Four years of sales here.
The price per foot never moved.
这里成交了四年。
每尺价一次都没动过。
Pull the registered subsale record for Meridin East apart year by year and the double-storey terrace reads RM321, RM317, RM315, RM318 per square foot across 2021 to 2024. Four years, 446 recorded sales, and a line so flat it could be a ruler. Over the same stretch the developer’s own advertising permits took the identical 18 by 65 foot house from a RM587,000 minimum to a RM671,000 minimum. One of those two numbers is what you will be shown. This page is about the other one. 把 Meridin East 的登记二手成交纪录逐年拆开，双层排屋的每尺价是：2021 年 RM321、2022 年 RM317、2023 年 RM315、2024 年 RM318。四年、446 笔登记成交，这条线平得像一把尺。而在同一段时间里，发展商自己的广告准证，把完全同一款 18 尺 × 65 尺的房子，从起价 RM587,000 调到起价 RM671,000。这两个数字里，只有一个会被拿给你看。这一页谈的是另外那一个。
© Kaart @ Mapillary.com · CC BY-SA 4.0 · Wikimedia CommonsMeridin East in 30 seconds30 秒看懂 Meridin East
- What it is: a freehold master-planned township in Mukim Plentong, postcode 81700, under Majlis Bandaraya Pasir Gudang, fronting Jalan Kong Kong. The developer states 1,313 acres, over 500 acres of green area, a nine-acre Mulberry Lake Park, a 16.6 km jogging and cycling lane, guarded neighbourhoods, and more than 2,000 residential units already handed over. 它是什么：Plentong 区内的永久地契总规市镇，邮区 81700，归巴西古当市政厅（MBPG）管辖，正面朝 Jalan Kong Kong。发展商公布的数字是：1,313 英亩、超过 500 英亩绿地、9 英亩的 Mulberry Lake Park、16.6 公里跑步与单车道、门卫式邻里，并已交付超过 2,000 个住宅单位。
- What it costs: 498 registered subsale transactions from 2021 to 2026, median RM515,000. This is close to a one-product township — 447 of the 498 records are double-storey terraces, median RM515,000 at RM318 psf, middle half RM421,000 to RM609,000. Everything else is 15 double-storey shops, 14 three-storey shops, 13 shop lots, five single-storey shops, two townhouses, one cluster house and one single-storey terrace. 多少钱：2021 至 2026 年 498 笔登记二手成交，中位 RM515,000。这几乎是一个单一产品的镇区 —— 498 笔里有 447 笔是双层排屋，中位 RM515,000、每尺 RM318，中间一半为 RM421,000 至 RM609,000。其余是 15 笔双层店屋、14 笔三层店屋、13 笔店铺单位、5 笔单层店屋、2 笔排屋式公寓、1 笔 Cluster 屋与 1 笔单层排屋。
- The number that decides it: the yearly median psf is RM321 (2021), RM317 (2022), RM315 (2023), RM318 (2024). That is a market that recorded 446 sales and produced no price movement at all. Median price did drift up, from RM508,000 to RM535,500, but that is people buying more square feet, not paying more for each one. 决定性的数字：逐年的中位每尺价是 2021 年 RM321、2022 年 RM317、2023 年 RM315、2024 年 RM318。这是一个成交了 446 笔、却完全没有价格变动的市场。中位「总价」确实往上飘了，从 RM508,000 到 RM535,500 —— 但那是买家买到更多尺数，不是每一尺变贵了。
- The detail almost nobody prices in: the developer’s statutory advertising permits are public and dated. The same Allamanda 18 by 65 foot product was permitted at a RM587,000 minimum on the Phase 1 and 2 permits, then RM603,000, RM612,000, RM646,240 and RM671,000 by Phase 6. The primary price rose about 14% across six phases while the resale psf sat still. Both facts are on this page, side by side. 几乎没人算进价格里的细节：发展商的法定广告准证是公开的，而且有日期。同一款 Allamanda 18 尺 × 65 尺产品，第 1、2 期准证的起价是 RM587,000，之后依序是 RM603,000、RM612,000、RM646,240，到第 6 期已是 RM671,000。六期之间一手起价上涨约 14%，而二手每尺价原地不动。这两个事实，本页并排放给你看。
- The honest catch: the register has one recorded sale in 2025 and none yet in 2026, which is why NAPIC publishes a dash instead of a twelve-month change. You cannot price a house here from a fresh comparable, because there barely is one. And the Causeway is about 21 km away in a straight line — this is a Pasir Gudang address, not a border one. 诚实提醒：纪录里 2025 年只有 1 笔 登记成交，2026 年至今 0 笔 —— 这正是 NAPIC 在十二个月变动栏打上破折号的原因。你在这里没办法靠一笔新鲜的可比成交去定价，因为几乎不存在这样一笔。另外，长堤直线距离约 21 公里 —— 这是一个巴西古当的门牌，不是一个关口门牌。
Every phase, every permitted price, in date order每一期、每一个准证价，按日期排好
Malaysian developers must publish an advertising and sale permit for each phase, and it must carry the price range, the unit count, the land tenure and the expected completion date. Meridin East publishes all of them on one page. Read down the Allamanda block: it is the same 18 by 65 foot house, permitted six times, and you can watch the minimum price climb. 马来西亚的发展商每推一期，都必须公布广告与销售准证，而准证上必须载明价格区间、单位数量、地契年期与预计完工日期。Meridin East 把全部准证放在同一页上。请顺着 Allamanda 那一段往下读：那是同一款 18 尺 × 65 尺的房子，前后六次准证 —— 你可以看着最低价一格一格往上爬。
| Phase (parcel)期数（地块） | Product产品 | Units单位数 | Permitted price range准证价格区间 | Expected completion预计完工 |
|---|---|---|---|---|
| Acacia (Parcel 11 Ph 2) | 2-sty link home 22'×70' | 94 | RM691,000 – 993,000 | CCC obtained已取得 CCC |
| Erica (2H Ph 1) | 2-sty terrace 18'×70' | 155 | RM560,845 – 850,745 | Jul 2023 |
| Erica (2H Ph 2) | 2-sty terrace 18'×70' | 106 | RM570,880 – 851,860 | Dec 2023 |
| Erica (2H Ph 3) | 2-sty terrace 18'×70' | 108 | RM578,685 – 898,690 | Mar 2024 |
| Erica West (2F Ph 1) | 2-sty terrace 18'×65' | 179 | RM577,000 – 942,000 | Mar 2025 |
| Jasmine (1C Ph 1) | 2-sty terrace 20'×70' | 128 | RM687,000 – 891,000 | Apr 2025 |
| Jasmine (1C Ph 2) | 2-sty terrace 20'×70' | 155 | RM678,000 – 897,000 | Aug 2025 |
| Erica East (2G Ph 1) | 2-sty terrace 20'×70' | 157 | RM650,000 – 945,000 | Nov 2025 |
| Erica East (2G Ph 2) | 2-sty terrace 20'×70' | 170 | RM664,000 – 1,012,000 | Jan 2026 |
| Allamanda (4A Ph 1) | 2-sty terrace 18'×65' | 187 | RM587,000 – 825,000 | Jun 2026 |
| Allamanda (4A Ph 2) | 2-sty terrace 18'×65' | 101 | RM587,000 – 825,000 | Jul 2026 |
| Allamanda (4A Ph 3) | 2-sty terrace 18'×65' | 126 | RM603,000 – 880,000 | Feb 2027 |
| Allamanda (4A Ph 4) | 2-sty terrace 18'×65' | 156 | RM612,000 – 862,000 | Jun 2027 |
| Allamanda (4A Ph 5) | 2-sty terrace 18'×65' | 111 | RM646,240 – 918,400 | Feb 2027 |
| Allamanda (4A Ph 6) | 2-sty terrace 18'×65' | 124 | RM671,000 – 1,096,000 | Sep 2027 |
| Jasmine 2 (1B) | 2-sty terrace 22'×70' | 168 | RM744,800 – 988,960 | Jan 2027 |
| Jasmine 3 (1A Ph 1) | 2-sty terrace 20'×75' | 111 | RM818,400 – 1,166,400 | Mar 2028 |
| Jasmine 3 (1A Ph 2) | 2-sty terrace 20'×75' | 111 | RM811,200 – 1,166,000 | Apr 2028 |
| RMMJ 2 (Fasa 1) | 2-sty townhouse 20'×70' · affordable双层排屋式公寓 20'×70' · 可负担 | 176 | RM150,000 – 257,000 | Feb 2027 |
| RMMJ 2 (Fasa 2) | 2-sty townhouse 20'×70' · affordable双层排屋式公寓 20'×70' · 可负担 | 140 | RM150,000 – 217,000 | Feb 2027 |
| Total on the published permits已公布准证合计 | Terrace, link home and townhouse排屋、Link Home 与排屋式公寓 | 2,763 | RM150,000 – 1,166,400RM150,000 – 1,166,400 | 2023 to Apr 20282023 至 2028 年 4 月 |
Allamanda 18'×65' minimum permitted priceAllamanda 18 尺 × 65 尺的准证最低价
RM515,000 against the current permit floorsRM515,000 对照目前各期的准证底价
The recorded resale median sits below the minimum permitted price of every current landed phase. That is not automatically a bargain — the resale stock is smaller and older, and permit minimums are the cheapest unit in a phase, not the typical one. But it does mean the two markets here are further apart than in most Johor townships, and it is the first thing to establish before anyone quotes you a price. 登记的二手中位价，低于目前每一期有地新盘的准证最低价。这不自动等于「捡便宜」—— 二手存量的房子更小、更旧，而准证最低价指的是那一期里最便宜的单位，不是典型单位。但它确实说明：在这里，一手与二手这两个市场的距离，比柔佛多数镇区都远 —— 而这是任何人向你开价之前，你该先弄清楚的第一件事。
A township too new to have been photographed一个新到还没被拍过的镇区
We searched Wikimedia Commons for Meridin East and found nothing — no street, no lake, no gate. That is itself information: this place is younger than the photographic record of Johor. What follows are licensed photographs of the roads that reach it and the town it is addressed to, and every caption says plainly where the picture was taken. The Street View panels further down are shot inside the township itself. 我们在 Wikimedia Commons 上搜 Meridin East，什么也没搜到 —— 没有街、没有湖、没有大门。这件事本身就是资讯：这个地方，比柔佛的影像纪录还年轻。以下是通往它的道路、以及它挂在名下的那座城镇的授权实拍照，每一句图说都直接写明拍摄地点。真正拍在镇内的，是下方的街景。
Four buyers, and three of them bought from the developer四种买家，其中三种是跟发展商买的
In a mature taman the households arrive over thirty years. Here they arrived in a handful of handover waves between roughly 2021 and 2026, which is why the recorded subsale volume spikes and then stops. The people below are what a township of almost nothing but 18 to 22 foot terraces, priced between RM560,000 and RM820,000 at launch, actually collects. 在成熟的花园区，住户是花三十年慢慢搬进来的。这里不是 —— 住户是在大约 2021 至 2026 年之间，随着几波交屋一次次搬进来的，这也是为什么登记二手成交量会先冲高、然后突然停住。以下这些人，是一个「几乎只有 18 至 22 尺排屋、开盘价落在 RM560,000 至 RM820,000」的镇区，实际会筛出来的买家。
The original buyer原始买家
Bought off the plan from Mah Sing at an Erica, Jasmine or Allamanda launch price, waited two to three years, took the keys. This household still holds most of the stock, and it is the reason the resale register is thin: very few of them have needed to sell yet. When they do, that is when this township finally gets a price.在 Erica、Jasmine 或 Allamanda 开盘时向 Mah Sing 买楼花，等两三年，拿钥匙。目前大部分房子还握在这一类人手上 —— 这也是二手纪录薄的原因：他们之中还很少人「必须卖」。等他们开始卖，这个镇区才会真正有一个价格。
The Pasir Gudang payroll巴西古当的薪水
Pasir Gudang is a heavy-industry city with a port and an industrial belt running east through Tanjung Langsat. That payroll is what pays for a RM600,000 terrace out here, and it is paid in ringgit, not Singapore dollars. It is more stable than a border-commute income and it grows more slowly. Price this township on that fact.巴西古当是一座重工业城市，有港口，还有一条往东经 Tanjung Langsat 延伸的工业带。撑起这里一栋 RM600,000 排屋的，是那条产业链上的薪水 —— 而且是以令吉发的，不是新币。这种收入比过关通勤的收入稳，但成长也慢。请依这个事实去衡量整个镇区的定价。
The upgrader from next door从隔壁升级过来的人
Already lives within ten kilometres, in older stock. Trades a 1990s terrace for a guarded gate, a lake park and a house with the wiring still under warranty. This is the household the developer’s own marketing is aimed at, and on the mukim numbers it is the largest realistic pool of buyers for your resale too.本来就住在十公里内，房子较旧。用一栋 1990 年代的排屋，换一道门卫、一座湖畔公园，以及一栋电线还在保固期内的房子。这正是发展商行销主要瞄准的家庭 —— 而以整个 Plentong 的数字看，它同时也是你将来转售时，最大的一群实际买家。
The RMMJ householdRMMJ 家庭
RMMJ 2 is permitted at RM150,000 to RM257,000 across 316 townhouse units. That is Johor affordable housing sitting inside the same masterplan as a RM1.16 million Jasmine 3 unit. It is a genuine social mix, and it also means the phrase “a house in Meridin East” can mean two completely different assets. Always ask which one a quoted price refers to.RMMJ 2 的准证价是 RM150,000 至 RM257,000，共 316 个排屋式公寓单位。这是柔佛的可负担房屋，和一栋 RM116 万的 Jasmine 3 坐在同一份总规里。这是真实的社会混居 —— 但同时也意味着「Meridin East 的一栋房子」这句话，可以指两种完全不同的资产。别人报价时，永远先问清楚指的是哪一种。
A week here is measured in kilometres, not minutes在这里，一个星期是用公里量的，不是用分钟
We will not print drive times we have not measured. What we can measure is distance: every figure below is a straight line from the centre of the Meridin East boundary as mapped in OpenStreetMap, at 1.512572, 103.950477, to a mapped destination. Road distance is always longer. Treat these as the floor, then drive the ones that matter to you. 我们不会印出自己没有量过的车程。我们能量的是距离：以下每一个数字，都是从 OpenStreetMap 上 Meridin East 边界的中心点（1.512572, 103.950477）到一个有标注的目的地的直线距离。实际道路距离一定更长。请把这些当成下限，然后自己去开一趟你在意的那几段。
Klinik Kesihatan Cahaya Baru, the nearest government health clinic on the map. In a township whose own commercial precinct is still filling, the first-aid question is a real one — check what hours it keeps and whether it does X-ray before you assume it covers you.Klinik Kesihatan Cahaya Baru —— 地图上最近的政府健康诊所。在一个自家商业区还没填满的镇区，「小病去哪里」是一个真实的问题。请先查它的开放时段、有没有 X 光，再假设它照顾得到你。
SK Cahaya Baru, and at 2.4 km SJK(C) Ladang Grisek, the Chinese-medium primary the developer names in its own materials. At 2.8 km, Sekolah Kebangsaan Kopok. None of them is inside the township, so the school run is a drive, every day, both ways.SK Cahaya Baru；2.4 公里处是 SJK(C) Ladang Grisek（新廊华小），也是发展商自己资料里点名的那所华小；2.8 公里处是 Sekolah Kebangsaan Kopok。没有一所在镇内 —— 所以上下学是要开车的，每天，来回。
SMK Kota Masai, the mapped national secondary school. Secondary catchment is set by the district education office and is not published street by street, so confirm it for the specific address rather than for the township.SMK Kota Masai —— 地图上的国民中学。中学收生范围由县教育局划定，且不会逐条街公布，所以请就「那个门牌」去确认，而不是就「这个镇区」去确认。
KPJ Pasir Gudang Specialist Hospital at Taman Bukit Dahlia. Regency Specialist Hospital in Bandar Seri Alam is 8.9 km, and the government Hospital Pasir Gudang, also in Bandar Seri Alam, is 10.0 km. Private and public cover both exist — neither is close.位于 Taman Bukit Dahlia 的 KPJ Pasir Gudang Specialist Hospital。Bandar Seri Alam 的 Regency Specialist Hospital 为 8.9 公里；同样位于 Bandar Seri Alam 的政府医院 Hospital Pasir Gudang 为 10.0 公里。私立与公立都有 —— 但都不近。
UTC Pasir Gudang, the government one-stop centre, in the city centre. This is where the licence renewals, the police report and the council counters are. It is a trip you make a few times a year and it is not five minutes away.市中心的 UTC Pasir Gudang，政府一站式服务中心。执照更新、报案、市政柜台都在那里。这是一年跑几趟的行程，而它不在五分钟车程内。
The Sultan Iskandar Building at the Causeway, straight line. Bukit Chagar RTS is about 22 km, Senai airport about 35 km. If your case for buying rests on Singapore, this is the number that decides it — and it decides it against.长堤的 Bangunan Sultan Iskandar，直线距离。Bukit Chagar RTS 约 22 公里，士乃机场约 35 公里。如果你买房的理由建立在新加坡上，这就是拍板的那个数字 —— 而它拍的是反对票。
One expressway, one trunk road, and no third way out一条大道、一条干道，没有第三条出路
Meridin East sits in Mukim Plentong, on the eastern edge of the Johor Bahru district, inside the Majlis Bandaraya Pasir Gudang area with the 81700 postcode. It fronts Jalan Kong Kong, the road that runs east from Kota Masai toward the Johor river mouth, and the developer states direct access to the Senai-Desaru Expressway about two kilometres away, with onward links to the JB East Coast Highway and Pasir Gudang Highway. Meridin East 位于新山县东缘的 Plentong 区，属 巴西古当市政厅（MBPG） 辖区，邮区 81700。它正面朝 Jalan Kong Kong —— 从 Kota Masai 往东通向柔佛河口的那条路；发展商说明距 Senai-Desaru 大道 约两公里可直接上高速，再接 JB East Coast Highway 与 Pasir Gudang Highway。
That is the honest headline: the expressway is the location. There is no rail, no RTS catchment, no second arterial. If the Senai-Desaru interchange backs up, or if you object to paying a toll on a daily commute, the alternative is the slower Jalan Kong Kong route through Kota Masai. Drive both before you commit to either.这就是诚实的重点：那条大道就是这个位置本身。这里没有铁路、不在 RTS 覆盖范围、也没有第二条主干道。如果 Senai-Desaru 交流道塞住，或者你不愿意天天通勤缴过路费，替代方案就是经 Kota Masai 的 Jalan Kong Kong 慢路。两条都开过一次，再决定要哪一条。
| Destination目的地 | Straight line直线距离 |
|---|---|
| Klinik Kesihatan Cahaya Baru | 2.1 km |
| SK Cahaya Baru | 2.2 km |
| SJK(C) Ladang Grisek 新廊华小 | 2.4 km |
| SMK Kota Masai | 3.4 km |
| Taman Scientex | 4.0 km |
| KPJ Pasir Gudang Specialist Hospital | 7.2 km |
| UTC Pasir Gudang | 7.4 km |
| Bandar Seri Alam | 8.2 km |
| Regency Specialist Hospital | 8.9 km |
| Hospital Pasir Gudang 政府医院 | 10.0 km |
| Hospital Sultan Ismail, Tebrau | 18.2 km |
| Sultan Iskandar Building CIQ | 21.1 km |
| RTS Bukit Chagar | 21.6 km |
| Senai International Airport | 34.6 km |
What is inside the gate, and what is a drive away门内有什么，门外要开车多远
Most township pages list the amenities and let you assume they are near. Here we have separated them: the first column is what the developer says is inside the masterplan, the rest is what is mapped outside it and how far. The gap between the two columns is the honest picture of daily life in a township still being built.多数市镇页会把配套列出来，然后让你自己假设它们很近。这里我们把两者分开：第一栏是发展商说「总规内有」的东西，其余是地图上「总规外有」的东西以及距离。这两栏之间的落差，就是一个还在盖的镇区，日常生活的诚实样貌。
Roads道路与高速
The township fronts Jalan Kong Kong and takes its access from the Senai-Desaru Expressway (E22), which the developer puts about two kilometres away. From there the network runs on to the JB East Coast Highway and the Pasir Gudang Highway. There is no rail here and none planned that has been published.镇区正面朝 Jalan Kong Kong，主要经 Senai-Desaru 大道（E22） 进出，发展商标示距离约两公里。上了高速之后，再接 JB East Coast Highway 与 Pasir Gudang Highway。这里没有铁路，也没有已公布的铁路规划。
Schools学校便利
The developer writes that primary, international and tertiary institutions are expected in designated zones near the township. As of September 2026, the schools we can actually locate on the map are all outside it. That is normal for a township at this stage — but it means the school run is a car journey, and it should be priced in. 发展商写的是：小学、国际学校与高等院校「预期」会进驻镇区附近的指定用地。截至 2026 年 9 月，我们真正能在地图上定位的学校，全都在镇外。对一个处在这个阶段的镇区来说这很正常 —— 但它意味着上下学是一趟车程，而这应该算进成本里。
Medical & retail医疗与零售
The nearest mapped government clinic is about two kilometres out; the nearest hospitals of any kind are seven to ten. The developer names Lotus's, Mydin, Tesco and Econsave as retail within reach, and separately quotes 4 km to Lotus's Kota Masai and 8 km to Econsave — which is a fair description of "within reach" by car and not on foot.地图上最近的政府诊所约两公里；最近的医院，无论公私，都在七到十公里之外。发展商点名 Lotus's、Mydin、Tesco 与 Econsave 为「触手可及」的零售，并另行标示距 Lotus's Kota Masai 4 公里、距 Econsave 8 公里 —— 那是「开车可及」的准确描述，不是走路可及。
Six things that are true here and rare elsewhere六件在这里成立、在别处少见的事
Not a sales list. These are the six findings that survived checking against the registered transaction record and the developer's own statutory filings — and each one comes with the caution that belongs to it. 这不是卖点清单。以下六项，是拿登记成交纪录与发展商法定公告逐条对过之后，还站得住的六个发现 —— 而每一项后面，都附上它应得的那句提醒。
A price list you are legally allowed to read一份法律要求公开、你有权读的价格
Because the developer is still selling, every phase carries a published advertising permit with a price range, a unit count and a completion date. Twenty of them are set out on this page. In a finished taman you argue from comparables a seller can dispute; here you can put a government-approved permit price on the table beside the resale asking price. 因为发展商还在卖，每一期都必须公布广告准证，上面载明价格区间、单位数量与完工日期。本页把其中二十张列了出来。在一个盖完的花园区，你只能拿「可比成交」去争，而卖方总能反驳；在这里，你可以把一个政府批准过的准证价，摆在二手开价旁边。
Almost no product risk几乎没有「买错产品」的风险
447 of 498 registered transactions are double-storey terraces. There is no low-cost row, no high-rise block and no bungalow belt to distort the median. Whatever you compare, you are comparing the same kind of house — which is exactly why the flat price per foot on this page can be trusted as a signal rather than a mix effect. 498 笔登记成交里，447 笔是双层排屋。这里没有廉价屋排、没有高楼、也没有洋房带来扭曲中位数。你拿来比的，几乎必然是同一种房子 —— 这也正是为什么本页那条「每尺价原地不动」的线，可以被当成讯号，而不是产品结构的错觉。
Freehold, and stated as such on every permit永久地契，而且每张准证都写明
Every parcel on the developer's permit page — Acacia, Erica, Erica West, Erica East, Jasmine, Jasmine 2, Jasmine 3, Allamanda and RMMJ 2 — is stated as freehold. In a state where a great deal of newer landed stock is leasehold, that is a real and checkable difference, and it is stated on a document the developer is legally required to publish. 发展商准证页上的每一个地块 —— Acacia、Erica、Erica West、Erica East、Jasmine、Jasmine 2、Jasmine 3、Allamanda 与 RMMJ 2 —— 都载明为 永久地契。在一个大量新有地产品是租赁地契的州属里，这是一项真实且可查的差别，而且写在一份法律强制公开的文件上。
The resale median sits under every new-phase floor二手中位价低于每一期新盘的底价
Recorded subsale median RM515,000. Cheapest permitted minimum on a current landed phase: RM587,000. On a 20 by 75 foot Jasmine 3 unit it is RM818,400. Whatever else is true, a completed resale here is not being priced above the new stock, which is the failure mode of most half-built townships. 登记二手中位价 RM515,000。目前有地新期数中最低的准证起价 RM587,000；若是 20 尺 × 75 尺的 Jasmine 3，则是 RM818,400。无论其他事情如何，这里已交屋的二手房并没有被开在新盘之上 —— 而那正是多数盖到一半的镇区最常见的失败模式。
Green area at a scale you can verify可以核对规模的绿地
The developer publishes over 500 acres of green area within 1,313 acres, a nine-acre Mulberry Lake Park and a 16.6 km jogging and cycling lane weaving through the precincts. Those are specific, published figures rather than adjectives — and a lake park is the one amenity a later developer cannot build on top of you. 发展商公布的是：1,313 英亩中有 超过 500 英亩绿地、一座 9 英亩的 Mulberry Lake Park，以及一条穿过各分区的 16.6 公里跑步与单车道。这些是具体的公布数字，不是形容词 —— 而湖畔公园，是唯一一项别的发展商没办法盖在你头上的配套。
A second market inside the same gate同一道门内的第二个市场
The register holds 47 commercial transactions — 15 double-storey shops, 14 three-storey shops, 13 shop lots and five single-storey shops — at a median of RM750,000 and RM487 psf. That is a commercial base already trading, and the developer's Ixora Park City shop-office product continues it. Shops that trade give a residential township somewhere to buy bread. 纪录里另有 47 笔商业成交 —— 15 笔双层店屋、14 笔三层店屋、13 笔店铺单位、5 笔单层店屋 —— 中位价 RM750,000、每尺 RM487。这是一个已经在交易的商业底盘，而发展商的 Ixora Park City 店屋办公产品还在延续它。有在成交的店屋，代表一个住宅镇区至少买得到面包。
Flower names on the permits, flower names on the street signs — and no published key between them准证上是花名，路牌上也是花名 —— 但两者之间没有公开的对照表
The developer names its phases after flowers: Acacia, Erica, Jasmine, Allamanda. The mapped street names inside the boundary are also flowers: Jalan Jasmin, Jalan Lili, Jalan Anggerik, plus the Jalan Bestari Perdana Utama spine and Persiaran Bestari Perdana. The obvious inference is that each precinct carries its own flower — but the developer does not publish a phase-to-street key, so we are not going to print one. Below is what each source actually says, kept separate. 发展商用花名命名期数：Acacia、Erica、Jasmine、Allamanda。而边界内地图上的路名也是花名：Jalan Jasmin、Jalan Lili、Jalan Anggerik，再加上主干道 Jalan Bestari Perdana Utama 与 Persiaran Bestari Perdana。最直观的推论是「一个分区一种花」—— 但发展商并没有公布期数与路名的对照表，所以我们不会自己印一份。以下是两个来源各自实际说了什么，分开列。
| Named on来源 | Names名称 | What it tells you它告诉你什么 | Street View街景 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|
| Developer permits发展商准证 | Acacia · Erica · Erica West · Erica East · Jasmine · Jasmine 2 · Jasmine 3 · Allamanda · RMMJ 2 | Land size, unit count, permitted price and completion date — see the phase ledger above.地皮尺寸、单位数、准证价与完工日期 —— 见上方期数总表。 | Not addressable by phase无法以期数定位 | No不行 |
| Mapped streets, north地图路名 · 北段 | Jalan Jasmin 1, 1/1, 1/2, 1/3, Jalan Jasmin 2, 2/1, 2/2 | A cul-de-sac street family off the northern spine. Name matches the Jasmine phases; we have not confirmed the mapping.从北侧主干道分出的一组尽端街。名称与 Jasmine 期数相符，但我们未能证实对应关系。 | Sparse — most internal panoramas return nothing稀疏 —— 多数内街查无影像 | No不行 |
| Mapped streets, east地图路名 · 东段 | Jalan Anggerik, Jalan Anggerik 1 – 5 | A parallel run of five short streets on the eastern edge, off Jalan Bestari Perdana Utama 2.东缘一组五条平行短街，自 Jalan Bestari Perdana Utama 2 分出。 | None found未找到影像 | No不行 |
| Mapped streets, south地图路名 · 南段 | Jalan Lili, Jalan Lili 1, 1/2, 1/3, 1/4, 1/5, 1/7, 1/8, 1/9 | The densest mapped street family, hanging off Jalan Bestari Perdana Utama 3.地图上最密的一组街，挂在 Jalan Bestari Perdana Utama 3 上。 | Spine only仅主干道有 | No不行 |
| The spine主干道 | Jalan Bestari Perdana Utama 2, 3, 4 · Persiaran Bestari Perdana | Everything hangs off these. All four verified as inside Meridin East by reverse geocoding, and all four have Street View.所有街都挂在这几条上。四条皆经反向地理编码确认位于 Meridin East 内，且皆有街景。 | Verified已验证 | No不行 |
| Adjoining, not this card邻区，不属本卡 | Jalan Ixora 1 – 41, Taman / Bandar Bistari Perdana | Immediately south and south-east. Reverse geocoding puts these in Bandar Bistari Perdana and Taman Bistari Perdana, not Meridin East. Prices from those streets are not on this page.紧邻南侧与东南侧。反向地理编码显示属 Bandar Bistari Perdana 与 Taman Bistari Perdana，不属 Meridin East。那些街的价格不在本页内。 | Good coverage覆盖较好 | No不行 |
One house type, one shop type, and four records of everything else一种住宅、一种商业，其余全部加起来四笔
Split by type, the register reads: 447 double-storey terraces, 15 double-storey shops, 14 three-storey shops, 13 shop lots, 5 single-storey shops, 2 townhouses, 1 cluster house and 1 single-storey terrace. There is no ladder to climb here and no premium tier to trade up into — which makes this one of the simplest markets in Johor to read, and one of the least flexible to own. 按类型拆开，纪录是：447 笔双层排屋、15 笔双层店屋、14 笔三层店屋、13 笔店铺单位、5 笔单层店屋、2 笔排屋式公寓、1 笔 Cluster 屋、1 笔单层排屋。这里没有一道可以往上换的阶梯，也没有一层可以升级进去的高端产品 —— 这让它成为柔佛最容易读懂的市场之一，也是持有起来最缺乏弹性的市场之一。
Double-storey terrace双层排屋
Shops and shop lots店屋与店铺单位
Townhouse · cluster · single-storey排屋式公寓 · Cluster · 单层排屋
Mid volume, high price level, and a blank where the growth rate goes量中等、价位偏高，而涨幅栏是一片空白
Everyone else in Plentong has a number. This card does not.Plentong 的其他区都有一个数字。这张卡没有。
A wave, and then nothing一个浪，然后什么都没有
Registered records lag roughly six months, so 2025 and 2026 will fill in. But a lag of six months does not explain a drop from 86 to one. Two readings are possible and we cannot separate them from the public data: either the early wave was largely first transfers on handover and has now passed, or the resale market here has genuinely gone quiet. Either way, the practical consequence is the same — there is no fresh comparable to price against. 登记纪录约滞后半年，所以 2025 与 2026 年之后会补上。但半年的滞后，解释不了「从 86 笔掉到 1 笔」。有两种读法，而公开资料无法区分：一是早期那一波多半是交屋时的首次转名，如今已经过去；二是这里的二手市场确实安静下来了。无论哪一种，实务后果相同 —— 你没有一笔新鲜的可比成交可以拿来定价。
What was recorded, beside what the developer is permitted to charge登记成交是多少，对照发展商准证能开多少
Left of the divider: registered subsale transactions from NAPIC records published by List.my, 2021 to 2026 — 498 records, median RM515,000, with the all-type median price per square foot at RM315 and the double-storey terrace at RM318. Right of it: the permitted price ranges on the developer's current advertising permits for the same kind of house. The rent column is deliberately empty, because we have no verified transacted rents for this township. 分隔线左边：List.my 依 NAPIC 纪录公布的 2021 至 2026 年登记二手成交 —— 498 笔，中位 RM515,000，全类型中位每尺 RM315，双层排屋为 RM318。右边：发展商目前广告准证上，同一类房子被批准的价格区间。租金栏刻意留空，因为我们手上没有这个镇区经查证的成交租金。
| Type类型 | Records笔数 | Recorded median登记中位价 | Middle 50%中间 50% | Monthly rent月租 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|---|
| Double-storey terrace双层排屋 | 447 | RM515,000 RM318 psf | RM421,000 – 609,000 | Not verified未经查证 | No不行 |
| Double-storey shop双层店屋 | 15 | See commercial line见商业合计 | — | Ask请询问 | No不行 |
| Three-storey shop三层店屋 | 14 | See commercial line见商业合计 | — | Ask请询问 | No不行 |
| Shop / retail lot店铺单位 | 13 | See commercial line见商业合计 | — | Ask请询问 | No不行 |
| Single-storey shop单层店屋 | 5 | See commercial line见商业合计 | — | Ask请询问 | No不行 |
| All commercial商业合计 | 47 | RM750,000 RM487 psf | — | Ask请询问 | No不行 |
| Townhouse排屋式公寓 | 2 | Too few to publish笔数过少，不公布 | — | Ask请询问 | No不行 |
| Cluster houseCluster 田字屋 | 1 | Too few to publish笔数过少，不公布 | — | Ask请询问 | No不行 |
| Single-storey terrace单层排屋 | 1 | Too few to publish笔数过少，不公布 | — | Ask请询问 | No不行 |
| All types, recorded median全类型登记中位 | 498 | RM515,000 RM315 psf · 12m — | RM458,000 – 572,000 | — | Landed closed to non-citizens有地对非公民关闭 |
The developer's permitted prices, same township, September 2026发展商的准证价，同一个镇区，2026 年 9 月
| New phase新期数 | Land size地皮尺寸 | Permitted price准证价格 | Units单位数 | Completion完工 |
|---|---|---|---|---|
| RMMJ 2 affordable可负担 | 20'×70' townhouse排屋式公寓 | RM150,000 – 257,000 | 316 | Feb 2027 |
| Allamanda | 18'×65' | RM587,000 – 1,096,000 six phases; minimum rose RM587,000 → RM671,000共六期；起价由 RM587,000 升至 RM671,000 | 805 | Jun 2026 – Sep 2027 |
| Jasmine 2 | 22'×70' | RM744,800 – 988,960 | 168 | Jan 2027 |
| Jasmine 3 | 20'×75' | RM811,200 – 1,166,400 | 222 | Mar – Apr 2028 |
Four points, and a straight line through all four四个点，一条直线穿过全部四个
We pulled the register one year at a time, filtered to the double-storey terrace that makes up 90% of it, and read the median price per square foot off each year. Source: registered subsale records from NAPIC (JPPH), published by List.my, read 7 September 2026. 2025 holds a single sale and 2026 none, so neither is plotted.我们把纪录逐年拉出来，筛选出占九成的双层排屋，再读出各年的中位每尺价。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 日。2025 年只有一笔、2026 年没有，两者皆不入图。
The distribution, and why it is unusually narrow分布，以及它为什么异常地窄
Half of all recorded sales landed between RM458,000 and RM572,000, with the median at RM515,000. That band is tight because the township is one product. Compare it to a mature taman holding a low-cost row and a bungalow belt, where the same statistic spans half a million ringgit and describes nothing. Here the median genuinely describes the typical house — which is the one statistical advantage a young single-product township has. 全部登记成交中有一半落在 RM458,000 至 RM572,000 之间，中位数为 RM515,000。这个区间之所以窄，是因为整个镇区只有一种产品。对照一个同时有廉价屋排与洋房带的成熟花园区 —— 那里同样的统计会横跨五十万令吉，而且什么也描述不了。在这里，中位数是真的描述了那栋典型的房子 —— 这也是一个年轻的单一产品镇区，唯一的统计优势。
Median price, all types, by year各年度全类型中位成交价
Median price per square foot, double-storey terrace双层排屋中位每尺价
Not a close call. Nothing here reaches the threshold.这不是接近的判断题。这里没有任何一项达标。
Johor bars non-citizens from landed residential property below RM2 million and from strata below RM1 million. Meridin East's recorded subsale median is RM515,000. The highest price on any advertising permit the developer currently holds is RM1,166,400, on a Jasmine 3 unit. Even the top of the newest phase is short of the landed floor by more than eight hundred thousand ringgit. 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。Meridin East 的登记二手中位价是 RM515,000。发展商目前持有的全部广告准证中，最高价是 Jasmine 3 的 RM1,166,400。就连最新一期的顶价，距离有地门槛也还差八十万令吉以上。
Monthly repayment每月供款
Defaults set to RM515,000, the recorded median for the double-storey terrace that is 90% of this market. Run it again at RM587,000 to see what the cheapest new Allamanda phase would cost you instead — that comparison is the whole decision here.预设值为 RM515,000，即占本市场九成的双层排屋登记中位价。请再用 RM587,000 跑一次，看看改买最便宜的 Allamanda 新期数会是多少 —— 在这里，那个对照就是整个决策本身。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM515,000, the recorded median. Note that this sits just above the RM500,000 line — Malaysian first-time buyers at or below RM500,000 are exempt from transfer stamp duty in 2026 and 2027, so on this township the exemption is a negotiating target rather than a given.预设 RM515,000，即登记中位价。请注意它刚好落在 RM500,000 这条线之上 —— 马来西亚首购族在 RM500,000 或以下于 2026 与 2027 年免转让印花税，所以在这个镇区，那项豁免是一个「要谈下来」的目标，而不是理所当然。
Johor's minimum purchase price for a non-citizen is RM2 million on landed and RM1 million on strata. The recorded subsale median here is RM515,000, the cheapest current new phase starts at RM587,000, and the most expensive permitted unit in the township is RM1,166,400. The costs below are still shown so you can carry them to an address that does qualify — a flat 8% transfer stamp duty from 1 January 2026, a Johor state consent fee of 3% of valuation with a RM30,000 minimum, consent taking one to three months, and lending capped at 60 to 70% LTV. 柔佛对非公民的最低购买价为有地 RM200 万、分层 RM100 万。这里的登记二手中位价是 RM515,000，目前最便宜的新期数从 RM587,000 起，全镇最贵的准证单位是 RM1,166,400。下方仍列出费用，是让你带去一个真正符合资格的门牌用 —— 自 2026 年 1 月 1 日起转让印花税统一 8%、柔佛州同意书费为估价 3% 且最低 RM30,000、同意书需时一至三个月、贷款成数上限 60 至 70%。
Tell me your budget and passport and I will send you the Johor addresses that actually qualify. 告诉我你的预算与护照，我把柔佛真正符合资格的门牌发给你。
Name the precinct and the land size. Everything else follows from those two.说出分区与地皮尺寸。其余一切都由这两项决定。
In a one-product township the whole negotiation is width, depth, and whether you are comparing against a resale or a live permit price. Tell me those and I will bring both sides of the comparison.在一个单一产品的镇区，整场谈判就三件事：宽度、进深，以及你在对照的是二手价还是当期准证价。告诉我这三项，我把对照的两边都带来。
A good house in a young township with no price history一栋好房子，在一个还没有价格历史的年轻镇区里
✓ Strengths优势
- Freehold, stated on every published permit — Acacia, Erica, Erica West, Erica East, Jasmine, Jasmine 2, Jasmine 3, Allamanda and RMMJ 2 are all recorded as freehold on the developer's own statutory disclosure. In Johor that is worth checking for and worth having.永久地契，每一张公布的准证上都写明 —— Acacia、Erica、Erica West、Erica East、Jasmine、Jasmine 2、Jasmine 3、Allamanda 与 RMMJ 2，在发展商自己的法定公告上全部载明为永久地契。在柔佛，这是一件值得查、也值得拥有的事。
- Young stock, and you can date it precisely. The permits give expected completion dates from 2023 through 2028. A resale here is a house whose age you can establish from a public document rather than from a seller's memory.房龄新，而且你可以精确断代。准证上载明的预计完工日期从 2023 年排到 2028 年。在这里买二手，房子的年份是可以用一份公开文件确认的，不必依赖卖方的记忆。
- The resale median sits below every current new-phase floor. RM515,000 recorded against a RM587,000 cheapest permitted minimum. You are not being asked to pay a premium over new stock, which is unusual for a township at this stage.二手中位价低于目前每一期新盘的底价。登记的 RM515,000，对照最便宜的准证起价 RM587,000。你不需要为一栋二手房付出高于新屋的溢价 —— 这在处于这个阶段的镇区里并不常见。
- Published green area you can hold the developer to — over 500 acres of green within 1,313, a nine-acre Mulberry Lake Park and a 16.6 km jogging and cycling lane. Specific figures, published by the developer, not adjectives.可以拿来要求发展商兑现的绿地数字 —— 1,313 英亩中超过 500 英亩绿地、9 英亩的 Mulberry Lake Park、16.6 公里跑步与单车道。这些是发展商公布的具体数字，不是形容词。
- One product means honest comparables. With 447 of 498 records being the same house type, the median actually describes the typical house. Very few Johor townships can say that.单一产品，代表可比案例是诚实的。498 笔纪录里有 447 笔是同一种房子，所以中位数是真的在描述那栋典型的房子。柔佛没有几个镇区说得出这句话。
△ Things to weigh需要权衡的
- There is no recent price. One recorded sale in 2025, none yet in 2026. That is why the twelve-month change is a dash. Any valuation you are given for a house here is built on 2024 data or on the seller's hope, and you should ask which.这里没有近期价格。2025 年 1 笔登记成交，2026 年至今 0 笔。这正是十二个月变动栏是破折号的原因。任何人给你的估价，不是建立在 2024 年的资料上，就是建立在卖方的期望上 —— 你应该问清楚是哪一种。
- Price per square foot has not moved in four years. RM321, RM317, RM315, RM318 across 446 recorded sales. If you are buying to live, that is not a problem. If you were told this was a growth story, the register does not support it.每尺价四年没有动过。446 笔登记成交，RM321、RM317、RM315、RM318。如果你是买来住，这不构成问题。但如果有人告诉你这是一个「增值故事」，登记纪录并不支持这句话。
- You will live beside a building site, and for years. The published permits total about 2,763 units with completion dates running to April 2028, on a 1,313-acre masterplan. Lorries, hoarding, dust and re-routed access are the normal condition, and the sequence is the developer's decision, not yours.你会住在工地旁边，而且是好几年。已公布的准证合计约 2,763 个单位，完工日期排到 2028 年 4 月，总规面积 1,313 英亩。罗里、围板、灰尘与改道是常态，而施工顺序由发展商决定，不由你决定。
- This is a heavy-industry city, and it has a record. Pasir Gudang runs on a port and an industrial belt. On 7 March 2019 illegal chemical waste dumped into the Kim Kim River released toxic fumes that affected about 6,000 people, hospitalised 2,775 and closed 110 schools near the river. That site is several kilometres west of here and the township was not directly involved — but it is the city you are buying into, and you should know its history rather than find it out later.这是一座重工业城市，而且它有纪录。巴西古当靠港口与工业带运作。2019 年 3 月 7 日，金金河（Sungai Kim Kim）遭非法倾倒化学废料，释出毒气，约 6,000 人受影响、2,775 人送院、河畔 110 所学校停课。事发地点在本区以西数公里，这个镇区并未直接涉及 —— 但那是你要买进去的那座城市，你应该现在就知道它的历史，而不是以后才知道。
- Everything is a drive. The nearest mapped school is 2.2 km out, the nearest clinic 2.1 km, the nearest hospital 7.2 km, the government service centre 7.4 km. There is one expressway in and out and it is tolled. Nothing here is walkable except the lake park.什么都要开车。最近的学校 2.2 公里、最近的诊所 2.1 公里、最近的医院 7.2 公里、政府服务中心 7.4 公里。进出只有一条高速，而且收费。除了那座湖畔公园，这里没有任何一样东西是走得到的。
- 21 kilometres from the Causeway, and no rail. If anyone sells you this as a Johor-Singapore play, check the distance yourself. It is an eastern, Pasir Gudang-facing address, and the buyer who takes it off you later will almost certainly be paid in ringgit.距长堤 21 公里，而且没有铁路。若有人把这里当成「柔新概念」卖给你，请自己量一次距离。这是一个面向东部、面向巴西古当的门牌；将来从你手上接走它的买家，几乎必然是领令吉的。
- You cannot inspect it from your desk. We tested Google's panorama service point by point across the internal streets: the Jalan Bestari Perdana Utama spine has imagery, most of the Jasmin, Lili and Anggerik street families return nothing at all. Wikimedia Commons has no photograph of this township either. Whatever you decide, decide it after standing on the street.你没办法坐在电脑前把它看清楚。我们逐点测试了 Google 的全景服务：Jalan Bestari Perdana Utama 主干道有影像，而 Jasmin、Lili、Anggerik 这几组内街大多完全查无影像。Wikimedia Commons 上也没有任何一张这个镇区的照片。无论你决定什么，请在站上那条街之后再决定。
Meridin East FAQMeridin East 常见问题
How much does a house in Meridin East cost?Meridin East 的房子多少钱？
The registered subsale record for Meridin East holds 498 transactions between 2021 and 2026, with a median of RM515,000, published by List.my from NAPIC data. The township is almost a single product: 447 of those 498 records are double-storey terraces, and they carry the same RM515,000 median at RM318 per square foot. The middle half of double-storey terrace sales landed between RM421,000 and RM609,000. Commercial units, mostly shop lots, record a separate median of RM750,000 at RM487 per square foot. Meridin East 的登记二手成交纪录，2021 至 2026 年共 498 笔，中位价 RM515,000，资料由 List.my 依 NAPIC 数据公布。这个镇区几乎只有一种产品：498 笔里有 447 笔是双层排屋，中位价同样是 RM515,000、每平方尺 RM318。双层排屋成交的中间一半落在 RM421,000 至 RM609,000 之间。商业单位（多为店屋）则另有中位价 RM750,000、每尺 RM487。
Why does Meridin East show no twelve-month price change?为什么 Meridin East 的十二个月涨幅是空白？
Because the register has almost nothing recent to measure. Year by year the recorded counts are 53 in 2021, 194 in 2022, 164 in 2023, 86 in 2024, one single sale in 2025 and none yet in 2026. A twelve-month change calculated on one transaction would be meaningless, so NAPIC publishes a dash instead of a percentage. Registered records also lag roughly six months, so 2025 and 2026 will fill in later. Until they do, the honest position is that this township has no reliable recent price signal. 因为纪录里几乎没有近期资料可以量。逐年登记笔数是：2021 年 53 笔、2022 年 194 笔、2023 年 164 笔、2024 年 86 笔、2025 年只有 1 笔、2026 年至今 0 笔。用一笔成交去算十二个月变动毫无意义，所以 NAPIC 公布的是一条破折号，而不是百分比。登记纪录另约滞后半年，2025 与 2026 年之后会补上。在补上之前，诚实的说法是：这个镇区目前没有可靠的近期价格讯号。
Is Meridin East still being built?Meridin East 还在盖吗？
Yes, and on a large scale. The developer’s own statutory disclosures list phases under Allamanda, Erica, Erica West, Erica East, Acacia, Jasmine, Jasmine 2, Jasmine 3 and the RMMJ 2 townhouses, together totalling about 2,763 units, with expected completion dates running through 2027 and into April 2028 for the newest Jasmine 3 parcels. The developer states the township spans 1,313 acres and that more than 2,000 residential units have been handed over. Construction, lorry traffic and re-routed access are a normal condition here, not an exception. 还在盖，而且规模很大。发展商自己的法定公告列出 Allamanda、Erica、Erica West、Erica East、Acacia、Jasmine、Jasmine 2、Jasmine 3 与 RMMJ 2 排屋式公寓等期数，合计约 2,763 个单位，预计完工日期一路排到 2027 年，最新的 Jasmine 3 地块则到 2028 年 4 月。发展商说明整个镇区占地 1,313 英亩，并已交付超过 2,000 个住宅单位。施工、罗里车流与改道，在这里是常态而不是例外。
Is a resale house here cheaper than a new one from the developer?这里的二手房，比发展商的新屋便宜吗？
On the published numbers, yes, and by a wide margin. The recorded subsale median is RM515,000. The lowest minimum price on any currently permitted new landed phase is RM587,000 for an 18 by 65 foot Allamanda, and the newest Jasmine 3 parcels at 20 by 75 feet are permitted at RM818,400 to RM1,166,400. The only new product priced below the resale median is RMMJ 2, an affordable townhouse at RM150,000 to RM257,000 that carries its own eligibility and resale conditions. Compare a resale against the new phase closest in land size, not against the township average. 以公开数字看，是的，而且差距很大。登记二手中位价是 RM515,000。目前有效准证的新有地期数里，最低的起价是 Allamanda 18 尺 × 65 尺的 RM587,000；最新的 Jasmine 3 地块为 20 尺 × 75 尺，准证价为 RM818,400 至 RM1,166,400。唯一低于二手中位价的新产品是 RMMJ 2 —— 一款 RM150,000 至 RM257,000 的可负担排屋式公寓，附带自己的资格与转售条件。请拿二手房去对照「地皮尺寸最接近」的那一期新屋，而不是对照全镇平均。
What schools and clinics are near Meridin East?Meridin East 附近有哪些学校与诊所？
Mapped and measured in a straight line from the township centre: SK Cahaya Baru at about 2.2 kilometres, Klinik Kesihatan Cahaya Baru at about 2.1 kilometres, SJK(C) Ladang Grisek at about 2.4 kilometres, Sekolah Kebangsaan Kopok at about 2.8 kilometres and SMK Kota Masai at about 3.4 kilometres. The developer’s own materials quote four kilometres by road to SJK(C) Ladang Grisek and to Lotus’s Kota Masai. Catchment boundaries are set by the district education office and must be confirmed street by street. 以镇区中心的直线距离量测并对照地图：SK Cahaya Baru 约 2.2 公里、Klinik Kesihatan Cahaya Baru 约 2.1 公里、SJK(C) Ladang Grisek（新廊华文小学）约 2.4 公里、Sekolah Kebangsaan Kopok 约 2.8 公里、SMK Kota Masai 约 3.4 公里。发展商自己的资料写的是「以道路计 4 公里」到 SJK(C) Ladang Grisek 与 Lotus’s Kota Masai。收生范围由县教育局划定，须逐条街确认。
How far is Meridin East from the Causeway and the RTS?Meridin East 离长堤与 RTS 有多远？
Measured in a straight line from the township centre, the Sultan Iskandar Building at the Causeway is about 21 kilometres away and the Bukit Chagar RTS station about 22 kilometres. Senai International Airport is about 35 kilometres. Road distance and driving time are longer than any of these, and the Senai-Desaru Expressway that serves the township is tolled. This is an eastern, Pasir Gudang-facing address rather than a border-commute one, and it should be judged as such. 以直线距离从镇区中心量：长堤的 Bangunan Sultan Iskandar 约 21 公里、Bukit Chagar RTS 站约 22 公里、士乃国际机场约 35 公里。实际道路距离与车程都比这些数字长，而服务本镇的南北向 Senai-Desaru 大道是收费公路。这是一个面向东部、面向巴西古当的门牌，不是一个过关通勤的门牌 —— 请照这个标准去衡量它。
Can foreigners buy in Meridin East?外国人可以买 Meridin East 吗？
No, not on these numbers. Johor sets a RM2 million minimum purchase price for non-citizens buying landed residential property and RM1 million for strata. The recorded subsale median in Meridin East is RM515,000, and even the highest permitted price on the newest landed phase, RM1,166,400 for a Jasmine 3 unit, sits well under the landed threshold. Nothing on this township clears either line, so the realistic buyer here is a Malaysian citizen or permanent resident. 不行 —— 至少以这些数字来说不行。柔佛对非公民购买有地住宅设有 RM200 万最低价门槛，分层产权则是 RM100 万。Meridin East 的登记二手中位价是 RM515,000；即使是最新有地期数中最高的准证价 —— Jasmine 3 的 RM1,166,400 —— 也仍远低于有地门槛。这个镇区没有任何一项跨得过任何一条线，所以这里实际的买家，是马来西亚公民或永久居民。
What tax do I pay when I sell a house in Malaysia?在马来西亚卖房要付什么税？
Real Property Gains Tax, charged on the gain rather than on the sale price. Malaysian citizens and permanent residents pay 30 percent if they dispose in years one to three, 20 percent in year four, 15 percent in year five and nothing from year six. Non-citizens pay 30 percent through years one to five and 10 percent from year six onward. In a township where the developer is still launching phases into 2028, holding to year six is also the period over which new supply beside you stops being new. 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%。而在一个发展商仍会推期数推到 2028 年的镇区里，撑到第六年同时也意味着：你隔壁那批新屋，到那时候已经不新了。
Mukim Plentong, same source, same windowPlentong 区，同一来源、同一期间
Every figure below is a registered NAPIC subsale record published by List.my for the same 2021 to 2026 window, so these are genuinely comparable. Meridin East is the second most expensive card in the mukim by median price and the only busy one with no published twelve-month figure.下方每一个数字，都是 List.my 公布的、同一个 2021 至 2026 年期间的 NAPIC 登记二手成交，所以这是真正可比的对照。以中位价计，Meridin East 是整个 Plentong 第二贵的一张卡，也是其中唯一「量不算小、却完全没有十二个月数字」的一张。
| 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 |
|---|---|---|---|---|---|
| Meridin East | 498 | RM515,000 | RM387 | — | Newest and second dearest — and the only one with no growth figure最新、第二贵 —— 也是唯一没有涨幅数字的一个 |
| Taman Molek | 537 | RM539,000 | RM344 | −1.5% | The only card dearer than this one, and it is going backwards唯一比这里更贵的一张卡，而它在倒退 |
| Bandar Baru Permas Jaya | 1,387 | RM488,000 | RM370 | +9.7% | Biggest market in the mukim, closer to town, cheaper全区最大的市场，更近市区，也更便宜 |
| Taman Johor Jaya | 952 | RM470,000 | RM336 | +7.4% | Mature, dense, and moving成熟、密集，而且在动 |
| Bandar Seri Alam | 656 | RM460,000 | RM315 | +8.1% | The nearest township with schools and hospitals inside it最近的、把学校与医院都装在里面的镇区 |
| Taman Desa Cemerlang | 406 | RM460,000 | RM348 | +9.2% | Smaller card, strong recent move卡较小，但近期涨得强 |
| Taman Megah Ria | 560 | RM450,000 | RM299 | +19.8% | Top of the mukim on growth, low on level全区涨幅第一，但价位偏低 |
| Bandar Baru Seri Alam | 811 | RM440,000 | RM317 | — | The other card in this mukim with a dash, for a different reason本区另一张同样打破折号的卡，但原因不同 |
| Taman Rinting | 569 | RM400,000 | RM273 | −2.3% | Cheap by the foot, and slipping每尺便宜，但在下滑 |
| Taman Scientex | 883 | RM370,000 | RM374 | +3.6% | Similar psf, much lower entry price, far more sales每尺相近，入场价低得多，成交多得多 |
| Taman Kota Masai | 1,357 | RM360,000 | RM335 | −3.2% | The town next door, at two-thirds the price隔壁的镇，价格约三分之二 |
| Tg Puteri Resort | 417 | RM358,000 | RM243 | −29.7% | The cautionary card in this mukim本区那张警示用的卡 |
Before you offer, find out what the register cannot tell you.出价之前，先弄清楚登记纪录说不出来的那一半。
This township has 498 recorded sales and almost none of them are recent. That means the two numbers that decide your purchase — what the developer is actually netting on the current phase after rebates, and what the last few resales genuinely closed at — are not on any public page, including this one. Send me the precinct and the land size and I will go and get both. 这个镇区有 498 笔登记成交，而其中几乎没有一笔是近期的。这代表决定你这笔交易的两个数字 —— 发展商当期扣掉回扣后的实收净价，以及最近几笔二手真正的成交价 —— 不在任何公开页面上，包括这一页。把分区与地皮尺寸发给我，两个我都去帮你问回来。