Taman Mutiara Mas: one median
hiding five different prices
Taman Mutiara Mas：一个中位数
底下藏着五种价格
Every portal quotes RM650,000 and RM413 per square foot for this address. Open the file and it splits into five products that barely overlap: 86 gated cluster houses recording RM880,000 at RM403 psf, 39 condo/apartment units at RM378,000, 33 serviced apartments at RM330,000, 12 double-storey terraces at RM810,000 on just two streets, and 10 flats at RM180,000. Scientex built it, called it their crown jewel, and the last landed phase launched in 2017. What is left for sale today is high-rise and shop-offices — not the cluster houses most buyers actually mean. 每个平台给这个门牌的数字都是 RM650,000、每尺 RM413。把档案打开，它其实拆成五种几乎不重叠的产品：86 笔门禁 Cluster House，登记 RM880,000、每尺 RM403；39 笔 Condo/Apartment，RM378,000；33 笔 Serviced Apt，RM330,000；12 笔双层排屋，RM810,000，全挤在两条街上；10 笔组屋，RM180,000。Scientex 开发了它，称它是自己的「crown jewel」，最后一期有地住宅在 2017 年推出。今天还在卖的是高层与店铺办公室 —— 不是多数买家真正想要的那种 Cluster House。
© Chongkian · CC BY-SA 4.0 · Wikimedia CommonsTaman Mutiara Mas in 30 seconds30 秒看懂 Taman Mutiara Mas
- What it is: a 145-acre gated township in Skudai, mukim Pulai, postcode 81300, developed by Scientex Skudai Sdn Bhd (part of Scientex Berhad). Scientex’s own site calls it their “crown jewel” development, completed in phases from around 2016. Its own postal address is filed inside the neighbouring Mutiara Rini locality, which is a separate, much older 1,400-acre Boustead township — the two are easy to confuse and this page keeps them apart throughout. 它是什么：一个 145 英亩、门禁式的镇区，位于士古来、Pulai 县，邮区 81300，开发商是 Scientex Skudai Sdn Bhd（隶属 Scientex Berhad）。Scientex 官网称它为自己的「crown jewel」旗舰项目，约自 2016 年起分期交屋。它自己的邮政地址归在邻近的 Mutiara Rini 地区之内 —— 那是另一个规模大得多、年代也老得多的 1,400 英亩 Boustead 市镇。两者很容易混淆，本页从头到尾把它们分开谈。
- The headline: NAPIC records 267 subsale transactions from 2021 to 2026, median RM650,000, residential median psf RM413, up 8.0 per cent over twelve months — the second-highest median among the thirteen most-traded addresses in mukim Pulai, behind only Horizon Hill’s RM1,080,000. 标题数字：NAPIC 记录 2021 至 2026 年共 267 笔二手成交，中位价 RM650,000，住宅中位每尺 RM413，十二个月上涨 8.0% —— 在 Pulai 县成交量最大的十三个门牌中，中位价排名第二，仅次于 Horizon Hill 的 RM1,080,000。
- The number under the number: 86 of those 267 records are gated cluster houses — the product Scientex’s Sapphire, Emerald, Jade and Opal series actually built — recording RM880,000 at RM403 psf, not RM650,000 at RM413. The other 181 records are condo units, serviced apartments, a small pocket of double-storey terraces on two streets, flats, and 87 commercial lots. The RM650,000 median is simply where five markets happen to cross. 数字底下的数字：那 267 笔当中，86 笔是门禁 Cluster House —— 也就是 Scientex 的 Sapphire、Emerald、Jade 与 Opal 系列实际建的产品 —— 登记的是 RM880,000、每尺 RM403，不是 RM650,000、每尺 RM413。其余 181 笔是 Condo 单位、Serviced Apt、挤在两条街上的一小批双层排屋、组屋，再加上 87 笔商业单位。RM650,000 这个中位数，只是五个市场恰好交会的那一点。
- The competitor that no longer sells landed: the developer has not left, but it has moved on. What Scientex still actively markets in this township, as of September 2026, is The Garden Residences (1,148 high-rise units, leasehold, ready), Signature Hub (71 shop-office units) and a 44-unit retail scheme — not another cluster house. Jade, launched 2017, was described by Scientex itself as “the last installment of our landed homes in this prestigious township.” If you want a Mutiara Mas cluster house today, the subsale market is the only market. 不再卖有地住宅的竞争者：发展商没有离开，但已经转向。截至 2026 年 9 月，Scientex 在这个镇区仍在积极销售的是 The Garden Residences（1,148 个高层单位，租赁地契，现楼）、Signature Hub（71 个店铺办公室单位）与一个 44 个单位的零售项目 —— 不是另一批 Cluster House。2017 年推出的 Jade，被 Scientex 自己形容为「本镇区最后一批有地住宅」。今天如果你想要一栋 Mutiara Mas 的 Cluster House，二手市场就是唯一的市场。
- The honest catch: it is leasehold — MyRumahBaru’s own FAQ states this plainly, and Scientex confirms leasehold tenure on the schemes it still markets. And the police district covering this area, IPD Iskandar Puteri, recorded a crime rate 81 per cent above the Johor state median in 2023, though that district spans well beyond this one gated estate. 诚实提醒：这里是 租赁地契 —— MyRumahBaru 自家常见问答写得很直白，Scientex 也确认其仍在卖的项目是租赁地契。而涵盖这一带的警区 IPD Iskandar Puteri，2023 年的犯罪率比柔佛州中位数高出 81% —— 尽管那个警区涵盖的范围远大于这一个门禁镇区。
No Commons photography exists of Mutiara Mas itself — here is the locality around itCommons 上没有 Mutiara Mas 本身的照片 —— 这是它周边的样貌
A direct Wikimedia Commons search for “Taman Mutiara Mas” returns nothing usable. What it does return is the neighbouring Mutiara Rini locality that Mutiara Mas’s own postal address is filed under, and the wider Skudai shop-and-institution row a few minutes away. Every caption below says exactly where each photo was actually taken — none of it is inside Mutiara Mas’s own gates. 在 Wikimedia Commons 直接搜寻「Taman Mutiara Mas」，没有可用的结果。搜得到的，是 Mutiara Mas 自己邮政地址所归属的邻近 Mutiara Rini 地区，以及几分钟外更大范围的士古来商店与机构街景。以下每一张图说都清楚写明实际拍摄地点 —— 没有一张是在 Mutiara Mas 自己的门禁范围之内。
Five products, five buyers, one gate五种产品、五种买家、同一道闸门
267 records split cleanly by type: 86 cluster houses, 39 condo units, 33 serviced apartments, 12 double-storey terraces, 10 flats, and 87 commercial lots. These are not five slices of one market — they are five buyers who rarely bid against each other, sharing a postcode and a security guard.267 笔登记成交按类型切得很干净：86 笔 Cluster House、39 笔 Condo、33 笔 Serviced Apt、12 笔双层排屋、10 笔组屋，再加 87 笔商业单位。这不是一个市场的五个切片，而是五种几乎不会互相竞标的买家 —— 只是共用同一个邮区、同一位保安。
The gated-house upgrader门禁换屋客
Wants a terrace-style house behind a guarded perimeter without paying Horizon Hill money. Buys a Sapphire, Emerald, Jade or Opal cluster house at a recorded median of RM880,000, RM403 psf — below Horizon Hill’s RM498 psf, above the ordinary terrace stock two streets away.想要一栋在保安周界内、排屋式的房子，但不想付 Horizon Hill 的价钱。买下 Sapphire、Emerald、Jade 或 Opal 系列的 Cluster House，登记中位 RM880,000、每尺 RM403 —— 低于 Horizon Hill 的每尺 RM498，但高于两条街外的普通排屋。
The condo-first young family先买公寓的年轻家庭
Priced out of the cluster houses, this buyer takes a condo or apartment unit at RM378,000, RM406 psf — a genuine entry point into a gated 145-acre township for under half the cluster house median.买不起 Cluster House，这种买家选择 Condo 或公寓单位，RM378,000、每尺 RM406 —— 用不到 Cluster House 中位价一半的钱，真正踏进这个 145 英亩门禁镇区。
The buyer chasing two remaining streets追着最后两条街的买家
Every published double-storey terrace transaction here sits on just two streets, 2,368–2,390 sq ft, recorded median RM810,000. A thin, specific product — and one this page could not find being launched anywhere else in the township.这里公开的双层排屋成交纪录，全部集中在两条街上，面积 2,368–2,390 平方尺，登记中位价 RM810,000。是一种薄而具体的产品 —— 本页也没有查到镇区其他地方还有这种产品在推。
The strata-floor foreign buyer卡在分层门槛上的外籍买家
No recorded median here clears Johor’s RM2 million landed floor for non-citizens. But the priciest listed cluster houses, at RM1.48m–RM1.65m, sit above the RM1 million strata floor — if the title is strata rather than landed. This buyer’s whole case rests on a title-office question this page has not answered.这里没有任何登记中位价够到柔佛给非公民设的 RM200 万有地门槛。但最贵的挂牌 Cluster House（RM148 万至 RM165 万）高于 RM100 万的分层门槛 —— 前提是地契属于分层而非有地。这种买家的整个盘算，都压在一个本页没有答案的地政局问题上。
A township with its own guardhouse and nobody else’s photographs一个有自己保安亭、却没有别人镜头对准过的镇区
Scientex’s own facilities list for the estate includes covered car parks, 24-hour security, perimeter fencing, a playground, green spaces and a shaded outdoor gym. What that buys day to day is a smaller, quieter version of the shop-and-amenity life sitting just outside the gate in Mutiara Rini.Scientex 自家为这个镇区列出的设施包括有盖停车位、24 小时保安、周界围栏、儿童游乐场、绿地与遮荫户外健身区。这些设施在日常上换来的，是门禁外 Mutiara Rini 那种商店与生活配套的一个更小、更安静的版本。
The nearest primary school, Sekolah Kebangsaan Taman Mutiara Rini 2, is listed just 346 metres away; SMK Mutiara Rini is 915 m. Six more national and Chinese-medium schools sit within about two kilometres. None of these carry the Mutiara Mas name — they serve the wider locality.最近的小学 Sekolah Kebangsaan Taman Mutiara Rini 2，标注距离只有 346 米；SMK Mutiara Rini 为 915 米。另有六所国民型与华文学校在约两公里范围内。这些学校都不叫 Mutiara Mas —— 它们服务的是整个大区。
A bus stop named “Opposite Jalan Skudai-Gelang Patah / Lotus Mutiara” sits 302 m out, and another opposite the old Tesco Mutiara Rini 524 m away — the hypermarket that anchors daily errands for this whole pocket of mukim Pulai.一个名为「Opposite Jalan Skudai-Gelang Patah / Lotus Mutiara」的巴士站，距离 302 米；另一个在旧 Tesco Mutiara Rini 对面，524 米 —— 那家量贩是整个 Pulai 县这一带日常采买的中心。
Rinicare Health Clinic is the closest medical point, at 890 m. Everything above clinic level — Columbia Asia Hospital Iskandar Puteri — sits 4.2 km out, a distance this page reports because a platform measured it, not because this page has driven it at rush hour.最近的医疗点是 Rinicare Health Clinic，890 米。诊所以上的层级 —— Columbia Asia Hospital Iskandar Puteri —— 在 4.2 公里外；这个距离是平台量出来的，本页并未在繁忙时段亲自开车验证。
Malls scale up with distance: Rohaizat Mall 2.2 km, AEON Mall Taman Universiti 3.0 km, U Mall 3.5 km, Skudai Parade 4.3 km, Sutera Mall 4.5 km, Perling Mall and Paradigm Mall Johor Bahru both around 6.0 km. Nothing at true mall scale sits inside walking distance.商场随距离拉远：Rohaizat Mall 2.2 公里、AEON Mall Taman Universiti 3.0 公里、U Mall 3.5 公里、Skudai Parade 4.3 公里、Sutera Mall 4.5 公里，Perling Mall 与 Paradigm Mall Johor Bahru 都在约 6.0 公里外。真正商场规模的，没有一家在步行距离内。
Behind the gate: a playground, green space and an outdoor gym, per the developer’s own facilities list. This page could not find independent, licensed photography of any of it — a gap worth noting for a fully-built, near-decade-old township.门禁之内：游乐场、绿地与户外健身区，依发展商自家设施清单。本页找不到任何独立、可授权使用的相关照片 —— 对一个已建成、接近十年的镇区来说，这是值得注意的空缺。
Quiet, gated, and statistically inside a police district — IPD Iskandar Puteri — that recorded crime 81 per cent above the Johor median in 2023. The gate and the district-level number describe two different scales; both are true at once.安静、有门禁 —— 但统计上仍落在 IPD Iskandar Puteri 这个警区之内，该区 2023 年的犯罪率比柔佛州中位数高 81%。门禁与警区数字，描述的是两个不同的尺度；两者同时成立。
A gated pocket inside a much bigger Skudai grid士古来大棋盘里的一个门禁小格
Taman Mutiara Mas sits in Skudai, mukim Pulai, close enough to Mutiara Rini that its own postal address is filed inside that locality. Roads inside the estate carry the Jalan Mutiara 1/x through 4/x numbering plus a loop road, Persiaran Mutiara Mas, all confirmed against OpenStreetMap’s road network. General highway access commonly cited for this stretch of Skudai includes Jalan Gelang Patah–Skudai, the Iskandar Coastal Highway, Skudai Highway, the Pulai interchange and the Second Link Expressway — this page has not independently timed any of these routes and reports them as commonly cited, not measured. Taman Mutiara Mas 位于士古来、Pulai 县，与 Mutiara Rini 距离近到自己的邮政地址都归在那个地区之内。镇内道路使用 Jalan Mutiara 1/x 至 4/x 的编号系统，加上一条环状主干道 Persiaran Mutiara Mas —— 均已比对 OpenStreetMap 路网确认存在。这一带士古来常被提及的主要道路包括 Jalan Gelang Patah–Skudai、Iskandar Coastal Highway、Skudai Highway、Pulai 匝道与第二通道大道 —— 本页并未亲自测过这些路线的车程，只如实标注为「常被提及」，不是「实测」。
| Point of interest地点 | Distance距离 |
|---|---|
| SK Taman Mutiara Rini 2 | 346 m |
| Rinicare Health Clinic | 890 m |
| SMK Mutiara Rini | 915 m |
| Rohaizat Mall | 2.2 km |
| AEON Mall Taman Universiti | 3.0 km |
| Columbia Asia Hospital Iskandar Puteri | 4.2 km |
| Skudai Parade | 4.3 km |
| Paradigm Mall Johor Bahru | 6.0 km |
Ten schools within two kilometres, one clinic within one两公里内十所学校，一公里内一家诊所
All distances below are as published by MyRumahBaru’s points-of-interest panel for this specific project, read September 2026 — straight distances to named places, not verified drive times.以下距离均取自 MyRumahBaru 本项目地点面板公布的数字，读取于 2026 年 9 月 —— 是到具名地点的距离，不是经实测的车程。
Schools学校便利
SK Taman Mutiara Rini 2 (346 m) and SMK Mutiara Rini (915 m) are the closest. SJK(C) Thorburn, SK Taman Mutiara Rini, SK and SMK Taman Universiti campuses, SMK Damai Jaya, SJK(C) Ping Ming and SJK(T) Taman Tun Aminah all sit within roughly two kilometres.最近的是 SK Taman Mutiara Rini 2（346 米）与 SMK Mutiara Rini（915 米）。SJK(C) Thorburn、SK Taman Mutiara Rini、SK 与 SMK Taman Universiti 各校、SMK Damai Jaya、SJK(C) Ping Ming 与 SJK(T) Taman Tun Aminah，全部落在约两公里范围内。
Medical医疗
Rinicare Health Clinic sits 890 m out. Above clinic level, Columbia Asia Hospital Iskandar Puteri is 4.2 km, and Perdana Specialist Maternity Centre 3.2 km. There is no hospital inside walking distance.Rinicare Health Clinic 距离 890 米。诊所以上，Columbia Asia Hospital Iskandar Puteri 为 4.2 公里，Perdana Specialist Maternity Centre 为 3.2 公里。步行距离内没有医院。
Malls & retail商场与零售
Rohaizat Mall (2.2 km) and Pasar Awam Taman Universiti (2.4 km) are the nearest. Real scale — AEON, U Mall, Skudai Parade, Sutera Mall, Perling Mall, Paradigm Mall JB — sits 3 to 6 km out.最近的是 Rohaizat Mall（2.2 公里）与 Pasar Awam Taman Universiti（2.4 公里）。真正有规模的 —— AEON、U Mall、Skudai Parade、Sutera Mall、Perling Mall、Paradigm Mall JB —— 都在 3 至 6 公里外。
Street level — verified, not guessed街道实景 —— 已验证，不是猜的
Four points inside Taman Mutiara Mas were checked one by one against Google’s panorama metadata service, and each returned real imagery. Two open-water and rainforest control points were tested first and both correctly returned “no images,” confirming the check works. Notice how three of the four land on the same loop road, Persiaran Mutiara Mas — the numbered Jalan Mutiara side streets inside the gates mostly returned no coverage at all, consistent with a guarded scheme that Street View cars cannot drive into. Taman Mutiara Mas 内四个点，逐一比对过 Google 的全景后设资料服务，每一个都回传了真实影像。测试前先用外海与雨林两个对照点验证，两者都正确回传「无影像」，确认这个检查方法有效。留意四点里有三点落在同一条环状主干道 Persiaran Mutiara Mas 上 —— 门禁内编号的 Jalan Mutiara 支路，多数完全查不到影像，与「街景车开不进门禁范围」这件事一致。
Everything here rests on one letter: which series you bought这里的一切，取决于一个字：你买的是哪一个系列
Jade, Emerald, Sapphire, Opal, or the condo tower — the series name on your title predicts your price, your neighbours and your resale pool more than the township name ever will. Jade、Emerald、Sapphire、Opal，或是那栋公寓大楼 —— 地契上写的系列名字，比「镇区名字」更能预测你的价格、邻居与转售市场。
A gated 145-acre estate, built and mostly sold一个已建成、多数已售出的 145 英亩门禁镇区
Scientex’s own project-area figure is 145 acres. Completion is recorded at Q4 2016, and the last landed phase, Jade, launched in 2017 as what Scientex itself called “the last installment.” There is no ongoing landed-phase competition inside this specific township — unlike some addresses in this series where the developer is still building against you. Scientex 自家公布的项目面积是 145 英亩。交屋纪录为 2016 年第四季，最后一期有地住宅 Jade 于 2017 年推出，Scientex 自己称其为「最后一批」。这个镇区内部没有还在推的有地新期数在跟你竞争 —— 不像本系列有些门牌，发展商还在盖新的跟你抢客。
Cluster houses price above ordinary terraces nearbyCluster House 的价格高于附近的普通排屋
Recorded median RM880,000 at RM403 psf for the 86 cluster house transactions here — comfortably above Taman Mutiara Rini’s double-storey terrace median of RM680,000 at RM444 psf next door. The premium is the gate, the perimeter fencing and the 24-hour security Scientex lists as facilities, not extra floor area on the median unit. 这里 86 笔 Cluster House 登记中位价 RM880,000、每尺 RM403 —— 明显高于隔壁 Taman Mutiara Rini 双层排屋的中位价 RM680,000、每尺 RM444。这个溢价买的是门禁、周界围栏与 Scientex 列出的 24 小时保安，不是中位单位多出来的建筑面积。
A strata floor that might actually be reachable一个可能真的够得着的分层门槛
Johor’s RM2 million landed floor for foreign buyers is out of reach here on every recorded median. But the priciest listed cluster houses this page found, RM1.48m and RM1.65m, clear the RM1 million strata floor — if those specific units carry a strata rather than individual title. That is a genuinely open question this page could not resolve from public sources. 柔佛给外籍买家设的 RM200 万有地门槛，这里没有任何一个登记中位价够得着。但本页查到最贵的挂牌 Cluster House，RM148 万与RM165 万，超过了 RM100 万的分层门槛 —— 前提是这些具体单位是分层地契而非个别地契。这是一个本页无法用公开来源解答的、真正开放的问题。
Ten schools inside two kilometres两公里内十所学校
SK Taman Mutiara Rini 2 at 346 m and SMK Mutiara Rini at 915 m anchor a cluster of ten schools within roughly two kilometres, spanning national, Chinese-medium and Tamil-medium options. For a family this is a genuinely short school run, even though none of these schools carry the Mutiara Mas name. SK Taman Mutiara Rini 2（346 米）与 SMK Mutiara Rini（915 米）为核心，加上约两公里范围内共十所学校，涵盖国民型、华文与淡米尔文源流。对一个家庭来说，这是真正短的接送路程 —— 尽管这些学校没有一所叫 Mutiara Mas。
The developer’s remaining stock is not landed发展商剩下的现货不是有地住宅
The Garden Residences (1,148 high-rise units), Signature Hub (71 shop-office units, 78 per cent of non-Bumiputera units sold at its own launch) and a 44-unit retail scheme are what Scientex still actively lists for this township. A buyer wanting a landed cluster house today is necessarily shopping the subsale market, not the developer. The Garden Residences（1,148 个高层单位）、Signature Hub（71 个店铺办公室单位，推出时非土著单位已售 78%）与一个 44 单位的零售项目，是 Scientex 目前仍在为这个镇区积极销售的产品。今天想买有地 Cluster House 的买家，必然是在逛二手市场，不是发展商的现楼。
Low flood risk, on the record有纪录支持的低淹水风险
Independent flood-risk assessment for this address reads low on both counts — river flooding from the nearby Sungai Melana, and heavy-rain flash flooding — with no recorded floods in the past two years. In a district where flooding is a genuine and often-asked question, that is a real point in this address’s favour. 这个门牌的独立淹水风险评估，两项都是低风险 —— 河流（邻近的 Sungai Melana）与暴雨积水，过去两年均无淹水纪录。在一个「会不会淹水」经常被问到的地区，这是这个门牌一个实在的优势。
Gemstones for landed, a garden for the tower有地住宅用宝石命名，高层用花园命名
Scientex named its landed series after gemstones and its high-rise after a garden — a naming pattern this page can trace directly to the developer’s own site and to active listings, though exact block boundaries and completion years for each series were not independently verified. Scientex 把有地系列用宝石命名，高层用花园命名 —— 这个命名规律可以直接追溯到发展商官网与现行挂牌，但各系列确切的分区界线与交屋年份，本页未独立核实。
| Series系列 | Product产品 | Units单位数 | Status现况 | Tenure地契 |
|---|---|---|---|---|
| Jade | 3-storey cluster house & semi-detached三层 Cluster House 与半独立式 | 176 | Launched 2017 — Scientex’s own “last installment” of landed homes here2017 年推出 —— Scientex 自称本镇区「最后一批」有地住宅 | Not independently verified未独立核实 |
| Sapphire | 2-storey cluster house双层 Cluster House | 128 | Completed, per developer依发展商说法已交屋 | Not independently verified未独立核实 |
| Emerald | 2.5-storey house2.5 层住宅 | 76 | Completed, per developer依发展商说法已交屋 | Not independently verified未独立核实 |
| Opal (Imperial / Royal / Premium / Signature) | Cluster house & semi-detached, multiple sub-seriesCluster House 与半独立式，多个子系列 | Not published未公布 | Completed, per active resale listings依现行放售挂牌，已交屋 | Not independently verified未独立核实 |
| “M Tiara” terrace | Double-storey terrace, 1,300–2,240 sq ft land双层排屋，地皮 1,300–2,240 平方尺 | 12 NAPIC records12 笔 NAPIC 纪录 | Recorded sales confined to Jalan Mutiara 3/8 and 3/9登记成交全集中在 Jalan Mutiara 3/8 与 3/9 | Not independently verified未独立核实 |
| The Garden Residences | High-rise residential高层住宅 | 1,148 | Ready to move in, actively marketed现楼，仍在积极销售 | Leasehold, per Scientex租赁地契，依 Scientex 官网 |
| Signature Hub | 3-storey shop-office三层店铺办公室 | 71 | 78% of non-Bumiputera units sold at launch, per developer推出时非土著单位售出 78%，依发展商说法 | Leasehold, per Scientex租赁地契，依 Scientex 官网 |
| Retail Shops | Commercial retail lots商业零售单位 | 44 | Ready to move in现楼 | Leasehold, per Scientex租赁地契，依 Scientex 官网 |
Five types, and the one everyone means when they say “Mutiara Mas”五种类型 —— 以及大家说「Mutiara Mas」时真正指的那一种
86 of 267 records are cluster houses. If a lead calls this “a landed house behind a gate,” this is almost certainly what they mean, and the number worth arguing about is RM880,000 at RM403 per square foot — not the RM650,000 township figure, and not a condo comparable a third of the price. 267 笔登记中有 86 笔是 Cluster House。如果客户说「一栋在门禁内的有地住宅」，他们几乎肯定指的就是它，而你该拿来争的数字是 RM880,000、每尺 RM403 —— 不是 RM650,000 的镇区数字，也不是价格只有三分之一的 Condo 参考价。
Gated cluster house门禁 Cluster House
Condo / apartmentCondo／公寓
Double-storey terrace双层排屋
Two charts, and the second one explains the first两张图 —— 第二张解释了第一张
Small volume, second-highest ticket量小，总价却排第二高
The RM413 headline is nobody’s actual unitRM413 这个标题数字，不属于任何一个真实单位
Unlike most townships in this series, the highest psf here is not the landed product — it is Serviced Apt and Condo/Apartment, both above RM400. The cluster house, the type most buyers actually want, sits third. If anyone quotes you “RM413 psf in Mutiara Mas” without naming a type, ask which of these five bars they mean. 跟本系列多数镇区不同，这里每尺价最高的不是有地产品 —— 是 Serviced Apt 与 Condo/公寓，两者都在 RM400 以上。多数买家真正想要的 Cluster House，排在第三。如果有人报给你「Mutiara Mas 每尺 RM413」却没说是哪一种类型，请追问他讲的是这五根柱子里的哪一根。
?type=CH 逐一抓邻区的 Cluster House 数字，做一张只比同类产品的表。Every type, read 7 September 2026每一种类型，读取于 2026 年 9 月 7 日
Recorded medians and bands are NAPIC registered subsale records as published by List.my. The counts add up: 86 cluster house, 39 condo/apartment, 33 serviced apartment, 12 double-storey terrace and 10 flat is 180 residential; plus 55 shop/retail lot, 21 three-storey shop and 11 office lot is 87 commercial; 180 + 87 = 267. 中位价与区间为 NAPIC 登记二手成交纪录，经 List.my 公布。笔数是加得起来的：86 笔 Cluster House + 39 笔 Condo/Apartment + 33 笔 Serviced Apt + 12 笔双层排屋 + 10 笔 Flat = 180 笔住宅；加上 55 笔 Shop/Retail Lot + 21 笔三层店屋 + 11 笔 Office Lot = 87 笔商业；180 + 87 = 267。
| Type类型 | Records笔数 | Median中位价 | Median psf中位每尺 | Broader market range较广市场区间 |
|---|---|---|---|---|
| Cluster houseCluster House | 86 | RM880,000 | RM403 | RM612k – 1.15m |
| Condo / apartmentCondo/公寓 | 39 | RM378,000 | RM406 | RM208k – 599k |
| Serviced apartmentServiced Apt | 33 | RM330,000 | RM441 | RM222k – 598k |
| Double-storey terrace双层排屋 | 12 | RM810,000 | RM340 | 2,368–2,390 sq ft, all Jalan Mutiara 3/8–3/9 |
| Flat组屋 | 10 | RM180,000 | RM200 | RM160k – 240k, 893–904 sq ft |
| All types blended全类型混合 | 267 | RM650,000 | RM413 | RM381k – 919k |
A fully-built township, and a price index that keeps climbing anyway一个已建满的镇区 —— 而价格指数却一直往上走
Source: NAPIC (JPPH) registered subsale records as published by List.my, read 7 September 2026. This is the residential-only median price per square foot, taken from the Market Snapshot chart behind each year filter on the List.my area page. Years with fewer than ten total recorded transactions are omitted; 2026, with six recorded so far, is one of them.来源：NAPIC（JPPH）登记二手成交纪录，经 List.my 公布，读取于 2026 年 9 月 7 日。这是仅住宅的中位每尺价，取自 List.my 区域页面各年份筛选后的 Market Snapshot 图表。登记总笔数少于十笔的年份不入图；2026 年至今只有六笔，正是被排除的一年。
Residential price per square foot, year by year住宅每尺价 · 逐年
This series is residential-only, so the 87 commercial lots are excluded. It moved from RM413 psf in 2021 to a low of RM378 in 2023, then rose to RM439 in 2024 and RM445 in 2025 — a run consistent with the 12-month +8.0 per cent figure quoted elsewhere on this page. Read the shape honestly: the 2025 point rests on only 12 recorded transactions, and 2026 does not appear at all because it has not yet cleared ten. 这个数列只含住宅，87 笔商业单位不计入。它从 2021 年的每尺 RM413，走低到 2023 年的 RM378，再回升至 2024 年的 RM439 与 2025 年的 RM445 —— 走势与本页其他地方引用的十二个月 +8.0% 一致。请诚实地读这条线的形状：2025 年那个点，只建立在 12 笔登记成交之上；2026 年完全没有出现，因为至今连十笔的门槛都还没到。
PRICE_INDEX 阵列加一行，格式 {q:"2026 Q1", median:452, n:6}（median 填每尺价）。这个镇区必须分开记「Cluster House」与「其余」两条线 —— 混合中位数不描述任何一栋真实存在的房子。💡 加
?draft=1 到网址后面，就能看到本页所有黄色待办备注；一般访客看不到。The landed answer is no. The strata answer needs a title search first.有地的答案是不行。分层的答案，要先查地契才知道。
Johor bars non-citizens from landed residential property below RM2 million and strata below RM1 million. Every recorded median in Taman Mutiara Mas sits below both lines — but the priciest individually listed cluster houses this page found, at RM1.48m and RM1.65m, sit above the strata floor if their title turns out to be strata rather than landed. 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。Taman Mutiara Mas 的每一个登记中位价都低于这两条线 —— 但本页查到最贵的个别放售 Cluster House，RM148 万与 RM165 万，如果它们的地契最终确认是分层而非有地，就已经超过分层门槛。
Monthly repayment每月供款
Defaults set to the recorded cluster house median of RM880,000 — the type 86 of 267 recorded transactions actually are, and almost certainly what a lead means by “a house in Mutiara Mas.”预设值为 Cluster House 的登记中位价 RM880,000 —— 这是 267 笔登记成交中有 86 笔真正是的那种产品，也几乎肯定是客户说「Mutiara Mas 的房子」时指的那一个。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM2,000,000 — the Johor landed floor for a non-citizen. In this township that number is included to show how far away it is, not because anything recorded here reaches it.预设 RM200 万 —— 柔佛对非公民设的有地门槛。在这个镇区放这个数字，是为了显示它有多远，不是因为这里有登记纪录够得着。
Johor’s minimum for a non-citizen is RM2 million on landed and RM1 million on strata. The recorded medians here are RM880,000 for a cluster house, RM810,000 for a double-storey terrace, RM378,000 for a condo/apartment, RM330,000 for a serviced apartment and RM180,000 for a flat. 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, the highest in Malaysia; consent takes one to three months; banks cap foreign lending at 60–70% LTV. On a RM2 million purchase the stamp duty alone is RM160,000 and the consent fee RM60,000. 柔佛对非公民的门槛是有地 RM200 万、分层 RM100 万。这里的登记中位价是 Cluster House RM880,000、双层排屋 RM810,000、Condo/公寓 RM378,000、Serviced Apt RM330,000、组屋 RM180,000。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，全马最高；同意书需时 一至三个月；银行对外籍贷款成数上限 60–70%。以 RM200 万的买入价计，光印花税就是 RM16 万，同意书费 RM6 万。
Tell me your passport and budget and I will tell you which Johor addresses you can actually transact in. 把护照与预算告诉我，我会告诉你柔佛哪些门牌是你真的买得成的。
Tell me the series and the type. Everything else follows from that.告诉我系列与屋型，其余的都跟着这两题走。
In this township the series name predicts the product far better than the township name does. Jade is not Sapphire, and a cluster house is not the same market as a condo two blocks away.在这个镇区，系列名字比镇区名字更能预测产品。Jade 不是 Sapphire，而 Cluster House 跟两栋外的 Condo，根本不是同一个市场。
A quiet, gated pocket inside a district with a real crime number一个安静有门禁的小格子 —— 坐落在一个犯罪数字不算好看的警区里
✓ Strengths优势
- Genuinely gated, not just marketed as such. Scientex’s own facilities list for the estate includes covered car parks, 24-hour security and perimeter fencing around the schemes, plus a playground and outdoor gym. That is a real, physical layer of security most open terrace townships in this series do not have.真的有门禁，不是行销词。Scientex 自家为这个镇区列出的设施包括有盖停车位、24 小时保安与周界围栏，另有游乐场与户外健身区。这是本系列多数开放式排屋镇区没有的一层实体保安。
- Ten schools inside two kilometres. SK Taman Mutiara Rini 2 at 346 m, SMK Mutiara Rini at 915 m, and eight more national, Chinese-medium and Tamil-medium schools out to about 2.1 km. A genuinely short school run for a family, whatever the school names say about which developer built them.两公里内十所学校。SK Taman Mutiara Rini 2（346 米）、SMK Mutiara Rini（915 米），再加上八所国民型、华文与淡米尔文源流学校，最远约 2.1 公里。对一个家庭来说是真正短的接送路程 —— 不管这些学校的名字暗示的是哪个发展商建的。
- No new landed supply competing against you. Scientex itself calls Jade, launched 2017, its last landed installment here. Unlike townships where the developer is still selling new terraces against your subsale listing, that specific pressure does not exist in Taman Mutiara Mas’s landed segment.没有新有地供给在跟你抢。Scientex 自己把 2017 年推出的 Jade 称为这里最后一批有地住宅。不像有些镇区，发展商还在卖新排屋跟你的二手挂牌竞争，Taman Mutiara Mas 的有地区块没有这种压力。
- Low, assessed flood risk. Both river flooding (Sungai Melana) and heavy-rain flash flooding are independently rated low here, with no recorded floods in the past two years — a real point of comparison against Johor addresses where flooding is a live, recurring concern.经评估的低淹水风险。河流（Sungai Melana）与暴雨积水两项风险，这里的独立评估均为低风险，过去两年无淹水纪录 —— 相较于柔佛某些淹水是常年困扰的门牌，这是一个实在的对比点。
△ Things to weigh需要权衡的
- It is leasehold. MyRumahBaru’s own project FAQ states this plainly, and Scientex confirms leasehold tenure on the three schemes it still actively markets. Several freehold addresses sit in the same mukim — Taman Sutera Utama, Taman Ungku Tun Aminah, Taman Universiti among them.它是租赁地契。MyRumahBaru 自家项目常见问答写得很直白，Scientex 也确认其目前仍在积极销售的三个项目为租赁地契。同一个县内有多个永久地契门牌 —— 包括 Taman Sutera Utama、Taman Ungku Tun Aminah、Taman Universiti。
- The police district around it has a real number attached. IPD Iskandar Puteri — which covers this estate along with Skudai, Gelang Patah, Nusa Bestari, Taman Impian Emas and Mutiara Rini — recorded 571 crime convictions in 2023, 81 per cent above the Johor state median, with theft other the largest single category at 36 per cent. That is a district-level figure, not a measurement of this specific gated estate, but it is the honest number this page could find and it should be part of the conversation.周边警区有一个实在的数字。IPD Iskandar Puteri —— 涵盖这个镇区，加上士古来、Gelang Patah、Nusa Bestari、Taman Impian Emas 与 Mutiara Rini —— 2023 年记录 571 宗刑事定罪，比柔佛州中位数高 81%，「其他盗窃」是最大单一类别，占 36%。这是警区层级的数字，不是对这一个门禁镇区的直接测量，但这是本页找得到的诚实数字，应该纳入对话。
- No hospital, and no verified drive time to one. Rinicare Health Clinic is 890 m; the nearest hospital-level facility, Columbia Asia Iskandar Puteri, is a straight-line 4.2 km, and this page has not timed that route at rush hour. For an older household, the absence of a nearby hospital is worth weighing on its own.没有医院，也没有实测车程。Rinicare Health Clinic 距离 890 米；最近的医院级设施 Columbia Asia Iskandar Puteri，直线距离 4.2 公里，本页未在繁忙时段实测这段车程。对有长者的家庭，「附近没有医院」这件事本身值得单独权衡。
- Almost no Wikimedia-licensed photography exists of the estate itself. Every photo on this page is honestly captioned as being of the surrounding Mutiara Rini locality or wider Skudai, not inside Mutiara Mas’s own gates. For a fully-built, near-decade-old township, that gap is itself worth noting.镇区本身几乎没有可授权使用的照片。本页每一张照片都诚实标注为拍摄于周边 Mutiara Rini 地区或更大范围的士古来，不在 Mutiara Mas 自己的门禁之内。对一个已建成、接近十年的镇区来说，这个空缺本身就值得注意。
- Two very different psf numbers are both “correct.” List.my publishes RM413 psf blended across all types and years; MyRumahBaru separately publishes RM484.11 psf across a narrower, more recent transaction set. Quoting either number without saying which type and which years invites the exact confusion this page is trying to clear up.两个差很多的每尺价，都「没有错」。List.my 公布的是全类型、全年份混合的 RM413；MyRumahBaru 另外公布的是较窄、较近期一组成交的 RM484.11。引用任何一个数字却不说明是哪种类型、哪几年，只会造成本页想澄清的那种混淆。
- The strata-vs-landed title question is unresolved on this page. Whether the cluster house series here carry individual or strata master titles changes both foreign-buyer eligibility and, often, maintenance-fee structure. This page flags the question repeatedly rather than guessing at an answer.分层还是有地这个地契问题，本页没有答案。这里的 Cluster House 系列究竟是个别地契还是分层母契，会同时影响外籍买家资格与常见的管理费结构。本页反复提出这个问题，而不是用猜的给答案。
Taman Mutiara Mas FAQTaman Mutiara Mas 常见问题
How much does a house in Taman Mutiara Mas actually cost?Taman Mutiara Mas 的房子实际多少钱？
NAPIC recorded 267 subsale transactions here between 2021 and 2026, median RM650,000 at RM413 per square foot, published by List.my. But that headline blends five very different products. Split by type: 86 records are cluster houses at a median RM880,000 (RM403 psf), 39 are condo or apartment units at RM378,000 (RM406 psf), 33 are serviced apartments at RM330,000 (RM441 psf), 12 are double-storey terraces at RM810,000 (RM340 psf, all on Jalan Mutiara 3/8 and 3/9) and 10 are flats at RM180,000 (RM200 psf). When most people say ‘Mutiara Mas’ they mean the gated cluster houses — and those cost RM230,000 more than the township median suggests. NAPIC 在 2021 至 2026 年间记录了这里 267 笔二手成交，中位价 RM650,000、每平方尺 RM413，由 List.my 公布。但这个标题数字混合了五种完全不同的产品。按类型拆开：86 笔是 Cluster House（田字屋），中位价 RM880,000（每尺 RM403）；39 笔是公寓／服务式公寓类的 Condo/Apartment，RM378,000（每尺 RM406）；33 笔是 Serviced Apt，RM330,000（每尺 RM441）；12 笔是双层排屋，RM810,000（每尺 RM340，全部在 Jalan Mutiara 3/8 与 3/9）；10 笔是组屋（Flat），RM180,000（每尺 RM200）。多数人说的「Mutiara Mas」指的是门禁 Cluster House —— 而它比镇区中位数贵了 RM230,000。
Why is Taman Mutiara Mas mostly ‘cluster house’, and what does that actually mean?为什么 Taman Mutiara Mas 大多是 Cluster House？这到底是什么意思？
Because that is what the developer built most of. Scientex Skudai Sdn Bhd’s own site describes Taman Mutiara Mas as its ‘crown jewel’ development across 145 acres, and lists the landed series that make up the estate: Sapphire (128 units, 2-storey cluster house), Emerald (76 units, 2.5-storey), and Jade, launched in 2017 as ‘176 units cluster and semi-detached homes’ — explicitly described as ‘the last installment of our landed homes in this prestigious township.’ A cluster house is a gated terrace-style unit built inside a shared-perimeter, guarded scheme rather than a standalone landed lot, which is why 86 of the 180 residential NAPIC records here — 48 per cent — are filed as Cluster House rather than as an ordinary terrace or semi-detached house. Whether a specific unit is held under an individual or a strata master title varies by scheme; check it on the actual title, not the marketing name. 因为这就是发展商建得最多的产品。Scientex Skudai Sdn Bhd 自家网站把 Taman Mutiara Mas 描述为其「crown jewel」旗舰项目，占地 145 英亩，并列出构成这个镇区的有地系列：Sapphire（128 个单位，双层 Cluster House）、Emerald（76 个单位，2.5 层）、以及 2017 年推出的 Jade（「176 个 Cluster 与半独立式单位」）——Scientex 明确称其为「本镇区最后一批有地住宅」。Cluster House 是建在共用周界、门禁保安范围内的排屋式产品，而不是独立地契的有地屋，这也是为什么这里 180 笔住宅登记纪录中有 86 笔（48%）被归类为 Cluster House，而不是普通排屋或半独立式。具体单位是个别地契还是分层母契，因期数而异，请以实际地契为准，不要看行销名称就下判断。
Who developed Taman Mutiara Mas and is it still being built?Taman Mutiara Mas 是谁开发的？还在建吗？
Scientex Skudai Sdn Bhd, part of Scientex Berhad (the packaging and property group). Scientex’s own location page lists Skudai as a 145-acre project area; a separate published account puts the acquisition at 146 acres in 2010. Taman Mutiara Mas is described on Scientex’s site as its ‘crown jewel’ development in Skudai. MyRumahBaru’s project record shows completion in Q4 2016, and the last landed phase, Jade, launched in 2017. What is still marketed today, as of September 2026, is not landed: The Garden Residences (1,148 high-rise units, leasehold, ready to move in), Signature Hub (a 71-unit shop-office scheme, 78 per cent of its non-Bumiputera units sold at launch) and a 44-unit Retail Shops scheme. Scientex’s current sales office for this township is no longer on site — it has moved to Taman Scientex Utama in Senai, a separate, newer Scientex project. Scientex Skudai Sdn Bhd，隶属包装与产业集团 Scientex Berhad。Scientex 自家的地点页面把士古来列为 145 英亩的项目面积；另一份公开资料则称 2010 年收购时是 146 英亩。Scientex 官网把 Taman Mutiara Mas 描述为其在士古来的「crown jewel」旗舰项目。MyRumahBaru 的项目纪录显示交屋于 2016 年第四季，最后一期有地住宅 Jade 于 2017 年推出。截至 2026 年 9 月，目前仍在销售的已经不是有地产品：The Garden Residences（1,148 个高层单位，租赁地契，现楼）、Signature Hub（71 个店铺办公室单位，推出时非土著单位售出 78%）、以及 44 个单位的 Retail Shops。Scientex 目前这个镇区的销售办事处已不在原址 —— 已迁往士乃（Senai）的 Taman Scientex Utama，那是另一个较新的独立项目。
Is Taman Mutiara Mas freehold or leasehold?Taman Mutiara Mas 是永久地契还是租赁地契？
Leasehold. MyRumahBaru’s own project FAQ states it plainly: ‘Taman Mutiara Mas is a leasehold development.’ Scientex’s own website confirms leasehold tenure for the three schemes it still actively markets there — The Garden Residences, Signature Hub and the Retail Shops. This page has not independently verified the tenure of the earlier landed series (Jade, Emerald, Sapphire, Opal); confirm it on the specific title before you commit, and note that several other addresses in this same mukim — Taman Sutera Utama, Taman Ungku Tun Aminah and Taman Universiti among them — are freehold, which is a real point of comparison if tenure matters to you. 租赁地契。MyRumahBaru 自家项目常见问答写得很直白：「Taman Mutiara Mas is a leasehold development」。Scientex 官网也确认其目前仍在销售的三个项目 —— The Garden Residences、Signature Hub 与 Retail Shops —— 均为租赁地契。本页尚未独立核实较早期有地系列（Jade、Emerald、Sapphire、Opal）的地契年期；请以实际地契为准，签约前自行确认。同一个县内的 Taman Sutera Utama、Taman Ungku Tun Aminah 与 Taman Universiti 等门牌是永久地契 —— 如果地契年期对你重要，这是一个实在的比较点。
Can foreigners buy in Taman Mutiara Mas?外国人可以买 Taman Mutiara Mas 吗？
Mostly no, on the landed floor, but the strata floor is a genuinely closer question here than in most townships in this series. Johor sets a RM2 million minimum for non-citizens buying landed residential property and RM1 million for strata. None of the recorded medians here reach RM2 million: cluster house RM880,000, double-storey terrace RM810,000, condo RM378,000, serviced apartment RM330,000, flat RM180,000. But the highest individually listed subsale units this page found run to RM1,650,000 and RM1,480,000 — both above the RM1 million strata floor. Whether those specific units are legally strata-titled rather than landed-titled determines whether a foreign buyer could touch them at all; this page has not confirmed that title status and neither should you assume it. Ask the question before you fall in love with a listing. 在有地这条线上，多数不行；但分层这条线，在这里比本系列多数镇区都更接近答案，值得认真算一算。柔佛对非公民设有门槛：有地住宅最低 RM200 万、分层产权最低 RM100 万。这里没有任何一个登记中位价够到 RM200 万：Cluster House RM880,000、双层排屋 RM810,000、Condo RM378,000、服务式公寓 RM330,000、组屋 RM180,000。但本页查到的个别放售单位最高达 RM1,650,000 与 RM1,480,000 —— 都高于 RM100 万的分层门槛。这些具体单位在法律上是分层地契还是有地地契，直接决定外籍买家碰不碰得了 —— 本页并未核实这一点，你也不该自行假设。在你看上某个挂牌之前，先把这个问题问清楚。
Why does List.my say RM413 per square foot but another site says RM484?为什么 List.my 说每尺 RM413，另一个网站却说 RM484？
Because they are measuring different things. List.my’s RM413 psf median comes from all 267 NAPIC-registered subsale transactions across every property type recorded here from 2021 to 2026. MyRumahBaru, a separate aggregator, publishes its own reading of 23 recent verified transactions with a median of RM484.11 psf, a range of RM344 to RM824, and a claimed three-year growth of 37.8 per cent. Neither number is wrong; they are drawing from overlapping but not identical NAPIC extracts, over different windows, and possibly different type filters. The lesson is not to pick whichever number flatters a listing — ask which property type, which years and which specific transactions sit behind any psf figure quoted to you, on this page or any other. 因为它们量的是不同的东西。List.my 的每尺 RM413 中位价，来自这里 2021 至 2026 年全部 267 笔 NAPIC 登记二手成交、涵盖所有产业类型。另一个聚合平台 MyRumahBaru 则用自己读到的 23 笔「近期已核实成交」，得出中位每尺 RM484.11，区间 RM344 至 RM824，并称三年涨幅 37.8%。两个数字都没有错 —— 它们取自重叠但不完全相同的 NAPIC 资料，时间窗口不同，可能筛选的产业类型也不同。要学到的教训不是挑一个对挂牌有利的数字，而是不管是本页还是别处报给你的每尺价，先问清楚它背后是哪一种产业类型、哪几年、哪些具体成交。
What is the rental yield in Taman Mutiara Mas?Taman Mutiara Mas 的租金回报率是多少？
This page cannot tell you, and will not guess. MyRumahBaru’s own listing for this project currently shows zero rental listings, and unlike some addresses in this series, List.my publishes no auction reserves or estimated gross yields for Taman Mutiara Mas that this page could cite. Without an achieved-rent series, any yield number would be invented. If you are buying to let, ask a local agent for actual signed tenancies on comparable cluster houses or condo units before you model a return. 本页给不出这个数字，也不会用猜的。MyRumahBaru 自家的项目页面目前显示零则租屋挂牌；而且不像本系列有些区域，List.my 没有公布 Taman Mutiara Mas 的任何拍卖底价或预估毛回报可供本页引用。没有实际成交的租约数列，任何回报率都是编出来的。如果你是为了出租而买，请先向在地经纪索取同类 Cluster House 或 Condo 单位的实际签约租金，再来算回报，而不是先算再找数字。
Is the area around Taman Mutiara Mas safe, and does it flood?Taman Mutiara Mas 一带治安好吗？会淹水吗？
Crime: high, on the numbers, though the boundary matters. Police district IPD Iskandar Puteri — which covers Iskandar Puteri, Skudai, Gelang Patah, Nusa Bestari, Taman Impian Emas and Mutiara Rini, not this estate alone — recorded 571 crime convictions in 2023, 81 per cent above the Johor state median, with a density of 127 per 100,000 residents against a state median of 70. Theft other was the largest single category at 36 per cent of the total. That places the district at the 79th percentile statewide, rated ‘high’ by the platform reporting it. Set against that, Scientex’s own facilities list for the estate includes 24-hour security and perimeter fencing around the gated schemes. Flood risk is separately assessed as low for both river flooding from the nearby Sungai Melana and heavy-rain flash flooding, with no recorded floods in the past two years. 治安：以数字看偏高，但要注意统计边界。涵盖此区的警区 IPD Iskandar Puteri —— 范围包括 Iskandar Puteri、士古来、Gelang Patah、Nusa Bestari、Taman Impian Emas 与 Mutiara Rini，不只是这一个社区 —— 在 2023 年记录 571 宗刑事定罪，高出柔佛州中位数 81%，每十万人口密度为 127，州中位数为 70。「其他盗窃」是最大单一类别，占 36%。这使该警区落在全州第 79 百分位，被平台评为「偏高」。相对地，Scientex 自家为这个镇区列出的设施包括门禁分区的 24 小时保安与周界围栏。淹水风险则另有评估，河流（邻近的 Sungai Melana）与暴雨积水两项风险均为「低」，过去两年无淹水纪录。
Is ‘Taman Mutiara Mas’ the same place as ‘Mutiara Rini’?「Taman Mutiara Mas」跟「Mutiara Rini」是同一个地方吗？
No, but the two are genuinely easy to confuse, and List.my’s own postal address for Taman Mutiara Mas is part of why: it reads ’22, Taman, Jalan Mutiara 2/6, Mutiara Rini, 81300 Skudai’ — so Mutiara Mas properties are postally filed inside the Mutiara Rini locality even though NAPIC and List.my track Taman Mutiara Mas as its own separate area with its own 267 transactions. Mutiara Rini is the much larger, older township: roughly 1,400 acres launched in 1996 by Mutiara Rini Sdn Bhd, a Boustead Holdings subsidiary, with 869 of its own recorded transactions. Taman Mutiara Mas is Scientex’s separate, smaller, gated 145-acre project built inside or immediately beside it from the 2010s. There are also other ‘Mutiara’-named developments in this stretch of Skudai — Mutiara Bestari and Mutiara Maju among them — whose developers this page has not researched; do not assume they share a builder, a title type or a price level with either Mutiara Mas or Mutiara Rini. 不是同一个地方，但两者确实很容易搞混，而 List.my 给 Taman Mutiara Mas 的邮政地址正是原因之一：写的是「22, Taman, Jalan Mutiara 2/6, Mutiara Rini, 81300 Skudai」—— 也就是说，Mutiara Mas 的门牌在邮政上归在 Mutiara Rini 这个地区之内，尽管 NAPIC 与 List.my 把 Taman Mutiara Mas 当成独立区域，各自记录了 267 笔成交。Mutiara Rini 是规模大得多、也老得多的市镇：约 1,400 英亩，1996 年由 Boustead Holdings 子公司 Mutiara Rini Sdn Bhd 推出，自有 869 笔登记成交。Taman Mutiara Mas 则是 Scientex 另外开发的、规模较小、门禁式的 145 英亩项目，建在它内部或紧邻它，年代是 2010 年代之后。这一带士古来还有其他名字带「Mutiara」的项目 —— 包括 Mutiara Bestari 与 Mutiara Maju —— 本页并未查证它们的发展商；请不要假设它们跟 Mutiara Mas 或 Mutiara Rini 是同一个发展商、同样的地契类型或同一个价位。
The smallest market by volume, the second-highest by ticket成交量最小的市场，总价却排第二高
Taman Mutiara Mas has 267 recorded transactions against Taman Mutiara Rini’s 869 next door — less than a third the volume — yet a higher median price. Read together with the postal-address overlap between the two, this is the clearest way to see that they are genuinely different products sharing a neighbourhood.Taman Mutiara Mas 有 267 笔登记成交，隔壁 Taman Mutiara Rini 有 869 笔 —— 量不到三分之一 —— 中位价却更高。搭配两者邮政地址重叠这件事一起读，这是看清「它们其实是共用同一片街坊的两种不同产品」最清楚的方式。
| Taman Mutiara Mas | Taman Mutiara Rini | Horizon Hill | Taman Bukit Indah | |
|---|---|---|---|---|
| Recorded transactions登记成交笔数 | 267 | 869 | 1,024 | 1,798 |
| Median transacted中位成交价 | RM650,000 | RM620,000 | RM1,080,000 | RM610,000 |
| Median psf, blended中位每尺（混合） | RM413 | RM371 | RM498 | RM460 |
| psf, twelve months每尺，十二个月 | +8.0% | +9.8% | +10.5% | +2.6% |
| Median, gated landed product门禁有地产品中位价 | RM880,000 (cluster house)（Cluster House） | Not compiled — open terrace township未统计 —— 开放式排屋镇区 | Not compiled on this page本页未统计 | Not compiled on this page本页未统计 |
| Tenure地契年期 | Leasehold, per developer发展商：租赁 | Leasehold 991 yrs, per developer发展商：租赁 991 年 | Verify on title请查地契 | Verify on title请查地契 |
| Developer still selling new landed发展商仍在卖新有地住宅 | No — last phase 2017否 —— 最后一期在 2017 年 | Yes — Phase 6M, RM672k–935k是 —— Phase 6M，RM672k–935k | Not compiled未统计 | Largely built out大致已建满 |
| The case for it选它的理由 | Gated, schools within 2 km, no new landed competing against you门禁、两公里内有学校、没有新有地住宅在竞争 | Planning, urban forest, deeper volume规划、城市森林、更深的成交量 | Established prestige address, EduCity proximity成熟的高端门牌、近 EduCity | Depth and resale liquidity深度与转售流动性 |
Taman Mutiara Mas is one of five mukim Pulai estates carrying the Mutiara name, each now with its own page: Taman Mutiara Rini (largest and most liquid), Taman Mutiara Bestari (priciest at RM1,100,000), Taman Mutiara Maju (highest psf at RM483) and Taman Mutiara Utama (cheapest and thinnest, 61 records at RM608,000). Taman Mutiara Mas 是 mukim Pulai 五个带「Mutiara」名字的屋苑之一，现在每一个本站都有专页：Taman Mutiara Rini（规模最大、最流通）、Taman Mutiara Bestari（总价最高，RM1,100,000）、Taman Mutiara Maju（每尺价最高，RM483）与 Taman Mutiara Utama（最便宜、市场最薄，61 笔、RM608,000）。
Send me the series. I will price it off the right 86 records.把系列名发给我，我用对的那 86 笔来给它定价。
The most expensive mistake in this township is pricing a cluster house off a blended RM413 psf figure that includes flats and condos a third of the price. Send me the series — Jade, Sapphire, Emerald or Opal — and whether the title is strata or individual if you know it, and I will send back cluster-house-only comparables, not a township average. 在这个镇区，最贵的一个错误，就是拿一个混合了组屋与 Condo（价格只有三分之一）的 RM413 每尺价，去给一栋 Cluster House 定价。把系列 —— Jade、Sapphire、Emerald 或 Opal —— 告诉我，如果你知道地契是分层还是个别也一并说，我会回给你只属于 Cluster House 的参考成交，不是镇区平均值。