Laman Setia: the index fell 4.3%.
The houses didn’t.
Laman Setia：指数跌了 4.3%，
房子没有。
Every listing site repeating that −4.3% is quoting a change in price per square foot, not in price. Over the same window the recorded median transacted price went the other way: RM666,000 in 2021 to RM695,000 in 2025. What actually changed is which lots trade. The 1,798 sq ft lots that now dominate the records sell at RM364–406 psf; the 721–1,399 sq ft lots that used to carry the volume sell at RM459–692 psf. Blend the two and the per-foot line drops while nobody’s house gets cheaper. And 2025 recorded just 13 transactions — the headline rests on almost nothing. 所有挂牌网站重复的那个 −4.3%，讲的是每平方尺价的变化，不是房价。同一段期间，登记的中位成交价其实是往另一个方向走的：2021 年 RM666,000 → 2025 年 RM695,000。真正变的是「哪些地皮在成交」。如今主导纪录的 1,798 尺地皮，成交每尺 RM364–406；过去撑起成交量的 721–1,399 尺小地皮，每尺 RM459–692。两者混在一起，每尺线就往下走 —— 但没有任何一栋房子变便宜。而且 2025 年全年只登记了 13 笔 —— 这个头条数字几乎没有基础。
© Chongkian · CC BY-SA 4.0 · Wikimedia CommonsLaman Setia in 30 seconds30 秒看懂 Laman Setia
- Where it is: Persiaran Laman Setia, inside Setia Eco Gardens, 81500 Gelang Patah, mukim Pulai. OpenStreetMap puts the centre of Taman Laman Setia at 1.4922 N, 103.5879 E. The Second Link Expressway runs along the southern edge; the Nusa Bayu interchange is about 1.7 km away and the Ulu Choh – Gelang Patah interchange about 1.8 km. 位置：Persiaran Laman Setia，位于 Setia Eco Gardens 之内，81500 Gelang Patah，Pulai 县区。OpenStreetMap 把 Taman Laman Setia 的中心标在 北纬 1.4922、东经 103.5879。二关大道沿南侧经过；Nusa Bayu 交流道直线约 1.7 公里，Ulu Choh–Gelang Patah 交流道约 1.8 公里。
- What trades here: of 411 registered subsales, 337 are double-storey terraces — 82% of everything. Add 32 single-storey terraces, 15 semi-detached, 7 bungalows, and 20 commercial or industrial records. This is a terrace estate with a small premium tail, not a mixed township. 这里成交什么：411 笔登记二手成交里，337 笔是双层排屋 —— 占 82%。另有 32 笔单层排屋、15 笔半独立式、7 笔独立式，以及 20 笔商业／工业纪录。这是一个排屋社区，尾端带一小截高价产品，不是混合型市镇。
- What it costs: median RM640,000 at RM404 psf across all types. Double-storey terrace median RM630,000 (RM415 psf); single-storey terrace RM499,500 (RM324); semi-detached RM1,250,000 (RM356); bungalow RM2,750,000 (RM556). The lowest recorded landed sales sit near RM400,000. 价格：全类型中位 RM640,000、每尺 RM404。双层排屋中位 RM630,000（每尺 RM415）；单层排屋 RM499,500（RM324）；半独立式 RM1,250,000（RM356）；独立式 RM2,750,000（RM556）。最低的有地成交纪录接近 RM400,000。
- The number everybody misreads: the −4.3% twelve-month figure is per square foot. Median transacted price over the same period rose from RM666,000 (2021) to RM695,000 (2025). The per-foot line fell because the mix moved to bigger lots — and because 2025 recorded only 13 sales. 大家读错的那个数字：−4.3% 是「每平方尺」的 12 个月变化。同期的中位成交价其实从 RM666,000（2021）升到 RM695,000（2025）。每尺线下滑，是因为成交结构移向大地皮 —— 也因为 2025 年只登记了 13 笔。
- The thing brochures leave out: the Laman Setia 7 precinct, about 2 km north of the houses, is mapped as Setia Business Park — an industrial estate. Twelve semi-detached factory sales on Jalan Laman Setia 7/1, 7/3, 7/6 and 7/8 sit in the same NAPIC record set, on 12,800–24,552 sq ft lots at RM2.0m–3.2m. Part of the “Laman Setia” address is not housing. 宣传册不会写的：住宅区以北约 2 公里的 Laman Setia 7 分区，地图上标示为 Setia Business Park —— 一个工业园。同一份 NAPIC 纪录里，有 12 笔半独立式厂房成交，位于 Jalan Laman Setia 7/1、7/3、7/6、7/8，地皮 12,800–24,552 尺、价格 RM200 万–320 万。「Laman Setia」这个门牌，有一部分根本不是住宅。
- The honest catch: liquidity is thin and getting thinner — 138 sales in 2023, 100 in 2024, 13 in 2025. And landed here is closed to foreign buyers except the bungalows: everything else records below Johor’s RM2 million floor. 诚实提醒：流动性偏薄而且在变薄 —— 2023 年 138 笔、2024 年 100 笔、2025 年 13 笔。另外，除了独立式洋房，这里的有地住宅对外籍买家是关闭的：其余全部登记在柔佛的 RM200 万门槛之下。
Gelang Patah — the town Laman Setia files its post throughGelang Patah —— Laman Setia 寄信要写的那个镇
Every photograph below is a Creative Commons photograph of Gelang Patah town and the wider Iskandar Puteri district, roughly 5 km south of the estate. None of them is taken inside Laman Setia. There is no freely-licensed photography of these streets — which is exactly why the section after this one is built out of Street View panoramas instead. 下面每一张都是 Gelang Patah 市区与 Iskandar Puteri 一带的 CC 授权实拍，距社区约 5 公里。没有一张拍摄于 Laman Setia 内部。网络上没有这几条街的自由授权照片 —— 这正是下一节改用街景全景的原因。
An estate that sorts itself by lot size一个按地皮大小自动分层的社区
Laman Setia holds recorded lots from 721 sq ft to 24,552 sq ft under one name. That range, not any lifestyle pitch, is what decides who ends up on which street. The four households below are read off the transaction record, not off a brochure.Laman Setia 在同一个名字底下，登记地皮从 721 平方尺到 24,552 平方尺。决定谁住哪条街的是这个跨度，不是任何生活方式文案。下面四种家庭是从成交纪录读出来的，不是从宣传册。
The Second Link commuter二关通勤族
Two expressway interchanges sit inside 2 km — Nusa Bayu at about 1.7 km, Ulu Choh – Gelang Patah at about 1.8 km — and the Malaysian Second Link checkpoint is about 12.8 km down the same road. For a household crossing daily, that is a shorter run than most of the Bukit Indah side.两个高速交流道都在 2 公里内 —— Nusa Bayu 约 1.7 公里、Ulu Choh–Gelang Patah 约 1.8 公里 —— 而二关的马来西亚关卡就在同一条路上约 12.8 公里处。对每天过关的家庭，这比 Bukit Indah 一带多数地点都短。
The Tenby parentTenby 的家长
Tenby International School Setia Eco Gardens sits about 310 m from the centre of the estate in a straight line; SJK (C) Pai Tze is about 680 m. Very few Johor terrace estates put an international school and a Chinese-medium primary inside a kilometre of the front door.Tenby International School Setia Eco Gardens 距社区中心直线约 310 米；SJK(C) Pai Tze 约 680 米。柔佛少有排屋社区能在门口一公里内同时放下一所国际学校和一所华小。
The upgrader from the small lots从小地皮换上来的
The 721–915 sq ft terraces in Laman Setia 2 record RM400,000–499,000. The 1,798 sq ft lots in Laman Setia 3 and 5 record RM590,000–730,000. Both are double-storey terraces with the same postcode — the ladder is inside the estate, which is unusual and useful.Laman Setia 2 的 721–915 尺排屋登记 RM400,000–499,000；Laman Setia 3 与 5 的 1,798 尺地皮登记 RM590,000–730,000。两者都是双层排屋、同一个邮区 —— 换屋的梯子就在社区内部，这不常见，而且很好用。
The factory owner厂房业主
Twelve semi-detached factory sales sit under this address in Laman Setia 7 — Setia Business Park — on 12,800 to 24,552 sq ft lots at RM2.0m to RM3.2m. Some owners live minutes from their own plant. It is also why lorries share the approach roads.这个门牌下有 12 笔半独立式厂房成交，位于 Laman Setia 7 —— Setia Business Park —— 地皮 12,800 至 24,552 尺、价格 RM200 万至 320 万。部分业主住在离自己工厂几分钟的地方。这也是联外道路上会有货车的原因。
A Sunday that never leaves a two-kilometre circle一个走不出两公里的星期天
Everything below is a mapped, named place with coordinates — not a lifestyle sketch. The distances are straight-line from the OpenStreetMap centre of Taman Laman Setia.下面每一个地点都在地图上有名字与坐标 —— 不是生活方式的想像。距离为自 OpenStreetMap 的 Taman Laman Setia 中心起算的直线距离。
The shop row at the mouth of Laman Setia 2, about 160 m from the centre point: a 7-Eleven, a mini market, a small supermarket, a laundry and a handful of restaurants, all clustered within about forty metres of each other. This is the whole of the estate’s on-foot convenience — and it is genuinely on foot.Laman Setia 2 入口那排店，距中心点约 160 米：一间 7-Eleven、一间迷你市场、一间小型超市、一间洗衣店和几家餐馆，全部集中在约四十米内。这就是社区步行可达便利的全部 —— 但它确实是走得到的。
School run, if you have one. Tenby International School Setia Eco Gardens is about 310 m away; SJK (C) Pai Tze about 680 m. On the days it rains, that difference is the whole argument for this address.送孩子上学（如果有的话）。Tenby International School Setia Eco Gardens 约 310 米；SJK(C) Pai Tze 约 680 米。下雨天，这个距离差就是选这个门牌的全部理由。
Gelang Patah town, about 4.8 km south: the wet market end of the district, the bus terminal, the older kopitiam rows, the post office. This is where the household errands actually get done.往南约 4.8 公里 的 Gelang Patah 市区：一带的巴刹、巴士总站、老咖啡店排屋、邮政局。家里的杂事其实都在这里办。
Weekend retail means leaving. AEON Bukit Indah is about 7.7 km east, Sutera Mall about 9.7 km north-east. There is no mall inside Laman Setia and there is no mall inside Setia Eco Gardens either — be clear about that before you buy.周末逛街等于出门。AEON Bukit Indah 往东约 7.7 公里，Sutera Mall 东北约 9.7 公里。Laman Setia 里面没有商场，Setia Eco Gardens 里面也没有 —— 买之前请先弄清楚这一点。
Nusa Bayu Lake Park, about 2 km east in the neighbouring estate, is the nearest mapped public park of any size. Inside Laman Setia itself, open space is the road reserve and whatever the precinct was given — walk it before you commit.邻区 Nusa Bayu 的湖滨公园在东边约 2 公里，是最近的、有一定规模的地图公园。Laman Setia 内部的开放空间就是路肩与各分区自带的那点绿地 —— 下手前请亲自走一圈。
Quiet, and on the northern side, industrial. Laman Setia 7 is Setia Business Park; its access roads feed back toward the same Jalan Gelang Patah – Ulu Choh corridor the houses use. Visit on a weekday morning, when the lorries are actually running, not on a Sunday evening.安静 —— 但北侧是工业。Laman Setia 7 就是 Setia Business Park，它的联外道路会汇回住宅区同样在用的 Jalan Gelang Patah–Ulu Choh 走廊。请挑平日早上货车真的在跑的时候去看，不要只在周日傍晚。
Two expressway interchanges inside two kilometres两公里内有两个高速交流道
Laman Setia sits on the Jalan Gelang Patah – Ulu Choh corridor, north of Gelang Patah town, with the Second Link Expressway (E3, Lebuhraya Hubungan Kedua) passing along its southern side. Two interchanges are close enough to argue about which one is faster: Nusa Bayu at about 1.7 km and Ulu Choh – Gelang Patah at about 1.8 km, both straight-line from the estate centre. Laman Setia 位于 Jalan Gelang Patah–Ulu Choh 走廊上、Gelang Patah 市区以北，二关大道（E3，Lebuhraya Hubungan Kedua）沿其南侧经过。两个交流道近到可以为「哪个比较快」争论：Nusa Bayu 直线约 1.7 公里、Ulu Choh–Gelang Patah 约 1.8 公里。
That is the entire connectivity story, and it cuts one way. Everything westward and southward — the Second Link, Gelang Patah, Nusajaya — is close. Everything eastward — the Causeway, Bukit Chagar and the RTS Link, JB city centre — is a 20 km run. This is not an RTS address and will not become one.这就是全部的交通故事，而且它只朝一个方向有利。西边与南边的一切 —— 二关、Gelang Patah、Nusajaya —— 都近。东边的一切 —— 长堤、Bukit Chagar 与 RTS、新山市中心 —— 都是 20 公里起跳。这不是 RTS 地段，将来也不会是。
| Destination目的地 | Straight line直线距离 | Drive (est.)车程（估） |
|---|---|---|
| Shop row, Laman Setia 2Laman Setia 2 店排 | 0.16 km | walk步行 |
| Tenby International School Setia Eco Gardens | 0.31 km | 1–3 min |
| SJK (C) Pai Tze | 0.68 km | 2–4 min |
| Nusa Bayu interchange (E3)Nusa Bayu 交流道（E3） | 1.71 km | 4–7 min |
| Ulu Choh – Gelang Patah interchange (E3)Ulu Choh–Gelang Patah 交流道（E3） | 1.81 km | 4–7 min |
| Setia Business Park (Laman Setia 7)Setia Business Park（Laman Setia 7） | 1.96 km | 5–8 min |
| SMK Taman Nusajaya | 2.75 km | 7–12 min |
| Gelang Patah townGelang Patah 市区 | 4.76 km | 8–14 min |
| Columbia Asia Hospital Iskandar Puteri | 5.63 km | 10–16 min |
| AEON Bukit Indah | 7.67 km | 12–20 min |
| Gleneagles Hospital Medini | 9.11 km | 15–22 min |
| Sutera Mall | 9.67 km | 15–25 min |
| Puteri Harbour | 11.88 km | 18–28 min |
| Second Link CIQ (Sultan Abu Bakar, Tanjung Kupang)二关 CIQ（Sultan Abu Bakar，Tanjung Kupang） | 12.80 km | 15–25 min |
| Bukit Chagar (RTS Link terminus)Bukit Chagar（RTS 总站） | 19.58 km | 30–45 min |
| Johor Bahru Sentral | 19.91 km | 30–45 min |
Strong on schools, thin on everything else学校很强，其他都薄
This is the section where Laman Setia splits in two. Schools are unusually close. Retail and medical are not — and no amount of framing changes a 5.6 km drive to the nearest private hospital.这一节里，Laman Setia 分成两半。学校近得不寻常；零售与医疗不是 —— 而且再怎么包装，最近的私立医院还是 5.6 公里外。
Roads道路交通
The estate hangs off the Jalan Gelang Patah – Ulu Choh corridor with the E3 Second Link Expressway on its southern flank. Two interchanges inside 2 km is the single strongest practical fact about this address.社区挂在 Jalan Gelang Patah–Ulu Choh 走廊上，E3 二关大道在南侧。2 公里内有两个交流道，是这个门牌最实在的一项优势。
Schools学校便利
This is the reason a lot of people are on this page. Tenby International School Setia Eco Gardens is mapped about 310 m from the estate centre and SJK (C) Pai Tze about 680 m. For the wider international cluster you are driving to Iskandar Puteri proper, 8 km east.这是很多人来看这一页的原因。Tenby International School Setia Eco Gardens 距社区中心地图量测约 310 米，SJK(C) Pai Tze 约 680 米。至于范围更大的国际学校群，就得往东开 8 公里到 Iskandar Puteri 本部。
Medical & retail医疗与零售
Inside the estate you have a 7-Eleven, a mini market, a small supermarket and a row of restaurants at the Laman Setia 2 entrance. Beyond that, everything is a drive: nearest private hospital 5.6 km, nearest mall 7.7 km, nearest government tertiary hospital considerably further.社区内部，在 Laman Setia 2 入口有一间 7-Eleven、一间迷你市场、一间小型超市和一排餐馆。除此之外全都要开车：最近的私立医院 5.6 公里、最近的商场 7.7 公里，最近的政府大医院还要更远。
Six things the −4.3% headline is hiding−4.3% 这个头条盖住的六件事
Laman Setia is the only estate in this series where the published growth number and the published price series point in opposite directions. That is worth understanding before you either dismiss it or buy it. 在本系列里，Laman Setia 是唯一一个「公布的涨幅」与「公布的价格数列」方向相反的社区。在你把它一笔带过、或者出手买下之前，值得先弄懂这一点。
The fall is per foot, not per house跌的是每尺，不是每栋
Recorded median transacted price: RM666,000 (2021) → RM578,000 (2022) → RM630,000 (2023) → RM645,000 (2024) → RM695,000 (2025). Recorded median psf over the same years: RM470 → RM393 → RM409 → RM403 → RM384. Price up, per-foot down. Those two facts can only both be true if the lots got bigger. 登记中位成交价：RM666,000（2021）→ RM578,000（2022）→ RM630,000（2023）→ RM645,000（2024）→ RM695,000（2025）。同期登记中位每尺价：RM470 → RM393 → RM409 → RM403 → RM384。价格上升，每尺下降。这两件事同时成立，只有一个解释：地皮变大了。
The lots did get bigger — you can see it地皮确实变大了 —— 看得见
Recent records are stacked with 1,798 sq ft lots on Jalan Laman Setia 3/5, 3/13 and 5/4, trading at RM364–406 psf. The older volume came from 721–1,399 sq ft lots in Laman Setia 2 and along Persiaran Laman Setia, trading at RM459–692 psf. Same estate, same product name, twice the land. 近期纪录密集出现 Jalan Laman Setia 3/5、3/13、5/4 的 1,798 平方尺 地皮，成交每尺 RM364–406。较早的成交量来自 Laman Setia 2 与 Persiaran Laman Setia 沿线的 721–1,399 平方尺 地皮，每尺 RM459–692。同一个社区、同一个产品名称，土地差一倍。
Two E3 interchanges inside 2 km2 公里内两个 E3 交流道
Nusa Bayu at about 1.7 km and Ulu Choh – Gelang Patah at about 1.8 km, both straight-line. The Second Link checkpoint is about 12.8 km down the same expressway. For a daily crossing this is one of the shorter on-ramps in the whole western corridor. Nusa Bayu 直线约 1.7 公里、Ulu Choh–Gelang Patah 约 1.8 公里。二关关卡在同一条高速上约 12.8 公里处。对每天过关的人，这是整个西部走廊里最短的上匝道之一。
An international school at 310 metres310 米外的国际学校
Tenby International School Setia Eco Gardens is mapped about 310 m from the estate centre; SJK (C) Pai Tze about 680 m. Across this whole series of Johor townships, almost nothing at a RM640,000 median puts an international school that close. Tenby International School Setia Eco Gardens 距社区中心地图量测约 310 米；SJK(C) Pai Tze 约 680 米。在本系列的柔佛市镇里，几乎没有第二个中位价 RM640,000 的社区能把国际学校放这么近。
The whole ladder is inside one postcode整道换屋阶梯在同一个邮区
RM400,000 on a 753 sq ft terrace lot in Laman Setia 2. RM700,000 on a 1,798 sq ft lot in Laman Setia 3 or 5. RM1,700,000 on a 4,990 sq ft semi-detached in Laman Setia 1. RM2,760,000 on a 4,950 sq ft bungalow on the same street. Four rungs, one address, no need to change schools. Laman Setia 2 的 753 尺排屋地皮 RM400,000。Laman Setia 3 或 5 的 1,798 尺地皮 RM700,000。Laman Setia 1 的 4,990 尺半独立式 RM1,700,000。同一条街上 4,950 尺的独立式 RM2,760,000。四级阶梯、一个门牌，孩子不用转学。
Bungalows that clear the foreign floor跨过外籍门槛的独立式
Seven bungalow sales are recorded, median RM2,750,000 at RM556 psf on 4,950 sq ft lots — above Johor’s RM2 million minimum for non-citizens. In an estate whose terrace median is RM630,000, that top rung is the only door a foreign buyer can walk through, and almost nobody knows it is there. 登记有 7 笔独立式成交，中位 RM2,750,000、每尺 RM556、地皮 4,950 尺 —— 高于柔佛给非公民设的 RM200 万门槛。在一个排屋中位价 RM630,000 的社区里，这最高一级是外籍买家唯一能走的门，而且几乎没人知道它在。
And the questions the listing page will not raise以及挂牌页面不会问的问题
📏 If you are buying a terrace here如果你在这里买排屋
✈️ If you’re buying from outside Malaysia如果你人在马来西亚以外
Six numbered precincts, and one of them is a factory estate六个编号分区，其中一个是工业园
Street naming does the sorting: every road here is Jalan Laman Setia n/x, and the n tells you what was built. The mapping below is read off registered transactions street by street — which lot sizes and which property types actually changed hands on each numbered series. The panoramas are Google Street View, each checked for imagery before it was placed here. 分区靠路名区分：这里每条路都是 Jalan Laman Setia n/x，而 n 告诉你盖的是什么。下表是逐条街从登记成交读出来的 —— 每一个号码系列上实际易手的地皮尺寸与屋型。全景为 Google 街景，每一个都先确认有影像才放上来。
| Precinct分区 | What the records show纪录显示的内容 | Recorded lot sizes登记地皮尺寸 | Recorded prices登记成交价 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|
| Laman Setia 1 Persiaran Laman Setia, 1/6 – 1/16 |
Semi-detached and bungalow. The premium end.半独立式与独立式。高价端。 | 3,200 – 4,990 sq ft | RM840,000 – 2,760,000 | Bungalows only仅独立式 |
| Laman Setia 2 2/1 – 2/22 |
The compact terraces, plus the shop row and the 3-storey shops.紧凑排屋，加上店排与三层店屋。 | 721 – 915 sq ft (terrace)（排屋） | RM400,000 – 499,000 | No不可以 |
| Laman Setia 3 3/1 – 3/15, Persiaran Laman Setia 3 |
Both terrace products: single-storey on 1,540 sq ft, double-storey on 1,798 sq ft.两种排屋并存：1,540 尺的单层、1,798 尺的双层。 | 1,539 – 1,798 sq ft | RM460,000 – 700,000 | No不可以 |
| Laman Setia 4 4/1 – 4/26 |
A separate pocket 1–2 km north-east of the rest. Double-storey terrace only.与其余部分相隔 1–2 公里的东北飞地。只有双层排屋。 | 1,399 – 1,561 sq ft | RM630,000 – 760,000 | No不可以 |
| Laman Setia 5 5/1 – 5/14 |
Double-storey terrace on the larger lots. The most-traded product of the last two years.大地皮双层排屋。近两年成交最多的产品。 | 1,561 – 1,798 sq ft | RM620,000 – 730,000 | No不可以 |
| Laman Setia 7 7/1 – 7/9, Persiaran Laman Setia 7 |
Not housing. Mapped as Setia Business Park — semi-detached and detached factories.不是住宅。地图标示为 Setia Business Park —— 半独立式与独立式厂房。 | 12,800 – 24,552 sq ft | RM2,000,000 – 3,200,000 | Industrial rules differ工业地规则不同 |
📷 Street View 的一个实测发现：Google 的车从来没有开进 Laman Setia 1 的 1/x 巷子（1/1、1/6、1/8、1/9、1/10、1/11、1/12、1/13 全部查无影像），只到 Persiaran Laman Setia 这条主干道为止。这与「门禁分区」一致，但不足以证明 —— 请你到现场确认。
Four landed products, and a 6.9× spread between the ends四种有地产品，两端相差 6.9 倍
Every figure in these four cards is a registered transaction median or an individual recorded sale — no asking prices, no estimates. The per-foot column is where the estate’s whole story lives: the cheapest product per square foot is the semi-detached, and the most expensive is the bungalow. Land size, not building quality, sets the ratio. 这四张卡上的每一个数字，都是登记成交的中位数或个别成交纪录 —— 没有叫价，没有估算。整个社区的故事就在「每尺」这一栏：每平方尺最便宜的是半独立式，最贵的是独立式。决定这个比例的是土地面积，不是建筑品质。
Single-storey terrace单层排屋
Double-storey terrace双层排屋
Double-storey semi-detached双层半独立式
Bungalow独立式洋房
Where Laman Setia actually sits in mukim PulaiLaman Setia 在 Pulai 县区的真实位置
Mid-table — and below both immediate neighbours中段 —— 而且低于两个紧邻社区
The semi-detached is the cheapest land per foot here这里每尺土地最便宜的，是半独立式
Read this alongside the lot sizes and the picture resolves. Bungalows sit on 4,950 sq ft and command RM556; semi-detached sit on 3,200–4,990 sq ft and fetch RM356. Both are large lots — but the bungalow is the scarce product and the semi-detached is not, and the market prices exactly that difference. 把这一栏和地皮尺寸放在一起看，画面就清楚了。独立式坐落在 4,950 尺土地上，拿到 RM556；半独立式坐落在 3,200–4,990 尺土地上，只有 RM356。两者都是大地皮 —— 但独立式是稀缺产品，半独立式不是，而市场定价的正是这个差别。
138, then 100, then 13138，然后 100，然后 13
411 records, and 20 of them are not homes411 笔纪录，其中 20 笔不是住宅
Every number below is a registered transaction下面每一个数字都是登记成交
No asking prices, no “from RM” launch pricing, no estimated rentals. Registered subsale records for Laman Setia, 2021 to 2026, via NAPIC (JPPH) as published by List.my, read on 7 September 2026. Records lag roughly six months. 没有叫价，没有「RM…起」的推售价，没有估算租金。全部为 Laman Setia 2021 至 2026 年的登记二手成交，来源 NAPIC（JPPH），经 List.my 公布，读取日期 2026 年 9 月 7 日。资料约滞后半年。
| Type类型 | Records笔数 | Median中位价 | Median psf中位每尺 | Recorded range登记区间 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|---|
| Single-storey terrace单层排屋 | 32 | RM499,500 | RM324 | RM460,000 – 630,000 | No不可以 |
| Double-storey terrace双层排屋 | 337 | RM630,000 | RM415 | RM400,000 – 795,000 | No不可以 |
| Double-storey semi-detached双层半独立式 | 15 | RM1,250,000 | RM356 | RM840,000 – 1,700,000 | No不可以 |
| Bungalow独立式洋房 | 7 | RM2,750,000 | RM556 | RM2,338,000 – 2,760,000 | YES可以 |
| 3-storey shop三层店屋 | 5 | — | RM205 – 263 | RM1,000,000 – 2,100,000 | Commercial rules商业地规则 |
| Semi-D factory (Laman Setia 7)半独立式厂房（Laman Setia 7） | 12 | — | RM130 – 174 | RM2,000,000 – 3,200,000 | Industrial rules工业地规则 |
| All types全部类型 | 411 | RM640,000 | RM404 | RM519,000 – 761,000 (P25–P75) | Median below RM2m中位低于 RM200 万 |
Two lines that point in opposite directions两条方向相反的线
Source: registered subsale records from NAPIC (JPPH) as published by List.my, read 7 September 2026. The chart plots the residential median price per square foot for each year. 2026 is excluded because only two transactions had been recorded — below the ten-record floor this series uses.来源：NAPIC（JPPH）登记二手成交，经 List.my 公布，读取日期 2026 年 9 月 7 日。图表画的是各年住宅中位每平方尺价。2026 年不入图，因为只登记了两笔 —— 低于本数列所用的十笔门槛。
The distribution, all types全类型分布
Half of everything recorded here sold between RM519,000 and RM761,000, with the median at RM640,000. That is a narrow middle for an estate that also contains RM400,000 terraces and RM2,760,000 bungalows — the tails are real but thin, and the day-to-day market is the double-storey terrace. 这里登记成交的一半落在 RM519,000 至 RM761,000 之间，中位数 RM640,000。对一个同时容纳 RM400,000 排屋与 RM2,760,000 独立式的社区来说，这个中段相当窄 —— 两端是真的，但很薄；日常市场就是双层排屋。
Median psf by year各年中位每尺价
How to read this chart without being misled. The line falls from RM470 to RM384. Over exactly the same years the median transacted price rose from RM666,000 to RM695,000. Both are published figures and both are correct. The reconciliation is lot size: a 1,798 sq ft lot at RM700,000 prints RM389 per foot, while a 1,399 sq ft lot at RM695,000 prints RM497. When the bigger lots take over the volume, the per-foot line falls on its own. Note also the transaction counts under each point — 13 records in 2025 is not a market reading, it is a handful of houses. 怎么读这张图才不会被误导。线从 RM470 掉到 RM384。同样这几年，中位成交价从 RM666,000 升到 RM695,000。两个都是公布数字，两个都正确。调和它们的是地皮尺寸：1,798 尺地皮成交 RM700,000，算出来是每尺 RM389；1,399 尺地皮成交 RM695,000，算出来是每尺 RM497。当大地皮接管成交量，每尺线自己就会往下走。另外请看每个点下方的笔数 —— 2025 年的 13 笔不是市场读数，只是几栋房子。
PRICE_INDEX 阵列加一行，格式 {q:"2026 Q1", median:435, n:12}（median 填每尺价，不是总价；n 填笔数）。做满两年，这一页就会成为「Laman Setia 价格指数」的事实来源。💡 加
?draft=1 到网址后面，就能看到本页所有黄色待办备注；一般访客看不到。One door is open here, and it is a narrow one这里只有一道门是开的，而且很窄
Johor bars non-citizens from landed residential property below RM2 million and from strata below RM1 million. Laman Setia’s recorded medians are RM499,500 for a single-storey terrace, RM630,000 for a double-storey terrace and RM1,250,000 for a semi-detached house — none of them clear the line. Only the bungalows do, at a recorded median of RM2,750,000, and there have been seven of those in five years. 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。Laman Setia 的登记中位价：单层排屋 RM499,500、双层排屋 RM630,000、半独立式 RM1,250,000 —— 没有一项跨得过。只有独立式跨得过，登记中位 RM2,750,000，而五年来只有七笔。
Monthly repayment每月供款
Defaults set to the recorded all-type median of RM640,000.预设值为全类型登记中位成交价 RM640,000。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM640,000 — the recorded median. Switch the tab to see what the same house costs a non-citizen, if it were even eligible.预设 RM640,000 —— 登记中位价。切换分页可以看到同一栋房子对非公民的成本 —— 假设它还够资格的话。
Johor’s landed minimum for non-citizens is RM2 million. Only the bungalow line in Laman Setia 1 clears it, at a recorded median of RM2,750,000. Set the price above RM2 million to model a purchase that could actually complete. On a RM2.75m bungalow the flat 8% transfer stamp duty is RM220,000, and the Johor state consent fee at 3% of valuation is about RM82,500, before legal fees and loan stamping. Consent typically takes one to three months. 柔佛给非公民的有地门槛是 RM200 万。只有 Laman Setia 1 的独立式产品线跨得过，登记中位 RM2,750,000。请把价格设在 RM200 万以上，才是一笔真的完成得了的交易。以 RM275 万的独立式计，统一 8% 的转让印花税是 RM220,000，柔佛州同意书费（估价 3%）约 RM82,500，律师费与贷款印花税还没算。同意书通常需时一至三个月。
Tell me your passport and budget and I will tell you in one message whether Laman Setia is even possible for you. 把护照与预算告诉我，我一则讯息内就能告诉你 Laman Setia 对你到底可不可行。
Tell me the precinct and the lot size. Everything else follows.告诉我分区和地皮尺寸，其余的自然就定了。
In Laman Setia those two fields decide the price more than anything a listing photo can show you.在 Laman Setia，这两栏对价格的影响，超过任何一张挂牌照片能告诉你的东西。
Good land, good schools, and a market that has gone quiet土地好、学校好，但市场安静下来了
The case against Laman Setia is not that it is falling. It is that hardly anything is trading, and that the estate’s name covers four quite different things. Both of those are fixable problems for a buyer who does the work — and both are fatal for one who does not.反对 Laman Setia 的理由不是「它在跌」。是「几乎没有成交」，以及「这个名字底下盖着四种很不一样的东西」。对肯做功课的买家，这两件事都可以处理；对不做功课的，两件都是致命的。
✓ Strengths优势
- Prices per house have not fallen. Recorded median transacted price 2021 to 2025: RM666,000 → RM578,000 → RM630,000 → RM645,000 → RM695,000. The scary headline is a per-foot artefact.每一栋房子的价钱没有跌。2021 至 2025 年登记中位成交价：RM666,000 → RM578,000 → RM630,000 → RM645,000 → RM695,000。吓人的头条是每尺口径造成的假象。
- An international school 310 m away and a Chinese-medium primary at 680 m, at a RM640,000 median. Very little in Johor matches that ratio.310 米外的国际学校与 680 米外的华小，而中位价只有 RM640,000。柔佛少有能达到这个性价比的地方。
- Two E3 interchanges inside 2 km, and the Second Link checkpoint 12.8 km down the same expressway. For a daily crossing this is a genuinely short run.2 公里内两个 E3 交流道，二关关卡在同一条高速上 12.8 公里处。对每天过关的人，这确实是一段短路程。
- Bigger land than the per-foot number suggests. Recent terrace sales are on 1,668 to 1,798 sq ft lots — larger than the standard 20×70 that dominates most Johor terrace estates.土地比每尺数字暗示的更大。近期排屋成交多为 1,668 至 1,798 尺地皮 —— 比主导多数柔佛排屋区的标准 20×70 更大。
- The whole ladder in one postcode: RM400,000 compact terrace to RM2,760,000 bungalow, without changing schools or crossing the estate boundary.整道阶梯在同一个邮区：从 RM400,000 的紧凑排屋到 RM2,760,000 的独立式，不用转学，也不用离开社区范围。
△ Things to weigh需要权衡的
- Liquidity has thinned sharply. 138 recorded sales in 2023, 100 in 2024, 13 in 2025. NAPIC lags about six months so 2025 will fill in, but the direction is unmistakable. If you may need to sell inside three years, price that in now.流动性急剧变薄。2023 年登记 138 笔、2024 年 100 笔、2025 年 13 笔。NAPIC 滞后约半年，2025 会补齐，但方向很清楚。如果你有可能在三年内要卖，现在就把这一点算进价钱里。
- Landed here is closed to foreign buyers except the bungalow line. 384 of 391 recorded residential sales sit below Johor’s RM2 million floor. If your buyer pool one day includes Singaporeans on a foreign passport, it does not include them for a terrace.这里的有地住宅对外籍买家关闭，独立式除外。391 笔住宅登记成交中有 384 笔在柔佛 RM200 万门槛之下。如果你希望将来的买家池包括持外国护照的新加坡人 —— 排屋不在其中。
- Laman Setia 7 is a factory estate, about 2 km north, mapped as Setia Business Park, with recorded lots of 12,800 to 24,552 sq ft. Lorries and the houses share the same corridor onto Jalan Gelang Patah – Ulu Choh. Go and stand there on a weekday morning.Laman Setia 7 是工业园，在北方约 2 公里，地图标示为 Setia Business Park，登记地皮 12,800 至 24,552 尺。货车与住宅共用同一条通往 Jalan Gelang Patah–Ulu Choh 的走廊。请在平日早上到现场站一站。
- Nothing much inside except schools. No mall, no hospital, no cinema, no wet market inside the estate. One 7-Eleven, one mini market, one small supermarket and a row of restaurants at the Laman Setia 2 entrance — and then a 5 to 10 km drive for everything else.除了学校，里面几乎什么都没有。社区内没有商场、没有医院、没有戏院、没有巴刹。Laman Setia 2 入口有一间 7-Eleven、一间迷你市场、一间小型超市和一排餐馆 —— 其余一切都要开 5 至 10 公里。
- Not one contiguous place. Laman Setia 4 sits over a kilometre north-east of precincts 1, 2, 3 and 5, and precinct 7 is 2 km north-west. Two listings both labelled “Laman Setia” can be a 15-minute drive apart. Always get the precinct number.它不是一块连续的地。Laman Setia 4 在 1、2、3、5 区东北方一公里以外，7 区在西北方 2 公里。两个都标着「Laman Setia」的挂牌，实际可能相距 15 分钟车程。请一定要问到分区号码。
- Not an RTS location. Bukit Chagar is about 19.6 km away in a straight line. Everything about this address runs on the Second Link. If your commute is via the Causeway, buy on the other side of Johor Bahru.不是 RTS 地段。Bukit Chagar 直线约 19.6 公里。这个门牌的一切都靠二关。如果你走长堤通勤，请买新山另一边。
- You cannot preview the best streets remotely. Google’s camera has never entered the Laman Setia 1 lanes — every 1/x coordinate we tested returned no imagery. The semi-detached and bungalow precinct has to be seen in person.最好的那几条街，远端看不到。Google 的车从来没有开进 Laman Setia 1 的巷子 —— 我们测过的每一个 1/x 坐标都查无影像。半独立式与独立式分区，只能亲自去看。
Laman Setia FAQLaman Setia 常见问题
How much does a house in Laman Setia cost?Laman Setia 的房子多少钱？
Registered subsale records for Laman Setia between 2021 and 2026 show a median of RM640,000 across all 411 transactions, at a median RM404 per square foot. Broken down by type, the 337 recorded double-storey terraces have a median of RM630,000 at RM415 per square foot, the 32 single-storey terraces RM499,500 at RM324, the 15 double-storey semi-detached houses RM1,250,000 at RM356, and the 7 bungalows RM2,750,000 at RM556. The lowest recorded landed sales sit near RM400,000, on the smallest lots in the Laman Setia 2 precinct. 2021 至 2026 年的登记二手成交，Laman Setia 全部 411 笔的中位价为 RM640,000、中位每平方尺 RM404。分屋型看：337 笔双层排屋中位 RM630,000、每尺 RM415；32 笔单层排屋 RM499,500、每尺 RM324；15 笔双层半独立式 RM1,250,000、每尺 RM356；7 笔独立式洋房 RM2,750,000、每尺 RM556。最低的有地成交纪录接近 RM400,000，出现在 Laman Setia 2 分区最小的地皮上。
Why did Laman Setia record a 4.3 percent fall while the estates next door rose?为什么 Laman Setia 录得 −4.3%，隔壁的社区却在涨？
The minus 4.3 percent is a change in median price per square foot over twelve months, and it is not the same thing as houses losing value. Over the same period the recorded median transacted price rose, from RM666,000 in 2021 to RM695,000 in 2025. What changed is the mix of what traded. Recent records are dominated by 1,798 square foot lots, which transact around RM364 to RM406 per square foot, while the smaller 721 to 1,399 square foot lots that used to make up more of the volume transact at RM459 to RM692 per square foot. A blended per-foot figure falls when bigger lots take a larger share, even with prices per house flat or rising. The second thing to know is that only 13 transactions were recorded in 2025, so the twelve-month figure rests on a very thin base. −4.3% 指的是 12 个月内「中位每平方尺价」的变化，这和房子跌价不是同一回事。同一期间，登记的中位成交价其实是上升的：2021 年 RM666,000，2025 年 RM695,000。变的是成交结构。近期纪录由 1,798 平方尺的地皮主导，这类成交每尺约 RM364 至 RM406；而过去占比更高的 721 至 1,399 平方尺小地皮，每尺是 RM459 至 RM692。当大地皮占比上升，混合后的每尺价就会下滑 —— 即使每一栋房子的价钱持平甚至上涨。第二件要知道的事：2025 年全年只登记了 13 笔成交，所以这个 12 个月的数字基础非常薄。
Can a foreigner buy landed property in Laman Setia?外国人可以在 Laman Setia 买有地住宅吗？
For most of the estate, no. Johor sets a minimum purchase price of RM2 million on landed residential property for non-citizens. Laman Setia’s recorded medians are RM630,000 for a double-storey terrace, RM499,500 for a single-storey terrace and RM1,250,000 for a semi-detached house, all below that line. The one exception in the records is the bungalow stock in the Laman Setia 1 precinct, where 7 recorded sales carry a median of RM2,750,000 at RM556 per square foot. Eligibility still has to be confirmed on the individual title, and a non-citizen also pays a flat 8 percent transfer stamp duty from 1 January 2026 plus a Johor state consent fee of 3 percent of valuation with a RM30,000 minimum. 这个社区大部分不行。柔佛对非公民购买有地住宅设有 RM200 万最低价门槛。Laman Setia 的登记中位价：双层排屋 RM630,000、单层排屋 RM499,500、半独立式 RM1,250,000 —— 全都在门槛以下。纪录中唯一的例外是 Laman Setia 1 分区的独立式洋房，7 笔登记成交中位 RM2,750,000、每尺 RM556。资格仍须就个别地契确认；非公民另需支付自 2026 年 1 月 1 日起统一 8% 的转让印花税，以及柔佛州同意书费（估价的 3%、最低 RM30,000）。
Where exactly is Laman Setia?Laman Setia 到底在哪里？
Laman Setia sits in mukim Pulai, Johor Bahru district, with the postal address Persiaran Laman Setia, Setia Eco Gardens, 81500 Gelang Patah. OpenStreetMap places the centre of Taman Laman Setia at 1.4922 north, 103.5879 east. It is about 4.8 kilometres north of Gelang Patah town in a straight line, and the Second Link Expressway runs immediately to the south, with the Nusa Bayu interchange about 1.7 kilometres away and the Ulu Choh to Gelang Patah interchange about 1.8 kilometres away. Laman Setia 位于新山县 Pulai 县区（mukim），邮寄地址为 Persiaran Laman Setia, Setia Eco Gardens, 81500 Gelang Patah。OpenStreetMap 将 Taman Laman Setia 的中心标在北纬 1.4922、东经 103.5879。它在 Gelang Patah 市区以北直线约 4.8 公里；二关大道（Second Link Expressway）就在南侧经过，Nusa Bayu 交流道直线约 1.7 公里，Ulu Choh–Gelang Patah 交流道约 1.8 公里。
What schools are near Laman Setia?Laman Setia 附近有哪些学校？
Tenby International School Setia Eco Gardens is the closest, about 310 metres from the centre of the estate in a straight line. SJK C Pai Tze, a Chinese-medium national-type primary school, is about 680 metres away. Further out, SMK Taman Nusajaya is about 2.8 kilometres and SK Nusantara about 2.8 kilometres. The international schools of the wider Iskandar Puteri cluster, including Raffles American School and Invictus International School, are 7.9 to 8.1 kilometres away in a straight line. Always confirm current enrolment zones and intake with the school itself. 最近的是 Tenby International School Setia Eco Gardens，距社区中心直线约 310 米。华文国民型小学 SJK(C) Pai Tze 约 680 米。再远一些，SMK Taman Nusajaya 约 2.8 公里、SK Nusantara 约 2.8 公里。Iskandar Puteri 一带的国际学校 —— 包括 Raffles American School 与 Invictus International School —— 直线距离 7.9 至 8.1 公里。学区划分与招生名额请务必直接向学校确认。
Is there industry inside Laman Setia?Laman Setia 里面有工业区吗？
Yes, and it is worth knowing before you buy. The Laman Setia 7 precinct, roughly 2 kilometres north of the residential core, is mapped by OpenStreetMap as Setia Business Park, an industrial estate. NAPIC records under the Laman Setia name include 12 semi-detached factory sales on Jalan Laman Setia 7/1, 7/3, 7/6, 7/8 and Persiaran Laman Setia 7, on lots of 12,800 to 24,552 square feet at RM2,000,000 to RM3,200,000. That means part of what is sold as a Laman Setia address is not housing at all, and it means lorry traffic shares the approach roads. 有，而且买之前值得先知道。Laman Setia 7 分区在住宅核心以北约 2 公里，OpenStreetMap 将它标示为工业用地「Setia Business Park」。挂在 Laman Setia 名下的 NAPIC 纪录里，有 12 笔半独立式厂房成交，位于 Jalan Laman Setia 7/1、7/3、7/6、7/8 与 Persiaran Laman Setia 7，地皮 12,800 至 24,552 平方尺，价格 RM2,000,000 至 RM3,200,000。也就是说，以「Laman Setia」名义出售的一部分根本不是住宅；同时也意味着联外道路上会有货车。
How far is Laman Setia from Singapore?Laman Setia 离新加坡多远？
The Malaysian checkpoint for the Second Link, Sultan Abu Bakar Complex at Tanjung Kupang, is about 12.8 kilometres away in a straight line, reached by the Second Link Expressway whose nearest interchange is under 2 kilometres from the estate. The Causeway side is much further: Bukit Chagar, the Johor terminus of the RTS Link, is about 19.6 kilometres away in a straight line, and Johor Bahru Sentral about 19.9 kilometres. Laman Setia is a Second Link address, not an RTS one. 二关（第二通道）的马来西亚关卡 —— Tanjung Kupang 的 Sultan Abu Bakar 综合大厦 —— 直线约 12.8 公里，经二关大道前往，而最近的交流道离社区不到 2 公里。长堤方向则远得多：RTS Link 柔方总站 Bukit Chagar 直线约 19.6 公里，JB Sentral 约 19.9 公里。Laman Setia 是二关地段，不是 RTS 地段。
What tax do I pay when I sell property in Malaysia?在马来西亚卖房要付什么税？
Real Property Gains Tax, charged on the gain rather than the sale price. Malaysian citizens and permanent residents pay 30 percent for disposals in years 1 to 3, 20 percent in year 4, 15 percent in year 5, and 0 percent from year 6 onward. Non-citizens pay 30 percent for years 1 to 5 and 10 percent from year 6, which is a permanent floor. 产业盈利税（RPGT），按获利而非售价课征。马来西亚公民与永久居民：第 1 至 3 年 30%、第 4 年 20%、第 5 年 15%，第 6 年起 0%。非公民：第 1 至 5 年 30%，第 6 年起 10%，且为永久底线。
Four estates within four kilometres, four different answers四公里内四个社区，四个不同答案
All five rows are registered subsale records for areas in mukim Pulai, from the same source and the same read date. The twelve-month column is a change in median price per square foot — the same measure that produces Laman Setia’s −4.3%, so the comparison is at least like for like.这五行全部是 Pulai 县区各区的登记二手成交，同一来源、同一读取日期。12 个月那一栏是「中位每平方尺价」的变化 —— 与产生 Laman Setia −4.3% 的是同一个口径，所以这个比较至少是同一把尺。
| Area区域 | Records笔数 | Median中位价 | Median psf中位每尺 | 12-month psf12 个月每尺 | Read it as怎么读 |
|---|---|---|---|---|---|
| Laman Setia | 411 | RM640,000 | RM394 | −4.3% | Bigger lots taking over the mix; 13 sales in 2025.大地皮接管成交结构；2025 年 13 笔。 |
| Setia Eco Garden | 320 | RM605,000 | RM412 | +18.7% | Same township name, higher psf, and more of it trading. The most useful single comparison on this page.同一个市镇名、每尺较高、成交更活跃。本页最有用的单一对照。 |
| Taman Nusa Bayu | 300 | RM570,000 | RM444 | +7.6% | About 2 km east. Cheaper per house, dearer per foot — the same pattern, and most likely the same explanation.东边约 2 公里。每栋更便宜、每尺更贵 —— 同样的形态，多半也是同样的原因。 |
| Taman Nusantara Prima | 180 | RM650,000 | RM357 | +58.9% | About 1.4 km south. A +58.9% swing on 180 lifetime records is a thin-base number — treat with care.南方约 1.4 公里。以 180 笔历年纪录跑出 +58.9%，是薄基础的数字 —— 请小心引用。 |
| Taman Bukit Indah | 1,798 | RM610,000 | RM460 | +2.6% | The deep, liquid benchmark 7.7 km east. Four times the volume of Laman Setia.东边 7.7 公里、成交厚实的基准盘。成交量是 Laman Setia 的四倍。 |
| Horizon Hill | 1,024 | RM1,080,000 | RM498 | +10.5% | The premium gated benchmark. Different price bracket entirely.高端门禁社区的基准。完全不同的价位区间。 |
Send me a listing and I will send you back the lot size.把挂牌发给我，我把地皮尺寸发还给你。
In this estate that one field settles most arguments. Give me the address or the listing link and I will come back with the precinct, the recorded land area, the comparable registered sales on that lot size, and whether a foreign passport can touch it. 在这个社区，这一栏就能解决大部分争论。把地址或挂牌连结给我，我会回你：分区、登记土地面积、同尺寸地皮的可比登记成交，以及外国护照能不能碰。