The cheapest median on this whole site.
Half of it may not be yours to buy.
本系列全部页面里最低的中位价。
而其中一半，你可能连买的资格都没有。
Bandar Baru Kangkar Pulai records the lowest median transaction price of any area covered on this site: RM132,500 across 292 registered subsales, at RM209 psf. Split the record by type and the number changes meaning fast. 145 of the 292 — exactly half — are low-cost flats, sold under Johor state income-eligibility rules and often carrying a resale consent restriction on the title. The two landed products, single-storey terrace and cluster house, have separate medians of RM327,000 and RM499,500. This page is about what RM132,500 actually reaches, what it does not, and who gets to buy the cheap half. Bandar Baru Kangkar Pulai 的中位成交价，是本站涵盖的所有区域里最低的一个：292 笔登记二手成交，中位 RM132,500、每尺 RM209。但把纪录拆开看，这个数字的意思变得很不一样。292 笔里有 145 笔、正好一半，是依柔佛州收入资格规定出售的廉价组屋，地契上往往还附带转售须经同意的限制。真正的两种有地产品 —— 单层排屋与 Cluster 田字屋 —— 中位价分别是 RM327,000 与 RM499,500，是另外算的。这一页要谈的是：RM132,500 实际够到什么、够不到什么，以及那便宜的一半，究竟谁买得到。
© Encik Tekateki · CC BY-SA 4.0 · Wikimedia CommonsBandar Baru Kangkar Pulai in 30 seconds30 秒看懂 Bandar Baru Kangkar Pulai
- What it is: a 1,500-acre township in Mukim Pulai, on the border of Iskandar Puteri and Kulai, developed by Keck Seng Group since 2008 and occupied from 2010. It is administered jointly by two local authorities, Majlis Bandaraya Iskandar Puteri and Majlis Perbandaran Kulai. 它是什么：Mukim Pulai 内一个 1,500 英亩的市镇，位于 Iskandar Puteri 与 Kulai 的交界，由 吉胜集团（Keck Seng） 自 2008 年发展、2010 年起入住。同时由两个地方政府管辖：Majlis Bandaraya Iskandar Puteri 与 Majlis Perbandaran Kulai。
- What it costs: 292 registered transactions from 2021 to 2026, median RM132,500 at RM209 psf. But 145 of those 292 are low-cost flats (median RM115,000). The landed medians are RM327,000 for a single-storey terrace and RM499,500 for a cluster house. 多少钱：2021 至 2026 年 292 笔登记成交，中位 RM132,500、每尺 RM209。但 292 笔里有 145 笔是廉价组屋（中位 RM115,000）。有地产品的中位价是单层排屋 RM327,000、Cluster 田字屋 RM499,500。
- The number that needs a warning label: price per square foot is up 13.8% over twelve months – the fastest headline in Mukim Pulai’s most-traded areas. It is built on 16 recorded sales in 2025. A handful of transactions can swing a percentage this large; it is a real number, not a fabricated one, but it is not a deep market either. 需要加警语的数字：每尺价 十二个月上涨 13.8% —— 是 Mukim Pulai 各活跃区域里涨幅最高的头条数字。但它建立在 2025 年仅 16 笔成交 之上。这么大的百分比，几笔成交就能推动；数字是真实的，不是编造的，但这不是一个厚的市场。
- The detail buyers keep missing: half the recorded stock is low-cost housing sold under Johor state income-eligibility rules, and titles in this band commonly carry a state consent restriction before resale. That is not a flaw in the data – it is the single most important fact for anyone budgeting around the RM132,500 headline. 买家最常漏掉的细节：登记纪录中有一半是依 柔佛州收入资格规定 出售的廉价房产，这个价位段的地契通常还附带 须经州政府同意才能转售 的限制。这不是数据的瑕疵 —— 这是任何拿 RM132,500 这个头条数字来编预算的人，最该先弄清楚的一件事。
- The honest catch: this is a Second-Link-side township, not a Causeway one. Bukit Chagar and the RTS terminus are roughly 31 minutes and 27.7 km away on mapped routes – genuinely far by JB standards. What it does have close by is Universiti Teknologi Malaysia, about 13 minutes away, and the Second Link Expressway itself. 诚实提醒：这是一个靠第二通道的市镇，不是靠长堤的。Bukit Chagar 与 RTS 总站依路线估算约 31 分钟、27.7 公里 —— 以新山的标准来说真的不近。它真正靠近的，是约 13 分钟车程的 Universiti Teknologi Malaysia，以及第二通道大道本身。
A young township with almost no photographic record of its own一个几乎没有自己影像纪录的年轻市镇
Wikimedia Commons has no dedicated photographs of Bandar Baru Kangkar Pulai itself – it is simply too new and too residential for the volunteer photographers who cover Johor. What is available covers the wider corridor it sits in: the university it borders, the town it administers alongside, and the malls its residents actually use. Every caption below says exactly where the photo was taken. The Street View panels further down are the only photographs of the township itself on this page. Wikimedia Commons 上没有 Bandar Baru Kangkar Pulai 本身的专门照片 —— 对拍摄柔佛的义务摄影师来说，它还是太新、也太纯住宅。以下照片拍到的是它所在的这一整个走廊：它紧邻的大学、与它共治的市镇，以及居民实际会去的商场。每一张图说都清楚标明实际拍摄地点。下方的街景才是这一页里唯一真正拍到这个市镇本身的画面。
Three very different budgets, sharing one postcode三种完全不同的预算，共用一个邮区
A township that runs from a RM74,000 low-cost flat to an RM839,000 cluster house does not select for one household. It selects for three.一个从 RM74,000 廉价组屋到 RM839,000 Cluster 田字屋都有的市镇，筛出来的不是一种家庭，而是三种。
The eligible first-timer符合资格的首购族
Qualifies under one of Johor’s RMB income bands and applied through the state housing portal, not a normal subsale negotiation. For this household the RM115,000 median is real and reachable – but the unit comes with a title restriction and, in some blocks, a Bumiputera-only allocation.符合柔佛某一档 RMB 收入门槛，透过州政府房屋门户申请，而不是一般的二手议价。对这一类家庭，RM115,000 的中位价是真实、够得到的 —— 但单位附带地契限制，部分座数还是 Bumiputera 专属配额。
The UTM householdUTM 家庭
Staff, postgraduate students and lecturers at Universiti Teknologi Malaysia who want a landed address without UTM’s own campus prices. This is the household that makes a single-storey terrace on the Bistari series worth a look.Universiti Teknologi Malaysia 的职员、研究生与讲师，想要一个有地门牌，又不想付 UTM 校区本身的价钱。这正是让 Bistari 系列单层排屋值得一看的那类家庭。
The Second Link commuter走第二通道的通勤族
Chooses this side of Johor precisely because the Second Link Expressway checkpoint is about 32 minutes away and does not carry the Causeway’s daily queue. Trades a longer trip to JB city centre for a shorter, different commute across the border.选这一侧新山，正是因为第二通道关卡约 32 分钟车程，不必排长堤的日常车龙。用去新山市中心较远的代价，换一条更短、方向不同的跨境通勤路线。
The cluster upgrader换 Cluster 屋的升级买家
Started on a terrace, now buying into the Jalan Pulai Makmur 5 series at RM500,000 to RM800,000 without leaving the postcode. Available cluster house sizes vary enormously – 2,077 to 5,268 sq ft in the same NAPIC category – so this buyer negotiates on land size, not just address.当初从排屋起步，现在换进 Jalan Pulai Makmur 5 系列，价位 RM500,000 至 RM800,000，不必换邮区。可选的 Cluster 田字屋面积差异极大 —— 同一个 NAPIC 类别下从 2,077 尺到 5,268 尺都有 —— 所以这类买家议的是地契面积，不只是门牌。
Two very different mornings, depending which half of the record you are in同一个市镇，两种截然不同的早晨 —— 取决于你落在纪录的哪一半
This section is deliberately drawn from the transaction structure, not from door-to-door interviews. Treat it as a starting sketch, not a survey.这一节刻意依成交结构推导，不是逐户访谈得出的结论。请把它当成一个起点素描，不是调查报告。
The Jalan Pulai Harmoni flatJalan Pulai Harmoni 的组屋
7:15am, out the door and down the block stairs — walk-up low-cost flats here typically run four to five storeys without a lift. A short walk or a five-minute ride covers the daily errands; the newly reported Econsave hypermarket, once fully operating, would shorten that trip further. Evenings are about the same commute in reverse, and about a resale process that, when the day comes, will run through State Authority consent rather than a simple subsale. 早上 7:15，出门下楼梯 —— 这里的廉价组屋多是四到五层无电梯的步梯楼。日常采买走路或五分钟车程就能解决；据报导已近完工的 Econsave 量贩超市一旦正式营业，这段路会更短。傍晚原路返回，而当有一天要转售时，走的会是州政府同意程序，不是一般的二手交易。
The Jalan Pulai Bistari terraceJalan Pulai Bistari 的排屋
7:30am, out the porch and onto the Skudai-Pontian Highway — about 13 minutes to UTM for a staff or postgraduate household, or the other direction toward the Second Link for a cross-border commute. Weekend errands mean a drive to U Mall or IOI Mall Kulai, both under 20 minutes away. No title restriction here — a standard subsale on a standard landed title, priced in the RM450,000 to RM600,000 band on recent record. 早上 7:30，出门上车，直接接上 Skudai-Pontian Highway —— 教职员或研究生家庭约 13 分钟到 UTM，另一方向则通往第二通道供跨境通勤。周末采买开车到 U Mall 或 IOI Mall Kulai，车程都在 20 分钟以内。这里没有地契限制 —— 是一份标准地契的一般二手交易，近期纪录落在 RM450,000 至 RM600,000。
On the Second Link side of Johor, not the Causeway side位于新山靠第二通道的一侧，不是靠长堤的一侧
Bandar Baru Kangkar Pulai sits in Mukim Pulai, on the border of Iskandar Puteri and Kulai, next to the older settlement of Kangkar Pulai and the Senai side of the district. The Skudai-Pontian Highway runs through the township and links to a second interchange at Pulai Jaya and on to the Second Link Expressway. Bandar Baru Kangkar Pulai 位于 Mukim Pulai，在 Iskandar Puteri 与 Kulai 的交界，紧邻较老的 Kangkar Pulai 聚落与 Senai 一侧。Skudai-Pontian Highway 贯穿市镇，接上 Pulai Jaya 的第二个出入口，再连上 第二通道大道。
That is the honest headline: this is a Second-Link-side, university-side address, not a Causeway one and not an RTS one. Routes checked on Google Maps in September 2026, under typical traffic, put the Second Link checkpoint at roughly 32 minutes and Bukit Chagar at roughly 31 minutes – genuinely on the far side of the district from both border crossings.这就是诚实的重点：这是一个 靠第二通道、靠大学 的门牌，不是靠长堤，也不是靠 RTS。2026 年 9 月以 Google Maps 在一般路况下查询，第二通道关卡约 32 分钟，Bukit Chagar 约 31 分钟 —— 距两个关口都确实在全区较远的一端。
| Destination目的地 | Drive车程 |
|---|---|
| Universiti Teknologi Malaysia (UTM) | 13 min · 7.4 km |
| U Mall, Skudai | 14 min · 8.7 km |
| Senai International Airport | 16 min · 14.0 km |
| IOI Mall Kulai | 19 min · 15.3 km |
| Columbia Asia Hospital (Iskandar Puteri) | 21 min · 20.2 km |
| Hospital Sultanah Aminah (JB public hospital) | 25 min · 24.6 km |
| Bukit Chagar / RTS Link / CIQ | 31 min · 27.7 km |
| Second Link (Tanjung Kupang CIQS) | 32 min · 30.3 km |
A university, a highway junction, and a hypermarket that only just opened一所大学、一个高速交流道，以及一间才刚开幕的量贩超市
Some of this township’s convenience is already built. Some of it is still a 2024 press release. Read both.这个市镇的部分便利已经建好；部分还只是 2024 年的新闻稿。两者都要看。
Roads道路与高速
The Skudai-Pontian Highway runs through the township itself and links onward to the Second Link Expressway toward Singapore and, in the other direction, toward Kulai and Senai. There is no verified figure on this page for peak-hour congestion at the township’s own junctions – drive it yourself at the hour you would actually travel.Skudai-Pontian Highway 直接贯穿市镇，一端连上往新加坡的第二通道大道，另一端通往 Kulai 与 Senai。本页没有查到经核实的市镇自身路口高峰期堵塞数字 —— 请在你实际会出门的时段自己开一趟。
Schools & university学校与大学
Recorded on the township’s own development page: SMK Kangkar Pulai, SK Kangkar Pulai 2, SJK(T) Kangkar Pulai and SJK(C) Woon Hua. Universiti Teknologi Malaysia, one of Malaysia’s largest public universities, is about 13 minutes away – a genuine source of staff and postgraduate rental demand. 登记在市镇发展资料里的学校：SMK Kangkar Pulai、SK Kangkar Pulai 2、SJK(T) Kangkar Pulai 与 SJK(C) Woon Hua。Universiti Teknologi Malaysia，马来西亚最大的公立大学之一，车程约 13 分钟 —— 是一个真实的教职员与研究生租赁需求来源。
Retail & medical零售与医疗
An Econsave hypermarket inside the township was reported near-completion in May 2024, and a public park, Taman Awam BBKP (Hilltop Nature Park), opened to residents in 2023. For a hospital, the nearest private option is Columbia Asia Iskandar Puteri; the main public hospital, Hospital Sultanah Aminah, is a 25-minute drive.镇内的 Econsave 量贩超市据 2024 年 5 月报导已接近完工；公共公园 Taman Awam BBKP（Hilltop Nature Park）已在 2023 年对居民开放。医疗方面，最近的私立选项是 Columbia Asia Iskandar Puteri；主要政府医院 Hospital Sultanah Aminah 车程约 25 分钟。
Six things worth knowing before you read RM132,500 as a bargain在你把 RM132,500 当成便宜之前，六件值得先知道的事
The headline number on this page is real. What it is made of is the actual story. 这一页的头条数字是真的。它是由什么组成的，才是真正的故事。
Half the record is a different product纪录里有一半是不同的产品
145 of 292 records (50%) are Low-Cost Flat, median RM115,000. Add the 20 ordinary Flat records and strata-type units account for 57% of everything recorded here. The RM132,500 median describes this mix, not a landed house. 292 笔纪录里有 145 笔（50%）是廉价组屋，中位价 RM115,000。再加上 20 笔普通公寓，分层类型单位占了这里全部纪录的 57%。RM132,500 这个中位数描述的是这个混合，不是一栋有地房子。
The landed floor is RM272,000, not RM132,500有地的地板是 RM272,000，不是 RM132,500
The lowest recorded single-storey terrace price on file is RM272,000 for a 1,320 sq ft unit, repeated across several transactions from 2021 to 2023. Recent 2024-2025 terrace sales on the Jalan Pulai Bistari series run RM450,000 to RM600,000. 纪录中最低的单层排屋成交价是 RM272,000，1,320 尺单位，2021 至 2023 年间数笔重复出现。2024 至 2025 年 Jalan Pulai Bistari 系列的近期成交则落在 RM450,000 至 RM600,000。
A resale consent restriction sits under the cheap half便宜的那一半，底下压着转售同意限制
Low-cost and Rumah Mampu Milik Johor stock commonly carries a state interest restriction requiring consent before the title can be transferred again, alongside income and residency eligibility for the buyer. This narrows both your exit and your buyer pool. 廉价屋与 Rumah Mampu Milik Johor 单位的地契上，通常附带 州政府利益限制，转售须先经同意，买家也须符合收入与居住年限资格。这同时收窄了你的退出管道与买家池。
Thirteen minutes from a public university十三分钟外，一所公立大学
Universiti Teknologi Malaysia is about 13 minutes and 7.4 km away by mapped route – closer than most of the amenities in the table above. Staff and postgraduate housing demand is real, and it does not depend on the township’s own retail finishing on schedule. Universiti Teknologi Malaysia 依路线估算约 13 分钟、7.4 公里 —— 比上表大多数配套都近。教职员与研究生的住房需求是真实的，也不必等这个市镇自己的零售配套如期完工。
Two councils, one township两个地方政府，一个市镇
Bandar Baru Kangkar Pulai is administered jointly by Majlis Bandaraya Iskandar Puteri and Majlis Perbandaran Kulai, because it sits directly on their shared border. Confirm which council handles assessment tax, planning approval and complaints for the specific lot you are looking at. Bandar Baru Kangkar Pulai 同时由 Majlis Bandaraya Iskandar Puteri 与 Majlis Perbandaran Kulai 管辖，因为它正好坐落在两者的交界上。请就你看中的那块地，确认门牌税、规划审批与投诉分别归哪一个地方政府处理。
The size range inside “cluster house” is enormous「Cluster 田字屋」这个类别，面积区间大得惊人
Recorded cluster house sizes run from 2,077 to 5,268 sq ft under the same NAPIC category, on the Jalan Pulai Makmur 5 series. A RM499,500 median tells you almost nothing about a specific unit until you know which size band it sits in. Jalan Pulai Makmur 5 系列的 Cluster 田字屋登记面积，从 2,077 尺到 5,268 尺 都归在同一个 NAPIC 类别下。RM499,500 的中位价，在你不知道具体面积级距之前，几乎说明不了任何一个单位。
One township, six roads that price completely differently一个市镇，六条价格完全不同的路
Bandar Baru Kangkar Pulai was built in phases from 2008 onward, and the phase you buy into still shows up in the price. Below are the roads with recorded transactions and what they actually hold. Bandar Baru Kangkar Pulai 自 2008 年起分期兴建，你买进哪一期，至今仍反映在价格上。以下是有登记成交的路段，以及它们实际持有的产品。
| Sub-area / roads分区／路段 | Mainly主要产品 | Recorded prices on these roads这些路段的登记价 | Foreign buyer?外籍可买？ |
|---|---|---|---|
| Jalan Pulai Makmur 6 series (older)Jalan Pulai Makmur 6 系列（较旧） | Single-storey terrace, 1,320-3,191 sq ft单层排屋，1,320–3,191 尺 | RM272,000 – 480,000 | No不行 |
| Jalan Pulai Bistari / Bestari series系列 | Newer single-storey terrace, 1,320-3,240 sq ft较新单层排屋，1,320–3,240 尺 | RM322,000 – 600,000 | No不行 |
| Jalan Pulai Makmur 5 series (Amber Hill)（Amber Hill） | Cluster house, 2,077-5,268 sq ftCluster 田字屋，2,077–5,268 尺 | RM338,000 – 839,000 | No不行 |
| Jalan Pulai Harmoni / Pangsapuri Blok KenariJalan Pulai Harmoni／Pangsapuri Blok Kenari | Low-cost flat, 505-667 sq ft廉价组屋，505–667 尺 | RM74,000 – 190,000 | No不行 |
| Jalan Kangkar Pulai / Makmur 5/1-5/2Jalan Kangkar Pulai／Makmur 5/1–5/2 | Shop lots, 2-storey shop 2,971 sq ft店屋，双层店屋 2,971 尺 | RM80,000 – 839,000 wide spread by unit type依单位类型价差极大 |
No不行 |
| Sapphire Hills (new phase)Sapphire Hills（新一期） | Ruby Hills cluster, Citrine Hills terrace – 2024 launchRuby Hills Cluster、Citrine Hills 排屋 —— 2024 年推出 | From RM466,650 (developer price, 2024)2024 年发展商价起 RM466,650 | No不行 |
Four products, and only two of them are landed四种产品，只有两种是有地的
Registered transactions break down as: 145 low-cost flat, 64 cluster house, 46 single-storey terrace, 20 ordinary flat, and small counts of shops and condos. Low-cost flat alone outnumbers both landed categories combined. 登记成交拆分为：145 笔廉价组屋、64 笔 Cluster 田字屋、46 笔单层排屋、20 笔普通公寓，以及少量店屋与公寓。光是廉价组屋一项，就比两种有地类别加起来还多。
Low-cost flat廉价组屋
Single-storey terrace单层排屋
Cluster houseCluster 田字屋
Low price, thin volume, a mix that explains both价低、量薄，而这个混合结构解释了两者
Half the market, in one category半个市场，落在一个类别里
Volume fell off after 2023 – mostly lag, not collapse2023 年后量下滑 —— 多半是滞后，不是崩塌
What each product type actually transacted at每一种产品，实际成交在多少
Registered subsale transactions, 2021 to 2026, from NAPIC records published by List.my: 292 records, median RM132,500 at RM209 psf. Residential-only median is RM130,000; commercial is RM160,000 at RM236 psf. 2021 至 2026 年登记二手成交，来源为 List.my 公布的 NAPIC 纪录：292 笔，中位 RM132,500、每尺 RM209。仅住宅的中位为 RM130,000；商业为 RM160,000、每尺 RM236。
| Type类型 | Records笔数 | Recorded median登记中位价 | Full recorded range完整登记区间 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|
| Low-cost flat廉价组屋 | 145 | RM115,000 RM209 psf | RM74,000 – 190,000 | No不行 |
| Flat普通公寓 | 20 | RM120,000 RM180 psf | RM100,000 – 165,000 | No不行 |
| Single-storey terrace单层排屋 | 46 | RM327,000 RM242 psf | RM272,000 – 600,000 | No不行 |
| Cluster houseCluster 田字屋 | 64 | RM499,500 RM177 psf | RM338,000 – 839,000 | No不行 |
| 2-storey shop双层店屋 | 7 | Ask请询问 | RM493,000 – 839,000 | No不行 |
| Shop / retail lot店屋／零售单位 | 7 | Ask请询问 | RM80,000 – 160,000 | No不行 |
| Condo / apartment公寓／服务式公寓 | 2 | Too few to median太少不足计中位 | — | — |
| All types, recorded median全类型登记中位 | 292 | RM132,500 RM209 psf · +13.8% 12m | RM74,000 – 839,000 | Closed to non-citizens对非公民关闭 |
Six years of records, and why the fastest-looking line is also the thinnest六年的纪录，为什么看起来最快的那条线，也是最薄的
Source: registered subsale records from NAPIC (JPPH), published by List.my. Records lag roughly six months, so the most recent year is always incomplete.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。
Why RM132,500 is not a price you can shop for为什么 RM132,500 不是一个你能拿去找房的价钱
The recorded range runs from RM74,000 to RM839,000, with the median at RM132,500. No single physical product sits near that midpoint – it falls between the top of the low-cost flat band and the bottom of the single-storey terrace band. Treat RM132,500 as a description of the mix, not a target price. 登记纪录的区间从 RM74,000 到 RM839,000，中位数为 RM132,500。没有任何一种实际产品落在这个中点附近 —— 它正好卡在廉价组屋价格带的顶端与单层排屋价格带的底端之间。请把 RM132,500 当成对整体混合的描述，不要当成一个可以拿去找房的目标价。
Recorded transactions by year各年度登记成交笔数
Median psf trend, by year中位每尺价走势，按年
The straight answer: nothing here clears Johor’s floor直说：这里没有一样东西跨得过柔佛的门槛
Johor bars non-citizens from landed residential property below RM2 million and from strata below RM1 million. The highest recorded price in this entire township, a two-storey shop at RM839,000, does not clear 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。这整个市镇里登记的最高价 —— 一笔 RM839,000 的双层店屋 —— 两条线都跨不过。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 RM327,000 – the real entry point into a landed title here.预设值为单层排屋的登记中位价 RM327,000 —— 这里真正进入有地地契的入门点。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM327,000, 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 almost everything on this page except the priciest cluster houses and shop lots.预设 RM327,000，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 —— 这几乎涵盖这一页除了最贵 Cluster 屋与店屋以外的所有产品。
Johor’s minimum purchase price for a non-citizen is RM2 million on landed and RM1 million on strata. The highest price ever recorded here, RM839,000, clears neither. 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。这里有史以来登记过的最高价 RM839,000，两条线都没跨过。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 what it actually qualifies for.告诉我你的预算。我告诉你它实际符合资格买什么。
Under RM200,000 usually means low-cost flat, with eligibility rules attached. Over RM450,000 usually means a landed title. Tell me which one you actually need and the rest is quick.RM200,000 以下通常是廉价组屋，附带资格限制。RM450,000 以上通常是有地地契。告诉我你实际需要哪一种，其余的很快。
The lowest price on this site comes with the most fine print这个网站里最低的价格，附带的但书也最多
✓ Strengths优势
- Genuinely the lowest entry point in this series. A single-storey terrace at RM327,000 median, or RM272,000 at the historical floor, is real, registered, landed.真的是这个系列里最低的入门点。单层排屋中位 RM327,000，历史地板价 RM272,000，是真实、登记在案、有地的。
- Thirteen minutes from Universiti Teknologi Malaysia, a major public university – durable rental demand that does not depend on the township’s own commerce finishing on time.距 Universiti Teknologi Malaysia 只有十三分钟，一所主要公立大学 —— 是稳定的租赁需求，不必等这个市镇自己的商业配套如期完工。
- Direct highway access via the Skudai-Pontian Highway, with a second interchange at Pulai Jaya linking straight to the Second Link Expressway.直接的高速公路连接，经 Skudai-Pontian Highway，再由 Pulai Jaya 的第二个出入口直通第二通道大道。
- A genuine affordable-housing pathway exists for eligible Johor households, at prices that do not exist elsewhere in this series – if the buyer qualifies and understands the title restriction.对符合资格的柔佛家庭，这里存在真正的可负担置产途径，价格在这个系列的其他区域找不到 —— 前提是买家符合资格、也理解地契上的限制。
- Trading up inside one postcode is possible: terrace to cluster house, RM327,000 to RM499,500, without leaving the township.可以在同一个邮区内换屋：从排屋换到 Cluster 田字屋，RM327,000 到 RM499,500，不必离开这个市镇。
△ Things to weigh需要权衡的
- RM132,500 is not a shoppable price. Half the record is low-cost flat with eligibility rules; the real landed floor is more than double that headline.RM132,500 不是一个能拿去找房的价钱。纪录里有一半是附带资格限制的廉价组屋；真正的有地地板价，是这个头条数字的两倍以上。
- The 13.8% growth figure rests on 16 sales in 2025. That is a real number from real records, but it is thin enough that a handful of transactions could move it substantially either way.13.8% 的涨幅数字，建立在 2025 年 16 笔成交之上。这是真实纪录算出来的真实数字，但基础薄到几笔成交就能把它往任一方向大幅推动。
- Low-cost and RMMJ titles commonly carry a resale consent restriction and buyer eligibility rules. Verify the specific title before you offer – this page cannot tell you the restriction period for any individual unit.廉价屋与 RMMJ 地契通常附带转售须经同意的限制与买家资格规定。出价前请核实那一份具体地契 —— 本页无法告诉你任何一个单位的确切限售期。
- This is a Second-Link-side township, genuinely far from the Causeway. Bukit Chagar and the RTS terminus are roughly 31 minutes and 27.7 km away on mapped routes.这是一个靠第二通道的市镇，确实离长堤很远。Bukit Chagar 与 RTS 总站依路线估算约 31 分钟、27.7 公里。
- Two local authorities share jurisdiction – Majlis Bandaraya Iskandar Puteri and Majlis Perbandaran Kulai – which can mean extra steps to confirm who handles what for a given lot.两个地方政府共同管辖 —— Majlis Bandaraya Iskandar Puteri 与 Majlis Perbandaran Kulai —— 对某一块地要确认由谁处理，可能多一道手续。
- Some amenities are very recent or still pending. The township’s own hypermarket was reported near-completion only in 2024, and the planned BBKP Central commercial district’s opening is not independently confirmed here.部分配套非常新，或仍在筹备中。镇内自己的量贩超市直到 2024 年才据报导接近完工，计划中的 BBKP Central 商业区，其开业情况本页未能独立核实。
Bandar Baru Kangkar Pulai FAQBandar Baru Kangkar Pulai 常见问题
How much does a home in Bandar Baru Kangkar Pulai cost?Bandar Baru Kangkar Pulai 的房子多少钱？
Recorded subsale transactions show a median of RM132,500 at RM209 per square foot across 292 records from 2021 to 2026, published by List.my from NAPIC data – the lowest median of any area in this site’s completed-landed series. That number is dominated by low-cost flats: 145 of the 292 records, exactly half, are Low-Cost Flat units with a median of RM115,000. The landed products are separate and higher: a single-storey terrace has a recorded median of RM327,000, and a two-storey cluster house RM499,500. Median price per square foot rose 13.8 percent over the past twelve months, but on only 16 transactions in 2025. 登记二手成交显示：2021 至 2026 年共 292 笔纪录，中位价 RM132,500、每平方尺 RM209，资料由 List.my 依 NAPIC 数据公布 —— 这是本系列全部区域页中最低的中位价。这个数字主要由廉价组屋撑起：292 笔里有 145 笔、正好一半，是廉价组屋（Low-Cost Flat），中位价 RM115,000。有地产品是另外算的、也高得多：单层排屋登记中位价 RM327,000，双层 Cluster 田字屋 RM499,500。中位每尺价在过去十二个月上涨 13.8%，但这个涨幅只建立在 2025 年 16 笔成交之上。
Why is the median price here so much lower than nearby areas?为什么这里的中位价比邻近区域低这么多？
Because half the recorded stock is a different product category. Of the 292 records, 145 are Low-Cost Flat (median RM115,000), 20 are ordinary Flat (median RM120,000), and only 46 are single-storey terrace and 64 are cluster house – the two landed categories. Blend a RM115,000 flat with a RM499,500 cluster house and the midpoint tells you nothing about either. Compare this page against Bandar Selesa Jaya or Taman Rinting in the same corridor and the pattern repeats: a low headline median almost always means a strata-heavy or low-cost-heavy record, not a broad discount on land. 因为登记纪录里有一半是不同类别的产品。292 笔里，145 笔是廉价组屋（中位 RM115,000）、20 笔是普通公寓（中位 RM120,000），真正的有地产品只有单层排屋 46 笔与 Cluster 田字屋 64 笔。把一间 RM115,000 的组屋和一栋 RM499,500 的 Cluster 屋混在一起算中位数，两者都描述不了。拿这一页去对照同一走廊的 Bandar Selesa Jaya 或 Taman Rinting，规律是一样的：中位价低，几乎都代表分层或廉价屋占比高，而不是有地产品在打折。
Can I actually buy one of the RM115,000 low-cost flats?那些 RM115,000 的廉价组屋，我真的能买吗？
Only if you qualify, and only after checking the individual title. Low-cost and Rumah Mampu Milik Johor (RMMJ) stock in Johor is sold under state eligibility rules – income ceilings by category, ten years of Johor residency, and in some blocks a Bumiputera-only quota – and the title commonly carries a ‘sekatan kepentingan’ interest restriction requiring State Authority consent before it can be transferred again within a set period. That restriction period and buyer-eligibility requirement vary by scheme and by individual title, so verify with the land office or a conveyancing lawyer before you commit to any unit in this price band, not after. 要看你符不符合资格，而且要先查清楚那一份地契。柔佛的廉价屋与 Rumah Mampu Milik Johor（RMMJ）是依州政府资格规定出售的 —— 分类收入门槛、须在柔佛居住十年，部分座数还设有 Bumiputera 专属配额；地契上通常记有「sekatan kepentingan」（利益限制），转售须先经州政府同意（Consent Negeri）。限售期与买家资格因计划与个别地契而异，请在下单前、而不是下单后，向地政处或产业律师查清楚这一份地契的确切条件。
What house types are on record, and what do they cost?登记纪录里有哪些户型？各自多少钱？
Eight NAPIC categories: Low-Cost Flat (145 records, median RM115,000), Cluster House (64, RM499,500), Single-storey terrace (46, RM327,000), Flat (20, RM120,000), Double-storey shop (7), Shop or retail lot (7), Condo or apartment (2, too few to median), and 4-storey shop (1). Cluster house records span an unusually wide size range, from about 2,077 to 5,268 square feet under the same category, so always ask for the exact land size before comparing one cluster house price to another. NAPIC 分了八个类别：廉价组屋（145 笔，中位 RM115,000）、Cluster 田字屋（64 笔，RM499,500）、单层排屋（46 笔，RM327,000）、普通公寓（20 笔，RM120,000）、双层店屋（7 笔）、店屋／零售单位（7 笔）、公寓／服务式公寓（2 笔，太少不足以计中位数），以及 4 层店屋（1 笔）。Cluster 田字屋的登记面积区间异常宽，同一类别下从约 2,077 尺到 5,268 尺都有，所以比较任何两笔 Cluster 屋价格之前，务必先问清楚确切地契面积。
Is Bandar Baru Kangkar Pulai freehold, and what tenure applies?Bandar Baru Kangkar Pulai 是永久地契吗？
Tenure is recorded on the individual title, not on the township, and this page does not have a verified township-wide tenure figure to quote. Ask for a copy of the title before signing anything, and check separately whether the specific lot carries a Bumiputera restriction or, for low-cost and RMMJ stock, a state interest restriction requiring consent before resale – both narrow who you can sell to later. 地契年期记在个别地契上，不是记在整个市镇上，这一页也没有查到经核实的全镇统一地契数字可以引用。请在签任何文件之前先索取地契副本，并另外确认这块地有没有 Bumiputera 限制，或者（若是廉价屋／RMMJ）有没有须先经州政府同意才能转售的利益限制 —— 两者都会缩小你未来能卖给谁。
What is the traffic and access like from Bandar Baru Kangkar Pulai?Bandar Baru Kangkar Pulai 的交通与对外连接如何？
The Skudai-Pontian Highway runs through the township and connects to a second interchange at Pulai Jaya and on to the Second Link Expressway. On Google Maps routing checked in September 2026 under usual traffic: Universiti Teknologi Malaysia is about 13 minutes and 7.4 km away, Senai International Airport about 16 minutes and 14.0 km, and the Second Link checkpoint about 32 minutes and 30.3 km. The JB city centre and Bukit Chagar RTS terminus are further out, at roughly 31 minutes and 27.7 km. This is a western, Second-Link-side township, not a Causeway-side one – verify these against the specific hour you would actually travel. Skudai-Pontian Highway 贯穿市镇，接上 Pulai Jaya 的第二个出入口，再连上第二通道大道。2026 年 9 月以 Google Maps 在一般路况下查询：到 Universiti Teknologi Malaysia 约 13 分钟、7.4 公里，到 Senai 国际机场约 16 分钟、14.0 公里，到第二通道关卡约 32 分钟、30.3 公里；新山市中心与 Bukit Chagar RTS 总站较远，约 31 分钟、27.7 公里。这是一个偏西、靠第二通道的市镇，不是靠长堤的市镇 —— 请在你实际会出门的时段自行核实这些数字。
Can foreigners buy property in Bandar Baru Kangkar Pulai?外国人可以在 Bandar Baru Kangkar Pulai 买房吗？
No, on the recorded numbers. Johor sets a RM2 million minimum purchase price for non-citizens buying landed residential property and RM1 million for strata. Every recorded median here sits far below both floors: the highest landed category, cluster house, has a median of RM499,500 and the individual record high on file is about RM839,000, still under half the landed threshold. This is a Malaysian-buyer market from top to bottom. 以登记数字来看，不行。柔佛对非公民购买有地住宅设有 RM200 万最低门槛，分层产权为 RM100 万。这里每一项登记中位价都远低于两条线：最高档的有地产品 Cluster 田字屋，中位价 RM499,500，纪录中最高的单笔成交约 RM839,000，仍不到有地门槛的一半。这从头到尾是一个马来西亚买家的市场。
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, not the sale price. For Malaysian citizens and permanent residents the rate is 30 percent in years 1 to 3, 20 percent in year 4, 15 percent in year 5, and nil from year 6. Non-citizens pay 30 percent through years 1 to 5 and 10 percent from year 6 onward. On a low-cost or RMMJ unit, RPGT is only one layer on top of the resale consent process described above – budget the time for both, not just the tax. 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%。如果是廉价屋或 RMMJ 单位，RPGT 只是上述转售同意程序之外再叠加的一层 —— 请把两者的时间都算进去，不要只算税。
What is actually inside Bandar Baru Kangkar Pulai today?Bandar Baru Kangkar Pulai 目前实际有什么？
A 1,500-acre township developed by Keck Seng Group since 2008 and occupied from 2010, straddling two local authorities, Majlis Bandaraya Iskandar Puteri and Majlis Perbandaran Kulai. Schools on record include SMK Kangkar Pulai, SK Kangkar Pulai 2, SJK(T) Kangkar Pulai and SJK(C) Woon Hua. An Econsave hypermarket inside the township was reported near-completion in 2024, and a public park, Taman Awam BBKP, opened in 2023. A drive-through commercial district, BBKP Central, was announced but its opening has not been independently confirmed on this page. 这是由吉胜集团（Keck Seng）自 2008 年发展、2010 年起入住的 1,500 英亩市镇，同时归两个地方政府管辖：Majlis Bandaraya Iskandar Puteri 与 Majlis Perbandaran Kulai。登记在案的学校包括 SMK Kangkar Pulai、SK Kangkar Pulai 2、SJK(T) Kangkar Pulai 与 SJK(C) Woon Hua。镇内的 Econsave 量贩超市据报导已在 2024 年接近完工，公共公园 Taman Awam BBKP 已在 2023 年开放；宣布中的得来速商业区 BBKP Central，其开业情况本页尚未能独立核实。
Mukim Pulai, on the same NAPIC dataMukim Pulai，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. Bandar Baru Kangkar Pulai sits at the very bottom of this list for a reason – read the rest of this page before you decide whether that is a discount or a different product.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。Bandar Baru Kangkar Pulai 落在这份名单的最底端是有原因的 —— 在你判断那是便宜还是不同产品之前，请先看完这一页其余的内容。
| 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 Kangkar Pulai | 292 | RM132,500 | RM209 | +13.8% | Lowest here, half of it low-cost flat这里最低，一半是廉价组屋 |
| Bandar Selesa Jaya | 573 | RM290,000 | RM290 | +16.9% | Also strata-heavy, but pricier同样分层占比高，但更贵 |
| Taman Skudai Baru | 566 | RM400,000 | RM325 | +8.5% | More landed stock, higher floor有地存量更多，地板更高 |
| Taman Tampoi Indah | 417 | RM360,000 | RM357 | +7.7% | Denser, more established更密集、更成熟 |
| Taman Universiti | 905 | RM400,000 | RM292 | +9.6% | A university precinct at scale规模化的大学区 |
| Taman Pulai Mutiara | 577 | RM520,000 | RM401 | +3.6% | Mid-tier, mostly landed中价位，主要有地 |
| Taman Bukit Indah | 1,798 | RM610,000 | RM460 | +2.6% | The mature, deep-volume benchmark成熟、量最大的对照基准 |
| Horizon Hill | 1,024 | RM1,080,000 | RM498 | +10.5% | The top of this mukim, guarded landed这个 mukim 的顶端，门禁有地 |
Tell me your budget honestly. I will tell you what it actually buys.诚实告诉我你的预算。我告诉你它实际能买到什么。
This page exists because RM132,500 gets typed into a search bar a lot, and most of what comes back does not explain what that number is made of. Send me your budget and whether you need eligibility for the low-cost scheme, and I will come back with what genuinely qualifies, not just what is cheapest. 这一页存在的原因是：RM132,500 这个数字常被打进搜寻框，但多数搜出来的结果，都没解释清楚这个数字是怎么组成的。把你的预算发给我，也告诉我你是否需要廉价屋资格，我会回你真正符合条件的选项，而不只是最便宜的那个。
The commercial side of Kangkar Pulai港脚普来的商业面
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. Kangkar Pulai 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。港脚普来店屋指南 →