Nobody is going to build
another Johor Jaya
不会再有
第二个 Johor Jaya 了
Daiman Development Berhad launched this township in 1983, put 17,000-plus units on 1,388 acres of freehold land across nine named phases, and finished in 1998. That sentence is the whole investment case and the whole risk. The supply is closed: every one of the 952 registered transactions since 2021 is somebody moving out, not a developer releasing stock — and median price per square foot is up 7.4% in twelve months. But the first phase was handed over in 1987, which means the wiring, the roof, the pipes and the concrete are all thirty-nine years old. This page prices both halves. Daiman Development Berhad 在 1983 年 推出这个市镇，在 1,388 英亩 永久地契土地上、分九期盖了 超过一万七千个单位，并在 1998 年 收尾。这一句话就是它全部的投资论述，也是它全部的风险。供给已经封闭：2021 年以来的 952 笔登记成交，每一笔都是有人搬走，不是发展商放货 —— 而中位每尺价在 十二个月内上涨 7.4%。但第一期是 1987 年 交屋的，也就是说电线、屋顶、水管与混凝土，全都已经三十九岁。这一页要把这两半都算给你看。
© ZKang123 · CC BY-SA 4.0 · Wikimedia CommonsJohor Jaya in 30 seconds30 秒看懂 Johor Jaya
- What it is: a completed freehold township in Mukim Plentong, postcode 81100, launched in 1983 by Daiman Development Berhad on 1,388 acres, built out as 17,000-plus units in nine phases over about fifteen years. The phases are named after flowers, and the road series still carry those names: Bakawali, Anggerik, Dedap, Teratai, Keembong, Seroja and Rosmerah. 它是什么：Plentong 区内一个已建成的永久地契市镇，邮区 81100，由 Daiman Development Berhad 于 1983 年 推出，占地 1,388 英亩，约十五年间分九期盖出 超过一万七千个单位。各期以花命名，路名系列至今沿用：Bakawali、Anggerik、Dedap、Teratai、Keembong、Seroja、Rosmerah。
- What it costs: 952 registered transactions from 2021 to 2026, median RM470,000 at RM350 psf; residential-only, RM435,000 at RM321 psf. By type: low-cost house RM310,000 on 303 records, single-storey terrace RM465,000 on 221, double-storey terrace RM550,000 on 186, semi-detached RM850,000, bungalow RM1,350,000. Landed entry realistically starts around RM330,000. 多少钱：2021 至 2026 年 952 笔登记成交，中位 RM470,000、每尺 RM350；仅住宅为 RM435,000、每尺 RM321。分屋型：廉价屋 RM310,000（303 笔）、单层排屋 RM465,000（221 笔）、双层排屋 RM550,000（186 笔）、半独立式 RM850,000、独立式 RM1,350,000。有地入场价实际上大约从 RM330,000 起。
- The number that decides it: median psf is up 7.4% over twelve months on 952 records — the third-largest transaction count in Mukim Plentong, after Bandar Baru Permas Jaya’s 1,387 and Taman Kota Masai’s 1,357, and the whole eastern corridor moved with it: Bandar Baru Permas Jaya +9.7%, Taman Desa Cemerlang +9.2%, Bandar Seri Alam +8.1%. This is a corridor repricing, not one taman getting lucky. 决定性的数字：中位每尺价 十二个月上涨 7.4%，基础是 952 笔纪录 —— 在 Plentong 区内成交量排第三，仅次于 Bandar Baru Permas Jaya 的 1,387 笔与 Taman Kota Masai 的 1,357 笔；而且整条东部走廊同步在动：Bandar Baru Permas Jaya +9.7%、Taman Desa Cemerlang +9.2%、Bandar Seri Alam +8.1%。这是整条走廊在重新定价，不是某一个花园运气好。
- The detail almost nobody prices in: the houses are 28 to 39 years old. Phase one was handed over in 1987; the last bungalows went up in 1998. Published Malaysian rates put rewiring, a re-roof, whole-house repiping, one bathroom waterproofed and anti-termite treatment at roughly RM21,000 to RM60,000 combined — before you choose a single tile. On a RM470,000 purchase that is not a rounding error. 几乎没人算进价格里的细节：这里的房子有 28 到 39 年屋龄。第一期 1987 年交屋，最后一批洋房 1998 年完工。依马来西亚公开行情，重拉电线、换屋顶、全屋换水管、一间浴室防水加防白蚁，合计约 RM21,000 至 RM60,000 —— 而且这还没开始挑地砖。在一笔 RM470,000 的买卖上，这不是零头。
- The honest catch: there is no Klinik Kesihatan inside the township — the nearest two are in Mount Austin and Majidee — and no international school and no Tamil-medium primary inside it either. The Pasir Gudang Highway that serves it is four lanes with no emergency lane and is documented as flood-prone. And landed here is closed to foreign buyers: RM1,350,000 at the very top is RM650,000 short of Johor’s RM2 million floor. 诚实提醒：镇内 没有政府卫生所（Klinik Kesihatan） —— 最近的两间在 Mount Austin 与 Majidee；镇内也 没有国际学校、没有淡米尔文小学。服务它的 Pasir Gudang Highway 只有四线道、没有紧急车道，并被记载为易淹水路段。另外，这里的有地住宅对 外籍买家是关闭的：最高的 RM1,350,000，距离柔佛 RM200 万的门槛还差 RM650,000。
What forty years of ordinary life looks like四十年的日常，长成什么样子
There is no show village here and no sales gallery to photograph. What Wikimedia has is the working township: the wet market, the bus terminal, the bowling alley the developer added in 2001, and Jalan Dedap on a Sunday evening with the tables out on the road. The house frontages are further down, in the verified Street View panels. 这里没有示范单位，也没有可以拍的销售艺廊。Wikimedia 上有的是这个市镇运作中的样子：菜市、巴士总站、发展商 2001 年加建的保龄球馆，以及星期天傍晚桌子摆到路上的 Jalan Dedap。屋子的立面在下方 —— 由已验证的街景补上。
In a closed township, every buyer is replacing someone在一个封闭的市镇，每一个买家都在接替某个人
771 residential and 181 commercial transactions are on record. Nothing new is being released, so the only way in is to take someone’s place. These are the four households doing that.纪录里有 771 笔住宅、181 笔商业成交。没有新货，所以唯一进场的方式就是接某个人的位子。以下是正在这么做的四种家庭。
The second generation第二代
Their parents took delivery in 1987 or 1992. They know which lane floods, which kopitiam opens at six and which primary school their address feeds. They are also the most price-disciplined buyers on the street, because they know exactly what the house needs. If you are bidding against them, bid on condition, not sentiment.他们的父母在 1987 或 1992 年交屋。他们知道哪条巷子会积水、哪间茶室六点开、自己这个门牌划到哪一所小学。他们同时也是这条街上出价最有纪律的买家 —— 因为他们清楚这栋屋子还欠什么。如果你和他们竞价，请比「屋况」，不要比「感情」。
The Causeway commuter过长堤的通勤者
Works in Singapore, wants landed rather than strata, and is testing the commute before committing. Portal asking rents here run about RM1,600 to RM2,000 for a single-storey terrace and RM2,000 to RM2,600 for a double-storey. This household is why whole-house tenancies clear here and why the rental floor has held.在新加坡上班，要有地而不是分层，先租一年测试通勤再决定。这里平台开价租金大致是：单层排屋 RM1,600 至 RM2,000、双层排屋 RM2,000 至 RM2,600。这一类租客，就是这里「整栋出租」租得掉、租金底部撑得住的原因。
The shop operator开店的人
Runs a workshop, a kopitiam or a clinic on Jalan Dedap or Jalan Ros Merah, and often lives four streets away. Double-storey shops record a median of RM850,000 and three-storey shops RM1,520,000. Commercial is 19% of all recorded transactions here, which is unusually high for a housing estate and is the reason the place is not a dormitory.在 Jalan Dedap 或 Jalan Ros Merah 经营维修厂、茶室或诊所，通常住在四条街外。双层店屋登记中位价 RM850,000，三层店屋 RM1,520,000。商业占这里全部登记成交的 19% —— 对一个住宅区来说异常地高，这也是它不是睡城的原因。
The renovator做翻新的人
Buys unrenovated, rewires, re-roofs, re-pipes, and resells or lets. It works here precisely because the stock is old and the psf spread is wide — but the margin lives entirely in whether the survey was honest. Ask this buyer what they paid and what they spent; only the sum tells you anything.买没翻新的、重拉电线、换屋顶、换水管，然后卖掉或出租。这套打法在这里行得通，正是因为屋子旧、每尺价差距大 —— 但利润完全押在「验屋有没有诚实」这一件事上。请同时问这类买家买价 与 投入 —— 只有两者相加才说明得了任何事。
A Tuesday in Johor JayaJohor Jaya 的一个星期二
Not a weekend. A weekday is where a forty-year-old township either proves itself or does not — the market, the school run, the interchange, the evening tables.不要挑周末。一个四十年的市镇，是在平日证明自己或露出破绽的 —— 菜市、上学、交汇处、傍晚的桌子。
The wet market is already going. In a township built before hypermarkets were the default, the pasar is still the centre of gravity — and it is walkable from most of the Bakawali and Dedap rows, which is not something a 2020s masterplan reliably delivers.菜市已经开了。在一个「量贩店还不是预设选项」的年代盖出来的市镇，巴刹至今仍是重心 —— 而且从 Bakawali 与 Dedap 大部分排屋走得到。这一点，2020 年代的总蓝图并不一定给得出来。
School run, and it barely leaves the township. Four SK primaries, two SMK secondaries, SMK Agama Johor Bahru, a sekolah agama and SJK(C) Johor Jaya all sit inside the taman. Most of this traffic never touches a federal road.上学时段，而且几乎不出这个市镇。四所国小、两所国中、SMK Agama Johor Bahru、一所宗教学校，以及 SJK(C) Johor Jaya 全在镇内。这一段车流大多不必上联邦公路。
The Johor Jaya interchange. This is the pinch point: the township is a named primary destination of two federal routes, and the Tebrau Highway is documented as heavy during working hours. If you commute west, this junction is your day.Johor Jaya 交汇处。这是瓶颈：这个市镇是两条联邦公路的指定主要目的地，而 Tebrau Highway 的公开资料明记上班时段车流繁重。如果你往西通勤，这个路口就是你的一天。
Lunch is kopitiam, not food court. The Dedap phase is the township’s shopping and eating district — SMEs, eateries, workshops — and it has been that since long before anybody used the word “F&B cluster” in a brochure.午餐是茶室，不是美食广场。Dedap 期是这个市镇的商业与餐饮区 —— 中小企业、食肆、维修厂 —— 而且早在任何宣传单张开始写「餐饮聚落」之前，它就已经是了。
Home, and then nothing. This is the part people either love or cannot stand: a mature township at six in the evening is quiet in a way a new one never is, because everybody already knows where they are going.回家，然后就没事了。这一点有人很爱、有人受不了：一个成熟市镇的傍晚六点，安静得跟新市镇完全不一样 —— 因为每个人早就知道自己要去哪里。
Jalan Dedap puts the tables out. Red stools, strung lights, the road half-closed. It is the single most photographed thing in this township and the clearest evidence that the commercial base here is real rather than planned.Jalan Dedap 把桌子搬出来。红色胶凳、串灯、马路让出一半。这是这个市镇被拍得最多的一幕，也是「这里的商业基础是长出来的、不是规划出来的」最直接的证据。
Two federal routes, one state route, and 13.5 km to the RTS两条联邦公路、一条州道，距 RTS 13.5 公里
Taman Johor Jaya sits in Mukim Plentong, on the eastern side of Johor Bahru, with Taman Daya and Taman Desa Tebrau to the north, Taman Ehsan Jaya to the east and Taman Molek to the south-west. It is a named primary destination of the Pasir Gudang Highway (Federal Route 17), reached at the Johor Jaya interchange, Exit 1707 and the Plentong interchange, Exit 1709; the Tebrau Highway (Federal Route 3) carries its own Johor Jaya interchange, rebuilt in 2007; and Jalan Masai Lama (state route J10) is the third way in, listing both Jalan Johor Jaya and Jalan Rosmerah Utama as junctions. Taman Johor Jaya 位于新山东侧的 Plentong 区，北接 Taman Daya 与 Taman Desa Tebrau，东邻 Taman Ehsan Jaya，西南是 Taman Molek。它是 Pasir Gudang Highway（联邦 17 号公路） 的 指定主要目的地，出入口为 Johor Jaya 交汇处（Exit 1707） 与 Plentong 交汇处（Exit 1709）；Tebrau Highway（联邦 3 号公路） 上另有自己的 Johor Jaya 交汇处，2007 年改建完成；第三条是 Jalan Masai Lama（州道 J10），其交汇点清单同时列出 Jalan Johor Jaya 与 Jalan Rosmerah Utama。
It is also one of only four bus terminals in Johor Bahru city, alongside JB Sentral, Larkin Sentral and Ulu Tiram, served by Causeway Link route J20 and Iskandar Malaysia routes IM04 and IM11. For a township with no rail, that is a real asset — and it is a forty-year-old asset, not a promised one.它同时是 新山市区仅有的四个巴士总站之一，与 JB Sentral、Larkin Sentral、Ulu Tiram 并列，由 Causeway Link J20 线与 Iskandar Malaysia 的 IM04、IM11 线服务。对一个没有轨道交通的市镇来说，这是实实在在的资产 —— 而且是一个已经四十年的资产，不是一个被承诺的资产。
| Destination目的地 | Road distance路程 | Drive车程 |
|---|---|---|
| Hospital Sultan Ismail | 3.1 km | 5–12 min |
| Toppen Shopping Centre / IKEA Tebrau | 5.0 km | 8–20 min |
| AEON Tebrau City | 5.3 km | 8–20 min |
| Ulu Tiram | 7.8 km | 10–20 min |
| JB City Centre / JB Sentral | 14.8 km | 20–40 min |
| JB CIQ / Causeway | 13.8 km | 20–40 min |
| RTS Link (Bukit Chagar) 2027 | 13.5 km | 20–40 min |
| Pasir Gudang town | 17.3 km | 20–35 min |
| Senai International Airport | 26.5 km | 35–50 min |
| Tuas Second Link 二关 | 29.1 km | 30–55 min |
Nine schools inside the fence — and no government clinic镇内九所学校 —— 但没有一间政府卫生所
A mature township is not uniformly good. Johor Jaya is exceptional on schooling and everyday retail, ordinary on roads, and genuinely short on primary healthcare. Here is all three, without the gloss.成熟市镇不会样样都好。Johor Jaya 在学校与日常零售上非常突出，在道路上普通，在基层医疗上真的不足。以下三项都写，不加修饰。
Roads道路与高速
The township is a named destination on both the Pasir Gudang Highway (FT17) and the Tebrau Highway (FT3), with Jalan Masai Lama (J10) as the third route. FT17 was built in 1977–79, runs 30.4 km, has four lanes and no emergency lanes, and is documented as flood-prone with recorded accident hot spots. The EDL is not adjacent: you reach it via Pandan or via Permas Jaya.这个市镇同时是 Pasir Gudang Highway（FT17） 与 Tebrau Highway（FT3） 的指定目的地，第三条是 Jalan Masai Lama（J10）。FT17 建于 1977 至 1979 年，全长 30.4 公里，四线道、没有紧急车道，公开资料记载其易淹水并有事故黑点。EDL 并不相邻：要经 Pandan 或 Permas Jaya 才接得上。
Schools学校便利
This is the strongest single argument for the address. Four national primaries, two national secondaries, a religious secondary, a sekolah agama and a Chinese-medium primary all sit inside the taman, each on a named flower road. What the township does not have is an international school or a Tamil-medium primary — the nearest SJK(T) options are Ladang Tebrau and Ladang Sg Plentong, both outside. 这是这个门牌最强的一项论据。四所国小、两所国中、一所宗教中学、一所宗教学校，以及一所华文小学，全在镇内，各自落在一条以花命名的路上。这个市镇 没有 的是国际学校与淡米尔文小学 —— 最近的 SJK(T) 是 Ladang Tebrau 与 Ladang Sg Plentong，两所都在镇外。
Medical & retail医疗与零售
Say it plainly: there is no Klinik Kesihatan inside Taman Johor Jaya. The Johor Bahru district health office lists eighteen public clinics and none of them is here; the nearest are Klinik Kesihatan Sultan Ismail in Mount Austin and Klinik Kesihatan Majidee. The government tertiary hospital, Hospital Sultan Ismail, is 3.1 km away with 704 beds. Retail is well covered: the township’s own wet market and Giant, plus AEON Tebrau City and Toppen with IKEA Tebrau at 5 km.直说：Taman Johor Jaya 镇内没有政府卫生所（Klinik Kesihatan）。新山县卫生局列出的十八间公共卫生所，没有一间在这里；最近的是 Mount Austin 的 Klinik Kesihatan Sultan Ismail 与 Klinik Kesihatan Majidee。政府专科医院 Hospital Sultan Ismail 在 3.1 公里外，有 704 张病床。零售倒是齐全：镇内自有菜市与 Giant，加上 5 公里外的 AEON Tebrau City 与设有 IKEA Tebrau 的 Toppen。
Six reasons a finished township is a different asset「已经盖完」的市镇，为什么是另一种资产：六个理由
New townships compete with their own developer for years. This one stopped competing with anybody in 1998. That single fact changes how price, liquidity and risk all behave here. 新市镇要跟自己的发展商竞争好几年。这一个从 1998 年起就不必再跟任何人竞争了。光是这一件事，就改变了这里的价格、流通性与风险的运作方式。
The land is finished. Permanently.土地已经用完了，而且是永久的
1,388 acres, 17,000-plus units, nine phases, launched 1983, completed 1998 with 108 bungalows west of the Daiman golf course. There is no phase ten. Every one of the 952 recorded transactions since 2021 came from a household leaving, which is a fundamentally different supply curve from a township still releasing stock. 1,388 英亩、超过一万七千个单位、九期，1983 年推出，1998 年以 Daiman 球场西侧 108 栋洋房收尾。没有第十期。2021 年以来 952 笔登记成交 里的每一笔，都来自一户人家搬走 —— 这与还在推盘的市镇，是本质上不同的供给曲线。
+7.4% psf, and the corridor moved with it每尺 +7.4%，而且整条走廊一起动
Median price per square foot rose 7.4% over twelve months. In the same mukim and the same dataset, Bandar Baru Permas Jaya rose 9.7%, Taman Desa Cemerlang 9.2%, Bandar Seri Alam 8.1% — while Taman Kota Masai fell 3.2% and Taman Molek fell 1.5%. The eastern corridor repriced; the older southern estates did not. Read that as position, not luck. 中位每尺价 十二个月上涨 7.4%。在同一个 mukim、同一份数据里，Bandar Baru Permas Jaya 涨 9.7%、Taman Desa Cemerlang 涨 9.2%、Bandar Seri Alam 涨 8.1% —— 而 Taman Kota Masai 跌 3.2%、Taman Molek 跌 1.5%。是东部走廊重新定价，南边的老区并没有。请把它读成「位置」，不是「运气」。
The cheapest houses carry the highest psf最便宜的房子，每尺价最高
Low-cost houses record RM383 psf at a RM310,000 median; single-storey terraces record RM292 psf at RM465,000. Small land is bid up hardest because that is where first-time buyers can still reach. One January 2026 record on Jalan Teratai 62 shows a 753 sq ft low-cost house at RM360,000 — RM478 psf, the highest residential psf in the township. 廉价屋的登记每尺价是 RM383，中位价 RM310,000；单层排屋是 RM292，中位价 RM465,000。小面积被抢得最凶，因为那是首购族还够得到的地方。2026 年 1 月 Jalan Teratai 62 的一笔纪录显示：753 平方尺的廉价屋成交 RM360,000 —— 每尺 RM478，是全镇住宅最高的每尺价。
Amenities that took forty years to grow花了四十年长出来的机能
Nine school campuses inside the fence. A wet market. One of only four bus terminals in Johor Bahru city. The Daiman Johor Jaya Sports Complex — 9.21 acres, completed July 1992, with an Olympic pool, 21 badminton courts, a gym and a clubhouse — plus the Daiman 18 public golf course and Daiman Bowl, added in 2001. A new township can copy the list. It cannot copy the forty years. 镇内九个学校校区。一个菜市。新山市区仅有四个巴士总站之一。Daiman Johor Jaya Sports Complex —— 9.21 英亩，1992 年 7 月落成，设奥林匹克标准泳池、21 座羽球场、健身房与会所 —— 再加上 Daiman 18 公众高尔夫球场，以及 2001 年加建的 Daiman Bowl。新市镇可以抄这份清单，抄不走那四十年。
Commerce is 19% of the market商业占了这个市场的 19%
181 of the 952 records are commercial: 129 double-storey shops at a RM850,000 median, 33 three-storey shops at RM1,520,000, 13 terraced factories and 5 semi-detached factories. Two three-storey shops on Jalan Ros Merah 2/11 and 2/17 recorded RM1,800,000 and RM1,580,000 in January 2026. That is a working commercial base, already trading. 952 笔纪录中有 181 笔是商业：129 间双层店屋，中位 RM850,000；33 间三层店屋，中位 RM1,520,000；13 间排厂、5 间半独立厂。Jalan Ros Merah 2/11 与 2/17 的两间三层店屋，在 2026 年 1 月分别成交 RM1,800,000 与 RM1,580,000。这是一个已经在营运的商业基础。
Liquidity, and comparables you can actually check流通性，以及查得到的可比案例
952 records in six years, third in Mukim Plentong, behind Bandar Baru Permas Jaya (1,387) and Taman Kota Masai (1,357). 303 of them are low-cost houses, 221 single-storey terraces, 186 double-storey terraces. On stock this deep you can demand three comparables on the same road before you offer — and you can sell without waiting for the one buyer who happens to want this street. 六年 952 笔纪录，在 Plentong 区内排在 Bandar Baru Permas Jaya 与 Taman Kota Masai 之后。其中 303 笔是廉价屋、221 笔单层排屋、186 笔双层排屋。在这么厚的存量上，你出价前可以要求同一条街的三笔可比案例 —— 要卖时，也不必等那唯一一个刚好偏好这条街的买家。
And the questions the listing photos will not answer以及挂牌照片不会回答的问题
🏠 If you are buying to live here如果你是自住
📈 If you’re buying to let如果你是买来出租
Seven flowers, seven build dates, seven different houses七种花、七个建成年份、七种不同的房子
Daiman named each phase after a flower and the road series still carry those names. Because the phases were built in sequence between 1987 and 1998, the road name tells you the age of the house — which in a township this old is the single most useful thing on the address. Road extents below are from OpenStreetMap; build dates are from published reports. Daiman 把每一期以一种花命名，路名系列至今沿用。由于各期是 1987 至 1998 年依序兴建的，路名就等于屋龄 —— 在一个这么老的市镇里，这是门牌上最有用的一项资讯。以下路段范围取自 OpenStreetMap，建成年份取自公开报导。
| Phase分期 | Roads涵盖路段 | Built建成 | Mainly主要产品 | What the records show纪录显示什么 |
|---|---|---|---|---|
| Bakawali 昙花 | Jalan Bakawali 1–63 west side西侧 | 1987 phase 1 · 39 yrs第一期 · 39 年 |
The original single-storey terraces, plus later double-storey and low-cost rows; SK and SMK Taman Johor Jaya 1最原始的单层排屋，加上后期的双层与廉价屋排；SK 与 SMK Taman Johor Jaya 1 | Jan–Feb 2026 records on these roads: low-cost house RM435,000 at RM364 psf (Bakawali 63); two-storey shop RM710,000 (Bakawali 48); bungalow RM1,200,000 on 9,182 sq ft (Bakawali 22)2026 年 1–2 月这些路段的纪录：廉价屋 RM435,000、每尺 RM364（Bakawali 63）；双层店屋 RM710,000（Bakawali 48）；独立式 RM1,200,000、地 9,182 尺（Bakawali 22） |
| Dedap 刺桐 | Jalan Dedap 1–43 centre中段 | by 1992 announced 1989 · 34 yrs1989 年公布 · 34 年 |
The township’s shopping and eating district — SMEs, eateries, workshops — plus terraces behind; Sekolah Agama on Dedap 10全镇的商业与餐饮区 —— 中小企业、食肆、维修厂 —— 后方是排屋；Dedap 10 有宗教学校 | Jan–Feb 2026: two-storey terrace RM680,000 at RM486 psf (Dedap 30) — the strongest terrace psf recorded; terrace RM450,000 at RM292 psf (Dedap 33)2026 年 1–2 月：双层排屋 RM680,000、每尺 RM486（Dedap 30）—— 纪录中最强的排屋每尺价；排屋 RM450,000、每尺 RM292（Dedap 33） |
| Anggerik 兰花 | Jalan Anggerik 1–41 north-east东北 | by 1992 34 yrs34 年 |
Single- and double-storey terraces; SK Taman Johor Jaya 5 and SMK Agama Johor Bahru on Anggerik 21单层与双层排屋；SK Taman Johor Jaya 5 与 SMK Agama Johor Bahru 位于 Anggerik 21 | Jalan Anggerik 32 terrace records 2023–2024 run RM450,000 – 597,000 at RM315–427 psf on 1,399–1,539 sq ftJalan Anggerik 32 的排屋纪录（2023–2024）为 RM450,000 至 597,000，每尺 RM315 至 427，面积 1,399 至 1,539 尺 |
| Teratai 莲花 | Jalan Teratai 1–74 east side东侧 | by 1992 34 yrs34 年 |
The deepest terrace stock and a large low-cost component; SK Taman Johor Jaya 3 and SMK Taman Johor Jaya 2排屋存量最厚，廉价屋比重也高；SK Taman Johor Jaya 3 与 SMK Taman Johor Jaya 2 | Jalan Teratai 32 terrace records 2024–2026 run RM430,000 – 550,000 at RM279–357 psf on 1,539 sq ft; Teratai 62 low-cost house RM360,000 at RM478 psf on 753 sq ftJalan Teratai 32 的排屋纪录（2024–2026）为 RM430,000 至 550,000，每尺 RM279 至 357，面积 1,539 尺；Teratai 62 的廉价屋 RM360,000、每尺 RM478，面积 753 尺 |
| Keembong 蒟蒻花 | Jalan Keembong / Kembong south-east东南 | 1992–93 33–34 yrs33–34 年 |
Terraces; SK Taman Johor Jaya 2 on Keembong 41. Signed both “Keembong” and “Kembong” — check the title spelling排屋；SK Taman Johor Jaya 2 位于 Keembong 41。路牌同时有「Keembong」与「Kembong」两种拼法 —— 请核对地契上的写法 | No individually published road records in the free dataset — ask for the comparables公开免费资料中没有该路段的逐笔纪录 —— 请索取可比案例 |
| Seroja 睡莲 | Jalan Seroja 1–50 south南侧 | 1993 33 yrs33 年 |
Terraces and shop rows on the southern boundary南侧边界的排屋与店屋排 | Jan 2026: two-storey shop RM980,000 at RM462 psf on 2,120 sq ft (Jalan Seroja 1)2026 年 1 月：双层店屋 RM980,000、每尺 RM462，面积 2,120 尺（Jalan Seroja 1） |
| Rosmerah 玫瑰 · 最后一期 | Jalan Rosmerah 1/x – 3/x, Jalan Rosmerah Utama south-west西南 | mid-1990s – 1998 the newest · 28 yrs最新的一期 · 28 年 |
The last phase — terraces, three-storey shop offices, and 108 build-to-order bungalows west of the Daiman golf course completed 1998; SJK(C) Johor Jaya最后一期 —— 排屋、三层店屋，以及 Daiman 球场西侧 1998 年完工的 108 栋订制独立式洋房；SJK(C) Johor Jaya 在此 | Jan 2026: three-storey shops RM1,800,000 at RM472 psf (Ros Merah 2/11) and RM1,580,000 at RM415 psf (2/17); low-cost house RM360,000 at RM345 psf (Rosmerah 3/25)2026 年 1 月：三层店屋 RM1,800,000、每尺 RM472（Ros Merah 2/11）与 RM1,580,000、每尺 RM415（2/17）；廉价屋 RM360,000、每尺 RM345（Rosmerah 3/25） |
Three landed products, and one of them is 303 records deep三种有地产品，其中一种厚达 303 笔
Registered landed transactions break down as 303 low-cost houses, 221 single-storey terraces, 186 double-storey terraces, 25 double-storey semi-Ds, 6 single-storey semi-Ds and 4 bungalows, plus 26 low-cost flats. The low-cost house is the most-traded product in this township — not the terrace — and that is the fact most listing pages leave out. 登记的有地成交拆开来是：303 笔廉价屋、221 笔单层排屋、186 笔双层排屋、25 笔双层半独立式、6 笔单层半独立式、4 笔独立式，另有 26 笔廉价组屋。这个市镇成交最多的产品是廉价屋，不是排屋 —— 而这正是多数挂牌页面不会写的一件事。
Low-cost house廉价屋
Single-storey terrace单层排屋
Double-storey terrace · semi-D · bungalow双层排屋 · 半独立式 · 独立式
High volume, low price, and a corridor that moved量大、价低，而且整条走廊在动
Johor Jaya against the rest of Mukim PlentongJohor Jaya 与 Plentong 区其他区域对照
RM145,000 to RM1,350,000 — seven products, one postcodeRM145,000 至 RM1,350,000 —— 一个邮区，七种产品
Registered medians by type, 2021 to 2026, with record counts in grey. Read the ladder rather than the RM470,000 average: that average describes no actual house, because the same postcode holds a RM145,000 low-cost flat and a RM1,350,000 bungalow. Note also that the two semi-detached medians sit on 6 and 25 records — thin enough that a single unusual sale moves them. 2021 至 2026 年各屋型登记中位价，灰色为笔数。请读这道阶梯，不要读 RM470,000 的平均：那个平均描述不了任何一栋真实的房子，因为同一个邮区里同时有 RM145,000 的廉价组屋与 RM1,350,000 的独立式洋房。另请注意两种半独立式的中位数只建立在 6 笔与 25 笔之上 —— 薄到一笔异常成交就会把它带偏。
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: 952 records, median RM470,000 at RM350 psf. Residential-only is RM435,000 at RM321 psf; commercial is RM980,000 at RM552 psf. Rents are current portal asking rents and are indicative only. 2021 至 2026 年登记二手成交，来源为 List.my 公布的 NAPIC 纪录：952 笔，中位 RM470,000、每尺 RM350。仅住宅为 RM435,000、每尺 RM321；商业为 RM980,000、每尺 RM552。租金为目前平台开价，仅供参考。
| Type类型 | Records笔数 | Recorded median登记中位价 | Median psf中位每尺 | Monthly rent月租 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|---|
| Low-cost flat廉价组屋 | 26 | RM145,000 | RM207 | Ask请询问 | No不行 |
| Low-cost house廉价屋 | 303 | RM310,000 | RM383 highest residential psf住宅最高每尺 | Ask请询问 | No不行 |
| Single-storey terrace单层排屋 | 221 | RM465,000 | RM292 lowest residential psf住宅最低每尺 | RM1,600 – 2,000 | No不行 |
| Double-storey terrace双层排屋 | 186 | RM550,000 | RM393 | RM2,000 – 2,600 | No不行 |
| Single-storey semi-detached单层半独立式 | 6 | RM562,500 | RM170 | Ask请询问 | No不行 |
| Double-storey semi-detached双层半独立式 | 25 | RM850,000 | RM246 | Ask请询问 | No不行 |
| Bungalow独立式 | 4 | RM1,350,000 | RM160 | Ask请询问 | No — RM650k short of RM2m不行 —— 距 RM200 万差 65 万 |
| Double-storey shop双层店屋 | 129 | RM850,000 | RM393 | Ask请询问 | Commercial — different rules商业 —— 规则不同 |
| 3-storey shop三层店屋 | 33 | RM1,520,000 | RM405 | Ask请询问 | Commercial — different rules商业 —— 规则不同 |
| Terraced / semi-D factory排厂 ／ 半独立厂 | 13 / 5 | RM1,500,000 / RM1,750,000 | — | Ask请询问 | Industrial — different rules工业 —— 规则不同 |
| All types, recorded median全类型登记中位 | 952 | RM470,000 | RM350 +7.4% over 12 months12 个月 +7.4% | — | Landed closed to non-citizens有地对非公民关闭 |
The most recent records, road by road最近的几笔纪录，逐条街
Medians describe a township. These describe houses. Every line below is a single registered transaction from January or February 2026 — the freshest published records for this address at the time of writing.中位数描述的是一个市镇，下面这些描述的是房子。以下每一行都是 2026 年 1 月或 2 月的单笔登记成交 —— 撰写时这个地址最新公布的纪录。
| Road路段 | Price成交价 | psf每尺 | Size面积 | Date日期 | Type类型 |
|---|---|---|---|---|---|
| Jalan Teratai 32 | RM550,000 | RM357 | 1,539 sqft | Feb 2026 | Terrace排屋 |
| Jalan Teratai 32 | RM480,000 | RM312 | 1,539 sqft | Feb 2026 | Terrace排屋 |
| Jalan Dedap 33 | RM450,000 | RM292 | 1,539 sqft | Feb 2026 | Terrace排屋 |
| Jalan Dedap 30 | RM680,000 | RM486 | 1,399 sqft | Jan 2026 | 2-storey terrace双层排屋 |
| Jalan Teratai 22 | RM470,000 | RM134 | 3,520 sqft | Feb 2026 | Low-cost house廉价屋 |
| Jalan Teratai 62 | RM360,000 | RM478 | 753 sqft | Jan 2026 | Low-cost house廉价屋 |
| Jalan Bakawali 63 | RM435,000 | RM364 | 1,195 sqft | Jan 2026 | Low-cost house廉价屋 |
| Jalan Rosmerah 3/25 | RM360,000 | RM345 | 1,044 sqft | Jan 2026 | Low-cost house廉价屋 |
| Jalan Bakawali 22 | RM1,200,000 | RM131 | 9,182 sqft | Feb 2026 | Bungalow独立式 |
| Jalan Bakawali 48 | RM710,000 | RM335 | 2,120 sqft | Jan 2026 | 2-storey shop双层店屋 |
| Jalan Seroja 1 | RM980,000 | RM462 | 2,120 sqft | Jan 2026 | 2-storey shop双层店屋 |
| Jalan Ros Merah 2/11 | RM1,800,000 | RM472 | 3,810 sqft | Jan 2026 | 3-storey shop三层店屋 |
| Jalan Ros Merah 2/17 | RM1,580,000 | RM415 | 3,810 sqft | Jan 2026 | 3-storey shop三层店屋 |
The second price: what a 1987 house costs after you buy it第二笔价格：一栋 1987 年的房子，买下来之后要花多少
This is the part the listing sites do not write, and it is the reason this page exists. A house handed over in 1987 has original wiring, original pipework and a roof that has been through thirty-nine monsoons. None of that is visible in a photograph. Below are published Malaysian rates for the work, dated where the source is dated, with the ranges kept honest where sources disagree. 这是挂牌网站不会写的一段，也是这一页存在的理由。一栋 1987 年交屋的房子，用的是最原始的电线、最原始的水管，以及一个已经撑过三十九个雨季的屋顶。这些东西，照片上一样都看不出来。以下是马来西亚公开的施工行情，来源有日期的就标日期，来源彼此矛盾的地方就照实写成区间。
| Work项目 | Published range公开行情区间 | Why it applies here为什么这里需要 |
|---|---|---|
| Pre-purchase building inspection买前验屋 | RM350 – 700 | A terrace under 2,000 sq ft was quoted at RM699 by one national inspector and RM350 by another; the general portal range is RM200–1,000. On a forty-year-old house this is the cheapest money you will ever spend.一间 2,000 尺以下的排屋，某全国性验屋商报价 RM699，另一家报 RM350；平台给的一般区间是 RM200 至 RM1,000。在一栋四十年的房子上，这是你花得最值的一笔钱。 |
| Full rewiring + new DB全屋重拉电线＋新总掣箱 | RM8,000 – 15,000 single-storey; double-storey RM13,000–20,000单层；双层 RM13,000–20,000 |
Contractor sites quote RM5,000–10,000 for a single-storey and RM8,000–15,000 for a double-storey; a national services platform published an actual completed terrace rewiring job at RM13,000 and “from RM15,000” for a two-storey electrical overhaul. Concealed wiring adds roughly 30%. Per point is RM80–150. A single-phase DB is about RM400 and three-phase RM800; a panel upgrade including the TNB application was quoted at RM2,500.承包商网站的报价是单层 RM5,000 至 RM10,000、双层 RM8,000 至 RM15,000；某全国服务平台公布的实际完工案例是一栋排屋重拉电线 RM13,000，双层电力大整修则是「RM15,000 起」。暗线大约再贵三成。以「点」计价约 RM80 至 RM150 一点。单相总掣箱约 RM400、三相约 RM800；含 TNB 申请的电力盘升级报价为 RM2,500。 |
| Full re-roof, tiles + battens整体换屋顶（瓦片＋桷木） | RM5,000 – 14,000 | Multiple roofing contractors agree: RM5,000–9,000 for a single-storey terrace and RM7,000–14,000 for a double-storey, or RM8–30 per sq ft. Removing termite-damaged or rotten timber is a separate RM1,500–3,000. Repairing instead of replacing runs RM300–3,500 depending on how many tiles, with a RM150–300 minimum call-out.多家屋顶承包商的说法一致：单层排屋 RM5,000 至 RM9,000、双层 RM7,000 至 RM14,000，或每平方尺 RM8 至 RM30。清除白蚁蛀蚀或腐坏木构另计 RM1,500 至 RM3,000。若只修不换，视换几片瓦，约 RM300 至 RM3,500，另有 RM150 至 RM300 的最低出勤费。 |
| Whole-house repiping (GI → PPR/UPVC)全屋换水管（镀锌铁 → PPR／UPVC） | RM5,000 – 12,000 | Sources disagree by about three times: contractor sites say RM3,000–8,000 for a three-bedroom terrace, while national platforms say “from RM10,000” for a two-storey terrace and “RM10,000 onwards” to overhaul the pipes of an old house. Galvanised iron was the Malaysian standard until the 1990s, so a house from 1987 that has never been repiped almost certainly still has it. Plumbers should hold a SPAN permit.来源之间差了大约三倍：承包商网站说三房排屋 RM3,000 至 RM8,000，全国性平台则说双层排屋「RM10,000 起」、老屋换全屋水管「RM10,000 起跳」。镀锌铁管在 1990 年代之前是马来西亚的标准做法，因此一栋 1987 年、从未换过水管的房子，几乎一定还在用它。水管师傅应持有 SPAN 准证。 |
| Bathroom waterproofing浴室防水 | RM1,650 – 3,500 per bathroom每间浴室 |
Real published project costs: RM1,650 for a leaking bathroom floor, RM2,800 for a master-bedroom toilet, RM3,500 for waterproofing plus tiling. Rates run RM2–15 per sq ft depending on system; cementitious and elastomeric last about five years, bituminous membrane and polyurethane up to ten. A full gut-and-redo of a bathroom starts around RM15,000.公开的实际案例价：漏水浴室地板 RM1,650、主卧厕所 RM2,800、防水加铺砖 RM3,500。费率视工法为每平方尺 RM2 至 RM15；水泥基与弹性涂膜约五年寿命，沥青防水卷材与聚氨酯可达十年。整间浴室打掉重做则由 RM15,000 起。 |
| Anti-termite treatment防白蚁处理 | RM1,200 – 3,500 | A national platform’s price table puts baiting for a 1,000–1,999 sq ft house at RM1,200; a pest-control specialist quotes RM1,600–3,500 for a baiting system, and soil treatment at RM0.40–0.60 per sq ft. Note that Malaysian home insurance does not cover termite damage.某全国平台的价目表显示，1,000 至 1,999 尺的房子做诱杀系统为 RM1,200；一家灭虫公司报价诱杀系统 RM1,600 至 RM3,500，土壤药剂处理每平方尺 RM0.40 至 RM0.60。请注意：马来西亚的住宅保险不理赔白蚁损害。 |
| Spalling concrete repair混凝土剥落（爆钢筋）修复 | RM800 – 7,500 | A CIDB G5 specialist applicator publishes: tap survey and repair report RM800–2,500; small surface patch under 0.5 m² RM800–2,200; medium repair 0.5–2 m² with exposed rebar RM2,500–7,500; large structural repair needing engineer sign-off RM8,000–35,000. The same source notes pre-1990 Malaysian concrete typically carries only 15–20 mm of cover against a modern 30–40 mm.一家 CIDB G5 等级的专业修复商公布：敲击检测加修复报告 RM800 至 RM2,500；0.5 平方米以下表层修补 RM800 至 RM2,200；0.5 至 2 平方米、已露钢筋的中度修复 RM2,500 至 RM7,500；需工程师签核的大型结构修复 RM8,000 至 RM35,000。同一来源指出，1990 年前的马来西亚混凝土保护层通常只有 15 至 20 毫米，现代标准则是 30 至 40 毫米。 |
| Essential structural catch-up, total必要的结构补课，合计 | RM21,000 – 60,000 | Rewiring + re-roof + repipe + one bathroom waterproofed + anti-termite. Not a kitchen, not a floor, not a coat of paint. Add a 10–20% contingency, which every published source recommends. On the RM465,000 single-storey terrace median that is an all-in cost of roughly RM488,000 to RM537,000 before the house looks any different at all. 重拉电线＋换屋顶＋换水管＋一间浴室防水＋防白蚁。不含厨房、不含地板、不含油漆。请再加一至两成应急金 —— 每一份公开资料都这么建议。以 RM465,000 的单层排屋中位价计，这代表全部成本约为 RM488,000 至 RM537,000 —— 而这时候，房子看起来还没有任何不同。 |
| Full renovation (cosmetic + above)全屋翻新（含上述＋装修） | RM180,000 – 220,000 | Qanvast Malaysia, December 2025, for a complete terrace renovation including carpentry, electrical, plastering, painting and wet work; RM120,000 for a one-storey landed home. A separate lender guide puts mid-range work at RM70–150 per sq ft and a major overhaul at RM160–300 per sq ft. Kitchen cabinets are RM450–720 per foot run; a wet-kitchen extension starts around RM30,000.Qanvast Malaysia 于 2025 年 12 月给出的排屋全屋翻新报价，含木工、电力、批荡、油漆与湿区工程；单层有地住宅为 RM120,000。另一家贷款平台的指南则以每平方尺计：中阶 RM70 至 RM150、大整修 RM160 至 RM300。厨柜每尺 RM450 至 RM720；后厨加建由约 RM30,000 起。 |
| MBJB plan approval新山市政厅图则报批 | RM70 + plus ~RM3,000 consultant另加约 RM3,000 顾问费 |
MBJB’s own checklist: RM7.00 per m² for a ground-floor addition (minimum RM70), RM6.00 per m² first floor, RM18 per floor for an internal alteration, RM25 per room for partitioning, RM54 for the materials-placement permit and RM30 for planning permission. Building without approval is penalised at ten times the process fee, and the checklist states the penalty cannot be reduced. Plans must be signed by a registered architect, draughtsman or engineer — budget about RM3,000 for that. Roof projection past the boundary is capped at 500 mm; an attic may not exceed 25% of the ground floor and the front roof may not be raised; demolishing more than 60% means a fresh application. 新山市政厅自家的检核表：底层加建每平方米 RM7.00（最低 RM70）、一楼每平方米 RM6.00、内部改动每层 RM18、隔房每间 RM25、建材堆放准证 RM54、发展准证 RM30。未经批准施工的罚款是处理费的十倍，且检核表明文写着不得减免。图则必须由注册建筑师、绘测师或工程师签署 —— 请预留约 RM3,000。屋顶伸出界线不得超过 500 毫米；阁楼不得超过底层面积的 25%，且不得加高前方屋顶；拆除超过 60% 者视为重建，须重新申请。 |
Six years of records, and what they are actually saying六年的纪录，真正说了什么
Source: registered subsale records from NAPIC (JPPH), published by List.my. Records lag roughly six months, so the most recent year is always incomplete — and in this township that matters, because 2026 has only nineteen records so far.来源：NAPIC（JPPH）登记二手成交纪录，由 List.my 公布。资料约滞后半年，因此最近一年永远是不完整的 —— 在这个市镇尤其要注意，因为 2026 年目前只有十九笔。
The distribution, and why the average lies分布，以及平均数为什么在骗人
Half of all recorded sales landed between RM330,000 and RM610,000, with the median at RM470,000. That band is wide because it holds a low-cost flat market, a 303-record low-cost house market, two terrace markets and a shop-office market at the same time. Before comparing any Johor Jaya price to another township, establish which product, which phase and which road you are looking at. 全部登记成交中有一半落在 RM330,000 至 RM610,000 之间，中位数为 RM470,000。这个区间之所以宽，是因为它同时装着廉价组屋市场、一个 303 笔的廉价屋市场、两个排屋市场，以及一个店屋市场。在你拿任何 Johor Jaya 的价格去和别的市镇比较之前，先确认你看的是哪一种产品、哪一期、哪一条街。
Recorded transactions by year各年度登记成交笔数
Residential price per square foot, year by year住宅每尺价 · 逐年
Median psf is used here rather than median price, because median price moves with whatever mix of house types happened to sell that year. Price per square foot is the closer thing to a like-for-like comparison. Figures below each point are the number of recorded transactions; years with fewer than 10 are left out.这里用的是中位每尺价，不是中位成交价 —— 中位成交价会随当年恰好成交的屋型组合起伏，每尺价才比较接近同类相比。每个点下方是该年登记成交笔数；少于 10 笔的年份不列入。
PRICE_INDEX 阵列加一行，格式 {q:"2026 Q1", median:364, 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「Johor Jaya 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 straight answer: landed here is closed to you直说：这里的有地住宅，你买不了
Johor bars non-citizens from landed residential property below RM2 million and from strata below RM1 million. Johor Jaya’s recorded landed medians run from RM310,000 to RM1,350,000, and its only strata product records RM145,000. Nothing here clears either line. We would rather tell you that on the first screen 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。Johor Jaya 的有地登记中位价从 RM310,000 到 RM1,350,000，唯一的分层产品登记价是 RM145,000 —— 没有一项跨得过任何一条线。与其等你看完房才说，我们宁可在第一屏就讲清楚。
Monthly repayment每月供款
Defaults set to the recorded single-storey terrace median of RM465,000 — the classic Johor Jaya house, and the type with the lowest median psf in the township. Remember the second price: budget RM21,000 to RM60,000 of structural work separately, because a bank will not lend on it.预设值为单层排屋的登记中位价 RM465,000 —— 最典型的 Johor Jaya 房子，也是全镇中位每尺价最低的类型。请记得第二笔价格：RM21,000 至 RM60,000 的结构工程要另外编列，因为银行不会借这笔。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM465,000, the recorded single-storey terrace median. First-time Malaysian buyers at or below RM500,000 are exempt from transfer stamp duty in 2026 and 2027 — which covers the single-storey terrace, the low-cost house and most of the recent Jalan Teratai and Jalan Dedap terrace records on this page.预设 RM465,000，即单层排屋登记中位价。马来西亚首购族在 RM500,000 或以下于 2026 与 2027 年免转让印花税 —— 这涵盖了单层排屋、廉价屋，以及本页近期 Jalan Teratai 与 Jalan Dedap 大部分的排屋纪录。
Johor’s minimum purchase price for a non-citizen is RM2 million on landed and RM1 million on strata. Every recorded median in this township is below both: RM310,000 low-cost house, RM465,000 single-storey terrace, RM550,000 double-storey terrace, RM850,000 semi-detached, RM1,350,000 bungalow, RM145,000 low-cost flat. 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、分层 RM100 万。这个市镇每一项登记中位价都在两条线之下：廉价屋 RM310,000、单层排屋 RM465,000、双层排屋 RM550,000、半独立式 RM850,000、独立式 RM1,350,000、廉价组屋 RM145,000。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。
Which phase? The road name tells me the age.哪一期？路名就告诉我屋龄。
Bakawali is 1987. Rosmerah is 1998. Same township, eleven years apart, two different renovation bills. Tell me the phase and the budget and the rest is quick.Bakawali 是 1987 年，Rosmerah 是 1998 年。同一个市镇，相隔十一年，两张完全不同的翻新账单。告诉我你要哪一期与预算，其余的很快。
A finished township has no more upside from construction一个盖完的市镇，不会再有「工程带来的利多」
Everything good about Johor Jaya already exists and everything wrong with it has had forty years to settle in. That is a genuinely different risk profile from a new township, and it deserves a longer list of caveats than a launch does.Johor Jaya 所有的好，都已经存在了；所有的问题，也已经沉淀了四十年。这跟新市镇是本质上不同的风险结构 —— 也因此，它需要一份比新盘更长的提醒清单。
✓ Strengths优势
- Supply is permanently closed. 1,388 acres, 17,000-plus units, nine phases, finished in 1998. There is no phase ten and there never will be. Every sale is a household leaving, not a developer releasing stock.供给已永久封闭。1,388 英亩、超过一万七千个单位、九期，1998 年收尾。没有第十期，也永远不会有。每一笔成交都是一户人家搬走，不是发展商放货。
- Median psf up 7.4% in twelve months, on 952 records — and the whole eastern corridor moved with it while the older southern estates fell. Position, not luck.中位每尺价十二个月上涨 7.4%，基础是 952 笔纪录 —— 而且整条东部走廊一起动，南边较旧的社区则在跌。这是位置，不是运气。
- Nine school campuses inside the township — four national primaries, two national secondaries, SMK Agama Johor Bahru, a sekolah agama and SJK(C) Johor Jaya — none of them across a highway.镇内九个学校校区 —— 四所国小、两所国中、SMK Agama Johor Bahru、一所宗教学校，以及 SJK(C) Johor Jaya —— 没有一所要过高速公路。
- Real amenity, not promised amenity: a wet market, one of only four bus terminals in Johor Bahru city, and the 9.21-acre Daiman sports complex completed in 1992 with an Olympic pool, 21 badminton courts and a clubhouse, plus a public golf course and a bowling centre.是真的配套，不是被承诺的配套：一个菜市、新山市区仅有的四个巴士总站之一，以及 1992 年落成的 9.21 英亩 Daiman 运动中心（奥林匹克泳池、21 座羽球场、会所），外加一座公众高尔夫球场与一间保龄球馆。
- Entry price genuinely low. The low-cost house median is RM310,000 across 303 records and the single-storey terrace median is RM465,000 — under the RM500,000 first-home stamp duty exemption for 2026 and 2027.入场价是真的低。廉价屋中位价 RM310,000（303 笔），单层排屋中位价 RM465,000 —— 落在 2026 与 2027 年 RM500,000 以下首购免印花税的范围内。
△ Things to weigh需要权衡的
- The houses are 28 to 39 years old, and that is a cash cost. Published Malaysian rates put rewiring, a re-roof, whole-house repiping, one bathroom waterproofed and anti-termite treatment at roughly RM21,000 to RM60,000 combined — before a single cosmetic ringgit. Banks do not lend against it. Two Jalan Teratai 32 terraces of identical size sold RM70,000 apart in the same month; that gap is condition.屋龄 28 至 39 年，而这是要付现金的。依马来西亚公开行情，重拉电线、换屋顶、全屋换水管、一间浴室防水加防白蚁，合计约 RM21,000 至 RM60,000 —— 而这还没花到任何一块钱在「好看」上。银行不会贷这一笔。Jalan Teratai 32 两栋同样面积的排屋，在同一个月成交价差 RM70,000；那个差额就是屋况。
- Pre-1990 concrete is thin on cover. A CIDB-graded repair specialist notes pre-1990 Malaysian concrete typically carries 15–20 mm of cover against a modern 30–40 mm, and that coastal-region buildings can spall at twenty to thirty years old. A tap survey costs RM800–2,500 and a medium repair with exposed rebar RM2,500–7,500. Do the survey before you offer, not after.1990 年前的混凝土保护层偏薄。一家 CIDB 评级的修复专业厂商指出，1990 年前的马来西亚混凝土保护层通常只有 15 至 20 毫米，现代标准是 30 至 40 毫米；沿海地区的建筑二十至三十年就可能开始爆筋。敲击检测 RM800 至 RM2,500，中度、已露钢筋的修复 RM2,500 至 RM7,500。请在出价前做检测，不要在之后。
- No Klinik Kesihatan inside the township. The Johor Bahru district health office lists eighteen public clinics and none of them is in Taman Johor Jaya — the nearest are in Mount Austin and Majidee. Hospital Sultan Ismail is 3.1 km away. For a household with young children or elderly parents, price that in.镇内没有政府卫生所。新山县卫生局列出的十八间公共卫生所，没有一间在 Taman Johor Jaya —— 最近的在 Mount Austin 与 Majidee。Hospital Sultan Ismail 在 3.1 公里外。若家里有幼儿或长辈，请把这一点算进去。
- No international school and no Tamil-medium primary inside it. Nine campuses is excellent coverage of the national and Chinese-medium streams, but if you need an international curriculum you are commuting out of the township every morning.镇内没有国际学校，也没有淡米尔文小学。九个校区对国民与华文学制来说覆盖极好，但如果你要的是国际课程，那你每天早上都要开出这个市镇。
- The highway that serves it is documented as flood-prone. The Pasir Gudang Highway, Federal Route 17, is four lanes with no emergency lanes, has recorded accident hot spots and is described as flood-prone; the Tebrau Highway is documented as heavy during working hours. Both carry a Johor Jaya interchange. Drive it in the rain, at the hour you would actually travel.服务它的公路被记载为易淹水。Pasir Gudang Highway（联邦 17 号公路）只有四线道、没有紧急车道，有已记录的事故黑点，并被描述为易淹水；Tebrau Highway 的公开资料则记载其上班时段车流繁重。两条都设有 Johor Jaya 交汇处。请在下雨天、在你实际会出门的时段，自己开一趟。
- The 2026 psf reading is down, not up. Residential median psf ran RM314, RM312, RM340, RM337 and RM364 from 2021 to 2025, then RM292 in 2026 on just nineteen recorded transactions. Nineteen sales is too few to call a turn either way — but anybody quoting you only the +7.4% headline is not showing you this line.2026 年的每尺读数是往下的，不是往上。住宅中位每尺价 2021 至 2025 年为 RM314、RM312、RM340、RM337、RM364，2026 年是 RM292，但只建立在十九笔登记成交上。十九笔太少，往哪个方向都下不了结论 —— 但任何只跟你讲「+7.4%」的人，都没有把这一行给你看。
- Closed to foreign buyers, and not an RTS address. The RM1,350,000 bungalow median is RM650,000 below Johor’s RM2m landed floor for non-citizens, and Bukit Chagar is 13.5 km away by road. Your resale buyer is a Malaysian household on a Malaysian income.对外籍关闭，也不是 RTS 门牌。RM1,350,000 的独立式中位价，低于柔佛给非公民的 RM200 万有地门槛 RM650,000；而 Bukit Chagar 的路程是 13.5 公里。你未来的接手买家，是一个领马来西亚薪水的马来西亚家庭。
- “Low-cost house” is not one product. The 303 low-cost house records cover lots from 753 sq ft to 3,520 sq ft under a single label, which is why psf on that type ranges from RM134 to RM478. Never compare two of them on headline price. Check the land area on the title, every time.「廉价屋」不是同一种产品。303 笔廉价屋纪录里，地段从 753 平方尺到 3,520 平方尺都归在同一个标签下 —— 这也是该类型每尺价会从 RM134 跨到 RM478 的原因。绝不要只用总价比较其中两笔。每一次，都要去地契上核对土地面积。
Taman Johor Jaya FAQTaman Johor Jaya 常见问题
How much does a house in Taman Johor Jaya cost?Taman Johor Jaya 的房子多少钱？
Registered subsale records for Taman Johor Jaya show 952 transactions from 2021 to 2026 at a median of RM470,000 and RM350 per square foot, published by List.my from NAPIC data. Residential-only, the median is RM435,000 at RM321 per square foot. By type the medians are RM310,000 for a low-cost house across 303 records, RM465,000 for a single-storey terrace across 221 records, RM550,000 for a double-storey terrace across 186 records, RM850,000 for a double-storey semi-detached house and RM1,350,000 for a bungalow. Median price per square foot rose 7.4 percent over the past twelve months. Taman Johor Jaya 的登记二手成交显示：2021 至 2026 年共 952 笔，中位价 RM470,000、每平方尺 RM350，资料由 List.my 依 NAPIC 数据公布。仅计住宅，中位价为 RM435,000、每尺 RM321。分屋型的中位价为：廉价屋 RM310,000（303 笔）、单层排屋 RM465,000（221 笔）、双层排屋 RM550,000（186 笔）、双层半独立式 RM850,000、独立式洋房 RM1,350,000。过去十二个月，中位每尺价上涨 7.4%。
How old are the houses in Taman Johor Jaya?Taman Johor Jaya 的房子有多旧？
Old enough that the age is a line item in your budget. Taman Johor Jaya was launched in 1983 by Daiman Development Berhad on 1,388 acres of freehold land, and the developer records more than seventeen thousand residential, commercial and industrial units built in nine phases over about fifteen years. The first phase of single-storey terraces was completed in 1987, which makes it thirty-nine years old in 2026. The Anggerik, Dedap and Teratai phases were finished by 1992, Keembong and Seroja in 1992 and 1993, and the final phase around Jalan Rosmerah Utama ran to 1998, ending with 108 build-to-order bungalows west of the Daiman golf course. So the newest house here is about twenty-eight years old and the oldest is about thirty-nine. 旧到「屋龄」本身必须列进你的预算里。Taman Johor Jaya 由 Daiman Development Berhad 于 1983 年推出，占地 1,388 英亩永久地契；发展商记录显示，约十五年间分九期兴建了超过一万七千个住宅、商业与工业单位。第一期单层排屋于 1987 年完工，到 2026 年是三十九年屋龄。Anggerik、Dedap 与 Teratai 期在 1992 年前完成，Keembong 与 Seroja 是 1992 至 1993 年，最后一期在 Jalan Rosmerah Utama 一带，做到 1998 年，以 Daiman 高尔夫球场西侧 108 栋订制独立式洋房收尾。所以这里最新的房子约二十八年，最旧的约三十九年。
What does it cost to renovate an old terrace house in Taman Johor Jaya?在 Taman Johor Jaya 翻新一栋老排屋要多少钱？
Budget for the invisible work before the visible work. Published Malaysian contractor and portal figures put full rewiring with a new distribution board at about RM8,000 to RM15,000 for a single-storey terrace and RM13,000 to RM20,000 for a double-storey, a full re-roof with battens at about RM5,000 to RM14,000, whole-house repiping from galvanised iron to PPR or UPVC at about RM5,000 to RM12,000, bathroom waterproofing at about RM1,650 to RM3,500 per bathroom, and anti-termite treatment at about RM1,200 to RM3,500. That is roughly RM21,000 to RM60,000 of structural catch-up before a single tile is chosen. A full renovation of a terrace house was quoted at RM180,000 to RM220,000 by Qanvast Malaysia in December 2025. Add a ten to twenty percent contingency, and remember that all fixed wiring must be done by a contractor registered with Suruhanjaya Tenaga. 看不见的工程，要先编预算。马来西亚公开的承包商与房产平台报价显示：全屋重拉电线并换新总掣箱，单层排屋约 RM8,000 至 RM15,000、双层约 RM13,000 至 RM20,000；连桷木一起换的整体换屋顶约 RM5,000 至 RM14,000；全屋水管由镀锌铁管换成 PPR 或 UPVC 约 RM5,000 至 RM12,000；浴室防水每间约 RM1,650 至 RM3,500；防白蚁处理约 RM1,200 至 RM3,500。也就是说，在你挑第一块地砖之前，大约要先花 RM21,000 至 RM60,000 补结构的债。Qanvast Malaysia 于 2025 年 12 月给出的排屋全屋翻新报价是 RM180,000 至 RM220,000。请再预留一至两成的应急金；另外记住，所有固定电线工程都必须由在能源委员会（Suruhanjaya Tenaga）注册的承包商施作。
Why have prices in Taman Johor Jaya risen 7.4 percent?为什么 Taman Johor Jaya 会涨 7.4%？
Two things are visible in the data and one is not. First, supply is closed: the township finished building in 1998, so every one of the 952 recorded transactions is somebody moving out rather than a developer releasing stock. Second, the whole eastern corridor moved in the same window on the same NAPIC dataset, with Bandar Baru Permas Jaya up 9.7 percent, Taman Desa Cemerlang up 9.2 percent and Bandar Seri Alam up 8.1 percent, which makes this look like a corridor repricing rather than one township running on its own. What is not visible in the data is causation, so treat any single explanation, whether it is the Johor-Singapore Special Economic Zone signed in January 2025 or the RTS Link due to open in January 2027, as an association and not a proof. 数据里看得见两件事，看不见一件事。第一，供给是封闭的：这个市镇在 1998 年就盖完了，因此 952 笔登记成交里的每一笔，都是有人搬走，而不是发展商在放货。第二，整条东部走廊在同一期间、同一份 NAPIC 数据里一起动了 —— Bandar Baru Permas Jaya +9.7%、Taman Desa Cemerlang +9.2%、Bandar Seri Alam +8.1% —— 这看起来像整条走廊重新定价，而不是单一市镇自己在跑。数据里看不见的是因果关系，所以无论是 2025 年 1 月签署的柔新经济特区，还是预定 2027 年 1 月通车的 RTS，都请当成「相关」，而不是「证明」。
What schools are in Taman Johor Jaya?Taman Johor Jaya 有哪些学校？
This is the part a forty-year-old township wins on. Inside the taman are SK Taman Johor Jaya 1 on Jalan Bakawali 13, SK Taman Johor Jaya 2 on Jalan Keembong 41, SK Taman Johor Jaya 3 on Jalan Teratai 50, SK Taman Johor Jaya 5 on Jalan Anggerik 21, SMK Taman Johor Jaya 1 on Jalan Bakawali 75, SMK Taman Johor Jaya 2 on Jalan Teratai 32, SMK Agama Johor Bahru on Jalan Anggerik 21, Sekolah Agama Taman Johor Jaya on Jalan Dedap 10, and SJK(C) Johor Jaya on Jalan Rosmerah. There is no Tamil-medium primary and no international school inside the township. National-school catchments are drawn by the district education office street by street and must be confirmed for the exact address. 这正是一个四十年市镇赢的地方。镇内有 SK Taman Johor Jaya 1（Jalan Bakawali 13）、SK Taman Johor Jaya 2（Jalan Keembong 41）、SK Taman Johor Jaya 3（Jalan Teratai 50）、SK Taman Johor Jaya 5（Jalan Anggerik 21）、SMK Taman Johor Jaya 1（Jalan Bakawali 75）、SMK Taman Johor Jaya 2（Jalan Teratai 32）、SMK Agama Johor Bahru（Jalan Anggerik 21）、Sekolah Agama Taman Johor Jaya（Jalan Dedap 10），以及 SJK(C) Johor Jaya（Jalan Rosmerah）。镇内没有淡米尔文小学，也没有国际学校。国民学校的收生范围由县教育局逐条街划定，必须就该确切地址确认。
Can foreigners buy a house in Taman Johor Jaya?外国人可以在 Taman Johor Jaya 买房吗？
No, not on the recorded numbers. Johor sets a RM2 million minimum purchase price for non-citizens buying landed residential property and RM1 million for strata. The highest recorded landed median in Taman Johor Jaya is RM1,350,000 for a bungalow across four records, which is RM650,000 short of the landed floor, and the low-cost flat median of RM145,000 is nowhere near the strata floor. This is a Malaysian-buyer market, and that matters for your exit as much as your entry: whoever buys this house from you in ten years will also be Malaysian. 不行 —— 至少以登记数字来看不行。柔佛对非公民购买有地住宅设有 RM200 万最低价门槛，分层产权则是 RM100 万。Taman Johor Jaya 登记中位价最高的有地产品是独立式洋房 RM1,350,000（4 笔纪录），距离有地门槛还差 RM650,000；而廉价组屋 RM145,000 的中位价，离分层门槛更是遥远。这里是一个马来西亚人的市场 —— 这一点对你的「退出」和「进场」同样重要：十年后从你手上接走这栋房子的人，一样会是马来西亚人。
Is Taman Johor Jaya freehold?Taman Johor Jaya 是永久地契吗？
The developer describes the 1,388-acre township as freehold, and portal listings and transaction records for Taman Johor Jaya are consistent with that. Tenure is still recorded on the individual title rather than on the township, so ask for a copy of the title before you sign anything, and check separately whether the lot carries a Bumiputera restriction, because on a forty-year-old estate the title history can be longer and messier than the brochure suggests. 发展商将这片 1,388 英亩的市镇描述为永久地契，而 Taman Johor Jaya 的房产平台挂牌与成交纪录也与此一致。但地契年期记载在个别地契上，不是记在「整个花园」上，所以签任何文件前请先索取地契副本；另外要单独查这块地有没有 Bumi lot 限制 —— 在一个四十年的老区，地契的转手历史往往比宣传单张写的更长、也更复杂。
What is the traffic and flooding like around Taman Johor Jaya?Taman Johor Jaya 一带的交通与水患情况如何？
The township hangs off two federal routes and one state route, and all three have known weaknesses. Taman Johor Jaya is a named primary destination of the Pasir Gudang Highway, Federal Route 17, reached at the Johor Jaya interchange, Exit 1707, and the Plentong interchange, Exit 1709; that highway is four lanes with no emergency lanes, has recorded accident hot spots and is described as flood-prone. The Tebrau Highway, Federal Route 3, carries the Johor Jaya interchange rebuilt in 2007 and is documented as heavy during working hours. Jalan Masai Lama, state route J10, is the third way in. Drive the interchange you would actually use, at the hour you would actually use it, before you commit. 这个市镇挂在两条联邦公路与一条州道上，而这三条都有已知的弱点。Taman Johor Jaya 是 Pasir Gudang Highway（联邦 17 号公路）的指定主要目的地之一，出入口为 Johor Jaya 交汇处（Exit 1707）与 Plentong 交汇处（Exit 1709）；这条公路只有四线道、没有紧急车道，有已记录的事故黑点，并被描述为易淹水路段。Tebrau Highway（联邦 3 号公路）上的 Johor Jaya 交汇处于 2007 年改建完成，公开资料记载其上班时段车流繁重。第三条进出路线是州道 J10 的 Jalan Masai Lama。下单之前，请用你实际会走的那个交汇处、在你实际会出门的时段，自己开一趟。
The commercial side of Taman Johor Jaya柔佛再也的商业面
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. Taman Johor Jaya 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。柔佛再也店屋指南 →
Mukim Plentong, on the same NAPIC dataPlentong 区，同一份 NAPIC 数据下的对照
Every figure below comes from the same source and the same window, so these are genuinely comparable — which is rare. Sorted by transaction count, because in a resale-only market liquidity is the first thing you should look at.下方每一个数字都来自同一个来源、同一个期间，所以这是真正可比的对照 —— 这本身很少见。以成交笔数排序，因为在一个只有二手的市场里，流通性是你该先看的第一件事。
| 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 |
|---|---|---|---|---|---|
| Bandar Baru Permas Jaya | 1,387 | RM488,000 | RM370 | +9.7% | Closer to the CIQ, dearer, moving faster更靠关口、更贵、涨得更快 |
| Taman Kota Masai | 1,357 | RM360,000 | RM335 | −3.2% | Cheaper entry, but going backwards入场更便宜，但在倒退 |
| Taman Johor Jaya | 952 | RM470,000 | RM350 | +7.4% | Second-deepest market, growth to match, oldest stock成交量第二厚、涨幅跟得上、屋龄最老 |
| Taman Scientex | 883 | RM370,000 | RM374 | +3.6% | Higher psf on smaller, newer product产品更新更小，每尺更高 |
| Bandar Baru Seri Alam | 811 | RM440,000 | RM317 | — | Lowest psf of the big markets here大市场中每尺最低 |
| Bandar Seri Alam | 656 | RM460,000 | RM315 | +8.1% | Same corridor, same direction同一条走廊，同一个方向 |
| Taman Rinting | 569 | RM400,000 | RM273 | −2.3% | Cheapest psf in the set, and falling这一组每尺最低，而且在跌 |
| Taman Megah Ria | 560 | RM450,000 | RM299 | +19.8% | Fastest in the mukim — from a low base全区涨最快 —— 但基期低 |
| Taman Molek | 537 | RM539,000 | RM344 | −1.5% | Dearer neighbour, going the other way更贵的邻区，方向相反 |
| Meridin East | 498 | RM515,000 | RM387 | — | Newest stock, highest psf屋龄最新，每尺最高 |
| Taman Desa Cemerlang | 406 | RM460,000 | RM348 | +9.2% | Nearly identical to Johor Jaya, and rising faster与 Johor Jaya 几乎相同，而且涨更快 |
Send me the road number. I will send back the sale price and the repair bill.把路名号码发给我。我把成交价与维修账单一起回给你。
In Taman Johor Jaya the two numbers that matter are never quoted together: what the house sold for, and what it will cost to make it work. Give me the road and the house type and I will come back with the recent registered sales on that road, the realistic rent, and an honest estimate of the rewiring, roof and plumbing — because on a house this age, only the sum of those two numbers is real. 在 Taman Johor Jaya，两个真正重要的数字从来不会被一起报给你：这栋房子卖了多少，以及要让它能用还得花多少。把路段与户型给我，我会回你那条街的近期登记成交、务实的租金水平，以及电线、屋顶与水管的诚实估算 —— 因为在这个屋龄，只有这两个数字的总和才是真的。