Taman Gembira: the most
affordable address in Tebrau
Taman Gembira：
Tebrau 里最平实的一个地址
On List.my’s own most-traded-areas table for Mukim Tebrau, Taman Gembira sits last on every column that matters — 79 registered transactions against Taman Impian Emas’s 959, a median of RM380,000 against Bandar Dato’ Onn’s RM745,000. The reason is a housing mix none of the bigger names share: RM150,000 walk-up flats and low-cost linked houses sitting in the same Jalan Riang street grid as RM480,000 double-storey terraces, right beside the Tampoi Jaya industrial park. This page is about which of those products you are actually being shown, and what living next to that industrial park is really like. 在 List.my 自家的 Tebrau mukim 成交量排行表里，Taman Gembira 几乎每一栏都排在最后 — 79 笔登记成交，对比 Taman Impian Emas 的 959 笔；中位价 RM380,000，对比 Bandar Dato’ Onn 的 RM745,000。原因是这里的房屋组合，跟表上其他大区完全不一样：RM150,000 的电梯不到的公寓（flat）与低成本连排屋，跟 RM480,000 的双层排屋挤在同一套 Jalan Riang 街道网里，紧邻 Tampoi Jaya 工业区。这一页要讲清楚的，是中介带你看的到底是哪一种产品，以及住在工业区旁边，真实的生活是什么样。
© Chongkian · CC BY-SA 4.0 · Wikimedia CommonsTaman Gembira in 30 seconds30 秒看懂 Taman Gembira
- What it is: a residential grid in the Pandan locality of Mukim Tebrau, postcode 81100, built on Jalan Riang 1 to 24 (plus sub-lanes, Jalan Riang Ria, Jalan Riang Utama and Lorong Damai) and bordered by the Jalan Tampoi corridor. A Balairaya Taman Gembira community hall, a Petron station and a surau sit inside the estate boundary. 它是什么：位于 Tebrau mukim 内 Pandan 一带、邮区 81100 的住宅区，以 Jalan Riang 1 至 24（加上支路、Jalan Riang Ria、Jalan Riang Utama 与 Lorong Damai）为骨架，紧邻 Jalan Tampoi 走廊。区内有 Balairaya Taman Gembira 社区礼堂、一间 Petron 油站与一间 surau。
- What it costs: 79 registered transactions from 2021 to 2026, blended median RM380,000 at RM253 psf. By type: flat RM150,000 (RM218 psf), LC house RM295,000 (RM247 psf), single-storey terrace RM380,000 (RM247 psf), double-storey terrace RM480,000 (RM288 psf), semi-detached RM640,000 (RM178 psf). 多少钱：2021 至 2026 年 79 笔登记成交，混合中位 RM380,000、每尺 RM253。按类型：公寓 RM150,000（每尺 RM218）、低成本连排屋 RM295,000（每尺 RM247）、单层排屋 RM380,000（每尺 RM247）、双层排屋 RM480,000（每尺 RM288）、半独立式 RM640,000（每尺 RM178）。
- The detail this page leads with: on List.my’s own Tebrau mukim comparison table, Taman Gembira has the fewest transactions and the lowest median and psf of all twelve compared areas — and OpenStreetMap building data confirms why: this is the only address in the group with a real share of walk-up flats and low-cost linked houses in the same dataset as its terraces. 这一页放在最前面的细节：在 List.my 自家的 Tebrau mukim 对照表里，Taman Gembira 是十二个对照区里笔数最少、中位价与每尺价都最低的一个 — OpenStreetMap 建筑数据说明了原因：这是这组区域里唯一一个，纪录里真的混着公寓与低成本连排屋、又有排屋的地方。
- Genuinely next to a working industrial park: OpenStreetMap building records place more than a dozen named factories — F&N Beverages Marketing, Tee Yih Jia Food Manufacturing, GG Circuits Industries and several printing and electronics-component makers among them — within 150 to 400 metres of the estate centre, part of Kawasan Perindustrian Tampoi Jaya. 真的紧邻一个在运作的工业区：OpenStreetMap 建筑纪录显示，超过十几间具名工厂 — 包括 F&N Beverages Marketing、天喜食品（Tee Yih Jia Food）、GG Circuits Industries 与数间印刷、电子零件厂 — 都在区中心 150 至 400 公尺内，属于 Tampoi Jaya 工业区的一部分。
- The honest catch: only 6 transactions were recorded in 2025 and 1 so far in 2026. The published +7.6% twelve-month psf change is real on the record, but it rests on a very small recent sample — and this is purely a Malaysian-citizen market, with nothing here close to Johor’s RM2 million landed floor for foreign buyers. 诚实提醒：2025 年只有 6 笔登记成交，2026 年至今只有 1 笔。公布的 +7.6% 十二个月每尺涨幅在纪录上是真的，但建立在很小的近期样本上 — 而且这里纯粹是马来西亚公民市场，没有任何产品接近柔佛给外籍买家的 RM200 万有地门槛。
An industrial park next door, and a road that has seen better days隔壁是工业区，这条路也确实老了
Wikimedia does not carry a photograph taken on Jalan Riang itself. What it does carry, honestly labelled below, is the Tampoi Jaya industrial park that borders the estate, and a documented pothole on Jalan Tampoi 7-3, the arterial road Taman Gembira’s western streets feed into. The rest of this gallery shows nearby Tebrau-corridor context, not Taman Gembira’s own streets. Wikimedia 上没有一张实拍于 Jalan Riang 本身的照片。以下诚实标注的，是紧邻本区的 Tampoi Jaya 工业区，以及 Taman Gembira 西侧街道所连接的主干道 Jalan Tampoi 7-3 上一处有纪录的路面坑洞。图库其余照片，展示的是附近 Tebrau 走廊一带的景象，不是 Taman Gembira 自己的街道。
Five products, one street grid, and very different budgets五种产品，一套街道网，预算天差地远
With 79 records split across a flat, an LC house, two terrace types and a semi-detached, “a home in Taman Gembira” can mean anywhere from RM150,000 to RM640,000 before anyone has discussed the street.79 笔纪录分散在公寓、低成本连排屋、两种排屋与半独立式之间 —— 在这里，「Taman Gembira 的一间房子」在还没谈到街道之前，就可能是 RM150,000 到 RM640,000 之间的任何数字。
The first-time buyer on a tight budget预算紧的首购族
The 15 recorded flats (689–753 sq ft, Levels 1 to 5) carry a median of just RM150,000 at RM218 psf — among the cheapest recorded homes anywhere in this series. No lift is confirmed on public sources; a top-floor unit is a real climb every day.15 笔登记的公寓（689 至 753 平方尺，1 至 5 楼）中位价仅 RM150,000，每尺 RM218 — 是本系列记录中最便宜的住宅之一。公开资料未能确认有电梯；住高楼层，每天都要真的爬楼梯。
The buyer who wants land, cheaply想用低价买到地皮的买家
The 6 recorded LC (low-cost) linked houses run 797 to 2,045 sq ft, median RM295,000. One unit transacted at just RM150,000 in April 2022 — the cheapest recorded landed title in this entire series to date.6 笔登记的低成本连排屋，面积 797 至 2,045 平方尺，中位价 RM295,000。其中一笔 2022 年 4 月以 RM150,000 成交 — 是本系列至今记录中最便宜的有地地契。
The family wanting the mainstream terrace想要主流排屋的家庭
The 29 single-storey terraces (median RM380,000) and 24 double-storey terraces (median RM480,000) are the estate’s two largest segments by count — together, 53 of the 79 records, and the closest thing here to a mainstream family home.29 笔单层排屋（中位 RM380,000）与 24 笔双层排屋（中位 RM480,000），是本区笔数最多的两个区块 — 合计 79 笔里的 53 笔，是这里最接近「一般家庭住宅」的产品。
The upgrader on Jalan Riang 4 or 11在 Jalan Riang 4 或 11 的升级买家
Only 4 semi-detached records exist (median RM640,000, RM178 psf, lots of 2,800 to 3,574 sq ft) — a thin sample, and the only product here that comes anywhere close to being a genuine upgrade home.只有 4 笔半独立式纪录（中位 RM640,000，每尺 RM178，地皮 2,800 至 3,574 平方尺）— 样本很薄，也是这里唯一称得上「升级住宅」的产品。
A weekday in Taman GembiraTaman Gembira 的一个平日
Visit on an ordinary Tuesday, not a quiet Sunday morning. An estate sitting directly beside a working industrial park shows its real rhythm on a weekday shift change, not a weekend drive-through.请挑平常的星期二去看，不要只在安静的周日早上。一个紧邻在运作工业区的住宅区，真实的节奏要在平日换班时段才看得出来，不是周末开车经过能感受到的。
Factory shift traffic on the Jalan Tampoi corridor picks up before the residential school run does — workers heading into Tampoi Jaya’s food, beverage, printing and electronics plants that sit within a few hundred metres of Jalan Riang Ria and Jalan Riang 19 to 21.Jalan Tampoi 走廊的工厂上班车流，比住宅区的接送上学车流更早开始 — 工人们前往 Jalan Riang Ria 与 Jalan Riang 19 至 21 附近数百公尺内的食品、饮料、印刷与电子厂上班。
The estate’s own surau and the Balairaya Taman Gembira community hall see their quieter morning use, while Jalan Riang 2 to 4 carry the single-storey terrace streets’ school-run traffic out toward SK Mohd Khir Johari, about 1.25km away.本区自己的 surau 与 Balairaya Taman Gembira 社区礼堂，早上使用较为安静；Jalan Riang 2 至 4 一带单层排屋街道，则涌向约 1.25 公里外的 SK Mohd Khir Johari 接送车流。
The Petron station inside the estate does its lunchtime trade, serving both residents and the factory and logistics traffic that uses the Jalan Tampoi corridor as a through-route.区内的 Petron 油站迎来午市 — 服务的既是本区住户，也是把 Jalan Tampoi 走廊当成过路捷径的工厂与物流车流。
Factory shift changes overlap with the residential evening peak on the same handful of connecting roads — the honest cost of an estate whose western streets sit metres, not kilometres, from a working industrial park.工厂换班车流，与住宅区傍晚高峰在同几条连接道路上重叠 — 这是一个西侧街道离工业区只有几百公尺、而不是几公里的市镇，要付出的诚实代价。
The double-storey terraces on Jalan Riang 5 to 10, the estate’s most actively traded segment, settle into a quieter residential evening — further from the industrial cluster than the western Jalan Riang Ria streets.Jalan Riang 5 至 10 一带的双层排屋 —— 本区交易最活跃的区块 —— 到了晚上转趋安静，比西侧 Jalan Riang Ria 一带离工业群更远。
Paragon Market Place and TF Value-Mart, both under 1km away, are the honest nearest options for an evening grocery run — there is no confirmed shop row inside the estate itself.距离不到 1 公里的 Paragon Market Place 与 TF Value-Mart，是晚间买菜诚实的最近选项 —— 区内本身没有确认的商店街。
8.1km to CIQ, 12.8km to the RTS Link — and factories within 400 metres距 CIQ 8.1 公里，距 RTS 关口 12.8 公里 —— 工厂就在 400 公尺内
Taman Gembira sits in the Pandan locality of Mukim Tebrau, postcode 81100, on the Jalan Riang street grid off Jalan Tampoi. On Google Maps driving directions checked 9 September 2026, it is roughly 8.1km, about 14 minutes, from the Bangunan Sultan Iskandar CIQ complex via Jalan Tebrau, and about 7.0km, 10 minutes, from AEON Mall Tebrau City. Taman Gembira 位于 Tebrau mukim 内的 Pandan 一带，邮区 81100，坐落在 Jalan Tampoi 旁的 Jalan Riang 街道网内。以 2026 年 9 月 9 日核实的 Google 地图行车路线计算，经 Jalan Tebrau 距 CIQ 关卡大厦（Bangunan Sultan Iskandar）约 8.1 公里、约 14 分钟，距 AEON Mall Tebrau City 约 7.0 公里、10 分钟。
The number worth flagging: the RTS Link terminal at Bukit Chagar is a comparatively long 12.8km, about 21 to 22 minutes, away — and the routed directions available at time of writing explicitly avoided a flagged road closure, so this figure is worth re-checking closer to your move date rather than treated as fixed. 值得说清楚的一个数字：Bukit Chagar RTS 关口距离相对远，约 12.8 公里、21 至 22 分钟 — 撰写当时可用的路线，明确绕开了一处标注的道路封闭，因此这个数字请在实际搬迁前重新核实，不要当作固定值。
| Destination目的地 | Drive车程 |
|---|---|
| AEON Mall Tebrau City | 7.0km · 10 min |
| CIQ, Bangunan Sultan Iskandar | 8.1km · 14 min |
| Hospital Sultan Ismail (Mount Austin) | 7.7km · 11 min |
| Hospital Sultanah Aminah | 9.7–10.0km · 17 min |
| RTS Link (Bukit Chagar) | 12.8km · 21–22 min (routed around a road closure)（绕开一处道路封闭） |
| Senai International Airport | to be confirmed以实际为准 |
A community hall and a Petron inside the estate; everything else is a short drive区内有社区礼堂与 Petron 油站；其余都要开一小段车
This section lists what could be verified against OpenStreetMap place records and Google Maps. Where something could not be independently confirmed for this exact estate, it is left out rather than guessed.这一段只列出能对照 OpenStreetMap 地点资讯与 Google 地图核实过的项目。凡是这个确切社区里查不到独立佐证的，宁可不写，也不猜。
Schools学校
No school sits inside Taman Gembira’s own boundary on public records. The nearest confirmed are SK Mohd Khir Johari (about 1.25km) and SK Kangkar Tebrau (about 1.5km). Catchment zoning for either is not confirmed here and should be checked with the district education office.公开资料显示，Taman Gembira 本区范围内没有学校。最近确认的是约 1.25 公里外的 SK Mohd Khir Johari，与约 1.5 公里外的 SK Kangkar Tebrau。两校的学区划分本页未能确认，请向教育局查证。
Clinics & hospitals诊所与医院
Klinik Ungku Mohsin Kita is the nearest confirmed private clinic, about 1.15km away. For hospital care, Hospital Sultan Ismail at Mount Austin is the closer government option at 7.7km / 11 minutes, versus Hospital Sultanah Aminah at 9.7–10.0km / 17 minutes.最近确认的私人诊所是约 1.15 公里外的 Klinik Ungku Mohsin Kita。医院方面，位于 Mount Austin 的 Hospital Sultan Ismail 较近，7.7 公里／11 分钟；Hospital Sultanah Aminah 则要 9.7 至 10.0 公里／17 分钟。
Worship, groceries & the community hall礼拜、买菜与社区礼堂
A surau and the Balairaya Taman Gembira community hall sit within the estate, confirmed on OpenStreetMap place records. For groceries, Paragon Market Place (0.93km) and TF Value-Mart (0.99km) are both under 1km; AEON Mall Tebrau City is the nearest large mall at 7.0km.区内有一间 surau 与 Balairaya Taman Gembira 社区礼堂，均经 OpenStreetMap 地点资讯核实。买菜方面，Paragon Market Place（0.93 公里）与 TF Value-Mart（0.99 公里）都在 1 公里内；最近的大型商场是 7.0 公里外的 AEON Mall Tebrau City。
Six things the record actually shows about Taman Gembira纪录里能查到的六件事，关于 Taman Gembira
Being the cheapest name on a comparison table is not automatically a selling point. What the record shows is a specific combination: a genuinely low entry price, a real community hall and fuel station inside the estate, and an industrial park close enough to name its tenants. 在对照表上排名最便宜，本身不是卖点。纪录实际显示的，是一个特定的组合：真正低的入场价、区内确实有的社区礼堂与油站，以及一个近到能点出租户名字的工业区。
The lowest recorded landed entry point in this series本系列记录中最低的有地入场价
An LC (low-cost) linked house on Jalan Riang 16 transacted at just RM150,000 in April 2022, 797 sq ft. That is a landed title, not a flat, at a price this series has not recorded elsewhere. Jalan Riang 16 一间低成本连排屋，2022 年 4 月以仅 RM150,000 成交，797 平方尺。那是一份有地地契，不是公寓，这个价格是本系列目前没有在别处记录过的。
A double-storey terrace segment that is genuinely active双层排屋区块确实活跃
24 recorded double-storey terrace transactions, the estate’s second-largest segment, median RM480,000 at RM288 psf — the highest psf of any residential type recorded here. 24 笔登记的双层排屋成交，是本区第二大区块，中位 RM480,000、每尺 RM288 — 是这里所有住宅类型中每尺价最高的。
Real infrastructure inside the estate, not just on paper区内确实有基础设施，不只是纸上谈兵
OpenStreetMap place records confirm a Balairaya Taman Gembira community hall, a Petron fuel station and a surau within the estate boundary — genuine local infrastructure, independently verified. OpenStreetMap 地点资讯确认，区内有 Balairaya Taman Gembira 社区礼堂、一间 Petron 油站与一间 surau — 是经独立核实、真实存在的在地设施。
A named, mappable industrial neighbour一个有名有姓、地图上找得到的工业邻居
More than a dozen named factories — F&N Beverages Marketing, Tee Yih Jia Food Manufacturing, GG Circuits Industries among them — sit within 150 to 400 metres of the estate centre. Knowing exactly who the neighbours are beats a vague “near an industrial area” listing line. 超过十几间具名工厂 — 包括 F&N Beverages Marketing、天喜食品、GG Circuits Industries — 都在区中心 150 至 400 公尺内。清楚知道邻居到底是谁，胜过挂牌上一句模糊的「近工业区」。
Reasonably close to CIQ despite the low price point价位虽低，距 CIQ 却不算远
At 8.1km, about 14 minutes, Taman Gembira is closer to the Johor Causeway crossing than its price level might suggest — useful for a daily causeway commuter who does not need the RTS specifically. 以 8.1 公里、约 14 分钟 计，Taman Gembira 距新柔长堤关卡，比它的价位可能让人联想到的更近 — 对每天过关、不一定非搭 RTS 不可的通勤者来说很实用。
A five-product spread most single-type areas do not have大部分单一屋型区域没有的五产品跨度
Flat, LC house, single-storey terrace, double-storey terrace and semi-detached all trade here, RM150,000 to RM640,000. For an agent, that is five different conversations available on one street grid. 公寓、低成本连排屋、单层排屋、双层排屋与半独立式，都在这里交易，价位从 RM150,000 到 RM640,000。对经纪来说，同一套街道网里，就有五种不同的销售对话可以谈。
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 to let or invest如果你是买来出租或投资
One “cheerful” street theme, and which road buys which product一套「欢乐」主题的街道命名，以及哪条路买到哪种产品
Jalan Riang means “cheerful road” in Malay — every numbered street here shares the name. Below is what NAPIC-derived records and OpenStreetMap confirm sits on each stretch, plus the panoramas personally verified for this page. Jalan Riang 在马来文里意为「欢乐之路」—— 这里每一条编号街道都共用这个名字。以下是 NAPIC 纪录与 OpenStreetMap 确认坐落其上的产品，以及本页亲自验证过的街景。
| Road道路 | Position位置 | Mainly主要产品 | Foreign buyer?外籍可买？ |
|---|---|---|---|
| Flat block(s) | not street-attributed in the data数据未标明具体街道 | Walk-up flat, Level 1–5, 689–753 sq ft电梯不到公寓，1 至 5 楼，689 至 753 平方尺 | No — strata floor RM1m, far above median不行 —— 分层门槛 RM100 万，远高于中位价 |
| Jalan Riang 16, 17, 18 | central中段 | LC (low-cost) linked house, RM295,000 median低成本连排屋，中位 RM295,000 | No不行 |
| Jalan Riang 2, 3, 4, 12, 13 | central中段 | Single-storey terrace, RM380,000 median单层排屋，中位 RM380,000 | No不行 |
| Jalan Riang 5–10 | central, most active segment中段，交易最活跃区块 | Double-storey terrace, RM480,000 median双层排屋，中位 RM480,000 | No不行 |
| Jalan Riang 4, 11 | central中段 | Semi-detached, RM640,000 median半独立式，中位 RM640,000 | No — below RM2m floor不行 —— 低于 RM200 万门槛 |
| Jalan Riang Ria, Jalan Riang 19–21 | western edge, closest to Tampoi Jaya西侧边界，最靠近 Tampoi Jaya | Mixed terrace; factories within 150–400m混合排屋；工厂就在 150 至 400 公尺内 | No不行 |
| Jalan Riang 22–24 | eastern edge, furthest from industry东侧边界，离工业区最远 | Mixed terrace混合排屋 | No不行 |
Five products, RM150,000 to RM640,000, no condominium at all五种产品，RM150,000 到 RM640,000，完全没有公寓分层产品
A type=CONDO filter on List.my returns zero records for Taman Gembira. Every recorded transaction here is a flat, an LC house, or genuinely landed. 在 List.my 用 type=CONDO 筛选 Taman Gembira，结果是零笔。这里每一笔登记成交，不是公寓（flat），就是低成本连排屋或真正的有地住宅。
Walk-up flat电梯不到公寓
LC (low-cost) linked house低成本连排屋
Single- & double-storey terrace单层与双层排屋
One blended median, five products, and the lowest volume in the mukim一个混合中位价，五种产品，全 mukim 最低的成交量
Up in 2023, then a dip in 2024 — not a straight line2023 年上升，2024 年回落 —— 不是一条直线
RM150,000 to RM640,000 — one estate, five very different productsRM150,000 至 RM640,000 —— 一个社区，五种截然不同的产品
Registered medians by type, 2021 to 2026. The blended RM380,000 all-types median sits almost exactly at the single-storey terrace level — the estate’s single largest segment by count. 2021 至 2026 年各类型登记中位价。混合全类型 RM380,000 中位价，几乎正好落在单层排屋的水平上 —— 那是本区笔数最多的单一区块。
What each product type actually transacted at每一种产品类型，实际成交在多少
Registered subsale transactions, 2021 to 2026, from NAPIC records published by List.my: 79 records, blended median RM380,000 at RM253 psf. Rents are not verified for this page — ask us for current asking rents on a specific street and type. 2021 至 2026 年登记二手成交，来源为 List.my 公布的 NAPIC 纪录：79 笔，混合中位 RM380,000、每尺 RM253。租金本页未核实 — 请向我们索取特定街道与屋型目前的开价租金。
| Type类型 | Records笔数 | Recorded median登记中位价 | Recorded range纪录区间 | Monthly rent月租 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|---|
| Walk-up flat电梯不到公寓 | 15 | RM150,000 RM218 psf | RM130,000 – 235,000 | Ask请询问 | No不行 |
| LC (low-cost) linked house低成本连排屋 | 6 | RM295,000 RM247 psf | RM150,000 – 445,000 | Ask请询问 | No不行 |
| Single-storey terrace单层排屋 | 29 | RM380,000 RM247 psf | RM230,000 – 508,000 | Ask请询问 | No不行 |
| Double-storey terrace双层排屋 | 24 | RM480,000 RM288 psf | RM350,000 – 680,000 | Ask请询问 | No不行 |
| Semi-detached半独立式 | 4 | RM640,000 RM178 psf | RM380,000 – 650,000 | — | No — well below RM2m不行 —— 远低于 RM200 万 |
| All types, recorded median全类型登记中位 | 79 | RM380,000 RM253 psf | — | — | Landed floor RM2m; strata floor RM1m, both far above medians here有地门槛 RM200 万；分层门槛 RM100 万，都远高于本区中位价 |
Three usable years, and a line that isn’t a straight climb三个可用年份，一条不是一路向上的线
Source: registered subsale records from NAPIC (JPPH), published by List.my, read 9 September 2026. Records lag roughly six months, so the most recent year is always incomplete. Years with fewer than ten recorded transactions are omitted below as statistically unreliable — which drops 2021 (1 record), 2025 (6) and 2026 (1).来源：NAPIC（JPPH）登记二手成交纪录，由 List.my 公布，读取于 2026 年 9 月 9 日。资料约滞后半年，因此最近一年永远是不完整的。不足十笔成交的年份不列入下图，视为统计上不可靠 —— 因此剔除 2021 年（1 笔）、2025 年（6 笔）与 2026 年（1 笔）。
Why the three-year line dips instead of climbing为什么这三年的线是先升后降
Unlike many higher-volume Tebrau addresses, Taman Gembira’s own three qualifying years do not climb in a straight line: RM233 in 2022, up to RM264 in 2023, then back down to RM252 in 2024. The widely quoted “+7.6% in 12 months” figure sits outside this three-year window entirely — it is calculated mostly from 2025’s 6 transactions, a much thinner and separate sample. 与许多成交量更大的 Tebrau 区域不同，Taman Gembira 符合门槛的这三年并不是一条直线：2022 年 RM233，2023 年升至 RM264，2024 年又回落到 RM252。广为引用的「十二个月 +7.6%」这个数字，完全落在这三年的窗口之外 —— 它主要是根据 2025 年那 6 笔交易算出来的，是一个薄得多、也是另一回事的样本。
Registered transactions by year, all types各年度登记成交笔数，全类型
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, and median price follows the mix rather than the market. The number beneath each year is the total registered transaction count (all types) behind that year; years thinner than ten sales are dropped rather than drawn.为什么用每尺价而不是成交价：每一年成交的产品组合都不一样，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，是该年度全类型登记成交总笔数；不足十笔的年份宁可不画。
PRICE_INDEX 阵列加一行，格式 {q:"2026 Q1", median:230, n:5}（median 填每尺价，不是总价；n 填笔数）。做满两年，这一页就会变成「Taman Gembira 价格指数」的事实来源。💡 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。Nothing here comes close to the RM2 million landed floor这里没有任何产品接近 RM200 万有地门槛
Johor bars non-citizens from landed property below RM2 million. Taman Gembira’s highest recorded landed median — a semi-detached house at RM640,000 — is less than a third of that floor. This is the plainest way this page can say it: on the numbers, Taman Gembira is not a foreign-buyer market. 柔佛禁止非公民购买 RM200 万 以下的有地产业。Taman Gembira 最高的登记有地中位价 — RM640,000 的半独立式 — 还不到这条门槛的三分之一。这是本页能讲得最直白的一句话：从数字看，Taman Gembira 不是一个外籍买家市场。
Monthly repayment每月供款
Defaults set to the recorded double-storey terrace median of RM480,000 — the estate’s most actively traded segment.预设值为双层排屋的登记中位价 RM480,000 — 这个社区交易最活跃的区块。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM150,000, the estate’s own flat median — the lowest entry point into this dataset. First-time Malaysian buyers at or below RM500,000 are exempt from transfer stamp duty in 2026 and 2027.预设 RM150,000，是本区自身的公寓中位价 —— 这份数据里最低的入场点。马来西亚首购族在 RM500,000 或以下于 2026 与 2027 年免转让印花税。
Johor’s minimum purchase price for a non-citizen is RM2 million on landed property and RM1 million on strata. Every recorded transaction in Taman Gembira, including the highest-priced semi-detached sale, sits far below both floors. The costs below are shown so you can compare against a unit that does qualify elsewhere. 柔佛对非公民购买有地产业的最低价为 RM200 万，分层产业为 RM100 万。Taman Gembira 每一笔登记成交，包括价格最高的半独立式，都远低于这两条门槛。下方仍列出费用，是让你拿去和其他真正符合资格的单位做比较。
Tell me your budget and passport and I will send you units elsewhere that actually qualify. 告诉我你的预算与护照，我把其他真正符合资格的单位发给你。
Which product? That decides everything else here.哪一种产品？在这里，这个问题决定了其余一切。
Same street grid, five products, and nearly RM500,000 between the cheapest flat median and the priciest semi-detached median. Tell me the product and the budget and the rest is quick.同一套街道网，五种产品，最便宜的公寓中位价与最贵的半独立式中位价之间，差了将近 RM500,000。告诉我产品与预算，其余的很快。
The cheapest address in the mukim, next to a real industrial park, on a thin recent sample全 mukim 最便宜的地址，紧邻一个真实的工业区，近期样本也确实薄
✓ Strengths优势
- The lowest recorded landed entry point in this series — an LC house at RM150,000 on Jalan Riang 16, April 2022, 797 sq ft.本系列记录中最低的有地入场价 —— Jalan Riang 16 一间低成本连排屋，2022 年 4 月 RM150,000，797 平方尺。
- A genuinely active double-storey terrace segment — 24 records, RM288 psf, the highest psf of any type here, on Jalan Riang 5–10.双层排屋区块确实活跃 —— 24 笔纪录，每尺 RM288，这里所有类型中最高的每尺价，位于 Jalan Riang 5 至 10。
- Real, verified infrastructure inside the estate — a Balairaya community hall, a Petron station and a surau, confirmed on OpenStreetMap.区内确实有经核实的基础设施 —— Balairaya 社区礼堂、一间 Petron 油站与一间 surau，均经 OpenStreetMap 核实。
- Closer to CIQ than the price level might suggest — 8.1km, about 14 minutes, via Jalan Tebrau.比价位可能让人联想到的更靠近 CIQ —— 经 Jalan Tebrau 约 8.1 公里、14 分钟。
- A five-product spread most single-type estates do not have, giving buyers and agents genuine flexibility on budget.大部分单一屋型社区没有的五产品跨度，让买家与经纪在预算上真的有弹性。
△ Things to weigh需要权衡的
- Genuinely next to an industrial park. More than a dozen named factories sit within 150 to 400 metres of the estate centre, especially on the western streets (Jalan Riang Ria, 19–21). Noise, heavy-vehicle traffic and air quality should be checked in person, street by street.真的紧邻一个工业区。超过十几间具名工厂就在区中心 150 至 400 公尺内，尤其是西侧街道（Jalan Riang Ria、19 至 21）。噪音、重型车流与空气品质，请逐条街亲自查看。
- The lowest transaction volume in the whole mukim comparison table — 79 records against Taman Impian Emas’s 959. Thin volume means thin price signals.整个 mukim 对照表里成交量最低 —— 79 笔，对比 Taman Impian Emas 的 959 笔。成交量薄，价格讯号也就薄。
- Only 6 transactions in 2025 and 1 in 2026. The widely quoted +7.6% twelve-month psf change rests on this very small recent base — treat it as a signal, not a confirmed trend.2025 年只有 6 笔，2026 年只有 1 笔。广为引用的十二个月 +7.6% 每尺涨幅，就建立在这个很小的近期基数上 —— 请把它当作讯号，而不是已确认的趋势。
- The 2022–2024 line dips, it does not climb steadily — RM233, then RM264, then back down to RM252. This is not a one-directional growth story.2022 至 2024 年这条线是有升有降，不是稳步上涨 —— RM233，然后 RM264，接着又回落到 RM252。这不是一个单向上涨的故事。
- Development history, developer and building age are not confirmed on public sources for this page. Verify with the individual title and, for the flats, ask directly whether a lift exists.发展历史、发展商与楼龄，本页公开资料未能确认。请就个别地契自行核实，公寓部分请直接询问是否有电梯。
Taman Gembira FAQTaman Gembira 常见问题
How much does a home cost in Taman Gembira?Taman Gembira 的房子多少钱？
Registered subsale transactions in Taman Gembira show 79 records from 2021 to 2026, blended median RM380,000 at RM253 per square foot across every property type, published by List.my from NAPIC data and checked 7 September 2026. Split by type the medians are RM150,000 for a walk-up flat (15 records, RM218 psf), RM295,000 for an LC (low-cost) linked house (6 records, RM247 psf), RM380,000 for a single-storey terrace (29 records, RM247 psf), RM480,000 for a double-storey terrace (24 records, RM288 psf) and RM640,000 for a semi-detached house (4 records, RM178 psf). Taman Gembira 的登记二手成交显示：2021 至 2026 年共 79 笔纪录，混合中位价 RM380,000、每平方尺 RM253，资料由 List.my 依 NAPIC 数据公布，核实于 2026 年 9 月 7 日。分类型的中位价为：电梯不到公寓 RM150,000（15 笔，每尺 RM218）、低成本连排屋 RM295,000（6 笔，每尺 RM247）、单层排屋 RM380,000（29 笔，每尺 RM247）、双层排屋 RM480,000（24 笔，每尺 RM288）、半独立式 RM640,000（4 笔，每尺 RM178）。
Why is Taman Gembira the cheapest, lowest-volume address on the whole Tebrau mukim table?为什么 Taman Gembira 是整个 Tebrau mukim 表里最便宜、成交量最低的一个？
Because on List.my’s own most-traded-areas table for Mukim Tebrau, Taman Gembira sits last on every column that matters: 79 registered transactions against Taman Impian Emas’s 959, a median of RM380,000 against Bandar Dato’ Onn’s RM745,000, and RM253 per square foot against Bandar Jaya Putra’s RM520. The reason shows up the moment the numbers are split by type: 15 of the 79 records are compact walk-up flats of 689 to 753 sq ft, median RM150,000, and 6 more are low-cost linked houses – a housing mix none of the other names on that table carry in the same proportion. 因为在 List.my 自家的 Tebrau mukim 成交量排行表里，Taman Gembira 几乎每一栏都排在最后：79 笔登记成交，对比 Taman Impian Emas 的 959 笔；中位价 RM380,000，对比 Bandar Dato’ Onn 的 RM745,000；每尺价 RM253，对比 Bandar Jaya Putra 的 RM520。原因在把数字按类型拆分后立刻显现：79 笔里有 15 笔是 689 至 753 平方尺、中位价 RM150,000 的电梯不到公寓，还有 6 笔是低成本连排屋 —— 这是表上其他区域都没有的房屋组合比例。
Is Taman Gembira next to an industrial area?Taman Gembira 是不是紧邻工业区？
Yes, directly. OpenStreetMap building records place more than a dozen named factories – including F&N Beverages Marketing Sdn Bhd, Tee Yih Jia Food Manufacturing, GG Circuits Industries and several printing and electronics-component makers – within 150 to 400 metres of the estate’s centre, part of the Kawasan Perindustrian Tampoi Jaya industrial area that borders Taman Gembira’s western streets (Jalan Riang Ria, Jalan Riang 19 to 21). The eastern streets, Jalan Riang 22 to 24, sit further from this cluster. This is a genuine factor in daily noise, heavy-vehicle traffic and air quality that should be checked street by street, not dismissed as background zoning on a map. 是的，而且是直接紧邻。OpenStreetMap 建筑纪录显示，超过十几间具名工厂 —— 包括 F&N Beverages Marketing Sdn Bhd、天喜食品（Tee Yih Jia Food Manufacturing）、GG Circuits Industries 与数间印刷、电子零件厂 —— 都在本区中心 150 至 400 公尺内，属于紧邻 Taman Gembira 西侧街道（Jalan Riang Ria、Jalan Riang 19 至 21）的 Tampoi Jaya 工业区。东侧街道（Jalan Riang 22 至 24）离这个工厂群较远。这是日常噪音、重型车流与空气品质的真实因素，应该逐条街亲自查看，而不是当作地图上的背景分区一笔带过。
What is the difference between the Flat, LC House and Terrace transactions here?这里的公寓、低成本连排屋与排屋成交，差别在哪？
They are four different products inside the same 79-transaction dataset. The 15 flats are 689 to 753 sq ft walk-up units on Levels 1 to 5, median RM150,000. The 6 LC (low-cost) houses are linked terrace houses of 797 to 2,045 sq ft on Jalan Riang 16 to 18, median RM295,000. The 29 single-storey terraces run about 1,539 sq ft on Jalan Riang 2, 3, 4, 12 and 13, median RM380,000. The 24 double-storey terraces run about 1,650 to 1,700 sq ft on Jalan Riang 5 to 10, median RM480,000. A further 4 semi-detached houses on Jalan Riang 4 and 11 median RM640,000 on lots of 2,800 to 3,574 sq ft. Ask which of these five your listing actually is before comparing its price per square foot to the blended RM253 figure. 它们是同一份 79 笔成交数据里，四种不同的产品。15 笔公寓是 689 至 753 平方尺、1 至 5 楼的电梯不到单位，中位价 RM150,000。6 笔低成本连排屋，是 Jalan Riang 16 至 18 的 797 至 2,045 平方尺连排屋，中位价 RM295,000。29 笔单层排屋约 1,539 平方尺，位于 Jalan Riang 2、3、4、12 与 13，中位价 RM380,000。24 笔双层排屋约 1,650 至 1,700 平方尺，位于 Jalan Riang 5 至 10，中位价 RM480,000。另有 4 笔半独立式，位于 Jalan Riang 4 与 11，地皮 2,800 至 3,574 平方尺，中位价 RM640,000。在拿混合每尺价 RM253 做比较之前，请先问清楚你看的挂牌属于这五种里的哪一种。
How far is Taman Gembira from CIQ and the RTS Link at Bukit Chagar?Taman Gembira 距 CIQ 与 Bukit Chagar RTS 关口有多远？
About 8.1km, roughly 14 minutes’ drive via Jalan Tebrau, to the Bangunan Sultan Iskandar CIQ complex, and about 12.8km, roughly 21 to 22 minutes, to the RTS Link terminal at Bukit Chagar, on Google Maps driving directions checked 9 September 2026. The RTS figure is longer than the straight-line distance would suggest because the routed directions available at the time of writing avoided a flagged road closure – worth re-checking closer to your move date. AEON Mall Tebrau City is a shorter 7.0km, about 10 minutes, away. 以 2026 年 9 月 9 日核实的 Google 地图行车路线计算，经 Jalan Tebrau 距 Bangunan Sultan Iskandar CIQ 关卡约 8.1 公里、车程约 14 分钟；距 Bukit Chagar RTS 关口约 12.8 公里、约 21 至 22 分钟。RTS 这个数字比直线距离听起来更远，是因为撰写当时可用的路线明确绕开了一处标注的道路封闭 —— 建议在实际搬迁前重新核实。AEON Mall Tebrau City 较近，约 7.0 公里、10 分钟。
Can foreigners buy a house in Taman Gembira?外国人可以在 Taman Gembira 买房吗？
In practice, no. Johor sets a RM2 million minimum purchase price for non-citizens buying landed residential property, and Taman Gembira’s highest recorded landed median – a semi-detached house at RM640,000 – sits less than a third of the way to that floor. Every other type here, the flat, the LC house and the single- and double-storey terrace, is a smaller fraction still of the threshold. On the numbers this is an entirely Malaysian-citizen and permanent-resident market. 实际上不行。柔佛规定非公民购买有地住宅的最低价为 RM200 万，而 Taman Gembira 最高的登记有地中位价 —— RM640,000 的半独立式 —— 还不到这条门槛的三分之一。这里其他类型，包括公寓、低成本连排屋与单双层排屋，占门槛的比例更小。从数字看，这里完完全全是马来西亚公民与永久居民的市场。
Is Taman Gembira freehold or leasehold?Taman Gembira 是永久地契还是租赁地契？
Not confirmed on this page. No source consulted for this page states a single tenure for Taman Gembira as a whole, and tenure in this part of Johor Bahru can vary by individual title. Ask for a copy of the title before committing to any specific unit, and check separately for a Bumiputera quota restriction. 本页未能确认。本页查证过的公开来源，都没有针对 Taman Gembira 整体给出统一的地契说法，而新山这一带的地契年期也常因个别地契而异。承诺购买任何特定单位之前，请索取地契副本，并另外查清是否有 Bumi 固打限制。
What tax do I pay when I sell property in Malaysia?在马来西亚出售产业要付什么税？
Real Property Gains Tax, charged on the gain, not on the sale price. For Malaysian citizens and permanent residents the rate is 30 percent if you dispose in years 1 to 3, 20 percent in year 4, 15 percent in year 5, and nil from year 6. Non-citizens pay 30 percent through years 1 to 5 and 10 percent from year 6 onward, with no further reduction. At Taman Gembira’s price levels the absolute ringgit amount is modest next to other Tebrau addresses, but the calculation is the same and worth running before you set an asking price. 产业盈利税（RPGT），课的是获利，不是售价。马来西亚公民与永久居民：第 1 至 3 年出售 30%、第 4 年 20%、第 5 年 15%，第 6 年起为零。非公民：第 1 至 5 年 30%，第 6 年起 10%，且不再往下调。以 Taman Gembira 的价位，绝对金额比 Tebrau 其他区域小，但计算方式相同，开价前仍值得先算一遍。
Why does a +7.6% twelve-month price change look so big for such a small area?为什么一个这么小的区域，十二个月涨幅会有 +7.6% 这么大？
Because the base is thin. Taman Gembira recorded only 6 transactions in 2025 and 1 so far in 2026, out of 79 total since 2021. List.my’s published twelve-month change is calculated from whatever recent records exist, and in a 79-transaction, six-year history a handful of higher-priced double-storey terrace resales can swing a percentage figure like this considerably. Treat it as a signal worth watching, not a confirmed new trend line. 因为基数很薄。Taman Gembira 2025 年只有 6 笔登记成交，2026 年至今只有 1 笔，2021 年以来总共 79 笔。List.my 公布的十二个月涨幅，是依当时能取得的近期纪录算出来的，在一个六年只有 79 笔纪录的历史里，几笔较高价的双层排屋转售，就足以把这类百分比数字拉动不小。请把它当作值得留意的讯号，而不是已确认的新趋势线。
How does Taman Gembira compare to Taman Impian Emas, Taman Daya and Bandar Dato’ Onn in the same mukim?Taman Gembira 跟同 mukim 的 Taman Impian Emas、Taman Daya、Bandar Dato’ Onn 比起来怎么样？
All four sit within Mukim Tebrau, but at very different scales. Taman Impian Emas has 959 registered transactions and a median of RM724,000; Taman Daya has 856 transactions at RM450,000; Bandar Dato’ Onn has 815 transactions at RM745,000. Taman Gembira has 79 transactions at RM380,000 – fewer than a tenth of Impian Emas’s volume and the lowest median of the group. The difference is the housing mix: Gembira carries a real share of walk-up flats and low-cost linked houses that the higher-volume names on this list do not. 这四个区域都在 Tebrau mukim 内，但规模差异很大。Taman Impian Emas 有 959 笔登记成交，中位价 RM724,000；Taman Daya 有 856 笔，中位价 RM450,000；Bandar Dato’ Onn 有 815 笔，中位价 RM745,000。Taman Gembira 有 79 笔，中位价 RM380,000 —— 成交量不到 Impian Emas 的十分之一，中位价也是这组里最低的。差别在房屋组合：Gembira 有实实在在一部分电梯不到公寓与低成本连排屋，这是表上其他成交量更大的区域都没有的。
What does Taman Gembira actually have inside the estate itself?Taman Gembira 区内实际上有什么？
OpenStreetMap place records confirm a Balairaya Taman Gembira community hall and a Petron fuel station within the estate boundary, plus an unnamed surau near the estate centre. Beyond that, daily needs are met a short drive out: Paragon Market Place and TF Value-Mart are both under 1km away, and SK Mohd Khir Johari and Klinik Ungku Mohsin Kita are a little over 1km. This is a residential grid built for driving to nearby conveniences, not a self-contained township with its own shops. OpenStreetMap 地点资讯确认，区内有 Balairaya Taman Gembira 社区礼堂与一间 Petron 油站，区中心附近还有一间未具名的 surau。除此之外，日常所需都要开一小段车：Paragon Market Place 与 TF Value-Mart 都在 1 公里内，SK Mohd Khir Johari 与 Klinik Ungku Mohsin Kita 则略超过 1 公里。这是一个为了开车前往附近生活机能而设计的住宅网格，不是一个有自己商店街的自给自足市镇。
The full Tebrau mukim table — and where Gembira actually sits on it完整的 Tebrau mukim 对照表 —— 以及 Gembira 实际排在哪个位置
This is List.my’s own most-traded-areas table for Mukim Tebrau, same source as this page’s own figures, all-types blended. Taman Gembira is included at its actual rank — last by transaction count, and lowest by median and psf.这是 List.my 自家 Tebrau mukim 成交量排行表，来源与本页数字相同，均为全类型混合值。Taman Gembira 依实际排名列入 —— 成交量最低，中位价与每尺价也最低。
| Area区域 | Records笔数 | Median price中位价 | PSF每尺 | 12m psf change12 个月每尺涨幅 |
|---|---|---|---|---|
| Taman Impian Emas | 959 | RM724,000 | RM328 | +7.5% |
| Taman Daya | 856 | RM450,000 | RM295 | +11.0% |
| Bandar Dato’ Onn | 815 | RM745,000 | RM436 | +5.2% |
| Taman Mount Austin | 777 | RM540,000 | RM428 | +6.3% |
| Taman Setia Indah | 731 | RM560,000 | RM372 | +4.0% |
| Bandar Jaya Putra | 697 | RM660,000 | RM520 | +5.2% |
| Taman Desa Tebrau | 673 | RM704,000 | RM400 | −6.4% |
| Setia Tropika | 610 | RM800,000 | RM422 | +3.8% |
| Taman Puteri Wangsa | 555 | RM450,000 | RM299 | +0.9% |
| Taman Seri Austin | 485 | RM650,000 | RM429 | +3.8% |
| Taman Pelangi Indah | 411 | RM666,000 | RM292 | −2.1% |
| D’summit Residences | 395 | RM441,000 | RM582 | −15.1% |
| Taman Gembira | 79 | RM380,000 | RM253 | +7.6% (n=6, 2025) |
Tell me which of the five products you actually want.告诉我五种产品里，你真正想要哪一种。
Taman Gembira has 79 records behind it across five very different products, on a street grid that sits right beside a working industrial park. Send me your budget and whether you want the cheapest possible entry, land at a low price, or the more active double-storey terrace segment, and I will come back with what is actually available and the recent comparables behind it. Taman Gembira 背后有 79 笔纪录，横跨五种截然不同的产品，坐落在紧邻一个在运作工业区的街道网里。把你的预算，以及想要最低的入场价、便宜的地皮，还是更活跃的双层排屋区块告诉我，我会回你目前实际有的现货，以及背后的近期可比案例。