RM265,000 is the headline.
RM475,000 is what a landed house here actually costs. RM265,000 是标题数字。
这里真正的有地排屋，要 RM475,000。

Registered subsale transactions in Bandar Baru Kota Putri show a median of RM265,000 at RM280 per square foot across 160 records from 2021 to 2026, published by List.my from NAPIC data. But that headline blends four very different products: 86 records are Condo/Apartment (median RM248,500), 53 are Low-Cost House (median RM290,000), 15 are single-storey terrace (median RM475,000) and 6 are double-storey terrace (median RM560,000). If you want an ordinary market-rate landed terrace, the real entry price is closer to RM475,000, not the RM265,000 headline. Bandar Baru Kota Putri 的登记二手成交显示：2021 至 2026 年共 160 笔纪录，中位价 RM265,000、每平方尺 RM280，资料由 List.my 依 NAPIC 数据公布。但这个标题数字混合了四种完全不同的产品：86 笔是公寓（中位 RM248,500）、53 笔是廉价屋（中位 RM290,000）、15 笔是单层排屋（中位 RM475,000）、6 笔是双层排屋（中位 RM560,000）。如果你要的是一般市价的有地排屋，真正的入场价接近 RM475,000，不是 RM265,000 的标题数字。

Because most of what trades here is not landed housing in the usual sense. Of the 160 recorded transactions, 86 (54%) are units in Putri Ria Apartment, a freehold five-storey walk-up block on Jalan Bayan 45 / Jalan Cenderai, and 53 (33%) are subsidised low-cost single- and double-storey terraces on Jalan Bayan and Jalan Cenderai, typically 657 to 732 sq ft. Together that is 87% of every recorded sale. Only 21 records – 15 single-storey and 6 double-storey – are ordinary market-rate terraces. The township-wide median describes the apartment and low-cost market, not the landed one. 因为这里绝大多数的成交都不是一般意义上的有地住宅。160 笔登记成交里，86 笔（54%）是 Jalan Bayan 45 ／ Jalan Cenderai 上永久地契五层无电梯公寓 Putri Ria Apartment 的单位，53 笔（33%）是 Jalan Bayan 与 Jalan Cenderai 的补贴型单层与双层廉价排屋，通常 657 至 732 尺。两者合计占了全部登记成交的 87%。只有 21 笔 —— 15 笔单层、6 笔双层 —— 是一般市价排屋。全区中位价描述的是公寓与廉价屋市场，不是有地市场。

The number is real by List.my’s own methodology, but the market behind it has nearly stopped trading. Registered transactions fell from 48 in 2024 to just 6 in 2025 and 1 so far in 2026. Our own year-by-year residential reading tells a steadier story: RM266 psf (2021, n=10), RM287 (2022, n=40), RM271 (2023, n=55), RM292 (2024, n=48) – a market that moved in a narrow RM266-to-RM292 band across the four years with real volume, not a sharp decline. The lone 2026 transaction to date, a low-cost house at RM389 psf, is a single data point and should not be read as a trend. Ask for the individual 2025 and 2026 transactions before you rely on the -14.6% headline. 这个数字按 List.my 自己的算法是真的，但它背后的市场几乎已经停止交易。登记成交从 2024 年的 48 笔，跌到 2025 年只剩 6 笔、2026 年至今 1 笔。我们自己逐年查的住宅数字讲的是更平稳的故事：RM266 每尺（2021 年，n=10）、RM287（2022 年，n=40）、RM271（2023 年，n=55）、RM292（2024 年，n=48）—— 在有真实量的四年里，市场在 RM266 至 RM292 的窄幅区间移动，不是急跌。2026 年至今唯一的一笔成交，是一栋每尺 RM389 的廉价屋，只是单一数据点，不应读作趋势。在你依赖 -14.6% 这个标题数字之前，请索取 2025 与 2026 年的逐笔成交。

Putri Ria Apartment (also listed as Pangsapuri Ria or Apartment Putri Ria) is a freehold walk-up apartment block on Jalan Bayan 45 / Jalan Cenderai 17, built across several blocks (portal listings reference Block D, Block G and others) with no lift. Property portals describe most units as roughly 807 to 958 sq ft with 2 to 3 bedrooms; recorded transactions range from Level 2 to as high as Level 17 in a small number of records, so more than one block or building height may be involved – confirm the exact block and floor before you view. It accounts for 86 of the 160 transactions recorded in Kota Putri and carries the lowest median price per square foot of any product here, RM261 psf. Putri Ria Apartment（平台上也写作 Pangsapuri Ria 或 Apartment Putri Ria）是位于 Jalan Bayan 45 ／ Jalan Cenderai 17 的永久地契无电梯公寓，由多栋座楼组成（平台挂牌提到 Block D、Block G 等），没有电梯。房产平台记载多数单位约 807 至 958 尺，2 至 3 房；登记成交楼层从 2 楼到少数纪录中的 17 楼都有，代表可能不只一栋楼或楼高不一 —— 看房前请先确认具体座数与楼层。它占了 Kota Putri 160 笔登记成交中的 86 笔，每尺价 RM261，是这里所有产品中最低的。

Only partly. Physically, the low-cost houses on Jalan Bayan and Jalan Cenderai are single- and double-storey terraces on their own land, so they are landed in the ordinary sense – they are simply classified by NAPIC under the subsidised Low-Cost House category rather than as standard terraces. Add those 53 records to the 21 standard-terrace records and 74 of 160 sales, 46%, are landed houses of some kind. The remaining 54% is Putri Ria Apartment. If your plan is a landed house, this page’s terrace and low-cost-terrace sections are the ones that matter; if you are open to an apartment, the Putri Ria numbers are the cheapest entry point on this page. 只对了一部分。就实体而言，Jalan Bayan 与 Jalan Cenderai 的廉价屋是脚下有自己地契的单层与双层排屋，在一般意义上就是有地住宅 —— 只是 NAPIC 把它归类在补贴型「廉价屋」类别，而不是标准排屋。把这 53 笔加上 21 笔标准排屋，160 笔成交里有 74 笔（46%）是某种形式的有地住宅。剩下的 54% 是 Putri Ria Apartment。如果你的计划是有地住宅，这一页的排屋与廉价排屋段落才是重点；如果你也能接受公寓，Putri Ria 的数字是这一页最便宜的入场点。

SK Seri Kota Puteri, a national primary school, sits on Jalan Bayan inside the estate. SMK Seri Kota Puteri, a national secondary school that began operating on 1 June 2001, is at Jalan Bayan 45, next to the Putri Ria Apartment block. Further east, in the newer Taman Kota Puteri phase off Jalan Penaga, are SK Seri Kota Puteri 4 and SMK Seri Kota Puteri 2. That is two national secondary schools and at least two national primary schools carrying the estate’s own name, which is an unusually dense school cluster for a township this size. Catchment boundaries are set by PPD Pasir Gudang and should be confirmed street by street. SK Seri Kota Puteri 是一所国民小学，位于社区内的 Jalan Bayan 上。SMK Seri Kota Puteri 是一所国民中学，2001 年 6 月 1 日开始运作，位于 Jalan Bayan 45，紧邻 Putri Ria Apartment。再往东，Jalan Penaga 一带较新的 Taman Kota Puteri 分期，则有 SK Seri Kota Puteri 4 与 SMK Seri Kota Puteri 2。也就是两所国民中学与至少两所国民小学，都用这个社区自己的名字 —— 对这个规模的市镇来说，学校群密度异常高。学区范围由 PPD Pasir Gudang 划定，请逐条街确认。

No. Johor sets a RM2 million minimum purchase price for non-citizens buying landed residential property and RM1 million for strata. Every recorded median in Kota Putri sits far below both floors – the highest recorded single transaction on file, a double-storey terrace on Jalan Dedaru at RM616,000, is still more than RM1.38 million short of the landed threshold. There is no product here, at any recorded price, that clears the non-citizen minimum. 不行。柔佛对非公民购买有地住宅设有 RM200 万最低价门槛，分层产权则是 RM100 万。Kota Putri 每一项登记中位价都远低于两条线 —— 纪录中最高的单笔成交，Jalan Dedaru 一栋双层排屋 RM616,000，仍比有地门槛少超过 RM138 万。这里没有任何产品、在任何登记价位，能跨过非公民的最低门槛。

Portal listings for both the Putri Ria Apartment block and the Jalan Bayan / Jalan Dedaru terraces consistently describe the tenure as freehold. Tenure is still recorded on the individual title rather than on the estate as a whole, so ask for a copy of the title before signing anything, and check separately whether the specific low-cost unit carries a resale quota or income-eligibility restriction, which is common for subsidised housing in Malaysia and can restrict who you are allowed to sell to later. Putri Ria Apartment 与 Jalan Bayan ／ Jalan Dedaru 排屋的房产平台挂牌，一致将地契记为永久地契。但地契年期记载在个别地契上，不是记在「整个社区」，所以签任何文件之前请先索取地契副本；另外要单独查那个具体的廉价屋单位有没有转售配额或收入资格限制 —— 这在马来西亚的补贴型住宅很常见，会限制你日后能卖给谁。

The estate has its own named exit, Kota Puteri Interchange (Exit 4), directly off the toll-free Federal Route 35 / Johor Bahru East Coast Parkway, connecting via Jalan Kota. Per Wikipedia’s route listing that interchange is currently built as a T-junction rather than a full diamond interchange, and local social-media traffic reports repeatedly name the Kota Puteri junction as a congestion point on the Permas-to-Pasir-Gudang stretch. Once on Federal Route 35, Permas Jaya’s AEON, Tesco Extra and Giant are reachable without touching the more heavily congested Pasir Gudang Highway; the city centre and CIQ are considerably further than for Tebrau-side townships. Drive the route yourself at the hour you would actually use it before committing. 社区拥有自己命名的出口 Kota Puteri Interchange（4 号出口），直接连上免过路费的联邦公路 35 号线（新山东海岸大道），经 Jalan Kota 进出。据维基百科的路线纪录，该交流道目前仍是 T 字路口，不是完整的交流道；本地社交媒体交通贴文也一再点名 Kota Puteri 路口是 Permas 至巴西古当路段的塞车点。上了联邦公路 35 号线后，Permas Jaya 的 AEON、Tesco Extra 与 Giant 不必绕行较拥挤的 Pasir Gudang Highway 即可到达；市中心与 CIQ 则比 Tebrau 一侧的区域远得多。下单前，请在你实际会出门的时段亲自开一趟。

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. Non-citizens pay 30 percent through years 1 to 5 and 10 percent from year 6 onward, with no further reduction. At Kota Putri’s price levels the ringgit amounts are small, but the percentage swing between year five and year six is the same as everywhere else – plan the holding period before you buy. 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。以 Kota Putri 的价位来说，令吉金额不大，但第五年与第六年之间的百分比落差，和其他任何地方一样大 —— 买之前先规划好持有年限。

Of the most-traded areas in Mukim Plentong, Kota Putri records the lowest all-type median price at RM265,000 and, on the published twelve-month figure, the steepest fall at -14.6 percent – but that fall sits on only 6 recorded sales in 2025 and 1 in 2026, the thinnest recent volume of any area in the comparison set. Neighbours such as Bandar Baru Permas Jaya (1,387 transactions, RM488,000 median, +9.7% psf) and Taman Kota Masai (1,357 transactions, RM360,000, -3.2%) trade on far deeper, more stable volume. Kota Putri is the outlier for a reason worth understanding before you compare its numbers to anywhere else: it is the only area in this set where apartment and low-cost stock outnumbers standard landed terraces three to one. 在 Mukim Plentong 最活跃的区域里，Kota Putri 的全类型中位价 RM265,000 最低，按公布的十二个月数字算，跌幅 -14.6% 也最陡 —— 但这个跌幅只建立在 2025 年 6 笔、2026 年 1 笔登记成交上，是对照组里近期成交量最薄的。Bandar Baru Permas Jaya（1,387 笔，中位 RM488,000，每尺 +9.7%）与 Taman Kota Masai（1,357 笔，RM360,000，-3.2%）这样的邻区，成交量深得多、也稳定得多。Kota Putri 之所以是异数，有个值得先弄懂的原因：在这一组对照里，它是唯一一个公寓与廉价屋数量是标准有地排屋三倍以上的区域。