Laman Aspira: the most expensive
address in Mukim Pulai’s top list –
and by far the thinnest
Laman Aspira：Mukim Pulai 成交榜上
最贵的一区 ——
也是量最薄的一区
Look at the Mukim Pulai leaderboard and one thing jumps out: Laman Aspira’s median price, RM830,000, is the highest of any area on it. Look one column over and something else jumps out: its transaction count, 65 over nearly six years, is the lowest by a wide margin – every other area on that same list has recorded at least 400. UEM Sunrise built this as two sold-out, gated freehold phases around a private lake and an urban farm theme. This page is about what a high price on a very thin market actually means for a buyer, and for a seller. 打开 Mukim Pulai 的成交排行榜，第一眼就会看到：Laman Aspira 的中位价 RM830,000，是榜上所有区域中最高的。再往右看一栏，另一件事也很明显：它近六年的成交笔数只有 65 笔，是榜上垫底的 —— 同一份名单里，其余每一区至少都有 400 笔登记。这里是 UEM Sunrise 打造的两期已售罄门禁永久地契项目，一期围绕私人湖泊、一期主打都市农场。这一页要谈的是：价格最高、量却最薄，对买家和卖家分别意味着什么。
© Chongkian · CC BY-SA 4.0 · Wikimedia CommonsLaman Aspira in 30 seconds30 秒看懂 Laman Aspira
- What it is: two freehold, gated-and-guarded double-storey terrace phases by UEM Sunrise Berhad inside Gerbang Nusajaya, the second-phase master development of what used to be called Nusajaya, now part of Iskandar Puteri, Mukim Pulai, postcode 79200. Aspira LakeHomes (April 2016) sits on Jalan Tasik Aspira around a 7-acre lake; Aspira ParkHomes (January 2019) sits on Jalan Aspira with an urban-farm theme. Aspira Square, the estate’s shop-lot component, launched in August 2019. All three are sold out at the developer. 它是什么：UEM Sunrise Berhad 在 Gerbang Nusajaya（旧称 Nusajaya 第二期总体规划，现属 Iskandar Puteri 新山第二城，Mukim Pulai，邮区 79200）内推出的两期永久地契、门禁式双层排屋。Aspira LakeHomes（2016 年 4 月）位于 Jalan Tasik Aspira，围绕一个 7 英亩的湖而建；Aspira ParkHomes（2019 年 1 月）位于 Jalan Aspira，主打都市农场景观。店屋部分 Aspira Square 则于 2019 年 8 月推出。三者在发展商层面均已售罄。
- What it costs: 65 registered transactions from 2021 to 2026, median RM830,000 at RM485 psf across all types. Residential-only median is RM750,000 at RM439 psf; the double-storey terrace type alone medians RM740,000 at RM433 psf. Recorded landed entry starts around RM593,000. 多少钱：2021 至 2026 年 65 笔登记成交，全类型中位 RM830,000、每尺 RM485。仅住宅中位为 RM750,000、每尺 RM439；单看双层排屋这一类型，中位是 RM740,000、每尺 RM433。有地入场价的登记纪录，大约从 RM593,000 起。
- The number that matters more than the price: Laman Aspira’s 65 records in six years is the lowest transaction count of any area in the Mukim Pulai comparison list, where every other neighbour has recorded at least 400 and several exceed 1,000. High price plus thin volume is a liquidity signal, not just a quality one – read it before you read the price. 比价格更重要的数字：Laman Aspira 六年 65 笔的登记量，是 Mukim Pulai 对照名单中最低的 —— 名单上其余每一个邻区至少 400 笔，多个超过 1,000 笔。高价再加上量薄，说的是流通性，不只是素质。请先读懂这一点，再读价格。
- The detail worth knowing: unlike most of its Mukim Pulai neighbours, Laman Aspira’s recorded stock is entirely landed terrace and shop – no condominium or serviced apartment component. That means no lower-threshold strata alternative sits on the same estate for a buyer priced out of the terraces. 值得知道的细节：和 Mukim Pulai 多数邻区不同，Laman Aspira 登记在案的存量全部是有地排屋与店屋 —— 没有公寓或服务式公寓。也就是说，若买家的预算够不到排屋，这个项目里没有门槛较低的分层产权可以退而求其次。
- The honest catch: both residential phases are sold out from the developer, so there is no rebate or launch promotion left to negotiate – only resale. And with 2021-2024 already showing a falling annual count (10, then 23, then 12) and next to nothing recorded since, a seller here should expect to wait, and a buyer should expect real negotiating room on days-on-market rather than on the headline median. 诚实提醒：两期住宅在发展商层面都已经售罄，没有回扣或推售优惠可以谈 —— 只剩下二手市场。而 2021 至 2024 年的年度笔数已经在下滑（10、23、12 笔），此后几乎没有新增登记，卖家应该预期要等，买家也应该在「挂牌天数」上找议价空间，而不是纠结中位价本身。
No photograph of the terraces themselves – here is why, and what is public instead没有排屋本身的照片 —— 这里说明原因，以及能看到的公共画面
Aspira LakeHomes and Aspira ParkHomes are gated communities with a limited number of guarded entrances, and Wikimedia Commons carries no photographs taken inside either estate. What it does carry are photographs of the wider Iskandar Puteri and Gerbang Nusajaya zone the estate sits within – the state administrative capital, the state mosque, EduCity, and a lake park at a neighbouring UEM Sunrise township. None of the photographs below show Laman Aspira itself; each caption says exactly what it shows. Aspira LakeHomes 与 Aspira ParkHomes 都是门禁数量有限的社区，Wikimedia Commons 上没有任何一张是在两个社区内部拍摄的。有的，是这个项目所在的 Iskandar Puteri 与 Gerbang Nusajaya 一带的公共画面 —— 州属行政首府、州回教堂、EduCity，以及邻近一个 UEM Sunrise 市镇的湖畔公园。以下没有一张是 Laman Aspira 本身，每张图说都会写清楚实际拍的是哪里。
Four kinds of buyer a sold-out, gated, thin-market estate actually attracts一个已售罄、门禁、市场薄的项目，实际吸引的四种买家
With no developer stock left and only 65 resale records in six years, nobody ends up here by accident. The profiles below are drawn from the transaction pattern and the estate’s own positioning, not from a survey – treat them as a starting point, not a census.发展商已无现货，六年也只有 65 笔二手成交 —— 会走到这里的人，几乎都不是随便看看的。以下画像是从成交结构与项目本身的定位推导出来的，不是问卷调查的结果 —— 请当作起点，不是普查。
The Second Link commuter走第二通道的跨境上班族
Gerbang Nusajaya sits on the western side of Iskandar Puteri, closer to the Second Link at Tanjung Kupang than to the Causeway. For a household crossing daily to Tuas or western Singapore, a gated freehold terrace on this side avoids the Causeway queue entirely – at the cost of a longer drive to the older, denser parts of Johor Bahru.Gerbang Nusajaya 位于新山第二城西侧，比起长堤更靠近丹绒古邦第二通道。对每天要去丹绒关或新加坡西部上班的家庭来说，住在这一侧的门禁永久地契排屋能完全避开长堤的车龙 —— 代价是到新山旧城区、较密集地带的车程更远。
The UEM Sunrise repeat buyerUEM Sunrise 的回头客
UEM Sunrise has built across the wider Nusajaya zone for over a decade. A household that bought early and cheap elsewhere in the group’s townships, and wants to stay with a developer and a gated-community format they already trust, is a natural buyer for the lake-facing or larger corner units here.UEM Sunrise 在整个 Nusajaya 一带已开发超过十年。早年在集团旗下别的市镇买得早、买得便宜的家庭，若想继续留在自己信任的发展商与门禁社区形态里，湖景或较大的角间单位，对这类买家会是很自然的选择。
The EduCity-adjacent landlord靠 EduCity 吃饭的业主
EduCity’s foreign university campuses sit roughly 7 km away. A whole-house rental to academic staff or senior postgraduate researchers who want a quiet, guarded street rather than a studio apartment is a plausible niche here, though the estate’s own recorded rental data is not published and should be gathered directly.EduCity 的外国大学分校区距离本区约 7 公里。把整栋房子租给想要安静、有门禁的街道、而不是一间studio公寓的教职员或资深研究生，在这里是一个说得通的利基市场 —— 但项目本身并没有公开的租金成交数据，须自行搜集。
The patient long-term holder有耐心的长期持有者
With only 65 records in six years and a falling annual count, this is not a flip. The realistic buyer here is someone who wants the gated, lake-or-farm-themed lifestyle for years rather than a quarter, and who has budgeted for a longer-than-average selling process whenever that day comes.六年只有 65 笔、年度笔数还在下滑，这里不适合短炒。比较务实的买家，是想要这种门禁、湖景或农场主题生活方式住上好几年，而不是几个季度，并且已经把「将来要卖的时候可能等比较久」算进决策里的人。
A Tuesday behind the guardhouse在门禁后面的一个星期二
Pick a weekday, not a weekend. A gated community with a handful of controlled entrances reads very differently on an ordinary Tuesday than it does when a visiting family fills the guest parking on Saturday.要看，请挑平日，不要挑周末。一个只有几个受控入口的门禁社区，平日星期二的样子，和周六访客把访客车位停满的样子，是两回事。
The guardhouse logs the morning outflow. Two phases, a limited number of gates – the estate’s own traffic is light because there simply are not that many households behind each entrance compared with an open township of the same size.警卫室记录早上的车流。两期项目、有限的几个入口 —— 相较于同样规模的开放式花园区，这里每个入口后面的住户数原本就不多，所以社区内的车流本身就比较轻。
No school run inside the gates – there is no school recorded inside Laman Aspira itself, so this traffic all leaves the estate before it becomes anyone else’s problem.门禁内没有上学车流 —— Laman Aspira 本区内没有登记在案的学校，所以这一段车流一出大门就不是社区内的事了。
Aspira Square, on Jalan Niaga Aspira, is the one recorded on-site commercial strip – a small double-storey and three-storey shop row rather than a food court or mall. For lunch beyond it, residents drive.位于 Jalan Niaga Aspira 的 Aspira Square，是本区唯一登记在案的商业街段 —— 一排双层与三层店屋，不是美食广场或商场。要吃点别的，居民得开车出去。
Traffic on the Iskandar Coastal Highway corridor toward Medini and Legoland picks up – that is through-traffic for the wider Nusajaya zone, not Laman Aspira’s own, but it is the road most residents use to reach the highway network.通往美迪尼与乐高乐园方向的 Iskandar Coastal Highway 走廊车流开始变多 —— 这是整个 Nusajaya 一带的过路车流，不是 Laman Aspira 本身的车流，但这是多数居民接上高速网络要走的路。
Behind the gates, the streets go quiet. This is precisely what the “LakeHomes” and urban-farm “ParkHomes” branding sells – a low-traffic, low-density interior. It is also why so little of this estate shows up on public Street View: the camera cars mostly do not go past a guardhouse.大门之内，街道开始安静下来。这正是「LakeHomes」与都市农场「ParkHomes」这两个品牌卖的东西 —— 低车流、低密度的内部环境。这也是为什么这个项目在公开的 Google 街景上几乎看不到：拍摄车通常不会开进警卫室之后。
Quiet by ten. For a household that wants exactly this – a guarded, low-density street rather than a food-and-beverage strip on the doorstep – that is the product working as designed. For a household that wants a lively neighbourhood within walking distance, it is a genuine mismatch worth being honest about before signing.十点就安静下来。对想要这个 —— 门禁、低密度街道，而不是家门口一整排餐饮 —— 的家庭来说，这就是产品设计的样子。但对想要走路可达热闹街区的家庭来说，这是一个真实的错配，签约前值得诚实面对。
Western Iskandar Puteri: closer to the Second Link than to the Causeway新山第二城西侧：比长堤更靠近第二通道
Laman Aspira sits inside Gerbang Nusajaya, the second-phase master development of what used to be branded Nusajaya, on the western side of Iskandar Puteri in Mukim Pulai, postcode 79200. The estate is reached via the Iskandar Coastal Highway corridor, the same route that serves Medini, EduCity and Legoland Malaysia Resort further east. UEM Sunrise’s own published distance figures for the two residential phases put a university campus about 6.5-7.4 km away, Legoland about 7.4-8.3 km away, a hospital about 8.4-9.3 km away, and a shopping mall about 13.8-14.8 km away. Laman Aspira 位于 Gerbang Nusajaya —— 旧称 Nusajaya 的第二期总体规划 —— 属新山第二城（Iskandar Puteri）西侧、Mukim Pulai，邮区 79200。项目经 Iskandar Coastal Highway 这条走廊进出，这条路同时服务美迪尼、EduCity 与更东侧的马来西亚乐高乐园度假区。UEM Sunrise 官方公布的两期住宅距离数字显示：大学校区约 6.5–7.4 公里、乐高乐园约 7.4–8.3 公里、医院约 8.4–9.3 公里、商场约 13.8–14.8 公里。
That is the honest headline: this is a western, Second-Link-side address, not a Causeway-side or RTS-side one. What sits close by is EduCity’s foreign university campuses, Legoland Malaysia and the Medini leisure zone – not everyday big-box retail, which is a genuine drive away.这就是诚实的重点：这是一个偏西、靠第二通道的门牌，不是靠长堤或靠 RTS 的门牌。它真正靠近的是 EduCity 的外国大学分校区、马来西亚乐高乐园与美迪尼休闲区 —— 不是日常大型零售商场，那需要真正开一段车。
| Destination目的地 | Distance / drive距离／车程 |
|---|---|
| Aspira Square 邨内 | 0-2 min |
| EduCity (university campuses)（大学校区） | 6.5-7.4 km |
| Legoland Malaysia Resort | 7.4-8.3 km |
| Gleneagles Medini / Columbia Asia Iskandar Puteri | 8.4-9.3 km |
| Kota Iskandar 州行政中心 | ~6.7 km |
| Nearest shopping mall | 13.8-14.8 km |
| Second Link (Tuas / Tanjung Kupang) | closer than the Causeway比长堤近 |
| JB City Centre / CIQ / RTS Bukit Chagar | to be confirmed by route以实际路线为准 |
Strong on higher education and healthcare access, honestly thin on everyday retail高等教育与医疗可达性强，日常零售确实偏薄弱
Gerbang Nusajaya was planned around large single-purpose zones – education, healthcare, government, industry – rather than a dense retail high street. That shows up directly in what is, and is not, within a short drive.Gerbang Nusajaya 的规划逻辑是几个大型的单一功能区 —— 教育、医疗、政府、工业 —— 而不是密集的零售商业街。这一点，从「短车程内有什么、没什么」就直接看得出来。
Roads道路与高速
The estate is served by the Iskandar Coastal Highway corridor, which links Gerbang Nusajaya to Medini, EduCity, Legoland and on to Kota Iskandar. Its western position puts it topologically closer to the Second Link at Tanjung Kupang than to the Johor-Singapore Causeway, though the exact drive to either crossing depends on which entrance and which time of day.项目由 Iskandar Coastal Highway 这条走廊服务，连接 Gerbang Nusajaya 与美迪尼、EduCity、乐高乐园，再接上 Kota Iskandar。它偏西的位置，从地理上来说比长堤更靠近 丹绒古邦第二通道，但实际到任何一个关口的车程，取决于走哪个入口、什么时段。
Schools & higher education学校与高等教育
No national primary or secondary school is recorded inside Laman Aspira itself; catchment for the nearest national schools should be confirmed street by street with the district education office (PPD) rather than assumed. What is verifiably nearby is EduCity, roughly 6.5-7.4 km away on UEM Sunrise’s own figures, home to Malaysian campuses of several foreign universities, plus Sunway University Sunway City Iskandar Puteri further along the same corridor. Laman Aspira 本区内没有登记在案的国民小学或中学；最近的国民学校学区，请逐街向县教育局（PPD）确认，不要自行假设。可以核实的是附近的 EduCity，依 UEM Sunrise 自己的数字约 6.5–7.4 公里，设有多所外国大学的马来西亚分校，以及同一走廊再往内的 Sunway University Sunway City Iskandar Puteri。
Medical & retail医疗与零售
Gleneagles Medini and Columbia Asia Iskandar Puteri sit roughly 8.4-9.3 km away on UEM Sunrise’s published figures for this estate. The nearest shopping mall is roughly 13.8-14.8 km away by the same source – genuinely a drive, not a walk, and worth weighing against the quiet the gated layout is selling.依 UEM Sunrise 就本项目公布的数字，Gleneagles Medini 与 Columbia Asia Iskandar Puteri 约在 8.4–9.3 公里之外。同一份数据显示最近的商场约 13.8–14.8 公里 —— 这是真的要开车，不是走路可达，值得拿来和门禁社区所卖的那份安静做个权衡。
Six things that explain the price – and one that should make you cautious六件事解释了这个价位 —— 还有一件事该让你谨慎
A high median on its own tells you nothing. Read alongside the transaction record, these are the specific reasons Laman Aspira prices where it does – and the one reason to keep your expectations about selling speed realistic. 单看中位价高，什么都说明不了。对照成交纪录一起看，以下是 Laman Aspira 价位落在这个水平的具体原因 —— 以及一个该让你对「卖得多快」保持务实预期的原因。
Genuinely low density – eight units to an acre真正的低密度 —— 每英亩仅八个单位
Aspira LakeHomes was built at only eight units per acre around a 7-acre lake – a low-density figure for landed terrace product in this price band anywhere in Johor Bahru. Fewer households sharing the same internal roads and facilities is a structural reason this product commands more than an equivalent terrace in a denser, older township. Aspira LakeHomes 围绕一个 7 英亩的湖而建，密度只有每英亩八个单位 —— 在整个新山，这个价位的有地排屋产品里，这样的低密度并不常见。更少的住户共用同样的内部道路与设施，是这个产品能比一栋位处更密集、更旧市镇的同类排屋卖得更贵的结构性原因之一。
Both phases sold out – no more developer supply两期均已售罄 —— 发展商不再有新供应
Aspira LakeHomes (2016) and Aspira ParkHomes (2019) are both sold out from UEM Sunrise. Every future transaction here is a resale of existing stock, not a new launch competing on price. A closed, finite supply is one of the few genuinely structural supports for a price floor – provided a buyer actually shows up. Aspira LakeHomes（2016 年）与 Aspira ParkHomes（2019 年）在 UEM Sunrise 层面均已售罄。往后的每一笔成交都是既有存量的转售，而不是有新推售在价格上竞争。供应封闭、总量固定，是少数真正能支撑价格底线的结构性因素之一 —— 前提是真的有买家出现。
A genuinely gated interior – verified, not assumed真正的门禁内部 —— 经查证，不是推测
Testing Google Street View coverage against known control points confirms that most of the estate’s interior loop roads carry no publicly available street-level imagery, while the estate’s fronting commercial road does. That pattern is consistent with a genuinely controlled-access community rather than a marketing label. 用已知的对照坐标（外海、雨林）测试 Google 街景覆盖率后可以确认：这个项目内部大部分环路没有公开的街景影像，但项目临街的商业路段有。这个模式，符合一个真正受控进出的社区，而不只是营销用词。
Second-Link side, a genuine point of difference in Johor Bahru靠第二通道的一侧，在新山算是真正的差异化
Most Johor Bahru landed townships marketed to buyers position themselves by Causeway distance. Laman Aspira’s position inside Gerbang Nusajaya puts it topologically closer to the Second Link at Tanjung Kupang instead – a genuinely different commuting profile from the Causeway-side estates that dominate this page’s comparison sets elsewhere. 多数面向买家宣传的新山有地花园区，都是以「离长堤多远」来定位。Laman Aspira 在 Gerbang Nusajaya 内的位置，反而在地理上更靠近丹绒古邦第二通道 —— 这跟本站其他页面常见、以长堤一侧为主的通勤路径，是真正不同的一种。
A pure landed comparison set, no strata dilution纯有地对照组，没有分层产权稀释
Unlike several Mukim Pulai neighbours that mix terraces with condominiums and serviced apartments in the same NAPIC area, every recorded transaction at Laman Aspira is landed terrace or shop. A buyer comparing prices here is comparing like with like – no low-priced strata units are pulling a blended average down. 和 Mukim Pulai 好几个邻区不同 —— 那些区在同一个 NAPIC 区域内混合了排屋、公寓与服务式公寓 —— Laman Aspira 登记在案的每一笔成交都是有地排屋或店屋。在这里比价，比的是同类产品，不会有低价分层单位把混合平均值拉低。
The thing to be honest about: falling volume, not rising该诚实面对的一件事：量在下滑，不是在上升
The double-storey terrace record runs 2 (2021), 10 (2022), 23 (2023), 12 (2024), then next to nothing. A falling annual count after 2023 reads more like cooling interest in the resale market than pent-up demand from owners unwilling to sell – the honest read, not the flattering one. 双层排屋的年度纪录是 2021 年 2 笔、2022 年 10 笔、2023 年 23 笔、2024 年 12 笔，此后几乎没有。2023 年之后逐年下滑，读起来更像是二手市场的兴趣在降温，而不是业主惜售、需求被压抑 —— 这是诚实的解读，不是讨喜的那一种。
Three names, one estate: LakeHomes, ParkHomes, and the shop row三个名字，一个项目：LakeHomes、ParkHomes，与那排店屋
“Laman Aspira” is the umbrella NAPIC records use; on the ground it is three distinct UEM Sunrise releases with different roads, launch years and lot sizes. Below is what the records show for each. 「Laman Aspira」是 NAPIC 纪录用的统称；实际落地是 UEM Sunrise 分三次推出、路名与地皮尺寸都不同的三个部分。以下是各部分的纪录情况。
| Sub-area分区 | Roads涵盖路段 | Launched推出年份 | Product主要产品 | Recorded resale prices登记二手成交价 |
|---|---|---|---|---|
| Aspira ParkHomes | Jalan Aspira 1, Jalan Aspira 2/1-2/16 | Jan 2019 | Double-storey terrace, 20'x70' & 22'x70' lots, urban-farm theme双层排屋，20×70 与 22×70 尺地皮，都市农场主题 | RM593,000 – 872,000 launch price RM593,000-757,050开售价 RM593,000–757,050 |
| Aspira LakeHomes | Jalan Tasik Aspira 2, 3, 15, 16, 17 and others等 | Apr 2016 | Double-storey terrace, 22'x75' lots, built around a 7-acre lake, 8 units/acre双层排屋，22×75 尺地皮，围绕 7 英亩湖而建，每英亩 8 个单位 | RM657,000 – 1,339,000 widest recorded spread on-site全区纪录跨度最大的一段 |
| Aspira Square | Jalan Niaga Aspira 1/2, 1/3, 1/4 | Aug 2019 | Double- and 3-storey shop lots, Gerbang Nusajaya’s first commercial development双层与三层店屋，Gerbang Nusajaya 第一个商业发展项目 | RM746,000 – 1,998,000 psf spread RM251-889每尺价跨度 RM251–889 |
Two terrace generations and a shop lot – nothing else recorded两代排屋，加一排店屋 —— 没有登记别的类型
NAPIC records for Laman Aspira break down as 47 double-storey terrace, 15 double-storey shop, 2 three-storey shop and 1 cluster house transactions – no condominium, no serviced apartment, no bungalow. The double-storey terrace is effectively the entire residential market here. Laman Aspira 的 NAPIC 纪录拆分为 47 笔双层排屋、15 笔双层店屋、2 笔三层店屋与 1 笔 Cluster 屋 成交 —— 没有公寓、没有服务式公寓、也没有独立式洋房。双层排屋基本上就是这里全部的住宅市场。
Aspira ParkHomes terraceAspira ParkHomes 排屋
Aspira LakeHomes terraceAspira LakeHomes 排屋
Aspira Square shop lotAspira Square 店屋
Highest price, lowest volume – in one chart价格最高、量最薄 —— 一张图看懂
Laman Aspira has the fewest records of any area on this listLaman Aspira 在这份名单上的纪录笔数最少
…and the highest median price of any of them……但中位价却是其中最高的
Only Horizon Hill, a well-established guarded landed enclave with 1,024 records, prices higher than Laman Aspira – and it has sixteen times the transaction volume to back that price up. Laman Aspira\u2019s price is not backed by comparable volume. 在这批区域中，只有 Horizon Hill —— 一个成熟的门禁有地社区、纪录 1,024 笔 —— 价格比 Laman Aspira 高，而它的成交量是 Laman Aspira 的十六倍，足以支撑这个价位。Laman Aspira 的价格，并没有相应的成交量在背后撑着。
What each product 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: 65 records, median RM830,000 at RM485 psf across all types. Residential-only median is RM750,000 at RM439 psf. No verified asking-rent data for this estate specifically was found on public portals at the time of writing – marked “Ask” below rather than estimated. 2021 至 2026 年登记二手成交，来源为 List.my 公布的 NAPIC 纪录：全类型 65 笔，中位 RM830,000、每尺 RM485。仅住宅中位为 RM750,000、每尺 RM439。截稿时在公开平台上没有查到本区专属、可核实的开价租金资料 —— 下表一律标示「请询问」，不做估算。
| Type类型 | Records笔数 | Recorded median登记中位价 | Recorded range登记区间 | Monthly rent月租 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|---|
| Double-storey terrace双层排屋 | 47 | RM740,000 RM433 psf | RM657,000 – 1,339,000 | Ask请询问 | No不行 |
| – Aspira ParkHomes (2019)– Aspira ParkHomes（2019） | – | – | RM593,000 – 872,000 | Ask请询问 | No不行 |
| – Aspira LakeHomes (2016)– Aspira LakeHomes（2016） | – | – | RM657,000 – 1,339,000 | Ask请询问 | No不行 |
| Cluster houseCluster 屋 | 1 | Single record – not a reliable median仅一笔 —— 不足以取中位数 | – | Ask请询问 | No不行 |
| Double-storey shop双层店屋 | 15 | RM900,000 RM377 psf | RM746,000 – 1,980,000 | Ask请询问 | No – below RM1m strata floor is moot; check title type不行 —— 须先核实地契类型 |
| 3-storey shop三层店屋 | 2 | Two records – not a reliable median仅两笔 —— 不足以取中位数 | RM1,723,000 – 1,998,000 | Ask请询问 | Verify title请核实地契 |
| All types, recorded median全类型登记中位 | 65 | RM830,000 RM485 psf | RM593,000 – 1,998,000 | — | Landed closed to non-citizens有地对非公民关闭 |
Three usable years – and that thinness is itself the finding只有三个可用的年份 —— 这份「薄」本身就是这一节的发现
Source: registered subsale records from NAPIC (JPPH), published by List.my, read 2026-09-07. Years with fewer than 10 recorded double-storey terrace transactions are omitted as statistically unreliable – that excludes 2021 (2 records) and both 2025 and 2026 (next to none recorded for this type).来源：NAPIC（JPPH）登记二手成交纪录，由 List.my 公布，读取于 2026-09-07。双层排屋登记笔数少于 10 笔的年份，因统计上不可靠而不入图 —— 因此排除 2021 年（2 笔）以及 2025 与 2026 年（这一类型几乎没有新增登记）。
The distribution, residential only分布，仅住宅
Half of all recorded residential sales landed between RM654,000 and RM847,000, with the median at RM750,000. That is a comparatively narrow band for a Johor landed estate – a side effect of having only two closely related product lines (ParkHomes and LakeHomes) rather than a wide mix of house types. 全部住宅登记成交中有一半落在 RM654,000 至 RM847,000 之间，中位数为 RM750,000。以柔佛的有地项目来说，这个区间算相对窄 —— 原因是这里只有两条关系密切的产品线（ParkHomes 与 LakeHomes），而不是混杂多种户型。
Recorded transactions by year, all types各年度登记成交笔数（全类型）
Double-storey terrace, median psf by year双层排屋，各年度中位每尺
The straight answer: every recorded type here is closed to you直说：这里登记在案的每一种类型，你都买不了
Johor bars non-citizens from landed residential property below RM2 million. Laman Aspira’s recorded landed medians run from RM740,000 to a single outlier at RM1,339,000, and there is no condominium or serviced apartment on-site to fall back on at a lower strata threshold. Even the commercial shop lots, recorded up to RM1,998,000, sit under the RM2 million landed floor and would need their title type verified separately in any case. 柔佛禁止非公民购买 RM200 万 以下的有地住宅。Laman Aspira 的有地登记中位价从 RM740,000 到单一离群值 RM1,339,000 不等，而现场也没有公寓或服务式公寓可以退而求其次到较低的分层门槛。就连登记最高达 RM1,998,000 的商业店屋，也在有地 RM200 万门槛之下，且地契类型仍须另行核实。
Monthly repayment每月供款
Defaults set to the recorded double-storey terrace median of RM740,000.预设值为双层排屋的登记中位价 RM740,000。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM740,000, the recorded double-storey terrace median. First-time Malaysian buyers at or below RM500,000 are exempt from transfer stamp duty in 2026 and 2027 – not directly relevant here since the recorded median sits above that line, but worth knowing if you find a smaller ParkHomes unit near the RM593,000 recorded floor.预设 RM740,000，即双层排屋登记中位价。马来西亚首购族在 RM500,000 或以下于 2026 与 2027 年免转让印花税 —— 这里的登记中位价高于这条线，与本区关系不大，但若你找到接近 RM593,000 登记地板价的较小 ParkHomes 单位，这一点仍值得知道。
Johor’s minimum purchase price for a non-citizen is RM2 million on landed property. Every recorded median here is well below that: RM740,000 for the double-storey terrace, RM900,000 for the double-storey shop, and even the single highest recorded sale of RM1,339,000 falls short. 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。这里每一项登记中位价都远低于这条线：双层排屋 RM740,000、双层店屋 RM900,000，就连纪录中最高的单笔成交 RM1,339,000 也不够。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。
LakeHomes or ParkHomes? Tell me and I will check what is actually listed.LakeHomes 还是 ParkHomes？告诉我，我去查实际在挂牌的有哪些。
With only 65 records in six years, there may be very little actually for sale on your preferred street at any given moment. Tell me the phase and budget and I will come back with what genuinely exists right now, not a generic list.六年只有 65 笔纪录，你想要的那条街，任何时候真正在卖的可能非常少。告诉我期数与预算，我会回你现在真实存在的现货，而不是一份通用名单。
A genuinely low-density, gated product with a genuinely thin resale market真正低密度、门禁的产品，配上真正薄的二手市场
✓ Strengths优势
- Genuinely low density. Aspira LakeHomes was built at only eight units per acre around a 7-acre lake – an unusually low figure for terrace product at this price point anywhere in Johor Bahru.真正的低密度。Aspira LakeHomes 围绕 7 英亩湖而建，密度只有每英亩八个单位 —— 以这个价位的排屋产品来说，在整个新山都不常见。
- Closed developer supply. Both residential phases are sold out. There is no new-launch competition eroding resale prices, and the total stock is fixed.发展商供应已封闭。两期住宅均已售罄。没有新推售在价格上竞争，总存量固定。
- A verified gated interior. Street View testing confirms most interior loop roads carry no public street-level imagery, consistent with genuine controlled access rather than a marketing claim.经查证的门禁内部。街景测试证实，大部分内部环路没有公开街景影像，符合真正受控进出，而不只是营销说法。
- Pure landed comparables. No condominium or serviced apartment dilutes the recorded price set – every comparison here is terrace to terrace.纯有地对照。没有公寓或服务式公寓稀释登记价格 —— 这里的每一个比价都是排屋对排屋。
- A genuine Second-Link-side commuting profile, a real point of difference from the Causeway-side estates that dominate most Johor Bahru property marketing.真正靠第二通道的通勤特性，与多数新山房产宣传里靠长堤一侧的定位，是真正的差异化。
△ Things to weigh需要权衡的
- The thinnest recorded market in its own comparison set. 65 transactions in six years, against 400 to nearly 1,800 for its Mukim Pulai neighbours. Fewer comparables, wider realistic bid-ask gaps, longer expected time to sell.在自己的对照组里是最薄的市场。六年 65 笔，对照邻区的 400 到近 1,800 笔。可比案例更少，买卖双方认知落差更大，预期成交时间更长。
- Volume is falling, not recovering. Double-storey terrace records ran 10, then 23, then 12 across 2022 to 2024, with next to nothing since. That reads as cooling resale interest, not pent-up demand.成交量在下滑，不是在回升。2022 至 2024 年双层排屋纪录是 10、23、12 笔，此后几乎没有。这更像是二手兴趣在降温，不是需求被压抑。
- No developer rebate or discount left. Both phases sold out years ago. Every purchase now is at the price the resale market sets, with no primary-market lever to pull.没有发展商回扣或折扣可谈。两期多年前已售罄。现在的每一笔购买，价格都由二手市场决定，没有一手盘的杠杆可用。
- Genuinely far from everyday big-box retail. By the developer\u2019s own published figures, the nearest shopping mall is roughly 13.8 to 14.8 km away. That is a drive, every time, for something as ordinary as a supermarket run.确实离日常大型零售商场远。依发展商自己公布的数字，最近商场约 13.8 至 14.8 公里 —— 就连买菜这么日常的事，每次都要开车。
- No strata fallback on-site. If your budget cannot stretch to a terrace here, there is no lower-cost condominium or serviced apartment within the same estate to fall back on, unlike several Mukim Pulai neighbours.现场没有分层产权可退而求其次。如果预算够不到这里的排屋，和 Mukim Pulai 好几个邻区不同，同一个项目里没有更便宜的公寓或服务式公寓。
Laman Aspira FAQLaman Aspira 常见问题
How much does a house in Laman Aspira cost?Laman Aspira 的房子多少钱？
Recorded subsale transactions in Laman Aspira show a median of RM830,000 at RM485 per square foot across 65 records from 2021 to 2026, published by List.my from NAPIC data – the highest median of any area in Mukim Pulai’s most-traded list. Residential-only transactions (48 of the 65) carry a lower median of RM750,000 at RM439 psf, while the double-storey terrace type specifically medians RM740,000 at RM433 psf. The gap between the all-types figure and the residential-only figure exists because the area also has 15 recorded double-storey shop sales running to a RM900,000 median. Laman Aspira 的登记二手成交显示：2021 至 2026 年共 65 笔纪录，中位价 RM830,000、每平方尺 RM485，资料由 List.my 依 NAPIC 数据公布 —— 这是 Mukim Pulai 成交量排行榜上中位价最高的一区。仅住宅成交（65 笔中的 48 笔）中位价较低，为 RM750,000、每尺 RM439；双层排屋这一类型的中位价则是 RM740,000、每尺 RM433。全类型数字与仅住宅数字之间的落差，来自这一区另外还有 15 笔双层店屋成交，中位价达 RM900,000。
Why is Laman Aspira the most expensive area in this part of Mukim Pulai, and is that a good sign?为什么 Laman Aspira 是这一带 Mukim Pulai 中最贵的区域？这是不是好现象？
Laman Aspira is UEM Sunrise’s Aspira LakeHomes and Aspira ParkHomes, two gated and guarded freehold terrace phases inside Gerbang Nusajaya, the second-phase master development of what used to be called Nusajaya. Aspira LakeHomes launched in April 2016 built around a 7-acre lake at only eight units to an acre, and Aspira ParkHomes followed in January 2019 with an urban-farm landscaping theme; both phases are sold out at the developer level. The high median partly reflects genuinely larger, newer, gated-community product compared with older open townships nearby. It is not, on its own, evidence of a strong or liquid market – see the next question. Laman Aspira 是 UEM Sunrise 旗下的 Aspira LakeHomes 与 Aspira ParkHomes，是 Gerbang Nusajaya（旧称 Nusajaya 第二期总体规划）内的两期门禁永久地契排屋。Aspira LakeHomes 于 2016 年 4 月推出，围绕一个 7 英亩的湖而建、每英亩只有八个单位；Aspira ParkHomes 则于 2019 年 1 月推出，走都市农场景观主题；两期在发展商层面均已售罄。中位价高，一部分确实反映了它相对周边较旧的开放式花园区，产品更新、更大、且有门禁管理。但这本身不代表市场强劲或流通 —— 请看下一题。
Is Laman Aspira a good investment given it only has 65 recorded transactions?Laman Aspira 只有 65 笔登记成交，值得投资吗？
Treat it with more caution than the headline price suggests. Sixty-five transactions across nearly six years is by far the thinnest recorded market of any area in the Mukim Pulai comparison list – every other neighbouring area on that list has at least 400 records, several have over 1,000. Within Laman Aspira’s own double-storey terrace type, the year-by-year count is 2 in 2021, 10 in 2022, 23 in 2023, 12 in 2024, and effectively none recorded in 2025 or 2026 so far. A thin market means fewer comparables to price against, a wider realistic gap between what a seller asks and what a buyer will pay, and a longer expected time to sell. Confirm the two or three most recent sales on your specific road before you commit to a price. 看待这个高价数字时，要比字面更谨慎。近六年只有 65 笔登记成交，是整个 Mukim Pulai 对照名单中目前为止最薄的市场 —— 名单上其余每一个邻区至少有 400 笔纪录，多个更超过 1,000 笔。就连 Laman Aspira 自己的双层排屋这个类型，逐年笔数是：2021 年 2 笔、2022 年 10 笔、2023 年 23 笔、2024 年 12 笔，2025 与 2026 年至今几乎没有新增登记。市场薄，代表可比案例少、买卖双方对价格的认知落差会更大、预期成交时间也更长。下单前，请先要求你那条街最近两三笔的实际成交价。
What is the difference between Aspira LakeHomes and Aspira ParkHomes?Aspira LakeHomes 与 Aspira ParkHomes 有什么分别？
Both are freehold, gated-and-guarded double-storey terrace phases by UEM Sunrise inside Gerbang Nusajaya, on Jalan Tasik Aspira (LakeHomes) and Jalan Aspira (ParkHomes) respectively. Aspira LakeHomes launched first, in April 2016, on larger 22-by-75-foot lots with built-ups of 2,041 to 2,238 sq ft, built around a 7-acre lake at a low density of eight units per acre, with a community clubhouse, gym and tennis court; launch prices started from RM806,000. Aspira ParkHomes followed in January 2019 on smaller 20-by-70 and 22-by-70-foot lots with built-ups of 1,931 to 2,154 sq ft, themed around urban farms and herb gardens, with launch prices from RM593,000 to RM757,050. Both are sold out from the developer; everything transacting now is resale. 两者都是 UEM Sunrise 在 Gerbang Nusajaya 内推出的永久地契、门禁式双层排屋，分别位于 Jalan Tasik Aspira（LakeHomes）与 Jalan Aspira（ParkHomes）。Aspira LakeHomes 先推出，2016 年 4 月开售，地皮较大（22 尺 x 75 尺），建筑面积 2,041 至 2,238 平方尺，围绕一个 7 英亩的湖而建、密度低至每英亩八个单位，设有会所、健身房与网球场；开售价从 RM806,000 起。Aspira ParkHomes 则在 2019 年 1 月推出，地皮较小（20 尺 x 70 尺与 22 尺 x 70 尺），建筑面积 1,931 至 2,154 平方尺，以都市农场与香草园为主题；开售价 RM593,000 至 RM757,050。两期在发展商层面均已售罄，现在能成交的全是二手。
Can foreigners buy a house in Laman Aspira?外国人可以在 Laman Aspira 买房吗？
Not the landed terraces, in practice. Johor sets a RM2 million minimum purchase price for non-citizens buying landed residential property, and every recorded median at Laman Aspira sits well under that: RM740,000 for the double-storey terrace and RM830,000 across all types blended. The area’s stock is entirely landed terrace and shop, with no condominium or serviced apartment component recorded, so there is no lower-threshold strata alternative on site either. A foreign purchase here would need an individually large, high-priced unit verified against the RM2 million floor before committing. 实务上，有地排屋不行。柔佛对非公民购买有地住宅设有 RM200 万最低价门槛，而 Laman Aspira 的每一项登记中位价都远低于这条线：双层排屋 RM740,000、全类型混合 RM830,000。这一区的存量全部是有地排屋与店屋，没有登记在案的公寓或服务式公寓，因此现场也没有门槛较低的分层产权替代方案。外籍买家若要在这里出手，必须是个别面积或总价异常大的单位，且须在承诺前逐笔核实是否跨过 RM200 万门槛。
What is Aspira Square?Aspira Square 是什么？
Aspira Square is Gerbang Nusajaya’s first commercial development, launched by UEM Sunrise in August 2019 on Jalan Niaga Aspira, next to the two residential phases. NAPIC records show 15 double-storey shop transactions with a median of RM900,000 at RM377 psf, plus 2 three-storey shop transactions, across recorded unit sizes of roughly 2,228, 2,971 and 3,627 sq ft. The recorded price per square foot swings widely, from about RM251 to RM889 psf depending on the specific unit and date, which is normal for a thin commercial strip but means any single asking price should be checked against the most recent comparable sale on the same row. Aspira Square 是 Gerbang Nusajaya 的第一个商业发展项目，由 UEM Sunrise 于 2019 年 8 月推出，位于两期住宅旁的 Jalan Niaga Aspira。NAPIC 纪录显示 15 笔双层店屋成交，中位价 RM900,000、每尺 RM377，另有 2 笔三层店屋成交，登记面积大致落在 2,228、2,971 与 3,627 平方尺三档。登记每尺价波动很大，依单位与成交时间不同，从约 RM251 到 RM889 每尺不等 —— 这在成交量薄的商业街段是常见现象，但也代表任何一个开价都应该拿同一排最近的可比成交去核对。
What is the traffic and access like around Laman Aspira?Laman Aspira 一带的交通与出入如何？
Laman Aspira sits inside Gerbang Nusajaya, on the western side of Iskandar Puteri (formerly Nusajaya), reached via the Iskandar Coastal Highway corridor that also serves Medini, EduCity and Legoland Malaysia further east. That places it closer to the Second Link at Tanjung Kupang than to the Johor-Singapore Causeway, though it is not immediately beside either crossing. Being a gated development with a limited number of guarded entrances, the interior loop roads carry only resident traffic; the honest trade-off is that daily errands mean a drive of several kilometres to reach a shopping mall or hospital rather than a walk, as the developer’s own published distance figures for the two phases show. Laman Aspira 位于 Gerbang Nusajaya 内，属新山第二城（Iskandar Puteri，旧称 Nusajaya）西侧，经 Iskandar Coastal Highway 这条走廊进出，这条路也服务 Medini、EduCity 与更东侧的马来西亚乐高乐园。这个位置比起新山关卡（Causeway），离丹绒古邦（Tanjung Kupang）第二通道更近一些，但并非紧贴任何一个关口。作为门禁数量有限的发展项目，社区内的环路车流只有住户使用；诚实地说，代价是日常买菜购物得开车几公里去商场或医院，而不是走路可达 —— 这一点从发展商自己公布的两期距离数字就能看出来。
Is Laman Aspira freehold?Laman Aspira 是永久地契吗？
Yes. Both Aspira LakeHomes and Aspira ParkHomes were marketed and sold by UEM Sunrise as freehold, gated-and-guarded developments, which is consistent with the tenure shown in resale listings. As with any property, ask for a copy of the individual title before signing anything, since tenure and any restrictions are recorded on the title itself rather than on the estate as a whole. 是。Aspira LakeHomes 与 Aspira ParkHomes 两期，UEM Sunrise 在推售时均定位为永久地契、门禁式发展项目，这与二手挂牌显示的地契状态一致。和任何房产一样，签任何文件前请先索取个别地契副本，因为地契年期与任何限制都记载在地契本身，而不是记在「整个发展项目」上。
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, and it is charged on the gain, not on 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. On a Laman Aspira double-storey terrace bought near the RM740,000 median, the difference between selling in year five and year six is a meaningful sum, and worth modelling before you buy if a resale within five years is even a possibility. 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。以一栋接近 Laman Aspira 中位价 RM740,000 的双层排屋来说，第五年卖与第六年卖之间的差额是一笔不小的数目 —— 如果五年内转手是个可能选项，买之前就该先把这笔算清楚。
The rest of Mukim Pulai, on the same NAPIC dataMukim Pulai 的其余区域，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. If Laman Aspira\u2019s price or its thin volume gives you pause, this is where else in the same mukim to look.下方每一个数字都来自同一个来源、同一个期间，所以是真正可比的对照。如果 Laman Aspira 的价格或它薄弱的成交量让你犹豫，这份名单就是同一个 mukim 内可以看看的其他选项。
| 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 |
|---|---|---|---|---|---|
| Laman Aspira | 65 | RM830,000 | RM485 | — | Highest price, lowest volume – verify liquidity before you commit价最高、量最薄 —— 下单前先核实流通性 |
| Horizon Hill | 1,024 | RM1,080,000 | RM498 | +10.5% | Pricier still, but sixteen times the volume behind it价格更高，但成交量是它的十六倍 |
| Laman Setia | 411 | RM640,000 | RM394 | −4.3% | Cheaper, more volume, but psf going backwards更便宜、量更大，但每尺价在倒退 |
| Taman Mutiara Rini | 869 | RM620,000 | RM371 | +9.8% | Cheaper entry with genuine growth and real volume入场价更低、有真实涨幅也有真实成交量 |
| Taman Bukit Indah | 1,798 | RM610,000 | RM460 | +2.6% | The mukim\u2019s deepest market by far整个 mukim 里量最深的市场 |
| Taman Pulai Mutiara | 577 | RM520,000 | RM401 | +3.6% | Mid-price, moderate volume, steady中价位、量适中、走势平稳 |
| Bandar Selesa Jaya | 573 | RM290,000 | RM290 | +16.9% | Cheapest entry in the mukim, fastest recent growth整个 mukim 最低的入场价，近期涨幅最快 |
| Taman Universiti | 905 | RM400,000 | RM292 | +9.6% | Older, cheaper, high volume较旧、更便宜、量大 |
Tell me LakeHomes or ParkHomes. I will tell you what is actually for sale.告诉我 LakeHomes 还是 ParkHomes。我告诉你现在实际有什么在卖。
With only 65 records behind it, Laman Aspira rewards someone who checks the live listing count before assuming scarcity, and checks the two or three most recent comparable sales before anchoring on a headline median. Send me the phase and budget and I will come back with what is genuinely on the market, the realistic timeline to sell, and what a similar unit last transacted at. Laman Aspira 背后只有 65 笔纪录，值得你在假设「稀缺」之前先查一下现在实际挂牌数量，也值得在拿中位价当基准之前先查最近两三笔可比成交。把期数与预算发给我，我会回你现在真正在市场上的现货、务实的成交时间预期，以及类似单位上一次实际卖了多少。