RM189 a square foot: one of
the lowest in the whole comparison table
每尺 RM189：
整张对照表里数一数二低的价格
Every other name on the Tebrau NAPIC table — Mount Austin, Taman Daya, Bandar Dato’ Onn — trades at RM290 to RM520 a square foot. Taman Impian Jaya trades at RM189, down 3.4% in twelve months, on just 84 recorded transactions since 2021. We did not stop at the headline number. We pulled the actual 2024 transaction list, and it shows terraces at 1,798 and 1,862 square feet — noticeably larger than the Johor standard — sitting on streets whose own address is Senai, Johor, not the Austin corridor its comparison group is named after. Low psf, it turns out, usually has a reason. This page is that reason, written down. 同一张 Tebrau NAPIC 对照表上，Mount Austin、Taman Daya、Bandar Dato’ Onn 全都落在每尺 RM290 至 RM520 之间。Taman Impian Jaya 是 RM189，十二个月内还跌了 3.4%，而且从 2021 年至今只有 84 笔登记成交。我们没有停在这个表面数字。我们把 2024 年实际成交清单拉出来看，发现这里的排屋是 1,798 与 1,862 平方尺 —— 明显大于柔佛标准尺寸 —— 而这些街道自己的地址挂的是 Senai, Johor，不是它对照组名字所属的那条 Austin 走廊。每尺价低，通常是有原因的。这一页，就是把那个原因写清楚。
© Chongkian · CC BY-SA 4.0 · Wikimedia CommonsTaman Impian Jaya in 30 seconds30 秒看懂 Taman Impian Jaya
- What it is: a small terrace estate recorded by NAPIC under Mukim Tebrau, Johor Bahru. Its own streets — Jalan Impian Ria, Jalan Impian Jaya, Jalan Impian Murni, the Jalan Impian 1 and 2 series — carry a Senai, Johor address, near Jalan Seelong and the Senai-Desaru Expressway. Mostly single- and double-storey terraces, with two shop lots on record. 它是什么：NAPIC 行政上归入 Tebrau 区的一个小型排屋花园。它自己的街道 —— Jalan Impian Ria、Jalan Impian Jaya、Jalan Impian Murni、Jalan Impian 1 与 2 系列 —— 地址挂的是 Senai, Johor，靠近 Jalan Seelong 与 Senai-Desaru Expressway。以单层与双层排屋为主，登记纪录中也有两笔店屋。
- What it costs: 84 registered transactions from 2021 to 2026, median RM398,000. By type: single-storey terrace RM350,000 at RM172 psf (23 records), double-storey terrace RM398,000 at RM215 psf (59 records). Residential psf is RM189, down 3.4% over twelve months. 多少钱：2021 至 2026 年 84 笔登记成交，中位 RM398,000。分屋型：单层排屋 RM350,000、每尺 RM172（23 笔），双层排屋 RM398,000、每尺 RM215（59 笔）。住宅每尺中位为 RM189，十二个月内跌 3.4%。
- The number that explains the number: 2024’s actual transaction list shows single-storey units at 1,798 sq ft and double-storey units at 1,862 sq ft — both well above the 1,400-1,540 sq ft standard 20-by-70 terrace elsewhere in Johor Bahru. A normal total price on a larger house produces a lower psf. That is arithmetic, not a defect. 解释这个数字的数字：2024 年实际成交清单显示，单层单位 1,798 平方尺、双层单位 1,862 平方尺 —— 都明显大于新山其他地方标准 20×70 排屋常见的 1,400 至 1,540 平方尺。同样的总价，除以更大的面积，每尺价自然更低。这是算术，不是缺陷。
- The detail the comparison table hides: Taman Impian Jaya is grouped with Mount Austin, Taman Daya and Bandar Dato’ Onn because NAPIC records it under the same mukim. It is not next to them. Straight-line distance to AEON Tebrau City, the mall those areas are built around, is roughly 12 km. This estate sits closer to Senai Airport (~6 km) than to the corridor it is compared against. 对照表没说的细节：Taman Impian Jaya 之所以和 Mount Austin、Taman Daya、Bandar Dato’ Onn 放在同一张表，是因为 NAPIC 把它记在同一个 mukim。但它并不在那些区域旁边。距离那些区域倚赖的商场 AEON Tebrau City，直线约 12 公里；这个花园离士乃机场（约 6 公里）反而比离它被拿来比较的那条走廊更近。
- The honest catch: only 84 transactions in six years is a thin market — a handful of unusual sales can move the median more than in a 500-plus-transaction area. Tenure has not been independently verified for this page. And landed here is, like everywhere in Johor, closed to foreign buyers at these price levels. 诚实提醒：六年只有 84 笔成交，市场偏薄 —— 几笔特殊成交，对中位数的拉动会比 500 笔以上的区域大得多。地契年期本页尚未独立核实。而在这个价位，有地住宅和柔佛其他地方一样，对外籍买家关闭。
No photographs of the estate itself exist on WikimediaWikimedia 上没有这个花园本身的照片
Taman Impian Jaya is small and residential enough that no Commons contributor has photographed it. The Street View panels further down cover the actual streets, verified one by one. What follows here are honest photographs of the wider corridor this estate sits in — Kempas, the nearest sizeable node, and the Senai-Desaru Expressway that serves it — each captioned with where it was actually taken. Taman Impian Jaya 太小、太纯住宅，没有 Commons 贡献者拍过它。下方逐一验证的街景，补上了实际街道画面。这里放的，是这个花园所在走廊的诚实照片 —— 最近的商业节点 Kempas，以及服务这一带的 Senai-Desaru Expressway —— 每一张都标明实际拍摄地点。
Three buyers who want land more than they want a postcode三种买家，要的是地，不是地址光环
With only 84 recorded transactions in six years, this is not a hot, chased-after market. The people who do transact here tend to know exactly why.六年只有 84 笔登记成交，这不是一个人人追捧的热门市场。真正在这里成交的人，通常很清楚自己为什么买。
The square-footage buyer冲着面积来的买家
Recorded units here run 1,798 to 1,862 sq ft, noticeably larger than a standard Johor terrace at the same price point. For a buyer who wants a bigger kitchen, a real yard, or room to extend, that trade — a less fashionable address for more square feet at the same price — is the entire pitch.这里登记的单位面积落在 1,798 至 1,862 平方尺，比同价位的标准柔佛排屋明显更大。对想要更大厨房、真正的后院、或有空间加建的买家来说，「用没那么响亮的地址换更多平方尺、价钱不变」，就是这里唯一也是全部的卖点。
The airport-side household机场一侧的家庭
Senai International Airport is a straight-line 6 km away, and the Senai-Desaru Expressway is on the doorstep. For someone whose commute runs toward the airport, Senai’s industrial parks, or Kulai rather than into central Johor Bahru, the direction of the daily drive matters more than the Austin Heights brand name on the comparison table.士乃国际机场直线距离约 6 公里，Senai-Desaru Expressway 就在门口。如果你每天通勤的方向是往机场、往士乃的工业园区、或往古来，而不是往新山市中心，那么每天开车的方向，比对照表上 Austin Heights 那个响亮的名字更重要。
The price-out buyer被价格挤出来的买家
Every other area in this NAPIC comparison group — Taman Daya, Taman Puteri Wangsa, Bandar Dato’ Onn — carries a higher median. For a buyer whose budget tops out around RM350,000 to RM400,000 and who still wants landed rather than strata, the options inside Mukim Tebrau narrow quickly to this one.同一张 NAPIC 对照表上，其他每一个区域 —— Taman Daya、Taman Puteri Wangsa、Bandar Dato’ Onn —— 中位价都更高。如果你的预算上限落在 RM350,000 至 RM400,000 左右、又还想要有地而不是分层住宅，在 Tebrau mukim 里能选的名单会很快收窄到这一个。
Quiet is the actual selling point here「安静」才是这里真正的卖点
There is no food street to describe and no roundabout everyone complains about. That absence is itself the honest description of daily life in Taman Impian Jaya.这里没有可以描写的美食街，也没有人人抱怨的迴旋处。这份「没有」，本身就是 Taman Impian Jaya 日常生活最诚实的写照。
The morning traffic here heads toward Senai’s industrial parks and the airport as much as toward Johor Bahru city — a different commute pattern from the Austin-corridor areas it is compared against.这里早上的车流，往士乃工业园区与机场的方向，和往新山市区的方向差不多一样多 —— 与它被拿来对照的 Austin 走廊各区，通勤方向明显不同。
Midday errands mean a drive, not a walk. This page found no supermarket, clinic or school confirmed on OpenStreetMap within 2 km of the estate’s own streets — a gap worth checking in person rather than assuming.中午要办事得开车，不是走路。本页在 OpenStreetMap 上查不到这个花园自己街道 2 公里范围内有确认的超市、诊所或学校 —— 这个空缺值得亲自查证，不要假设。
No shop-row traffic to fight in the evening, because there is no shop row inside the estate. The two recorded shop lots here sold at RM188,000 and RM190,000 — modest ground-floor units, not a dining strip.傍晚不必和店屋车流抢路，因为花园里根本没有店屋排。这里登记的两笔店屋分别以 RM188,000 与 RM190,000 成交 —— 是朴素的地铺单位，不是餐饮街。
Evenings mean cooking at home or a drive out, not a walk to a food street. For a household that wants exactly that — fewer options on the doorstep, less passing traffic — this is the point, not a shortcoming.晚上要嘛在家做饭、要嘛开车出去，没有走路可到的美食街。对想要的正是这一点的家庭 —— 门口选择少一点、路过的车流也少一点 —— 这是卖点，不是缺点。
A bigger house and yard than the same money buys elsewhere in Tebrau, and a genuinely quieter street. Whether that trade is worth driving further for groceries and school runs is a decision only the buyer can make — this page will not make it sound better than it is.同样的钱，这里能买到比 Tebrau 其他地方更大的房子与院子，街道也确实更安静。为了买菜与接送孩子要多开一段路，这笔交易划不划算，只有买家自己能决定 —— 本页不会把它说得比实际更好。
Closer to the airport than to the corridor it is compared against离机场比离它的对照走廊更近
Taman Impian Jaya’s own street addresses resolve to Senai, Johor, near Jalan Seelong and the Senai-Desaru Expressway. NAPIC and List.my record it under Mukim Tebrau, which is why it is compared against Mount Austin, Taman Daya and Bandar Dato’ Onn — areas built around the Tebrau Highway and Austin Heights corridor well to the south-east. Taman Impian Jaya 自己的街道地址，查出来是 Senai, Johor，靠近 Jalan Seelong 与 Senai-Desaru Expressway。NAPIC 与 List.my 把它记在 Tebrau mukim 之下，这也是为什么它会和 Mount Austin、Taman Daya、Bandar Dato’ Onn —— 这些沿着 Tebrau Highway 与 Austin Heights 走廊、在东南方发展起来的区域 —— 放在同一张表比较。
Straight-line distances from mapped coordinates: about 6 km to Senai International Airport, 12 km to AEON Tebrau City, and 17 km to KSL City Mall in central Johor Bahru. These are not drive times — actual road distance and travel time will be longer, and should be verified on the route you would actually use.依地图坐标计算的直线距离：距士乃国际机场约 6 公里、距 AEON Tebrau City 约 12 公里、距新山市中心 KSL City Mall 约 17 公里。这些不是车程时间 —— 实际公路距离与车程会更长，请以你实际会走的路线亲自验证。
There is also a rail option worth knowing about even if it is not on the doorstep: Kempas Baru KTM station, on the KTM Intercity line, sits roughly 11 km away near the Kempas node this page uses as the nearest verifiable commercial reference point. It will not replace a car for daily errands, but it is a genuine option for longer-distance travel that a purely road-focused view of this estate would miss. 这里还有一个值得知道的铁路选项，虽然不在家门口：Kempas Baru KTM 火车站，位于 KTM 城际线上，距离本页用作最近可核实商业参考点的 Kempas 节点约 11 公里。它不能取代汽车应付日常琐事，但对长途出行来说是一个真实的选项，纯粹看公路的角度会漏掉这一点。
| Destination目的地 | Straight-line distance直线距离 |
|---|---|
| Senai International Airport | ~6 km |
| Kempas Baru 最近商业节点 | ~11 km |
| AEON Tebrau City 对照区商场 | ~12 km |
| Kulai town centre | ~14 km |
| KSL City Mall / JB city centre | ~17 km |
| Mount Austin / Taman Daya 对照区 | ~15-18 km |
What this page could verify, and what it honestly could not本页能核实的，与老实说查不到的
Most area pages list what is nearby. This one has to say plainly: an OpenStreetMap search within 2 km of Taman Impian Jaya’s own streets returned no confirmed school, clinic or hospital. That may reflect a genuine gap, or it may reflect incomplete map data for a small estate — either way, we are not going to invent a school name to fill the space.多数区域页会列出「附近有什么」。这一页必须老实说：在 Taman Impian Jaya 自己街道 2 公里范围内查 OpenStreetMap，查不到已确认的学校、诊所或医院。这可能反映真实的空缺，也可能只是这个小花园的地图资料不完整 —— 无论哪一种，我们都不会为了填空而编一个学校名字。
Roads道路与高速
The estate sits near Jalan Seelong, a primary route to Kempas and the older trunk road network, and the Senai-Desaru Expressway (E22). This road pattern points toward Senai, Kulai and the airport corridor rather than toward the Tebrau Highway / Austin Heights side of Mukim Tebrau.花园靠近 Jalan Seelong —— 通往 Kempas 与旧干道网络的主要道路 —— 以及 Senai-Desaru Expressway（E22）。这个路网格局指向士乃、古来与机场走廊，而不是 Tebrau mukim 内 Tebrau Highway／Austin Heights 那一侧。
Schools学校
No school was confirmed inside a 2 km radius of the estate’s own streets on OpenStreetMap. The nearest schools this page could confirm — SJK(C) Seelong and Sekolah Menengah Islam Hidayah, both near Kampung Seelong Jaya — sit roughly 3-4 km away. National-school catchment boundaries must be confirmed with the district education office for the exact address.在 OpenStreetMap 上，花园自己街道 2 公里范围内查不到已确认的学校。本页能确认的最近学校 —— SJK(C) Seelong 与 Sekolah Menengah Islam Hidayah，均靠近 Kampung Seelong Jaya —— 距离约 3 至 4 公里。国民学校的收生范围，须就确切地址向县教育局确认。
Medical & retail医疗与零售
No hospital or clinic was confirmed within 2 km on OpenStreetMap. The nearest verifiable medical and retail node is Kempas, roughly 11 km away, home to Kempas Medical Centre and a community centre. AEON Tebrau City, the mall anchoring the wider comparison group, is about 12 km away.OpenStreetMap 上 2 公里范围内查不到已确认的医院或诊所。最近可核实的医疗与零售节点是 Kempas，约 11 公里外，有 Kempas Medical Centre 与社区中心。整个对照组倚赖的商场 AEON Tebrau City 约 12 公里外。
Four verifiable reasons, not a guess四个可查证的原因，不是猜的
A low psf figure invites two very different reads: something is wrong with the area, or the area is simply priced by different rules. We checked, and it is the second one — with one caveat worth taking seriously. 每尺价低，会引出两种完全不同的解读：这个区有问题，或者这个区本来就是用不同的规则定价。我们查过了，答案是后者 —— 但有一点确实值得认真看待。
The houses are simply bigger房子本身就比较大
Recorded 2024 transactions show single-storey terraces at a consistent 1,798 sq ft and double-storey terraces at 1,862 sq ft. A standard 20-by-70 Johor terrace runs 1,400 to 1,540 sq ft. Divide the same RM350,000 to RM476,000 price range by a bigger denominator and the psf drops — that is arithmetic, not depreciation. 2024 年登记成交显示，单层排屋稳定在 1,798 平方尺、双层排屋稳定在 1,862 平方尺。柔佛标准 20×70 排屋是 1,400 至 1,540 平方尺。同样是 RM350,000 至 RM476,000 的价格区间，除以更大的分母，每尺价自然下降 —— 这是算术，不是贬值。
Grouped with a corridor it is not part of被归入一条它不属于的走廊
NAPIC’s comparison table groups Taman Impian Jaya with Mount Austin, Taman Daya and Bandar Dato’ Onn because all four sit in Mukim Tebrau. Geographically, this estate’s own address is Senai, Johor, roughly 12 km straight-line from AEON Tebrau City, the anchor those other areas share. Comparing its psf directly to theirs compares two different micro-markets under one label. NAPIC 的对照表把 Taman Impian Jaya 和 Mount Austin、Taman Daya、Bandar Dato’ Onn 放在一起，是因为四者都在 Tebrau mukim 之内。但地理上，这个花园自己的地址是 Senai, Johor，距离那几个区共用的商场 AEON Tebrau City 直线约 12 公里。把它的每尺价直接拿去和它们比，等于用同一个标签比较了两个不同的微型市场。
A genuinely thin market一个真正偏薄的市场
Only 84 transactions in six years, and the year-by-year data shows real volatility: median psf moved RM214 (2021) → RM184 (2022) → RM214 (2023) → RM226 (2024) on annual counts as low as 10. In a market this thin, a handful of unusual sales can swing the median in a way that would barely register in a 500-plus-transaction area. 六年只有 84 笔成交，逐年数据也确实波动很大：中位每尺价从 RM214（2021）→ RM184（2022）→ RM214（2023）→ RM226（2024），有的年份仅 10 笔。在这么薄的市场里，几笔特殊成交就能把中位数拉动，而这在 500 笔以上的区域几乎不会被察觉。
The honest caveat: it may simply be less in demand诚实的但书：也可能就是需求较低
Bigger houses and a thin comparison group explain most of the gap, but not necessarily all of it. This page found no confirmed school, clinic or mall within 2 km of the estate’s own streets. Lower nearby amenity density is itself a legitimate reason for lower demand, and a buyer should weigh it as such rather than assume the discount is purely structural. 更大的房子与被错误归类的对照组，能解释大部分差距，但不一定是全部。本页在花园自己街道 2 公里范围内查不到已确认的学校、诊所或商场。周边配套密度较低，本身就是需求较低的合理原因，买家应该把它当成一个真实的权衡因素，而不是假设这个折扣纯粹来自结构性因素。
Not on the RTS or JS-SEZ map不在 RTS 或 JS-SEZ 的地图上
The RTS Link’s Johor terminus at Bukit Chagar is a straight-line ~19 km away, on the same order as the distance to central Johor Bahru. The Johor-Singapore Special Economic Zone’s nine flagship zones are concentrated around the Causeway, Iskandar Puteri and the Tebrau-Pasir Gudang corridor — none of the public JS-SEZ materials this page checked place a flagship zone near Senai or Kulai. Neither story does the heavy lifting here that it does for areas closer to the border. RTS Link 的柔佛端总站 Bukit Chagar，直线距离约 19 公里，和到新山市中心的距离差不多。柔新经济特区（JS-SEZ）的九大旗舰区集中在长堤一带、依斯干达公主城与 Tebrau-巴西古当走廊 —— 本页查过的 JS-SEZ 公开资料，没有一份把旗舰区设在士乃或古来附近。这两个题材，在这里都发挥不了它们在贴近关口区域那样的作用。
A market too small to be efficiently priced一个小到「定价没效率」的市场
With 10 to 29 transactions a year, there are not enough buyers and sellers comparing notes for prices to converge the way they do in a 500-plus-transaction market. That cuts both ways: a seller can occasionally get an above-median price from a buyer who has not done the legwork, and a buyer who has read this page and pulled the actual road-level records has a real information edge over one who has not. 一年只有 10 至 29 笔成交，买卖双方互相比价的样本不够多，价格没办法像 500 笔以上的市场那样收敛。这是一把双面刃：卖家偶尔能从没做功课的买家身上拿到高于中位数的价格；而读完这一页、把路段级纪录拉出来看过的买家，相对没做功课的人，握有真正的资讯优势。
Four streets, verified one by one四条街，逐一验证
Every Street View panel below was checked individually for imagery before being placed on this page — two control coordinates in open water and rainforest returned no imagery, confirming the method. The road names and locality below come from the location card Google itself returns, not from a guess. 下方每一个街景画面，放上页面前都逐一核实过有没有影像 —— 两个对照坐标（外海与雨林）都正确显示「无影像」，确认方法有效。以下路名与地点，均以 Google 本身回传的地点卡为准，不是推测。
| Sub-area / road group分区／路段群 | Roads涵盖路段 | Recorded 2024 sample2024 年样本纪录 | Foreign buyer?外籍可买？ |
|---|---|---|---|
| Impian Ria series | Jalan Impian Ria, Ria 5, Ria 9 | RM420,000 · 1,862 sqft · RM226 psf (2-sty, Oct-24)（双层，2024年10月） | No不行 |
| Impian 1 series | Jalan Impian 1/6, 1/8, 1/9 | RM425,000 – 476,000 · 1,862 sqft (2-sty, Jul-Sep 24)（双层，2024年7-9月） | No不行 |
| Impian 2 series | Jalan Impian 2/4, 2/17, 2/18 | RM340,000 – 380,000 · 1,798 sqft (1-sty, Feb-Sep 24)（单层，2024年2-9月） | No不行 |
| Jalan Impian Jaya / Persiaran Impian Jaya／Persiaran Impian Jaya | the estate’s own-name boulevard以花园命名的大道 | RM445,000 – 475,000 · 1,862 sqft (2-sty, Oct-24 — the highest recorded psf on record)（双层，2024年10月 — 纪录中每尺价最高） | No不行 |
| Jalan Impian Murni | Jalan Impian Murni 5 | RM300,000 · 1,798 sqft · RM167 psf (1-sty, Feb-24 — the lowest recorded psf on record)（单层，2024年2月 — 纪录中每尺价最低） | No不行 |
| Shop lots店屋 | Level G, exact road not published地铺，路名未公开 | RM188,000 – 190,000 · 1,320 sqft (2 records, 2022-23)（2 笔，2022-23年） | No不行 |
Two house types, both larger than the Johor standard两种户型，都比柔佛标准来得大
Registered landed transactions split cleanly: 23 single-storey terraces and 59 double-storey terraces, plus 2 shop lots. There is no cluster, semi-detached or bungalow on record in Taman Impian Jaya. 登记的有地成交分得很干净：23 笔单层排屋、59 笔双层排屋，另有 2 笔店屋。Taman Impian Jaya 的登记纪录中没有 Cluster、半独立式或独立式洋房。
Single-storey terrace单层排屋
Double-storey terrace双层排屋
Shop lot店屋
Low volume, low psf, and a market that moves in both directions量小、每尺价低、涨跌都会发生的市场
Lowest psf of the twelve areas List.my compares it toList.my 拿来对照的十二个区域中，每尺价最低
RM398,000 ÷ RM189 ≈ 2,105 sq ft on the blended figureRM398,000 ÷ RM189 ≈ 2,105 平方尺（混合口径）
Dividing the RM398,000 median all-type price by the RM189 residential psf gives a rough blended size of about 2,105 sq ft — consistent with the 1,798-1,862 sq ft actually observed in the 2024 transaction sample. The houses are not cheap for their size; they are ordinarily priced for a size Johor Bahru does not usually see on a terrace lot. 用全类型中位价 RM398,000 除以住宅每尺 RM189，约得出 2,105 平方尺的粗略混合面积 —— 与 2024 年成交样本实际观察到的 1,798 至 1,862 平方尺相符。这些房子并不是「面积不变、价格便宜」，而是「面积是新山排屋少见的大，价格属正常水平」。
What each house type actually transacted at每一种户型，实际成交在多少
Registered subsale transactions, 2021 to 2026, from NAPIC records published by List.my: 84 records, median RM398,000. Residential psf is RM189, all-type psf (including the two shop lots) is RM214. Rents are not published for this area on the portals checked for this page — ask directly rather than trust an invented range. 2021 至 2026 年登记二手成交，来源为 List.my 公布的 NAPIC 纪录：84 笔，中位 RM398,000。住宅每尺为 RM189，含两笔店屋的全类型每尺为 RM214。本页查过的平台上，这个区没有公开租金数据 —— 请直接询问，不要相信凭空给出的区间。
| Type类型 | Records笔数 | Recorded median登记中位价 | Middle 50%中间 50% | Monthly rent月租 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|---|
| Single-storey terrace单层排屋 | 23 | RM350,000 RM172 psf | RM302,000 – 398,000 | Ask请询问 | No不行 |
| Double-storey terrace双层排屋 | 59 | RM398,000 RM215 psf | RM345,000 – 451,000 | Ask请询问 | No不行 |
| Shop lot (ground floor)店屋（地铺） | 2 | RM188,000 – 190,000 RM142-144 psf | — | Ask请询问 | No不行 |
| All types, recorded median全类型登记中位 | 84 | RM398,000 RM214 psf (all-type) · RM189 psf (residential) · -3.4% 12m | — | — | Landed closed to non-citizens有地对非公民关闭 |
Six years of a thin market, and what the wobble means六年一个薄市场，那些波动代表什么
Source: registered subsale records from NAPIC (JPPH), published by List.my. Years with fewer than 10 recorded transactions are left out of the chart below as statistically unreliable — 2025 (3 records) and 2026 (0 so far) are both excluded on that rule.来源：NAPIC（JPPH）登记二手成交纪录，由 List.my 公布。少于 10 笔登记的年份，因统计上不可靠而不列入下方图表 —— 2025 年（3 笔）与 2026 年（目前 0 笔）皆依此规则排除。
The spread, and why “median” hides the real range here分布，以及为什么「中位数」在这里会藏起真实区间
Half of all recorded sales landed between RM366,000 and RM430,000, with the median at RM398,000. That band is narrower than most areas in this comparison set — a side-effect of there being only two dominant house types and no cluster, semi-D or bungalow to widen it. 全部登记成交中有一半落在 RM366,000 至 RM430,000 之间，中位数为 RM398,000。这个区间比对照组里多数区域都窄 —— 原因是这里只有两种主要户型，没有 Cluster、半独立式或独立式洋房把区间拉宽。
Recorded transactions by year各年度登记成交笔数
Annual median psf年度中位每尺价
The straight answer: not even close直说：差得很远
Johor bars non-citizens from landed residential property below RM2 million. Taman Impian Jaya’s recorded landed medians run from RM350,000 to RM398,000 — the lowest of any area in its own NAPIC comparison group. This is not a borderline case. 柔佛禁止非公民购买 RM200 万 以下的有地住宅。Taman Impian Jaya 的登记有地中位价落在 RM350,000 至 RM398,000 —— 是它自己 NAPIC 对照组里最低的一个。这不是一个临界案例。
Monthly repayment每月供款
Defaults set to the recorded double-storey terrace median of RM398,000 — the deepest market in the estate.预设值为双层排屋的登记中位价 RM398,000 —— 这个花园最厚的那个市场。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM398,000, the recorded double-storey terrace median. First-time Malaysian buyers at or below RM500,000 are exempt from transfer stamp duty in 2026 and 2027 — at this price level, that exemption applies to almost every house type recorded here.预设 RM398,000，即双层排屋登记中位价。马来西亚首购族在 RM500,000 或以下于 2026 与 2027 年免转让印花税 —— 在这个价位，这里几乎每一种登记户型都能享有这项豁免。
Johor’s minimum purchase price for a non-citizen is RM2 million on landed. Every recorded median here is a small fraction of that: RM350,000 single-storey, RM398,000 double-storey. The costs below are shown so you can compare against an address that does qualify — a flat 8% transfer stamp duty from 1 January 2026, a Johor state consent fee of 3% of valuation with a RM30,000 minimum, consent taking one to three months, and lending capped at 60 to 70% LTV. 柔佛对非公民的最低购买价为有地 RM200 万。这里每一项登记中位价都只是这个数字的一小部分：单层 RM350,000、双层 RM398,000。下方仍列出费用，是让你拿去和真正符合资格的门牌做比较 —— 自 2026 年 1 月 1 日起转让印花税统一 8%、柔佛州同意书费为估价 3% 且最低 RM30,000、同意书需时一至三个月、贷款成数上限 60 至 70%。
Tell me your budget and passport and I will send you the Johor addresses that actually qualify. 告诉我你的预算与护照，我把柔佛真正符合资格的门牌发给你。
Tell me your budget. I will tell you if this is really your cheapest landed option.告诉我你的预算。我告诉你这里是不是你真正最便宜的有地选项。
At RM350,000 to RM398,000, this is close to the floor of what landed costs in Mukim Tebrau. Tell me the street and the budget and I will tell you honestly whether a neighbouring area serves you better.RM350,000 至 RM398,000，这已经接近 Tebrau mukim 有地住宅的价格下限。告诉我街段与预算，我会老实告诉你，邻近区域是不是更适合你。
Bigger house, smaller market, fewer nearby amenities — all three are true at once房子更大、市场更小、附近配套更少 —— 三件事同时成立
None of the five points on the right invalidate the four on the left. A buyer who wants the biggest house for the smallest budget in Mukim Tebrau, does not mind driving further for groceries, and is not chasing an RTS or JS-SEZ story should read the left column as the honest case for this estate. A buyer who wants any of those three things should look elsewhere in this same comparison table, and this page has already told you which areas. 右边这五点，没有一点推翻左边那四点。想在 Tebrau mukim 里用最小预算买最大房子、不介意为买菜多开一段路、也不是在追 RTS 或 JS-SEZ 题材的买家，请把左栏读成这个花园真实的理由。想要这三样中任何一样的买家，请在同一张对照表里看别的区域 —— 本页前面已经告诉你是哪几个。
✓ Strengths优势
- More square footage for the same money. 1,798 to 1,862 sq ft against the 1,400 to 1,540 sq ft standard Johor terrace, on prices well below every other area in its own comparison group.同样的钱，房子更大。1,798 至 1,862 平方尺，对比柔佛标准排屋的 1,400 至 1,540 平方尺，价格却低于同一对照组里的每一个其他区域。
- The cheapest landed entry point of the twelve areas in this NAPIC comparison group — every other name, from Taman Puteri Wangsa up to Bandar Jaya Putra, costs more per square foot.这十二个对照区域里最便宜的有地入场价 —— 从 Taman Puteri Wangsa 到 Bandar Jaya Putra，其他每一个名字的每尺价都更高。
- Genuinely quiet — no shop-row traffic, no comparable roundabout complaint on record, and road access toward Senai and the airport rather than through a congested retail corridor.确实安静 —— 没有店屋车流，也没有查到可比的迴旋处塞车抱怨，道路通往士乃与机场方向，不必穿过拥挤的零售走廊。
- Close to Senai International Airport — about 6 km in a straight line, useful for anyone whose work or travel runs through the airport rather than the city.靠近士乃国际机场 —— 直线约 6 公里，对工作或出行方向是机场而非市区的人来说很实用。
△ Things to weigh需要权衡的
- No confirmed school, clinic or hospital within 2 km on the map data checked for this page. This may be a data gap or a real gap — either way, verify it in person before you commit.本页查证的地图资料显示，2 公里内没有已确认的学校、诊所或医院。这可能是资料缺口，也可能是真实的空缺 —— 无论哪一种，下单前请亲自查证。
- A thin, low-volume market. Only 84 transactions in six years, with as few as 10 in a single year. Comparable sales are harder to find than in a 500-plus-transaction area, and resale may take longer.薄且成交量低的市场。六年只有 84 笔，单一年份最少仅 10 笔。可比案例比 500 笔以上的区域更难找，转售也可能需要更长时间。
- Distance from the corridor it is compared against. Straight-line distance to AEON Tebrau City, the mall its official comparison group is built around, is about 12 km — do not assume Austin-corridor amenities apply here.与它被拿来比较的走廊有距离。直线距离它官方对照组倚赖的商场 AEON Tebrau City 约 12 公里 —— 请勿假设 Austin 走廊的配套在这里适用。
- Tenure not independently verified for this page. Confirm freehold status and any Bumiputera lot restriction on the individual title before signing anything.地契年期本页未独立核实。签任何文件之前，请以个别地契确认永久地契状态与是否有 Bumi lot 限制。
- No published rent data. This page found no verified asking-rent figures for the specific estate — do not assume nearby areas’ rents transfer here without checking.没有公开的租金数据。本页查不到这个花园经核实的开价租金 —— 请勿在未查证前，假设邻区租金水平适用于这里。
Taman Impian Jaya FAQTaman Impian Jaya 常见问题
How much does a house in Taman Impian Jaya cost?Taman Impian Jaya 的房子多少钱？
Recorded subsale transactions in Taman Impian Jaya show a median of RM398,000 across 84 records from 2021 to 2026, published by List.my from NAPIC data. Split by type, the single-storey terrace median is RM350,000 at RM172 per square foot on 23 records, and the double-storey terrace median is RM398,000 at RM215 per square foot on 59 records. The two recorded shop lots sold at RM188,000 and RM190,000. Median price per square foot for residential property is RM189, down 3.4 percent over the past twelve months, one of the lowest psf figures of any area in Mukim Tebrau. Taman Impian Jaya 的登记二手成交显示：2021 至 2026 年共 84 笔纪录，中位价 RM398,000，资料由 List.my 依 NAPIC 数据公布。分屋型看，单层排屋中位价 RM350,000、每尺 RM172（23 笔），双层排屋中位价 RM398,000、每尺 RM215（59 笔）。两笔登记的店屋分别以 RM188,000 与 RM190,000 成交。住宅每尺中位价为 RM189，过去十二个月下跌 3.4%，是整个 Tebrau 区内最低的每尺价之一。
Why is the price per square foot in Taman Impian Jaya so low?为什么 Taman Impian Jaya 的每尺价这么低？
Two verifiable reasons. First, the houses are unusually large for a terrace: recorded 2024 transactions show single-storey units at 1,798 square feet and double-storey units at 1,862 square feet, both well above the 1,400 to 1,540 square feet typical of a standard 20-by-70 Johor terrace, so a normal total price divides into a low per-square-foot figure. Second, location: Taman Impian Jaya’s own street addresses carry a Senai postcode, and the estate sits roughly 12 kilometres in a straight line from AEON Tebrau City, the shopping anchor its official Mukim Tebrau comparison group (Mount Austin, Taman Daya, Bandar Dato’ Onn) is built around. It is administratively grouped with that corridor by NAPIC but is not physically part of it. Only 84 transactions in six years also means the market is thin, so any single unusual sale moves the median more than it would in a 500-plus-transaction area. 有两个可查证的原因。第一，房子本身偏大：2024 年的登记成交显示，单层单位建筑面积 1,798 平方尺、双层单位 1,862 平方尺，都明显大于柔佛标准 20×70 排屋常见的 1,400 至 1,540 平方尺，因此正常的总价除以更大的面积，每尺价自然偏低。第二，地点：Taman Impian Jaya 自己的街道地址挂的是 Senai 邮区，而这个花园距离它在官方 Tebrau mukim 对照组（Mount Austin、Taman Daya、Bandar Dato’ Onn）共同倚赖的商场地标 AEON Tebrau City，直线距离约 12 公里。NAPIC 把它行政上归入同一个 mukim 对照组，但它实际上并不在那条走廊上。六年只有 84 笔成交，市场本身也薄，任何一笔特殊成交，对中位数的影响都比在成交量 500 笔以上的区域大得多。
Is Taman Impian Jaya really part of the Tebrau property corridor?Taman Impian Jaya 真的属于 Tebrau 那条走廊吗？
Administratively yes, and that is exactly why it appears in the same NAPIC comparison table as Mount Austin and Taman Daya. Geographically, no. Street-level lookups on Taman Impian Jaya’s own roads return a Senai, Johor address, and the estate sits near Jalan Seelong and the Senai-Desaru Expressway, roughly 6 kilometres from Senai International Airport and well north-west of the Austin Heights and Tebrau Highway cluster that anchors its comparison group. Buyers used to the other names in this table should not assume the same shops, hospital or highway access apply here — verify the specific drive before assuming anything. 行政上算，这也是为什么它会出现在与 Mount Austin、Taman Daya 同一张 NAPIC 对照表里。但地理上不算。针对 Taman Impian Jaya 自己路段的查询，回传的地址是 Senai, Johor，这个花园靠近 Jalan Seelong 与 Senai-Desaru Expressway，距离 Senai 国际机场约 6 公里，明显在其对照组所倚赖的 Austin Heights／Tebrau Highway 那一群区域的西北方之外。如果你是看惯了这张表上其他区名的买家，请不要假设这里有一样的商场、医院或高速通道 —— 下单前请自己核实实际路线。
How big are the houses in Taman Impian Jaya?Taman Impian Jaya 的房子有多大？
Larger than the Johor norm. Recorded 2024 subsale transactions show single-storey terraces at a consistent 1,798 square feet and double-storey terraces at a consistent 1,862 square feet — both above the 1,400 to 1,540 square feet typical of a standard 20-by-70 terrace elsewhere in Johor Bahru. This is the main reason the total price looks ordinary while the price per square foot looks low. Confirm the exact land size on the individual title before making an offer, since built-up and land size are not always identical. 比柔佛一般水准大。2024 年的登记二手成交显示，单层排屋建筑面积稳定在 1,798 平方尺、双层排屋稳定在 1,862 平方尺 —— 都高于新山其他地方标准 20×70 排屋常见的 1,400 至 1,540 平方尺。这正是为什么总价看起来普通、但每尺价看起来偏低的主要原因。下单前请以个别地契核实实际地积，因为建筑面积与地积不一定相同。
Can foreigners buy a house in Taman Impian Jaya?外国人可以在 Taman Impian Jaya 买房吗？
No. Johor sets a RM2 million minimum purchase price for non-citizens buying landed residential property, and every recorded median in Taman Impian Jaya sits far below that: RM350,000 for a single-storey terrace and RM398,000 for a double-storey terrace. The two recorded shop lots, at RM188,000 and RM190,000, are also commercial rather than the strata residential category foreigners can otherwise access at a RM1 million floor. On the numbers this is a Malaysian-buyer market only. 不行。柔佛对非公民购买有地住宅设有 RM200 万最低价门槛，而 Taman Impian Jaya 的登记中位价远低于此：单层排屋 RM350,000、双层排屋 RM398,000。两笔登记的店屋（RM188,000 与 RM190,000）属于商业用途，也不是外籍人士另可购买、门槛 RM100 万的分层住宅类别。就数字而言，这里是一个纯粹的马来西亚人市场。
How far is Taman Impian Jaya from Johor Bahru city and Senai Airport?Taman Impian Jaya 距离新山市区与士乃机场多远？
By straight-line distance from mapped coordinates: about 6 kilometres to Senai International Airport, about 12 kilometres to AEON Tebrau City, and about 17 kilometres to KSL City Mall in central Johor Bahru. These are straight-line distances calculated from public map data, not drive times, and actual road distance and travel time will be longer — verify the specific route at the hour you would actually travel before you commit. 以地图坐标直线距离计算：距士乃国际机场约 6 公里、距 AEON Tebrau City 约 12 公里、距新山市中心的 KSL City Mall 约 17 公里。这些是依公开地图坐标算出的直线距离，不是车程时间，实际公路距离与车程会更长 —— 请在下单前，于你实际会出门的时段亲自验证那一段路线。
Is Taman Impian Jaya freehold?Taman Impian Jaya 是永久地契吗？
This has not been independently verified for this page and should not be assumed. Tenure is recorded on the individual title, not on the estate as a whole, so ask the seller or agent for a copy of the title before signing anything, and check separately whether the specific lot carries a Bumiputera restriction, since that materially affects who you can resell to later. 这一点本页尚未独立核实，请勿假设。地契年期记载在个别地契上，不是记在整个花园名下，因此签任何文件之前，请先向卖方或经纪索取地契副本；另请单独查明该地段是否带有 Bumi lot 限制，因为这会实质影响你日后能卖给谁。
What tax do I pay when I sell a house in Malaysia?在马来西亚卖房要付什么税？
Real Property Gains Tax, charged on the gain rather than the sale price. 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 onward. Non-citizens pay 30 percent through years 1 to 5 and 10 percent from year 6, with no further reduction. On a house in the RM350,000 to RM400,000 range typical of Taman Impian Jaya, the gap between a year-five and a year-six sale is still a meaningful sum relative to the price of the house. 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 Impian Jaya 常见的 RM350,000 至 RM400,000 价位而言，第五年卖与第六年卖之间的差额，相对于房价来说仍是一笔不小的数目。
Is Taman Impian Jaya a good place to rent out a house?Taman Impian Jaya 适合出租吗？
This page found no verified asking-rent data for the specific estate on the portals checked, which is itself informative: rental demand here has not generated enough listing volume to publish a reliable range, unlike the Austin-corridor areas it is administratively compared against. A landlord considering this estate should treat rental yield as unproven rather than assume a neighbouring area’s rents apply, and should ask a local agent to source comparable asking rents directly before pricing a unit. 本页查过的平台上，找不到这个花园经核实的开价租金资料 —— 这件事本身就有参考价值：这里的租赁需求，还没有产生足够的挂牌量让平台公布一个可靠的区间，这一点和它行政上被拿来对照的 Austin 走廊各区不同。考虑在这里置产出租的业主，应该把租金回报视为未经验证，不要假设邻区的租金适用于这里，并请在地经纪直接找可比的开价租金再来定价。
Does the RTS Link or JS-SEZ affect Taman Impian Jaya?RTS Link 或 JS-SEZ 对 Taman Impian Jaya 有影响吗？
Not directly, on the numbers checked for this page. The RTS Link’s Johor terminus at Bukit Chagar is roughly 19 kilometres away in a straight line, similar to the distance to central Johor Bahru, and the Johor-Singapore Special Economic Zone’s nine flagship zones are concentrated around the Causeway, Iskandar Puteri and the Tebrau-Pasir Gudang corridor rather than near Senai or Kulai. Buyers drawn to this page by either story should look at areas genuinely inside those zones instead. 以本页查证的数字来看，没有直接影响。RTS Link 的柔佛端总站 Bukit Chagar，直线距离约 19 公里，和到新山市中心的距离相近；而柔新经济特区（JS-SEZ）的九大旗舰区集中在长堤一带、依斯干达公主城与 Tebrau-巴西古当走廊，不在士乃或古来附近。如果你是因为这两个题材而看到这一页，请改看真正落在那些特区范围内的区域。
The full Tebrau comparison table, same source, same window完整的 Tebrau 对照表，同一来源、同一期间
Every figure below comes from the same NAPIC source published by List.my, so these are genuinely comparable on paper — even though, as the sections above explain, several of these areas are not physically near Taman Impian Jaya at all.下方每一个数字都来自 List.my 公布的同一份 NAPIC 来源，因此在纸面上确实可比 —— 尽管如上文所说，这里面有几个区域，地理上其实完全不在 Taman Impian Jaya 附近。
| Area区域 | Records笔数 | Median price中位价 | Median psf中位每尺 | 12-month psf12 个月每尺 | Read解读 |
|---|---|---|---|---|---|
| Taman Impian Jaya | 84 | RM398,000 | RM189 | -3.4% | Lowest psf and lowest volume in the group对照组内每尺价与成交量都最低 |
| Taman Impian Emas | 959 | RM724,000 | RM328 | +7.5% | A different micro-market entirely, despite the name虽然名字相似，其实是完全不同的微型市场 |
| Taman Daya | 856 | RM450,000 | RM295 | +11.0% | Fastest-moving in the mukim, much higher volume全 mukim 涨最快，量也高得多 |
| Bandar Dato’ Onn | 815 | RM745,000 | RM436 | +5.2% | The step-up end of the same mukim同一个 mukim 的升级端 |
| Taman Mount Austin | 777 | RM540,000 | RM428 | +6.3% | The Austin-corridor benchmark, ~15 km awayAustin 走廊的基准区，约 15 公里外 |
| Taman Setia Indah | 731 | RM560,000 | RM372 | +4.0% | Higher price, higher volume价格与成交量都更高 |
| Bandar Jaya Putra | 697 | RM660,000 | RM520 | +5.2% | Highest psf in this comparison group对照组内每尺价最高 |
| Taman Desa Tebrau | 673 | RM704,000 | RM400 | -6.4% | Pricier but also falling更贵，但同样在下跌 |
| Setia Tropika | 610 | RM800,000 | RM422 | +3.8% | Highest median price in the group对照组内中位价最高 |
| Taman Puteri Wangsa | 555 | RM450,000 | RM299 | +0.9% | Closest price tier to Impian Jaya, still ~RM110 psf higher价位最接近 Impian Jaya，每尺仍高约 RM110 |
| Taman Seri Austin | 485 | RM650,000 | RM429 | +3.8% | Newer stock, much higher psf屋龄较新，每尺价高得多 |
| Taman Pelangi Indah | 411 | RM666,000 | RM292 | -2.1% | Pricier and also softening更贵，也同样在走软 |
| D’summit Residences | 395 | RM441,000 | RM582 | -15.1% | Strata, highest psf, sharpest fall分层产权，每尺价最高，跌幅也最大 |
Tell me your budget. I will tell you if this is really your best option.告诉我你的预算。我告诉你这里是不是你真正最好的选择。
Taman Impian Jaya has only 84 records behind it, which means I can walk you through nearly every recent sale rather than an average. Send me your budget and whether Austin-corridor convenience or a bigger, quieter, cheaper house matters more to you, and I will come back with a straight answer — including whether a neighbouring area serves you better. Taman Impian Jaya 背后只有 84 笔纪录，也就是说，我几乎能带你逐笔看过近期成交，而不是只给你一个平均数。把你的预算，以及「Austin 走廊的便利」和「更大、更安静、更便宜的房子」哪个对你更重要告诉我，我会给你一个直接的答案 —— 包括邻近区域是不是更适合你。