Kempas Indah: the median fell,
the psf climbed. Read the mix, not the average
Kempas Indah：中位价在跌，每尺价在涨，
请看产品组合，不要只看平均数
Taman Kempas Indah’s blended median has drifted from RM686,000 in 2021-22 down to RM550,000 in 2025, and a casual search will read that as a falling market. It is not. Over the same years, residential psf climbed almost every year — RM305 to RM356. What actually moved is the mix: 136 recorded transactions split across a dominant single-storey terrace core (56 records), a double-storey terrace tier (36), a distinct cluster-house enclave on Jalan Kempas Indah 5 (23), and a small shop-lot pocket (20). This page pulls those apart. Taman Kempas Indah 的混合中位价，从 2021–22 年的 RM686,000，一路滑落到 2025 年的 RM550,000，随手一查很容易读成「市场在跌」。但其实不是。同一段期间，住宅每尺价几乎年年在涨 —— 从 RM305 涨到 RM356。真正在变的是产品组合：136 笔登记成交，分布在以单层排屋为核心的主力屋型（56 笔）、双层排屋（36 笔）、位于 Jalan Kempas Indah 5 的独立 Cluster 田字屋组团（23 笔），以及一小块店屋（20 笔）。这一页要做的，就是把这些拆开来看。
© Chongkian · CC BY-SA 4.0 · Wikimedia CommonsKempas Indah in 30 seconds30 秒看懂 Kempas Indah
- What it is: a non-gated landed estate in Kempas, Mukim Tebrau, off the main spine Jalan Kempas Indah Perdana. No single named masterplan developer is identified in the public sources checked for this page — roads follow a numbered grid, Jalan Kempas Indah 1 through roughly 7, plus Jalan Kempas Indah Utama, with a separate cluster-house enclave on Jalan Kempas Indah 5. 它是什么：位于 Tebrau 区 Kempas 的非门禁有地社区，主干道为 Jalan Kempas Indah Perdana。本页查证的公开来源中，没有找到单一命名的总规划发展商 —— 道路依编号呈网格状分布，大致为 Jalan Kempas Indah 1 至 7，另加 Jalan Kempas Indah Utama，以及一个独立的 Cluster 田字屋组团，位于 Jalan Kempas Indah 5。
- What it costs — read the type, not the average: 136 registered transactions from 2021 to 2026, blended median RM615,000. The dominant type, single-storey terrace (56 records), medians RM475,000 at RM323 psf; double-storey terrace (36 records) is RM660,000; cluster house (23 records, all on Jalan Kempas Indah 5) is RM860,000 — the highest residential type here. 多少钱 —— 请看屋型，不要只看平均：2021 至 2026 年 136 笔登记成交，混合中位 RM615,000。成交量最大的单层排屋（56 笔）中位价为 RM475,000、每尺 RM323；双层排屋（36 笔）为 RM660,000；Cluster 田字屋（23 笔，全部位于 Jalan Kempas Indah 5）为 RM860,000 —— 这里住宅中最高的屋型。
- The trend that actually matters: the blended median price fell from RM686,000 (2021-22) to RM550,000 (2025), while residential psf rose from RM305 to RM356 over the same window. That is a mix-shift toward the cheaper single-storey stock, not a price collapse — see section 06. 真正重要的走势：混合中位价从 RM686,000（2021–22 年）跌到 RM550,000（2025 年），同一段期间住宅每尺价却从 RM305 涨到 RM356。这是往较便宜的单层产品倾斜的组合转移，不是价格崩跌 —— 详见第 06 节。
- The detail almost nobody checks: List.my’s own snapshot for this area states “Median psf RM328” — but its own nearby-area comparison table lists Taman Kempas Indah at RM344 psf. Both numbers come from the same source; this page flags the mismatch rather than picking one. See the FAQ. 几乎没人会去核对的细节：List.my 自家针对这个区域的页面写着「Median psf RM328」—— 但它自己的邻区对照表，却把 Taman Kempas Indah 列为每尺 RM344。两个数字来自同一个来源；本页选择标注这个落差，而不是二选一。详见 FAQ。
- The honest catch: annual volume swings hard — 9 sales in 2021, up to 46 in 2023, down to 14 in 2025. And on the numbers, even the priciest residential type here (cluster house, RM860,000) sits below Johor’s RM1 million strata floor and far below the RM2 million landed floor for foreign buyers. 诚实提醒：年度成交量波动很大 —— 2021 年 9 笔，2023 年冲到 46 笔，2025 年又降到 14 笔。而从数字看，就连这里最贵的住宅屋型（Cluster 田字屋，RM860,000）也低于柔佛给分层产权设的 RM100 万门槛，更远低于给外籍买家的 RM200 万有地门槛。
Kempas — the town Taman Kempas Indah sits inside甘拔士（Kempas）—— Kempas Indah 所在的市镇
No Wikimedia photographer has published photos from inside Taman Kempas Indah’s own numbered streets — the Street View panels further down cover the estate’s actual roads. These photographs show the surrounding town of Kempas: its river, hospital, hawker centre, medical centre and everyday shops. 目前没有 Wikimedia 摄影者公开拍摄过 Taman Kempas Indah 自家编号道路的实景 —— 这一块由下方的街景补上。这些照片拍到的是社区所在的甘拔士（Kempas）市镇：河流、医院、熟食中心、医药中心与日常店屋。
Four buyers, and the postcode is the only thing they share四种买家，唯一的共同点是同一个邮区
A RM385,000 gap between the cheapest recorded terrace and the cluster-house median is not one market. It is at least three, sitting on the same numbered street grid.最便宜的排屋登记价与 Cluster 田字屋中位价之间差了近 RM39 万，这不是一个市场，而是至少三个市场，叠在同一片编号街道网格里。
The single-storey entry buyer单层排屋入门买家
Buying the estate’s largest single group — 56 of 136 records, median RM475,000, RM323 psf. Older single-storey stock, some with a partial upper attic, and the closest thing to a landed entry point for a family priced out of double-storey rows elsewhere in Tebrau.买的是这个区最大宗的产品 —— 136 笔中的 56 笔，中位价 RM475,000、每尺 RM323。较旧的单层产品，部分带半层阁楼，对买不起 Tebrau 其他区双层排屋的家庭来说，是最接近的有地入门选项。
The double-storey upgrader升级到双层排屋的家庭
Trading up from the single-storey core into the double-storey tier — 36 records, median RM660,000, RM396 psf. A materially different product and price tier from the estate’s headline, and the estate’s own internal upgrade path.从单层核心往上换到双层层级 —— 36 笔登记，中位价 RM660,000、每尺 RM396。与这个社区的头条数字完全不同的产品与价位层，也是这个社区自身的升级路径。
The Jalan Kempas Indah 5 buyerJalan Kempas Indah 5 买家
Buying into the estate’s distinct cluster-house pocket — 23 records, all on one road, median RM860,000, RM332 psf, sizes from roughly 2,562 to 4,219 sq ft. The highest residential tier here, and geographically its own small enclave rather than scattered through the grid.买入这个区独立的 Cluster 田字屋组团 —— 23 笔登记全部在同一条路上，中位价 RM860,000、每尺 RM332，面积约 2,562 至 4,219 平方尺。这里住宅层级最高的一档，地理上自成一个小组团，不是散布在整片网格里。
The shop-lot investor店屋投资者
Buying a double-storey shop on Jalan Kempas Indah 1 or off Jalan Kempas Indah Perdana for rental yield — 20 records, median RM700,000, but only RM240 psf, the lowest per-square-foot rate of any recorded type here. Check actual tenancy and footfall before assuming this psf gap is a bargain.在 Jalan Kempas Indah 1 或 Jalan Kempas Indah Perdana 支路一带买双层店屋图收租 —— 20 笔登记，中位价 RM700,000，但每尺价只有 RM240，是这里所有登记屋型中最低的每尺价。在把这个每尺价落差当成便宜之前，请先查实际租户与人流。
A Tuesday at Kempas IndahKempas Indah 的一个星期二
Pick a weekday, not a weekend open house. A Tuesday shows you the school-run traffic on the numbered streets and the highway hum from the North-South Expressway a Sunday viewing will not.要看，就挑平日，不要只看周末的样品屋开放日。星期二会让你看到编号街道上的上学车流，以及南北大道传来的高速噪音 —— 这些周日看房时都看不到。
School traffic funnels off the numbered streets onto Jalan Kempas Indah Perdana, the estate’s main spine. Verified Street View confirms the North-South Expressway runs close by — a fast route out, and a source of background noise on the closer lots.上学车流从各编号街道汇入主干道 Jalan Kempas Indah Perdana。经街景验证，南北大道就在附近 —— 出城快，但也是较靠近路段背景噪音的来源。
Quiet on the single-storey terrace rows — no guardhouse, no gate. This is an open, older-style estate, a materially different street feel from a gated masterplan like the neighbouring Kempas Utama.单层排屋组团安静 —— 没有保安亭，没有大门。这是一个开放式的老区，与相邻的 Kempas Utama 那种门禁总规划社区，街道氛围明显不同。
The double-storey shop rows on Jalan Kempas Indah 1 handle lunch-hour errands. A small, working commercial pocket rather than a full town centre — for a bigger food and retail scene you drive out toward wider Kempas or Tampoi.Jalan Kempas Indah 1 的双层店屋排处理午间杂务。这是一个小型、实际运作中的商用小区块，不是完整的市镇中心 —— 想要更大的美食与零售选择，得往更外围的 Kempas 大区或 Tampoi 开。
Afternoon traffic on Jalan Kempas Indah Perdana picks up as it feeds toward the wider Kempas road network and, per Wikipedia’s administrative-zone entry, the neighbouring areas of Tampoi, Bandar Baru UDA and Impian Emas.午后 Jalan Kempas Indah Perdana 的车流开始增加，往更大的 Kempas 路网汇入，依维基百科的行政区记载，邻接 Tampoi、Bandar Baru UDA 与 Impian Emas。
The Jalan Kempas Indah 5 cluster-house enclave is at its quietest and most residential — a noticeably different feel from the numbered terrace grid a few streets over. Drive both at this hour before comparing them.Jalan Kempas Indah 5 的 Cluster 组团在这个时段最安静、住宅感最强 —— 与几条街外的编号排屋网格，氛围明显不同。请在这个时段把两边都开一趟再比较。
Quiet across the whole estate; this is not a nightlife or food-street destination the way parts of Mount Austin or Tampoi are. If you want evening buzz on your doorstep, this honestly is not that estate — see the honest read.整个社区都很安静；这里不像 Mount Austin 或 Tampoi 部分区域那样是夜生活或美食街目的地。如果你想要的是家门口就有夜间热闹气氛，老实说这里不是 —— 详见诚实的一面。
Off the main Kempas road grid, the North-South Expressway within earshot位于甘拔士主干路网上，南北大道近在耳边
Taman Kempas Indah sits in Kempas, Mukim Tebrau — bordered, per Wikipedia’s administrative-zone entry for Kempas, by Tampoi to the southwest, Bandar Baru UDA to the south, Larkin to the southeast, Kangkar Tebrau to the east, Bandar Dato’ Onn to the northeast and Impian Emas to the northwest. This page’s own Street View verification also confirms the estate sits close to the North-South Expressway, and near the boundary with Setia Tropika to the east. Taman Kempas Indah 位于 Tebrau 区的 Kempas（甘拔士）—— 依维基百科对 Kempas 行政区的记载，西南接 Tampoi，南接 Bandar Baru UDA，东南接 Larkin，东接 Kangkar Tebrau，东北接 Bandar Dato’ Onn，西北接 Impian Emas。本页自己的街景验证也确认，社区靠近 南北大道，东侧则接近与 Setia Tropika 的边界。
The estate’s own main road, Jalan Kempas Indah Perdana, is confirmed by this page’s Street View check and by OpenStreetMap reverse-geocoding, which places the estate in postcode 81100. No single masterplan developer or launch-era claim about specific highway distances was found in public sources for this page — treat any minute figures below as approximate, off-peak estimates. 社区自己的主干道 Jalan Kempas Indah Perdana，已由本页街景验证确认；OpenStreetMap 反查地址也将本区定位在邮区 81100。本页查证的公开来源中，没有找到单一总规划发展商或开售期对特定高速车程的公开说法 —— 以下分钟数字请一律视为约略、非高峰时段的估算。
| Destination目的地 | Distance / drive距离／车程 |
|---|---|
| North-South Expressway verified nearby | at the estate’s edge社区边缘 |
| Kempas Baru KTM railway station | to be confirmed以实际为准 |
| Setia Tropika town park & Tesco | to be confirmed以实际为准 |
| Columbia Asia Hospital, Tebrau | wider Tebrau corridorTebrau 走廊内 |
| JB City Centre / CIQ / RTS Bukit Chagar | to be confirmed以实际为准 |
| Senai International Airport | to be confirmed以实际为准 |
A working shop-lot pocket, a hospital in the wider corridor, verified street by street一个在运作的店屋小区块，走廊内一间医院 —— 逐街验证
This section separates what this page has independently verified (via Street View and NAPIC road-level records) from what is documented for the wider Kempas area but not confirmed for this specific estate.这个区块把本页已独立验证的内容（透过街景与 NAPIC 路段纪录），与仅记载于更大范围 Kempas 但未针对本社区确认的内容分开来讲。
Roads道路
This page’s own Street View search confirms the estate’s roads — Jalan Kempas Indah Perdana, Jalan Kempas Indah Utama, and the numbered Jalan Kempas Indah 1 through 7 series — and that the North-South Expressway runs close enough to be picked up by a nearby panorama search.本页自行的街景搜索确认了社区道路 —— Jalan Kempas Indah Perdana、Jalan Kempas Indah Utama，以及编号的 Jalan Kempas Indah 1 至 7 系列 —— 也确认 南北大道 距离近到能在邻近的全景搜索中被抓到。
Schools学校便利
No school inside Taman Kempas Indah itself is confirmed by the sources checked for this page. Independently documented in the wider Kempas administrative zone: SJK(C) Kempas Baru (Chinese-medium primary), SK Taman Bukit Kempas (national primary) and SMK Tan Sri Mohamed Rahmat (national secondary) — catchment for this specific address not confirmed. 本页查证的来源中，没有确认 Taman Kempas Indah 社区内部有学校。独立查证 Kempas 行政区一带另设有：SJK(C) 甘拔士新村华小、SK Taman Bukit Kempas 国民小学，以及 SMK Tan Sri Mohamed Rahmat 国民中学 —— 本具体地址的学区未经确认。
Medical & retail医疗与零售
The estate has its own small double-storey shop-lot pocket (20 NAPIC records) on Jalan Kempas Indah 1 and off Jalan Kempas Indah Perdana. Columbia Asia Hospital, Tebrau and Kempas Medical Centre are documented in the wider Tebrau/Kempas corridor — exact drive time to this specific address not independently timed.社区自己在 Jalan Kempas Indah 1 与 Jalan Kempas Indah Perdana 支路一带，有一小块 双层店屋区（NAPIC 登记 20 笔）。Tebrau 哥伦比亚亚洲医院 与 甘拔士医药中心 记载于更大范围的 Tebrau／Kempas 走廊 —— 到本具体地址的确切车程，本页尚未独立实测。
Six reasons the median alone will mislead you光看中位数会误导你的六个原因
Every one of these facts comes back to the same theme: Taman Kempas Indah is not one market with one price direction. Read past the headline number before you decide anything. 以下每一点都指向同一个主题：Taman Kempas Indah 不是一个方向单一的市场。请先看穿头条数字，再做任何决定。
A falling median, a rising psf — read both lines中位价在跌、每尺价在涨 —— 两条线都要看
Blended median: RM686,000 (2021) → RM550,000 (2025). Residential psf over the same years: RM305 → RM356. The gap is a mix-shift toward the cheaper single-storey terrace stock, not a market that is genuinely losing value on a per-square-foot basis. 混合中位价：RM686,000（2021 年）→ RM550,000（2025 年）。同一段期间住宅每尺价：RM305 → RM356。这个落差是产品组合往较便宜的单层排屋倾斜，不是每尺价真的在贬值。
Three landed products, one postcode三种有地产品，一个邮区
Single-storey terrace (RM475,000), double-storey terrace (RM660,000) and cluster house (RM860,000) are recorded RM385,000 apart at the extremes — all inside the same NAPIC area. A “Kempas Indah price” quoted without a type attached could describe any of the three. 单层排屋（RM475,000）、双层排屋（RM660,000）与 Cluster 田字屋（RM860,000），两端相差达 RM385,000 —— 全都在同一个 NAPIC 区域内。有人报「Kempas Indah 房价」却不说屋型，讲的可能是这三者中的任何一个。
A shop-lot layer with the lowest psf here这里每尺价最低的一层：店屋
The double-storey shop, 20 records on Jalan Kempas Indah 1 and off Jalan Kempas Indah Perdana, medians RM700,000 at just RM240 psf — the lowest per-square-foot rate of any recorded type here, residential or commercial. 双层店屋，20 笔登记，位于 Jalan Kempas Indah 1 与 Jalan Kempas Indah Perdana 支路一带，中位价 RM700,000，每尺价却只有 RM240 —— 是这里所有登记屋型中最低的每尺价，不分住宅或商用。
A distinct cluster-house enclave, not scattered stock独立的 Cluster 组团，不是散布的零星单位
All 23 recorded cluster-house sales sit on one road, Jalan Kempas Indah 5, in three consistent size bands (roughly 2,562, 2,637 and 4,219 sq ft). That is a genuinely distinct sub-precinct, priced and built differently from the surrounding terrace grid. 全部 23 笔登记的 Cluster 田字屋成交，都在同一条路 —— Jalan Kempas Indah 5 上，面积集中在三个区间（约 2,562、2,637 与 4,219 平方尺）。这是一个真正独立的子分区，定价与建筑规格都与周边排屋网格不同。
Verified next to the North-South Expressway已验证紧邻南北大道
This page’s own Street View search picked up a “North-South Expy” panorama close enough to the estate’s own roads to confirm real proximity — a genuine connectivity plus, and, on the closer lots, a genuine noise consideration. 本页自己的街景搜索，在离社区道路很近的地方就抓到了「南北大道」的全景点位，确认两者确实相邻 —— 这是真实的交通优势，对较靠近的地段而言，也是真实的噪音考量。
Even the top tier here sits under both foreign floors就连这里最高一档，也没跨过两道外籍门槛
The highest recorded residential median, the cluster house at RM860,000, sits below Johor’s RM1 million strata floor for non-citizens, and far below the RM2 million landed floor. The commercial shop-lot median, RM700,000, is also under RM1 million. 这里登记住宅中最高的中位价 —— Cluster 田字屋 RM860,000 —— 低于柔佛给非公民设的分层 RM100 万门槛，更远低于有地 RM200 万门槛。商用店屋中位价 RM700,000，同样在 RM100 万以下。
And the questions no listing will raise first以及任何挂牌都不会主动提的问题
🏠 If you are buying to live here如果你是自住
📈 If you’re buying to invest如果你是买来投资
One spine, a numbered grid, and a separate cluster-house road一条主干道、一片编号网格，加一条独立的 Cluster 田字屋道路
Every road name and Street View panorama below was independently verified by this page via Google’s panorama metadata search — none are guessed. Two control coordinates (open ocean and rainforest) were checked first and correctly returned “no images”. 以下每一个路名与街景全景点位，都经本页透过 Google 全景 metadata 搜索独立验证 —— 没有一个是猜测出来的。验证前先测试了两个控制组坐标（外海与雨林），确认皆正确回传「无影像」。
| Road道路 | What NAPIC records thereNAPIC 在这条路登记什么 | Verified?是否已验证 |
|---|---|---|
| Jalan Kempas Indah Perdana | Main spine; single-storey shop record and general through-traffic主干道；单层店屋登记与一般过路车流 | ✓ Street View✓ 已验证街景 |
| Jalan Kempas Indah 1 | Double-storey shop records (1/1, 1/3); terrace records (1/4, 1/5)双层店屋登记（1/1、1/3）；排屋登记（1/4、1/5） | ✓ Street View✓ 已验证街景 |
| Jalan Kempas Indah 3 | Terrace records排屋登记 | ✓ Street View✓ 已验证街景 |
| Jalan Kempas Indah 4 | Terrace records, incl. the estate’s sole 2026 sale so far (4/4, RM560,000)排屋登记，含目前 2026 年唯一一笔成交（4/4，RM560,000） | Road-level, from NAPIC来自 NAPIC 路段纪录 |
| Jalan Kempas Indah 5 | All 23 recorded cluster-house sales全部 23 笔登记 Cluster 田字屋成交 | Road-level, from NAPIC来自 NAPIC 路段纪录 |
| Jalan Kempas Indah 7 | Terrace records, western edge of the estate排屋登记，社区西侧边缘 | ✓ Street View✓ 已验证街景 |
| Jalan Kempas Indah Utama | Secondary internal road社区内部支路 | ✓ Street View✓ 已验证街景 |
Four products, priced a world apart on the same psf logic四种产品，价位天差地远，但每尺价逻辑相通
Registered transactions split cleanly by type. Total price roughly triples from the single-storey terrace to the cluster house, but the psf spread is narrower — most of the gap is land and built-up size, not location. 登记成交依屋型分得很干净。从单层排屋到 Cluster 田字屋，总价大约翻三倍，但每尺价的差距小得多 —— 差距多半来自地契与建筑面积大小，而不是地段。
Single-storey terrace单层排屋
Double-storey terrace双层排屋
Cluster houseCluster 田字屋
Double-storey shop (commercial)双层店屋 （商用）
Mid-low volume, entry-to-mid price, a mix-shift not a downturn量中低、价位入门到中档、组合在转移而非市场下跌
A volume spike in 2023, thinning since2023 年成交量冲高，之后逐渐变薄
Blended median price (falling) vs residential psf (rising)混合中位价（在跌）对住宅每尺价（在涨）
Grey figures are the blended median price (all types) that year; gold bars are residential psf. As price fell, psf rose — consistent with more of each year’s sales coming from the cheaper single-storey stock. See section 06, point 1. 灰色数字为该年混合中位价（全类型）；金色长条为住宅每尺价。价格在跌的同时每尺价在涨 —— 与每年成交中较便宜的单层产品占比升高相符。详见第 06 节第 1 点。
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: 136 records, blended median RM615,000. Residential-only blended median is RM560,000 at RM332 psf; commercial-only is RM700,000 at RM520 psf. These blended lines mix every type below — use the type rows, not the total row, to price an actual house. 2021 至 2026 年登记二手成交，来源为 List.my 公布的 NAPIC 纪录：136 笔，混合中位 RM615,000。仅住宅的混合中位为 RM560,000、每尺 RM332；仅商业为 RM700,000、每尺 RM520。这两行「混合」数字把下表所有屋型都算在一起 —— 要为一栋具体房子定价，请看屋型那一行，不要看总计那一行。
| Type类型 | Records笔数 | Recorded median登记中位价 | Stable range稳定区间 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|
| Single-storey terrace单层排屋 | 56 | RM475,000 RM323 psf | RM366,000 – 584,000 | No不行 |
| Double-storey terrace双层排屋 | 36 | RM660,000 RM396 psf | RM557,000 – 763,000 | No不行 |
| Double-storey shop commercial双层店屋 商用 | 20 | RM700,000 RM240 psf | RM616,000 – 784,000 | Under RM1m strata floor低于 RM100 万分层门槛 |
| Cluster houseCluster 田字屋 | 23 | RM860,000 RM332 psf | RM778,000 – 942,000 | No不行 |
| Single-storey shop commercial单层店屋 商用 | 1 | RM686,000 RM306 psf · Mar-21 | Single record仅 1 笔 | Commercial — different rules商用 —— 另一套规则 |
| All types, blended全类型混合 | 136 | RM615,000 RM328 psf per area snapshot, RM344 per comparison table — see FAQ区域快照写 RM328，对照表写 RM344 —— 详见 FAQ | Residential RM560k / Commercial RM700k住宅 RM560k／商用 RM700k | Landed & strata both closed to non-citizens有地与分层均对非公民关闭 |
Four years plotted, and why 2021 and 2026 are missing图上只有四年 —— 以及为什么少了 2021 与 2026 年
Source: the Residential Market Snapshot on List.my’s own area page, pulled year by year for 2021 through 2026. Records lag roughly six months, so the most recent year is always incomplete.来源：List.my 区域页面自身的 Residential Market Snapshot，逐年（2021 至 2026）分别查询取得。资料约滞后半年，因此最近一年永远是不完整的。
The distribution, and why the blended average lies分布，以及混合平均数为什么在骗人
Half of all recorded residential sales landed between roughly RM480,000 and RM750,000, with the median at RM615,000 (all types blended). That band is wide because it contains a large single-storey terrace segment, a smaller double-storey terrace segment and an upper-tier cluster-house enclave at the same time. Before comparing any Kempas Indah price to another township, establish which product you are looking at. 全部登记住宅成交中有一半大致落在 RM480,000 至 RM750,000 之间，混合中位数为 RM615,000（全类型）。这个区间之所以宽，是因为它同时装着一个大宗的单层排屋市场、一个较小的双层排屋市场，以及一个上层的 Cluster 田字屋组团。在你拿任何 Kempas Indah 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。
Residential psf, by year住宅每尺价，各年度
The straight answer: every type here is closed to you直说：这里每一种屋型，你都买不了
Johor bars non-citizens from landed residential property below RM2 million and from strata below RM1 million. Every recorded median in Taman Kempas Indah — residential and commercial, terrace, cluster and shop lot — sits below RM1 million. 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。Taman Kempas Indah 每一项登记中位价 —— 不论住宅或商用，排屋、Cluster 或店屋 —— 全都低于 RM100 万。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 residential-only blended median of RM560,000 — a reasonable single starting point across the terrace-dominated core.预设值为仅住宅的混合中位价 RM560,000 —— 对以排屋为主力的核心区来说，是一个合理的单一起点。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM560,000, the residential-only blended median. First-time Malaysian buyers at or below RM500,000 are exempt from transfer stamp duty in 2026 and 2027 — worth checking against the single-storey terrace median of RM475,000, which is under that threshold, versus the double-storey and cluster tiers, which are above it.预设 RM560,000，即仅住宅的混合中位价。马来西亚首购族在 RM500,000 或以下于 2026 与 2027 年免转让印花税 —— 对照单层排屋 RM475,000 的中位价，正好在门槛以下，但双层排屋与 Cluster 田字屋则都高于这个门槛。
Johor’s minimum purchase price for a non-citizen is RM2 million on landed and RM1 million on strata. Every recorded median here is below that: RM475,000 single-storey terrace, RM660,000 double-storey terrace, RM700,000 shop lot, RM860,000 cluster house. 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。这里每一项登记中位价都在门槛之下：单层排屋 RM475,000、双层排屋 RM660,000、店屋 RM700,000、Cluster 田字屋 RM860,000。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 type? That decides which market you are actually in.哪一种屋型？这个问题决定了你实际身处哪一个市场。
Single-storey terrace, double-storey terrace, a Jalan Kempas Indah 5 cluster unit, or a shop lot — four different price tiers in one NAPIC area. Tell me the type and the budget and the rest is quick.单层排屋、双层排屋、Jalan Kempas Indah 5 的 Cluster 单位，还是店屋 —— 同一个 NAPIC 区域里的四个不同价格层。告诉我屋型与预算，其余的很快。
A real entry point, sitting next to real data gaps一个真实的入门选项，紧挨着几个真实的数据缺口
✓ Strengths优势
- A genuine landed entry point in Kempas. The single-storey terrace median, RM475,000, is the cheapest landed median of the three Kempas-area pages on this site — a real option for a buyer priced out of Kempas Utama’s semi-detached tier.Kempas 一带真正的有地入门选项。单层排屋中位价 RM475,000，是本站三个 Kempas 相关页面中最便宜的有地中位价 —— 对买不起 Kempas Utama 半独立式那个价位的买家来说，是真实的选项。
- Psf is genuinely rising, not falling. RM305 (2021) to RM356 (2025) on the residential side is a real, positive per-square-foot trend — the falling blended median is a mix effect, not a value decline. See section 06.每尺价确实在涨，不是在跌。住宅每尺价从 RM305（2021）涨到 RM356（2025），是真实的正向每尺价走势 —— 下滑的混合中位价是组合效应，不是价值在贬。详见第 06 节。
- A distinct upgrade path inside one small area. Single-storey (RM475,000) → double-storey (RM660,000) → cluster house (RM860,000) — a family can trade up twice without leaving the same numbered street grid.在一个小区域内就有明确的升级路径。单层（RM475,000）→ 双层（RM660,000）→ Cluster 田字屋（RM860,000）—— 一个家庭可以在同一片编号街道网格内换两次屋，不必搬离。
- Verified proximity to the North-South Expressway. This page’s own Street View check confirmed real closeness — a genuine connectivity advantage over estates further from a highway interchange.已验证紧邻南北大道。本页自己的街景查证确认了真实的邻近性 —— 相较离高速出入口更远的社区，这是真实的联外优势。
- A real, if small, self-contained commercial pocket. The 20 recorded shop-lot sales mean daily errands do not require leaving the immediate area for basic needs.虽小但真实存在的自足商用小区块。20 笔登记的店屋成交，代表日常基本需求不必开车离开这一带。
△ Things to weigh需要权衡的
- No single developer or masterplan identified. Unlike Kempas Utama’s IOI-led phases, this page’s sources found no single named developer for Taman Kempas Indah — road-by-road NAPIC records are the best available structure, not a marketed masterplan.没有找到单一发展商或总规划。不像 Kempas Utama 有 IOI 主导的命名期数，本页查证的来源没有找到 Taman Kempas Indah 的单一命名发展商 —— 逐路段的 NAPIC 纪录是目前能拿到的最佳结构，不是一份行销总规划。
- List.my’s own psf figures for this area disagree with each other. RM328 on the area snapshot versus RM344 on the comparison table — this page flags it rather than resolving it, because it could not.List.my 自己的每尺价数字互相矛盾。区域快照写 RM328，对照表写 RM344 —— 本页选择标注，而不是解决它，因为本页确实无法核实。
- A falling median price is exactly the kind of number a bad-faith agent could quote you without the context in section 06. If someone tells you “prices in Kempas Indah are dropping,” ask whether they mean the blended median or the psf — the two answers disagree.下滑的中位价，正是没有第 06 节背景知识的经纪可能拿来误导你的那种数字。如果有人跟你说「Kempas Indah 房价在跌」，请追问他讲的是混合中位价还是每尺价 —— 这两个答案的方向是相反的。
- Annual volume swings hard. 9 sales in 2021, 46 in 2023, 14 in 2025 — read any single-year median with caution, and this page’s own price index excludes the thinnest two years for exactly that reason.年度成交量波动很大。2021 年 9 笔、2023 年 46 笔、2025 年 14 笔 —— 请谨慎看待任何单一年份的中位数，本页自己的价格指数正因如此剔除了最薄的两个年份。
- No school inside the estate confirmed, and no independent drive-time survey. Unlike this site’s Kempas Utama page, which cites developer-published amenity distances, this page found no such published list for Taman Kempas Indah and has deliberately left most drive times as “to be confirmed” rather than estimating them.未确认社区内有学校，也没有独立车程实测。与本站 Kempas Utama 页面（有发展商公布的配套距离）不同，本页没有找到 Taman Kempas Indah 类似的公开清单，因此大多数车程刻意标示「以实际为准」，不做估算。
- Closed to foreign buyers on every recorded figure, residential and commercial alike. Your resale buyer pool is Malaysian across the entire product range here, not just the landed types.每一项登记数字都对外籍买家关闭，不论住宅或商用。你的接手买家池是马来西亚人，涵盖这里全部产品线，不只是有地部分。
Taman Kempas Indah FAQTaman Kempas Indah 常见问题
How much does a house in Taman Kempas Indah cost?Taman Kempas Indah（甘拔士英达）的房子多少钱？
Registered subsale transactions in Taman Kempas Indah show 136 records from 2021 to 2026, blended median RM615,000, published by List.my from NAPIC data. That figure blends five different products: 56 single-storey terrace records (median RM475,000 at RM323 psf, the largest single group), 36 double-storey terrace records (median RM660,000 at RM396 psf), 23 cluster house records (median RM860,000 at RM332 psf), 20 double-storey shop records (median RM700,000 at RM240 psf, commercial) and 1 single-storey shop record. Residential types alone (115 records) median RM560,000 at RM332 psf. The blended RM615,000 headline sits between the single-storey and double-storey terrace tiers and describes neither precisely. Taman Kempas Indah 的登记二手成交显示：2021 至 2026 年共 136 笔纪录，混合中位价 RM615,000，资料由 List.my 依 NAPIC 数据公布。这个数字把五种不同产品混在一起：单层排屋 56 笔（中位价 RM475,000、每尺 RM323，是笔数最多的单一屋型）、双层排屋 36 笔（中位价 RM660,000、每尺 RM396）、Cluster 田字屋 23 笔（中位价 RM860,000、每尺 RM332）、双层店屋 20 笔（中位价 RM700,000、每尺 RM240，商用）与单层店屋 1 笔。仅计住宅类型（115 笔）中位价为 RM560,000、每尺 RM332。混合后的 RM615,000 头条数字，落在单层与双层排屋之间，两者都不是它精确描述的对象。
Why did the median price fall while the psf kept rising in Taman Kempas Indah?为什么 Taman Kempas Indah 的中位价在跌，每尺价却一路在涨？
It is a product mix-shift, not a falling market. This page’s own year-by-year pull from List.my’s Residential Market Snapshot shows blended-median price actually declining across the record: RM686,000 in 2021, RM686,000 in 2022, RM600,000 in 2023, RM610,000 in 2024, RM550,000 in 2025. Over the same years, residential psf climbed almost every year: RM305 (2021), RM322 (2022), RM329 (2023), RM342 (2024), RM356 (2025). The two lines moving in opposite directions points to the same explanation: transaction volume has shifted toward the cheaper, smaller single-storey terrace stock in recent years relative to the pricier double-storey and cluster stock, which pulls the blended median price down even as the per-square-foot rate genuinely strengthens. Read the psf trend, not the blended median price, if you want the area’s real price direction. 这是产品组合在转移，不是市场在下跌。本页自己从 List.my 的 Residential Market Snapshot 逐年抓取的数字显示，混合中位价其实在下降：2021 年 RM686,000、2022 年 RM686,000、2023 年 RM600,000、2024 年 RM610,000、2025 年 RM550,000。同一段期间，住宅每尺价却几乎年年在涨：RM305（2021）、RM322（2022）、RM329（2023）、RM342（2024）、RM356（2025）。这两条线方向相反，指向同一个解释：近年成交量相对更偏向较便宜、较小的单层排屋，而不是价位更高的双层与 Cluster 产品，这会把混合中位价拉低，即使每尺价其实在真实走强。如果你想看这个区真实的价格方向，请看每尺价走势，不要只看混合中位价。
What house types are actually in Taman Kempas Indah, and which is the biggest?Taman Kempas Indah 实际上有哪些屋型？哪一种最多？
Five types show up in NAPIC’s records, and the single-storey terrace is the largest group by a wide margin: 56 of 136 records (41%), described in List.my’s own market text as “1 – 1 1/2 storey terraced” — an older, single-storey product, some with a partial upper attic level. The double-storey terrace follows with 36 records, then the cluster house with 23 records — all 23 sit on Jalan Kempas Indah 5, in sizes of roughly 2,562, 2,637 or 4,219 sq ft. The double-storey shop, a commercial type, has 20 records on Jalan Kempas Indah 1 and off Jalan Kempas Indah Perdana, and there is a single recorded single-storey shop sale. Roads follow a numbered pattern off the main spine, Jalan Kempas Indah Perdana — Jalan Kempas Indah 1 through roughly 7, plus Jalan Kempas Indah Utama. NAPIC 的登记纪录中出现五种屋型，单层排屋以明显差距排第一：136 笔中的 56 笔（41%），List.my 自己的市场文字将其描述为「1 至 1.5 层排屋」—— 一种较旧的单层产品，部分带有半层阁楼。其次是双层排屋 36 笔，再来是 Cluster 田字屋 23 笔 —— 这 23 笔全部位于 Jalan Kempas Indah 5，面积大致为 2,562、2,637 或 4,219 平方尺。商用的双层店屋有 20 笔登记，位于 Jalan Kempas Indah 1 与 Jalan Kempas Indah Perdana 支路一带，另有 1 笔单层店屋登记。道路依主干道 Jalan Kempas Indah Perdana 编号延伸 —— 大致为 Jalan Kempas Indah 1 至 7，另加 Jalan Kempas Indah Utama。
Why do this page’s own psf figures for Taman Kempas Indah disagree — RM328 or RM344?为什么本页自己查到的 Taman Kempas Indah 每尺价数字对不上 —— RM328 还是 RM344？
Because List.my itself publishes two different numbers for the same area, and we are flagging the mismatch rather than picking whichever sounds better. The area’s own main page states “Median psf RM328” directly under the transaction count. But List.my’s own Tebrau nearby-area comparison table, the same table this page’s Compare Nearby section draws from, lists Taman Kempas Indah at RM344 psf with a +8.2% twelve-month change. Both numbers come from the same source and the same window; this page could not reconcile why they differ, and has not guessed which is correct. Ask for the underlying transaction-level data if a precise psf figure matters to your decision. 因为 List.my 自己针对同一个区域公布了两个不同的数字，而我们选择标注这个落差，而不是挑一个听起来比较顺耳的来用。这个区域自己的主页面，在成交笔数下方直接写着「Median psf RM328」。但 List.my 自己的 Tebrau 邻区对照表 —— 本页「17 · 邻近区域比较」区块引用的正是这张表 —— 却把 Taman Kempas Indah 列为每尺 RM344、十二个月变动 +8.2%。两个数字来自同一个来源、同一个期间；本页无法核对两者为何不一致，也没有猜测哪一个才对。如果精确的每尺价数字对你的决定很重要，请直接索取底层的逐笔成交数据。
How liquid is the Taman Kempas Indah market — how often do houses actually change hands?Taman Kempas Indah 的成交有多活跃？
136 registered transactions across all types from 2021 to 2026 works out to roughly 2.3 sales a month blended across the whole area, and the annual count has swung considerably: 9 in 2021, 32 in 2022, 46 in 2023, 33 in 2024, 14 in 2025, and 2 so far in 2026. Most of the 2025-2026 drop-off is very likely reporting lag rather than a frozen market — NAPIC subsale records typically take roughly six months to surface, so the most recent one to two years always look artificially thin and should fill in over time. Years with fewer than 10 recorded transactions (2021 and 2026 here) are excluded from this page’s psf price trend for exactly that reason. 2021 至 2026 年全类型共 136 笔登记成交，平均下来整个区域大约每月 2.3 笔，而各年笔数波动相当大：2021 年 9 笔、2022 年 32 笔、2023 年 46 笔、2024 年 33 笔、2025 年 14 笔，2026 年目前 2 笔。2025、2026 年的下滑，很可能大部分是纪录滞后，不是市场冻结 —— NAPIC 二手成交纪录通常需时约半年才会浮现，因此最近一到两年的数字总是看起来偏薄，之后会陆续补齐。正因如此，本页的每尺价走势图剔除了登记笔数不足 10 笔的年份（此处为 2021 与 2026 年）。
Can foreigners buy a house in Taman Kempas Indah?外国人可以在 Taman Kempas Indah 买房吗？
No, not on the recorded numbers, for either landed or the area’s commercial strata. Johor sets a RM2 million minimum purchase price on landed residential property for non-citizens, and every recorded landed median here sits far below that: single-storey terrace RM475,000, double-storey terrace RM660,000, cluster house RM860,000 — the highest residential type recorded. For strata, Johor’s floor is RM1 million; even the double-storey shop, the area’s commercial type, medians RM700,000, also under that threshold. On these numbers a foreign buyer would need an individually large, well-above-median title in this specific area, verified before committing. 以登记数字来看，不行 —— 无论是有地还是这个区的商用分层产权都不行。柔佛对非公民购买有地住宅设有 RM200 万最低价门槛，而这里每一项登记有地中位价都远低于此：单层排屋 RM475,000、双层排屋 RM660,000、Cluster 田字屋 RM860,000（这里登记住宅中最高的屋型）。分层产权方面，柔佛门槛是 RM100 万；就连这个区的商用类型双层店屋，中位价也只有 RM700,000，同样在门槛之下。以这些数字来看，外籍买家若要在这个具体区域出手，需要个别核实一笔面积异常大、价格明显高于中位数的地契，且务必先行核实。
Is Taman Kempas Indah the same as Taman Kempas Utama or Taman Bukit Kempas?Taman Kempas Indah 跟 Taman Kempas Utama 或 Taman Bukit Kempas 是同一个地方吗？
No — three separate NAPIC-tracked areas that all sit inside or near Kempas, Mukim Tebrau, close enough to each other to confuse by name. Taman Kempas Utama is a single-developer masterplan led by IOI Properties Group Berhad, with named semi-detached phases and a much higher blended median (RM950,000) driven by that dominant semi-detached type. Taman Bukit Kempas is an older, simply-gridded suburb with no single named developer, a terrace and low-cost-house base, and the fastest recorded twelve-month psf swing of the three, on its thinnest transaction sample. Taman Kempas Indah, the subject of this page, is also non-gated with no single named developer identified in public records, but its own defining feature is different again: a falling blended median sitting alongside a rising psf, a single-storey terrace core, and a distinct cluster-house enclave on Jalan Kempas Indah 5. All three areas are covered on separate pages on this site. 不是 —— 这是三个独立的 NAPIC 统计区域，都位于或紧邻 Kempas（Mukim Tebrau），彼此距离近到容易被名字搞混。Taman Kempas Utama 是 IOI Properties Group Berhad 主导的单一发展商总体规划，有命名的半独立式期数，混合中位价（RM950,000）也高得多，主要由那个主力半独立式屋型撑起。Taman Bukit Kempas 是较旧、格局简单呈网格状的老区，没有单一命名发展商，以排屋与低成本组屋为主，也是三者之中登记十二个月每尺价变动最快、但成交样本最薄的一区。本页谈的 Taman Kempas Indah，同样没有单一命名发展商、也非门禁社区，但它自己的特征又不一样：混合中位价在下滑，每尺价却在上涨，核心是单层排屋，另外还有一个位于 Jalan Kempas Indah 5 的独立 Cluster 田字屋组团。这三个区域在本站各自有独立页面介绍。
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 if you dispose in years 1 to 3, 20 percent in year 4, 15 percent in year 5, and nil from year 6 onward. Non-citizens pay 30 percent through years 1 to 5 and 10 percent from year 6, with no further reduction — a permanent floor. On a Taman Kempas Indah cluster house at the recorded median of RM860,000, the gap between selling in year five and year six is a meaningful sum for a citizen, and for a non-citizen the 10 percent floor never goes away. 产业盈利税（RPGT），课的是获利，不是售价。马来西亚公民与永久居民：第 1 至 3 年出售 30%、第 4 年 20%、第 5 年 15%，第 6 年起为零。非公民：第 1 至 5 年 30%，第 6 年起 10%，且不再往下调 —— 这是一个永久门槛。以 Taman Kempas Indah Cluster 田字屋的登记中位价 RM860,000 计算，公民第五年卖与第六年卖之间的差额相当可观；而对非公民而言，那 10% 的门槛永远不会消失。
The Tebrau belt, on the same NAPIC dataTebrau 一带，同一份 NAPIC 数据下的对照
Every figure below comes from List.my’s own Tebrau nearby-area comparison table, so these are genuinely comparable on volume and headline psf change. Taman Kempas Indah sits near the bottom on transaction count and near the middle on price among this group — including its two Kempas-area siblings on this site.下方每一个数字都来自 List.my 自己的 Tebrau 邻区对照表，所以在成交量与头条每尺变动上是真正可比的。Taman Kempas Indah 在成交笔数上偏低，价位则位居这组区域的中段 —— 包括本站另外两个 Kempas 一带的页面。
| Area区域 | Records笔数 | Median price中位价 | Median psf中位每尺 | 12-month psf12 个月每尺 | Read解读 |
|---|---|---|---|---|---|
| Taman Impian Emas | 959 | RM724,000 | RM328 | +7.5% | Highest volume in this mukim本 mukim 成交量最高 |
| Taman Daya | 856 | RM450,000 | RM295 | +11.0% | Cheaper blended median, far larger sample混合中位更低，样本大得多 |
| Bandar Dato’ Onn | 815 | RM745,000 | RM436 | +5.2% | Pricier, steady growth on a huge base价位更高，庞大基数下稳定成长 |
| Taman Mount Austin | 777 | RM540,000 | RM428 | +6.3% | Similar blended median, five times the sample混合中位相近，样本是五倍以上 |
| Taman Setia Indah | 731 | RM560,000 | RM372 | +4.0% | Same residential median, much larger sample住宅中位价相同，样本大得多 |
| Bandar Jaya Putra | 697 | RM660,000 | RM520 | +5.2% | Same double-storey-terrace price, higher psf与双层排屋同价，每尺价更高 |
| Taman Desa Tebrau | 673 | RM704,000 | RM400 | −6.4% | Pricier, but going backwards价位更高，但在倒退 |
| Setia Tropika | 610 | RM800,000 | RM422 | +3.8% | Highest median in this table, steady本表中位价最高，走势平稳 |
| Taman Puteri Wangsa | 555 | RM450,000 | RM299 | +0.9% | Cheaper blended median, almost flat混合中位更低，走势几乎持平 |
| Taman Seri Austin | 485 | RM650,000 | RM429 | +3.8% | Similar blended median, higher psf tier混合中位相近，每尺价层更高 |
| Taman Pelangi Indah | 411 | RM666,000 | RM292 | −2.1% | Similar blended median, but falling混合中位相近，但在下跌 |
| D’Summit Residences | 395 | RM441,000 | RM582 | −15.1% | Falling hard, sits inside Kempas Utama’s masterplan跌幅深，属 Kempas Utama 总规划内的独立区域 |
| Taman Kempas Indah | 136 | RM615,000 | RM344 | +8.2% | Blended price falling, psf rising — read section 06混合价在跌、每尺价在涨 —— 见第 06 节 |
Inside the Kempas name: three separate pages, three different stories同一个「Kempas」名字底下：三个独立页面，三个不同的故事
| Page页面 | Records笔数 | Blended median混合中位价 | 12m psf12 个月每尺 | The story故事 |
|---|---|---|---|---|
| Taman Kempas Utama | 228 | RM950,000 | +4.3% | IOI masterplan; blended median hides a RM1.41m dominant semi-D typeIOI 总规划；混合中位数底下藏着 RM1.41m 的主力半独立式屋型 |
| Taman Bukit Kempas | 151 | RM500,000 | +24.2% | Older grid suburb; fastest 12m swing in Tebrau, on the thinnest sample较旧的网格老区；Tebrau 十二个月涨幅最快，样本却最薄 |
| Taman Kempas Indah | 136 | RM615,000 | +8.2% | This page. Blended median falling, residential psf rising — a mix-shift story本页。混合中位价在跌、住宅每尺价在涨 —— 一个产品组合转移的故事 |
| Taman Kempas | 74 | RM365,000 | +20.1% | Smallest sample of the four; no semi-detached, cluster or bungalow on record四者中样本最小；没有半独立式、Cluster 或独立式洋房登记纪录 |
Tell me the street. I will tell you what it actually sold for.告诉我哪条路。我告诉你它实际卖了多少。
Taman Kempas Indah has at least four price tiers behind one blended median, and that median is falling for reasons that have nothing to do with value. Send me the street and house type and I will come back with the recorded comparables for that specific product, not the area-wide average. Taman Kempas Indah 一个混合中位数底下至少藏着四个价位层，而这个中位数下滑的原因，跟价值本身没有关系。把道路与屋型发给我，我会回你那个具体产品的登记可比案例，而不是整个区域的平均值。