Larkin Perdana: the cheapest door in the city centre
— and not one of them is a house
Larkin Perdana：
市中心里最便宜的门牌 — 而且没有一间是「房子」
This series is called JB Completed Landed, so this page has to say the honest thing first: across 180 registered transactions from 2021 to 2026, not one is a landed house. Every recorded sale in Larkin Perdana is a condominium unit, a low-cost flat, a shop lot, an office lot, or one high-floor serviced-apartment stack. What it does have is the lowest median in its mukim — RM250,000 at RM279 psf — and the shortest measured distance to Larkin Sentral, Johor Bahru’s main bus terminal, of any address in this series so far. This page is about who that combination actually suits. 这个系列叫「JB Completed Landed」，所以这一页得先把诚实的话讲在前面：2021 至 2026 年 180 笔登记成交 里，没有一笔是有地住宅。Larkin Perdana 的每一笔纪录，都是公寓单位、廉价组屋、店屋、办公单位，或是一批高楼层的服务式公寓。它真正拥有的，是同一个 mukim 里最低的中位价 — RM250,000、每尺 RM279 — 以及这个系列目前为止，到 Larkin Sentral（新山主要长途巴士总站）实测最短的距离。这一页要谈的，是这个组合到底适合谁。
© *angys* · CC BY-SA 4.0 · Wikimedia CommonsLarkin Perdana in 30 seconds30 秒看懂 Larkin Perdana
- What it is: a dense residential-and-commercial precinct in Mukim Bandar Johor Bahru, postcode 80350, built around Jalan Larkin Perdana 2 and Jalan Persiaran Susur Larkin Perdana 2, immediately south-west of Larkin Sentral. Low-cost flats, one large established condominium, a smaller apartment block, shop lots and office lots all sit inside the same few streets. 它是什么：Bandar Johor Bahru mukim 内的高密度住商混合街区，邮区 80350，以 Jalan Larkin Perdana 2 与 Jalan Persiaran Susur Larkin Perdana 2 为骨架，紧邻 Larkin Sentral 的西南侧。廉价组屋、一栋大型成熟公寓、一栋较小的公寓、店屋与办公单位，全挤在同样这几条街里。
- What it costs: 180 registered transactions from 2021 to 2026, median RM250,000 at RM279 psf. By type: low-cost flat RM150,000, condominium/apartment RM260,000, shop lot RM165,000, office lot RM195,000, and one serviced-apartment stack at RM569,000. Realistic entry starts around RM150,000 — for a flat, not a house. 多少钱：2021 至 2026 年 180 笔登记成交，中位 RM250,000、每尺 RM279。分类型：廉价组屋 RM150,000、公寓 RM260,000、店屋 RM165,000、办公单位 RM195,000，唯一一批服务式公寓纪录 RM569,000。实际入场价大约从 RM150,000 起 — 买的是一间组屋，不是一栋房子。
- The number the AREA card leads with, checked: the blended twelve-month psf is down 4.2% — but that window covers only 11 recorded sales. Split by product, the residential-only median psf has actually risen every year on record: RM260 in 2021, RM279 in 2022, RM290 in 2023, RM297 in 2024. The minus 4.2% is a small-sample commercial swing, not a residential decline. 资料卡放在最前面的那个数字，查证过：混合十二个月每尺价下跌 4.2% — 但那个窗口只有 11 笔成交。按产品拆开看，仅住宅的中位每尺价逐年都在上涨：2021 年 RM260、2022 年 RM279、2023 年 RM290、2024 年 RM297。−4.2% 是小样本的商业波动，不是住宅在退步。
- The detail this page leads with: zero of the 180 recorded transactions are a landed type — no terrace, no semi-D, no cluster, no bungalow, in six years of NAPIC records. A page in a series called “JB Completed Landed” still has to say that plainly rather than dress a flat up as a house. 这一页放在最前面的细节：180 笔纪录里，零笔是有地类型 — 六年的 NAPIC 纪录里，没有排屋、没有半独立式、没有 Cluster、没有独立式。一份叫做「JB Completed Landed」系列里的页面，还是得把这句话讲清楚，而不是把一间组屋包装成一栋房子。
- The honest catch: Larkin Perdana is 1.4km / 3min from Larkin Sentral — the closest to that terminal anywhere in this series — but it is 9.0km / 18min from the RTS Link at Bukit Chagar, further than both Taman Century and Bandar Baru Uda. If RTS-to-Singapore is your story, this is not that page. 诚实提醒：Larkin Perdana 距 Larkin Sentral 1.4 公里／3 分钟 — 是这个系列里到该总站最近的一个门牌 — 但距 Bukit Chagar RTS 关口 9.0 公里／18 分钟，比 Taman Century 与 Bandar Baru Uda 都远。如果你要的是「到新加坡的 RTS 故事」，这不是那一页。
A bus terminal, a market street, and towers behind them一座巴士总站、一条市场街，以及后面的高楼
Wikimedia carries no photographs taken inside Larkin Perdana’s own residential streets — the Street View panels further down cover those. What is available and genuinely local is Larkin Sentral itself, 1.4km away. The rest of this gallery is honestly labelled: it shows the wider Bandar Johor Bahru mukim, mostly Bandar Baru Uda, 3–5km away, to give a sense of the surrounding district’s built character. Wikimedia 上没有 Larkin Perdana 住宅街道本身的照片 — 那一块由下方的街景补上。真正在地、且找得到授权照片的，是 1.4 公里外的 Larkin Sentral 本身。这个图库其余的照片都诚实标注了距离：它们拍的是更大范围的 Bandar Johor Bahru mukim，多数是 3 至 5 公里外的 Bandar Baru Uda，用来呈现周边区域的建筑样貌。
Four households, and the record says which product each one actually buys四种人，纪录说得出他们各自买的是哪一种产品
With 128 condo/apartment, 19 low-cost flat, 19 shop-lot, 8 serviced-apartment and 6 office-lot records, this is a transit-and-commerce precinct with housing built into it — not a residential estate that grew shops later.纪录里有 128 笔公寓、19 笔廉价组屋、19 笔店屋、8 笔服务式公寓与 6 笔办公单位 — 这是一个把住宅嵌进交通与商业里的街区，不是先有住宅、后来才长出店铺的社区。
The first-time buyer首购族
A RM150,000 low-cost flat or a RM260,000 condo unit is a genuine, city-centre entry point for a buyer who cannot clear the RM400,000-plus floor that landed housing starts at almost everywhere else in this series. That is the honest reason this is the cheapest median in its mukim.对一个连本系列其他区域 RM400,000 以上有地入场价都够不到的买家来说，RM150,000 的廉价组屋或 RM260,000 的公寓，是一个实实在在、位于市中心的入场点。这就是它是本 mukim 中位价最低的诚实原因。
The bus-terminal worker巴士总站工作者
Larkin Sentral runs long-distance coaches across Peninsular Malaysia and local buses across Johor Bahru, every day, all day. Drivers, terminal staff, vendors and shift workers who serve that terminal want to live within a few minutes of it — not a scenic story, but a durable one.Larkin Sentral 每天全天运行往返半岛各地的长途巴士，以及新山本地巴士路线。为这座总站服务的司机、职员、小贩与轮班人员，都希望住在几分钟车程内 — 这不是一个浪漫的故事，却是一个耐久的故事。
The shop or office owner店主或办公单位业主
Recorded shop-lot and office-lot transactions sit alongside the residential ones on the exact same roads. This is a working commercial base a short walk from a major transit node, not a masterplan waiting for tenants.登记的店屋与办公单位成交，就落在与住宅同一批道路上。这是一个紧邻主要交通枢纽、已经在运作的商业基础，不是一份还在等租户的总蓝图。
The small-unit investor小单位投资者
128 recorded condo/apartment transactions — almost certainly concentrated in one or two established buildings — is real liquidity for a small unit. The realistic pitch to a tenant is proximity to the bus terminal and the city centre, not a lifestyle address.128 笔公寓成交纪录 — 几乎可以肯定集中在一两栋成熟大楼里 — 对一间小单位来说是真实的流通性。对租客的实际卖点，是靠近巴士总站与市中心，不是一个生活方式门牌。
A weekday at Larkin PerdanaLarkin Perdana 的一个平日
Pick a Tuesday, not a Sunday. This is a working transit precinct on a weekday, and the traffic in and out of Larkin Sentral is the honest measure of it.要看，就挑星期二，不要挑星期天。平日的这里是一个在运作的交通街区，Larkin Sentral 进出的车流，才是它诚实的量尺。
The first long-distance coaches leave Larkin Sentral. Terminal staff and vendors on the early shift are already on the road — most of them living within the 1.4km this page keeps returning to.Larkin Sentral 的第一班长途巴士出发。早班的总站职员与小贩已经在路上 — 大多数人就住在这一页反复提到的 1.4 公里范围内。
Local buses fill up along Jalan Dato’ Mohd Said Suleiman, the commercial frontage between the residential blocks and the terminal. Shop lots open — pharmacy, motorcycle repair, food stalls, a budget hotel.本地巴士沿 Jalan Dato’ Mohd Said Suleiman 挤满乘客 — 这是住宅区块与总站之间的商业沿街。店屋陆续开门 — 药房、摩托车维修、小吃摊、一间经济型酒店。
Lunch trade around the shop lots peaks with terminal workers and office-lot staff on the same streets. This is the 19 shop-lot and 6 office-lot records in this page’s data section, doing business in real time.总站工作者与同一批街道上的办公室职员，把午餐时段的店屋生意推上高峰。这就是本页数据段落里那 19 笔店屋与 6 笔办公单位纪录，正在实际运转。
The evening peak on the terminal approach roads is genuine. Larkin Sentral is one of the busiest transit points in Johor Bahru, and the streets that feed it — including Jalan Larkin Perdana 2 — carry that load.总站联外道路的傍晚高峰是真实存在的。Larkin Sentral 是新山最繁忙的交通节点之一，而通往它的街道 — 包括 Jalan Larkin Perdana 2 — 承担着这份车流。
Residential blocks settle into a quieter evening once the day’s terminal traffic thins. The low-cost flats and the condominium blocks are the actual sleeping population behind the transit and shop-lot activity.白天总站的车流退去后，住宅区块进入较安静的夜晚。廉价组屋与公寓大楼里的居民，才是这一片交通与店屋活动背后真正在此安睡的人口。
The last coaches of the day still move through Larkin Sentral. For a household that works transit shifts, that is not a downside — it is the entire reason to live 1.4km away rather than further out.当天最后几班巴士仍在 Larkin Sentral 进出。对一个从事轮班交通工作的家庭来说，这不是缺点 — 这正是他们选择住在 1.4 公里外、而不是更远处的整个理由。
1.4km from Larkin Sentral, 9.0km from the RTS Link — two different kinds of close距 Larkin Sentral 1.4 公里，距 RTS 关口 9.0 公里 — 两种不同的「近」
Larkin Perdana sits in Mukim Bandar Johor Bahru, centred on Jalan Larkin Perdana 2 and Jalan Persiaran Susur Larkin Perdana 2, about 1.4km (3 minutes’ drive) south-west of Larkin Sentral — Johor Bahru’s main long-distance bus terminal. That is the shortest measured distance to Larkin Sentral of any area covered in this series. Larkin Perdana 位于 Bandar Johor Bahru mukim，以 Jalan Larkin Perdana 2 与 Jalan Persiaran Susur Larkin Perdana 2 为中心，在新山主要长途巴士总站 Larkin Sentral 西南方约 1.4 公里（车程 3 分钟）。这是本系列所有区域中，到 Larkin Sentral 实测最短的距离。
The other number worth checking honestly: the RTS Link terminal at Bukit Chagar is a routed 9.0km, about 18 minutes, away — closer than most areas in this series, but further than the two closest already published here, Taman Century (3.4km) and Bandar Baru Uda (7.1km). If a Singapore commute via RTS is the whole reason you are buying, those two pages are the ones to read, not this one. 另一个值得诚实核对的数字：Bukit Chagar RTS 关口 路线距离约 9.0 公里，约 18 分钟 — 比本系列多数区域近，但比已发布的两个最近门牌 — Taman Century（3.4 公里）与 Bandar Baru Uda（7.1 公里）— 都远。如果你买房完全是为了经 RTS 通勤新加坡，该看的是那两页，不是这一页。
| Destination目的地 | Drive车程 |
|---|---|
| Larkin Sentral bus terminal | 1.4km · 3 min |
| Jalan Dato’ Mohd Said Suleiman shop-lot frontage | 1–3 min |
| RTS Link (Bukit Chagar) | 9.0km · ~18 min |
| JB City Centre / CIQ, Johor Causeway | ~14–15km, to be confirmed at travel time约 14–15 公里，请以实际出行时段为准 |
| Senai International Airport | to be confirmed以实际为准 |
A bus terminal, a shop-lot street, and everything else unconfirmed一座巴士总站、一条店屋街，其余待确认
This section only lists what could be verified against a map and a place-card. Where a school, clinic or specific shop name could not be independently confirmed for this exact precinct, it is left out rather than guessed — ask us and we will verify it for the street you care about.这一段只列出能对照地图与地点资讯确认过的项目。凡是这个精确街区里查不到独立佐证的学校、诊所或特定店名，宁可不写，也不猜 — 请向我们询问，我们会针对你在意的那条街逐一核实。
Transit交通
Larkin Sentral is Johor Bahru’s main terminal for long-distance coaches across Peninsular Malaysia and local bus routes across the city. It sits about 1.4km from the Larkin Perdana residential core — walkable for some, a short ride for most.Larkin Sentral 是新山往返半岛各地长途巴士与市内巴士路线的主要总站，距 Larkin Perdana 住宅核心约 1.4 公里 — 对部分人可步行，对多数人是一小段车程。
Shops & services商店与服务
Google Maps records a pharmacy, a motorcycle repair shop and a budget hotel on the Jalan Dato’ Mohd Said Suleiman frontage between the residential blocks and Larkin Sentral. Larger retail (malls, supermarkets) was not confirmed within this precinct itself — treat that as a gap, not a claim.Google 地图记录了 Jalan Dato’ Mohd Said Suleiman 沿街（住宅区块与 Larkin Sentral 之间）有一间药房、一间摩托车维修店与一间经济型酒店。较大型的零售（商场、超市）未能在这个街区本身内确认到 — 请把这视为一个空白，而不是一个宣称。
Housing on the ground实地上的住宅
Public map records name Flat Larkin Perdana (low-cost blocks), M Condominium (the largest, most-reviewed building on Jalan Larkin Perdana 2), a smaller Sks Habitat apartment, and Sri Impiana apartment on Susur Larkin Perdana. Places of worship and clinics specific to this precinct were not independently confirmed for this page.公开地图记录了 Flat Larkin Perdana（廉价组屋座）、M Condominium（Jalan Larkin Perdana 2 上评论数最多的最大建筑）、较小的 Sks Habitat 公寓，以及 Susur Larkin Perdana 上的 Sri Impiana 公寓。这个街区特有的礼拜场所与诊所，本页未能独立核实，暂不列出。
Six reasons the cheapest median in the mukim is not a mistake这个 mukim 里中位价最低，不是一个失误的六个理由
A low median can mean a market nobody wants, or it can mean a genuine entry point in a location nothing else in the mukim can match. The record points at the second reading. 中位价低，可能代表一个没人要的市场，也可能代表一个别处比不了的地段所提供的真实入场点。纪录指向的是后者。
The lowest median in its own mukim同一 mukim 里中位价最低
At RM250,000, Larkin Perdana’s median sits below every other well-recorded area in Mukim Bandar Johor Bahru on the AREA card’s own comparison table. That is not a coincidence of thin data — 180 records is a workable sample, not a handful of outliers. 以 RM250,000 计，Larkin Perdana 的中位价低于资料卡对照表里 Bandar Johor Bahru mukim 内其他每一个有足够纪录的区域。这不是资料太少造成的巧合 — 180 笔 是一个可用的样本量，不是几笔离群值。
Zero landed stock, said plainly零有地存量，直接说清楚
Every landed type code — single-storey terrace, double-storey terrace, semi-detached, cluster, bungalow — returns zero transactions here across the full six-year NAPIC window. This page’s job is to tell a landed-focused buyer that clearly, and point them to the two sibling pages in this series that do have landed stock. 单层排屋、双层排屋、半独立式、Cluster、独立式 — 每一种有地类型代码，在完整六年的 NAPIC 窗口内于此地都是零笔成交。这一页的任务，是把这件事对有地导向的买家讲清楚，并指向本系列里两个确实有有地存量的姐妹页面。
The closest address to Larkin Sentral in this series本系列中距 Larkin Sentral 最近的门牌
At 1.4km, about 3 minutes, Larkin Perdana is closer to Johor Bahru’s main bus terminal than any other area covered so far. That is a different kind of connectivity from an RTS story — it connects to the rest of Peninsular Malaysia, not to Singapore. 以 1.4 公里、约 3 分钟 计，Larkin Perdana 比目前本系列已发布的任何区域都更接近新山主要巴士总站。这是与 RTS 故事不同的另一种连结 — 连的是半岛其他地区，不是新加坡。
Residential psf has risen every year on record住宅每尺价，纪录上逐年都在上涨
Filtered to residential product, median psf climbed from RM260 in 2021 to RM297 in 2024 — about 14% over three years — even while the blended, all-types twelve-month figure the AREA card leads with shows minus 4.2%. The blend is being pulled down by a thin 2025–2026 commercial sample, not by the condos and flats most buyers here actually transact in. 仅看住宅产品，中位每尺价从 2021 年的 RM260 涨到 2024 年的 RM297 — 三年约 14% — 即使资料卡放在最前面的全类型混合十二个月数字显示 −4.2%。拉低这个混合数字的，是样本很薄的 2025 至 2026 年商业成交，不是多数买家在这里实际交易的公寓与组屋。
One large, well-reviewed condominium anchors the volume一栋评论量大的公寓，撑起了大部分成交量
M Condominium on Jalan Larkin Perdana 2 carries hundreds of public reviews on Google Maps, well ahead of the smaller Sks Habitat and Sri Impiana buildings nearby. A single dominant, established building is a different kind of liquidity story from a scattered township — comparables are easier to find within one building than across a whole area. Jalan Larkin Perdana 2 上的 M Condominium 在 Google 地图上有数百则公开评论，远高于附近较小的 Sks Habitat 与 Sri Impiana 大楼。一栋主导性、成熟的大楼，和一个分散的市镇，是不同性质的流通性故事 — 在同一栋楼内找可比案例，比在整个区域内找容易得多。
A true affordable floor, not a marketing one一个真实的可负担底线，不是营销用语
The 19 recorded low-cost flat transactions at a median of RM150,000 (600–710 sq ft units, RM90,000 to RM208,000 range) are the actual affordable floor of Johor Bahru’s city centre — not a developer’s “affordable” branding on a RM400,000 unit elsewhere. 19 笔登记的廉价组屋成交，中位价 RM150,000（600 至 710 平方尺单位，区间 RM90,000 至 RM208,000），是新山市中心真正的可负担底线 — 不是发展商把别处 RM400,000 的单位贴上「可负担」标签的那种。
And the questions the listing photos will not answer以及挂牌照片不会回答的问题
🏠 If you are buying to live here如果你是自住
📈 If you’re buying to let如果你是买来出租
One postcode, four named roads, and a single business address一个邮区，四条具名道路，一个商业沿街
Larkin Perdana is small enough that the whole recorded precinct fits on four roads. Below are the roads, what Google Maps and street-level imagery confirm sits on them, and the panoramas we personally verified. Larkin Perdana 范围不大，整个纪录中的街区落在四条道路上。以下是这些道路、Google 地图与实地影像确认坐落其上的建筑，以及我们亲自验证过的街景。
| Road道路 | Mainly主要产品 | Named buildings on it沿路具名建筑 | Foreign buyer?外籍可买？ |
|---|---|---|---|
| Jalan Larkin Perdana 2 | Condominium / apartment公寓 | M Condominium, Sks Habitat Apartment | No — below RM1m strata floor不行 — 低于分层 RM100 万门槛 |
| Jalan Persiaran Susur Larkin Perdana 2 | Low-cost flat廉价组屋 | Flat Larkin Perdana Block A, Block C | No不行 |
| Susur Larkin Perdana / Susur Larkin Perdana 1 | Apartment公寓 | Sri Impiana | No不行 |
| Jalan Dato’ Mohd Said Suleiman | Shop lots, office lots店屋、办公单位 | Pharmacy, motorcycle repair, budget hotel药房、摩托车维修、经济型酒店 | No不行 |
Five non-landed products, and no sixth landed one to compare them to五种非有地产品，没有第六种有地产品可以拿来比
Registered transactions break into five types, cleanly: 19 low-cost flats, 128 condominium/apartment units, 19 shop lots, 8 serviced apartments (all on one recorded high-floor stack) and 6 office lots. That is the entire market. There is no sixth, landed category to add. 登记成交干净地分成五种：19 笔廉价组屋、128 笔公寓单位、19 笔店屋、8 笔服务式公寓（全部集中在一批高楼层纪录）与 6 笔办公单位。这就是整个市场。没有第六种有地类别可以加进来。
Low-cost flat廉价组屋
Condominium / apartment公寓
Shop lot · office lot · serviced apartment店屋 · 办公单位 · 服务式公寓
Cheapest median, thinnest window, and a mix that explains both最低中位价、最薄的近期窗口，以及能解释这两件事的成交组合
Why the AREA card’s 12-month figure is not the residential story为什么资料卡的 12 个月数字，不是住宅市场的真实故事
RM150,000 to RM569,000 — five products, one postcodeRM150,000 至 RM569,000 — 一个邮区，五种产品
Registered medians by type, 2021 to 2026. The precinct-wide average of RM250,000 describes no actual unit well, because the same postcode holds a RM150,000 flat and a RM569,000 serviced apartment on one specific high floor. 2021 至 2026 年各类型登记中位价。整个街区 RM250,000 的平均数，其实描述不好任何一个具体单位，因为同一个邮区里，既有 RM150,000 的组屋，也有集中在特定高楼层、RM569,000 的服务式公寓。
What each product type actually transacted at每一种产品类型，实际成交在多少
Registered subsale transactions, 2021 to 2026, from NAPIC records published by List.my: 180 records, median RM250,000 at RM279 psf, blended 12-month change −4.2% (n=11). Residential-only median across the full window is RM285 psf; commercial-only is RM114 psf. Rents are not verified for this page — ask us for current asking rents on a specific building. 2021 至 2026 年登记二手成交，来源为 List.my 公布的 NAPIC 纪录：180 笔，中位 RM250,000、每尺 RM279，混合口径 12 个月变动 −4.2%（n=11）。全窗口仅住宅的中位每尺为 RM285；仅商业为 RM114。租金本页未核实 — 请向我们索取特定楼栋目前的开价租金。
| Type类型 | Records笔数 | Recorded median登记中位价 | Recorded range纪录区间 | Monthly rent月租 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|---|
| Low-cost flat廉价组屋 | 19 | RM150,000 RM232 psf | RM90,000 – 208,000 | Ask请询问 | No不行 |
| Condominium / apartment公寓 | 128 | RM260,000 RM287 psf | approx. RM190,000 – 330,000约 RM190,000 – 330,000 | Ask请询问 | No不行 |
| Shop lot店屋 | 19 | RM165,000 RM112 psf | approx. RM116,000 – 277,000约 RM116,000 – 277,000 | — | No不行 |
| Office lot办公单位 | 6 | RM195,000 RM130 psf | RM140,000 – 500,000 (1,421–1,518 sq ft)RM140,000 – 500,000（1,421–1,518 平方尺） | — | No不行 |
| Serviced apartment服务式公寓 | 8 | RM569,000 RM601 psf | RM559,000 – 576,000 (947 sq ft, floors 27–35, all sold 2022)RM559,000 – 576,000（947 平方尺，27–35 楼，全数 2022 年售出） | Ask请询问 | No — below RM1m strata floor不行 — 低于分层 RM100 万门槛 |
| Landed (any type)有地住宅（任何类型） | 0 | Not recorded here这里没有纪录 | — | — | — |
| All types, recorded median全类型登记中位 | 180 | RM250,000 RM279 psf · −4.2% 12m (n=11) | — | — | Strata closed to non-citizens分层住宅对非公民关闭 |
The residential line the AREA-card headline does not show you资料卡标题数字没让你看到的那条住宅趋势线
Source: registered subsale records from NAPIC (JPPH), published by List.my, read 2026-09-07/08. Records lag roughly six months, so the most recent year is always incomplete. Years with fewer than ten recorded transactions are omitted below as statistically unreliable — which drops 2025 (7) and 2026 (4).来源：NAPIC（JPPH）登记二手成交纪录，由 List.my 公布，读取于 2026 年 9 月 7 至 8 日。资料约滞后半年，因此最近一年永远是不完整的。不足十笔成交的年份不列入下图，视为统计上不可靠 — 因此剔除 2025 年（7 笔）与 2026 年（4 笔）。
Two different lines, and why they disagree两条不同的线，以及它们为何不一致
The AREA card’s headline −4.2% is the change across all property types over the last twelve months, on just 11 recorded sales. Filtered to residential product only, the year-by-year median psf has risen every single year on record. Both numbers are real. They are measuring different things, on very different sample sizes, and only one of them describes what most buyers on this page will actually purchase. 资料卡标题的 −4.2%，是全部产业类型过去十二个月的变动，只建立在 11 笔成交上。仅筛选住宅产品，逐年中位每尺价则是连年上涨。两个数字都是真的，只是量的是不同的东西，样本量也差很多 — 而其中只有一个，描述的是这页多数买家实际会买的产品。
Registered transactions by year, all types各年度登记成交笔数，全类型
Residential price per square foot, year by year住宅每尺价 · 逐年
Why per-foot and not price: the mix of what sold changes every year, and median price follows the mix rather than the market. The number beneath each year is the total registered transaction count (all types) behind that year; years thinner than ten sales are dropped rather than drawn.为什么用每尺价而不是成交价：每一年成交的产品组合都不一样，中位成交价跟着组合走，不是跟着市场走。每个年份下方的数字，是该年度全类型登记成交总笔数；不足十笔的年份宁可不画。
PRICE_INDEX 阵列加一行，格式 {q:"2026 Q1", median:305, n:5}（median 填每尺价，不是总价；n 填笔数）。做满两年，这一页就会变成「Larkin Perdana 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。The straight answer: nothing here is available to you直说：这里没有一样东西你能买
Johor bars non-citizens from strata property below RM1 million. Larkin Perdana’s highest recorded median — a serviced apartment at RM569,000 — sits nowhere close. There is no landed product here at all, so the RM2 million landed threshold that applies on other pages in this series is not even a relevant comparison. We would rather say that on the first screen than after a viewing. 柔佛禁止非公民购买 RM100 万 以下的分层产权。Larkin Perdana 最高的登记中位价 — RM569,000 的服务式公寓 — 离这条线还很远。这里完全没有有地产品，因此本系列其他页面适用的 RM200 万有地门槛，在这里连比较的意义都没有。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 condominium/apartment median of RM260,000 — the deepest market in this precinct.预设值为公寓的登记中位价 RM260,000 — 这个街区最厚的那个市场。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM150,000, the recorded low-cost flat median — the true entry point here. First-time Malaysian buyers at or below RM500,000 are exempt from transfer stamp duty in 2026 and 2027, which covers every recorded median in this precinct.预设 RM150,000，即廉价组屋登记中位价 — 这里真正的入场点。马来西亚首购族在 RM500,000 或以下于 2026 与 2027 年免转让印花税 — 这里的每一项登记中位价都在这条线之下。
Johor’s minimum purchase price for a non-citizen is RM1 million on strata property, and there is no landed product here at all. Every recorded median in this precinct is far below that floor: RM150,000 low-cost flat, RM260,000 condominium, RM165,000 shop lot, RM195,000 office lot, RM569,000 serviced apartment. The costs below are shown so you can compare against an address that does qualify. 柔佛对非公民的最低购买价，分层产权为 RM100 万，而这里完全没有有地产品。这个街区每一项登记中位价都远低于这条门槛：廉价组屋 RM150,000、公寓 RM260,000、店屋 RM165,000、办公单位 RM195,000、服务式公寓 RM569,000。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。
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 building? That decides everything else here.哪一栋楼？在这里，这个问题决定其余一切。
Same postcode, five different products, and a RM400,000-plus spread between the cheapest flat and the priciest serviced apartment. Tell me the building and the budget and the rest is quick.同一个邮区，五种不同产品，最便宜的组屋与最贵的服务式公寓之间价差超过 RM400,000。告诉我楼栋与预算，其余的很快。
The cheapest door in the city centre is still a door to a flat市中心最便宜的门牌，打开的还是一间组屋的门
✓ Strengths优势
- The lowest recorded median in its mukim. RM250,000 against every other well-recorded area on the AREA card’s own comparison table, on a workable 180-record sample.同一 mukim 里登记中位价最低。RM250,000，对照资料卡自身对照表里其他每一个有足够纪录的区域，样本量 180 笔可用。
- Closest measured distance to Larkin Sentral of any area in this series — 1.4km, about 3 minutes, to Johor Bahru’s main long-distance bus terminal.本系列中距 Larkin Sentral 实测最近 — 距新山主要长途巴士总站约 1.4 公里、3 分钟。
- Residential psf has risen every year on record, RM260 to RM297 between 2021 and 2024, even while the blended headline figure the AREA card leads with is negative.住宅每尺价纪录上逐年上涨，2021 至 2024 年间从 RM260 涨到 RM297，即使资料卡放在最前面的混合数字是负的。
- A genuine affordable floor — RM150,000 for a low-cost flat — in Johor Bahru’s actual city centre, not a “affordable” label on a pricier unit further out.一个真实的可负担底线 — RM150,000 的廉价组屋 — 位于新山真正的市中心，不是远处某个单位贴上「可负担」标签。
- One dominant, well-reviewed condominium anchoring most of the residential volume, which makes comparables easier to find than in a scattered township.一栋主导性、评论量大的公寓撑起了大部分住宅成交量，比一个分散的市镇更容易找到可比案例。
△ Things to weigh需要权衡的
- Zero landed transactions, in six years of records. If a landed house is the actual goal, this is not the page — the comparison table below points to two that are.六年纪录里，零笔有地成交。如果目标真的是一栋有地房子，这不是那一页 — 下方对照表指向两个确实有的。
- Further from the RTS Link than the two closest addresses already in this series — 9.0km against 3.4km at Taman Century and 7.1km at Bandar Baru Uda. Not the page for a Singapore-commute story.比本系列已发布的两个最近门牌都更远离 RTS 关口 — 9.0 公里，对照 Taman Century 的 3.4 公里与 Bandar Baru Uda 的 7.1 公里。不是新加坡通勤故事的那一页。
- Small sample size throughout. 180 total records, and only 7 and 4 in 2025 and 2026 — treat any single year’s figure, including the AREA card’s headline −4.2%, with real caution.样本量始终不大。总共 180 笔纪录，2025 与 2026 年更只有 7 与 4 笔 — 对任何单一年份的数字，包括资料卡标题的 −4.2%，请保持真实的谨慎。
- Genuine gaps in what could be confirmed for this exact precinct — schools, clinics, tenure and management fees are not verified here and are left blank on purpose rather than guessed.这个确切街区里，确实存在无法核实的空白 — 学校、诊所、地契年期与管理费本页未核实，刻意留白，而不是用猜的。
- Closed to foreign buyers, more completely than most pages in this series. Every recorded median, including the highest at RM569,000, sits below Johor’s RM1 million strata floor — and there is no landed product to even discuss the RM2 million line.对外籍买家的关闭程度，比本系列多数页面更彻底。每一项登记中位价，包括最高的 RM569,000，都低于柔佛分层 RM100 万门槛 — 而这里连有地的 RM200 万门槛都没有产品可以拿来讨论。
Larkin Perdana FAQLarkin Perdana 常见问题
How much does a home cost in Larkin Perdana?Larkin Perdana 的房子多少钱？
Recorded subsale transactions in Larkin Perdana show a median of RM250,000 at RM279 per square foot across 180 records from 2021 to 2026, published by List.my from NAPIC data. By type the medians are RM150,000 for a low-cost flat, RM260,000 for a condominium or apartment unit, and RM569,000 for a serviced apartment on one recorded high-floor stack. Median price per square foot across all types is down 4.2 percent over the past twelve months, but that twelve-month window covers only 11 recorded sales, and the residential-only median psf has actually risen every year on record, from RM260 in 2021 to RM297 in 2024. Larkin Perdana 的登记二手成交显示：2021 至 2026 年共 180 笔纪录，中位价 RM250,000、每平方尺 RM279，资料由 List.my 依 NAPIC 数据公布。分类型的中位价为：廉价组屋 RM150,000、公寓单位 RM260,000、一批高楼层服务式公寓纪录 RM569,000。全类型中位每尺价过去十二个月下跌 4.2%，但这个十二个月窗口只有 11 笔成交，而仅住宅的中位每尺价，纪录上其实逐年上涨，从 2021 年 RM260 涨到 2024 年 RM297。
Is there any landed housing in Larkin Perdana?Larkin Perdana 有有地住宅吗？
No. NAPIC subsale records published by List.my for 2021 to 2026 show zero transactions of any landed type — single-storey terrace, double-storey terrace, semi-detached, cluster or bungalow — anywhere in Larkin Perdana. All 180 recorded transactions are condominium or apartment units, low-cost flats, a serviced apartment stack, shop lots or office lots. A page in a series called JB Completed Landed still has to say this plainly: on the recorded evidence, Larkin Perdana is not a landed housing market. 没有。List.my 公布的 2021 至 2026 年 NAPIC 登记二手成交纪录显示，Larkin Perdana 任何地方都没有有地类型的成交 — 单层排屋、双层排屋、半独立式、Cluster 或独立式，一笔都没有。全部 180 笔登记成交都是公寓单位、廉价组屋、一批服务式公寓、店屋或办公单位。一份叫做「JB Completed Landed」系列里的页面，还是得把这句话讲清楚：以纪录上的证据来看，Larkin Perdana 不是一个有地住宅市场。
Why did prices in Larkin Perdana fall 4.2 percent in the past year?为什么 Larkin Perdana 的价格在过去一年下跌了 4.2%？
The minus 4.2 percent figure is the blended twelve-month change across every property type, and the twelve-month window in this dataset covers only 11 recorded transactions — a sample small enough that one or two lower-priced shop or low-cost flat sales can move the whole figure. Looked at by product instead of by blend, the residential-only median price per square foot has risen every year with a usable sample size on record: RM260 in 2021, RM279 in 2022, RM290 in 2023, RM297 in 2024. Treat the 4.2 percent headline as a small-sample warning, not as a verdict on the residential market here. −4.2% 是全部产业类型混合计算的十二个月变动，而这个数据集里的十二个月窗口只有 11 笔成交 — 样本小到一两笔较低价的店屋或廉价组屋成交，就能拉动整个数字。改用产品拆分而不是混合来看，仅住宅的中位每尺价，在样本量足够的年份里逐年上涨：2021 年 RM260、2022 年 RM279、2023 年 RM290、2024 年 RM297。请把这个 4.2% 的标题数字当作一个小样本警示，而不是对这里住宅市场的定论。
What is Larkin Perdana actually like to live in?住在 Larkin Perdana 实际上是什么感觉？
It is a dense, working city-centre precinct built around Jalan Larkin Perdana 2 and Jalan Persiaran Susur Larkin Perdana 2, a short walk or drive from the Larkin Sentral bus terminal and the shop-lot frontage on Jalan Dato’ Mohd Said Suleiman. Google Maps records low-cost flat blocks, a large established condominium with hundreds of public reviews, and a smaller apartment building on these roads, sitting alongside pharmacies, a motorcycle repair shop and a budget hotel. It reads as a transit and commerce district with housing built into it, not a residential estate with shops added later. 这是一个以 Jalan Larkin Perdana 2 与 Jalan Persiaran Susur Larkin Perdana 2 为骨架、高密度且在运作的市中心街区，步行或一小段车程即达 Larkin Sentral 巴士总站与 Jalan Dato’ Mohd Said Suleiman 的店屋沿街。Google 地图记录了这些道路上的廉价组屋座、一栋有数百则公开评论的大型成熟公寓，以及一栋较小的公寓大楼，旁边还有药房、摩托车维修店与一间经济型酒店。这更像是一个把住宅嵌进去的交通与商业街区，而不是一个先有住宅、后来才加上店铺的社区。
Is Larkin Perdana close to Larkin Sentral and the RTS Link?Larkin Perdana 靠近 Larkin Sentral 与 RTS 关口吗？
Larkin Perdana sits about 1.4 km, roughly 3 minutes’ drive, from Larkin Sentral — Johor Bahru’s main long-distance bus terminal — which is the shortest measured distance to that terminal anywhere in this landed-page series. The RTS Link terminal at Bukit Chagar is a routed 9.0 km, about 18 minutes, away — closer than most areas in this series but further than the two closest addresses covered elsewhere, Taman Century and Bandar Baru Uda. Larkin Perdana 距 Larkin Sentral — 新山主要长途巴士总站 — 约 1.4 公里、车程约 3 分钟，是本系列所有区域中到该总站实测最短的距离。Bukit Chagar 的 RTS 关口路线距离约 9.0 公里、约 18 分钟 — 比本系列多数区域近，但比另外两个已发布、距离更近的门牌 Taman Century 与 Bandar Baru Uda 都远。
Can foreigners buy property in Larkin Perdana?外国人可以在 Larkin Perdana 买房吗？
No. Johor sets a RM1 million minimum purchase price for non-citizens buying strata property, and every recorded median in Larkin Perdana sits below it — RM150,000 for a low-cost flat, RM260,000 for a condominium, and RM569,000 even for the priciest recorded product, a serviced apartment stack. There is no landed stock here at all, so the RM2 million landed threshold that applies elsewhere in this series is not even a relevant comparison. On the numbers this is a Malaysian-buyer market, full stop. 不行。柔佛对非公民购买分层产权设有 RM100 万最低价门槛，而 Larkin Perdana 每一项登记中位价都在这条线之下 — 廉价组屋 RM150,000、公寓 RM260,000，就连这里最贵的产品、服务式公寓，也只有 RM569,000。这里完全没有有地存量，因此本系列其他地方适用的 RM200 万有地门槛，在这里连比较的意义都没有。从数字看，这里彻头彻尾是一个马来西亚人的市场。
Is Larkin Perdana freehold or leasehold?Larkin Perdana 是永久地契还是租赁地契？
Not confirmed on this page. Tenure for strata schemes in this part of Johor Bahru varies by individual title and by development, and no public source consulted for this page states a tenure for Larkin Perdana as a whole. Ask for a copy of the strata title before committing to any specific unit, and check separately whether it carries a Bumiputera quota restriction. 本页未能确认。新山这一带分层产权的地契年期，因个别地契与发展项目而异，本页查证过的公开来源，都没有针对 Larkin Perdana 整体给出统一说法。承诺购买任何特定单位之前，请索取分层地契副本，并另外查清是否附带 Bumi 固打限制。
What tax do I pay when I sell property in Malaysia?在马来西亚出售产业要付什么税？
Real Property Gains Tax, 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. At Larkin Perdana’s price levels the RPGT due is modest in absolute ringgit, but the year-5-versus-year-6 gap is still worth planning around. 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 Larkin Perdana 的价位来说，应缴的 RPGT 绝对金额不高，但第五年与第六年出售之间的差距，仍然值得事先规划。
I want a landed house near Larkin Perdana — where should I actually look?我想在 Larkin Perdana 附近找有地住宅 — 实际该看哪里？
Not here, on the recorded evidence. The nearest addresses in this same NAPIC mukim, Bandar Johor Bahru, that do carry recorded landed transactions are Bandar Baru Uda, about 3 to 4 km west, where roughly a third of the residential stock is low-cost or landed housing built by UDA Holdings, and Taman Century, Johor Bahru’s closest landed address to the RTS terminal at Bukit Chagar. Both are covered in this same series with their own transaction data. 以纪录上的证据看，不在这里。同一个 NAPIC mukim（Bandar Johor Bahru）里，确实有有地成交纪录的最近门牌，是西侧约 3 至 4 公里的 Bandar Baru Uda（住宅存量中约三分之一是 UDA Holdings 兴建的廉价或有地住宅），以及 Taman Century（新山距 Bukit Chagar RTS 关口最近的有地门牌）。两者都已收录在本系列中，各自有独立的成交数据。
Who actually buys in Larkin Perdana?实际上是谁在 Larkin Perdana 买房？
On the transaction mix — dominated by a large established condominium, low-cost flats and shop lots — the realistic buyers are first-time owners priced out of every landed address in Johor Bahru, investors buying a small unit to rent to bus-terminal and city-centre shift workers, and shop or office buyers running a business a short walk from Larkin Sentral. It is not, on this evidence, an address that attracts capital-appreciation buyers or overseas investors. 从成交组合来看 — 由一栋大型成熟公寓、廉价组屋与店屋主导 — 实际的买家是在新山任何地方都买不起有地住宅的首购族、买小单位出租给巴士总站与市中心轮班工作者的投资者，以及在 Larkin Sentral 步行范围内经营生意的店屋或办公单位业主。以这份证据来看，这不是一个吸引资本增值型买家或海外投资者的门牌。
The commercial side of Larkin拉庆的商业面
Shop lots and shop offices on the same streets — ground-floor rent bands, transacted price per square foot, who actually walks past the door, and what the strip is still missing. Larkin shop lot guide →同一条街上的店屋与商务办公 — 地面层租金区间、成交每尺价、门口走过的到底是什么人、这条街还缺什么。拉庆店屋指南 →
Mukim Bandar Johor Bahru, on the same NAPIC dataBandar Johor Bahru mukim，同一份 NAPIC 数据下的对照
Every figure below comes from the same source and the same window, and is a blended, all-types figure (usually including condos and shops) unless noted otherwise — so read the 12-month column with the record count next to it, not on its own.下方每一个数字都来自同一个来源、同一个期间，且为全类型混合值（通常含公寓与店屋），除非另有说明 — 请把 12 个月这一栏和旁边的笔数一起读，不要单独看。
| 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 |
|---|---|---|---|---|---|
| Larkin Perdana | 180 | RM250,000 | RM279 | −4.2% | Cheapest here, zero landed, closest to Larkin Sentral这里最便宜，零有地，离 Larkin Sentral 最近 |
| Bukit Saujana Apartment | 120 | RM262,500 | RM249 | +6.5% | Second-cheapest, similar strata profile第二便宜，分层产品结构相近 |
| Bandar Baru Uda | 378 | RM420,000 | RM278 | +6.4% | Similar psf, has recorded landed stock每尺相近，且有登记有地存量 |
| Suriamas Apartment | 100 | RM400,000 | RM382 | — | Pricier strata, no 12-month figure published分层价位更高，未公布 12 个月数字 |
| The Seasons Apartment @ Amara Larkin | 99 | RM412,000 | RM417 | +35.4% | Fast-moving, but verify on a smaller recent sample涨势快，但请留意近期样本较小 |
| Twin Galaxy | 101 | RM600,000 | RM614 | −0.4% | Roughly double the psf, flat trend每尺价大约是这里的两倍，走势持平 |
| Taman Century | 282 | RM589,000 | RM343 | +11.6% | Has landed stock, closest to RTS in this series有有地存量，本系列中离 RTS 最近 |
| Taman Melodies | 115 | RM838,000 | RM283 | −11.2% | Similar psf to Larkin Perdana, much higher total price每尺与这里相近，但总价高得多 |
| Larkin Idaman | 78 | RM390,000 | RM391 | — | Same mukim, zero landed, split by NAPIC label (Condo/Apt vs Serviced Apt)同 mukim，零有地，按 NAPIC 标签拆分（Condo/Apt 对比 Serviced Apt） |
Tell me your budget. I will tell you which building actually fits it.告诉我你的预算。我告诉你哪一栋楼真正适合。
Larkin Perdana has 180 records behind it across five very different products. Send me your budget and whether you want to live here or rent it out, and I will come back with what is actually available and the recent comparables behind it. Larkin Perdana 背后有 180 笔纪录，横跨五种截然不同的产品。把你的预算与自住或出租的用途发给我，我会回你目前实际有的现货，以及背后的近期可比案例。