It peaked in 2023—
then gave two years of it back
2023 年见顶——
之后两年，一点一点吐回去
Taman Flora Heights has just 76 registered subsales since 2021 — the thinnest market of any area in this site’s own Plentong mukim comparison table, by a wide margin. But the psf line is not flat and it is not directionless: residential median price per square foot ran RM257 in 2022, RM286 in 2023, RM281 in 2024, and RM272 in 2025. That is a real peak, two years ago, and a real decline since — down 4.9% from the top. The published trailing-12-month figure reads +0.7%. The calendar comparison of 2024 to 2025 reads −3.2%. Both are correct. This page shows you why they disagree, and what 76 sales can and cannot tell you. Taman Flora Heights 自 2021 年起只有 76 笔登记成交 —— 是本站 Plentong mukim 对照表里所有区域中，成交量最薄的一个，而且差距不小。但这条每尺价的线不是平的，也不是没有方向：住宅中位每尺价逐年是 2022 年 RM257、2023 年 RM286、2024 年 RM281、2025 年 RM272。两年前，它真的见过顶；之后，它真的在跌 —— 比高点低了 4.9%。官方公布的过去十二个月数字是 +0.7%。而 2024 到 2025 的日历年对比，是 −3.2%。两个都对。这一页要告诉你，它们为什么会不一样，以及 76 笔成交，到底能告诉你什么、不能告诉你什么。
© Chongkian · CC BY-SA 4.0 · Wikimedia CommonsTaman Flora Heights in 40 seconds40 秒看懂 Taman Flora Heights
- What it is: a small estate at postcode 81750, filed by List.my under the Pasir Gudang postal town and by Wikipedia within the wider Masai postcode district, in Mukim Plentong, Johor Bahru. Checking the mapped boundary on Google Maps places it beside Taman Scientex and close to Bandar Seri Alam — not inside Masai town or central Pasir Gudang. Internal roads carry flower names: Persiaran Flora as the spine, plus Jalan Melati, Jalan Melati 5, Jalan Melati 9 and Jalan Kenanga 2, each confirmed by an actual Street View location card. 它是什么：邮区 81750 的一个小型社区，List.my 把它归在 Pasir Gudang 邮政镇下，维基百科则把这个邮区归入更大范围的 Masai 邮区，行政上属新山 Plentong mukim。在 Google 地图上核对范围界线，它其实紧邻 Taman Scientex、靠近 Bandar Seri Alam —— 不在 Masai 镇本身或巴西古当市中心内。内部路名走花卉主题：Persiaran Flora 为主干，另有 Jalan Melati、Jalan Melati 5、Jalan Melati 9 与 Jalan Kenanga 2，每一条都有实际街景地点卡核实。
- What it costs: 76 registered subsales from 2021 to 2025, all-type median RM468,000 at RM278 psf; residential-only, 75 records, RM286 psf. By type: double-storey terrace, 38 records, RM585,000 at RM315 psf. Single-storey terrace, 24 records, RM380,000 at RM272 psf. Low-cost flat, 13 records, RM110,000 at RM160 psf on roughly 650–750 sq ft units. One single-storey shop sold once — too thin to price. 多少钱：2021 至 2025 年共 76 笔登记二手成交，全类型中位 RM468,000、每尺 RM278；只看住宅 75 笔，每尺 RM286。分屋型：双层排屋 38 笔，RM585,000、每尺 RM315。单层排屋 24 笔，RM380,000、每尺 RM272。廉价组屋 13 笔，RM110,000、每尺 RM160，单位约 650–750 尺。单层店屋只成交过一次 —— 薄到无法定价。
- The number that decides it: residential psf went RM257 (2022) → RM286 (2023) → RM281 (2024) → RM272 (2025). That is a genuine peak in 2023 and two consecutive years of decline since, down 4.9% from the top. The published trailing-12-month change is +0.7% — a different, more forgiving window than the straight −3.2% calendar move from 2024 to 2025. Neither number is wrong. On 76 sales, the window you pick changes the story. 决定性的数字：住宅每尺价 2022 年 RM257 → 2023 年 RM286 → 2024 年 RM281 → 2025 年 RM272。这是真实的 2023 年高点，之后连续两年下滑，比高点跌了 4.9%。官方公布的过去十二个月变动是 +0.7% —— 那是一个更宽容的窗口，不是 2024 到 2025 这段直接的日历年对比（−3.2%）。两个数字都没错。在只有 76 笔成交的基础上，你选哪个窗口，故事就不一样。
- The detail almost nobody checks: 76 sales across five years is roughly one sale every 3.4 weeks. Every other area in this site’s own Plentong comparison table — from Taman Desa Cemerlang’s 406 records up to Bandar Baru Permas Jaya’s 1,387 — trades at five to eighteen times this volume. That is not a flaw in the data; it is the single fact you need to weigh every other number on this page against. 几乎没人会去查的细节：五年 76 笔，大约每 3.4 周才有一笔成交。本站同一份 Plentong 对照表里的其他每一个区域 —— 从 Taman Desa Cemerlang 的 406 笔，到 Bandar Baru Permas Jaya 的 1,387 笔 —— 成交量都是这里的五到十八倍。这不是数据的缺陷，而是你在读这一页任何其他数字之前，都该先放在心上的一件事。
- The honest catch: Wikipedia’s entry for Masai — the wider postcode district this address shares — notes that crime rates have been notably high in the area since the 1970s, attributed to unemployment and under-development. That describes the district, not this specific estate, and this page has not independently verified it street by street. No school or hospital was confirmed sitting inside the mapped boundary either. 诚实提醒：维基百科的 Masai 条目 —— 这个门牌所属的更大邮区范围 —— 提到该区自 1970 年代起犯罪率就偏高，归因于失业与发展不足。这说的是整个区域，不是这一个社区，本页也没有逐街独立核实。范围界线内，本页也没能确认有学校或医院。
No Commons photo is taken inside this estate — here is the corridor around itCommons 上没有拍到社区本身——这是它周边的走廊
Wikimedia Commons has no photograph described as taken inside Taman Flora Heights itself. What it does have is the corridor this estate sits in: Bandar Seri Alam two to three kilometres away, Taman Scientex next door, and the Pasir Gudang Highway that serves the whole stretch. Every caption below says plainly where the photo was actually taken. Wikimedia Commons 上没有一张照片的说明写着「拍摄于 Taman Flora Heights 内」。它有的是这个社区所在的走廊：两三公里外的 Bandar Seri Alam、紧邻的 Taman Scientex，以及服务整段走廊的 Pasir Gudang Highway。以下每一张图说都明确写出实际拍摄地点。
Four households a 76-sale market actually attracts一个只有 76 笔成交的市场，实际吸引来的四种人
With this little turnover, nobody buys here by accident. The people below are what the price ladder and the surrounding corridor actually select for.成交量这么薄，不会有人是无意间买到这里的。以下这些人，是价格阶梯与周边走廊实际筛出来的结果。
The 2023 buyer2023 年买进的人
Anyone who bought a double-storey terrace here in 2023, when residential psf averaged RM286, is sitting on a paper price roughly 5% below that today. It does not mean they overpaid — 22 other households bought at similar levels that year — but it is the arithmetic a seller from that vintage has to face first.2023 年在这里买双层排屋的人，当年住宅每尺价平均 RM286，如今的账面价大约比那时低了 5%。这不代表他们买贵了 —— 那一年还有另外 21 户人在类似价位买进 —— 但这是那一批业主要卖屋时，第一件要面对的算术。
The low-cost flat buyer买廉价组屋的人
Thirteen recorded sales at a median of RM110,000 make this the cheapest strata entry point in the immediate area, well under Johor’s RM1 million floor for even a foreign buyer, let alone what it takes for a Malaysian first-timer. This is not an investment thesis; it is the most affordable roof in the postcode.13 笔登记成交、中位 RM110,000，是这一带最便宜的分层入场票，远低于柔佛给外籍买家设的 RM100 万门槛，更不用说马来西亚首购族需要的门槛。这不是一个投资论述，而是这个邮区里最负担得起的一个屋顶。
The Bandar Seri Alam commuter通勤 Bandar Seri Alam 的人
Bandar Seri Alam’s Maybank, Public Bank and commercial strip sit roughly 2.3km from this estate in a straight line. For someone whose daily errands and workplace are already anchored there, a terrace here is a short, known commute rather than a bet on a growth corridor.Bandar Seri Alam 的马银行、大众银行与商业街段，直线距离这个社区约 2.3 公里。对一个日常办事与上班地点已经锚定在那里的人来说，住在这里是一段短而熟悉的通勤，不是在赌一条成长走廊。
The patient buyer有耐心的买家
At roughly one sale every 3.4 weeks, this is not a market where you shop three open houses this weekend. A buyer who wants a specific type or road here has to be prepared to wait, and a seller has to accept that the next comparable sale might be months away.大约每 3.4 周才有一笔成交，这不是一个你这个周末能看三间开放屋的市场。想要特定户型或路段的买家，得有心理准备要等；卖家也得接受，下一笔可比案例可能要几个月后才出现。
A weekday near Persiaran FloraPersiaran Flora 附近的一个平日
This is not a self-contained township like Mount Austin or Bandar Seri Alam itself — it is a small estate that borrows its daily life from its neighbours. That is honestly what living here means.这里不是像 Mount Austin 或 Bandar Seri Alam 本身那样的自足市镇 —— 它是一个借邻居的生活机能过日子的小社区。这就是住在这里，诚实的样子。
School and work traffic leaves onto the roads shared with Taman Scientex and the wider Seri Alam grid. Nothing here has its own dedicated exit — you join the same corridor everyone else on this side of Plentong uses.上学与上班车流汇入与 Taman Scientex 及整个 Seri Alam 路网共用的道路。这里没有专属出口 —— 你和 Plentong 这一侧的所有人共用同一条走廊。
Errands mean a short drive to Bandar Seri Alam: banks, a Lotus supermarket (formerly Tesco), Starbucks, and the lake garden if you want a walk. None of it is inside the estate; all of it is a few minutes away.办事就是开一小段路到 Bandar Seri Alam：银行、Lotus 超市（前身是 Tesco）、Starbucks，想散步还有湖畔公园。这些都不在社区内，但都在几分钟车程内。
Lunch options are whatever Taman Scientex and the Seri Alam strip carry that day — this estate itself was not mapped with a food row of its own in the research for this page.午餐就看 Taman Scientex 与 Seri Alam 商业街段当天有什么 —— 这份研究并未在社区本身查到独立的餐饮街。
Evening traffic thickens on the shared roads out toward Pasir Gudang Highway. With no verified drive-time data of its own, this page will not invent a number for how bad it gets — drive it yourself at the hour that matters to you.傍晚车流在通往 Pasir Gudang Highway 的共用道路上变厚。因为没有查证到属于这里的车程数据，本页不会编一个「有多塞」的数字 —— 请在你在意的时段，自己开一趟。
Friday and weekend evenings pull households toward Bandar Seri Alam’s Starbucks and food options rather than anything inside the estate. If you want a self-contained evening scene, this is not that address.周五与周末晚上，住户多半往 Bandar Seri Alam 的 Starbucks 与餐饮去，而不是留在社区里。如果你要的是一个自给自足的夜生活场景，这不是那个门牌。
Quiet. Seventy-six sales in five years is a signature of a small, low-traffic residential estate, not a commercial one — whatever else is true about it, noise from ground-floor trade is not one of its issues.安静。五年 76 笔成交，是一个小型、低车流住宅社区的特征，不是商业区的特征 —— 不管这里其他方面如何，底层商业带来的噪音，至少不是它的问题。
Beside Taman Scientex, close to Bandar Seri Alam, about 15.9km from the checkpoint in a straight line紧邻 Taman Scientex，靠近 Bandar Seri Alam，直线距关卡约 15.9 公里
Taman Flora Heights sits in Mukim Plentong, on the corridor between Taman Scientex and Bandar Seri Alam, north of Pasir Gudang town proper. This page could not find OpenStreetMap map data naming the estate itself, so the coordinates used throughout are the median of five Street View locations this page independently verified — on Persiaran Flora, Jalan Melati, Jalan Melati 5, Jalan Melati 9 and Jalan Kenanga 2. Taman Flora Heights 位于 Plentong mukim，在 Taman Scientex 与 Bandar Seri Alam 之间的走廊上，巴西古当市区以北。本页在 OpenStreetMap 上查不到直接以社区命名的地图数据，因此全页使用的坐标，是本页独立核实的五个街景地点的中位数 —— 分别在 Persiaran Flora、Jalan Melati、Jalan Melati 5、Jalan Melati 9 与 Jalan Kenanga 2。
All distances below are straight-line (Haversine), computed from that verified coordinate. This page has not routed drive times for this specific address and will not invent minutes it cannot support — verify actual drive time yourself before you rely on it.以下所有距离均为直线（Haversine）距离，以上述核实坐标计算。本页未针对这个地址核实实际车程，也不会编造无法支撑的分钟数 —— 请自行验证实际车程后再采信。
| Destination目的地 | Straight-line直线距离 |
|---|---|
| Taman Scientex next door紧邻 | <0.5km |
| Bandar Seri Alam town centre镇中心 | 2.3km |
| Balai Polis Taman Scientex | 2.2km |
| Maahad Tahfiz Riyadhus Solihin Islamic school宗教学校 | 1.9km |
| SK / SMK Seri Alam 2 | 2.4km |
| Lotus (ex-Tesco) Bandar Seri Alam | 3.6km |
| KPJ Pasir Gudang Specialist Hospital | 3.8km |
| JB CIQ / Bukit Chagar RTS | 15.9km |
Nothing inside the boundary, several things a short drive out范围内什么都没有，范围外一小段路就有
Be clear about what this section is: everything below sits outside the mapped estate boundary. This page did not find a school, clinic or supermarket confirmed to sit inside Taman Flora Heights itself.先讲清楚这一段在说什么：以下全部都在社区范围之外。本页没有查到有学校、诊所或超市确定位于 Taman Flora Heights 范围内。
Roads道路与高速
The corridor is served by the Pasir Gudang Highway, shared with Taman Scientex, Bandar Seri Alam and Kota Masai. This page has not verified a dedicated access road for this estate and will not invent one. Persiaran Seri Alam runs immediately south of the mapped boundary.这条走廊由 Pasir Gudang Highway 服务，与 Taman Scientex、Bandar Seri Alam 与 Kota Masai 共用。本页未核实这个社区有专属联外道路，也不会编一个出来。Persiaran Seri Alam 就在范围界线南侧。
Schools学校便利
Wikipedia’s school roster for the wider Masai postcode district names SK Seri Alam 2 and SMK Seri Alam 2, both roughly 2.4km away in a straight line. No school was confirmed sitting inside the estate boundary itself. Catchment for a specific address follows the district education office’s own map, not this page — confirm before you buy.维基百科为更大范围的 Masai 邮区所列的学校名单中，有 SK Seri Alam 2 与 SMK Seri Alam 2，直线距离都约 2.4 公里。范围界线内本页未能确认有任何学校。特定地址的学区，依据的是县教育局自己的地图，不是本页 —— 买之前请自行确认。
Medical & retail医疗与零售
KPJ Pasir Gudang Specialist Hospital is the nearest private hospital this page could verify, about 3.8km straight-line. For groceries, Lotus Bandar Seri Alam (formerly Tesco) is about 3.6km away, alongside Starbucks and the Maybank / Public Bank branches on the same strip.KPJ 巴西古当专科医院是本页查证到最近的私立医院，直线约 3.8 公里。日常采购方面，Lotus Bandar Seri Alam（前身 Tesco）约 3.6 公里，同一条街上还有 Starbucks 与马银行／大众银行分行。
Six things the 76-sale record actually supports这 76 笔纪录，真正能撑起的六件事
A market this thin does not support big claims. These six do not overreach beyond what the records themselves show.量这么薄的市场，撑不起大话。以下六点，没有一项超出纪录本身能证明的范围。
A real 2023 peak, not a flat line真实的 2023 高点，不是一条平线
Residential psf rose from RM257 in 2022 to RM286 in 2023 — an 11.3% jump on 22 recorded sales — before falling to RM281 and RM272. Unlike an area that never moved, this one has a specific high-water mark you can price against. 住宅每尺价从 2022 年的 RM257 涨到 2023 年的 RM286 —— 22 笔成交撑起的 11.3% 涨幅 —— 之后才跌到 RM281 与 RM272。跟一个从来没动过的区不一样，这里有一个具体的历史高点，可以拿来对价。
Higher psf than two larger Plentong neighbours每尺价高过两个成交量更大的 Plentong 邻区
At RM283 psf (published 12-month figure), Taman Flora Heights prices above Tg Puteri Resort’s RM243 and Taman Rinting’s RM273 — both of which trade at 5 to 6 times its volume. Thin does not automatically mean cheap. 以公布的 RM283 每尺价计，Taman Flora Heights 高于 Tg Puteri Resort 的 RM243 与 Taman Rinting 的 RM273 —— 而这两个区的成交量都是这里的 5 到 6 倍。量薄，不代表便宜。
Three genuinely different price tiers三个真正不同的价位档
Low-cost flat at RM110,000, single-storey terrace at RM380,000, double-storey terrace at RM585,000 — a five-fold span inside one small estate. A first-time buyer and a family trading up can both find a real product here. 廉价组屋 RM110,000、单层排屋 RM380,000、双层排屋 RM585,000 —— 一个小社区内五倍的跨度。首购族与要换大屋的家庭，在这里都能找到真实的产品。
Verified flower-named streets经核实的花卉路名
Persiaran Flora, Jalan Melati, Jalan Melati 5, Jalan Melati 9 and Jalan Kenanga 2 are not this page’s guesses — each came back from an actual Google Street View location card. Flora, Melati (jasmine) and Kenanga (ylang-ylang) all name flowers, a genuine and checkable pattern. Persiaran Flora、Jalan Melati、Jalan Melati 5、Jalan Melati 9 与 Jalan Kenanga 2 不是本页猜的 —— 每一个都来自实际的 Google 街景地点卡。Flora、Melati（茉莉）与 Kenanga（依兰）都是花卉名字，是真实且可查证的规律。
Close to a mature commercial base, without being inside it靠近成熟商圈，但不在商圈里面
Bandar Seri Alam’s banks, supermarket and cafes sit about 2.3km away in a straight line — close enough for errands, far enough that this estate itself stays quiet. Taman Scientex, an established neighbour, is closer still. Bandar Seri Alam 的银行、超市与咖啡馆，直线距离约 2.3 公里 —— 近到能办事，又远到让社区本身保持安静。更近的还有成熟邻区 Taman Scientex。
A comparison table you can actually check一张真正可以核对的对照表
Every figure on this page’s Plentong comparison table (section 17) comes from the same List.my / NAPIC source and the same window, so you can verify every number yourself rather than take an agent’s word for it. 本页第 17 节的 Plentong 对照表，每一个数字都来自同一个 List.my／NAPIC 来源与同一个期间，你可以自己逐一核对，不必只听经纪的一面之词。
And the questions a thin market makes more important, not less而市场越薄，这些问题反而越重要
🏠 If you are buying to live here如果你是自住
📈 If you’re buying to let or resell如果你是买来出租或转售
One small estate, a flower-named street plan一个小社区，一套花卉主题的路名
List.my does not publish a usable road-level price breakdown for an area this small, so this page will not fabricate one. What follows instead is what this page could independently verify: the roads that exist, confirmed one by one through Google Street View location cards, not guessed from the estate name. 对于这么小的一个区域，List.my 没有公开可用的逐路段价格拆分，本页不会编一个出来。以下是本页能独立核实的部分：这些路真实存在，逐一经 Google 街景地点卡确认，不是从社区名字猜出来的。
| Road路名 | How it was confirmed如何核实 | Approx. position大致位置 |
|---|---|---|
| Persiaran Flora | Labelled on Google Maps as the spine road; also returned directly by Street View metadataGoogle 地图标为主干道；街景元数据也直接回传此路名 | Runs through the centre of the estate贯穿社区中心 |
| Jalan Melati | Street View address card: “20 Jalan Melati”街景地址卡：「20 Jalan Melati」 | Southern part of the estate社区南侧 |
| Jalan Melati 5 | Street View address card: “25 Jalan Melati 5”街景地址卡：「25 Jalan Melati 5」 | Central-eastern part中偏东侧 |
| Jalan Melati 9 | Street View address card, no house number returned街景地址卡，未回传门牌号 | Northern part, near the boundary北侧，靠近边界 |
| Jalan Kenanga 2 | Street View address card: “35 Jalan Kenanga 2” — Google files this under neighbouring Masai, not this estate’s own name街景地址卡：「35 Jalan Kenanga 2」—— Google 将此归入邻近的 Masai，而非社区自身名下 | Southern edge / possibly just outside the mapped boundary南缘，可能已在标示边界之外 |
| Jalan Santalia 1 | Labelled on Google Maps within the boundary; not individually Street View-verified this roundGoogle 地图标示在范围内；本轮未逐一以街景核实 | Eastern edge东侧边界 |
Three products, a five-fold price span三种产品，五倍的价格跨度
Registered transactions split cleanly into three products, plus one single-storey shop that sold once. That single commercial sale is too thin a sample to price and is not shown as a tier below. 登记成交干净地分成三种产品，另外还有一笔单层店屋成交。那一笔商业成交样本太薄，无法定价，以下不再单独列一档。
Low-cost flat廉价组屋
Single-storey terrace单层排屋
Double-storey terrace双层排屋
Low volume, mid price, a peak already behind it量少、价中、高点已经过去
Taman Flora Heights against its Plentong neighboursTaman Flora Heights 与 Plentong 邻区对照
RM58,000 to RM701,000 — three products, one small estateRM58,000 至 RM701,000 —— 一个小社区，三种产品
Registered medians by type, 2021 to 2025. The RM468,000 all-type median describes no single real house here — it sits between the single-storey and double-storey terrace medians because both types trade in similar volume. 2021 至 2025 年各屋型登记中位价。RM468,000 的全类型中位价描述不了任何一栋真实的房子 —— 它落在单层与双层排屋中位价之间，因为两种屋型的成交量相近。
What each product actually transacted at每一种产品，实际成交在多少
Registered subsale transactions, 2021 to 2025, from NAPIC records published by List.my: 76 records, median RM468,000 at RM278 psf. Residential-only median psf is RM286. This page found no reliable rental data specific to this estate and will not invent one — the rent column is deliberately left blank. 2021 至 2025 年登记二手成交，来源为 List.my 公布的 NAPIC 纪录：76 笔，中位 RM468,000、每尺 RM278。仅住宅的中位每尺为 RM286。本页没有查到这个社区专属、可靠的租金数据，也不会编一个 —— 租金栏刻意留白。
| Type类型 | Records笔数 | Recorded median登记中位价 | Recorded range登记区间 | Monthly rent月租 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|---|
| Low-cost flat廉价组屋 | 13 | RM110,000 RM160 psf | RM58,000 – 160,000 | Not verified未查证 | No不行 |
| Single-storey terrace单层排屋 | 24 | RM380,000 RM272 psf | RM330,000 – 488,000 | Not verified未查证 | No不行 |
| Double-storey terrace双层排屋 | 38 | RM585,000 RM315 psf | RM469,000 – 701,000 | Not verified未查证 | No不行 |
| Single-storey shop单层店屋 | 1 | Too thin to price样本太薄，无法定价 | — | — | No不行 |
| All types, recorded median全类型登记中位 | 76 | RM468,000 RM278 psf all-type · RM286 residential-only | RM352,000 – 584,000 | — | Landed closed to non-citizens有地对非公民关闭 |
Five years of records, and a peak they actually show五年的纪录，一个它们真正显示出来的高点
Source: registered subsale records from NAPIC (JPPH), published by List.my, read 2026-09-07/09. Records lag roughly six months, and 2026 shows zero registrations so far.来源：NAPIC（JPPH）登记二手成交纪录，由 List.my 公布，2026-09-07／09 核实。资料约滞后半年，2026 年至今尚无登记。
The distribution, and why the all-type median hides the peak分布，以及为什么全类型中位数会藏起那个高点
Half of all recorded sales landed between roughly RM352,000 and RM584,000, with the all-type median at RM468,000. That band mixes a low-cost flat, a single-storey terrace and a double-storey terrace, so it moves with which type happened to sell each year — not necessarily with the market. The residential psf line below is the more reliable read. 全部登记成交中约有一半落在 RM352,000 至 RM584,000 之间，全类型中位数为 RM468,000。这个区间同时混着廉价组屋、单层排屋与双层排屋，所以它会跟着当年刚好卖出哪一种类型而变动 —— 不一定跟着市场走。下方的住宅每尺价线，是更可靠的读法。
Recorded transactions by year各年度登记成交笔数
Residential price per square foot, year by year住宅每尺价 · 逐年
Why per-foot and not price: the mix of what sold changes every year on a base this small, and median price follows the mix rather than the market. The number beneath each year is the transaction count behind that point.为什么用每尺价而不是成交价：在这么小的基数上，每一年成交的组合都不一样，中位成交价跟着组合走，不是跟着市场走。每个年份下方的数字，是该点背后的成交笔数。
PRICE_INDEX 阵列加一行，格式 {q:"2026 Q1", median:275, n:5}（median 填每尺价，不是总价；n 填笔数）。在这种成交量的区域，你自己的即时纪录，价值远高于滞后半年的 NAPIC 数字。💡 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 straight answer: landed here is closed to you直说：这里的有地住宅，你买不了
Johor bars non-citizens from landed residential property below RM2 million and from strata below RM1 million. Taman Flora Heights’ recorded medians run from RM110,000 to RM585,000. Nothing here clears either line, and by a wide margin. We would rather tell you that on the first screen than after a viewing. 柔佛禁止非公民购买 RM200 万 以下的有地住宅，以及 RM100 万 以下的分层产权。Taman Flora Heights 的登记中位价从 RM110,000 到 RM585,000 —— 没有一项跨得过任何一条线，而且差得很远。与其等你看完房才说，我们宁可在第一屏就讲清楚。
Monthly repayment每月供款
Defaults set to the recorded double-storey terrace median of RM585,000 — the deepest market in this estate.预设值为双层排屋的登记中位价 RM585,000 —— 这个社区最厚的那个市场。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM585,000, the recorded double-storey terrace median. First-time Malaysian buyers at or below RM500,000 are exempt from transfer stamp duty in 2026 and 2027 — worth checking against the single-storey median of RM380,000 and the low-cost flat median of RM110,000, both of which already clear that bar.预设 RM585,000，即双层排屋登记中位价。马来西亚首购族在 RM500,000 或以下于 2026 与 2027 年免转让印花税 —— 对照单层排屋 RM380,000 与廉价组屋 RM110,000 的中位价，两者其实早就在这条线之下。
Johor’s minimum purchase price for a non-citizen is RM2 million on landed and RM1 million on strata. Every recorded median in this estate is below both: RM110,000 low-cost flat, RM380,000 single-storey, RM585,000 double-storey. The costs below are shown so you can compare against an address that does qualify. 柔佛对非公民的最低购买价为有地 RM200 万、分层 RM100 万。这个社区每一项登记中位价都在两条线之下：廉价组屋 RM110,000、单层 RM380,000、双层 RM585,000。下方仍列出费用，是让你拿去和真正符合资格的门牌做比较。
Tell me your budget and passport and I will send you the Johor addresses that actually qualify. 告诉我你的预算与护照，我把柔佛真正符合资格的门牌发给你。
Which type, and what is your timeline?哪一种户型？你的时间线是？
On a market this thin, the right listing may not be live today. Tell me the type and budget and I will let you know when something matching comes up.在这么薄的市场里，对的房子今天不一定有现货。告诉我户型与预算，一有符合的我就通知你。
A real 2023 peak, a real decline since, and a market too thin to be sure which matters more真实的 2023 高点，真实的之后回落，以及一个薄到难以判断哪一件事更重要的市场
This is the section that decides whether you should view here, so it gets the sharpest version of both cases. Nothing on the right is softened and nothing on the left is inflated.这一段决定你该不该来看屋，所以两边都用最锋利的版本写。右边没有被淡化，左边也没有被灌水。
✓ The case for buying「值得买」的一方
- Three genuinely different price tiers in one small estate. RM110,000 low-cost flat, RM380,000 single-storey terrace, RM585,000 double-storey terrace — a real ladder, not a marketing simplification.一个小社区里，三个真正不同的价位档。RM110,000 的廉价组屋、RM380,000 的单层排屋、RM585,000 的双层排屋 —— 是真实的阶梯，不是行销上的简化说法。
- Today’s price is already below the 2023 peak. Residential psf has fallen 4.9% since 2023. If you believe this corridor’s fundamentals (Bandar Seri Alam and Taman Scientex both nearby) have not changed, buying below the recent high is arithmetically a better entry than buying at it.今天的价格已经低于 2023 年的高点。住宅每尺价自 2023 年已跌 4.9%。如果你相信这条走廊的基本面（近邻 Bandar Seri Alam 与 Taman Scientex）没有改变，那么买在近期高点之下，算术上就是比买在高点更好的入场点。
- Priced above two larger neighbours, not below them. At RM283 psf this area sits above Tg Puteri Resort (RM243) and Taman Rinting (RM273), both of which trade at five to six times the volume. The market is not discounting this address for its size.价格高于两个成交量更大的邻区，不是低于。每尺 RM283，高于 Tg Puteri Resort（RM243）与 Taman Rinting（RM273）——两者成交量都是这里的五到六倍。市场并没有因为这里小，就给它打折。
- Close to a mature commercial base without its noise. Bandar Seri Alam’s banks, supermarket and cafes sit about 2.3km away in a straight line; Taman Scientex is closer still. Errands are near; the estate itself is quiet.靠近成熟商圈，但没有它的噪音。Bandar Seri Alam 的银行、超市与咖啡馆直线距离约 2.3 公里；更近的还有 Taman Scientex。办事方便，社区本身安静。
- First-time buyer relief applies to two of its three products. The single-storey terrace (RM380,000) and low-cost flat (RM110,000) both sit comfortably under the RM500,000 ceiling for the 2026–2027 first-time buyer stamp duty exemption.三种产品里有两种适用首购优惠。单层排屋（RM380,000）与廉价组屋（RM110,000），都稳稳落在 2026 至 2027 年首购族印花税豁免的 RM50 万上限之内。
△ The case for waiting「再等等」的一方
- 76 sales in five years is the thinnest market on this site’s own Plentong table. Every other compared area trades at five to eighteen times this volume. A handful of unusual sales can move a median built on numbers this small quite a lot — in either direction.五年 76 笔，是本站自己 Plentong 对照表里最薄的市场。对照的其他每一个区域，成交量都是这里的五到十八倍。在这么小的基数上，几笔不寻常的成交就能把中位数拉动不少 —— 往哪个方向都有可能。
- The trend is down, not flat, for two straight years. Residential psf fell from RM286 in 2023 to RM281 in 2024 to RM272 in 2025. The published +0.7% trailing-12-month figure is real, but it measures a different window than the −3.2% calendar-year move that a 2024 buyer selling in 2025 would actually have experienced.趋势是在跌，不是平的，而且已经连跌两年。住宅每尺价从 2023 年的 RM286，跌到 2024 年的 RM281，再到 2025 年的 RM272。公布的 +0.7% 过去十二个月数字是真的，但它衡量的窗口，跟一个 2024 年买、2025 年卖的人实际会经历的 −3.2% 日历年变动不一样。
- Postcode and township labels genuinely disagree. List.my files this under Pasir Gudang; Wikipedia’s postcode district is Masai; this page’s own map check places it beside Taman Scientex. A buyer relying on any single label to judge distance to amenities will be misled.邮政镇与邮区标签真的对不上。List.my 把它归在 Pasir Gudang；维基百科的邮区是 Masai；本页自己核对地图后，发现它紧邻 Taman Scientex。只依赖单一标签判断离配套多远的买家，会被误导。
- No school, hospital or dedicated access road confirmed inside the boundary. Every amenity in section 05 is outside the mapped estate, at least 1.9km away. This page found no citable source for a school, clinic or supermarket sitting inside Taman Flora Heights itself.范围内没有确认过学校、医院或专属联外道路。第 05 节的每一项配套都在社区之外，至少 1.9 公里远。本页没有查到任何可引用的来源，证明 Taman Flora Heights 范围内有学校、诊所或超市。
- Developer, construction year and tenure could not be confirmed. No citable public source names a developer or a completion year for this estate, and no source confirms whether title here is freehold or leasehold. This page publishes none of the three rather than guess — and thin public information is itself a risk worth pricing in.发展商、建成年份与地契年期都无法确认。没有可引用的公开来源能指出这个社区的发展商或建成年份，也没有来源确认这里是永久还是租赁地契。本页三项都不刊登，宁可留白也不用猜 —— 而资讯稀薄，本身就是该算进风险里的一件事。
Taman Flora Heights FAQTaman Flora Heights 常见问题
How much does a house in Taman Flora Heights cost?Taman Flora Heights 的房子多少钱？
Registered subsale records show 76 transactions in Taman Flora Heights between 2021 and 2025 at an all-type median of RM468,000, RM278 per square foot. Filtered to residential only, 75 records at a slightly higher RM286 per square foot. By type: the double-storey terrace, 38 records, median RM585,000 at RM315 per square foot; the single-storey terrace, 24 records, median RM380,000 at RM272 per square foot; the low-cost flat, 13 records, median RM110,000 at RM160 per square foot on units of roughly 650 to 750 square feet. One single-storey shop also sold, too thin a sample to price. Taman Flora Heights 的登记二手成交纪录显示，2021 至 2025 年共 76 笔，全类型中位价 RM468,000，每尺 RM278。只看住宅是 75 笔，每尺稍高，为 RM286。分屋型：双层排屋 38 笔，中位 RM585,000、每尺 RM315；单层排屋 24 笔，中位 RM380,000、每尺 RM272；廉价组屋 13 笔，中位 RM110,000、每尺 RM160，单位约 650 至 750 平方尺。另有一笔单层店屋成交，样本太薄，无法定价。
Why did the price per square foot rise and then fall in Taman Flora Heights?为什么 Taman Flora Heights 的每尺价先涨后跌？
The residential median price per square foot, year by year, reads RM257 in 2022, RM286 in 2023, RM281 in 2024 and RM272 in 2025. That is a genuine peak in 2023, not a flat line: the rate has fallen in both years since, down 4.9 percent from the 2023 high. The headline trailing twelve-month figure published for this area is plus 0.7 percent, which is a different and more forgiving measurement window than the straight calendar comparison of 2024 to 2025, which is minus 3.2 percent. Both numbers are correct; they measure different periods, and on a base this thin the choice of window matters more than usual. 住宅中位每尺价的逐年数字是：2022 年 RM257、2023 年 RM286、2024 年 RM281、2025 年 RM272。这是 2023 年真实的高点，不是一条平线：之后连续两年下滑，比 2023 年的高点跌了 4.9%。本区公布的过去十二个月头条数字是 +0.7%，那是一个不同、也更宽容的衡量窗口，跟 2024 到 2025 的直接日历年对比（−3.2%）不一样。两个数字都对；它们衡量的是不同的期间，而在这么薄的基数上，你选哪个窗口，分量比平常更重。
Is 76 transactions in five years enough to trust the trend?五年 76 笔成交，足够相信这个趋势吗？
Treat it with real caution. Seventy-six registered transactions across 2021 to 2025 works out to roughly one sale every three and a half weeks, and every other area in this site’s own Plentong mukim comparison table — from Taman Desa Cemerlang’s 406 up to Bandar Baru Permas Jaya’s 1,387 — has at least five times that volume. A handful of unusual sales can move a median this thin quite a lot. The yearly counts behind each point are published on this page precisely so you can weigh the trend against the sample size yourself, year by year. 请务必谨慎看待。2021 至 2025 年共 76 笔登记成交，大约每三周半才一笔；本站自己 Plentong mukim 对照表里的其他每一个区域 —— 从 Taman Desa Cemerlang 的 406 笔，到 Bandar Baru Permas Jaya 的 1,387 笔 —— 成交量至少都是这里的五倍。在这么薄的基数上，几笔不寻常的成交就能把中位数拉动不少。本页公布每个点背后的年度笔数，就是让你能自己逐年，把趋势跟样本量放在一起衡量。
Where is Taman Flora Heights, and why do different sites call it Masai or Pasir Gudang?Taman Flora Heights 在哪里？为什么不同网站分别叫它 Masai 或 Pasir Gudang？
Taman Flora Heights carries postcode 81750. List.my and Google Maps file its postal town as Pasir Gudang, while Wikipedia’s entry for Masai describes postcode 81750 as the wider Masai district, covering Masai town, Bandar Seri Alam, Taman Rinting, Kota Puteri, Plentong and Permas Jaya. This page classifies it under Mukim Plentong to match the area card. On the ground, checking the estate boundary on Google Maps places it beside Taman Scientex and close to Bandar Seri Alam, not inside either Masai town proper or central Pasir Gudang — so treat the postal-town and township labels as administrative filing, not a precise description of what is nearby. Taman Flora Heights 的邮区是 81750。List.my 与 Google 地图把它的邮政镇归为 Pasir Gudang，而维基百科的 Masai 条目则把邮区 81750 描述为更大范围的 Masai 区，涵盖 Masai 镇、Bandar Seri Alam、Taman Rinting、Kota Puteri、Plentong 与 Permas Jaya。本页依资料卡将其归类为 Plentong mukim。实地在 Google 地图上核对范围界线，会发现它紧邻 Taman Scientex、靠近 Bandar Seri Alam，并不在 Masai 镇本身或巴西古当市中心内 —— 请把邮政镇与镇区标签当成行政归档，不要当成周边配套的精确描述。
What are the roads inside Taman Flora Heights called?Taman Flora Heights 里面的路叫什么名字？
Google Maps shows Persiaran Flora running through the estate as the spine, with Jalan Santalia 1 along part of the boundary. Street View location cards independently confirm addresses on Persiaran Flora itself, plus Jalan Melati, Jalan Melati 5, Jalan Melati 9 and Jalan Kenanga 2 inside or immediately beside the mapped boundary. Flora, Melati (jasmine) and Kenanga (ylang-ylang) are all flower names, which is a useful pattern once you know it, though this page has not mapped every internal road individually. Google 地图显示 Persiaran Flora 贯穿社区、是主干道，Jalan Santalia 1 则沿部分边界而行。街景地点卡独立确认了 Persiaran Flora 本身，以及 Jalan Melati、Jalan Melati 5、Jalan Melati 9 与 Jalan Kenanga 2 的门牌，都位于地图范围内或紧邻边界。Flora、Melati（茉莉）与 Kenanga（依兰）都是花卉名字 —— 认得这个规律后会很好用，不过本页并未把每一条内街逐一标出。
Is there a school or hospital inside Taman Flora Heights?Taman Flora Heights 里面有学校或医院吗？
No school or hospital was confirmed sitting inside the mapped estate boundary in this research, and this page does not guess one. The nearest named national schools this page could confirm are SK Seri Alam 2 and SMK Seri Alam 2, listed in Wikipedia’s Masai school roster and roughly 2.4km away in straight-line terms from this page’s own verified coordinate. The nearest hospital is KPJ Pasir Gudang Specialist Hospital, about 3.8km straight-line away. Confirm actual school catchment with the district education office before you buy — allocation follows the house, not the estate. 这次研究没有确认社区范围内有学校或医院，本页也不会用猜的。本页能确认最近的国民学校是 SK Seri Alam 2 与 SMK Seri Alam 2，两者都列在维基百科 Masai 的学校名单中，以本页自行核实的坐标计算，直线距离约 2.4 公里。最近的医院是 KPJ 巴西古当专科医院，直线约 3.8 公里。买之前请向县教育局确认实际学区 —— 分配跟着房子走，不是跟着社区走。
What is the difference between the low-cost flat and the terrace houses here?这里的廉价组屋跟排屋有什么差别？
They are different products entirely. The low-cost flat is strata-titled, typically 650 to 750 square feet, with a recorded median of RM110,000 across 13 transactions — the cheapest entry point in this estate by a wide margin. The single-storey terrace (24 records, RM380,000 median) and double-storey terrace (38 records, RM585,000 median) are landed houses with their own individual land titles. A foreign or Singaporean buyer can in principle consider strata property in Johor above a RM1 million floor, which this low-cost flat comes nowhere near — so in practice all three products here are a Malaysian-citizen and permanent-resident market. 两者是完全不同的产品。廉价组屋是分层地契，通常 650 至 750 平方尺，13 笔成交的登记中位价为 RM110,000 —— 是这个社区里最便宜的入场方式，差距不小。单层排屋（24 笔，中位 RM380,000）与双层排屋（38 笔，中位 RM585,000）是有地住宅，各自拥有独立地契。外籍或新加坡买家原则上可以考虑柔佛 RM100 万门槛以上的分层产权，而这个廉价组屋完全够不着 —— 所以实务上，这里三种产品都是马来西亚公民与永久居民的市场。
Can a foreigner or a Singaporean buy in Taman Flora Heights?外国人或新加坡人可以在 Taman Flora Heights 买房吗？
In practice, no. Johor sets a minimum purchase price of RM2 million on landed residential property for non-citizens and RM1 million on strata. Every recorded median in Taman Flora Heights — RM585,000 for the double-storey terrace, RM380,000 for the single-storey terrace, RM110,000 for the low-cost flat — sits far below both thresholds. This estate is open to Malaysian citizens and permanent residents, including Malaysians who earn Singapore dollars and buy at home. 实际上不行。柔佛对非公民设有有地住宅最低 RM200 万、分层 RM100 万的门槛。Taman Flora Heights 目前登记的所有中位价 —— 双层排屋 RM585,000、单层排屋 RM380,000、廉价组屋 RM110,000 —— 都远低于这两道门槛。这个社区面向的是马来西亚公民与永久居民，包括赚新币、在家乡买房的马来西亚人。
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. On an address where the psf rate has already fallen for two straight years, this matters more than usual: a short hold can produce transaction costs without a gain to absorb them. 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。在一个每尺价已经连跌两年的地址，这一点比平常更重要 —— 短线持有很可能只产生交易成本，却没有增值来吸收它。
Plentong mukim, on the same NAPIC dataPlentong mukim，同一份 NAPIC 数据下的对照
Every figure below comes from the same source and the same window. Notice how far Taman Flora Heights’ 76 records sit below every other area here — the next smallest, Taman Desa Cemerlang, still has more than five times the volume.下方每一个数字都来自同一个来源、同一个期间。请注意 Taman Flora Heights 的 76 笔，比这里其他每一个区域都低出多少 —— 排名第二小的 Taman Desa Cemerlang，成交量都还是这里的五倍以上。
| 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 |
|---|---|---|---|---|---|
| Bandar Baru Permas Jaya | 1,387 | RM488,000 | RM370 | +9.7% | Largest and fastest of the big areas大区域里量最大、涨最快 |
| Taman Kota Masai | 1,357 | RM360,000 | RM335 | −3.2% | Huge volume, going backwards量极大，但在倒退 |
| Taman Johor Jaya | 952 | RM470,000 | RM336 | +7.4% | Similar price, much deeper market价位相近，市场厚得多 |
| Taman Scientex | 883 | RM370,000 | RM374 | +3.6% | The estate right next door紧邻的邻区 |
| Bandar Baru Seri Alam | 811 | RM440,000 | RM317 | — | No 12-month figure published未公布 12 个月数字 |
| Bandar Seri Alam | 656 | RM460,000 | RM315 | +8.1% | This estate’s own commercial anchor这里的商业锚点本身 |
| Taman Rinting | 569 | RM400,000 | RM273 | −2.3% | Lower psf than Flora Heights, much deeper每尺价比 Flora Heights 低，市场厚得多 |
| Taman Megah Ria | 560 | RM450,000 | RM299 | +19.8% | Fastest mover in the whole mukim整个 mukim 涨最快 |
| Taman Molek | 537 | RM539,000 | RM344 | −1.5% | Pricier, also going backwards更贵，同样在倒退 |
| Meridin East | 498 | RM515,000 | RM387 | — | Highest psf on this table这张表里每尺价最高 |
| Tg Puteri Resort | 417 | RM358,000 | RM243 | −29.7% | Sharpest fall on this table, and cheapest psf这张表里跌最深，每尺价也最低 |
| Taman Desa Cemerlang | 406 | RM460,000 | RM348 | +9.2% | The next-smallest area, still 5x this one量第二小的区域，仍是这里的 5 倍 |
| Taman Flora Heights | 76 | RM468,000 | RM283 | +0.7% | By far the thinnest market here — and its own yearly figures show a 2023 peak, not a flat line这里迄今为止最薄的市场——它自己的逐年数字显示 2023 年见过顶，不是一条平线 |
Tell me the type. I will tell you what it actually sold for.告诉我户型。我告诉你它实际卖了多少。
Taman Flora Heights has only 76 records behind it, so I know most of them individually. Send me the type — low-cost flat, single-storey or double-storey terrace — and your budget, and I will come back with the recent comparables, not a guess. Taman Flora Heights 背后只有 76 笔纪录，所以大部分我个别都熟悉。把户型 —— 廉价组屋、单层或双层排屋 —— 与预算发给我，我会给你近期的可比案例，不是用猜的。