Glenmarie Heights: Tebrau’s highest median,
propped up by four 2025 sales
Glenmarie Heights：Tebrau 中位价最高的门牌，
撑住它的只有 2025 年的四笔成交
80 registered subsales since 2021, all-type median RM1,062,000 — the highest of any actively traded address in Mukim Tebrau, ahead of Setia Tropika and Bandar Dato’ Onn. The number that gets quoted around it is a twelve-month psf jump of +21.2%. We pulled the receipts behind that number: 2025 recorded exactly four transactions, and 2026 has recorded none so far. We list all four sales by name, road and price below, and we tell you where Google’s own Street View car did and did not drive. 2021 年以来登记二手成交 80 笔，全类型中位价 RM1,062,000 —— 是整个 Tebrau 区所有活跃交易门牌里最高的，领先 Setia Tropika 与 Bandar Dato’ Onn。围绕它被引用的数字，是十二个月每尺 +21.2% 的涨幅。我们把这个数字背后的「单据」拉出来看：2025 年整年只成交了四笔，2026 年至今则一笔未录。以下逐笔列出这四笔成交的路名与价格，并告诉你 Google 自己的街景车，到底开进去了多远。
© ZKang123 · CC BY-SA 4.0 · Wikimedia CommonsGlenmarie Heights in 30 seconds30 秒看懂 Glenmarie Heights
- What it is: a gated landed precinct of terraces, cluster houses and semi-detached houses on Jalan Glenmarie, inside Taman JP Perdana, Mukim Tebrau — near Taman Mount Austin. NAPIC transaction data files it as “Glenmarie Heights”; the developer, Glenmarie Properties Sdn Bhd (a DRB Group company, also behind Proton City in Tanjung Malim), markets it as Glenmarie @ Johor. Three names, one place — worth knowing before you search online. 它是什么：位于 Taman JP Perdana（Mukim Tebrau，邻近 Taman Mount Austin）内 Jalan Glenmarie 一带的门禁有地社区，产品为排屋、Cluster House 与半独立式。NAPIC 成交数据把它归档为「Glenmarie Heights」；开发商 Glenmarie Properties Sdn Bhd（DRB 集团旗下公司，也是森美兰丹绒马林 Proton City 的开发商）则把它包装为 Glenmarie @ Johor。一个地方，三个名字 —— 上网查之前最好先知道这一点。
- What it costs: 80 registered subsales from 2021 to 2026, all-type median RM1,062,000 at RM366 psf (all-time). By type: terrace RM765,000, cluster house RM1,094,000, semi-detached RM1,370,000. That all-type median is the highest of any actively traded address in Mukim Tebrau. 多少钱：2021 至 2026 年 80 笔登记成交，全类型中位价 RM1,062,000、全期每尺 RM366。分屋型：排屋 RM765,000、Cluster House RM1,094,000、半独立式 RM1,370,000。这个全类型中位价，是整个 Tebrau 区所有活跃交易门牌里最高的。
- The number that brought you here: a quoted +21.2% twelve-month psf jump to RM411 psf. It is arithmetically real and it rests on four transactions in all of 2025 and none recorded yet in 2026. We name all four below — a terrace, another terrace, a cluster house and a semi-detached house — so you can see exactly what moved the number. 把你带来这里的数字：引用的十二个月每尺涨幅 +21.2%，来到 RM411 每尺。算术上是真的，而它建立在2025 年全年仅四笔成交、2026 年至今一笔未录的基础上。以下逐笔列出这四笔 —— 一间排屋、另一间排屋、一间 Cluster House、一间半独立式 —— 让你看清楚到底是什么在拉动这个数字。
- The detail almost nobody checks: Google’s Street View car has imagery on the estate’s entrance boulevard, Jalan Glenmarie itself — we verified it, twice, with the location card confirming the road name. Every numbered interior lane we tested (1/11, 1/14, 1/20, 1/24) returned “No Street View available.” Consistent with a gated interior a mapping car cannot enter — though not conclusive proof on its own. 几乎没人查的细节：Google 街景车在社区入口大道 Jalan Glenmarie 本身留有影像 —— 我们两次验证，地点卡都确认了路名。我们测试过的每一条内部编号路段（1/11、1/14、1/20、1/24）全部显示「无街景影像」。这与「街景车进不去的门禁社区」一致 —— 但这一点本身不足以单独作为定论。
- The honest catch: 80 transactions across five-plus years is a genuinely thin market — an average of about 16 a year, and as few as 4 in the most recent full year. Landed here is also closed to foreign buyers: every recorded median, RM765,000 to RM1,370,000, sits well under Johor’s RM2 million floor for non-citizens, despite this being the priciest address in its own mukim. 诚实提醒：五年多累积 80 笔成交，是一个相当薄的市场 —— 平均每年约 16 笔，最近一个完整年份更只有 4 笔。这里的有地住宅同样对外籍买家关闭：所有登记中位价（RM765,000 至 RM1,370,000）都远低于柔佛给非公民设的 RM200 万门槛 —— 即使它已是自己所在 mukim 里最贵的门牌。
No Wikimedia photograph of Glenmarie Heights exists — here is the pocket it sits inWikimedia 上没有 Glenmarie Heights 本身的照片 —— 以下是它所在的那一带
Every photograph below is a genuine Wikimedia Commons image from the surrounding Taman JP Perdana / Mount Austin / Tebrau pocket, not from inside the gates. Captions say exactly where each was taken. 以下每一张都是 Wikimedia Commons 授权的真实照片，拍摄于 Glenmarie Heights 周边的 Taman JP Perdana／Mount Austin／Tebrau 一带，并非门禁内部。图说逐一标明实际拍摄地点。
A small, pricier pocket — sorted by why someone pays the premium一个小而贵的角落 —— 按「为什么愿意多付钱」分类
With only 80 recorded sales across five-plus years, Glenmarie Heights does not turn over fast enough to support a wide range of buyer profiles. These are the ones the price level and product mix actually point to.五年多只有 80 笔登记成交，Glenmarie Heights 的周转速度撑不起太多种买家画像。以下是价位与产品组合实际指向的那几种人。
The Tebrau upgraderTebrau 区内的换房族
Already owns in a cheaper Tebrau township — Mount Austin, Setia Indah, Taman Daya — and trades up to a semi-detached or cluster house here without leaving the mukim, school zone or commute they already know.原本就在 Tebrau 区内较便宜的市镇置产 —— Mount Austin、Setia Indah、Taman Daya —— 换到这里的半独立式或 Cluster House，不必离开熟悉的 mukim、学区或通勤路线。
The patient landlord耐得住等的房东
Buys for rental yield to medical officers, specialists or corporate tenants who want a quieter, gated address a short drive from Hospital Sultan Ismail and the Mount Austin commercial strip, rather than fighting the food-street traffic directly.买来出租给医官、专科医生或企业租客 —— 这些人想要一个安静、有门禁的地址，开车不远就到 Hospital Sultan Ismail 与 Mount Austin 商业街，又不必直接卷入食街的车流。
The long-hold buyer打算长期持有的买家
With roughly 16 recorded sales a year across the whole estate, whoever buys here should plan to hold. Finding a buyer at a specific price, on a specific street, when you actually want to sell is a real constraint this page’s numbers make plain.整个社区一年平均约 16 笔成交，买这里的人应该做好长期持有的打算。真正要卖的时候，能不能在特定街道、以特定价格找到买家，是这页数字摊开后看得很清楚的一个限制。
The skeptical spreadsheet buyer拿着表格核实的买家
Notices that a quoted twelve-month move on an 80-transaction, five-year market means the underlying sample for that one year is almost certainly in the single digits — and asks to see the actual transactions before treating the percentage as a valuation.注意到在一个五年只有 80 笔成交的市场里，任何「十二个月」涨幅背后，当年的样本数几乎肯定是个位数 —— 会要求先看实际成交纪录，再决定要不要把这个百分比当成估值依据。
Quiet inside the gate, a short drive to everything else门禁内安静，其余一切开车不远
All 80 recorded transactions are residential — no commercial units at all. That tells you the honest shape of daily life here: nothing to walk to inside the estate, and a short drive to the Mount Austin cluster for everything else.登记的 80 笔成交全部是住宅 —— 没有一笔商业单位。这就说明了这里生活的诚实样貌：社区内没有可以走路到的商业设施，其余一切都要开车到 Mount Austin 一带。
School and hospital-shift traffic leaves through the estate’s single main access, Jalan Glenmarie, onto the surrounding Taman JP Perdana road network — the same boulevard that is, so far, the only stretch of this estate Google’s Street View car has photographed.上学与医院换班车流，经社区唯一的主要出入口 Jalan Glenmarie 驶出，接上 Taman JP Perdana 周边路网 —— 也正是目前 Google 街景车唯一拍到过的那一段大道。
Inside the gate, numbered lanes — Jalan Glenmarie 1/1 through at least 1/27 — carry local traffic only. With no recorded commercial units, there is no delivery-truck or shopper traffic to speak of.门禁内，编号路段（Jalan Glenmarie 1/1 至少到 1/27）只有社区内部车流。因为没有登记的商业单位，几乎没有货车或购物人潮。
Lunch means a drive out — the Mount Austin food streets, roughly a few kilometres south, or the malls further along the Tebrau corridor. Nothing to eat inside the estate itself.午餐要开车出去 —— 南边数公里外的 Mount Austin 食街，或 Tebrau 走廊沿线的商场。社区本身没有地方吃饭。
Evening commute home passes back through the same Jalan Glenmarie entrance — a single point of ingress is a genuine convenience for security, and a genuine bottleneck if it is ever blocked.傍晚下班车流同样经由 Jalan Glenmarie 入口回来 —— 单一出入口对保安来说是实打实的方便，一旦被堵住也是实打实的瓶颈。
Dinner and errands again mean a drive to Mount Austin’s food and retail strip, or to the AEON / Toppen / IKEA cluster further along Jalan Tebrau — the same amenities Taman Mount Austin’s own page covers in more depth, since Glenmarie Heights shares that catchment without any of it sitting inside its own gates.晚餐与日常采购，同样要开车到 Mount Austin 的食街与零售商圈，或沿 Jalan Tebrau 更远处的 AEON／Toppen／IKEA 商圈 —— 与 Taman Mount Austin 那一页详述的配套是同一批，只是没有一样落在 Glenmarie Heights 自己的门禁之内。
Quiet once you’re back inside the gate. A hundred percent residential transaction record means no late-night food-street noise to weigh against — the honest trade-off is that you drove to get the noise, and you drove home to get away from it.回到门禁内相当安静。100% 住宅的成交纪录，代表没有食街深夜噪音要权衡 —— 诚实的代价是：想热闹，得开车出去；想安静，开车回来就有。
Taman JP Perdana, a few kilometres north of the Mount Austin clusterTaman JP Perdana，在 Mount Austin 商圈以北数公里
Glenmarie Heights sits on Jalan Glenmarie inside Taman JP Perdana, Mukim Tebrau — map records place its immediate locality on the boundary with Taman Pelangi Indah. We verified the coordinates directly: OpenStreetMap’s road data and a Google Street View location card both independently confirm “Jalan Glenmarie, Johor Bahru, Johor” at 1.5765°N, 103.7802°E. Glenmarie Heights 位于 Taman JP Perdana（Mukim Tebrau）内的 Jalan Glenmarie 一带 —— 地图纪录显示其所在地紧邻 Taman Pelangi Indah 边界。我们直接核实了坐标：OpenStreetMap 的路网资料，与 Google 街景的地点卡，都各自独立确认了「Jalan Glenmarie, Johor Bahru, Johor」，坐标 北纬 1.5765°、东经 103.7802°。
On coordinates alone, that puts Glenmarie Heights roughly 3 km north of the Taman Mount Austin / Hospital Sultan Ismail cluster this page’s photographs are drawn from — a straight-line distance we calculated ourselves, not a mapped driving route. Treat it as a rough guide, not a drive-time promise. 单以坐标计算，Glenmarie Heights 距离本页照片取材的 Taman Mount Austin／Hospital Sultan Ismail 商圈约 3 公里（北侧）—— 这是我们自行以坐标算出的直线距离，不是实测车行路线。请当作粗略参考，而非车程承诺。
| Destination目的地 | Distance距离 |
|---|---|
| Taman Mount Austin food & retail streets | ≈3 km (straight-line)约 3 公里（直线） |
| Hospital Sultan Ismail | ≈3 km (straight-line)约 3 公里（直线） |
| Jalan Tebrau / Tebrau Highway corridor | To be confirmed以实际为准 |
| Pasir Gudang Highway | To be confirmed以实际为准 |
| JB City Centre / CIQ / RTS Bukit Chagar | To be confirmed以实际为准 |
| Senai International Airport | To be confirmed以实际为准 |
Nothing inside the gates — everything a short drive into Mount Austin门禁内什么都没有 —— 开车不远就到 Mount Austin
Zero of the 80 recorded transactions here are commercial. Every amenity below sits outside Glenmarie Heights itself, in the Mount Austin / Tebrau corridor cluster.这里登记的 80 笔成交，没有一笔是商业单位。以下每一项配套，都在 Glenmarie Heights 门禁之外的 Mount Austin／Tebrau 走廊商圈内。
Roads道路与高速
Jalan Glenmarie is the estate’s single verified access point, feeding into the Taman JP Perdana road network and on to the wider Jalan Tebrau / Tebrau Highway and Pasir Gudang Highway corridor that also serves Mount Austin. We have not independently timed the connection to either highway.Jalan Glenmarie 是社区唯一经我们验证的出入口，接上 Taman JP Perdana 路网，再通往同样服务 Mount Austin 的 Jalan Tebrau／Tebrau Highway 与 Pasir Gudang Highway 走廊。我们尚未独立实测接上这两条大道各要多久。
Schools学校便利
We could not find a school located inside Glenmarie Heights or Taman JP Perdana itself in public sources. The nearest schooling options are the national, Chinese-medium and international schools documented in the neighbouring Taman Mount Austin catchment, roughly 3 km south by straight-line distance.我们在公开资料中找不到 Glenmarie Heights 或 Taman JP Perdana 本身内的学校。最近的就学选项，是记录在邻区 Taman Mount Austin 学区内的国民、华文与国际学校，直线距离南边约 3 公里。
Medical & retail医疗与零售
Hospital Sultan Ismail, a government tertiary hospital, sits roughly 3 km south by straight-line distance in Mount Austin. Retail means AEON Tebrau City, Toppen Shopping Centre and IKEA Tebrau, all further along the same Jalan Tebrau corridor — none of it a walking distance from Glenmarie Heights itself.Hospital Sultan Ismail 是政府专科医院，直线距离南边约 3 公里，位于 Mount Austin。零售方面是 AEON Tebrau City、Toppen Shopping Centre 与 IKEA Tebrau，都在同一条 Jalan Tebrau 走廊更远处 —— 没有一项能从 Glenmarie Heights 步行抵达。
What a small, pricey pocket actually offers一个小而贵的角落，实际提供了什么
Thin volume cuts both ways. These are the parts of that trade-off that work in a buyer’s favour, alongside the honest costs of a market this small. 薄成交量是双刃剑。以下是这份取舍里对买家有利的部分，也会同时点出小市场诚实的代价。
The highest median in its own mukim自己所在 mukim 里最高的中位价
RM1,062,000 all-type median beats every other actively traded address in Mukim Tebrau in our comparison set, including Setia Tropika (RM800,000) and Bandar Dato’ Onn (RM745,000). That is a genuine price signal, not the twelve-month percentage this page has been scrutinising. RM1,062,000 的全类型中位价，在我们对照的 Tebrau 区所有活跃交易门牌里排第一，领先 Setia Tropika（RM800,000）与 Bandar Dato’ Onn（RM745,000）。这是一个真实的价格讯号，不是这一页反复拆解的那个十二个月百分比。
A DRB Group developer, not an unknown nameDRB 集团旗下开发商，不是无名小卒
Glenmarie Properties Sdn Bhd is part of the DRB Group and also the developer behind Proton City in Tanjung Malim — an established balance sheet standing behind warranty and defect-liability obligations, which is not something every Johor landed launch can claim. Glenmarie Properties Sdn Bhd 隶属 DRB 集团，同时也是森美兰丹绒马林 Proton City 的开发商 —— 在保固与瑕疵责任背后，站着一间根基相对稳固的公司，这不是每个柔佛有地项目都能说的。
Three product tiers, one small pocket同一个小角落，三个产品层级
Terrace (RM765,000 median), cluster house (RM1,094,000) and semi-detached (RM1,370,000) all trade under the same NAPIC area name — a buyer can trade up twice without leaving Jalan Glenmarie. 排屋（中位 RM765,000）、Cluster House（RM1,094,000）与半独立式（RM1,370,000），全都登记在同一个 NAPIC 区域名下 —— 买家可以在 Jalan Glenmarie 内换两次屋，不必搬离这条路。
One verified access point一个已验证的出入口
Jalan Glenmarie is the only point of this estate we could confirm has any public-facing coverage at all — consistent with a single controlled entrance rather than multiple through-roads carrying outside traffic. Jalan Glenmarie 是我们唯一能确认有任何公开影像覆盖的一点 —— 这与「单一管制出入口、没有外部车流穿越」的格局一致。
Generous recorded sizes登记面积不小
Recorded terrace sizes run from roughly 1,819 to 2,325 sq ft, well above a typical mass-market Johor terrace; the one recorded cluster and semi-detached sales in 2025 came in at 2,551 and 3,197 sq ft. 登记的排屋面积约在 1,819 至 2,325 平方尺之间，明显大过一般柔佛大众市场排屋；2025 年登记的 Cluster House 与半独立式各一笔，面积分别是 2,551 与 3,197 平方尺。
A published freehold claim, worth verifying yourself一个值得你自己核实的永久地契说法
A property-portal review of the wider Glenmarie @ Johor masterplan describes it as a 69-acre freehold development. We could not confirm this on the developer’s own project pages — a real edge if it holds up, and a real check to do before you rely on it. 一份物业平台对 Glenmarie @ Johor 整体项目的评论，将其描述为一个 69 英亩的永久地契发展项目。我们无法在开发商自己的项目页面上核实这一点 —— 如果属实，是实打实的优势；在依赖它之前，也是实打实需要你自己去核实的一件事。
And the questions a listing photo won’t answer以及一张挂牌照片回答不了的问题
📊 If the +21.2% is why you clicked如果你是被 +21.2% 吸引进来的
✈️ If you’re buying from outside Malaysia如果你人在马来西亚以外
One verified entrance, and a gate Google’s own car never passed一个已验证的入口，一道 Google 自己的车都没进去的门
We tested Google Street View at the main boulevard and at four numbered interior lanes. Only one point returned imagery. Here is exactly what we found and how we found it. 我们在主干道与四条编号内部路段各测试过 Google 街景。只有一个点有影像。以下是我们查到的确切结果，以及查证方式。
All four vantage points above are the same single verified coordinate on Jalan Glenmarie, viewed at four different bearings — it is the only point on this entire estate where Street View returned imagery. We also tested Jalan Glenmarie 1/11, 1/14, 1/20 and 1/24 — all four numbered interior lanes returned “No Street View available.” We ran two control coordinates first (open water off the Johor coast, and rainforest inland) to confirm our method correctly distinguishes “no imagery” from “imagery not yet loaded,” before treating these four results as genuine gaps rather than a loading error. 以上四个画面，其实是同一个已验证坐标（Jalan Glenmarie）以四个不同方位角拍摄 —— 这是整个社区里唯一有街景影像的一点。我们也测试过 Jalan Glenmarie 1/11、1/14、1/20 与 1/24 —— 这四条编号内部路段全部显示「无街景影像」。在把这四个结果当成真正的覆盖缺口（而非加载错误）之前，我们先用两个对照坐标（柔佛外海、内陆雨林）确认了这套查证方法能正确分辨「真的没有影像」与「影像还没加载出来」。
| Developer phase开发商期数 | Product产品 | Lot size地段尺寸 | Status状态 |
|---|---|---|---|
| Glenmarie @ Johor — Phase 1 | 2-storey cluster & semi-detached双层 Cluster ＋ 半独立式 | 34’×75′ / 40’×80′ | Completed已完工 |
| Glenmarie @ Johor — Phase 1A & 1B | 2-storey terrace双层排屋 | 34’×75′ | Completed已完工 |
| Glenmarie @ Johor — Phase 1C | Not published on developer site开发商网站未公开产品说明 | Not published未公开 | Completed已完工 |
Three types, all closed to foreign buyers三种户型，全对外籍买家关闭
Every type below is a landed house recorded on Jalan Glenmarie, and every median sits under Johor’s RM2 million foreign-ownership floor. 以下每一种都是登记在 Jalan Glenmarie 的有地住宅，中位价全部低于柔佛 RM200 万的外籍持有门槛。
Double-storey terrace双层排屋
Cluster houseCluster House
Double-storey semi-detached双层半独立式
80 sales, five years, one very quiet 202680 笔成交、五年、一个非常安静的 2026 年
From 44 sales in 2023 to zero recorded in 2026从 2023 年的 44 笔，到 2026 年至今零笔
Terraces lead on count; semi-Ds lead on price排屋笔数最多；半独立式单价最高
The three types are close in count — no single product dominates the way cluster houses dominate Taman Adda, or terraces dominate most mass-market Johor townships. 三种户型的成交笔数相当接近 —— 不像 Taman Adda 由 Cluster House 主导，或多数柔佛大众市场门牌由排屋主导。
Always name the type — and remember the RM2m floor开口前先讲清楚户型 —— 也别忘了 RM200 万门槛
All figures below are registered subsale medians, 2021–2026, all-time (not the trailing 12-month figures quoted in the Price Index section below). 以下皆为 2021–2026 年登记二手成交全期中位数（不是下方「成交价指数」区块引用的十二个月数字）。
| Type类型 | Sales成交笔数 | Median price中位价 | Median psf中位每尺 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|
| Double-storey terrace双层排屋 | 31 | RM765,000 | RM339 | No不行 |
| Cluster house | 22 | RM1,094,000 | RM393 | No不行 |
| Double-storey semi-detached双层半独立式 | 27 | RM1,370,000 | RM396 | No不行 |
| All types, blended全类型混合 | 80 | RM1,062,000 | RM366 | — |
The entire 2025 sales receipt, and what it built2025 年的完整成交单据，以及它撑起了什么
Source: registered transaction records via List.my / NAPIC (JPPH), read 2026-09-07/09. Records lag roughly six months. The line below plots residential median psf per year, for years with at least 10 recorded transactions. 来源：List.my／NAPIC（JPPH）登记成交纪录，读取于 2026-09-07／09。资料约滞后半年。下方曲线绘制每年住宅中位每尺价，仅纳入当年成交笔数达 10 笔以上的年份。
The four transactions behind the headline标题数字背后的四笔成交
| Road路名 | Type类型 | Price价格 | PSF | Size面积 | Month月份 |
|---|---|---|---|---|---|
| Jalan Glenmarie 1/24 | ClusterCluster | RM1,220,000 | RM478 | 2,551 sqft | May-25 |
| Jalan Glenmarie 1/20 | Semi-D半独立式 | RM1,365,000 | RM427 | 3,197 sqft | Aug-25 |
| Jalan Glenmarie 1/13 | Terrace排屋 | RM820,000 | RM366 | 2,239 sqft | Jul-25 |
| Jalan Glenmarie 1/4 | Terrace排屋 | RM925,000 | RM413 | 2,239 sqft | Nov-25 |
Every one of 2025’s four recorded sales, in full. Two are terraces near the type’s all-time median; one is a cluster house and one a semi-detached house — both pricier product types than the terraces that dominated 2022–2023 volume. Mixing bigger, pricier houses into a shrinking sample mechanically lifts a blended psf figure, whether or not any single house actually gained that much value. 这就是 2025 年全部四笔登记成交，一笔不漏。其中两笔是接近该户型全期中位价的排屋；另外一笔 Cluster House、一笔半独立式 —— 都是单价高于 2022–2023 年主导成交量的排屋的产品。在一个不断缩小的样本里混入更大、更贵的房子，会机械性地推高混合每尺价，不论有没有任何一栋房子真的涨了那么多。
Residential median psf, by year住宅中位每尺价，逐年
The priciest address in its mukim — still closed to you自己 mukim 里最贵的门牌 —— 对你依然关闭
Johor bars non-citizens from landed property below RM2 million. Every recorded residential median at Glenmarie Heights — RM765,000 to RM1,370,000 — sits under that floor, despite this being the highest-median address in Mukim Tebrau. 柔佛禁止非公民购买 RM200 万 以下的有地住宅。Glenmarie Heights 所有登记住宅中位价 —— RM765,000 至 RM1,370,000 —— 都在这道门槛之下，即使这里已是整个 Tebrau 区中位价最高的门牌。
Monthly repayment每月供款
Defaults set to the all-type median of RM1,062,000 — adjust to whichever house type you are actually considering.预设值为全类型中位价 RM1,062,000 —— 请依你实际考虑的户型自行调整。
| Malaysian citizen / PR — cost reference马来西亚公民／PR —— 费用速查 | |
|---|---|
| MOT stamp duty, first RM100,000转让印花税，首 RM100,000 | 1% |
| MOT stamp duty, RM100,001–500,000转让印花税，RM100,001–500,000 | 2% |
| MOT stamp duty, RM500,001–1,000,000转让印花税，RM500,001–1,000,000 | 3% |
| MOT stamp duty, above RM1,000,000转让印花税，超过 RM1,000,000 | 4% |
| Legal fees, first RM500,000律师费，首 RM500,000 | 1% |
| Legal fees, RM500,001–1,000,000律师费，RM500,001–1,000,000 | 0.8% |
| Loan agreement stamp duty贷款合约印花税 | 0.5% |
| RPGT (citizen/PR, years 1–3 / yr 4 / yr 5 / yr 6+)（公民／PR，第1–3年／第4年／第5年／第6年起） | 30% / 20% / 15% / 0% |
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM765,000 — the terrace median, and the more realistic entry point here.预设 RM765,000 —— 排屋中位价，也是这里较实际的入场点。
Every recorded residential median sits under Johor’s RM2 million landed floor — including the priciest semi-detached houses here. Tell us your budget and purpose and we will point you to a page in this series that is actually open to you. 每一个登记住宅中位价，都在柔佛 RM200 万有地门槛之下 —— 包括这里价格最高的半独立式。请告诉我们你的预算与用途，我们会指向本系列真正对你开放的页面。
Tell me what you’re looking for and I will point you to the right page in this series. 告诉我你在找什么，我会帮你指向本系列里对的那一页。
Which house type, and what is your budget?哪一种户型？你的预算是多少？
Tell me the type, not just “Glenmarie Heights” — a terrace, a cluster house and a semi-detached house span nearly RM600,000 apart.请告诉我具体户型，不要只讲「Glenmarie Heights」—— 排屋、Cluster House 与半独立式之间，价差接近 RM600,000。
The priciest pocket in its mukim — and a market too thin to lean on a headline自己 mukim 里最贵的角落 —— 但薄到不能只看标题数字
✓ Strengths优势
- Genuinely the priciest address in Mukim Tebrau. RM1,062,000 all-type median beats every other actively traded neighbour we compared, on real transaction data, not marketing copy.确实是 Tebrau 区最贵的门牌。RM1,062,000 的全类型中位价，胜过我们对照过的每一个活跃交易邻区 —— 依据的是真实成交数据，不是宣传文案。
- An established developer group. Glenmarie Properties Sdn Bhd, part of the DRB Group, also built Proton City — a real balance sheet behind warranty obligations.根基相对稳固的开发商集团。Glenmarie Properties Sdn Bhd 隶属 DRB 集团，也是 Proton City 的建设方 —— 保固责任背后有实质的公司根基。
- Three product tiers under one address. Terrace, cluster house and semi-detached all trade here — room to move up without leaving Jalan Glenmarie.同一个地址下有三个产品层级。排屋、Cluster House、半独立式都在此交易 —— 不必搬离 Jalan Glenmarie 就能换屋。
- Generous recorded sizes. Terraces from about 1,819 sq ft, the recorded cluster and semi-detached units well over 2,500 and 3,100 sq ft — larger than mass-market Johor norms.登记面积不小。排屋约 1,819 平方尺起，登记的 Cluster House 与半独立式面积都超过 2,500 与 3,100 平方尺 —— 大过柔佛大众市场的一般水准。
- A single verified access point. Consistent with a controlled, gated layout, which some buyers actively want and are willing to pay a premium for.单一已验证出入口。与管制门禁的格局一致 —— 这正是部分买家愿意为之付溢价的一点。
△ Things to weigh需要权衡的
- The +21.2% headline rests on four sales. 2025 recorded exactly four transactions and 2026 has recorded none so far. We showed you all four — do not treat this percentage as a price you can extract on resale without your own comparables.+21.2% 的标题建立在四笔成交上。2025 年整年只有四笔登记，2026 年至今一笔未录。我们已经把这四笔全部摊给你看 —— 不要在没有自己的可比成交前，把这个百分比当成脱手时能兑现的价格。
- An 80-transaction, 5.7-year market is genuinely thin. Roughly one sale every 3.7 weeks across the whole estate. Plan to hold, and plan for a resale process that may take longer than in a higher-volume Tebrau neighbour.五年七个月 80 笔成交，是一个真正薄的市场。全社区平均约每 3.7 周才成交一次。请做好长期持有的打算，也要预期脱手过程可能比 Tebrau 其他成交量更大的邻区更久。
- No commercial amenities at all, on record. Zero of 80 transactions are commercial — nothing to walk to inside the gates. Every mall, hospital and food street this page mentions is a drive away, in neighbouring Mount Austin.登记纪录里完全没有商业配套。80 笔成交里没有一笔是商业单位 —— 门禁内没有能走路到的地方。这一页提到的每一间商场、医院与食街，都在邻区 Mount Austin，要开车才到。
- Gated status is unconfirmed. The developer’s own pages do not mention security arrangements. Street View’s absence from every interior lane we tested is suggestive, not proof — verify directly before assuming.门禁状态未经证实。开发商自己的页面没有提到保安安排。我们测试过的每一条内部路段都没有街景，这只是「暗示」，不是「证据」—— 请直接向发展商或住户核实，不要自行假设。
- Tenure is a published claim, not a confirmed one. A property-portal review calls the wider masterplan freehold; the developer’s own project pages do not state tenure. Confirm on the individual title.地契类型是引用来的说法，不是已证实的事实。一份物业平台评论称整体项目为永久地契；开发商自己的项目页面并未注明地契类型。请以个别地契为准。
- Limited Bumiputera-quota units on at least two phases. The developer’s own Phase 1 and Phase 1A & 1B pages note this — it can narrow which specific units an open-market buyer is eligible for. Ask unit by unit.至少两个期数有有限的土著配额单位。开发商自己的 Phase 1 与 Phase 1A ＆ 1B 页面都注明了这一点 —— 这会缩小公开市场买家能购买的具体单位范围。请逐户询问。
Glenmarie Heights FAQGlenmarie Heights 常见问题
Is the +21.2% twelve-month price jump at Glenmarie Heights real?Glenmarie Heights +21.2% 的十二个月涨幅是真的吗？
It is the correct arithmetic result, and it is also built on a very thin base you should see before relying on it. Glenmarie Heights recorded just 80 subsales between 2021 and 2026, and List.my’s own twelve-month comparison figure of RM411 psf, up 21.2%, is drawn from a year that recorded only 4 transactions in 2025 and none yet recorded in 2026. We list all four: a terrace at RM925,000 (Jalan Glenmarie 1/4, November 2025), a terrace at RM820,000 (Jalan Glenmarie 1/13, July 2025), a cluster house at RM1,220,000 (Jalan Glenmarie 1/24, May 2025), and a semi-detached house at RM1,365,000 (Jalan Glenmarie 1/20, August 2025). Three of those four are larger, pricier product types than the terraces that dominated 2022 and 2023, which mechanically pulls a blended per-square-foot figure upward even without any single house gaining that much value. The area’s own all-time blended median psf, RM366, sits RM45 below the quoted twelve-month figure. 这是正确的算术结果，但在依赖它之前，你该先看看它建立在多薄的基础上。Glenmarie Heights 在 2021 至 2026 年间只登记了 80 笔二手成交，而 List.my 自己引用的十二个月对照数字 —— RM411 每尺、上涨 21.2% —— 来自一个 2025 年只成交 4 笔、2026 年至今一笔未录的年份。我们把这四笔全部列出：一间排屋 RM925,000（Jalan Glenmarie 1/4，2025 年 11 月）、一间排屋 RM820,000（Jalan Glenmarie 1/13，2025 年 7 月）、一间 Cluster House RM1,220,000（Jalan Glenmarie 1/24，2025 年 5 月），以及一间半独立式 RM1,365,000（Jalan Glenmarie 1/20，2025 年 8 月）。这四笔里有三笔，都是比 2022、2023 年主导成交的排屋更大、更贵的产品 —— 这会机械性地把混合每尺价往上拉，不需要任何一栋房子真的涨了那么多。这个区域自己的全期混合中位每尺价 RM366，比引用的十二个月数字整整低了 RM45。
How much does a house in Glenmarie Heights cost?Glenmarie Heights 的房子多少钱？
It depends on which of three recorded house types you mean. Double-storey terraces, 31 of the 80 recorded subsales, carried a median of RM765,000 at RM339 per square foot. Cluster houses, 22 subsales, carried a median of RM1,094,000 at RM393 per square foot. Double-storey semi-detached houses, 27 subsales, carried a median of RM1,370,000 at RM396 per square foot. The all-type blended median across all 80 transactions is RM1,062,000 at RM366 psf all-time – the highest median of any actively traded address in Mukim Tebrau, ahead of Setia Tropika’s RM800,000. 这取决于你说的是三种登记户型里的哪一种。双层排屋，80 笔登记成交中的 31 笔，中位价 RM765,000、每尺 RM339。Cluster House，22 笔成交，中位价 RM1,094,000、每尺 RM393。双层半独立式，27 笔成交，中位价 RM1,370,000、每尺 RM396。全部 80 笔成交的全类型混合中位价，是全期 RM1,062,000、每尺 RM366 —— 是整个 Tebrau 区所有活跃交易门牌里最高的，领先 Setia Tropika 的 RM800,000。
What is Glenmarie Heights and who developed it?Glenmarie Heights 是什么？开发商是谁？
Glenmarie Heights is the NAPIC transaction-data name for a landed precinct of terraces, cluster houses and semi-detached houses on Jalan Glenmarie, inside Taman JP Perdana in Mukim Tebrau, Johor Bahru, near Taman Mount Austin. The developer, Glenmarie Properties Sdn Bhd, a member of the DRB Group (also the developer of Proton City in Tanjung Malim), markets the project as Glenmarie @ Johor, built in phases: Phase 1 (2-storey cluster and semi-detached homes on 34 by 75 foot and 40 by 80 foot lots), and Phase 1A & 1B (2-storey terraces on 34 by 75 foot lots), both listed as completed with limited Bumiputera-quota units on the developer’s own project pages. A third phase, 1C, is listed as completed without further product detail published. We could not independently confirm land tenure from the developer’s own materials – verify freehold or leasehold status on the individual title before committing. Glenmarie Heights 是 NAPIC 成交数据对一个有地社区的命名，位于新山 Mukim Tebrau 的 Taman JP Perdana 内、Jalan Glenmarie 一带，邻近 Taman Mount Austin，产品为排屋、Cluster House 与半独立式。开发商 Glenmarie Properties Sdn Bhd 隶属 DRB 集团（同时也是丹绒马林 Proton City 的开发商），将项目包装为 Glenmarie @ Johor，分期发展：Phase 1（34×75 尺与 40×80 尺地段的双层 Cluster 与半独立式），以及 Phase 1A ＆ 1B（34×75 尺地段的双层排屋）—— 两者在开发商自己的项目页面上都列为已完工，并注明有限的土著配额单位。第三期 Phase 1C 列为已完工，但未公开具体产品说明。我们无法从开发商自己的资料中独立核实地契类型 —— 签约前请以个别地契核实是永久或租赁地契。
Can foreigners buy a house in Glenmarie Heights?外国人可以买 Glenmarie Heights 吗？
Not the landed stock. Johor sets a RM2 million minimum purchase price for non-citizens buying landed residential property, and every recorded median at Glenmarie Heights, RM765,000 to RM1,370,000, sits well under that floor. This is despite Glenmarie Heights carrying the highest all-type median of any traded address in its own mukim – a reminder that a locally high price is not the same as clearing a foreign-ownership threshold. In practice, this is a Malaysian-buyer market. 有地存量不行。柔佛对非公民购买有地住宅设有 RM200 万最低门槛，而 Glenmarie Heights 所有登记中位价（RM765,000 至 RM1,370,000）都远低于这道门槛 —— 即使 Glenmarie Heights 已是自己所在 mukim 里全类型中位价最高的门牌。这提醒我们：地区性的高价，不等于跨过了外籍持有门槛。实际上，这里是马来西亚本地买家的市场。
Is Glenmarie Heights gated and guarded?Glenmarie Heights 是门禁保安社区吗？
We could not confirm this from the developer’s own published project pages, which describe lot sizes and Bumiputera quotas but not security arrangements – ask the developer or a resident directly. One relevant, independently checked data point: Google’s Street View car has photographed the estate’s entrance boulevard, Jalan Glenmarie, but returned no imagery at every numbered interior lane we tested (Jalan Glenmarie 1/11, 1/14, 1/20 and 1/24). That is consistent with a gated interior a mapping vehicle cannot enter, though it could also simply mean the interior has not yet been mapped – it is not proof either way. 我们无法从开发商自己公开的项目页面中确认这一点 —— 那些页面描述了地段尺寸与土著配额，但没有提到保安安排 —— 请直接询问开发商或住户。一项相关、经我们独立查证的数据：Google 街景车拍到了社区入口大道 Jalan Glenmarie 的影像，但我们测试过的每一条编号内部路段（Jalan Glenmarie 1/11、1/14、1/20 与 1/24）都没有影像。这与「测绘车进不去的门禁社区」一致，但也可能只是内部尚未被测绘车拍过 —— 这一点本身不构成任何一方的证据。
What are the house types and sizes in Glenmarie Heights?Glenmarie Heights 有哪些户型与面积？
Three types are recorded in NAPIC data. Double-storey terraces recorded sizes from about 1,819 to 2,325 square feet. Cluster houses recorded sizes around 2,551 square feet in the most recent sale. Double-storey semi-detached houses recorded sizes around 3,197 square feet in the most recent sale. All three types are laid out along numbered Jalan Glenmarie lanes (1/1 through at least 1/27) branching off the main Jalan Glenmarie boulevard. NAPIC 数据登记了三种户型。双层排屋登记面积约在 1,819 至 2,325 平方尺之间。Cluster House 最近一笔登记面积约 2,551 平方尺。双层半独立式最近一笔登记面积约 3,197 平方尺。三种户型都沿着从主干道 Jalan Glenmarie 分出的编号路段（1/1 至少到 1/27）分布。
Is Glenmarie Heights freehold?Glenmarie Heights 是永久地契吗？
A published property-portal review of new Johor Bahru launches describes the wider Glenmarie @ Johor masterplan, of which Glenmarie Heights is a part, as a 69-acre freehold development with its own central park and landscaped water features. We could not verify this acreage or tenure claim against the developer’s own project pages, which list phase completion status but not tenure. Confirm freehold or leasehold status on the specific title before signing anything. 一份公开的物业平台对新山新项目的评论，将 Glenmarie Heights 所属的 Glenmarie @ Johor 整体项目，描述为一个 69 英亩、附设中央公园与景观水景的永久地契项目。我们无法在开发商自己的项目页面上核实这个英亩数或地契类型 —— 那些页面只列出各期完工状态，没有注明地契类型。签约前请就具体地契核实是永久或租赁地契。
What is the cheapest way into Glenmarie Heights?进入 Glenmarie Heights 最便宜的方式是什么？
The double-storey terrace is the entry product, with a recorded median of RM765,000. The two cheapest individual terrace sales on record went for RM750,000 each, on Jalan Glenmarie 1/3, in October 2023 and February 2023, for a 2,325 square foot unit. Confirm current asking prices directly, since NAPIC records lag the live market by several months. 双层排屋是入门产品，登记中位价 RM765,000。登记过最便宜的两笔个别排屋成交，都是 RM750,000，都在 Jalan Glenmarie 1/3，分别成交于 2023 年 10 月与 2023 年 2 月，单位面积 2,325 平方尺。请直接核实目前的开价，因为 NAPIC 纪录比实际市场滞后数月。
How does Glenmarie Heights compare to its Tebrau neighbours?Glenmarie Heights 和 Tebrau 区其他邻区相比如何？
On price, it leads by a wide margin: its RM1,062,000 all-type median is the highest of twelve actively traded Tebrau addresses compared here, ahead of Setia Tropika (RM800,000) and Bandar Dato’ Onn (RM745,000). On volume, it is the thinnest market of the group by far: 80 recorded subsales since 2021, against 610 to 959 for its highest-volume neighbours. A higher price on a much smaller number of transactions is a different risk profile from a cheaper, more liquid neighbour, and worth weighing deliberately rather than reading off a single ranking. 在价格上，它遥遥领先：RM1,062,000 的全类型中位价，是我们在此对照的十二个活跃交易 Tebrau 门牌里最高的，领先 Setia Tropika（RM800,000）与 Bandar Dato’ Onn（RM745,000）。但在成交量上，它是这群里最薄的市场，差距很大：2021 年以来 80 笔登记成交，对上成交量最大的邻区 610 至 959 笔。价格更高、成交笔数却少得多，是与一个更便宜、流通性更好的邻区截然不同的风险轮廓，值得认真权衡，而不是只看一项排名。
What tax do I pay when I sell a house in Malaysia?在马来西亚卖房子要付什么税？
Real Property Gains Tax, charged on the gain, not the sale price. For Malaysian citizens and permanent residents the rate is 30 percent 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 permanently from year 6. At Glenmarie Heights price levels, RM765,000 to RM1,370,000 medians, the gap between selling in year five and year six is a meaningful sum. 产业盈利税（RPGT），依获利部分课税，不是依成交总价。马来西亚公民与永久居民的税率：第 1 至 3 年 30%、第 4 年 20%、第 5 年 15%、第 6 年起 0%。非公民则是第 1 至 5 年 30%，第 6 年起永久 10%。以 Glenmarie Heights RM765,000 至 RM1,370,000 的中位价水平计算，第五年卖出与第六年卖出之间的差额，是一笔不小的数目。
The priciest, and thinnest, market in Mukim TebrauTebrau 区里，最贵也最薄的市场
Ranked by recorded transactions, Glenmarie Heights sits last of the thirteen Tebrau addresses List.my tracks as a group — and first by price, by a wide margin.若以登记成交笔数排名，Glenmarie Heights 在 List.my 追踪的十三个 Tebrau 门牌里排在最后一位 —— 但论价格，却遥遥领先第一。
| Glenmarie Heights | Setia Tropika | Bandar Dato’ Onn | Taman Mount Austin | |
|---|---|---|---|---|
| Recorded sales登记成交 | 80 | 610 | 815 | 777 |
| Median price中位价 | RM1,062,000 | RM800,000 | RM745,000 | RM540,000 |
| Median psf中位每尺 | RM411* | RM422 | RM436 | RM428 |
| 12-month psf change十二个月每尺涨幅 | +21.2% | +3.8% | +5.2% | +6.3% |
| Sample behind that change支撑该涨幅的样本 | 4 sales — very thin4 笔 —— 非常薄 | Larger base基数较大 | Larger base基数较大 | Larger base基数较大 |
Highest median in the mukim. Tell me your real budget.全 mukim 最高中位价。告诉我你真正的预算。
Send me your budget and purpose and I will tell you honestly which Glenmarie Heights house type it actually buys — terrace, cluster house, semi-detached, or none of the above — and what the current, thinly-traded market actually looks like for it right now. 把你的预算与用途告诉我，我会诚实告诉你在 Glenmarie Heights 这笔钱实际能买到哪一种户型 —— 排屋、Cluster House、半独立式，还是都买不到 —— 以及这个薄成交量市场目前真实的行情。