Kempas Utama: what RM950,000
actually buys here isn’t RM950,000
太子岭：RM95 万这个数字，
其实买不到这里真正在卖的东西
The headline NAPIC median for Taman Kempas Utama is RM950,000. That number blends everything from small strata units to full landed houses, and it describes no single home in the estate. Split by type, the product this township is actually built around — the double-storey semi-detached house, 71 of 198 residential transactions, more than any other type — medians RM1,413,000. IOI Properties is already marketing its current phase, Valeria 2, as the last landed phase here. This page is about that gap, and what it means for you. 太子岭在 NAPIC 的中位数是 RM950,000。这个数字把所有产品混在一起 —— 从小型分层单位到完整有地住宅都算，结果哪一栋具体的房子都描述不了。按屋型拆开看，这个社区真正的主力产品 —— 双层半独立式，198 笔住宅纪录中的 71 笔，比任何其他单一屋型都多 —— 中位价单独是 RM1,413,000。IOI Properties 目前在售的 Valeria 2，官方已标注为这里最后一期有地住宅。这一页要谈的，就是这个数字落差，以及它对你意味着什么。
© Chongkian · CC BY-SA 4.0 · Wikimedia CommonsKempas Utama in 30 seconds30 秒看懂 Kempas Utama
- What it is: a gated, freehold-marketed township in Kempas, Mukim Tebrau, postcode 81300, developed by Wealthy Growth Sdn Bhd, a subsidiary of IOI Properties Group Berhad. Landed phases (Valeria, Valeria 2, Viscosa, Oleander) sit alongside condo and SOHO towers (D’Summit Residences, i-nova) and shop offices (Kempas Square) inside one masterplan, with a 3.8-acre town park. 它是什么：位于 Tebrau 区 Kempas 的门禁式永久地契项目，邮区 81300，由 IOI Properties Group Berhad 旗下子公司 Wealthy Growth Sdn Bhd 开发。有地期数（Valeria、Valeria 2、Viscosa、Oleander）与公寓／SOHO 大楼（D’Summit Residences、i-nova）、店屋（Kempas Square）同属一个总体规划，社区内附设 3.8 英亩市镇公园。
- What it costs — read the type, not the average: 228 registered transactions from 2021 to 2026, blended median RM950,000 at RM404 psf. But the dominant type, double-storey semi-detached (71 records), medians RM1,413,000 at RM407 psf; the terrace (54 records) is RM729,000; the cluster house (15 records) is RM1,150,000. 多少钱 —— 请看屋型，不要只看平均：2021 至 2026 年 228 笔登记成交，混合中位 RM950,000、每尺 RM404。但成交量最大的双层半独立式（71 笔）中位价为 RM1,413,000、每尺 RM407；排屋（54 笔）为 RM729,000；Cluster 田字屋（15 笔）为 RM1,150,000。
- The number that decides the future: IOI is currently marketing its last phase of landed property here, Valeria 2. Once it sells out, everything landed in Taman Kempas Utama becomes a resale market — no more developer-priced entry. 决定未来的数字：IOI 目前在售的 Valeria 2，官方标注为这里最后一期有地住宅。一旦售罄，太子岭的有地住宅将全面进入二手市场 —— 不再有发展商定价的入场管道。
- The detail almost nobody separates out: D’Summit Residences, four 35-storey towers inside the same masterplan, is tracked by NAPIC as its own area — 395 transactions, median RM441,000, down 15.1% in twelve months. That is a different, falling market sitting inside the same postcode as the landed phases that are holding steady. 几乎没人拆开讲的细节：同属一个总规划的 D’Summit Residences（四栋 35 层大楼），在 NAPIC 数据里被列为独立区域 —— 395 笔成交，中位价 RM441,000，十二个月内下跌 15.1%。这是同一个邮区里，另一个正在下跌的市场，与走势平稳的有地部分完全不同。
- The honest catch: liquidity in the dominant semi-D type is lumpy — 27 sales in 2021, then just 1 in 2022, 20 in 2023 and 2024, and only 2 in 2025. And on the numbers, landed here at median pricing sits below Johor’s RM2 million floor for foreign buyers — even the estate’s one recorded bungalow, at RM1,876,000, falls short. 诚实提醒：主力半独立式的成交量并不均匀 —— 2021 年 27 笔，2022 年骤降至仅 1 笔，2023、2024 年各 20 笔，2025 年只有 2 笔。而从数字看，这里的有地住宅中位价均低于柔佛给外籍买家设的 RM200 万门槛 —— 就连这里唯一登记的独立式洋房（RM1,876,000）也没跨过。
Kempas — the town Taman Kempas Utama sits inside甘拔士（Kempas）—— 太子岭所在的市镇
No Wikimedia photographer has been inside the gated phases of Taman Kempas Utama itself — the Street View panels further down cover the estate’s own roads. What these photographs show is the surrounding town of Kempas and neighbouring Tampoi: its railway station, mosques, shops, medical centre and the industrial belt just beyond the estate’s gates. 目前没有 Wikimedia 摄影者拍过太子岭门禁内部 —— 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）市镇与邻近的 Tampoi：火车站、清真寺、店屋、医药中心，以及社区大门外不远处的工业带。
Four buyers, and they are not shopping for the same product四种买家，买的其实不是同一样东西
A township with a RM290,000 gap between its cheapest recorded landed type and its dominant one is not one market. It is several, stacked on the same postcode.最便宜的登记有地屋型与主力屋型之间差了近 RM70 万的市镇，不是一个市场，而是好几个市场叠在同一个邮区里。
The semi-D upgrader换屋到半独立式的家庭
Buying into Valeria, Valeria 2 or Viscosa — 40×80 ft lots, built-ups from roughly 2,668 sq ft — as a step up from a terrace elsewhere in Tebrau. This is the buyer the developer has been building phase after phase for, and the 71 recorded transactions confirm the demand is real, not just a marketing claim.买入 Valeria、Valeria 2 或 Viscosa —— 地契 40×80 尺，建筑面积约 2,668 平方尺起 —— 作为从 Tebrau 其他区排屋换屋升级的一步。发展商一期接一期盖的，就是这一类买家；71 笔登记成交证明这份需求是真的，不只是行销说辞。
The terrace-level buyer排屋级预算买家
Priced out of the semi-D phases but still wants a Kempas Utama address. The double-storey terrace, 54 recorded sales, is the realistic landed entry — a materially different product and price tier from the estate’s headline.买不起半独立式那个价位，但仍想要太子岭这个门牌。双层排屋（54 笔登记）是实际可行的有地入门产品 —— 与这个社区的头条数字，是完全不同的产品与价位层。
The SOHO / condo investorSOHO ／ 公寓投资者
Buying i-nova (922 SOHO units, from 467 sq ft) or a unit at D’Summit Residences for yield rather than a family home. D’Summit’s own NAPIC track record — median RM441,000, down 15.1% in twelve months — is the number this buyer needs to see before comparing it to the landed phases.买 i-nova（922 个 SOHO 单位，467 平方尺起）或 D’Summit Residences 的单位，图的是收益而非自住。D’Summit 自己的 NAPIC 成交纪录 —— 中位价 RM441,000，十二个月跌 15.1% —— 是这类买家在拿它跟有地部分比较之前，必须先看清楚的数字。
The last-chance landed buyer抢「最后一期」的买家
Aware that Valeria 2 is IOI’s last marketed landed phase here, and buying now specifically because new developer-priced landed stock in Taman Kempas Utama will not exist afterward. Whether that scarcity argument holds depends on how much land IOI still has quietly banked — ask, do not assume.知道 Valeria 2 是 IOI 在这里最后一期在售的有地项目，现在就下手，正是因为之后太子岭不会再有发展商定价的新有地供应。这个稀缺论点站不站得住，取决于 IOI 手上还囤着多少地 —— 请直接问，不要自己假设。
A Wednesday at Kempas UtamaKempas Utama 的一个星期三
Pick a weekday, not a weekend open house. A Wednesday shows you the highway noise, the school run and the industrial-belt traffic a Sunday viewing will not.要看，就挑平日，不要只看周末的样品屋开放日。星期三会让你看到高速噪音、上学车流与工业带交通 —— 这些周日看房时都看不到。
School and commute traffic converges on Jalan Kempas Lama toward the North-South Expressway’s Kempas interchange. Being minutes from a toll entrance cuts both ways — fast access out, and traffic backing up toward it at peak hour.上学与通勤车流汇入 Jalan Kempas Lama，往南北大道甘拔士出入口方向。离收费站入口只有几分钟，是双面刃 —— 出城快，但高峰期车流也往那里堵。
Weekday quiet inside the gated semi-D phases. Guardhouses at Valeria and Viscosa’s entrances control who drives through — a materially different street feel from the open terrace rows in older parts of Tebrau.门禁半独立式期数内平日安静。Valeria 与 Viscosa 入口的保安亭控制车辆进出 —— 与 Tebrau 其他较旧区域的开放式排屋街，街道氛围明显不同。
Kempas Medical Centre and the everyday shop rows handle lunch-hour errands. This is a functioning town centre, not a purely residential dormitory — but it is also smaller and quieter than the food-street townships further into Tebrau.甘拔士医药中心与日常店屋排处理午间杂务。这是一个运作中的市镇中心，不是纯睡城 —— 但规模与热闹程度，都比 Tebrau 更深处那些以美食街闻名的市镇要小、要安静。
Kempas Baru railway station, relocated to a new building in 2024, runs KTM services toward Kuala Lumpur, Butterworth, Padang Besar and JB Sentral — a rail option most Tebrau estates simply do not have.2024 年迁至新站房的甘拔士峇鲁火车站，提供 KTM 服务往吉隆坡、北海、白沙镇与新山中央车站 —— 这是 Tebrau 多数社区没有的铁路选项。
Evening traffic on the roads toward the Kempas industrial belts — Kawasan Perindustrian Maju Jaya and Taman Perindustrian Tampoi — includes lorries heading in and out. Drive the specific approach road to your target house at this hour before you commit.往甘拔士工业带（Maju Jaya 工业区与 Tampoi 工业区）方向的傍晚车流，包含进出的货车。下单前，请在这个时段亲自开一趟你锁定房子的那条联外道路。
Quiet inside the gated phases; the town itself is not a nightlife destination the way Mount Austin or Taman Sentosa are. If you want an estate with an evening food scene on your doorstep, this is honestly not that estate.门禁期数内很安静；这个市镇本身不像 Mount Austin 或 Taman Sentosa 那样是夜生活目的地。如果你想要的是家门口就有夜间美食气氛的社区，老实说这里不是。
Two highways at the doorstep, city-side of Tebrau门口就是两条高速，位于 Tebrau 靠市区一侧
Taman Kempas Utama 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. That puts it closer to the Johor Bahru city centre than most of the estates further east in Tebrau. Taman Kempas Utama 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。这让它比 Tebrau 更东侧的多数社区，更靠近新山市中心。
The developer’s own materials describe the estate as connected to the North-South Expressway and the Eastern Dispersal Link (EDL), with the Pasir Gudang Highway also cited. The main access road, Jalan Kempas Lama, is where IOI’s own sales gallery sits — this is not an estate you reach via a long single feeder road.依发展商资料，社区连接 南北大道 与 东部疏散大道（EDL），另亦提及 Pasir Gudang Highway。主要联外道路 Jalan Kempas Lama 上就是 IOI 自己的销售中心 —— 这不是一个要绕一条长长联外道路才到得了的社区。
| Destination目的地 | Distance / drive距离／车程 |
|---|---|
| North-South Expressway, Kempas interchange | at the estate’s doorstep社区门口 |
| Kempas Baru KTM railway station | 5–10 min |
| Giant & Plaza Angsana, Tampoi 发展商公布 10 km | 10 km |
| Lotus’s Setia Tropika | 10–20 min |
| AEON Mall Bandar Dato’ Onn | 15–25 min |
| JB City Centre / CIQ / RTS Bukit Chagar | 15–25 min |
| AEON / Tesco / Johor Premium Outlets / Woodlands Checkpoint 发展商公布 18 km | 18 km |
| Senai International Airport | 25–35 min |
Two highways, a railway station and a golf club, all cited by the developer两条高速、一座火车站、一间高尔夫球会 —— 全是发展商自己列出的
Some of the claims below come from IOI’s own marketing and a local agency’s listing rather than an independent survey — flagged where relevant so you know what to verify yourself.下方部分资讯来自 IOI 自身的行销资料与在地代理的挂牌页面，而非独立实地调查 —— 相关处已标注，方便你知道哪些需要自己再核实。
Roads & rail道路与铁路
The estate connects to the North-South Expressway and the Eastern Dispersal Link, per the developer, with the Pasir Gudang Highway also cited. Kempas Baru railway station, relocated to a new building in February 2024 for the Gemas-JB Electrified Double Track Project, adds a KTM option most Tebrau estates lack.依发展商资料，社区连接 南北大道 与 东部疏散大道，另亦提及 Pasir Gudang Highway。2024 年 2 月因「金马士—新山电气化双轨计划」迁至新站房的 甘拔士峇鲁火车站，提供多数 Tebrau 社区没有的 KTM 选项。
Schools学校便利
The developer’s amenity list cites Fairview International School and Southern University College as close by. Independently documented in the wider Kempas area: SJK(C) Kempas Baru (Chinese-medium primary), SK Taman Bukit Kempas (national primary) and SMK Tan Sri Mohamed Rahmat (national secondary). 发展商配套清单列出邻近的 Fairview 国际学校 与 南方大学学院。独立查证 Kempas 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。
Medical & retail医疗与零售
Kempas Medical Centre is cited by the developer as close by. Retail runs from everyday shop rows inside Kempas out to Giant and Plaza Angsana in Tampoi (10 km, per developer) and, further out, AEON, Tesco and Johor Premium Outlets (18 km, per developer).发展商列出邻近的 甘拔士医药中心。零售方面，近处是甘拔士的日常店屋排，稍远是 Tampoi 的 Giant 与 Plaza Angsana（发展商公布 10 公里），再远则是 AEON、Tesco 与柔佛名牌城（发展商公布 18 公里）。
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 Utama is not one market wearing one price tag. Read past the headline number before you decide anything. 以下每一点都指向同一个主题：太子岭不是一个市场、一个价格标签。请先看穿头条数字，再做任何决定。
The dominant type outprices the headline by 49%主力屋型比头条数字高出 49%
The blended median across all 228 recorded transactions is RM950,000. The double-storey semi-detached house — the single largest type at 71 records — medians RM1,413,000, 49% above the headline. If you searched “Kempas Utama price” and stopped at the first number, you underpriced the estate’s own core product by nearly half a million ringgit. 全部 228 笔登记的混合中位价是 RM950,000。而这里成交量最大的单一屋型 —— 双层半独立式（71 笔）—— 中位价单独是 RM1,413,000，比头条数字高出 49%。如果你搜「Kempas Utama 房价」只看第一个数字，你把这个社区自己的主力产品估低了将近 RM46 万。
IOI is selling its last landed phase nowIOI 正在卖这里最后一期有地
Valeria 2 — double-storey semi-detached, 40×80 ft lots, from RM1,527,365 at launch — is explicitly marketed by IOI as the last phase of landed property in Taman Kempas Utama. After it sells out, new landed supply in the estate stops; every future landed transaction here becomes a resale, priced against whatever the market will bear rather than a developer’s list price. Valeria 2 —— 双层半独立式，地契 40×80 尺，开售价 RM1,527,365 起 —— IOI 官方明确标注为 太子岭最后一期有地住宅。售罄之后，社区内不再有新有地供应；未来所有有地成交都是二手转售，价格由市场决定，不再是发展商的公告价。
D’Summit Residences is a different, falling marketD’Summit Residences 是另一个正在下跌的市场
Same masterplan, separate NAPIC listing: 395 transactions, median RM441,000 at RM582 psf, down 15.1% over twelve months — the steepest decline among the top Tebrau areas this page checked. Whoever quotes you “Kempas Utama condo prices” may be quoting a tower on a genuinely different trajectory from the landed phases. 同一个总体规划，但在 NAPIC 数据里是独立区域：395 笔成交，中位价 RM441,000、每尺 RM582，十二个月内下跌 15.1% —— 是本页查证的 Tebrau 主要区域里跌幅最深的。有人跟你报「Kempas Utama 公寓价」时，报的很可能是一栋走势与有地部分完全不同的大楼。
Two highways at the door, plus a railway station门口两条高速，外加一座火车站
The North-South Expressway’s Kempas interchange and the Eastern Dispersal Link both connect directly, per the developer, and Kempas Baru railway station — relocated to a new building in February 2024 — adds a KTM option toward KL, Butterworth, Padang Besar and JB Sentral that most Tebrau estates simply do not have. 依发展商资料，南北大道甘拔士出入口与东部疏散大道皆直接连接；2024 年 2 月迁至新站房的甘拔士峇鲁火车站，更提供往吉隆坡、北海、白沙镇与新山中央车站的 KTM 选项 —— 这是多数 Tebrau 社区没有的。
Above Johor’s cluster-tier price, still under the foreign floor高于柔佛 Cluster 屋价位，仍低于外籍门槛
Recorded cluster median RM1,150,000 and semi-D median RM1,413,000 both sit meaningfully above Tebrau neighbours like Taman Daya (RM450,000) or Taman Impian Emas (RM724,000) — but still short of Johor’s RM2 million floor for non-citizen landed purchases. This is a mid-to-upper Malaysian-buyer market, not a foreign one. 登记 Cluster 中位价 RM1,150,000 与半独立式中位价 RM1,413,000，都明显高于 Tebrau 邻区如 Taman Daya（RM450,000）或 Taman Impian Emas（RM724,000）—— 但仍未达柔佛给非公民有地住宅设的 RM200 万门槛。这是一个中高端的马来西亚买家市场，不是外籍市场。
Volume comes in bursts, not a steady drip成交量是一阵一阵来的，不是稳定滴流
The dominant semi-D type recorded 27 sales in 2021, then collapsed to 1 in 2022, rebuilt to 20 in both 2023 and 2024, then thinned to 2 in 2025. Treat any single year’s median for this type with real caution, and always ask for the most recent comparables rather than trusting a single data point. 主力半独立式屋型，2021 年成交 27 笔，2022 年骤降到 1 笔，2023、2024 年各回升到 20 笔，2025 年又降到 2 笔。请对这个屋型任何单一年份的中位价保持警惕，并务必索取最新的可比成交，不要只信一个数据点。
And the questions the sales gallery will not raise first以及销售中心不会主动提的问题
🏠 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
Six named phases, one masterplan, two very different markets六个命名期数，一份总规划，两个截然不同的市场
Phase names and specifications below are confirmed on IOI Properties’ own current developer site. Roads inside the estate follow the Jalan Kempas Utama 1, 2 and 3 series; the bungalow record sits on the adjoining Jalan Kempas 1/33. 以下期数名称与规格，均确认自 IOI Properties 现行官方发展商网站。社区内道路依 Jalan Kempas Utama 1、2、3 系列命名；唯一的独立式登记纪录位于相邻的 Jalan Kempas 1/33。
| Phase期数 | Product产品 | Lot / built-up地契／建筑面积 | Launch price (developer)开售价（发展商） | Status现况 |
|---|---|---|---|---|
| Valeria 2 | Double-storey semi-detached双层半独立式 | 40′x80′ · 2,668 sq ft | RM1,527,365+ | Last landed phase最后一期有地 |
| Valeria | Double-storey semi-detached双层半独立式 | 40′x80′ · 2,668–3,072 sq ft | RM1,231,900+ | Last unit最后一间 |
| Viscosa | Semi-detached twin villas半独立式双拼别墅 | 40′x80′ · 3,277 sq ft | RM1,366,900+ | Sold out已售罄 |
| Oleander | Double-storey cluster house双层 Cluster 田字屋 | 33′x75′ · 3,111 sq ft | RM1,308,900+ | Last unit最后一间 |
| D’Summit Residences | 4 × 35-storey condominium towers四栋 35 层公寓大楼 | 527–1,244 sq ft | RM380,000+ | Tracked separately by NAPICNAPIC 独立列计 |
| i-nova | SOHO tower, 922 unitsSOHO 大楼，922 个单位 | 467–646 sq ft | RM275,900+ | New launch新推出 |
Three landed products, priced a world apart三种有地产品，价位天差地远
Registered landed transactions split cleanly by type. The double-storey semi-detached, the largest single group, prices nearly double the terrace on a psf basis close to par — the difference is almost entirely land and built-up size, not location. 登记的有地成交依屋型分得很干净。成交量最大的双层半独立式，总价几乎是排屋的两倍，但每尺价相差不大 —— 差距几乎全来自地契与建筑面积大小，而不是地段。
Double-storey terrace双层排屋
Double-storey semi-detached双层半独立式
Cluster house · bungalowCluster 田字屋 · 独立式
Mid volume, upper-mid price, positive but choppy growth量中等、价位中高、涨势正向但不平稳
Kempas Utama against nearby Tebrau areasKempas Utama 与邻近 Tebrau 区域对照
RM729,000 to RM1,876,000 — four products, one postcodeRM729,000 至 RM1,876,000 —— 一个邮区，四种产品
Registered medians by type, 2021 to 2026. Read the ladder, not the average — the blended RM950,000 headline sits roughly between the terrace and cluster tiers and describes neither. 2021 至 2026 年各屋型登记中位价。请读这道阶梯，不要读平均 —— 混合后的 RM950,000 头条数字，大致落在排屋与 Cluster 之间，两者都不是它真正描述的对象。
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: 228 records, blended median RM950,000 at RM404 psf (12-month figure). Residential-only blended median is RM845,000 at RM395 psf; commercial-only is RM1,379,000 at RM685 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：228 笔，混合中位 RM950,000、每尺 RM404（12 个月口径）。仅住宅的混合中位为 RM845,000、每尺 RM395；仅商业为 RM1,379,000、每尺 RM685。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 (P25–P75)稳定区间 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|
| Town houseTown House | 16 | RM150,000 RM147 psf | RM150,000 – 173,000 | No — below RM1m strata floor不行 —— 低于分层 RM100 万门槛 |
| Double-storey terrace双层排屋 | 54 | RM729,000 RM334 psf | RM540,000 – 941,000 | No不行 |
| Cluster houseCluster 田字屋 | 15 | RM1,150,000 RM440 psf | RM1,050,000 – 1,250,000 | No不行 |
| Double-storey semi-detached双层半独立式 | 71 | RM1,413,000 RM407 psf | RM1,130,000 – 1,690,000 | No不行 |
| Bungalow独立式 | 1 | RM1,876,000 RM285 psf · Jalan Kempas 1/33 | Single record仅 1 笔 | No — still under RM2m不行 —— 仍未达 RM200 万 |
| Double-storey shop双层店屋 | 8 | RM1,075,000 RM343 psf | RM869,000 – 1,280,000 | Commercial — different rules商用 —— 另一套规则 |
| 3-storey shop三层店屋 | 13 | RM1,629,000 RM334 psf | RM1,370,000 – 1,890,000 | Commercial — different rules商用 —— 另一套规则 |
| Condo/Apartment ⚠公寓 ⚠ | 39 | RM80,000 RM94 psf | RM80,000 – 97,000 | See note below见下方说明 |
| All types, blended (12m)全类型混合（12 个月） | 228 | RM950,000 RM404 psf · +4.3% 12m | RM487,000 – 1,410,000 | Landed closed to non-citizens有地对非公民关闭 |
Six years of records — and why three years are missing from the trend line六年的纪录 —— 以及为什么走势图里少了三年
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。
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 sales (all types, 12-month window) landed between RM487,000 and RM1,410,000, with the median at RM950,000. That band is wide because it contains a thin, oddly-priced strata segment, a mid-tier terrace market and an upper-tier semi-detached market at the same time. Before comparing any Kempas Utama price to another township, establish which product you are looking at. 全部登记成交（全类型，12 个月口径）中有一半落在 RM487,000 至 RM1,410,000 之间，中位数为 RM950,000。这个区间之所以宽，是因为它同时装着一个薄且价格异常的分层市场、一个中价位排屋市场，以及一个中高价位半独立式市场。在你拿任何 Kempas Utama 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。
Recorded transactions by year, all types各年度登记成交笔数（全类型）
Dominant-type trend: double-storey semi-detached, psf by year主力屋型走势：双层半独立式，各年每尺价
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. Every recorded landed median in Taman Kempas Utama — terrace, cluster, semi-detached, even the estate’s one bungalow — sits below RM2 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 Utama 每一项登记有地中位价 —— 排屋、Cluster、半独立式，甚至社区唯一的独立式洋房 —— 全都低于 RM200 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 recorded double-storey semi-detached median of RM1,413,000 — the dominant type here.预设值为双层半独立式的登记中位价 RM1,413,000 —— 这里的主力屋型。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM1,413,000, the recorded semi-detached median. First-time Malaysian buyers at or below RM500,000 are exempt from transfer stamp duty in 2026 and 2027 — worth checking against the terrace median of RM729,000, which is still above that threshold.预设 RM1,413,000，即半独立式登记中位价。马来西亚首购族在 RM500,000 或以下于 2026 与 2027 年免转让印花税 —— 对照排屋 RM729,000 的中位价，仍高于这个门槛。
Johor’s minimum purchase price for a non-citizen is RM2 million on landed and RM1 million on strata. Every recorded landed median here is below that: RM729,000 terrace, RM1,150,000 cluster, RM1,413,000 semi-detached, RM1,876,000 bungalow. 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。这里每一项登记有地中位价都在门槛之下：排屋 RM729,000、Cluster RM1,150,000、半独立式 RM1,413,000、独立式 RM1,876,000。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? That decides which market you are actually in.哪一期？这个问题决定了你实际身处哪一个市场。
Semi-detached, terrace, cluster or a D’Summit unit — four different price tiers under one masterplan name. Tell me the phase and the budget and the rest is quick.半独立式、排屋、Cluster，还是 D’Summit 的单位 —— 同一个总规划名字下的四个不同价格层。告诉我期数与预算，其余的很快。
A real scarcity story, sitting next to a real data mess一个真实的稀缺故事，紧挨着一团真实的数据乱象
✓ Strengths优势
- A genuinely large, verified developer behind it. IOI Properties Group Berhad, through Wealthy Growth Sdn Bhd, has run this masterplan through six-plus named phases — this is not a small, opaque local developer.背后是货真价实、可查证的大型发展商。IOI Properties Group Berhad 透过 Wealthy Growth Sdn Bhd，把这个总规划做了六期以上的命名项目 —— 不是小型、资讯不透明的在地发展商。
- Landed supply is genuinely finite. Valeria 2 is explicitly marketed as the last landed phase. Whatever you think of marketing labels, once it sells out, this specific claim becomes independently checkable against the transaction record.有地供应确实有限。Valeria 2 被明确标注为最后一期有地。不管你怎么看行销话术，一旦售罄，这个说法就能拿成交纪录独立核实。
- Two highways and a railway station, all at the doorstep. The North-South Expressway, the Eastern Dispersal Link, and Kempas Baru railway station (relocated 2024) give this estate connectivity options most Tebrau townships do not have.两条高速加一座火车站，全在门口。南北大道、东部疏散大道，以及 2024 年迁址的甘拔士峇鲁火车站，让这里的联外选择比多数 Tebrau 市镇更多。
- Positive twelve-month growth, on a mid-sized transaction base. +4.3% psf on 228 records is not the fastest in Tebrau, but it is positive, and it sits on a real, if uneven, transaction history rather than a handful of sales.十二个月涨幅为正，且基础量不算小。228 笔纪录上 +4.3% 的每尺涨幅，不是 Tebrau 最快的，但是正向的，而且建立在一段真实、虽不平稳的成交历史上，不是靠几笔零星成交撑出来的。
- A price ladder wide enough to trade up inside the same postcode. Terrace at RM729,000, cluster at RM1,150,000, semi-detached at RM1,413,000 — a family can move up twice without leaving Kempas Utama.价格阶梯够宽，能在同一个邮区里换屋升级。排屋 RM729,000、Cluster RM1,150,000、半独立式 RM1,413,000 —— 一个家庭可以在太子岭内换两次屋，不必搬离这个社区。
△ Things to weigh需要权衡的
- The blended median will actively mislead you if you do not check the type. RM950,000 sits between the terrace and cluster tiers and describes neither — and this page exists partly because that gap is unusually wide here.如果不核对屋型，混合中位数会主动误导你。RM950,000 落在排屋与 Cluster 两个价位之间，两者都不是它真正描述的对象 —— 这一页很大程度就是因为这里的落差异常大而写的。
- One data set inside this masterplan looks broken. The recorded “Condo/Apartment” median of RM80,000 does not match any normal Johor Bahru condo price and is inconsistent with D’Summit Residences’ own separate figures. Verify any strata unit’s actual transaction directly rather than trusting this NAPIC bucket.这个总规划底下有一组数据看起来是错的。登记的「公寓」中位价 RM80,000，不符合新山这一带任何正常公寓价格，也与 D’Summit Residences 自己的独立数字对不上。请直接核实任何分层单位的实际成交，不要相信这个 NAPIC 分类。
- D’Summit Residences is down 15.1% in twelve months. If your comparable set includes that tower without you realising it, you will misprice both the condo and the landed side of this masterplan.D’Summit Residences 十二个月内跌了 15.1%。如果你的可比案例不知不觉把这栋大楼算了进去，你会把这个总规划的公寓与有地两边的价格都估错。
- Semi-D volume is lumpy — 27, then 1, then 20, 20, then 2. A “median” built on 1 or 2 sales in a thin year is not a trend, it is a data point. Ask for the underlying transaction count before you trust any single-year figure.半独立式成交量很不平均 —— 27，然后 1，然后 20、20，然后 2。用某一年只有 1 或 2 笔撑出来的「中位数」，不是趋势，只是一个数据点。相信任何单一年份数字之前，请先问背后的笔数。
- Closed to foreign buyers on every recorded landed figure, including the one bungalow. Your resale buyer pool is Malaysian. Do not plan an exit strategy around a foreign upgrade sale here.每一项登记有地数字都对外籍买家关闭，连唯一那栋独立式也不例外。你的接手买家池是马来西亚人。不要在这里规划一个靠外籍买家升值接手的退出方案。
- Some of the “nearby amenities” are the developer’s own claims, not this page’s independent survey. Fairview International School, Southern University College and Starhill Golf & Country Club are cited by IOI and a local agency respectively — drive the route yourself before relying on the distance.部分「周边配套」是发展商自己的说法，不是本页的独立实地调查。Fairview 国际学校、南方大学学院与 Starhill 高尔夫乡村俱乐部，分别引自 IOI 与在地代理 —— 请自己开一趟，不要只信距离说法。
Taman Kempas Utama FAQTaman Kempas Utama 常见问题
How much does a house in Taman Kempas Utama cost?Taman Kempas Utama（太子岭）的房子多少钱？
Registered subsale transactions in Taman Kempas Utama show 228 records from 2021 to 2026, median RM950,000 at RM404 per square foot, published by List.my from NAPIC data. But that figure blends every property type together, from small strata units to landed houses. Split by type, the dominant product is the double-storey semi-detached house — 71 of 198 residential records, more than any other single type — with its own median of RM1,413,000 at RM407 psf. The double-storey terrace (54 records) has a lower median of RM729,000 at RM334 psf, and the cluster house (15 records) sits at RM1,150,000 at RM440 psf. The blended RM950,000 headline describes no single house in the estate. Taman Kempas Utama 的登记二手成交显示：2021 至 2026 年共 228 笔纪录，中位价 RM950,000、每平方尺 RM404，资料由 List.my 依 NAPIC 数据公布。但这个数字把所有产品混在一起 —— 从小型分层单位到有地住宅都算在内。按屋型拆开看，成交量最大的产品是双层半独立式：198 笔住宅纪录中有 71 笔，比任何其他单一屋型都多，中位价单独为 RM1,413,000、每尺 RM407。双层排屋（54 笔）中位价较低，为 RM729,000、每尺 RM334；Cluster 田字屋（15 笔）则是 RM1,150,000、每尺 RM440。RM950,000 这个混合中位数，其实描述不了这里任何一栋具体的房子。
Why is the double-storey semi-detached house the dominant type in Taman Kempas Utama, not the terrace?为什么 Taman Kempas Utama 的主力产品是半独立式，不是排屋？
It reflects how the developer built the estate out. IOI Properties, through its subsidiary Wealthy Growth Sdn Bhd, ran several successive semi-detached phases here — Valeria, Valeria 2 and Viscosa — each on 40 by 80 foot lots with built-ups from roughly 2,668 to 3,277 sq ft, according to the developer’s own current listings. That successive semi-D program is why 71 of the estate’s 198 recorded residential transactions, the largest share of any type, are double-storey semi-detached houses. As of this page’s last check, Valeria 2 is explicitly marketed by IOI as the last phase of landed property in Taman Kempas Utama — once its remaining units sell, new landed supply here stops, and every future landed transaction becomes a resale. 这反映了发展商的开发节奏。IOI Properties 透过旗下子公司 Wealthy Growth Sdn Bhd，在这里接连推出多期半独立式产品 —— Valeria、Valeria 2 与 Viscosa —— 依发展商现行资料，地契均为 40 x 80 尺，建筑面积约 2,668 至 3,277 平方尺。正是这一连串半独立式项目，让这个区 198 笔住宅登记纪录中有 71 笔是双层半独立式，比任何其他屋型都多。截至本页最后查证时，IOI 官方将 Valeria 2 明确标注为「Taman Kempas Utama 最后一期有地住宅」—— 一旦剩余单位售罄，这里将不再有新有地供应，未来所有有地成交都只能是二手转售。
Who developed Taman Kempas Utama, and what are its phases?Taman Kempas Utama（太子岭）的发展商是谁？有哪些期数？
Taman Kempas Utama is developed by Wealthy Growth Sdn Bhd, a subsidiary of IOI Properties Group Berhad, with its sales gallery on Jalan Kempas Lama, 81300 Johor Bahru. Named phases confirmed on the developer’s own site include Valeria and Valeria 2 (double-storey semi-detached, 40×80 ft), Viscosa (semi-detached twin villas, sold out), Oleander (double-storey cluster house, 33×75 ft), D’Summit Residences (four 35-storey condominium towers), i-nova (a 922-unit SOHO tower) and Kempas Square (freehold shop offices). The estate sits within what IOI calls the Kempas-Tebrau growth corridor inside Iskandar Malaysia, and includes a 3.8-acre town park. Taman Kempas Utama 由 Wealthy Growth Sdn Bhd 发展，是 IOI Properties Group Berhad 的子公司，销售中心位于 Jalan Kempas Lama，81300 新山。依发展商官网确认的命名期数包括：Valeria 与 Valeria 2（双层半独立式，地契 40×80 尺）、Viscosa（半独立式双拼别墅，已售罄）、Oleander（双层 Cluster 田字屋，地契 33×75 尺）、D’Summit Residences（四栋 35 层公寓大楼）、i-nova（922 个单位的 SOHO 大楼），以及 Kempas Square（永久地契店屋）。整个项目位于 IOI 所称的「Kempas-Tebrau 增长走廊」内，属依斯干达经济特区范围，社区内附设 3.8 英亩市镇公园。
Can foreigners buy a house in Taman Kempas Utama?外国人可以在 Taman Kempas Utama 买房吗？
On the recorded numbers, effectively no for landed property. Johor sets a RM2 million minimum purchase price on landed residential property for non-citizens. The estate’s dominant type, the double-storey semi-detached house, has a median of RM1,413,000; the cluster house is RM1,150,000; the terrace is RM729,000. Even the single recorded bungalow sale, RM1,876,000 on Jalan Kempas 1/33, falls short of the RM2 million floor. A foreign buyer would need an individually large, well-above-median title, verified before committing — not something to assume from the averages. For strata, Johor’s floor is RM1 million; a separate, adjoining condominium tower, D’Summit Residences, is tracked by NAPIC as its own area and recorded a median of RM441,000, also below that floor. 以登记数字来看，有地住宅实务上不行。柔佛对非公民购买有地住宅设有 RM200 万最低价门槛。这里成交量最大的双层半独立式中位价 RM1,413,000；Cluster 田字屋 RM1,150,000；排屋 RM729,000。就连这里唯一一笔登记的独立式洋房成交（位于 Jalan Kempas 1/33，售价 RM1,876,000）也没跨过 RM200 万门槛。外籍买家若要出手，需要个别核实一笔面积异常大、价格明显高于中位的地契 —— 不能凭平均数假设。分层产权方面，柔佛门槛是 RM100 万；紧邻的另一个公寓项目 D’Summit Residences，在 NAPIC 数据里被列为独立区域，登记中位价 RM441,000，同样低于门槛。
What is D’Summit Residences, and is it part of Taman Kempas Utama?D’Summit Residences 是什么？算不算 Taman Kempas Utama 的一部分？
Both, depending on which source you read. On IOI Properties’ own developer site, D’Summit Residences — four 35-storey towers with built-ups from 527 to 1,244 sq ft, launch pricing from RM380,000 — is listed as one of the featured projects inside the Taman Kempas Utama masterplan. But NAPIC’s transaction records, as published by List.my, track it as a separate area with its own listing: 395 registered subsale transactions, median RM441,000 at RM582 psf, down 15.1% over the past twelve months — the steepest decline of any area in the top Tebrau transaction table this page checked. The 228 transactions and RM950,000 median quoted elsewhere on this page do not include D’Summit’s numbers. Anyone comparing ‘Kempas Utama’ prices online should check which of the two data sets a given figure is drawn from. 两种说法都对，看你查的是哪个来源。在 IOI Properties 自己的发展商官网上，D’Summit Residences —— 四栋 35 层大楼，建筑面积 527 至 1,244 平方尺，开售价 RM380,000 起 —— 被列为 Taman Kempas Utama 总体规划下的其中一个项目。但 List.my 公布的 NAPIC 成交纪录，把它当成独立区域单独统计：228 笔登记二手成交、中位价 RM441,000、每尺 RM582，过去十二个月下跌 15.1% —— 是本页查证的 Tebrau 主要成交区域中跌幅最深的一个。本页其他地方引用的 228 笔、中位价 RM950,000，并不包含 D’Summit 的数字。在网络上比较「Kempas Utama 房价」时，请先确认对方引用的是哪一组数据。
What schools and amenities are near Taman Kempas Utama?Taman Kempas Utama 附近有哪些学校与生活配套？
According to the developer’s own published amenity list, Taman Kempas Utama is next to a Ministry of Home Affairs (KDN) facility and close to Fairview International School, Southern University College and Kempas Medical Centre, with Starhill Golf & Country Club opposite. Independently, SJK(C) Kempas Baru (a Chinese-medium primary school) and SK Taman Bukit Kempas (a national primary school) are documented in the wider Kempas area, along with SMK Tan Sri Mohamed Rahmat. Kempas Baru railway station, in the north of Kempas, was relocated to a new building in February 2024 as part of the Gemas-Johor Bahru Electrified Double Track Project, and connects by KTM passenger rail to Kuala Lumpur, Butterworth, Padang Besar and JB Sentral. Confirm current school catchment and exact walking or driving distance for any specific address before relying on this list. 依发展商公布的配套清单，Taman Kempas Utama 毗邻一处内政部（KDN）设施，靠近 Fairview 国际学校、南方大学学院与甘拔士医药中心（Kempas Medical Centre），对面则是 Starhill 高尔夫乡村俱乐部。另据独立查证，Kempas 一带设有 SJK(C) 甘拔士新村华小与 SK Taman Bukit Kempas 国民小学，以及 SMK Tan Sri Mohamed Rahmat 国民中学。位于甘拔士北侧的甘拔士峇鲁（Kempas Baru）火车站，已于 2024 年 2 月因「金马士—新山电气化双轨铁路计划」迁至新站房，提供 KTM 客运连接吉隆坡、北海（Butterworth）、白沙镇（Padang Besar）与新山中央车站。对任何特定地址，请先自行确认现行学区与实际步行或车程距离，不要照单全收。
What roads and highways serve Taman Kempas Utama?Taman Kempas Utama 靠哪些道路与高速公路？
The developer’s own materials describe Taman Kempas Utama as connected to two major highways — the North-South Expressway and the Eastern Dispersal Link (EDL) — with the Pasir Gudang Highway also cited as a direct connection. The estate’s main access road is Jalan Kempas Lama, where IOI’s own sales gallery sits, and Kempas has a long-standing toll interchange on the North-South Expressway. That combination gives fast road access toward both the Johor Bahru city centre and the Second Link corridor, without the long feeder-road run some western Iskandar Puteri estates require. 依发展商资料，Taman Kempas Utama 连接两条主要高速公路 —— 南北大道与东部疏散大道（EDL）—— 另亦提及直通 Pasir Gudang Highway。社区主要联外道路为 Jalan Kempas Lama，IOI 自己的销售中心也设在这条路上；甘拔士本身在南北大道上设有历史悠久的收费站出入口。这样的组合让这里往新山市中心与二关方向都能快速接上高速公路，不必像依斯干达公主城西侧一些社区那样，先绕一段长长的联外道路。
Is Taman Kempas Utama freehold?Taman Kempas Utama 是永久地契吗？
Public listings describe Taman Kempas Utama as a freehold development, and on the developer’s own current site, both the i-nova SOHO tower and the Kempas Square shop offices are explicitly labelled freehold. Tenure is recorded on the individual title rather than the estate as a whole, and it has not been independently confirmed on every residential phase from the sources checked for this page, so ask for a copy of the title for the specific lot before signing anything, and check separately whether it carries a Bumiputera restriction. 公开挂牌资料将 Taman Kempas Utama 描述为永久地契项目，发展商现行官网上，i-nova SOHO 大楼与 Kempas Square 店屋也都明确标注为永久地契。但地契年期记载在个别地契上，不是记在「整个项目」上，本页查证的资料来源并未逐一确认每一期住宅的年期，因此签任何文件之前，请先针对那个具体地契索取副本；另请单独查这块地有没有 Bumi lot 限制。
How liquid is the Taman Kempas Utama market — how often do houses actually change hands?Taman Kempas Utama 的成交有多活跃？
228 registered transactions across all types from 2021 to 2026 works out to roughly 3.5 sales a month blended across the whole estate — and within the dominant double-storey semi-detached type specifically, volume is uneven: 27 transactions in 2021, then just 1 in 2022, 20 in 2023, 20 in 2024, and only 2 in 2025. Years with fewer than ten recorded transactions for a given type are excluded from this page’s price trend for exactly that reason — a handful of sales can swing a median sharply. Treat any single year’s figure with caution and ask for the most recent comparable sales on the specific road, not the estate-wide average. 2021 至 2026 年全类型共 228 笔登记成交，平均下来整个社区大约每月 3.5 笔 —— 而在成交量最大的双层半独立式这个屋型里，分年波动很大：2021 年 27 笔，2022 年骤降到只有 1 笔，2023 年 20 笔，2024 年 20 笔，2025 年仅 2 笔。本页的价格走势图正是因为这个原因，剔除了某屋型单年笔数少于 10 笔的年份 —— 几笔成交就能把中位数拉动很大。请谨慎看待任何单一年份的数字，并直接索取那条街最近的可比成交，而不是整个社区的平均值。
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 Utama semi-detached house at the recorded median of RM1,413,000, 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 Utama 半独立式的登记中位价 RM1,413,000 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 the same source and the same window, so these are genuinely comparable. Kempas Utama sits in the middle of the pack on volume, and near the top on price among landed-led areas.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。Kempas Utama 在成交量上位居中段，在以有地为主的区域中则属价位较高的一档。
| 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 Kempas Utama | 228 | RM950,000 | RM404 | +4.3% | Blended figure hides a RM1.41m dominant type混合数字底下藏着 RM1.41m 的主力屋型 |
| Setia Tropika | 610 | RM800,000 | RM422 | +3.8% | Similar price tier, larger volume价位相近，量更大 |
| Bandar Dato’ Onn | 815 | RM745,000 | RM436 | +5.2% | Cheaper blended median, faster growth混合中位更低，涨幅更快 |
| Bandar Jaya Putra | 697 | RM660,000 | RM520 | +5.2% | Highest psf in this table本表中每尺价最高 |
| Taman Desa Tebrau | 673 | RM704,000 | RM400 | −6.4% | Similar psf, but going backwards每尺相近，但在倒退 |
| Taman Mount Austin | 777 | RM540,000 | RM428 | +6.3% | Cheaper blended median, fastest growth here混合中位更低，涨幅最快 |
| Taman Impian Emas | 959 | RM724,000 | RM328 | +7.5% | Highest volume in this mukim本 mukim 成交量最高 |
| D’Summit Residences (same masterplan)D’Summit Residences （同一总规划） | 395 | RM441,000 | RM582 | −15.1% | A different, falling market under the same name同一名字下，正在下跌的另一个市场 |
Tell me the phase. I will tell you what it actually sold for.告诉我期数。我告诉你它实际卖了多少。
Taman Kempas Utama has six-plus named phases behind one masterplan, and a blended median that hides more than it reveals. Send me the phase and house type and I will come back with the recorded comparables for that specific product, not the estate-wide average. Taman Kempas Utama 一个总规划底下有六期以上命名项目，而那个混合中位数隐藏的比它透露的还多。把期数与户型发给我，我会回你那个具体产品的登记可比案例，而不是整个社区的平均值。