Bandar Jaya Putra: the dearest
square foot in Tebrau, on the smallest lots
Bandar Jaya Putra：Tebrau 最贵的
一平方尺，长在最小的地皮上
List.my puts this township at the top of its Tebrau table on price per square foot. The median cheque, though, is RM660,000 — squarely mid-table. Both numbers are right, and the gap between them is the whole story. We pulled all 697 registered records apart by house type to find out which product was doing the lifting. The answer turned out not to be a product at all. It was the denominator. 在 List.my 的 Tebrau 镇区排行榜上，这个镇区的每尺价排在最前面。可是中位成交价只有 RM660,000，在同一张表里只属中段。两个数字都没错，而它们之间的落差就是这一整页要讲的事。我们把全部 697 笔登记成交按屋型逐一拆开，想找出是哪一类产品在把每尺价撑上去。结果发现，把它撑上去的根本不是某一类产品，而是分母。
© Chongkian · CC BY-SA 4.0 · Wikimedia CommonsBandar Jaya Putra in 30 seconds30 秒看懂 Bandar Jaya Putra
- What it is: a completed landed township in mukim Tebrau, postcode 81100, laid out along Persiaran Jaya Putra and the numbered Jalan Jaya Putra 3, 4, 5 and 8 precincts. Single- and double-storey terraces, a large cluster-house component, and a three-storey shop belt. Taman Setia Indah sits 1.4 km to the south-west, Eco Spring 1.7 km to the north-west. 它是什么：Tebrau 区、邮区 81100 的一个已建成有地镇区，沿 Persiaran Jaya Putra 及编号分区 Jalan Jaya Putra 3、4、5、8 展开。产品是单层与双层排屋、比重不小的 Cluster 田字屋，以及一段三层店屋。Taman Setia Indah 在西南 1.4 公里，Eco Spring 在西北 1.7 公里。
- The headline: RM520 per square foot, the highest of the twelve most-traded townships in the Tebrau table, above Bandar Dato Onn at RM436 and Setia Tropika at RM422. Only D'summit Residences, a strata project, prices higher at RM582 — and it is down 15.1% over twelve months while this is up 5.2%. 标题数字：每尺 RM520，是 Tebrau 榜上十二个成交最多的镇区中最高的，高于 Bandar Dato Onn 的 RM436 与 Setia Tropika 的 RM422。榜上只有分层项目 D'summit Residences 以 RM582 更高 —— 而它近 12 个月跌 15.1%，这里则涨 5.2%。
- The contradiction: the median transacted price is only RM660,000. Taman Desa Tebrau records RM704,000, Bandar Dato Onn RM745,000, Setia Tropika RM800,000 — all of them cheaper per foot. Dearest by the foot, mid-table by the cheque. That combination has exactly one explanation. 矛盾之处：中位成交价只有 RM660,000。Taman Desa Tebrau 是 RM704,000、Bandar Dato Onn 是 RM745,000、Setia Tropika 是 RM800,000 —— 而它们的每尺价全都比这里低。论尺最贵，论总价中等。这个组合只有一种解释。
- What we found: we ran every house type separately. Cluster houses RM482 psf, condominiums RM478, double-storey terraces RM460, three-storey shops RM445, single-storey terraces RM321. No single type reaches RM520 across the full record, and the 26 condominium sales are far too few to move a median built on 697. Nothing is being propped up. The lots are simply small: an implied median of about 1,390 sq ft for a double-storey terrace, against 1,650 to 1,870 sq ft for the same house type in five neighbouring townships. 我们查到什么：我们把每个屋型分开跑了一次。Cluster 田字屋每尺 RM482、公寓 RM478、双层排屋 RM460、三层店屋 RM445、单层排屋 RM321。全期之内没有任何一个屋型达到 RM520，而 26 笔公寓成交远不足以撼动一个建立在 697 笔上的中位数。没有谁在虚撑。答案就是地皮小：双层排屋推得的中位地皮约 1,390 平方尺，而同样屋型在五个邻近镇区是 1,650 至 1,870 平方尺。
- What that means for you: a high price per square foot here is not a quality signal and not a bubble — it is arithmetic. Compare Bandar Jaya Putra by total price for a given land size, never by psf. And when a seller quotes you a psf figure to justify a price, ask for the land area on the title first. 这对你的意义：这里的高每尺价既不是品质讯号，也不是泡沫 —— 它是算术。比较 Bandar Jaya Putra 时，请用「同样地皮尺寸的总价」，永远不要用每尺价。当卖方拿每尺价来支撑开价时，先要地契上的土地面积。
The neighbourhood the township plugs into这个镇区插进去的那片生活圈
Bandar Jaya Putra itself has no freely licensed photography on the open web — we looked. What follows is the immediate surroundings, every frame within about three kilometres, and each caption says where it was taken. The Street View panoramas further down are of the actual streets. Bandar Jaya Putra 本身在公开网络上没有可用的自由授权照片 —— 我们找过了。以下是它紧邻的生活圈，每一张都在约三公里内，图说都写明拍摄地点。真正拍到这些街道的，是下方的街景。
Buyers who wanted a new-ish house more than they wanted a garden比起院子，更想要一间新一点的房子的人
A township whose typical terrace lot is a fifth smaller than its neighbours' selects for a particular buyer. These four are inferred from the transaction mix — 373 double-storey terraces, 124 cluster houses, 94 single-storey terraces, 73 shops — not from a survey.一个典型排屋地皮比邻区小上五分之一的镇区，自然会筛出特定的买家。以下四类是从成交结构推导的（373 笔双层排屋、124 笔田字屋、94 笔单层排屋、73 笔店屋），不是问卷调查。
The first upgrader第一次换屋的人
Moving out of a flat or an older single-storey and into a double-storey with a median cheque of RM640,000. They are buying floors, not frontage. A 1,389 sq ft lot with two storeys on it gives more usable room than a wider single-storey for the same money.从组屋或旧的单层排屋换到双层，中位成交价 RM640,000。他们买的是楼层数，不是门面宽度。同样的钱，一块 1,389 平方尺的地上盖两层，可用空间比更宽的单层多。
The cluster-house family田字屋家庭
Cluster houses are 18% of everything traded here, an unusually high share. On lots of about 2,240 to 2,600 sq ft they read as a semi-detached without the semi-detached price. This is the product the township is actually known for locally.田字屋占这里全部成交的 18%，比例相当高。地皮约 2,240 至 2,600 平方尺，住起来接近半独立式，价钱却不是半独立式。这也是这个镇区在本地真正为人所知的产品。
The shophouse owner-operator自用店屋的老板
Three-storey shops with a recorded median of RM1,800,000 at RM1,082 psf on the commercial snapshot. A shop belt inside a residential township means the daily errands stay inside the township — and it means some streets carry traffic that housing streets do not.三层店屋，登记中位 RM1,800,000，商用快照每尺 RM1,082。住宅镇区里自带一段店屋，意味着日常采买不必出镇区 —— 也意味着有几条街承担了纯住宅街不会有的车流。
The tenant, and the small-unit investor租客，与小单位投资者
The strata stock traded here is genuinely small: recorded units of 463, 570, 710 and 773 sq ft. At a RM247,500 median it is a low entry point, but 26 records over five years is a thin market. Treat any yield claim on it with care.这里成交的分层产品确实很小：登记面积有 463、570、710 与 773 平方尺。中位 RM247,500 是很低的入场门槛，但五年只有 26 笔，是很薄的市场。对任何以此推算的租金回报都要保留。
A Saturday measured in kilometres, not minutes用公里而不是分钟量出来的星期六
Every distance below is a straight-line measurement between mapped coordinates, so you can check it yourself. Drive times depend on the hour and we have not guessed them here.下面每一个距离都是两组已标定坐标之间的直线距离，你可以自己复核。车程取决于时段，这里不做猜测。
School run heads south-west. SMK Taman Daya 2 is 1.5 km away, SK Taman Daya 2.2 km. There is no school mapped inside the township boundary itself, so mornings mean leaving the estate.上学的车流往西南走。SMK Taman Daya 2 距离 1.5 公里，SK Taman Daya 2.2 公里。地图上镇区范围内并没有学校，所以早上一定要出镇区。
Groceries at Setia Indah, 1.3 to 1.5 km west: Pasaraya Maslee, De Luxe Circle Fresh Mart, two 99 Speedmart outlets within 1.3 km. Nothing here is far, but almost nothing is inside.到 1.3 至 1.5 公里外的 Setia Indah 买菜：Pasaraya Maslee、De Luxe Circle Fresh Mart，以及 1.3 公里内的两家 99 Speedmart。这里什么都不远，但几乎什么都不在里面。
The township's own three-storey shop belt handles lunch, printing, a clinic. Klinik Puvvan is 0.6 km — the closest mapped medical point to the centre of the estate.镇区自己的三层店屋一段解决午餐、影印、看诊。Klinik Puvvan 距离 0.6 公里 —— 是地图上离镇区中心最近的医疗点。
Mount Austin's food district begins 1.8 km south along Jalan Mutiara Emas. Sunway College Johor Bahru is 2.3 km, Austin Heights Schools 2.6 km, SJKC Foon Yew 5 2.6 km.沿 Jalan Mutiara Emas 往南 1.8 公里就进入 Mount Austin 的餐饮区。Sunway College Johor Bahru 2.3 公里，Austin Heights Schools 2.6 公里，宽柔五小 2.6 公里。
Malls are a real drive: AEON Mall Tebrau City 4.3 km, Toppen 4.2 km, AEON Bandar Dato Onn 4.2 km. Three big centres at almost identical distance in three different directions — unusual, and a genuine convenience.逛商场是要开车的：AEON Mall Tebrau City 4.3 公里、Toppen 4.2 公里、AEON Bandar Dato Onn 4.2 公里。三个大商场在三个方向、距离几乎一样 —— 这不常见，也确实方便。
Quiet, inland, and a long way from the crossings. Bangunan Sultan Iskandar is 12.5 km in a straight line and Bukit Chagar 12.1 km. If your day ends at the Causeway, this is not the address that shortens it.安静、内陆，而且离关卡很远。Bangunan Sultan Iskandar 直线 12.5 公里，Bukit Chagar 12.1 公里。如果你的一天结束在长堤，这个门牌不会让它变短。
Inland Tebrau: close to three malls, far from both crossings内陆的 Tebrau：离三个商场都近，离两个关卡都远
Bandar Jaya Putra sits at roughly 1.5775 N, 103.7695 E in mukim Tebrau, on the inland side of Johor Bahru. Its two spine roads, Persiaran Jaya Putra and Persiaran Jaya Putra 1, feed west into Jalan Daya and south into Jalan Mutiara Emas at Mount Austin. Bandar Jaya Putra 位于 Tebrau 区、约 北纬 1.5775、东经 103.7695，在新山的内陆一侧。两条主干道 Persiaran Jaya Putra 与 Persiaran Jaya Putra 1 往西接 Jalan Daya，往南接 Mount Austin 的 Jalan Mutiara Emas。
For long trips it has two good options that western Johor Bahru does not: the Senai–Desaru Expressway (E22) 4.7 km north-east, and Jalan Kota Tinggi (Route 3) 4.5 km east. The North–South Expressway is 5.4 km west. What it does not have is proximity to a crossing.跑长途时，它有两个新山西部没有的选项：东北 4.7 公里的 南北大道东部支线 E22（Senai–Desaru），以及东面 4.5 公里的 Jalan Kota Tinggi（3 号联邦公路）。南北大道 E2 在西面 5.4 公里。它没有的，是靠近关卡这一点。
| Destination目的地 | Straight line直线距离 |
|---|---|
| Taman Setia Indah 邻区 | 1.4 km |
| SMK Taman Daya 2 | 1.5 km |
| Eco Spring 邻区 | 1.7 km |
| Mount Austin Jalan Mutiara Emas | 1.8 km |
| Sunway College Johor Bahru | 2.3 km |
| Austin Heights Schools | 2.6 km |
| Toppen Shopping Centre | 4.2 km |
| AEON Mall Tebrau City | 4.3 km |
| Hospital Sultan Ismail | 4.3 km |
| Jalan Kota Tinggi (Route 3) | 4.5 km |
| Senai–Desaru Expressway (E22) | 4.7 km |
| North–South Expressway (E2) | 5.4 km |
| Ulu Tiram | 6.2 km |
| Columbia Asia Hospital, Tebrau | 8.6 km |
| Bukit Chagar RTS | 12.1 km |
| Bangunan Sultan Iskandar 关卡 | 12.5 km |
| Senai International Airport | 13.4 km |
Everything is within three kilometres. Almost nothing is inside the fence.什么都在三公里内。但几乎什么都不在围墙里面。
This is the honest shape of daily life here: a well-placed township that borrows its amenities from Setia Indah, Taman Daya and Mount Austin. Every item below is a mapped point with a measured distance, not a brochure claim.这里日常生活真实的样子：位置很好，但配套是向 Setia Indah、Taman Daya 与 Mount Austin 借来的。下面每一项都是地图上有坐标、有实测距离的点，不是宣传册的说法。
Roads道路与交通
Persiaran Jaya Putra and Persiaran Jaya Putra 1 are the only two roads classified above residential inside the township. Everything else numbered Jalan Jaya Putra 3, 4, 5 or 8 is a housing street.镇区内只有 Persiaran Jaya Putra 与 Persiaran Jaya Putra 1 两条道路的等级高于住宅街。其余编号为 Jalan Jaya Putra 3、4、5、8 的都是住宅街。
Schools学校便利
Public mapping shows no school inside the township boundary. Every option below is a short drive out. That is a real daily cost, and it is also why the streets stay quiet. 公开地图显示 镇区范围内没有学校。下面每一个选项都要开车出去。这是实实在在的每日成本 —— 但这也是这里街道安静的原因。
Medical & retail医疗与零售
Hospital Sultan Ismail, the main public tertiary hospital for this side of Johor Bahru, is 4.3 km away. General practice is dense in Setia Indah, 1.2 to 1.5 km west.苏丹依斯迈医院是新山这一侧的主要公立三级医院，距离 4.3 公里。西面 1.2 至 1.5 公里的 Setia Indah 一带诊所密度很高。
We took the RM520 apart. Here is what was inside it.我们把 RM520 拆开了。里面是这些东西。
The brief was simple: is Tebrau's highest price per square foot real, or is one property type dragging the average up? We ran the area page once for every type code the source publishes. Below is what came back, and then the comparison that actually explains it. 要查的事很简单：Tebrau 最高的每尺价是真的，还是被某一类产品拉上去的？我们把资料来源公布的每一个屋型代码都单独跑了一次。下面是跑出来的结果，接着是真正解释它的那张对照表。
| House type屋型 | Records笔数 | Median price中位价 | Median psf中位每尺 | Reaches RM520?到 RM520 了吗？ |
|---|---|---|---|---|
| Cluster houseCluster 田字屋 | 124 | RM1,217,000 | RM482 | No没有 |
| Condominium / apartment公寓 | 26 | RM247,500 | RM478 | No — and far too few to matter没有 —— 而且笔数远不足以影响 |
| Double-storey terrace双层排屋 | 373 | RM640,000 | RM460 | No没有 |
| Double-storey semi-detached双层半独立式 | 1 | RM1,667,000 | RM457 | One record only仅一笔纪录 |
| Three-storey shop三层店屋 | 73 | RM1,800,000 | RM445 | No — below the residential median没有 —— 还低于住宅中位 |
| Single-storey terrace单层排屋 | 94 | RM480,000 | RM321 | No没有 |
| Serviced apartment服务式公寓 | 4 | RM129,000 | RM167 | Drags down, not up是往下拉，不是往上拉 |
| All 697 records全部 697 笔 | 697 | RM660,000 | RM450 | Area page's own figure区域页自己的数字 |
The comparison that answers it: same house type, same mukim, same source回答这个问题的对照：同屋型、同区、同来源
Double-storey terraces only. Implied median lot is the recorded median price divided by the recorded median price per square foot — a derived figure, but one that lands inside the land-size bands the source actually shows for each area. 只看双层排屋。「推得中位地皮」是登记中位价除以登记中位每尺价 —— 这是推算值，但它落在资料来源为各区实际显示的地皮尺寸区间之内。
| Township (mukim Tebrau)镇区（Tebrau） | 2-st. terrace records双层排屋笔数 | Median price中位价 | Median psf中位每尺 | Implied median lot推得中位地皮 |
|---|---|---|---|---|
| Bandar Jaya Putra | 373 | RM640,000 | RM460 | ≈ 1,390 sq ft |
| Taman Desa Tebrau | 324 | RM820,000 | RM441 | ≈ 1,860 sq ft |
| Setia Tropika | 248 | RM690,000 | RM410 | ≈ 1,680 sq ft |
| Bandar Dato Onn | 633 | RM706,000 | RM403 | ≈ 1,750 sq ft |
| Taman Impian Emas | 344 | RM729,000 | RM389 | ≈ 1,870 sq ft |
| Taman Seri Austin | 301 | RM640,000 | RM387 | ≈ 1,650 sq ft |
| Taman Mount Austin | 139 | RM630,000 | RM361 | ≈ 1,750 sq ft |
Small lots, priced honestly地皮小，价钱其实很诚实
Recorded land sizes for double-storey terraces here run from about 900 to 1,450 sq ft. That is a compact lot by Tebrau standards, and the RM640,000 median reflects it. You are not overpaying — you are buying less land and being charged accordingly. 这里双层排屋的登记地皮面积约 900 至 1,450 平方尺。以 Tebrau 的标准这是紧凑型地皮，而 RM640,000 的中位价正反映了这一点。你没有买贵 —— 你买的地少，价钱也照着少收。
An unusually large cluster-house market异常大的田字屋市场
124 of 697 records are cluster houses — 18% of everything traded. Median RM1,217,000 at RM482 psf on lots of about 2,240 to 2,600 sq ft. For comparison, Taman Seri Austin recorded 25 and Taman Impian Emas 52. This is the product that defines the township. 697 笔中有 124 笔是 Cluster 田字屋 —— 占全部成交的 18%。中位 RM1,217,000、每尺 RM482，地皮约 2,240 至 2,600 平方尺。作为对照，Taman Seri Austin 只有 25 笔、Taman Impian Emas 52 笔。这是定义这个镇区的产品。
Rising while two neighbours fall两个邻区在跌，这里在涨
+5.2% on price per square foot over twelve months. In the same table Taman Desa Tebrau is −6.4%, Taman Pelangi Indah −2.1% and D'summit Residences −15.1%. Direction matters more than level when you are choosing between adjacent addresses. 近 12 个月每尺价 +5.2%。同一张表上，Taman Desa Tebrau 是 −6.4%、Taman Pelangi Indah −2.1%、D'summit Residences −15.1%。在相邻门牌之间做选择时，方向比水平更重要。
Three malls at the same distance三个商场，距离几乎一样
AEON Mall Tebrau City 4.3 km east, Toppen 4.2 km east, AEON Bandar Dato Onn 4.2 km west. Three major centres, three directions, one distance. Very few Johor Bahru addresses sit that neutrally between competing retail. AEON Mall Tebrau City 东面 4.3 公里、Toppen 东面 4.2 公里、AEON Bandar Dato Onn 西面 4.2 公里。三个大型中心、三个方向、同一个距离。很少有新山门牌能这样中立地夹在几个商圈之间。
Two expressways, both useful两条大道，都用得上
The Senai–Desaru Expressway (E22) is 4.7 km north-east and the North–South Expressway 5.4 km west, with Jalan Kota Tinggi 4.5 km east. For east-coast weekends, Senai airport runs and outstation trips this is a materially better base than the western estates. 南北大道东部支线 E22 在东北 4.7 公里，南北大道 E2 在西 5.4 公里，Jalan Kota Tinggi 在东 4.5 公里。要去东海岸过周末、跑士乃机场或出州，这里比西部社区实际上更好用。
Its own shop belt镇区自带店屋
73 three-storey shop records with a median of RM1,800,000 mean a working commercial spine, not a dormitory. A clinic sits 0.6 km from the estate centre. The nearest supermarket is 1.4 km, in Setia Indah. 73 笔三层店屋、中位价 RM1,800,000，代表这里有一条真正在运作的商业带，不是纯睡城。诊所距镇区中心 0.6 公里。最近的超市在 1.4 公里外的 Setia Indah。
Two checklists, because this township rewards precision两份清单 —— 这个镇区会奖励问得细的人
📐 If you are buying here如果你要在这里买
📊 If you are selling here如果你要在这里卖
Four numbered series, and what the record shows on each四个编号系列，以及纪录在每一个上面显示了什么
Housing streets here are numbered Jalan Jaya Putra 3/x, 4/x, 5/x and 8/x, with Persiaran Bandar Jaya Putra 1 as a separate address. Open mapping shows the 5 series running from 5/38 to 5/94 and the 8 series from 8/1 to 8/17. The six Street View panoramas below were each verified against Google's panorama metadata before being embedded, and the road names are the ones Google's own place card returns. 这里的住宅街编号为 Jalan Jaya Putra 3/x、4/x、5/x、8/x，另有独立门牌 Persiaran Bandar Jaya Putra 1。公开地图显示 5 系由 5/38 延伸至 5/94，8 系由 8/1 至 8/17。下方六幅街景在嵌入前，都逐一以 Google 的全景後设资料验证过有影像；路名采用 Google 地点卡自己回传的名称。
| Street series街道系列 | What the record shows纪录显示什么 | Example recorded sale登记成交举例 | Street View verified街景已验证 |
|---|---|---|---|
| Jalan Jaya Putra 3/x | Double-storey terraces双层排屋 | 3/17 · 1,389 sq ft · RM750,000 · RM540 psf Jan 2026 |
Not sampled未取样 |
| Jalan Jaya Putra 4/x | Cluster houses, 2,240 sq ft lotsCluster 田字屋，2,240 尺地皮 | 4/5 · 2,240 sq ft · RM1,390,000 · RM621 psf Jan 2026 |
Not sampled未取样 |
| Jalan Jaya Putra 5/x | Double-storey terraces, the largest series (5/38–5/94)双层排屋，最大的系列（5/38–5/94） | 5/58 · 1,421 sq ft · RM738,000 · RM519 psf Nov 2025 |
Yes · 3 panoramas是 · 3 幅 |
| Jalan Jaya Putra 8/x | Housing streets, 8/1 to 8/17住宅街，8/1 至 8/17 | In the record, sizes not shown in the free view纪录中有，但免费视图未显示尺寸 | Yes · 2 panoramas是 · 2 幅 |
| Persiaran Bandar Jaya Putra 1 | Cluster houses on the spine主干道旁的田字屋 | 2,240 sq ft · RM1,325,000 · RM591 psf Jul 2024 |
Persiaran Jaya Putra 1 sampled已取样 Persiaran Jaya Putra 1 |
Three products, and the land area is the whole difference三种产品，差别全在土地面积
Every band below is the recorded 25th-to-75th percentile from the registered transaction record, not an estimate. Land sizes are the ones the source shows against actual sales. 下面每一个区间都是登记成交纪录的第 25 至 75 百分位，不是估算。地皮尺寸取自资料来源在实际成交旁显示的数字。
Single-storey terrace单层排屋
Double-storey terrace双层排屋
Cluster houseCluster 田字屋
Top of the table by the foot, middle of the table by the cheque论尺在榜首，论支票在中段
First among townships, second overall镇区中第一，全榜第二
Nothing here reaches RM520 over the full record全段纪录中，没有一项达到 RM520
This is the answer to the question this page was written to settle. The RM520 headline is not manufactured by a handful of small strata units — there are only 26 condominium records and 4 serviced apartments, and the serviced apartments pull the average down. It is the terraces and the cluster houses, trading recently at RM519 to RM621 per foot on small lots. 这就是这一页要回答的问题的答案。RM520 这个标题不是由少数几个小型分层单位制造出来的 —— 公寓只有 26 笔、服务式公寓只有 4 笔，而服务式公寓是把平均值往下拉的。撑起它的是排屋与田字屋：小地皮，近期以每尺 RM519 至 RM621 成交。
Recorded bands, not asking prices登记区间，不是开价
All 697 records: median RM660,000, middle half RM518,000 to RM802,000, median RM450 psf with core pricing RM386 to RM514. Residential only: median RM643,000 at RM511 psf. Commercial only: median RM1,800,000 at RM1,082 psf. 全部 697 笔：中位 RM660,000，中间一半 RM518,000 至 RM802,000，中位每尺 RM450，核心区间 RM386 至 RM514。仅住宅：中位 RM643,000、每尺 RM511。仅商用：中位 RM1,800,000、每尺 RM1,082。
| Type类型 | Records笔数 | Core band (P25–P75)核心区间（P25–P75） | Median psf中位每尺 | Monthly rent月租 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|---|
| Single-storey terrace单层排屋 | 94 | RM412k – 548k | RM321 | To be confirmed以实际为准 | No不行 |
| Double-storey terrace双层排屋 | 373 | RM518k – 762k | RM460 | To be confirmed以实际为准 | No不行 |
| Cluster houseCluster 田字屋 | 124 | RM950k – 1.50m | RM482 | To be confirmed以实际为准 | No不行 |
| Double-storey semi-detached双层半独立式 | 1 | RM1,667,000 single record仅一笔 | RM457 | To be confirmed以实际为准 | No不行 |
| Condominium / apartment公寓 | 26 | RM170k – 325k | RM478 | To be confirmed以实际为准 | No不行 |
| Three-storey shop三层店屋 | 73 | RM1,800,000 median; band not published中位；未公布区间 | RM445 | To be confirmed以实际为准 | Commercial rules differ商用规定不同 |
| All types, recorded median全类型登记中位 | 697 | RM660,000 RM518k – 802k · 2021–2026 | RM450 | — | No不行 |
Five years of residential price per square foot五年的住宅每尺价
Source: registered NAPIC (JPPH) subsale records published by List.my, read 7 September 2026. Records lag roughly six months. 2026 is excluded from the chart because only eight transactions had been registered by the time of reading — below our ten-record floor.来源：NAPIC（JPPH）登记二手成交，经 List.my 公布，2026 年 9 月 7 日读取。资料约滞后半年。2026 年未列入图表，因为读取时只登记了 8 笔 —— 低于我们设的 10 笔下限。
The recorded spread, all types全类型的登记分布
The middle half of all 697 sales falls between RM518,000 and RM802,000, with the median at RM660,000 sitting close to the centre. That is a tight, well-behaved distribution — unusual for a township that also contains a shop belt. Read it as a housing market with a small commercial tail rather than two markets sharing a name. 697 笔成交的中间一半落在 RM518,000 至 RM802,000，中位数 RM660,000 靠近中央。这是一个紧凑、规矩的分布 —— 对一个还包含店屋带的镇区来说并不常见。请把它读成「一个带有小小商业尾巴的住宅市场」，而不是「两个共用一个名字的市场」。
Residential price per square foot, by year住宅每尺价 · 逐年
PRICE_INDEX 阵列加一行，格式 {q:"2026 Q1", median:512, n:9}（median 填每尺价，n 填笔数）。这一页尤其值得分开记：把「3/5/8 系排屋」与「4 系田字屋」分成两条线 —— 它们的每尺价差了 RM100 以上，混在一起的中位数谁也不描述。💡 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。Short answer: this township is closed to you简短回答：这个镇区你买不了
Johor bars non-citizens from landed residential below RM2 million and from strata below RM1 million. The highest recorded landed sale type here is the cluster house at a median of RM1,217,000, and the single semi-detached record was RM1,667,000. The condominium median is RM247,500. Every line falls short. We would rather you learn that here than after a viewing. 柔佛禁止非公民购买 RM200 万 以下的有地住宅，以及 RM100 万 以下的分层产权。这里最高价的有地屋型是 Cluster 田字屋，中位 RM1,217,000；唯一一笔半独立式登记成交为 RM1,667,000；公寓中位 RM247,500。每一条都不够。与其看完房才知道，不如现在就说清楚。
Monthly repayment每月供款
Defaults set to RM640,000 — the recorded median for a double-storey terrace, the deepest market here.预设值为 RM640,000 —— 双层排屋的登记中位价，也是这里最厚的市场。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM640,000, the double-storey terrace median. Switch the toggle to see why the foreign column is academic here.预设 RM640,000，即双层排屋中位价。切换上方按钮，就会看到为什么「外籍」那一栏在这里只是理论。
Johor requires RM2 million minimum on landed and RM1 million on strata for non-citizens. The highest landed median in Bandar Jaya Putra is RM1,217,000 and the condominium median is RM247,500. The numbers below are shown so you can see the true cost of a Johor purchase at this price level — use them on an address that actually clears the threshold, not on this one. 柔佛对非公民的门槛是有地 RM200 万、分层 RM100 万。Bandar Jaya Putra 最高的有地中位价是 RM1,217,000，公寓中位价是 RM247,500。以下数字是让你看清楚在柔佛以这个价位置产的真实成本 —— 请把它套用在真的跨得过门槛的门牌上，不是这一个。
Tell me your passport and budget and I will send you the Johor addresses that are actually open to you. 把你的护照与预算告诉我，我会把柔佛真正对你开放的门牌整理给你。
Tell me the land size you want. Everything here follows from that.告诉我你要多大的地。这里的一切都从这个数字推出来。
In a township where one house type spans 900 to 1,450 square feet of land, the land size is the brief. Give me that and a budget and I can be useful in one message.在一个同屋型地皮从 900 到 1,450 平方尺的镇区，地皮尺寸就是需求本身。给我这个数字和一个预算，我一则讯息就能派上用场。
You pay the most per foot for the fewest feet, and the crossing is 12 km away你用最高的单价，买最少的面积；而关卡在 12 公里外
✓ Strengths优势
- The price per foot is earned, not manufactured. We checked every house type separately. No strata artefact, no shophouse distortion — the shops actually price below the residential median. Recent terrace sales genuinely print at RM519 to RM540 psf.这个每尺价是挣来的，不是做出来的。我们逐一查过每个屋型。没有分层产品的假象，也没有店屋的扭曲 —— 店屋的每尺价其实低于住宅中位。近期排屋成交确实落在每尺 RM519 至 RM540。
- Rising while its neighbours fall. +5.2% on psf over twelve months, against −6.4% at Taman Desa Tebrau and −2.1% at Taman Pelangi Indah in the same table and the same period.邻区在跌，它在涨。近 12 个月每尺 +5.2%，而同一张表、同一时期的 Taman Desa Tebrau 是 −6.4%、Taman Pelangi Indah 是 −2.1%。
- An unusually deep cluster-house market. 124 records, 18% of trading, on lots of 2,240 to 2,600 sq ft. Most Tebrau townships have a handful; this one has a real market with real comparables.异常厚实的田字屋市场。124 笔、占成交 18%，地皮 2,240 至 2,600 平方尺。多数 Tebrau 镇区只有零星几笔；这里有一个有真实可比案例的市场。
- Three malls, two expressways, one hospital, all inside 5.5 km. AEON Tebrau City, Toppen and AEON Bandar Dato Onn are 4.2 to 4.3 km away in three different directions; Hospital Sultan Ismail 4.3 km; E22 and E2 within 5.4 km.三个商场、两条大道、一间医院，全在 5.5 公里内。AEON Tebrau City、Toppen 与 AEON Bandar Dato Onn 分处三个方向，距离 4.2 至 4.3 公里；苏丹依斯迈医院 4.3 公里；E22 与 E2 都在 5.4 公里内。
- A tight price distribution. The middle half of all 697 sales sits between RM518,000 and RM802,000. For a buyer that means fewer surprises and easier bank valuation than in a township with a wide spread.价格分布紧凑。697 笔成交的中间一半落在 RM518,000 至 RM802,000。对买家而言，这代表意外较少、银行估价也比分布很宽的镇区容易处理。
△ Things to weigh需要权衡的
- The lots are small, and that is the whole reason for the headline. An implied median of about 1,390 sq ft for a double-storey terrace against 1,650 to 1,870 sq ft in five neighbouring townships. If land is what you are buying, you are getting less of it here than anywhere else nearby at a comparable price.地皮小 —— 而那个标题数字全部源于此。双层排屋推得的中位地皮约 1,390 平方尺，五个邻近镇区是 1,650 至 1,870 平方尺。如果你买的是地，那么在相近价位下，这里给你的地比附近任何一处都少。
- 900 to 1,450 sq ft inside one house type. That is a 60% spread. Two double-storey terraces on the same street at the same asking price can be very different assets, and the psf a seller quotes will not warn you. Always read the title.同一屋型内 900 至 1,450 平方尺。相差六成。同一条街、同样开价的两间双层排屋，可能是两笔完全不同的资产，而卖方报的每尺价不会提醒你。请一律看地契。
- 12.5 km to the Causeway, 12.1 km to Bukit Chagar. Inland Tebrau is a poor base for a daily Singapore commute, and the RTS does not change that. Buy here for Johor Bahru life, not for a border run.到长堤 12.5 公里，到 Bukit Chagar 12.1 公里。内陆的 Tebrau 不适合每天通勤新加坡，RTS 也改变不了这一点。要买这里，是为了新山的生活，不是为了过关。
- No school inside the township on public mapping. The nearest is SMK Taman Daya 2 at 1.5 km, and every primary option is a drive. For a family with young children that is a daily cost the price does not reflect.公开地图上，镇区内没有学校。最近的是 1.5 公里外的 SMK Taman Daya 2，所有小学选项都要开车。对有小孩的家庭，这是价格没有反映出来的每日成本。
- Thin recent volume. 304 records in 2023, 123 in 2024, 30 in 2025, 8 in 2026. Records lag about six months so the last two years are incomplete — but the +5.2% twelve-month move rests on roughly 31 sales, and a number that small can be moved by a handful of transactions.近期成交量偏薄。2023 年 304 笔、2024 年 123 笔、2025 年 30 笔、2026 年 8 笔。资料约滞后半年，所以最后两年并不完整 —— 但那个 +5.2% 的 12 个月涨幅只建立在约 31 笔成交上，这么小的样本，几笔就能带动。
- Closed to foreign buyers, entirely. Nothing recorded here clears RM2 million landed or RM1 million strata. If you were hoping to buy from Singapore on a foreign passport, this page ends here for you — and we would rather say so on the page than at the viewing.对外籍买家完全关闭。这里没有任何登记成交跨过有地 RM200 万或分层 RM100 万。如果你原本打算以外国护照从新加坡置产，这一页对你到此为止 —— 我们宁可写在页面上，也不要在看房现场才说。
Bandar Jaya Putra FAQBandar Jaya Putra 常见问题
Why is Bandar Jaya Putra the most expensive address per square foot in Tebrau?为什么 Bandar Jaya Putra 是 Tebrau 每尺最贵的地方？
Because the lots are small, not because the houses are grand. List.my ranks Bandar Jaya Putra at RM520 per square foot in its Tebrau mukim table, the highest of the twelve most-traded townships there. Yet the median transacted price is only RM660,000, which is mid-table. Dividing the recorded median price by the recorded median price per square foot gives an implied median lot of about 1,390 square feet for a double-storey terrace here, against roughly 1,650 to 1,870 square feet for the same house type in Taman Seri Austin, Bandar Dato Onn, Setia Tropika, Taman Desa Tebrau and Taman Impian Emas. A smaller denominator raises the price per square foot without raising the cheque. 因为地皮小，不是因为房子豪华。List.my 在 Tebrau 的镇区排行榜把 Bandar Jaya Putra 列为每尺 RM520，是当地十二个成交最多的镇区中最高的。但它的中位成交价只有 RM660,000，在表中只属中段。用登记中位价除以登记中位每尺价，可推得这里双层排屋的中位地皮约 1,390 平方尺；同样屋型在 Taman Seri Austin、Bandar Dato Onn、Setia Tropika、Taman Desa Tebrau 与 Taman Impian Emas 约为 1,650 至 1,870 平方尺。分母变小，每尺价就上去，但支票没有变大。
Is the RM520 per square foot figure inflated by condominiums or shophouses?RM520 的每尺价是被公寓或店屋拉高的吗？
No. We pulled every property type separately. Over the 697 records from 2021 to 2026 the medians per square foot were RM482 for cluster houses on 124 records, RM478 for condominiums on 26 records, RM460 for double-storey terraces on 373 records, RM457 for the single semi-detached record, RM445 for three-storey shops on 73 records and RM321 for single-storey terraces on 94 records. Not one type reaches RM520 over the full period, and the two strata types are far too thin to move a median built on 697 records. The high per-foot pricing is produced by the terraces and cluster houses themselves, and the RM520 headline reflects recent trading rather than the whole record. 不是。我们把每一个屋型分开抓过一次。2021 至 2026 年的 697 笔纪录中，各屋型中位每尺价为：Cluster 田字屋 RM482（124 笔）、公寓 RM478（26 笔）、双层排屋 RM460（373 笔）、半独立式 RM457（仅 1 笔）、三层店屋 RM445（73 笔）、单层排屋 RM321（94 笔）。全期之内没有任何一个屋型达到 RM520，而两种分层产品的笔数远不足以撼动一个建立在 697 笔上的中位数。撑起高每尺价的正是排屋与田字屋本身，而 RM520 这个标题数字反映的是近期成交，不是整段纪录。
How much does a house in Bandar Jaya Putra cost?Bandar Jaya Putra 的房子多少钱？
On registered subsale records read in September 2026, the median across all 697 transactions was RM660,000, with the middle half of sales between RM518,000 and RM802,000. By type, single-storey terraces had a median of RM480,000 with a core band of RM412,000 to RM548,000; double-storey terraces RM640,000 with a core band of RM518,000 to RM762,000; cluster houses RM1,217,000 with a core band of RM950,000 to RM1,500,000; condominiums RM247,500 with a core band of RM170,000 to RM325,000; and three-storey shops RM1,800,000. 根据 2026 年 9 月读取的登记二手成交，697 笔的中位价为 RM660,000，中间一半成交落在 RM518,000 至 RM802,000。分屋型来看：单层排屋中位 RM480,000，核心区间 RM412,000 至 RM548,000；双层排屋中位 RM640,000，核心区间 RM518,000 至 RM762,000；Cluster 田字屋中位 RM1,217,000，核心区间 RM950,000 至 RM1,500,000；公寓中位 RM247,500，核心区间 RM170,000 至 RM325,000；三层店屋中位 RM1,800,000。
How big are the houses in Bandar Jaya Putra?Bandar Jaya Putra 的房子有多大？
The land sizes shown against recorded transactions run from about 900 to 1,450 square feet for double-storey terraces, about 1,150 to 1,550 square feet for single-storey terraces, and about 2,240 to 2,600 square feet for cluster houses. Individual sales visible on the public record include a 1,389 square foot terrace on Jalan Jaya Putra 3 that changed hands at RM750,000, and a 2,240 square foot cluster house on Jalan Jaya Putra 4 at RM1,390,000. Always verify the land area on the title rather than the marketing sheet. 登记成交所显示的地皮面积：双层排屋约 900 至 1,450 平方尺，单层排屋约 1,150 至 1,550 平方尺，Cluster 田字屋约 2,240 至 2,600 平方尺。公开纪录中可见的个别成交包括：Jalan Jaya Putra 3 一间 1,389 平方尺的排屋以 RM750,000 易手；Jalan Jaya Putra 4 一间 2,240 平方尺的田字屋成交价 RM1,390,000。请一律以地契上的土地面积为准，不要以销售单张为准。
Where exactly is Bandar Jaya Putra?Bandar Jaya Putra 到底在哪里？
It sits in mukim Tebrau, Johor Bahru, postcode 81100, roughly at latitude 1.5775 and longitude 103.7695. Its spine roads are Persiaran Jaya Putra and Persiaran Jaya Putra 1, and the housing roads are numbered Jalan Jaya Putra 3, 4, 5 and 8. Taman Setia Indah is about 1.4 kilometres to the south-west, Eco Spring about 1.7 kilometres to the north-west, Mount Austin about 1.8 kilometres to the south and Taman Daya about 2.8 kilometres to the south-west. Straight-line distances are about 4.3 kilometres to Hospital Sultan Ismail, 4.3 kilometres to AEON Mall Tebrau City and 12.5 kilometres to the Bangunan Sultan Iskandar checkpoint. 它位于柔佛新山 Tebrau 区，邮区 81100，坐标约北纬 1.5775、东经 103.7695。主干道为 Persiaran Jaya Putra 与 Persiaran Jaya Putra 1，住宅道路编号为 Jalan Jaya Putra 3、4、5 与 8。Taman Setia Indah 在西南约 1.4 公里，Eco Spring 在西北约 1.7 公里，Mount Austin 在南面约 1.8 公里，Taman Daya 在西南约 2.8 公里。直线距离：苏丹依斯迈医院约 4.3 公里、AEON Mall Tebrau City 约 4.3 公里、新山关卡 Bangunan Sultan Iskandar 约 12.5 公里。
Can foreigners buy in Bandar Jaya Putra?外国人可以买 Bandar Jaya Putra 吗？
In practice, no. Johor sets a minimum purchase price of RM2 million on landed residential property for non-citizens and RM1 million on strata. The landed medians here range from RM480,000 for a single-storey terrace to RM1,217,000 for a cluster house, and even the single recorded semi-detached sale was RM1,667,000. The condominium median is RM247,500. Nothing in the recorded range clears either threshold. A foreign buyer who wants this part of Tebrau will have to look at higher-priced neighbouring addresses instead, and should also budget for the Johor state consent fee of three percent of valuation with a RM30,000 minimum. 实际上不行。柔佛对非公民设有门槛：有地住宅最低 RM200 万，分层产权最低 RM100 万。这里的有地中位价由单层排屋的 RM480,000 到 Cluster 田字屋的 RM1,217,000，即使是唯一一笔登记的半独立式成交也只有 RM1,667,000；公寓中位价则是 RM247,500。登记区间内没有任何一项跨得过任何一条线。想在 Tebrau 这一带置产的外籍买家，只能改看价位更高的邻近门牌，并须预留柔佛州同意书费用（估值 3%、最低 RM30,000）。
What tax do I pay when I sell property in Malaysia?在马来西亚卖房要付什么税？
Real Property Gains Tax, charged on the gain rather than the sale price. Malaysian citizens and permanent residents pay 30 percent for disposals in years 1 to 3, 20 percent in year 4, 15 percent in year 5, and 0 percent from year 6 onward. Non-citizens pay 30 percent for years 1 to 5 and 10 percent from year 6, which is a permanent floor. 产业盈利税（RPGT），按获利而非售价课征。马来西亚公民与永久居民：第 1 至 3 年 30%、第 4 年 20%、第 5 年 15%，第 6 年起 0%。非公民：第 1 至 5 年 30%，第 6 年起 10%，且为永久底线。
Same money, different amount of land同样的钱，不一样的地
All four columns are double-storey terraces only, from the same registered source and the same period, so the comparison is like for like. Read the last row first.以下四栏都只看双层排屋，来自同一个登记来源、同一个期间，所以是同类相比。请先看最后一行。
| Bandar Jaya Putra | Taman Seri Austin | Bandar Dato Onn | Taman Desa Tebrau | |
|---|---|---|---|---|
| 2-storey terrace records双层排屋笔数 | 373 | 301 | 633 | 324 |
| Median price中位价 | RM640,000 | RM640,000 | RM706,000 | RM820,000 |
| Median psf中位每尺 | RM460 | RM387 | RM403 | RM441 |
| Implied median lot推得中位地皮 | ≈ 1,390 sq ft | ≈ 1,650 sq ft | ≈ 1,750 sq ft | ≈ 1,860 sq ft |
| Whole-area psf, all types全区每尺（全类型） | RM520 | RM429 | RM436 | RM400 |
| Whole-area 12-month psf move全区 12 个月每尺变动 | +5.2% | +3.8% | +5.2% | −6.4% |
| Cluster-house records田字屋笔数 | 124 | 25 | 7 (data looks unreliable)7（数据看来不可靠） | 70 |
| Open to foreign buyers对外籍开放 | No否 | No否 | No否 | No否 |
Send me a listing. I will send back the land size and the road.发一个挂牌给我。我把地皮尺寸与路名回给你。
In this township those two facts decide whether a price is fair, and neither of them is reliably in the advertisement. I will check the recorded comparables on the same street series and tell you where the asking price sits inside the band. 在这个镇区，这两项资料决定一个价钱公不公道，而广告上通常两项都不可靠。我会对照同一街道系列的登记成交，告诉你这个开价落在区间的哪一段。