Horizon Hills: the JB township
foreign buyers can actually own
浩然山庄 Horizon Hills：
外籍买家真的买得了的新山镇区
1,200 freehold acres. 13 precincts. An 18-hole championship course by Ross Watson. Built since 2006 by Gamuda Land and UEM Sunrise, and — the part that matters most to anyone holding a foreign passport — a township where a large share of the landed stock clears Johor’s RM2 million foreign-ownership threshold. Most of Johor Bahru does not. 1,200 英亩永久地契、13 个 precinct、Ross Watson 设计的 18 洞锦标级球场。2006 年起由 Gamuda Land 与 UEM Sunrise 联合开发 —— 而对持外国护照的人来说最关键的一点是：这里有相当比例的有地住宅，跨得过柔佛给外籍买家设的 RM200 万门槛。新山绝大多数地区跨不过。
© Chongkian · CC BY-SA 4.0 · Wikimedia Commons
Horizon Hills in 30 seconds30 秒看懂 Horizon Hills
- What it is: a 1,200-acre freehold, gated and guarded township in Iskandar Puteri — Gamuda Land’s first project outside the Klang Valley, jointly developed with UEM Sunrise and opened in 2006. 13 residential precincts, low density, wrapped around an 18-hole par-72 course.它是什么：Iskandar Puteri 内 1,200 英亩的永久地契门禁镇区 —— Gamuda Land 走出巴生谷的第一个项目，与 UEM Sunrise 联合开发，2006 年开幕。13 个住宅 precinct、低密度，环绕 18 洞 par-72 球场。
- Who it is for: expatriate and Singaporean families, corporate postings, golfers, and Malaysians trading up to a gated address. As early as 2008 over 60% of buyers here were foreigners, half of them Singaporean.适合谁：外派与新加坡家庭、企业外派、高球族，以及想换到门禁社区的本地买家。早在 2008 年，这里逾 60% 的买家就是外国人，其中一半是新加坡人。
- What it costs: NAPIC records a median of RM1.08 million across 1,024 transactions, at RM457 psf. Semi-detached homes median RM2,596,800 (RM695 psf). The middle 50% of all sales closed between RM813,000 and RM1.35 million.多少钱：NAPIC 登记 1,024 笔成交，中位价 RM108 万、每尺 RM457。半独立式中位 RM2,596,800（每尺 RM695）。全部成交的中间 50% 落在 RM813,000 至 RM135 万之间。
- The foreign-ownership angle: Johor sets a RM2m floor on landed property for non-citizens. Horizon Hills semi-Ds and bungalows clear it; its terraces and clusters generally do not. That single fact decides whether this page is relevant to you — section 12 sets it out in full.外籍持有的关键：柔佛对非公民购买有地住宅设 RM200 万门槛。Horizon Hills 的半独立式与独立式跨得过，排屋与 Cluster 一般跨不过。这一条决定这一页对你有没有意义 —— 第 12 节完整说明。
- Education: EduCity Iskandar Puteri, a 600-acre education hub, sits alongside — Marlborough College Malaysia and Raffles American School among eight international schools mostly within a ten-minute drive.教育：旁边就是 600 英亩的 EduCity 教育城 —— Marlborough College Malaysia 与 Raffles American School 在内，Iskandar Puteri 的八所国际学校多数在十分钟车程内。
- The honest catch: psf here is roughly double neighbouring Bukit Indah, the gated precincts have no Street View so you cannot preview them online, and this is not an RTS-adjacent location. All three are addressed below.诚实提醒：这里的每尺价约为隔壁 Bukit Indah 的两倍；门禁内没有街景覆盖，线上看不到；而且这里 不是 RTS 概念盘。三点下面都会讲。
Horizon Hills and the Iskandar Puteri around itHorizon Hills 与它所在的 Iskandar Puteri
The township itself is gated, so most published photography is of the district around it. That is the trade-off you are buying: privacy costs visibility.镇区本身有门禁，所以公开影像多数拍的是周边地区。这正是你买的东西的代价：隐私换掉了曝光度。
The most international address in Johor Bahru新山最国际化的门牌
One statistic frames this place better than any brochure: by 2008, barely two years after opening, over 60% of buyers here were foreigners — half of them Singaporean. Horizon Hills was built for that buyer, and the community still reflects it.一个数字比任何宣传册都说明问题：截至 2008 年，开幕才两年，这里逾 60% 的买家是外国人 —— 其中一半是新加坡人。Horizon Hills 是为这类买家而建的，社区至今仍是这个样子。
The expatriate family外派家庭
Posted to Singapore or the Iskandar business parks, with children at Marlborough College or Raffles American School minutes away. Wants a guarded address, a garden, and neighbours who also arrived from somewhere else. There is a precinct literally called Expat Village.外派到新加坡或 Iskandar 商业园区，孩子在几分钟外的 Marlborough College 或 Raffles American School。要的是有门卫的门牌、一个花园，以及同样来自别处的邻居。这里有一个 precinct 就叫 Expat Village。
The Singaporean second home新加坡第二居所
Fifteen to twenty minutes from the Second Link. Buys the semi-detached or bungalow that clears the RM2m threshold, uses it at weekends, and treats the golf membership as the point rather than the extra.距二关 15 至 20 分钟。买的是跨得过 RM200 万门槛的半独立式或独立式，周末来住，而高球会籍是目的本身，不是附加。
The Malaysian upgrader本地升级买家
Moving up from Bukit Indah, Nusa Bestari or Setia Eco Gardens. Pays roughly double the psf of their old address and knows exactly what for: the gate, the landscaping, and a resale market that has held.从 Bukit Indah、Nusa Bestari 或 Setia Eco Gardens 换上来。付的每尺价约是旧址的两倍，而且清楚自己买的是什么：那道闸、那片绿化，以及一个撑得住的二手市场。
The golfer高球族
An 18-hole par-72 Ross Watson course over about 200 acres with roughly 12 km of golf frontage. Homes in The Golf front the fairway directly — a category of address Johor Bahru has very few of.Ross Watson 设计的 18 洞 par-72 球场，约 200 英亩、约 12 公里球道临界面。The Golf precinct 的屋子直接面向球道 —— 这类门牌在新山极少。
A Saturday in Horizon HillsHorizon Hills 的一个星期六
Bukit Indah’s signature sound is the 5:40am commute. Horizon Hills’ is a golf buggy at seven and a school bus at half past.Bukit Indah 的标志声音是清晨 5:40 的通勤车流。Horizon Hills 的，是七点的高球车和七点半的校车。
First tee-off. The par-72 wraps around the township, so the course is not somewhere you drive to — it is the view from the back of a good number of houses.第一组开球。par-72 球场环绕整个镇区，所以球场不是你开车去的地方 —— 它就是不少人家后院的景。
School run toward EduCity. Marlborough College and Raffles American School are a short drive, which is precisely why expatriate families cluster here rather than in the city.往 EduCity 方向的上学车流。Marlborough College 与 Raffles American School 都在短车程内 —— 这正是外派家庭聚在这里而不是市区的原因。
Clubhouse and the new Horizon Mall, which opened in September 2026 with around 80% of its space tenanted. The township finally has its own retail anchor instead of driving out for everything.会所，以及 2026 年 9 月开幕、约八成招租率的 Horizon Mall。镇区终于有了自己的零售核心，不必凡事往外开。
Parks, lakes, wetlands and the cycling path network — designed in from the masterplan rather than squeezed between phases. Homes are laid out in small clusters deliberately, to make neighbours run into each other.公园、湖泊、湿地与自行车道网络 —— 是总规划里就画进去的，不是期数之间硬挤出来的。住宅刻意排成小组团，就是要让邻居撞见彼此。
Dinner is either the clubhouse, Horizon Mall, or a fifteen-minute drive to Bukit Indah’s food streets. Honest note: this is not a hawker township. If nightly street food matters to you, Bukit Indah does that better.晚餐不是会所、Horizon Mall，就是开十五分钟到 Bukit Indah 的食街。诚实说：这里不是小贩美食区。如果你在意天天有街边夜宵，Bukit Indah 那一块强得多。
Guardhouse, perimeter, patrol. This is what the premium is for, and it is the reason Street View cannot show you the inside — a point worth sitting with before you judge the photos above.岗亭、围界、巡逻。溢价买的就是这个，也正是街景拍不到内部的原因 —— 在评价上面那些照片之前，值得先想一下这一点。
Four entrances, two of them straight onto a highway四个出入口，其中两个直接上高速
Horizon Hills sits in Mukim Pulai, Iskandar Puteri, reachable from the North–South Expressway, the Skudai Expressway and the Perling Expressway. The township was planned with four entrances — the first two connect directly to a highway, which is why a 1,200-acre gated development does not funnel 13 precincts through one bottleneck at 7am. Horizon Hills 位于 Iskandar Puteri 的 Pulai 区，可经南北大道、Skudai 大道与 Perling 大道抵达。镇区规划了 四个出入口，其中前两个直接连上高速 —— 这就是为什么一个 1,200 英亩、13 个 precinct 的门禁社区，早上七点不会全挤在一个瓶颈上。
For the Singapore commuter the relevant number is the Second Link, not the Causeway. For everyone else, the relevant number is EduCity.对新加坡通勤族，关键数字是二关而不是长堤。对其他人，关键数字是 EduCity。
| Destination目的地 | Drive车程 |
|---|---|
| Tuas Second Link 二关 | 15–20 min |
| EduCity 教育城 | 8–12 min |
| Horizon Mall 镇内商场 | 2–5 min |
| Puteri Harbour / Marina | 12–18 min |
| Columbia Asia Iskandar Puteri | 10–15 min |
| AEON Bukit Indah | 12–18 min |
| JB City Centre / CIQ / RTS | 30–40 min |
| Senai International Airport | 30–40 min |
Roads, schools, hospitals高速、学校、医院
For an expatriate family the school question outranks the price question, and Horizon Hills has the strongest answer of any township in this series.对外派家庭来说，学校问题的重要性高于价格问题 —— 而这一点，Horizon Hills 的答案是本系列所有区域里最强的。
Highway access高速公路便利
Accessible via the North–South Expressway, the Skudai Expressway and the Perling Expressway. Two of the township’s four entrances feed directly onto a highway.可经南北大道、Skudai 大道与 Perling 大道进出。四个出入口中有两个直接接上高速。
Schools学校便利
EduCity Iskandar Puteri is a 600-acre education hub built beside the township. Eight international schools operate in Iskandar Puteri and most sit within a ten-minute driving radius — you can compare campuses in a single afternoon.EduCity Iskandar Puteri 是紧邻镇区兴建的 600 英亩教育城。Iskandar Puteri 共有八所国际学校，多数在十分钟车程内 —— 一个下午就能把校园全部看完。
Medical & healthcare医疗配套
Iskandar Puteri is comparatively well served for private specialist care, which matters more for an older buyer or a family holding a foreign passport without local GP relationships.Iskandar Puteri 的私立专科医疗相对完整 —— 对年长买家，或持外国护照、在本地没有固定家庭医生的家庭，这一点更重要。
Why pay double the psf of the township next door为什么值得付隔壁镇区两倍的每尺价
Bukit Indah transacts at RM460 psf. Horizon Hills transacts at RM457–498 psf on a median that is nearly double the price, because the units are far larger — and its psf grew 10.5% last year against Bukit Indah’s 2.6%. Six things explain the gap.Bukit Indah 的每尺价约 RM460。Horizon Hills 的中位总价接近其两倍，因为单位大得多；而它的每尺价去年上涨 10.5%，Bukit Indah 是 2.6%。以下六点解释这个差距。
Foreigners can actually buy here外国人真的买得了
Johor sets a RM2 million floor on landed property for non-citizens. Across most of Johor Bahru that rules foreigners out entirely. Horizon Hills semi-detached homes recorded a median of RM2,596,800 — comfortably above the line. This is the rarest thing on this page.柔佛对非公民购买有地住宅设 RM200 万门槛。在新山绝大多数地区，这一条直接把外籍买家挡在门外。Horizon Hills 的半独立式中位成交价为 RM2,596,800 —— 稳稳跨过这条线。这是整页最稀缺的一点。
Inside a JS-SEZ flagship zone位于 JS-SEZ 旗舰区内
Iskandar Puteri is one of the nine flagship zones of the Johor–Singapore Special Economic Zone signed on 7 January 2025 — 5% corporate tax for up to 15 years in promoted sectors, against a 24% standard rate, targeting 100 high-impact projects and 20,000 skilled jobs over ten years.Iskandar Puteri 是 2025 年 1 月 7 日签署的柔新经济特区（JS-SEZ）九个旗舰区之一 —— 促进领域企业税最长 15 年 5%（标准税率 24%），目标为十年内 100 个高影响项目与 2 万个高技能职位。
1,200 freehold acres, gated end to end1,200 英亩永久地契，全域门禁
Not a gated pocket inside a public township — the whole 1,200 acres is a gated and guarded freehold development. Many competing Johor addresses are leasehold, where a shrinking term quietly erodes bank valuation and resale price every year.不是公共镇区里圈出来的一小块 —— 整整 1,200 英亩都是门禁管理的永久地契发展区。柔佛不少竞争地段是租赁地契，剩余年限逐年缩短，会安静地侵蚀银行估价与转售价。
A championship course, not a garden锦标级球场，不是一片草地
18 holes, par 72, designed by Ross Watson, spread over about 200 acres with roughly 12 km of golf frontage and a resort clubhouse. Homes in The Golf precinct front the fairway. Johor Bahru has very few addresses in this category and none of them are being built again.18 洞、par 72，由 Ross Watson 设计，约 200 英亩、约 12 公里球道临界面，附度假式会所。The Golf precinct 的屋子直接面向球道。新山这一类门牌极少，而且不会再有新的。
Two developers with balance sheets两家上市发展商背书
Jointly developed by Gamuda Land — this was its first township outside the Klang Valley — and UEM Sunrise, both listed. Twenty years in, the masterplan has been delivered rather than abandoned: parks, lakes, wetlands, cycling networks, and as of September 2026 its own retail anchor in Horizon Mall.由 Gamuda Land（这是它走出巴生谷的第一个镇区）与 UEM Sunrise 联合开发，两家皆为上市公司。二十年下来，总规划是被兑现而不是被放弃：公园、湖泊、湿地、自行车道网络，以及 2026 年 9 月起自有的零售核心 Horizon Mall。
Liquidity at the top end高端段的流通性
1,024 recorded transactions between 2021 and 2026 — 482 double-storey terraces, 202 clusters, 106 semi-Ds, 49 bungalows. For a premium gated address that is unusually deep: valuers have comparables, banks lend, and there is a real exit.2021 至 2026 年间 1,024 笔登记成交 —— 双层排屋 482、Cluster 202、半独立式 106、独立式 49。以高端门禁社区而言，这个深度罕见：估价师有可比标的、银行愿放贷、退出是真的走得掉。
And what this place is not以及，这里不是什么
🏠 If you already live in Johor如果你本来就住在柔佛
✈️ If you’re buying from outside Malaysia如果你人在马来西亚以外
Thirteen precincts, not one market13 个 precinct，不是一个市场
The named precincts are The Gateway, The Golf, The Hills, The Green, The Woodlands, The Peak, The Cove, The Island, The Waterfall, The Valley, The Wetlands, The Heart, Expat Village and Canal Garden. Price, tenant profile and resale speed vary sharply between them. Six shown here — the Street View panoramas are on the township’s public approach roads, because the gated interior has no coverage.已知的 precinct 包括 The Gateway、The Golf、The Hills、The Green、The Woodlands、The Peak、The Cove、The Island、The Waterfall、The Valley、The Wetlands、The Heart、Expat Village 与 Canal Garden。彼此的价格、租客结构与脱手速度差异很大。这里列出六个 —— 街景取自镇区的公共联外道路，因为门禁内没有覆盖。
The first neighbourhood第一个社区
Built from mid-2006 and officially opened in 2009 — the precinct that proved the township. Most mature landscaping, and the entry point into Horizon Hills for buyers who want the address without the semi-D budget.2006 年中动工、2009 年正式开放 —— 验证了整个镇区的那一期。绿化最成熟，也是想要这个门牌但没有半独立式预算的买家的入场点。
- House age屋龄
- 16–19 yrs年
- Foreign buyers外籍可买
- Usually no通常不行
- Best for最适合
- Entry to HH入门
Fairway frontage面向球道
Homes fronting the Ross Watson par-72. The scarcest product in the township and the one most likely to clear the RM2m foreign-ownership threshold. Golf East is a sub-precinct within it.直接面向 Ross Watson 设计的 par-72 球场。镇区内最稀缺的产品，也最可能跨过 RM200 万外籍门槛。Golf East 是其中的子区。
- House age屋龄
- 10–17 yrs年
- Foreign buyers外籍可买
- Usually yes通常可以
- Best for最适合
- Golfers高球族
The commercial core商业核心
Horizon Mall opened here in September 2026 at around 80% tenancy. Twenty years in, the township finally has its own retail anchor — a genuine change to daily life and to the rental proposition for nearby precincts.Horizon Mall 于 2026 年 9 月 在此开幕，招租率约八成。二十年后，镇区终于有了自己的零售核心 —— 这对日常生活与邻近 precinct 的出租条件是实质改变。
- Opened开幕
- Sept 2026
- Tenancy招租率
- ~80%
- Best for最适合
- Walkability步行生活
Built for the passport crowd为外籍客群而建
The precinct name is not marketing — it reflects who lives there. The most reliable rental demand in the township and the first place to look if you are buying to let to corporate tenants rather than to live.这个名字不是行销话术 —— 它反映的是实际住户。镇区内租赁需求最稳定的一段，如果你是买来出租给企业租客而非自住，先看这里。
- House age屋龄
- 10–16 yrs年
- Foreign buyers外籍可买
- Type-dependent视户型而定
- Best for最适合
- Landlords收租
On the water临水段
Lakes and waterways were designed into the masterplan rather than added later. These are the top-end addresses inside the township, and the thinnest supply — pricing here is negotiated against very few comparables.湖泊与水道是总规划就画进去的，不是后来加的。这是镇区内最高端的门牌，也是放盘最少的一段 —— 定价靠谈，可比标的极少。
- House age屋龄
- 8–15 yrs年
- Foreign buyers外籍可买
- Usually yes通常可以
- Best for最适合
- Top end顶端买家
The residential body住宅主体
Where most of the 1,024 recorded transactions happened — 482 double-storey terraces and 202 clusters across the mid-tier precincts. Deepest resale pool, easiest to value, and the practical starting point for a first purchase in Horizon Hills.1,024 笔登记成交多数发生在这里 —— 中价位 precinct 里的 482 笔双层排屋与 202 笔 Cluster。二手池子最深、最好估价，也是第一次买 Horizon Hills 最务实的起点。
- House age屋龄
- 8–18 yrs年
- Foreign buyers外籍可买
- Usually no通常不行
- Best for最适合
- First HH buy首次入场
⚠️ 待你校对：① 各 precinct 与实际路段的对应；② 每个 precinct 的主力户型、屋龄与价格带；③ 哪些 precinct 的存量确实跨得过 RM200 万外籍门槛 —— 这一条对外籍客群价值最高，也最需要在地判断。上面六张卡的分区归类是依公开资料整理的框架，请用你的实际认知覆盖。
Four landed types, and which ones a foreigner can own四种有地住宅，以及哪些外国人能持有
Transaction counts below are actual NAPIC records for Horizon Hills, 2021–2026. The foreign-ownership line is the one most buyers get wrong.下方成交笔数为 Horizon Hills 2021–2026 年的 NAPIC 实际纪录。「外籍可否持有」那一行，是多数买家搞错的一条。
Double Storey Terrace双层排屋
Cluster HouseCluster（田字屋）
Semi-Detached半独立式
Bungalow / Villa独立式 / Villa
What is built here, and what changes hands这里盖了什么，又成交了什么
Terrace-led volume, premium-led value排屋撑量，高端撑值
Recent years under-report — records lag about six months近年数字偏低 —— 登记资料约滞后半年
What each type costs每一种户型多少钱
Transaction figures are NAPIC records. Asking ranges and rentals are indicative framework values compiled from public listings — replace them with your own closed deals before this page goes live.成交数字为 NAPIC 纪录。开价区间与租金为依公开挂牌整理的框架值 —— 上线前请用你自己的成交纪录覆盖。
| Type类型 | Recorded sales成交笔数 | Price range售价区间 | Monthly rent月租 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|
| 2-Sty Terrace双层排屋 | 482 | RM950k – 1.4m | RM3,000 – 4,500 | Generally no一般不行 |
| Cluster HouseCluster | 202 | RM1.3m – 1.9m | RM4,000 – 6,000 | Usually no通常不行 |
| Semi-Detached半独立式 | 106 | RM2.1m – 3.3m median RM2,596,800 · RM695 psf |
RM6,000 – 10,000 | Usually YES通常可以 |
| Bungalow / Villa独立式 | 49 | RM3.5m – 8m | RM10,000 – 20,000 | YES可以 |
Not asking prices — what actually transacted不是开价 —— 是真正成交的数字
Source: NAPIC (JPPH), the government valuation department, published via List.my. These are registered transactions, not listings. Records lag roughly six months.来源：NAPIC（JPPH，政府估价与产业服务局），经 List.my 公布。这些是登记成交，不是挂牌。资料约滞后半年。
Where the middle 50% of buyers landed中间 50% 的买家，成交在哪个区间
Half of all recorded Horizon Hills transactions closed between RM813,000 and RM1.35 million, at RM374–540 psf. A unit priced far outside that band needs an explanation — usually precinct, golf frontage, water frontage or land size.全部登记成交中，一半落在 RM813,000 至 RM135 万 之间，每尺 RM374–540。明显偏离这个区间的单位一定有原因 —— 通常是 precinct、球道景、临水，或地契面积。
| Segment类别 | Transactions笔数 | Median price中位价 | Median psf中位每尺 | Period期间 |
|---|---|---|---|---|
| All property, Horizon Hills全部产业 | 1,024 | RM1,080,000 | RM457 | 2021 – 2026 |
| Residential only仅住宅 | 974 | RM1,050,000 | RM490 | 2021 – 2026 |
| Semi-detached only仅半独立式 | 33 | RM2,596,800 | RM695 | Feb 2025 – Jan 2026 |
| Commercial商业 | 50 | RM1,405,000 | RM792 | 2021 – 2026 |
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. Per-foot pricing is the nearest available like-for-like. The number beneath each year is the transaction count behind that point; years thinner than ten sales are dropped rather than drawn.为什么用每尺价而不是成交价：每一年成交的屋型组合都不一样，中位成交价跟着组合走，不是跟着市场走。每尺价是现有资料里最接近「同类相比」的量尺。每个年份下方的数字是该点背后的成交笔数；不足十笔的年份宁可不画。
PRICE_INDEX 阵列加一行，格式 {q:"2026 Q1", median:435, n:12}（median 填每尺价，不是总价；n 填笔数）。做满两年，这一页就会变成「Horizon Hills 价格指数」的事实来源 —— 媒体、买家与 AI 搜索引擎会引用你，而不是引用挂牌网站。💡 加
?draft=1 到网址后面，就能看到本页所有黄色待办备注；一般访客看不到。The threshold that decides everything决定一切的那道门槛
In Johor a non-citizen cannot buy landed residential property below RM2 million. That single rule closes most of Johor Bahru to you. Horizon Hills is one of the few townships where a meaningful share of the stock sits above the line. 在柔佛，非公民不得购买 RM200 万 以下的有地住宅。这一条规定，就把新山绝大部分地区对你关上了。Horizon Hills 是少数有相当比例存量在这条线以上的镇区。
Monthly repayment每月供款
Defaults are set to a Horizon Hills semi-detached at the recorded median, on a foreign-buyer loan margin.预设值为 Horizon Hills 半独立式的登记中位价，搭配外籍买家的贷款成数。
And how much cash do I need up front?那我到底要准备多少现金？
For a foreign buyer at this price point the answer is a large number, and nobody says it out loud. Here it is, itemised.对这个价位的外籍买家来说，答案是一个不小的数字，而没有人愿意说出口。这里逐项列给你。
Good: unlike most of Johor Bahru, Horizon Hills semi-detached and bungalow stock clears the RM2 million minimum, so these are genuinely available to you. Bad: since 1 January 2026 non-citizens pay a flat 8% transfer stamp duty (previously 4%); Johor’s state consent fee is 3% of valuation, minimum RM30,000 — the highest of any state; consent takes one to three months; and banks cap foreign lending at 60–70% LTV. Together these add roughly 12–15% on top of the price, before the down payment. 好消息：与新山多数地区不同，Horizon Hills 的半独立式与独立式跨过 RM200 万 门槛，对你是真正开放的。坏消息：自 2026 年 1 月 1 日起，非公民转让印花税为 统一 8%（此前 4%）；柔佛州同意书费为 估价的 3%、最低 RM30,000，全马最高；同意书需时 一至三个月；银行对外籍贷款成数上限 60–70%。这些加总，在首付之外还要再加约 12–15%。
Before you commit: confirm the specific title clears the threshold and that consent is achievable for that lot — thresholds and zone rules change. Send me the unit and I will check it. 下定之前：确认该笔地契确实跨过门槛、且该地段的同意书申请可行 —— 门槛与区域规定会调整。把单位发给我，我帮你查。
Tell me your precinct and passport. I’ll tell you what’s actually available.告诉我你要哪个 precinct、拿什么护照，我告诉你实际买得到什么。
Because eligibility here depends on both the house type and your citizenship, the second and fourth fields matter more than usual.因为这里的购买资格同时取决于户型与你的国籍，第二和第四栏比平常更关键。
What’s good, and what you should know before buying好在哪里，以及买之前该知道什么
✓ Strengths优势
- Foreign buyers can own here. Semi-D and bungalow stock clears Johor’s RM2m threshold — rare in JB.外籍买家可以持有。半独立式与独立式跨过柔佛 RM200 万门槛 —— 这在新山很少见。
- Freehold, gated end to end, across all 1,200 acres.永久地契、全域门禁，整整 1,200 英亩。
- psf up 10.5% in twelve months — four times the pace of neighbouring Bukit Indah.每尺价 12 个月上涨 10.5% —— 是隔壁 Bukit Indah 的四倍速度。
- EduCity next door — Marlborough College, Raffles American School and six more international schools within ten minutes.紧邻 EduCity —— Marlborough College、Raffles American School 及另外六所国际学校在十分钟内。
- 1,024 recorded transactions — unusually liquid for a premium gated address.1,024 笔登记成交 —— 以高端门禁社区而言，流通性异常地好。
△ Things to weigh需要权衡的
- Roughly double the psf of Bukit Indah. You are paying for the gate, the golf and the address — not for better construction.每尺价约为 Bukit Indah 的两倍。你付的是闸、球场和门牌 —— 不是更好的施工。
- Terraces and clusters are closed to foreign buyers — 684 of 1,024 recorded sales are in types you may not be able to buy.排屋与 Cluster 不对外籍开放 —— 1,024 笔成交中有 684 笔属你可能买不了的类型。
- No Street View inside the gates. You cannot preview the precincts online; you have to visit.门禁内没有街景。线上看不到 precinct 内部，只能亲自去看。
- Not an RTS location. Bukit Chagar is 30–40 minutes away. This runs on the Second Link.不是 RTS 地段。Bukit Chagar 在 30–40 分钟外。这里靠的是二关。
- Monthly maintenance and golf membership are real recurring costs that no listing shows. Ask for both figures before you offer.每月管理费与高球会籍是真实的经常性支出，挂牌上不会显示。出价前请索取这两个数字。
Horizon Hills FAQHorizon Hills 常见问题
Can foreigners buy landed property in Horizon Hills?外国人可以买 Horizon Hills 的有地住宅吗？
In most of Johor a non-citizen faces a RM2 million minimum on landed residential property, which puts the majority of Johor Bahru terrace stock out of reach. Horizon Hills is one of the few townships where a large share of the landed stock clears that threshold: NAPIC records a median semi-detached price of RM2,596,800 between February 2025 and January 2026. Semi-detached houses and bungalows here therefore sit above the threshold, while terrace and cluster units generally do not. State Authority consent is still required for every purchase and typically takes one to three months, non-citizens pay a flat 8% transfer stamp duty from 1 January 2026, and Johor charges a state consent fee of 3% of valuation with a RM30,000 minimum. 在柔佛多数地区，非公民购买有地住宅的最低价为 RM200 万，这让新山绝大部分排屋存量都买不了。Horizon Hills 是少数有相当比例存量跨过这道门槛的镇区：NAPIC 纪录显示，2025 年 2 月至 2026 年 1 月期间半独立式的中位成交价为 RM2,596,800。因此这里的半独立式与独立式在门槛之上，而排屋与 Cluster 一般不在。每一笔交易仍需州政府同意书，通常需时一至三个月；自 2026 年 1 月 1 日起非公民转让印花税为统一 8%；柔佛的州同意书费为估价的 3%，最低 RM30,000。
How much does a house in Horizon Hills cost?Horizon Hills 的房子多少钱？
NAPIC subsale records show 1,024 transactions in Horizon Hills between 2021 and 2026 with a median price of RM1.08 million and a median of RM457 per square foot. The middle 50% of transactions closed between RM813,000 and RM1.35 million. Semi-detached houses recorded a median of RM2,596,800 at RM695 per square foot between February 2025 and January 2026. Median price per square foot rose 10.5% over the last twelve months, against 2.6% in neighbouring Taman Bukit Indah. NAPIC 二手成交纪录显示，Horizon Hills 在 2021 至 2026 年间共 1,024 笔成交，中位价 RM108 万、中位每尺 RM457。中间 50% 的成交落在 RM813,000 至 RM135 万之间。半独立式在 2025 年 2 月至 2026 年 1 月的中位价为 RM2,596,800、每尺 RM695。近十二个月中位每尺价上涨 10.5%，同期隔壁 Taman Bukit Indah 为 2.6%。
Is Horizon Hills freehold?Horizon Hills 是永久地契吗？
Yes. Horizon Hills is a gated and guarded development spanning roughly 1,200 acres of freehold land in Iskandar Puteri. Freehold matters because leasehold titles lose value as the remaining term shortens, which affects bank valuation and resale price. Tenure is still set per title, so confirm it on the title search before paying a deposit. 是。Horizon Hills 是位于 Iskandar Puteri、约 1,200 英亩永久地契的门禁管理发展区。永久地契之所以重要，是因为租赁地契会随剩余年限缩短而贬值，影响银行估价与转售价。但地契年期仍是逐笔认定，付订金前请在地契查册上确认。
What schools are near Horizon Hills?Horizon Hills 附近有什么学校？
Horizon Hills sits beside EduCity Iskandar Puteri, a 600-acre education hub. Marlborough College Malaysia, established in 2012 on a 90-acre campus with about 890 students aged 3 to 18 in the British boarding tradition, and Raffles American School, offering an American curriculum from Pre-Kindergarten to Grade 12, are both nearby. Most of the eight international schools in Iskandar Puteri sit within a ten-minute driving radius. Horizon Hills 紧邻 600 英亩的 EduCity Iskandar Puteri 教育城。Marlborough College Malaysia（2012 年创立，90 英亩校园，约 890 名 3 至 18 岁学生，英式寄宿传统）与 Raffles American School（美式课程，Pre-K 至 12 年级）都在附近。Iskandar Puteri 的八所国际学校多数位于十分钟车程内。
Does Horizon Hills have a golf course?Horizon Hills 有高尔夫球场吗？
Yes. Horizon Hills Golf and Country Club has an 18-hole par-72 championship course designed by Ross Watson, spread over roughly 200 acres with about 12 km of golf frontage and a resort clubhouse. Homes in The Golf precinct front the course directly. 有。Horizon Hills Golf and Country Club 拥有由 Ross Watson 设计的 18 洞 par-72 锦标级球场，占地约 200 英亩、约 12 公里球道临界面，并设度假式会所。The Golf precinct 的住宅直接面向球场。
Who developed Horizon Hills and when?Horizon Hills 是谁开发的？什么时候？
Horizon Hills is jointly developed by Gamuda Land, the property arm of Gamuda Bhd, and UEM Sunrise Bhd. It was Gamuda Land’s first township outside the Klang Valley, opened in 2006, with the first neighbourhood, The Gateway, built from mid-2006 and officially opened in 2009. The township spans about 1,200 acres across 13 residential precincts. Horizon Hills 由 Gamuda Bhd 旗下的 Gamuda Land 与 UEM Sunrise Bhd 联合开发。这是 Gamuda Land 走出巴生谷的第一个镇区，2006 年开幕；第一个社区 The Gateway 自 2006 年中动工，2009 年正式开放。镇区约 1,200 英亩，含 13 个住宅 precinct。
How far is Horizon Hills from Singapore?Horizon Hills 距新加坡多远？
Horizon Hills is roughly 15 to 20 minutes’ drive from the Tuas Second Link checkpoint. The township has four entrances, the first two of which connect directly to a highway, with access via the North–South Expressway, the Skudai Expressway and the Perling Expressway. It is not near the RTS Link, which terminates at Bukit Chagar in the Johor Bahru city centre, about 30 to 40 minutes away. Horizon Hills 距 Tuas 二关关卡约 15 至 20 分钟车程。镇区设有四个出入口，前两个直接连上高速，可经南北大道、Skudai 大道与 Perling 大道进出。它并不靠近 RTS —— RTS 终点站 Bukit Chagar 位于新山市中心，约 30 至 40 分钟车程。
What tax do I pay when I sell?卖出时要付什么税？
Real Property Gains Tax, charged on the gain rather than the sale price. Malaysian citizens and permanent residents pay 30% for disposals in years 1 to 3, 20% in year 4, 15% in year 5, and 0% from year 6 onward. Non-citizens pay 30% for years 1 to 5 and 10% from year 6, which is a permanent floor. Companies pay 30% for years 1 to 3, 20% in year 4, 15% in year 5, then 10%. 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 1–3 年 30%、第 4 年 20%、第 5 年 15%，第 6 年起 0%。非公民：第 1–5 年 30%，第 6 年起 10%，且为永久底线。公司：第 1–3 年 30%、第 4 年 20%、第 5 年 15%，其后 10%。
The commercial side of Horizon Hills辉宏山庄的商业面
Shop lots and shop offices on the same streets — ground-floor rent bands, transacted price per square foot, who actually walks past the door, and what the strip is still missing. Horizon Hills shop lot guide →同一条街上的店屋与商务办公 — 地面层租金区间、成交每尺价、门口走过的到底是什么人、这条街还缺什么。辉宏山庄店屋指南 →
Horizon Hills against its neighbours — real transaction dataHorizon Hills 与邻区对比 —— 真实成交数据
Every area below is in the same mukim (Pulai), measured the same way from the same NAPIC records. This is the comparison most agents will not show you.下表所有区域同属 Pulai 区，以相同方式取自同一份 NAPIC 纪录。这是多数中介不会拿给你看的对比。
| Area区域 | Transactions成交笔数 | Median price中位价 | Median psf每尺价 | psf, 12 months每尺价 12 个月 |
|---|---|---|---|---|
| Horizon Hills | 1,024 | RM1,080,000 | RM498 | +10.5% |
| Taman Bukit Indah | 1,798 | RM610,000 | RM460 | +2.6% |
| Laman Setia | 411 | RM640,000 | RM394 | −4.3% |
| Taman Mutiara Rini | 869 | RM620,000 | RM371 | +9.8% |
| Taman Pulai Mutiara | 577 | RM520,000 | RM401 | +3.6% |
| Taman Pulai Mutiara 2 | 857 | RM489,000 | RM371 | +9.0% |
| Taman Perling | 711 | RM480,000 | RM288 | −0.8% |
| Taman Ungku Tun Aminah | 905 | RM465,000 | RM312 | +12.0% |
| Taman Universiti | 905 | RM400,000 | RM292 | +9.6% |
| Taman Skudai Baru | 566 | RM400,000 | RM325 | +8.5% |
| Taman Tampoi Indah | 417 | RM360,000 | RM357 | +7.7% |
| Bandar Selesa Jaya | 573 | RM290,000 | RM290 | +16.9% |
Send me one line. I’ll send you the shortlist.发我一句话，我给你一份短名单。
Tell me your budget, your passport and your timeline. If you hold a foreign passport I’ll tell you straight away which precincts and types are actually open to you — and if Horizon Hills is the wrong answer for your situation, I’ll say that too. 告诉我预算、护照与时间。如果你持外国护照，我会直接告诉你哪些 precinct 与户型对你真正开放 —— 而如果 Horizon Hills 不适合你的情况，我也会照实说。