Bandar Layangkasa: still on Phase 9
— which is why resale hasn’t moved
Bandar Layangkasa：还在推第九期
——这就是二手没怎么涨的原因
393 NAPIC subsales since 2021. Median RM494,000 at RM325 psf. Twelve-month change: +2.1% — while next door, Permas Jaya is up 9.7% and Desa Cemerlang is up 9.2%. The difference isn’t the mukim. It’s that Parkland Group, the developer behind most of Bandar Layangkasa, was still holding launch events for new phases in August 2025 and again in 2026. Every resale seller here is competing against the developer’s own brand-new stock. 2021 年以来 393 笔 NAPIC 登记成交。中位价 RM494,000、每尺 RM325。12 个月涨幅：+2.1% —— 而隔壁的 Permas Jaya 涨 9.7%、Desa Cemerlang 涨 9.2%。差别不在 mukim，而在于开发这里大部分土地的 Parkland Group，2025 年 8 月与 2026 年都还在办新期数的开幕活动。这里的每一位放售屋主，都在跟发展商自己的全新单位抢客。
© Emrank · CC BY 2.0 · Wikimedia CommonsBandar Layangkasa in 30 seconds30 秒看懂 Bandar Layangkasa
- What it is: a phased double-storey terrace township in Masai, inside the Pasir Gudang township council area, mukim Plentong. Most of it is built by Parkland Group in standardised 20 ft × 70 ft terrace phases; an older affordable-housing scheme on the same site, PR1MA’s Residensi Bandar Layangkasa (475 units), began handover in October 2017. 它是什么：位于 Masai、隶属 Pasir Gudang 市镇局辖区、mukim Plentong 的分期排屋型城镇。大部分土地由 Parkland Group 以标准 20 尺 × 70 尺地契分期开发；同一地段还有更早的可负担房屋计划 PR1MA「Residensi Bandar Layangkasa」（475 个单位），2017 年 10 月起交屋。
- Still under construction: Parkland launched Phase 8 on 23 August 2025 and Phase 9 in 2026. This is not a finished, closed estate — it is an active pipeline, which is unusual for a page in this “completed landed” series. 仍在建设中：Parkland 于 2025 年 8 月 23 日推出第 8 期，2026 年再推第 9 期。这不是一个已封盘的成熟社区 —— 而是仍在滚动推案的产品线，这在本系列「已完成有地」的选题里并不常见。
- What it costs: NAPIC recorded median RM494,000 at RM325 psf across all years (2021–2026), 393 transactions. Most trades sit in a stable RM445,000–RM543,000 band. The most recent 12-month psf is RM345, up 2.1%. 多少钱：NAPIC 全年期（2021–2026）登记中位 RM494,000、每尺 RM325，共 393 笔。多数成交落在 RM445,000–RM543,000 的稳定区间。最近 12 个月每尺 RM345，涨 2.1%。
- The number that explains the lag: recorded median psf dropped from RM438 in 2021 (a thin sample, 61 units, mostly small 883 sq ft lots) to RM310 in 2022, and has sat at RM313–RM316 every year since, through 160, 128 and 11 transactions respectively. Four straight years of essentially flat pricing, against a developer that never stopped launching. 解释这份落后的数字：登记中位每尺价从 2021 年的 RM438（样本薄，仅 61 笔，多为 883 尺小单位）跌到 2022 年的 RM310，此后连续四年停在 RM313–316，期间分别有 160、128、11 笔成交撑腰。整整四年几乎原地踏步 —— 而发展商从没停止推新盘。
- The honest catch: the median of RM494,000 sits far below Johor’s RM2 million minimum for a non-citizen buying landed property. This is a local, ringgit-earning buyer’s market — not a foreign-buyer page. 诚实提醒：RM494,000 的中位价，远低于柔佛给非公民设的 RM200 万有地门槛。这是一个本地、以令吉收入买家的市场 —— 不是外籍买家会来的这一页。
Pasir Gudang — the township council area Bandar Layangkasa sits inPasir Gudang —— Bandar Layangkasa 所属的市镇局辖区
There is no dedicated public photography of Bandar Layangkasa’s own interior streets on Wikimedia Commons — it is a private gated terrace township, not a public landmark. The photographs below are of Pasir Gudang, the township council area (Majlis Perbandaran Pasir Gudang) that administers Bandar Layangkasa and supplies most of its civic amenities. Wikimedia Commons 上没有 Bandar Layangkasa 内部街道的公开授权实拍照 —— 它是私人门禁排屋城镇，不是公共地标。以下照片拍摄自 Pasir Gudang，也就是管辖 Bandar Layangkasa、提供其多数市政设施的市镇局（Majlis Perbandaran Pasir Gudang）辖区。
Two different housing programmes, one township name同一个城镇名字，两种不同的房屋计划
Because Bandar Layangkasa is actually the PR1MA scheme plus nine-and-counting Parkland phases, the buyer base is wider than a single-developer estate. These profiles follow directly from that structure.因为 Bandar Layangkasa 其实是 PR1MA 计划加上 Parkland 至今第九期，买家组成比单一发展商社区要宽。以下画像直接来自这个结构。
The 2017 PR1MA settler2017 年入伙的 PR1MA 屋主
Bought into Residensi Bandar Layangkasa when it started handover in October 2017, from RM185,000. Nearly a decade in, this is the closest thing this page has to an established, settled resident base.2017 年 10 月 Residensi Bandar Layangkasa 开始交屋时，以 RM185,000 起价买入。快十年过去，这是这一页里最接近「已扎根居民」的一群。
The Parkland new-phase buyerParkland 新期数买家
Phase 8 launched August 2025, Phase 9 in 2026, both 20 × 70 ft double-storey terraces. This buyer is comparing a brand-new unit against resale stock a few streets away — and that comparison is exactly what has kept resale prices flat.第 8 期 2025 年 8 月推出、第 9 期 2026 年推出，都是 20×70 尺双层排屋。这类买家会拿全新单位跟几条街外的二手比价 —— 而正是这个比较，压住了二手价格。
The Pasir Gudang / Masai workerPasir Gudang／Masai 上班族
Masai and Pasir Gudang sit inside the Tanjung Langsat–Kong Kong flagship zone of the Johor–Singapore Special Economic Zone, a heavy-industry and chemicals belt. For workers in that belt, Bandar Layangkasa is close to the job, not close to the city.Masai 与 Pasir Gudang 属于柔新经济特区「丹绒浪沙－龙宫（Tanjung Langsat–Kong Kong）」旗舰区，是重工业与化工带。对在这一带上班的人，Bandar Layangkasa 离工作近，但离市中心远。
The resale seller competing with the developer要跟发展商抢客的放售屋主
If you already own here and want to sell, your buyer is also being shown Parkland’s current phase. That is the single biggest fact to plan a resale around.如果你已在这里持有房产、想放售，你的买家同时也在看 Parkland 目前正在推的期数。这是规划放售策略时最该纳入的一个事实。
A day around Bandar LayangkasaBandar Layangkasa 的一天
This is a residential township, not a destination — most of daily life happens either inside the estate or a genuine drive away in Kota Masai or Pasir Gudang proper.这里是纯住宅城镇，不是目的地 —— 日常生活多半发生在社区内，或是要真正开车一段路才到得了的 Kota Masai、Pasir Gudang 市区。
School run along Jalan Kong Kong toward Kota Masai. The short, direct 2.5 km link toward the nearest national school is flagged by Google Maps as a restricted road — the practical route is about 13.8 km and 25 minutes.沿 Jalan Kong Kong 往 Kota Masai 送孩子上学。通往最近国民学校的直线捷径只有 2.5 公里，但 Google 地图把它标为限制通行道路 —— 实际可走的路线约 13.8 公里、25 分钟。
Lunch and errands mostly happen within the estate’s own row of double-storey shoplots on Persiaran Wau Kikik — one of them, a modern unit with rooftop solar panels, is what NAPIC’s “10 commercial” transactions in this area actually are.午餐与日常采买多半就在社区自己的 Persiaran Wau Kikik 双层店屋解决 —— 其中一栋屋顶装了太阳能板的现代建筑，正是 NAPIC 数据里那「10 笔商业成交」的实体。
A vacant, grassed lot sits directly across from occupied terraces on Persiaran Wau Kikik — a visible reminder that parts of this township are still being built out phase by phase.Persiaran Wau Kikik 上，已入住的排屋对面就是一块长满草的空地 —— 提醒着这座城镇仍在一期一期地建设中。
KPJ Pasir Gudang Specialist Hospital is the realistic private medical option, about 23–25 minutes away via Jalan Kota Masai — far closer than Johor Bahru’s public Hospital Sultanah Aminah at roughly 52 minutes.KPJ Pasir Gudang Specialist Hospital 是较务实的私人医疗选择，经 Jalan Kota Masai 约 23–25 分钟 —— 比新山市区的政府医院 Hospital Sultanah Aminah（约 52 分钟）近得多。
Weekend big-basket shopping usually means a drive toward AEON Permas Jaya (about 37 minutes) or AEON Mall Tebrau City (about 34–35 minutes via the tolled Senai–Desaru Expressway) — neither is close.周末大采购通常要开车往 AEON Permas Jaya（约 37 分钟）或经收费的 Senai–Desaru Expressway 到 AEON Mall Tebrau City（约 34–35 分钟）—— 两者都不近。
Quiet, residential, and genuinely far from the JB–Singapore checkpoint (about 51 minutes / 36.7 km). If your life revolves around the Causeway or CIQ, be honest with yourself about this commute before you buy.安静、纯住宅，而且真的离新柔关卡很远（约 51 分钟／36.7 公里）。如果你的生活离不开长堤或 CIQ，买之前请对自己诚实评估这段通勤。
A Masai address inside the industrial belt, not a JB-city commute工业带里的 Masai 门牌，不是新山市中心通勤盘
Bandar Layangkasa sits in Masai, administered by the Pasir Gudang township council, in mukim Plentong on Johor Bahru’s eastern side. Its address (Jalan Wau Kikik / Jalan Wau Merak, off Jalan Kong Kong, postcode 81700) places it inside the Tanjung Langsat–Kong Kong flagship zone of the Johor–Singapore Special Economic Zone — a heavy-industry and chemicals belt, not a services or finance corridor. Bandar Layangkasa 位于 Masai，由 Pasir Gudang 市镇局管辖，属新山东侧的 mukim Plentong。它的地址（Jalan Wau Kikik／Jalan Wau Merak，Jalan Kong Kong 旁，邮编 81700）落在柔新经济特区的 丹绒浪沙－龙宫（Tanjung Langsat–Kong Kong） 旗舰区内 —— 是重工业与化工带，不是服务业或金融走廊。
Direct road access runs via Jalan Kong Kong to the Senai–Desaru Expressway (E22) and the older Lebuhraya Pasir Gudang (Route 17). Both routes serve Pasir Gudang and eastern JB well; neither shortens the trip into JB city or to the Causeway/CIQ.直接联外经 Jalan Kong Kong 接上 Senai–Desaru Expressway（E22）与较旧的 Lebuhraya Pasir Gudang（17 号公路）。这两条路对 Pasir Gudang 与新山东部很方便，但都无助于缩短往新山市中心或长堤／CIQ 的车程。
| Destination目的地 | Drive车程 |
|---|---|
| SK Cahaya Baru 最近国民小学 | 25–27 min |
| KPJ Pasir Gudang Specialist Hospital | 23–25 min |
| AEON Mall Tebrau City | 34–35 min |
| AEON Mall Permas Jaya | 37 min |
| Senai International Airport | 40–45 min |
| CIQ Bangunan Sultan Iskandar 新柔关卡 | 51 min |
| Hospital Sultanah Aminah 政府医院 | 52 min |
Close to the industrial belt, far from almost everything else近工业带，远离几乎所有其他一切
Every drive time below cleared 13 km. If you need daily proximity to a school, a mall or a hospital, plan around a real commute, not a Masai-only radius.以下每一段车程都超过 13 公里。如果你需要每天靠近学校、商场或医院，请规划一段真实的通勤，而不是只想着 Masai 一带就够。
Roads & highways道路与高速
Jalan Kong Kong connects out to the Senai–Desaru Expressway (E22, tolled) and the older Lebuhraya Pasir Gudang. Both serve the Pasir Gudang industrial belt and eastern JB well.Jalan Kong Kong 接上收费的 Senai–Desaru Expressway（E22）与较旧的 Lebuhraya Pasir Gudang。两条路都很好地服务 Pasir Gudang 工业带与新山东部。
Schools学校便利
The nearest national primary school, SK Cahaya Baru, and the government clinic beside it are about 2.5 km away as the crow flies — but Google Maps flags that direct link on Jalan Kong Kong as a restricted road. The realistic route via Jalan Kota Masai is about 13.8 km and 25–27 minutes.最近的国民小学 SK Cahaya Baru 与旁边的政府诊所，直线距离约 2.5 公里 —— 但 Google 地图把 Jalan Kong Kong 上的直线捷径标为限制通行道路。经 Jalan Kota Masai 的实际可走路线约 13.8 公里、25–27 分钟。
Medical & retail医疗与零售
KPJ Pasir Gudang Specialist Hospital is 23–25 minutes away; the public Hospital Sultanah Aminah in JB city is 52 minutes. Everyday retail is the estate’s own shoplot row plus Econsave in Pasir Gudang; big-basket malls (AEON Tebrau, AEON Permas) are all 34+ minutes.KPJ Pasir Gudang Specialist Hospital 约 23–25 分钟；新山市区的政府医院 Hospital Sultanah Aminah 要 52 分钟。日常零售靠社区自己的店屋列与 Pasir Gudang 的 Econsave；大型商场（AEON Tebrau、AEON Permas）都在 34 分钟以上。
What actually works here — and why the resale market is stuck这里真正的优势 —— 以及二手市场为何卡住
Bandar Layangkasa is not a bad address. It is a slow one, and the reason is structural rather than mysterious. Bandar Layangkasa 不是一个差门牌。它是一个慢门牌，而原因是结构性的，不是谜。
The developer never stopped launching发展商从没停止推案
Parkland Group launched Phase 8 in August 2025 and Phase 9 in 2026 — all standardised 20 × 70 ft terraces under the same “Bandar Layangkasa” name. A resale seller here is competing against the developer’s own current price list, not against a closed, fixed supply. Parkland Group 于 2025 年 8 月推第 8 期，2026 年再推第 9 期 —— 都是同一个「Bandar Layangkasa」名下、标准 20×70 尺的排屋。这里的放售屋主，竞争的是发展商自己目前的价目表，而不是一批已封盘、固定的供给。
Freehold, family-sized, standardised永久地契、家庭尺寸、标准化
Parkland’s phases and the older PR1MA scheme are both freehold, 4-bedroom, 3-bathroom double-storey terraces. That consistency is genuinely useful for a first home or an upgrade — it just does not create the scarcity story other pages in this series can tell. Parkland 各期与更早的 PR1MA 计划都是永久地契、4 房 3 卫的双层排屋。这份一致性对首购或换房确实有用 —— 只是它讲不出本系列其他页面那种稀缺故事。
Inside a national economic zone位于国家级经济特区内
Masai and Pasir Gudang fall inside the Tanjung Langsat–Kong Kong flagship zone of the Johor–Singapore Special Economic Zone (JS-SEZ), signed January 2025 — a heavy-industry and chemicals belt that brings jobs, but also industrial neighbours. Masai 与 Pasir Gudang 落在 2025 年 1 月签署的柔新经济特区（JS-SEZ）「丹绒浪沙－龙宫」旗舰区内 —— 一条重工业与化工带，带来就业机会，也带来工业邻居。
An affordable, accessible entry price可负担、易入场的价位
A recorded median of RM494,000 makes this one of the more accessible landed entry points in eastern Plentong, well below Permas Jaya (RM488,000, and rising faster) and Taman Molek (RM539,000). 登记中位价 RM494,000，是 Plentong 东部较易入场的有地门牌之一，明显低于涨得更快的 Permas Jaya（RM488,000）与 Taman Molek（RM539,000）。
A decade-old, settled core已扎根近十年的核心社区
PR1MA’s Residensi Bandar Layangkasa began key handover in October 2017 — this is not a brand-new, unproven pocket. Part of the community has nearly a decade of residency behind it. PR1MA 的 Residensi Bandar Layangkasa 自 2017 年 10 月起开始交屋 —— 这不是一个全新、未经验证的角落。部分社区已有近十年的居住历史。
A stratified sibling that does clear the foreign threshold一个真的跨过外籍门槛的分层「兄弟盘」
Cumulus Bandar Layangkasa, a freehold condominium by JMC Cahaya on the same site (RM665,000–RM1.5 million, completion Q2 2026), is not landed but its higher-priced units can clear Johor’s RM1 million strata minimum for foreign buyers. 同一地段的 Cumulus Bandar Layangkasa，由 JMC Cahaya 开发的永久地契公寓（RM665,000–150 万，2026 年第二季完工），不是有地住宅，但较高价的单位能跨过柔佛给外籍买家设的分层 RM100 万门槛。
And the questions the sales gallery will not raise以及售楼处不会主动提的问题
🏗️ If you’re buying resale here如果你要买这里的二手
✈️ If you’re a foreign buyer looking at this address如果你是外籍买家、想看这个地址
At least nine Parkland phases, plus an older PR1MA scheme至少九期 Parkland，加上更早的 PR1MA 计划
Two verified Street View panoramas exist on Persiaran Wau Kikik, the internal road NAPIC’s data records as “Jalan Wau Kikik”. Both show real imagery — one a stretch of terraces beside an undeveloped lot, one a double-storey shoplot with rooftop solar panels. Persiaran Wau Kikik（NAPIC 数据中记为「Jalan Wau Kikik」的社区内道路）上有两幅已验证的街景。两者都是实景 —— 一幅是排屋旁的一块未开发空地，一幅是屋顶装了太阳能板的双层店屋。
| Scheme计划 | Developer发展商 | Status状态 | Units / lot size单位数／地契 |
|---|---|---|---|
| Residensi Bandar Layangkasa PR1MA | PR1MA Corporation | Fully completed, handover from Oct 2017已完工，2017/10 起交屋 | 475 units · 1,485–1,828 sq ft, 4 bed / 3 bath475 个单位 · 1,485–1,828 尺，4 房 3 卫 |
| Bandar Layangkasa Phase 5 | Parkland Group | Completed, fully sold已完工，全数售罄 | 248 units · 20′ × 70′, 4 bed / 3 bath248 个单位 · 20′ × 70′，4 房 3 卫 |
| Phase 8 | Parkland Group | Launched 23 Aug 20252025/8/23 推出 | 20′ × 70′ double-storey terrace20′ × 70′ 双层排屋 |
| Phase 9 | Parkland Group | Launched 20262026 年推出 | 20′ × 70′ double-storey terrace, gated & guarded20′ × 70′ 双层排屋，门禁保安 |
| Cumulus Bandar Layangkasa not landed | JMC Cahaya | Under construction, completion Q2 2026建设中，2026 年第二季完工 | 55 units · condominium, 1,730–1,830 sq ft55 个单位 · 公寓，1,730–1,830 尺 |
One product, three sizes — plus a bigger PR1MA layout一种产品、三种尺寸 —— 加上更大坪数的 PR1MA 户型
Unlike many pages in this series, Bandar Layangkasa is not a mix of terraces, semi-Ds and bungalows. NAPIC’s own breakdown shows 383 of 393 recorded transactions are “Double Storey Terraced”, the other 10 are shoplots. What varies is lot size, not house type. 与本系列许多页面不同，Bandar Layangkasa 不是排屋、半独立式与独立式的混合。NAPIC 自己的分类显示，393 笔登记成交中有 383 笔是「双层排屋」，其余 10 笔是店屋。变化的是地契大小，不是户型。
883 sq ft terrace, older lots883 尺排屋，较旧地契
1,350–1,400 sq ft terrace1,350–1,400 尺排屋
Larger-format: PR1MA Type D1 / newer Parkland phases更大坪数：PR1MA D1 户型／Parkland 较新期数
Accessible, consistent, and stuck at RM310–316 psf since 2022易入场、产品一致，但每尺价自 2022 年起停在 RM310–316
Mid-pack on price, bottom of the pack on growth价格中段，涨幅垫底
Flat since 2022, after a thin-sample 20212021 年样本薄，此后停在原地
Four consecutive years within a RM6 psf band. The 2021 figure is a thin, small-unit-heavy sample and should not be read as a “high before it crashed” story.连续四年落在 RM6 的每尺价区间内。2021 年的数字样本薄、且以小单位居多，不该被读成「先高后崩」的故事。
RM445,000–RM543,000 covers most of the marketRM445,000–RM543,000 涵盖多数市场
Registered subsale transactions, all years: median RM494,000 at RM325 psf. Most transactions sit within RM445,000–RM543,000. Over the most recent 12 months, psf reached RM345, up 2.1%. 登记二手成交，全年期：中位 RM494,000、每尺 RM325。多数成交落在 RM445,000–RM543,000 之间。最近 12 个月每尺价达 RM345，涨 2.1%。
| Type类型 | Size面积 | Price range价格区间 | Foreign buyer?外籍可买？ |
|---|---|---|---|
| Older, smaller-lot terrace较旧小地契排屋 | 883 sq ft | RM380k – 480k | No — far below RM2m不可 —— 远低于 RM200 万 |
| Standard terrace标准排屋 | 1,350–1,400 sq ft | RM480k – 620k | No不可 |
| Larger-format terrace大坪数排屋 | 1,485–1,828 sq ft | RM620k – 850k | No不可 |
| All types, recorded median全类型，登记中位 | — | RM494,000 RM325 psf · 2021–2026 | Median far below RM2m floor中位远低于 RM200 万门槛 |
Four flat years, after one thin, high one先是薄样本的一年偏高，接着连续四年持平
Source: NAPIC (JPPH) registered transaction records via List.my. Years with fewer than 10 recorded transactions are excluded — 2026 (2 transactions to date) does not appear below.来源：List.my 转载的 NAPIC（JPPH）登记成交纪录。少于 10 笔成交的年份不入图 —— 2026 年（至今仅 2 笔）未列入下方。
Read the 2021 spike with caution请谨慎解读 2021 年那一次偏高
2021’s RM438 psf came from just 61 transactions, mostly smaller ~883 sq ft units, which structurally carry a higher psf than the larger 1,350–1,400 sq ft lots that dominate later years. The real story is the four years that follow: RM310, RM313, RM316, RM315 — a RM6 psf band across 330 transactions. 2021 年每尺 RM438 的数字，来自仅仅 61 笔成交，多是约 883 尺的小单位，结构上本就比后来主导市场的 1,350–1,400 尺单位每尺价更高。真正的故事是接下来四年：RM310、RM313、RM316、RM315 —— 330 笔成交，落在同一个 RM6 的每尺价区间内。
Annual median psf trend年度中位每尺价走势
{q:"2026 Q3", median:XXX, n:X}，并且尽量把 Parkland 官方期数价目表也记进一条平行数据 —— 那才是这一页能赢过所有挂牌网站的地方。Not this page’s product — read this before you ask不是这一页的产品 —— 问之前先读这个
Johor bars non-citizens from landed property below RM2 million. Bandar Layangkasa’s recorded median of RM494,000 sits about four times below it. 柔佛禁止非公民购买 RM200 万 以下的有地住宅。Bandar Layangkasa 的登记中位价 RM494,000，约是这个门槛的四分之一。
Monthly repayment每月供款
Defaults set to the recorded median of RM494,000.预设值为登记中位价 RM494,000。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM480,000 — a standard 1,350–1,400 sq ft terrace, the size that trades most often here.预设 RM480,000 —— 一间标准 1,350–1,400 尺排屋，是这里成交最多的尺寸。
This price is far below Johor’s RM2 million landed minimum for non-citizens. Ask me about Cumulus Bandar Layangkasa’s stratified units, or a landed page elsewhere in this series with a higher recorded median. 这个价格远低于柔佛给非公民设的 RM200 万有地门槛。请问我 Cumulus Bandar Layangkasa 的分层单位，或本系列中登记中位价更高的其他有地页面。
Tell me your budget and citizenship and I will point you to the right address. 告诉我你的预算与国籍，我会指给你对的门牌。
Resale, or Parkland’s current phase? Tell me which and I’ll compare both.二手，还是 Parkland 目前期数？告诉我，我把两边都比给你看。
The whole point of this page is that the two are competing. Don’t book a viewing for one without seeing the other.这一页的重点就是两者在互相竞争。不要只看一边就下决定。
Affordable and settled, but structurally slow — and genuinely far from everything可负担、已扎根，但结构性偏慢 —— 而且真的离一切都很远
✓ Strengths优势
- One of the more accessible landed entry points in eastern Plentong — recorded median RM494,000, well below Taman Molek (RM539,000).Plentong 东部较易入场的有地门牌之一 —— 登记中位价 RM494,000，明显低于 Taman Molek 的 RM539,000。
- Freehold, standardised, family-sized. 20′ × 70′, 4-bedroom, 3-bathroom terraces from Parkland; larger 1,485–1,828 sq ft layouts from the PR1MA scheme.永久地契、标准化、家庭尺寸。Parkland 的 20′×70′ 4 房 3 卫排屋；PR1MA 计划更大的 1,485–1,828 尺户型。
- A decade-old settled core. PR1MA’s Residensi Bandar Layangkasa began handover in October 2017 — this is not an unproven new pocket.已扎根近十年的核心社区。PR1MA 的 Residensi Bandar Layangkasa 自 2017 年 10 月起交屋 —— 不是未经验证的新角落。
- Inside a national economic zone. Masai/Pasir Gudang is a JS-SEZ flagship zone (Tanjung Langsat–Kong Kong) — real industrial jobs nearby.位于国家级经济特区内。Masai／Pasir Gudang 是柔新经济特区「丹绒浪沙－龙宫」旗舰区 —— 附近有实实在在的工业就业机会。
△ Things to weigh需要权衡的
- The developer is still launching. Phase 8 (Aug 2025) and Phase 9 (2026) mean resale sellers compete against brand-new stock from the same brand, every year, indefinitely.发展商仍在推案。第 8 期（2025/8）与第 9 期（2026）意味着放售屋主每年都要跟同一品牌的全新单位竞争，而且没有终点。
- Median psf has been flat since 2022 — RM310, RM313, RM316, RM315 across four straight years and 330 transactions.中位每尺价自 2022 年起持平 —— 连续四年、330 笔成交都落在 RM310、313、316、315 之间。
- Genuinely far from everything outside Masai/Pasir Gudang. 51 minutes to CIQ, 52 minutes to Hospital Sultanah Aminah, 34+ minutes to either AEON mall.真的离 Masai／Pasir Gudang 以外的一切都很远。51 分钟到 CIQ，52 分钟到 Hospital Sultanah Aminah，两家 AEON 商场都要 34 分钟以上。
- The nearest school needs a 13.8 km detour because the direct 2.5 km road is flagged as restricted — confirm this in person before you rely on it.最近的学校要绕 13.8 公里，因为直线 2.5 公里的道路被标为限制通行 —— 请亲自确认，不要只信地图。
- Not open to foreign buyers. The recorded median sits about four times below Johor’s RM2 million landed floor for non-citizens.不对外籍买家开放。登记中位价约是柔佛给非公民设的 RM200 万有地门槛的四分之一。
- Inside a heavy-industry zone. The same JS-SEZ status that brings jobs also means chemical and industrial neighbours — verify what is nearby, not just that a zone exists.位于重工业区内。带来就业机会的同一个 JS-SEZ 身份，也意味着化工与工业邻居 —— 请查清楚附近具体有什么，不要只知道「有这个特区」。
Bandar Layangkasa FAQBandar Layangkasa 常见问题
Who developed Bandar Layangkasa and is it finished?Bandar Layangkasa 是谁开发的？完工了吗？
Bandar Layangkasa is a phased township in Masai developed mainly by Parkland Group, which was still launching new phases as recently as Phase 8 in August 2025 and Phase 9 in 2026, each of standardised 20 by 70 foot double-storey terrace homes. An older affordable-housing scheme on the same site, Residensi Bandar Layangkasa by PR1MA, comprises 475 terrace units and began key handover in October 2017. Because the developer keeps releasing new phases, Bandar Layangkasa is best understood as an ongoing township rather than a single completed estate. Bandar Layangkasa 是位于 Masai 的分期城镇，主要由 Parkland Group 开发，该公司最近仍在 2025 年 8 月推出第 8 期、2026 年推出第 9 期，两者都是标准 20×70 尺的双层排屋。同一地段还有更早的可负担房屋计划、PR1MA 的 Residensi Bandar Layangkasa，共 475 个排屋单位，2017 年 10 月起开始交屋。因为发展商持续推出新期数，Bandar Layangkasa 更适合被理解为一座仍在建设中的城镇，而不是单一的已完工社区。
How much does a house in Bandar Layangkasa cost?Bandar Layangkasa 的房子多少钱？
NAPIC recorded 393 subsale transactions at Bandar Layangkasa between 2021 and 2026, with a median price of RM494,000 and a median of RM325 per square foot across all years. Most transactions fall in a stable band of roughly RM445,000 to RM543,000. Over the most recent 12 months the price per square foot was RM345, up 2.1 percent year on year. NAPIC 记录 Bandar Layangkasa 在 2021 至 2026 年间共 393 笔二手成交，全年期中位价 RM494,000、中位每尺 RM325。多数成交落在约 RM445,000 至 RM543,000 的稳定区间。最近 12 个月每平方尺 RM345，按年上涨 2.1%。
Why has Bandar Layangkasa lagged nearby areas in the same mukim?为什么 Bandar Layangkasa 落后同 mukim 的邻区？
The recorded median price per square foot fell from RM438 in 2021 to RM310 in 2022 and has stayed close to that level, RM313 to RM316, every year since through 2025. One likely reason is supply: Parkland Group has continued launching new phases of Bandar Layangkasa itself for years, so resale sellers are competing against brand-new stock from the same developer under the same township name, which caps how much a resale unit can command. The 2021 figure also reflects a small sample of smaller units and should be read with caution. 登记中位每尺价从 2021 年的 RM438 跌到 2022 年的 RM310，此后每年都停在接近的水平（RM313 至 RM316），直到 2025 年。一个可能的原因是供给：Parkland Group 多年来持续推出 Bandar Layangkasa 自己的新期数，使二手放售屋主要跟同一发展商、同一城镇名下的全新单位竞争，压住了二手能卖的价格。2021 年的数字也反映了较小样本、以小单位居多，解读时须谨慎。
Can foreigners buy landed property in Bandar Layangkasa?外国人可以买 Bandar Layangkasa 的有地住宅吗？
In practice, no. Johor requires a minimum purchase price of RM2 million for a non-citizen buying landed residential property, and Bandar Layangkasa’s recorded median of RM494,000 sits far below that floor. This is not a foreign-buyer product. A stratified alternative under the same township name, the Cumulus Bandar Layangkasa condominium by JMC Cahaya, is priced from roughly RM665,000 to RM1.5 million, and its higher-priced units can clear Johor’s RM1 million minimum for strata property. 现实上不可以。柔佛规定非公民购买有地住宅的最低价为 RM200 万，而 Bandar Layangkasa 的登记中位价 RM494,000 远低于这个门槛。这不是给外籍买家的产品。同一城镇名下有一个分层替代方案——JMC Cahaya 开发的 Cumulus Bandar Layangkasa 公寓，价格约 RM665,000 至 150 万，较高价的单位能跨过柔佛给分层产业设的 RM100 万门槛。
How far is Bandar Layangkasa from the Johor–Singapore checkpoint?Bandar Layangkasa 距离新柔关卡多远？
About 51 minutes and 36.7 kilometres by the fastest mapped route to the CIQ complex at Bangunan Sultan Iskandar. Bandar Layangkasa sits on the eastern, Pasir Gudang side of Johor Bahru and functions as a Masai and Pasir Gudang address rather than a city-centre or Causeway commuter address. 依最快路线，到 Bangunan Sultan Iskandar 的 CIQ 关卡约 51 分钟、36.7 公里。Bandar Layangkasa 位于新山东侧的 Pasir Gudang 一带，是 Masai／Pasir Gudang 门牌，而不是市中心或长堤通勤门牌。
What schools and hospitals are near Bandar Layangkasa?Bandar Layangkasa 附近有哪些学校与医院？
The nearest national primary school and government clinic, SK Cahaya Baru and Klinik Kesihatan Cahaya Baru, are about 13.8 kilometres and 25 to 27 minutes away by the practical route, because the short 2.5 kilometre direct road is flagged as restricted. The nearest private hospital, KPJ Pasir Gudang Specialist Hospital, is about 13.6 kilometres and 23 to 25 minutes away. The public Hospital Sultanah Aminah in Johor Bahru city is about 38.6 kilometres and 52 minutes away. 最近的国民小学与政府诊所——SK Cahaya Baru 与 Klinik Kesihatan Cahaya Baru，走实际可用路线约 13.8 公里、25 至 27 分钟，因为直线 2.5 公里的捷径被标为限制通行。最近的私人医院 KPJ Pasir Gudang Specialist Hospital 约 13.6 公里、23 至 25 分钟。新山市区的政府医院 Hospital Sultanah Aminah 约 38.6 公里、52 分钟。
Bandar Layangkasa against the Plentong mukim’s faster moversBandar Layangkasa 对比 Plentong mukim 里涨得较快的邻区
Same mukim, same NAPIC data window, very different 12-month momentum. If growth is your priority over a low entry price, weigh this table carefully.同一个 mukim、同一个 NAPIC 数据窗口，12 个月动能却截然不同。如果你在意的是涨幅而非低入场价，请仔细权衡这张表。
| Bandar Layangkasa | Bandar Baru Permas Jaya | Taman Desa Cemerlang | |
|---|---|---|---|
| Transactions成交笔数 | 393 | 1,387 | 406 |
| Median price中位价 | RM494,000 | RM488,000 | RM460,000 |
| Median psf中位每尺 | RM325 (RM345 · 12m) | RM370 | RM348 |
| 12-month change12 个月涨幅 | +2.1% | +9.7% | +9.2% |
| Developer status发展商状态 | Still launching new phases仍在推新期数 | Established, mostly resale已成熟，多为二手 | Established, mostly resale已成熟，多为二手 |
| Foreign buyers外籍买家 | No — median far below RM2m不可 —— 中位远低于 RM200 万 | No — median below RM2m不可 —— 中位低于 RM200 万 | No — median below RM2m不可 —— 中位低于 RM200 万 |
Resale or Parkland’s current phase — I’ll show you both, side by side.二手还是 Parkland 现推期数 —— 我把两边一起摊给你看。
This page’s whole argument is that the two compete. Send me your budget and I will pull the live resale list and Parkland’s current phase price list together, so you’re comparing real numbers, not a brochure. 这一页的核心论点，就是这两者在互相竞争。把你的预算发给我，我会把实时二手名单与 Parkland 目前期数的价目表一起拉出来，让你比的是真实数字，不是宣传册。