Laman Setia | 411 | RM640,000 | RM394 | −4.3% | Similar price band to Mutiara Rini, softer价位与 Mutiara Rini 相近，走势较弱 |
Tell me the lot size. I will tell you if it clears RM2 million.告诉我地段大小。我告诉你它跨不跨得过 RM200 万。
Estuari Gardens has only 55 records behind it, which means the specific unit matters more than the township average ever will. Send me the lot size and budget and I will come back with the actual recent comparables, not a guess. Estuari Gardens 背后只有 55 笔纪录，这代表具体那一栋，永远比全区平均更重要。把地段大小与预算发给我，我会用真正的近期可比案例回你，而不是用猜的。