Six years. 279 sales.
All of them over a million.
六年，279 笔，
笔笔破百万。
Taman Mutiara Bestari carries the highest median price — RM1,100,000 — of the thirteen most-traded addresses in mukim Pulai. It also has the fewest recorded transactions of the same thirteen: 279 since 2021, under five a month on average. NAPIC has not even published a 12-month price change for it. This page is about what a high price with a thin market means for the person who has to sell. Taman Mutiara Bestari 的中位价 RM1,100,000，是 mukim Pulai 十三个最活跃区域里最高的。它同时也是这十三个里登记成交笔数最少的：2021 年至今 279 笔，平均每月不到五笔。NAPIC 甚至还没有为它公布 12 个月涨幅。这一页要谈的是：高价配上薄市场，对将来要卖房的人意味着什么。
© Chongkian · CC BY-SA 4.0 · Wikimedia CommonsTaman Mutiara Bestari in 30 seconds30 秒看懂 Taman Mutiara Bestari
- What it is: a freehold, gated-and-guarded cluster house estate off Jalan Mutiara Bestari in Skudai, mukim Pulai, developed by KSL Holdings Berhad. Predominantly three-storey cluster houses, with a smaller number of double-storey semi-detached and terrace houses. 它是什么：由 KSL Holdings Berhad 开发、位于新山 Skudai、mukim Pulai 内 Jalan Mutiara Bestari 一带的永久地契门禁保安洋房社区。以三层 Cluster House 为主，另有少量双层半独立式与排屋。
- The number that matters: 279 registered subsales from 2021 to 2026 — the fewest of the thirteen most-traded mukim Pulai addresses compared on this page, despite carrying the highest median price of the same thirteen. 关键数字：2021 至 2026 年登记二手成交 279 笔 —— 在本页对照的 mukim Pulai 十三个最活跃区域中笔数最少，尽管它的中位价是这十三个里最高的。
- What it costs: median RM1,100,000 at RM473 psf. By type: cluster house RM1,100,000 (RM470 psf, 226 sales); semi-detached RM1,115,500 (RM483 psf, 44 sales); terrace RM1,050,000 (RM441 psf, only 9 sales — thin). 多少钱：中位价 RM1,100,000、每尺 RM473。分屋型：Cluster House RM1,100,000（每尺 RM470，226 笔）；半独立式 RM1,115,500（每尺 RM483，44 笔）；排屋 RM1,050,000（每尺 RM441，仅 9 笔 —— 样本薄）。
- The detail almost nobody mentions: at this median, the estate sits below Johor’s RM2 million floor for non-citizen landed purchases. Unlike most addresses in this series, this one is realistically closed to foreign buyers under current rules. 几乎没人提到的细节：以这个中位价，本区低于柔佛给非公民设的 RM200 万门槛。与本系列多数门牌不同，在现行规定下，这里对外籍买家实际上是关闭的。
- The honest catch: under five recorded sales a month, on average, over six years — and 2025 shows only 2 so far (very likely incomplete data, not a real stop). A thin market cuts both ways: fewer comparables to price against, and fewer buyers waiting when it is your turn to sell. 诚实提醒：六年平均下来每月不到五笔成交 —— 而 2025 年目前只有 2 笔（很可能是资料尚未补齐，而非真的停摆）。薄市场是双刃剑：可比对的成交案例少，等到你要卖的时候，排队的买家也少。
Lima Kedai and the Skudai / UTM corridor around itLima Kedai 与周边的 Skudai／UTM 走廊
There is no dedicated Commons photo set for the gated interior of Taman Mutiara Bestari. Every photo below is honestly captioned with its real location — the village it sits in, or the wider Skudai / UTM area it belongs to. Taman Mutiara Bestari 门禁内目前没有专属的 Wikimedia 相簿。以下每张照片都如实标注实际拍摄地点 —— 本区所在的村子，或它所属的更大 Skudai／UTM 一带。
Buyers who plan to stay a long time打算住很久的买家
A market this thin selects for people who are not counting on a quick exit. The profiles below follow from the transaction pattern itself, not from surveyed residents.这么薄的市场，筛选出来的是不指望快速脱手的人。以下画像依据的是成交模式本身，不是住户问卷。
The move-up family, buying to keep升级置产、打算长住的家庭
Freehold, gated and guarded, 3-storey cluster houses with 5+1 bedrooms are a genuine step up from a standard terrace. At a median above RM1.1m in a market this thin, this is priced for people who intend to occupy for a decade or more, not flip.永久地契、门禁保安、5+1 房的三层 Cluster House，是从标准排屋往上的一次真实升级。中位价超过 RM110 万、市场又这么薄，这个定价是给打算住十年以上的人，不是给短炒的人。
The KSL repeat buyerKSL 回头客
KSL Holdings has built extensively across Johor Bahru and Iskandar; buyers who already own in one KSL township sometimes trade up within the same developer’s later, pricier launches nearby.KSL Holdings 在新山与依斯干达一带开发广泛；已经持有一处 KSL 物业的买家，有时会在同一发展商附近推出的更贵新项目里换房升级。
The UTM-adjacent professional靠近 UTM 的专业人士
Universiti Teknologi Malaysia’s Skudai campus is about 20 minutes by road — close enough for staff and postgraduate households to consider, but not the walkable distance the map’s straight-line proximity might suggest.UTM Skudai 校区车程约 20 分钟 —— 对教职员与研究生家庭而言够近可以考虑，但不是地图上直线距离看起来的步行范围。
The patient seller有耐心的卖家
Under five recorded sales a month means a listing here competes for a genuinely small pool of active buyers at this exact price point. Anyone selling should budget for a longer marketing period than a higher-volume neighbour would need.平均每月不到五笔成交，意味着在这个精确价位放售，要跟一个非常小的活跃买家池竞争。要卖的人，该为比高成交量邻区更长的销售周期做准备。
A quiet, gated estate on the edge of a university town大学城边上的一个安静门禁社区
There is little independently published detail about daily life inside the gates — this section is built from verified road distances, not from resident accounts. Treat it as a starting point, not a finished picture.关于门禁内的日常生活，目前没有太多独立公开的细节 —— 这一节是依已核实的车程距离整理的，不是住户口述。请把它当起点，不是完整图像。
Weekday traffic toward Skudai and the Second Link corridor. Roads from Lima Kedai onto Jalan Skudai carry the estate’s main commuter flow.平日车流朝 Skudai 与二关走廊方向。从 Lima Kedai 接上 Jalan Skudai，是本区通勤的主要路线。
Skudai Parade, about 20 minutes away, is the nearest sizeable mall. AEON Taman Universiti and Mydin Mutiara Rini are mentioned in third-party listings as further retail options — confirm current opening status before relying on them.最近的大型商场 Skudai Parade 车程约 20 分钟。第三方广告提及 AEON Taman Universiti 与 Mydin Mutiara Rini 作为其他零售选项 —— 依赖前请自行确认目前营业状态。
UTM’s Skudai campus, about 20 minutes away, adds a university-town layer to the wider area — canteens, student rentals, campus recreational grounds like its deer park and recreational forest.UTM Skudai 校区车程约 20 分钟，为周边一带添了一层大学城色彩 —— 食堂、学生租屋市场、校内的鹿园与休闲林地等。
Gated-and-guarded means controlled access for residents and visitors, a standard feature of KSL’s cluster house product here rather than a bespoke amenity.门禁保安意味着住户与访客的出入受控，这是 KSL 这类 Cluster House 产品的标准配置，不是特别升级的设施。
Evenings are quiet by design of the product — three-storey cluster houses on a gated grid, not a retail or F&B strip. Anyone wanting walkable nightlife should look elsewhere in the mukim.傍晚安静是产品设计使然 —— 门禁棋盘内的三层 Cluster House，不是餐饮商业街。想要走路可达的夜生活，应该在 mukim 内的其他区域找。
The honest gap: no independently verified account of on-site facilities (clubhouse, pool, playground) was found for this page. Ask Louis for current photos of what the estate actually has before you assume anything.诚实的空白：本页没有找到经独立核实、说明社区内实际设施（会所、泳池、儿童游乐场）的资料。假设之前，请向 Louis 索取社区实际配套的现况照片。
Lima Kedai, mukim Pulai — between Skudai and the Second LinkLima Kedai，mukim Pulai —— 介于 Skudai 与二关之间
Taman Mutiara Bestari sits off Jalan Mutiara Bestari in the Lima Kedai locality, postcode 81300 Skudai, within mukim Pulai. It is roughly equidistant from the two Johor–Singapore crossings by road — neither is genuinely close. Taman Mutiara Bestari 位于 Lima Kedai 一带的 Jalan Mutiara Bestari 上，邮区 81300 Skudai，属 mukim Pulai。走陆路，它到两个新柔关卡的距离大致相当 —— 两边都算不上近。
All drive times below were routed on Google Maps on 7 September 2026 under normal traffic conditions, not an empty-road model.以下车程均以 2026 年 9 月 7 日 Google 地图在正常路况下的驾车路线计算，非空路模型。
| Destination目的地 | Drive车程 |
|---|---|
| UTM Skudai 工艺大学 | 9.7 km · 20 min |
| Skudai Parade | 11.0 km · 20 min |
| Hospital Sultanah Aminah | 19.5 km · 28 min |
| Senai International Airport | 20.5 km · 31 min |
| KPJ Puteri Specialist Hospital | 18.0 km · 27 min |
| JB Causeway CIQ 长堤关卡 | 22.3 km · 34 min |
| Second Link 二关 | 27.0 km · 34 min |
| RTS Link (Bukit Chagar) | 23.2 km · 38 min |
A twenty-minute address, not a five-minute one车程二十分钟的门牌，不是五分钟
Third-party listings for this estate often describe amenities as “nearby” without a distance. This page states what was actually routed and verified, and flags what was not.第三方广告常把配套写成「附近」却不给距离。这一页只写实际路线核实过的数字，没核实的会标注出来。
Roads & checkpoints道路与关卡
Both Johor–Singapore crossings sit at 34 minutes under normal traffic — this is a western-mukim address, not a border-adjacent one.两个新柔关卡在正常路况下都要 34 分钟 —— 这是一个西部 mukim 门牌，不是靠近边境的门牌。
Schools学校便利
Third-party sources name SK Taman Nusa Bestari, SMK Skudai, SK/SMK Taman Mutiara Rini and Chinese primary schools SJKC Thorburn and SJKC Kuo Kuang as being in the general area. A direct Google Maps check to the Taman Nusa Bestari locality returned 17 minutes / 7.3 km, not the “5 minutes” some listings claim — treat all school drive times here as approximate until you verify the specific school gate. 第三方资料提到 SK Taman Nusa Bestari、SMK Skudai、SK／SMK Taman Mutiara Rini，以及华小 SJKC Thorburn 与 SJKC 光华（Kuo Kuang）都在大致范围内。实际用 Google 地图查到 Taman Nusa Bestari 一带是 17 分钟／7.3 公里，不是部分广告写的「5 分钟」—— 学校车程请以你实际核实到校门口的数字为准。
Medical & retail医疗与零售
Skudai Parade is the nearest sizeable mall at 20 minutes. KPJ Puteri Specialist and Hospital Sultanah Aminah are both roughly half an hour. Third-party listings also mention AEON Taman Universiti, Tesco/Mydin Mutiara Rini and Kipmall Tampoi as options — these were not individually routed for this page.最近的大型商场是 20 分钟外的 Skudai Parade。KPJ Puteri Specialist 与 Hospital Sultanah Aminah 车程都约半小时。第三方广告也提到 AEON Taman Universiti、Tesco／Mydin Mutiara Rini 与 Kipmall Tampoi 作为选项 —— 这些本页未逐一核实车程。
The most expensive, least liquid address in its own comparison set自己对照组里最贵、也最不活跃的门牌
That is not automatically bad. It can mean genuine scarcity of a better product. It can also mean a harder exit. Read both sides before you decide which one applies here. 这不必然是坏事，可能代表一个更好产品的真实稀缺；也可能代表更难脱手。请两面都看过，再判断哪一面适用于这里。
Highest median in mukim Pulai’s top 13Pulai 十三区里中位价最高
RM1,100,000 beats Horizon Hill’s RM1,080,000, and every other of the thirteen most-traded mukim Pulai areas compared on this page. In a mukim this large, that is a genuine ceiling, not a rounding artefact. RM1,100,000 高于 Horizon Hill 的 RM1,080,000，也高于本页对照的 mukim Pulai 十三个最活跃区域里的其余任何一个。在这么大的一个 mukim 里，这是真实的天花板，不是四舍五入的误差。
Freehold, gated, KSL-built永久地契、门禁保安、KSL 开发
Freehold tenure and gated-and-guarded access on a cluster house product from an established Johor Bahru developer are the structural reasons a buyer pays above the mukim’s other addresses in the first place. 永久地契、门禁保安的 Cluster House 产品，出自新山成熟发展商之手 —— 这是买家愿意为它付出高于 mukim 内其他门牌价格的结构性原因。
A psf that trails only Horizon Hill每尺单价仅次于 Horizon Hill
RM473 psf is second of the thirteen compared addresses, just behind Horizon Hill’s RM498. That is a tight, well-defined position in the mukim’s price hierarchy — not the top, but close to it. 每尺 RM473 在十三个对照区域中排第二，仅次于 Horizon Hill 的 RM498。这是 mukim 价格层级里一个清楚、贴近顶端的位置。
A university town twenty minutes out车程二十分钟外的大学城
UTM’s Skudai campus sits about 20 minutes away by road. That is a genuine amenity for staff and postgraduate households, though it is a drive, not a walk — do not oversell the proximity. UTM Skudai 校区车程约 20 分钟。这对教职员与研究生家庭是真实的配套，但需要开车，不是走路可达 —— 不要把这个「近」讲过头。
Consistent psf growth through 20242024 年前每尺价持续上升
Recorded residential psf rose from RM452 in 2022 to RM468 in 2023 to RM483 in 2024 — a real, verified three-year climb, even though the sample sizes behind 2022 and 2025 are thin. 登记住宅每尺价从 2022 年的 RM452 涨到 2023 年的 RM468，再到 2024 年的 RM483 —— 三年间真实、有据可查的上升，尽管 2022 年与 2025 年背后的样本量都偏薄。
The scarcity that cuts both ways一体两面的稀缺
279 sales in six years is a small enough number that every transaction genuinely moves the median. That can support price stability in a rising market — or leave a seller with very few active buyers to negotiate against in a soft one. 六年 279 笔，笔数少到每一笔成交都会真正影响中位数。市场上涨时这能支撑价格稳定；市场转弱时，卖家能议价的活跃买家也非常有限。
And the questions the brochure will not raise以及宣传册不会提的问题
🔑 If you are buying to occupy如果你是自住买家
✈️ If you’re buying from outside Malaysia如果你人在马来西亚以外
Jalan Mutiara Bestari Utama, and the numbered lanes off it主干道 Jalan Mutiara Bestari Utama，与旁边的编号巷道
Taman Mutiara Bestari is not marketed in named phases the way a larger township would be. Its address system runs off a main road, Jalan Mutiara Bestari Utama, with numbered residential lanes such as Jalan Mutiara Bestari Utama 3 branching off it. Two panoramas below were personally verified by injecting the Google Maps Street View embed and confirming real imagery loaded. Taman Mutiara Bestari 不像大型镇区那样以命名期数来行销。它的地址系统建立在一条主干道 Jalan Mutiara Bestari Utama 上，旁支出编号住宅巷道如 Jalan Mutiara Bestari Utama 3。以下两幅街景已亲自透过注入 Google Maps 街景嵌入并确认实景加载来验证。
| Road道路 | Role角色 | Verified已验证 |
|---|---|---|
| Jalan Mutiara Bestari Utama | Main spine road through the estate贯穿本区的主干道 | Yes — Street View是 —— 已核街景 |
| Jalan Mutiara Bestari Utama 1–3 | Numbered residential lanes off the spine主干道旁支的编号住宅巷道 | Yes — Street View是 —— 已核街景 |
| Jalan Mutiara Bestari 1–30 | Numbered lanes; several resolve via OpenStreetMap but had no Street View coverage at the exact node编号巷道；多条经 OpenStreetMap 可解析，但确切节点上无街景影像覆盖 | Address only仅地址可查 |
One product dominates: the three-storey cluster house一种产品占绝对主力：三层 Cluster House
226 of 279 recorded sales, 81% of the market, are cluster houses. The other two types exist but are minority products here — and the terrace count is thin enough that its median should be read cautiously. 279 笔登记成交里有 226 笔、占 81%，是 Cluster House。另外两种类型存在，但在这里是少数产品 —— 排屋的笔数薄到它的中位数需要谨慎看待。
Cluster houseCluster House
Double-storey semi-detached双层半独立式
Double-storey terrace双层排屋
First on price, last on volume价格第一，成交量垫底
Highest of the thirteen most-traded areas十三个最活跃区域中最高
Lowest of the thirteen — by a wide margin十三区中最低 —— 差距不小
279 transactions is under a sixth of Bukit Indah’s 1,798, and under a third of Skudai Baru’s 566 — despite Mutiara Bestari costing more than every one of them. 279 笔不到 Bukit Indah 1,798 笔的六分之一，也不到 Skudai Baru 566 笔的三分之一 —— 尽管 Mutiara Bestari 的价格比它们每一个都高。
What actually changes hands, by type按户型看，实际成交的是什么
Registered subsale transactions, 2021–2026. Rental figures are deliberately left out: List.my’s own rental-yield tool for this area sits behind a paid tier this page did not access, and no independently verified rental range was found elsewhere. Do not trust a rental estimate you cannot trace to a source. 2021–2026 年登记二手成交。租金栏刻意留空：List.my 自己针对本区的租金回报工具在付费层级之后，本页未取用；也没找到其他经独立核实的租金区间。请不要相信任何追不到出处的租金估算。
| Type类型 | Sales笔数 | Median price中位价 | Median psf中位每尺 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|
| Cluster houseCluster House | 226 | RM1,100,000 | RM470 | Almost never几乎不行 |
| Double-storey semi-D双层半独立式 | 44 | RM1,115,500 | RM483 | Almost never几乎不行 |
| Double-storey terrace (thin sample)双层排屋 （样本薄） | 9 | RM1,050,000 | RM441 | Almost never几乎不行 |
| All types, recorded median全类型，登记中位 | 279 | RM1,100,000 RM473 psf | — | Below RM2m floor低于 RM200 万门槛 |
Three years of data, rising, on a thin base三年数据，逐年上升，但基数薄
Source: registered residential subsale records via List.my / NAPIC. Only years with 10 or more recorded transactions are charted — 2021 (7 sales) and 2025 (2 sales so far) are excluded as too thin to plot reliably.来源：List.my／NAPIC 登记住宅二手成交纪录。只有登记笔数达 10 笔以上的年份才画入图中 —— 2021 年（7 笔）与 2025 年（目前 2 笔）因样本过薄而不入图。
A rise across the two years that actually have volume在真正有成交量的两年间上升
2023 and 2024 together account for 258 of the 279 recorded transactions — 92% of all six years of activity. The psf climb from RM452 to RM483 rests almost entirely on those two years, which is also the estate’s most reliable evidence. 2023 与 2024 两年合计 258 笔，占六年总成交（279 笔）的 92%。每尺价从 RM452 涨到 RM483 的走势，几乎完全建立在这两年之上 —— 这也是本区最可靠的证据来源。
Yearly trend逐年走势
The address that does not clear the line跨不过门槛的门牌
Johor bars non-citizens from landed property below RM2 million. Taman Mutiara Bestari’s highest recorded type median, RM1,115,500, does not reach it — and neither does the RM1,100,000 all-type median. 柔佛禁止非公民购买 RM200 万 以下的有地住宅。Taman Mutiara Bestari 登记中位价最高的类型 RM1,115,500 都够不到 —— 全类型中位价 RM1,100,000 更是如此。
Monthly repayment每月供款
Defaults set to the recorded all-type median of RM1,100,000.预设值为全类型登记中位价 RM1,100,000。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM1,100,000, the all-type recorded median. Most buyers here are Malaysian citizens or PRs — the foreign-buyer toggle exists mainly for the rare unit priced above RM2 million.预设 RM1,100,000，全类型登记中位价。这里多数买家是马来西亚公民或 PR —— 外籍买家切换选项主要留给少数叫价超过 RM200 万的单位。
The RM1,100,000 median does not clear Johor’s RM2 million landed floor for non-citizens. This calculator is only relevant if you have identified a specific unit priced above RM2 million. Since 1 January 2026 non-citizens pay a flat 8% transfer stamp duty; Johor’s state consent fee is 3% of valuation, minimum RM30,000; consent takes one to three months; banks cap foreign lending at 60–70% LTV. RM1,100,000 的中位价，并未跨过柔佛给非公民设的 RM200 万有地门槛。这个试算器只在你已锁定某个叫价超过 RM200 万的具体单位时才有意义。自 2026 年 1 月 1 日起，非公民转让印花税为 统一 8%；柔佛州同意书费为 估价的 3%、最低 RM30,000；同意书需时 一至三个月；银行对外籍贷款成数上限 60–70%。
Tell me if you have a specific unit above RM2m and I will confirm the full landed cost before you commit. 如果你已锁定某个超过 RM200 万的具体单位，告诉我，我在你承诺之前先算清全部到手成本。
Tell me what you actually need — a listing this thin needs a specific ask告诉我你真正需要什么 —— 这么薄的市场，需要具体的要求
With under five sales a month on average, a generic “send me listings” gets a thin reply. Tell me your type and budget and I will check what is genuinely on the market right now.平均每月不到五笔成交，泛泛一句「发listing给我」得到的回复也会很薄。告诉我你要的户型与预算，我去查现在市场上真正有的现货。
A genuine premium product with a genuinely small buyer pool真正的高端产品，配上真正小的买家池
✓ Strengths优势
- Highest median in mukim Pulai’s top 13. RM1,100,000 beats every one of the thirteen most-traded comparison areas, including Horizon Hill.Pulai 十三区中位价最高。RM1,100,000 高于本页对照的十三个最活跃区域中的每一个，包括 Horizon Hill。
- Freehold, gated and guarded, KSL-built. Structural reasons for the premium over the mukim’s other addresses.永久地契、门禁保安、KSL 开发。这是它高于 mukim 其他门牌溢价的结构性理由。
- Consistent psf growth 2022–2024. RM452 → RM468 → RM483, on the two years (2023–2024) that carry 92% of all recorded volume.2022–2024 每尺价持续上升。RM452 → RM468 → RM483，建立在承载 92% 总成交量的 2023–2024 两年之上。
- 20 minutes from a university campus. UTM Skudai adds a genuine, if not walkable, amenity layer.车程 20 分钟到大学校区。UTM Skudai 增添了真实的配套层次，虽然不是步行可达。
△ Things to weigh需要权衡的
- Fewest transactions of its own comparison set. 279 sales in six years, under a sixth of Bukit Indah’s 1,798. When you sell, expect a smaller, slower buyer pool than a higher-volume neighbour.自己对照组里成交量最少。六年 279 笔，不到 Bukit Indah 1,798 笔的六分之一。你要卖的时候，买家池会比高成交量的邻区更小、更慢。
- Closed to most foreign buyers. Every recorded type median sits under Johor’s RM2 million landed floor for non-citizens — unusual for a premium completed estate.对多数外籍买家关闭。每一个登记类型中位价都低于柔佛给非公民设的 RM200 万有地门槛 —— 对一个高端现房社区来说并不常见。
- 2025’s count is too thin to read. Only 2 recorded sales so far — very likely a reporting lag, but the page cannot rule out a genuine slowdown either. Ask for live 2026 activity before assuming either story.2025 年笔数薄到无法解读。目前只有 2 笔登记 —— 很可能是数据滞后，但本页也无法排除真的放缓。假设任何一种说法之前，请先问清 2026 年的实际动态。
- No independently verified rental data. This page found none, and did not access List.my’s paid rental-yield tool. Do not model an investment case on an unsourced number.没有经独立核实的租金数据。本页没找到，也没有取用 List.my 的付费租金回报工具。不要用一个追不到出处的数字去做投资模型。
- Not close to either checkpoint. Both the Causeway CIQ and the Second Link sit at 34 minutes under normal traffic — a Pulai address, not a border one.离两个关卡都不近。正常路况下，长堤 CIQ 与二关都要 34 分钟 —— 是 Pulai 门牌，不是边境门牌。
Taman Mutiara Bestari FAQTaman Mutiara Bestari 常见问题
How much does a house in Taman Mutiara Bestari cost?Taman Mutiara Bestari 的房子多少钱？
Registered subsale records show 279 transactions in Taman Mutiara Bestari between 2021 and 2026, all residential, at a median of RM1,100,000 and RM473 per square foot. By type: cluster house, 226 records, median RM1,100,000 at RM470 psf; double-storey semi-detached, 44 records, median RM1,115,500 at RM483 psf; double-storey terrace, only 9 records, median RM1,050,000 at RM441 psf. Most recorded sales cluster tightly between RM1.05 million and RM1.15 million. 登记二手成交纪录显示，2021 至 2026 年间 Taman Mutiara Bestari 共 279 笔，全为住宅类型，中位价 RM1,100,000、每平方尺 RM473。分屋型来看：Cluster House（洋房式排屋）226 笔，中位 RM1,100,000、每尺 RM470；双层半独立式 44 笔，中位 RM1,115,500、每尺 RM483；双层排屋仅 9 笔，中位 RM1,050,000、每尺 RM441。多数登记成交都紧密落在 RM105 万至 RM115 万之间。
Why does a RM1.1 million estate only record about four sales a month?为什么一个中位价 RM110 万的社区，平均每月只成交约四笔？
279 recorded subsales across roughly six years works out to under five transactions a month on average, and the count is heavily front-loaded: 7 in 2021, 12 in 2022, 133 in 2023, 125 in 2024, and only 2 recorded so far in 2025. That is the lowest six-year transaction count of the thirteen most-traded areas in mukim Pulai compared on this page, even though its RM1,100,000 median is the highest of the same thirteen. A high price and a thin market are not a contradiction; they describe the same thing from two sides. Note that NAPIC-sourced records typically lag about six months, so the low 2025 figure is very likely incomplete data rather than a real collapse in sales. 六年左右累计 279 笔登记二手成交，平均下来每月不到五笔，而且笔数严重前重后轻：2021 年 7 笔、2022 年 12 笔、2023 年 133 笔、2024 年 125 笔，2025 年目前只录得 2 笔。这是本页对照的 mukim Pulai 十三个最活跃区域中，六年成交量最低的一个 —— 但它 RM1,100,000 的中位价，却是这十三个区域中最高的。高价与薄市场并不矛盾，它们是同一件事的两面。要注意 NAPIC 来源的数据通常滞后约半年，所以 2025 年偏低的笔数，更可能是数据尚未补齐，而非成交真的骤降。
Can foreigners buy in Taman Mutiara Bestari?外国人可以在 Taman Mutiara Bestari 买房吗？
Mostly no, and this is unusual for a completed landed estate in this price bracket. Johor sets a RM2 million minimum purchase price on landed residential property for non-citizens. The highest recorded type median here, the double-storey semi-detached at RM1,115,500, sits well under that threshold, and even a larger corner cluster house advertised at RM1,660,000 in 2026 still falls short of RM2 million. Non-citizen buyers should expect this estate to be effectively closed to them under current rules, with rare exceptions only on the largest corner or end-lot units, which must be verified individually. 多数情况下不行，这在这个价位的现房有地社区中并不常见。柔佛对非公民购买有地住宅设有 RM200 万最低价门槛。本区登记中位价最高的类型 —— 双层半独立式 RM1,115,500 —— 仍远低于这个门槛，就连 2026 年一套放售的较大转角 Cluster House（叫价 RM1,660,000）也没有跨过 RM200 万。外籍买家应预期在现行规定下，这个社区对他们基本上是关闭的，只有极少数最大的转角或边间单位可能例外，仍须逐户核实。
Who developed Taman Mutiara Bestari and what is the tenure?Taman Mutiara Bestari 是谁开发的？地契年限是什么？
Taman Mutiara Bestari is a freehold, gated-and-guarded cluster house development by KSL Holdings Berhad in Skudai, Johor Bahru, within mukim Pulai. The estate is dominated by three-storey cluster houses, with a smaller number of double-storey semi-detached and double-storey terrace houses. One 2026 resale listing described a corner unit as a non-Bumiputera lot; lot status varies by unit and must be confirmed on the individual title before you commit. Taman Mutiara Bestari 是 KSL Holdings Berhad 在新山 Skudai、mukim Pulai 范围内开发的永久地契（Freehold）门禁保安（Gated & Guarded）洋房式排屋（Cluster House）社区。社区以三层 Cluster House 为主，另有少量双层半独立式与双层排屋。2026 年一则转售广告将某转角单位描述为非土著地契（Non-Bumi Lot）；地契的土著／非土著属性因单位而异，请在承诺前就个别地契逐户核实。
Where is Taman Mutiara Bestari and how far is it from the Johor Bahru and Second Link checkpoints?Taman Mutiara Bestari 在哪里？距离新山与二关关卡多远？
Taman Mutiara Bestari sits off Jalan Mutiara Bestari, postcode 81300 Skudai, in the Lima Kedai locality of mukim Pulai, Johor Bahru. Routed on Google Maps driving directions on 7 September 2026 under normal traffic, it is about 22.3 km and 34 minutes to the Bangunan Sultan Iskandar checkpoint at the Johor-Singapore Causeway, about 27.0 km and 34 minutes to the Second Link checkpoint at Tuas, and about 23.2 km and 38 minutes to RTS Link Bukit Chagar. Universiti Teknologi Malaysia’s Skudai campus is about 9.7 km and 20 minutes away, and Skudai Parade mall about 11.0 km and 20 minutes away. Taman Mutiara Bestari 位于 Jalan Mutiara Bestari 一带，邮区 81300 Skudai，属新山 mukim Pulai 内的 Lima Kedai 一带。以 2026 年 9 月 7 日 Google 地图实际路况驾车路线计算：到新柔长堤新山端 Bangunan Sultan Iskandar 关卡约 22.3 公里、34 分钟；到二关 Tuas 关卡约 27.0 公里、34 分钟；到 RTS Link Bukit Chagar 站约 23.2 公里、38 分钟。到马来西亚工艺大学（UTM）Skudai 校区约 9.7 公里、20 分钟；到 Skudai Parade 商场约 11.0 公里、20 分钟。
What tax do I pay when I sell property in Malaysia?在马来西亚卖房要付什么税？
Real Property Gains Tax, charged on the gain rather than the sale price. Malaysian citizens and permanent residents pay 30 percent for disposals in years 1 to 3, 20 percent in year 4, 15 percent in year 5, and 0 percent from year 6 onward. Non-citizens pay 30 percent for years 1 to 5 and 10 percent from year 6, which is a permanent floor. First-time Malaysian buyers of homes at or below RM500,000 are exempt from MOT stamp duty for purchases made in 2026 and 2027, which does not help most buyers here since almost every recorded sale in this estate is above that threshold. 产业盈利税（RPGT），按获利而非售价课征。马来西亚公民与永久居民：第 1 至 3 年 30%、第 4 年 20%、第 5 年 15%，第 6 年起 0%。非公民：第 1 至 5 年 30%，第 6 年起 10%，且为永久底线。RM50 万或以下的首购族，在 2026 与 2027 年购买可豁免转让印花税 —— 但对这里的多数买家帮助不大，因为本区几乎每一笔登记成交都在这个门槛之上。
What is the difference between the cluster house, semi-detached and terrace types here?这里的 Cluster House、半独立式与排屋有什么差别？
Cluster house is by far the dominant product, 226 of the 279 recorded transactions, at a median RM1,100,000 and RM470 psf. Double-storey semi-detached houses are the smaller, pricier-per-foot group, 44 records at a median RM1,115,500 and RM483 psf. Double-storey terrace houses are rare here, only 9 records at a median RM1,050,000 and RM441 psf; a sample that thin can swing on one or two sales, so treat that median as indicative rather than firm. A cluster house advertised for sale in 2026 at RM1,660,000 had 5+1 bedrooms, 5 bathrooms, a 3,010 sq ft corner land parcel and 4,600 sq ft built-up, giving a sense of the upper end of the range. Cluster House 是压倒性的主力产品，279 笔登记成交里占了 226 笔，中位价 RM1,100,000、每尺 RM470。双层半独立式数量较少、每尺单价更高，44 笔，中位价 RM1,115,500、每尺 RM483。双层排屋在这里很少见，只有 9 笔，中位价 RM1,050,000、每尺 RM441 —— 样本这么薄，一两笔成交就能让中位数摆动，这个数字仅供参考，不算稳。2026 年一套放售的 Cluster House 叫价 RM1,660,000，5+1 房 5 卫，3,010 尺转角地皮、4,600 尺建筑面积，可作为这个价位区间上端的参考。
How does Taman Mutiara Bestari compare with its Pulai mukim neighbours?Taman Mutiara Bestari 与 mukim Pulai 里的邻区相比如何？
Among the thirteen most-traded areas in mukim Pulai, Taman Mutiara Bestari’s RM1,100,000 median is the highest, ahead of Horizon Hill at RM1,080,000, Laman Setia at RM640,000 and Taman Mutiara Rini at RM620,000. Its RM473 psf is second only to Horizon Hill’s RM498. But its 279 recorded transactions are the fewest of the thirteen, well below Taman Bukit Indah’s 1,798, Horizon Hill’s 1,024 and Taman Mutiara Rini’s 869. It is the most expensive and the least liquid address in its own comparison set. 在 mukim Pulai 十三个最活跃区域中，Taman Mutiara Bestari 的 RM1,100,000 中位价最高，高于 Horizon Hill 的 RM1,080,000、Laman Setia 的 RM640,000 与 Taman Mutiara Rini 的 RM620,000。它每尺 RM473 的单价仅次于 Horizon Hill 的 RM498。但它 279 笔的登记成交量却是十三者中最少的，远低于 Taman Bukit Indah 的 1,798 笔、Horizon Hill 的 1,024 笔与 Taman Mutiara Rini 的 869 笔。它是自己这份对照名单里最贵、也最不活跃的一个门牌。
Fourteen mukim Pulai addresses, side by sidemukim Pulai 十四个门牌，并排比较
If Taman Mutiara Bestari’s price or its thin market gives you pause, here is how the rest of mukim Pulai’s most-traded areas compare — including the fifth and final Mutiara-named estate, Taman Mutiara Utama, now added as its own line below.如果 Taman Mutiara Bestari 的价格或薄市场让你犹豫，这里是 mukim Pulai 其余最活跃区域的对照 —— 也包括 Mutiara 家族第五个、也是最后一个成员 Taman Mutiara Utama，现已在下方独立成行。
| Area区域 | Txns笔数 | Median中位价 | PSF | 12m |
|---|---|---|---|---|
| Taman Mutiara Bestari | 279 | RM1,100,000 | RM473 | — |
| Horizon Hill | 1,024 | RM1,080,000 | RM498 | +10.5% |
| Taman Bukit Indah | 1,798 | RM610,000 | RM460 | +2.6% |
| Taman Mutiara Rini | 869 | RM620,000 | RM371 | +9.8% |
| Taman Pulai Mutiara 2 | 857 | RM489,000 | RM371 | +9.0% |
| Taman Pulai Mutiara | 577 | RM520,000 | RM401 | +3.6% |
| Taman Ungku Tun Aminah | 905 | RM465,000 | RM312 | +12.0% |
| Taman Universiti | 905 | RM400,000 | RM292 | +9.6% |
| Taman Perling | 711 | RM480,000 | RM288 | −0.8% |
| Bandar Selesa Jaya | 573 | RM290,000 | RM290 | +16.9% |
| Taman Skudai Baru | 566 | RM400,000 | RM325 | +8.5% |
| Taman Tampoi Indah | 417 | RM360,000 | RM357 | +7.7% |
| Laman Setia | 411 | RM640,000 | RM394 | −4.3% |
| Taman Mutiara Utama | 61 | RM608,000 | RM451 | — |
279 sales in six years. Let’s find out what’s actually for sale right now.六年 279 笔。我们来查查现在到底有什么现货。
A market this thin rewards someone who checks live stock rather than trusting a portal snapshot. Send me your type and budget and I will confirm what is genuinely on the market, its title status, and the honest days-on-market for comparable units. 这么薄的市场，奖励的是真的去查现货、而不是相信平台截图的人。把你要的户型与预算发给我，我会确认真正在市场上的现货、地契状态，以及类似单位诚实的挂牌天数。