Taman Mutiara Rini: the median
describes nobody’s house
Taman Mutiara Rini：那个中位数
不属于任何一栋房子
Every portal quotes RM620,000 and RM371 per square foot for this address. Then you open the file and find four different markets stacked on top of each other: 605 double-storey terraces recording RM680,000 at RM444 psf, 96 low-cost flats at RM135,000, 81 small semi-detached houses at RM470,000 and 63 single-storey terraces at RM490,000. The house seven buyers in ten come here for costs RM60,000 more than the headline. And the developer is still selling brand-new ones, in the same township, from RM672,000. 每个平台给这个门牌的数字都是 RM620,000、每尺 RM371。把档案打开，里面其实是四个市场叠在一起：605 笔双层排屋，登记 RM680,000、每尺 RM444；96 笔低成本组屋，RM135,000；81 笔小型半独立式，RM470,000；63 笔单层排屋，RM490,000。十个买家里有七个冲着来的那种房子，比标题数字贵 RM60,000。而在同一个镇区里，发展商的全新房子仍在卖，起价 RM672,000。
© Chongkian · CC BY-SA 4.0 · Wikimedia CommonsTaman Mutiara Rini in 30 seconds30 秒看懂 Taman Mutiara Rini
- What it is: a 1,400-acre township launched in 1996 on the former Rini Estate oil palm plantation, in Skudai, mukim Pulai, postcode 81300. The developer is Mutiara Rini Sdn Bhd, a wholly-owned subsidiary of Boustead Holdings Berhad, whose major shareholder is the Malaysian Armed Forces Fund Board. It is planned as six self-contained parcels linked by bicycle tracks, with schools and open space as each parcel’s focal point. 它是什么：一个 1,400 英亩、1996 年推出的市镇，前身是名为 Rini Estate 的油棕园，位于士古来（Skudai）、Pulai 县、邮区 81300。开发商是 Mutiara Rini Sdn Bhd，为 Boustead Holdings Berhad 的全资子公司；Boustead 的大股东是马来西亚武装部队基金局。规划上分成 六个自成一体的分区，以脚车道相连，每个分区以学校与开放空间为核心。
- The headline: NAPIC records 869 subsale transactions from 2021 to 2026, median RM620,000, residential median price per square foot RM371, up 9.8 per cent over twelve months. That places the address fifth by volume among the thirteen most-traded in mukim Pulai, and squarely between Taman Ungku Tun Aminah at RM465,000 and Taman Bukit Indah at RM610,000. 标题数字：NAPIC 记录 2021 至 2026 年共 869 笔二手成交，中位价 RM620,000，住宅中位每尺 RM371，十二个月上涨 9.8%。以成交量计，它在 Pulai 县成交量最大的十三个门牌中排第五，价位正好夹在 Taman Ungku Tun Aminah 的 RM465,000 与 Taman Bukit Indah 的 RM610,000 之间。
- The number under the number: 605 of those 869 records are double-storey terraces — 70 per cent of everything — and they record RM680,000 at RM444 psf, not RM620,000 at RM371. The gap is created by the other 264: 96 low-cost flats at RM135,000, 81 semi-detached houses at RM470,000, 63 single-storey terraces at RM490,000 and 24 commercial records. The median is arithmetic. It is not a house. 数字底下的数字：那 869 笔当中，605 笔是双层排屋 —— 占全部的七成 —— 它们的登记数字是 RM680,000、每尺 RM444，不是 RM620,000、每尺 RM371。这个落差来自另外 264 笔：96 笔低成本组屋 RM135,000、81 笔半独立式 RM470,000、63 笔单层排屋 RM490,000，再加 24 笔商业。中位数是一道算术，它不是一栋房子。
- The competitor nobody mentions: the developer has not left. Its current Phase 6M is a 22 by 70 foot double-storey terrace, 2,280 to 2,540 sq ft built-up, priced RM672,000 to RM935,000 (Bumiputera RM571,200 to RM701,250), gated and guarded, with Phase 2N announced. Boustead’s corporate page states only about 40 per cent of the 1,400 acres has been developed, with 884 acres still to come. New supply is not a risk here. It is a published plan. 没有人提的竞争者：发展商还没走。现行的 Phase 6M 是 22 尺 × 70 尺的双层排屋，建筑面积 2,280 至 2,540 平方尺，售价 RM672,000 至 RM935,000（土著价 RM571,200 至 RM701,250），门禁保安，另已预告 Phase 2N。Boustead 的企业网页写明，1,400 英亩中只有约 40% 已开发，还有 884 英亩待推。新屋供给在这里不是一个风险假设，而是一份公开的计划。
- The honest catch: tenure is leasehold, 991 years on the developer’s own current project page — not freehold like Taman Sutera Utama, Taman Ungku Tun Aminah or Taman Universiti. And recorded residential volume has fallen hard: 291 records in 2023, 185 in 2024, 40 in 2025, 10 so far in 2026. Part of that is the roughly six-month reporting lag. Part of it is not. 诚实提醒：地契年期在发展商现行项目网页上列为 租赁地契、991 年 —— 不像 Taman Sutera Utama、Taman Ungku Tun Aminah 或 Taman Universiti 那样是永久地契。另外，登记住宅成交量下滑得很快：2023 年 291 笔、2024 年 185 笔、2025 年 40 笔、2026 年至今 10 笔。其中一部分是约半年的登记滞后，一部分不是。
A township that grew its own high street一个自己长出商店街的市镇
Every photograph in this gallery carries a Mutiara Rini address in its own Wikimedia Commons file description. What they show is not a mall and not a skyline: it is a shop row. Two hypermarkets, a hardware shop, a fruit trader and four restaurants, all inside the same postcode. That is what a 1,400-acre plan looks like at ground level after thirty years. 本区每一张照片，依其在 Wikimedia Commons 上的档案说明，地址都写着 Mutiara Rini。它们拍到的不是商场，也不是天际线，而是一条商店街：两家量贩、一家五金行、一家水果行、四家餐厅，全在同一个邮区内。这就是一份 1,400 英亩的规划，在三十年后于地面上的样子。
Four buyers, four price points, one postcode四种买家、四个价位、同一个邮区
The transaction record does something unusual here: it splits cleanly. 605 double-storey terraces, 96 low-cost flats, 81 semi-detached houses, 63 single-storey terraces. Those are not four segments of one market. They are four separate markets, and the people in them rarely bid against each other.这里的成交纪录有一个少见的特性：它切得很干净。605 笔双层排屋、96 笔低成本组屋、81 笔半独立式、63 笔单层排屋。这不是一个市场的四个区隔，而是四个各自独立的市场 —— 里面的人几乎不会互相竞标。
The Skudai upgrader士古来的换屋客
Sells a 1980s house in Taman Ungku Tun Aminah at its recorded median of RM465,000 or in Taman Universiti at RM400,000, and buys a double-storey terrace here at RM680,000. Same district, same schools, a newer house on a bigger plan. This is the trade that seven of every ten recorded transactions in this township represent.卖掉 Taman Ungku Tun Aminah 一栋 1980 年代的房子（登记中位 RM465,000），或 Taman Universiti 的一栋（RM400,000），在这里买一栋双层排屋（RM680,000）。同一个大区、同一批学校，换到一栋比较新、规划比较完整的房子。这个镇区每十笔登记成交里，有七笔就是这一笔交换。
The buyer who is not buying subsale不买二手的那种买家
Walks past every resale listing and buys new: a 22 by 70 foot terrace with 2,280 to 2,540 sq ft built-up, RM672,000 to RM935,000, gated and guarded, developer warranty, Bumiputera price from RM571,200. On the published numbers this buyer pays roughly what the median subsale terrace costs. If you are selling here, this is your actual competitor.他会走过每一则二手挂牌，然后买新的：22 尺 × 70 尺的排屋，建筑面积 2,280 至 2,540 平方尺，RM672,000 至 RM935,000，门禁保安，附发展商保固，土著价从 RM571,200 起。就公开数字看，这位买家付的钱，跟中位的二手排屋差不多。如果你要在这里卖房，这才是你真正的对手。
The low-cost flat owner低成本组屋的屋主
614 square feet, levels three to five, recorded between RM135,000 and RM200,000 across the period. Eleven per cent of everything recorded in this township is this unit. It is also the single biggest reason the township median reads RM620,000 rather than something starting with a seven.614 平方尺，三至五楼，期间内登记成交在 RM135,000 至 RM200,000 之间。这个镇区全部登记成交里，有 11% 是这一种单位。它也是「镇区中位数是 RM620,000，而不是七字头」的最大单一原因。
The shop investor店屋投资者
Seventeen double-storey shops at a median of RM750,000, plus four retail lots, two single-storey shops and one office lot. Published rows cluster on Jalan Utama 34, 43 and 44 and Jalan Jasa 25, sized 2,228 to 3,208 sq ft. Twenty-four records in six years is a thin commercial market, and thin markets price badly in both directions.17 笔双层店屋，中位价 RM750,000，另有 4 笔零售单位、2 笔单层店屋、1 笔办公室。公开逐笔纪录集中在 Jalan Utama 34、43、44 与 Jalan Jasa 25，面积 2,228 至 3,208 平方尺。六年 24 笔是一个很薄的商业市场 —— 而薄的市场，往上往下都定不准价。
The township that gave every buyer a bicycle送每位买家一辆脚车的市镇
That is not a marketing line invented for this page. Boustead’s own published description of the township lists a network of bicycle tracks separate from the road system, a road hierarchy designed so through traffic never enters residential streets, and a bicycle given to every purchaser. Whether the tracks are still ridden is the question you should ask on the ground.这不是本页替它想出来的宣传语。Boustead 自己公布的镇区说明里，写着一套与车道分离的脚车道网络、一套让过境车流不进入住宅街道的道路层级设计，以及「每位买家赠送一辆脚车」。那些脚车道今天还有没有人骑 —— 这是你该到现场问的问题。
School run, and it is short. SK Taman Mutiara Rini, SK Taman Mutiara Rini 2, SMK Taman Mutiara Rini 1 and 2, SJK(C) Thorburn and SJK(T) Ladang Mutiara Rini all carry addresses inside or immediately beside the township. Boustead built the primary and secondary schools upfront, before the houses filled, which is why they sit at the centre of each parcel rather than at the edge.送孩子上学，路程很短。SK Taman Mutiara Rini、SK Taman Mutiara Rini 2、SMK Taman Mutiara Rini 1 与 2、SJK(C) Thorburn 与 SJK(T) Ladang Mutiara Rini，地址都在镇区之内或紧邻。Boustead 是先建学校再等房子住满的，所以学校位于每个分区的中心，而不是边缘。
Groceries without leaving the postcode. Mydin Mall Mutiara Rini and the hypermarket photographed in 2020 as Tesco Extra, now trading as Lotus’s, both stand inside the township, along with a Watsons, a Caring Pharmacy and three separate 99 Speedmart outlets on OpenStreetMap’s record.买菜不必出邮区。Mydin Mall Mutiara Rini，以及 2020 年被拍下时名为 Tesco Extra、现已改名 Lotus’s 的量贩，都在镇区内；OpenStreetMap 上还记录了一家 Watsons、一家 Caring 药房，以及三家分散的 99 Speedmart。
The urban forest. Boustead describes 62 acres of it on its corporate page and 64 acres on the current sales site, with nature trails, a children’s playground, cycling tracks, lakes and fruit orchards. OpenStreetMap carries it as Hutan Bandar MBIP. It is the most genuinely unusual thing about this address, and the hardest for a neighbouring township to copy.城市森林。Boustead 的企业网页写 62 英亩，现行销售网站写 64 英亩，内容包括自然步道、儿童游乐场、脚车道、湖与果园。OpenStreetMap 上的名称是 Hutan Bandar MBIP。这是这个门牌真正少见的一样东西，也是隔壁镇区最难复制的一样。
Cricket, of all things. The developer built what it calls an international-standard cricket pitch, the Mutiara Oval; OpenStreetMap and Nominatim both carry it as the Johor Cricket Academy and Oval on Persiaran Jasa 2. The developer also lists hockey pitches, futsal and basketball courts and football fields among the public facilities.板球 —— 没错。发展商兴建了它称为国际标准的板球场 Mutiara Oval；OpenStreetMap 与 Nominatim 上的名称是 Johor Cricket Academy & Oval，位于 Persiaran Jasa 2。发展商列出的公共设施还包括曲棍球场、五人足球场、篮球场与足球场。
Dinner on the shop row rather than in a car. Nam Huat Heng, 99 Hock Huat, Genesis Steamboat and Qiu Vegetarian all carry Mutiara Rini addresses on their own Commons file descriptions, and the developer’s sales site lists McDonald’s and KFC within about three kilometres. This is a Chinese-and-Malay food street, not a mall food court.晚餐在商店街解决，不必先上车。Nam Huat Heng、99 Hock Huat、Genesis Steamboat 与 Qiu Vegetarian 在 Commons 的档案说明里，地址都写着 Mutiara Rini；发展商的销售网站另列出约三公里内有 McDonald’s 与 KFC。这是一条华巫混合的美食街，不是商场里的美食广场。
And the part the brochure skips: the way out. The township has a six-kilometre frontage onto Jalan Gelang Patah-Skudai, Johor State Route J4, on the developer’s own account. That is a lot of frontage and only one road. What that road does between 7.30 and 8.30 in the morning is the single thing you must test yourself before you sign anything.还有宣传册跳过的那一段：怎么出去。按发展商自己的说法，这个镇区有 6 公里的临街面朝向 Jalan Gelang Patah-Skudai，也就是柔佛州道 J4。临街面很长，但路只有那一条。这条路在早上 7:30 到 8:30 是什么样子 —— 这是你签任何东西之前，唯一必须自己去测的事。
This is a Second Link address that happens to sit in Skudai这是一个碰巧落在士古来的「二关门牌」
Almost every other completed-landed address in this series is a Jalan Skudai story — Federal Route 1, north to Senai, south to the Causeway. Taman Mutiara Rini is not. It fronts Jalan Gelang Patah-Skudai, Johor State Route J4, and the developer states the township has a six-kilometre frontage onto it. 本系列里几乎每一个已建成有地门牌，讲的都是 Jalan Skudai 的故事 —— 联邦 1 号公路，北往士乃，南往长堤。Taman Mutiara Rini 不是。它临的是 Jalan Gelang Patah-Skudai，也就是柔佛州道 J4；发展商表示这个镇区在这条路上有 6 公里的临街面。
Read the J4 junction schedule and the shape of the address changes. Northward it ends at the Skudai diamond interchange with Federal Route 1 and the North-South Expressway. Southward it runs through Lima Kedai to Gelang Patah, where it meets the Second Link Expressway to Tuas, the Kota Iskandar Highway (J239) and State Route J7 to Pontian. The township’s own named junction on that schedule is Jalan Persiaran Mutiara Mas.把 J4 的交汇点清单读一遍，这个门牌的形状就变了。往北，它止于与联邦 1 号公路及南北大道相接的 Skudai 钻石型交汇处；往南，它经 Lima Kedai 抵 Gelang Patah，在那里衔接通往新加坡大士的第二通道大道、Kota Iskandar 大道（J239）与通往笨珍的州道 J7。清单上属于这个镇区的交汇点名称是 Jalan Persiaran Mutiara Mas。
| Reference point参照点 | What is published公开记载 |
|---|---|
| Jalan Gelang Patah-Skudai (J4) | The township’s spine; 6 km of frontage, per the developer镇区主干；发展商称临街面 6 公里 |
| Jalan Persiaran Mutiara Mas | The township’s named junction on the J4 scheduleJ4 清单上属于本镇区的交汇点 |
| Skudai I/C, north end of J4 | Diamond interchange with FT1 Skudai Highway and the North-South Expressway与联邦 1 号公路及南北大道的钻石型交汇处 |
| Gelang Patah, south end of J4 | Second Link Expressway to Tuas, J239 Kota Iskandar Highway, J7 to Pontian通往大士的第二通道大道、J239 Kota Iskandar 大道、往笨珍的 J7 |
| Universiti Teknologi Malaysia | “Just 4 km”, per the developer’s own sales site发展商销售网站说法：仅 4 公里 |
| Kota Iskandar | 17 km, per the developer’s own sales site发展商销售网站说法：17 公里 |
| Legoland Malaysia | 18 km, per the developer’s own sales site发展商销售网站说法：18 公里 |
| Johor Bahru city centre | About 13 km to the north-west of it, per Boustead and WikipediaBoustead 与维基百科：位于市中心西北约 13 公里 |
| RTS Link, Bukit Chagar | Not walkable, not driveable in a straight line. This is not an RTS address.走不到，也没有直线车道。这不是一个 RTS 门牌。 |
Schools built before the houses, and one road out先建学校再建房子，而出口只有一条
Boustead’s planning note says the primary and secondary schools were constructed upfront, so that residents moved in already knowing a basic need was provided for. Thirty years later that decision is still the strongest thing about the address, and the road out is still the weakest.Boustead 的规划说明写道，小学与中学是先建好的，让住户搬进来时就知道这项基本需求已经解决。三十年后，这个决定仍然是这个门牌最强的一点，而那条出去的路，仍然是最弱的一点。
Roads道路
The state’s congestion action plan for Greater Johor Bahru counts 77 hotspots grouped into 41 clusters, of which 24 clusters are rated serious. Mutiara Rini’s traffic reaches Federal Route 1 through the Skudai interchange at the north end of J4, which is where the corridor problem starts. Going south instead, J4 reaches the Second Link at Gelang Patah without touching Jalan Skudai at all — which is the underrated part of this address. 柔佛的交通疏导行动计划在大新山点出 77 个塞车热点、41 个群组，其中 24 个群组被评为严重。Mutiara Rini 的车流是经由 J4 北端的 Skudai 交汇处汇入联邦 1 号公路的 —— 而走廊的问题正是从那里开始。但若往南走，J4 可以完全不碰 Jalan Skudai，直接在 Gelang Patah 接上第二通道 —— 这是这个门牌被低估的一面。
Schools学校便利
The published school list for this township is unusually long for a Skudai address: SK Taman Mutiara Rini, SK Taman Mutiara Rini 2, SMK Taman Mutiara Rini 1, SMK Taman Mutiara Rini 2, SJK(C) Thorburn and SJK(T) Ladang Mutiara Rini. OpenStreetMap places SMK Mutiara Rini, SK Taman Mutiara Rini, SK Taman Mutiara Rini 2 and SJK(C) Thorburn inside the township boundary. No distance from any precinct to any school is published anywhere, so this page states none. 这个镇区的公开学校清单，以士古来的门牌而言算长：SK Taman Mutiara Rini、SK Taman Mutiara Rini 2、SMK Taman Mutiara Rini 1、SMK Taman Mutiara Rini 2、SJK(C) Thorburn 与 SJK(T) Ladang Mutiara Rini。OpenStreetMap 将 SMK Mutiara Rini、SK Taman Mutiara Rini、SK Taman Mutiara Rini 2 与 SJK(C) Thorburn 标在镇区范围内。任何公开来源都没有「某个分区到某所学校」的距离，所以本页不写。
Medical & retail医疗与零售
There is no hospital inside Taman Mutiara Rini, and no public source publishes a verified drive time from here to one, so this page lists addresses and stops. Day-to-day medical cover inside the township is a clinic and pharmacy layer: OpenStreetMap records Rinicare Health Clinic, MyPharmacy, Watsons and Caring Pharmacy within the boundary. Taman Mutiara Rini 内没有医院，也没有任何公开来源提供从这里到任何一家医院的实测车程，所以本页只列地址，不往下写。镇区内的日常医疗是诊所与药房这一层：OpenStreetMap 在范围内记录了 Rinicare Health Clinic、MyPharmacy、Watsons 与 Caring Pharmacy。
Six things this township has — and the one number that undoes half of them这个镇区拥有的六样东西 —— 以及抵销掉其中一半的那个数字
Buying in the middle of a price band only works if the middle is buying you something specific. Here it does, and the specifics are unusually well documented, because the developer published its own planning brief. Then read item six. 买在一个价格带的中间，只有当那个中间确实买到了具体的东西时才成立。这里确实有 —— 而且记载异常清楚，因为发展商把自己的规划纲要公开了。然后请读第六项。
A 62-to-64-acre urban forest62 至 64 英亩的城市森林
Boustead’s corporate page calls it a 62-acre Urban Forest and Recreational Centre; the current sales site says 64 acres with nature trails, playground, cycling tracks, lakes and fruit orchards. OpenStreetMap carries it as Hutan Bandar MBIP. Whichever figure is current, no other completed-landed address in mukim Pulai has anything of that scale inside its own boundary. Boustead 的企业网页称之为 62 英亩的城市森林与休闲中心；现行销售网站写 64 英亩，内含自然步道、游乐场、脚车道、湖与果园。OpenStreetMap 上的名称是 Hutan Bandar MBIP。不管哪个数字是最新的，Pulai 县里没有第二个已建成有地门牌，在自己的范围内有这种规模的绿地。
Schools built before the buyers arrived买家还没来，学校已经建好
Six schools carry addresses in or beside the township, and the developer states it built the primary and secondary schools upfront, as part of a plan where each of six parcels has schools and open space at its focal point. In Johor that sequencing is rare; the usual pattern is houses first, schools when the numbers justify them. 六所学校的地址在镇区内或紧邻，而发展商表示，小学与中学是先建好的 —— 这是「六个分区、每区以学校与开放空间为核心」这套规划的一部分。在柔佛，这种先后次序很少见；常态是先建房子，等人数够了再谈学校。
Two hypermarkets inside the fence围墙内有两家量贩
Mydin Mall Mutiara Rini and the hypermarket photographed in 2020 as Tesco Extra Mutiara Rini, now trading as Lotus’s, both stand inside the township on their own Commons file descriptions. Most Skudai addresses borrow a hypermarket from the next postcode. This one owns two. Mydin Mall Mutiara Rini，以及 2020 年被拍下时名为 Tesco Extra Mutiara Rini、现已改名 Lotus’s 的量贩 —— 依其在 Commons 的档案说明，两者都在镇区内。多数士古来门牌得向隔壁邮区借一家量贩，这一个自己有两家。
The Second Link, without Jalan Skudai去二关，不必走 Jalan Skudai
The J4 junction schedule ends at Gelang Patah with the Second Link Expressway to Tuas, the Kota Iskandar Highway and State Route J7. For a household whose crossing is Tuas rather than the Causeway, this address routes south on a state road instead of joining the Federal Route 1 queue. Every other Skudai township in this series has to. J4 的交汇点清单在 Gelang Patah 结束，接上通往大士的第二通道大道、Kota Iskandar 大道与州道 J7。对一个走大士而不是长堤的家庭，这个门牌是往南走一条州道，而不是去挤联邦 1 号公路的车龙。本系列里其他每一个士古来镇区，都得去挤。
The developer is still here发展商还在
Mutiara Rini Sdn Bhd still sells from a gallery at No. 21, Jalan Jasa 25 inside the township, and the township took Best Mega Township 2021 at PropertyGuru’s Asia Property Awards Malaysia on the developer’s own account. Continuity of management is worth real money after thirty years. Mutiara Rini Sdn Bhd 至今仍在镇区内 No. 21, Jalan Jasa 25 的销售办事处卖房；按发展商自己的说法，这个市镇获 PropertyGuru 亚洲房地产大奖马来西亚站 2021 年最佳大型市镇。三十年后，管理的延续性是真的值钱。
And the number that undoes half of it以及抵销掉一半的那个数字
Boustead states approximately 40 per cent of the 1,400 acres has been developed, with 884 acres still to come, and the current Phase 6M terrace is priced RM672,000 to RM935,000 against a recorded subsale terrace median of RM680,000. Everything above is real. It is also being sold, brand new, at your resale price, on land the developer already owns. Boustead 表示 1,400 英亩中约 40% 已开发，另有 884 英亩待推；而现行的 Phase 6M 排屋售价是 RM672,000 至 RM935,000，对照二手排屋的登记中位价 RM680,000。上面那五项都是真的 —— 但它们同时正在被当成全新房子出售，价格就是你的二手价，而那些地发展商早已持有。
And the questions the listing will not raise以及挂牌不会提的问题
🧾 Before you accept any price here在你接受任何报价之前
✈️ If you’re buying from outside Malaysia如果你人在马来西亚以外
Six parcels, and the street name tells you the product六个分区 —— 而路名会告诉你那是什么产品
This township is easier to read than most, because Boustead named the streets after the precincts. Jalan Bakti is Presint Bakti, Jalan Jasa is Presint Jasa, Jalan Utama is Presint Utama. Once you know that, the published transaction rows stop being a list and start being a map: single-storey terraces cluster on Jalan Bakti, the shops sit on Jalan Utama, and the small semi-detached houses are almost all on Jalan Bestari. 这个镇区比多数容易读懂，因为 Boustead 用分区的名字来命名街道：Jalan Bakti 属 Presint Bakti，Jalan Jasa 属 Presint Jasa，Jalan Utama 属 Presint Utama。知道这一点之后，公开的逐笔成交纪录就不再是一份清单，而是一张地图：单层排屋集中在 Jalan Bakti，店屋在 Jalan Utama，小型半独立式几乎全在 Jalan Bestari。
| Precinct分区 | Street family街道家族 | What the records show成交纪录显示什么 | Counted in the 869?算在 869 笔里吗？ | Foreign buyer?外籍可买？ |
|---|---|---|---|---|
| Presint Bakti | Jalan Bakti 1–76, Persiaran Bakti | Most single-storey terrace records sit here, 1,399–1,755 sq ft, RM390,000–RM550,000. Double-storey terraces too.多数单层排屋纪录在这里，1,399–1,755 平方尺，RM390,000–RM550,000；也有双层排屋。 | Yes是 | No不可 |
| Presint Jasa | Jalan Jasa 1–64, Persiaran Jasa | Double-storey terraces, 1,033–2,142 sq ft on the published rows. Pangsapuri Jasa is the low-cost flat block. Sales gallery at Jalan Jasa 25.双层排屋，公开纪录面积 1,033–2,142 平方尺。Pangsapuri Jasa 是低成本组屋。销售办事处在 Jalan Jasa 25。 | Yes是 | No不可 |
| Presint Utama | Jalan Utama 1–46, Persiaran Utama | The commercial spine: shop records on Jalan Utama 21, 34, 43 and 44. Also the largest semi-detached record, 3,197 sq ft at RM1,100,000.商业主干：店屋纪录在 Jalan Utama 21、34、43、44。最大的半独立式纪录也在这里 —— 3,197 平方尺、RM1,100,000。 | Yes是 | No不可 |
| Jalan Bestari lots | Jalan Bestari 2–77 | Where the small semi-detached houses are: 1,496–1,690 sq ft, RM480,000–RM515,000. NAPIC files these addresses under Taman Mutiara Rini.小型半独立式所在：1,496–1,690 平方尺，RM480,000–RM515,000。NAPIC 把这些门牌归在 Taman Mutiara Rini 之下。 | Yes是 | No不可 |
| Rini Hills & Rini Hills 2 | Off Jalan Jasa, eastern side | Named as township precincts; Rini Hills Park and Rini Hills 2 Park are mapped. No separate NAPIC area, so their sales sit inside the 869.列为镇区分区；Rini Hills Park 与 Rini Hills 2 Park 有地图记录。NAPIC 没有独立区块，成交计入 869 笔内。 | Yes是 | No不可 |
| Rini Homes 1, 5, 7, 8 | Western side, off Jalan Gelang Patah-Skudai | Filed by NAPIC as four separate areas: 5, 2, 18 and 6 records. Medians RM890,000, RM684,000, RM548,000 and RM881,500. Too few records each to be meaningful alone.被 NAPIC 列为四个独立区块，分别 5、2、18、6 笔。中位价 RM890,000、RM684,000、RM548,000、RM881,500。各自笔数太少，单独看没有意义。 | No — 31 records outside it不 —— 31 笔在外 | No不可 |
| Current developer phases发展商现行期数 | Phase 6M; Phase 2N announced | 22 × 70 ft double-storey terrace, 2,280–2,540 sq ft built-up, RM672,000–RM935,000, Bumiputera RM571,200–RM701,250, gated and guarded22 尺 × 70 尺双层排屋，建筑面积 2,280–2,540 平方尺，RM672,000–RM935,000，土著价 RM571,200–RM701,250，门禁保安 | No不可 | |
One product is 70 per cent of this market. The rest is noise in the median.一种产品占了这个市场的七成，其余的只是中位数里的杂讯
605 of 869 records are the double-storey terrace. If you are reading this page, that is almost certainly what you are buying or selling, and the number you should be arguing about is RM680,000 at RM444 per square foot — not the township figure, and not a semi-detached comparable that turns out to be a 1,500 sq ft lot on Jalan Bestari. 869 笔中有 605 笔是双层排屋。你会读到这一页，几乎可以肯定买卖的就是它 —— 而你该拿来争的数字是 RM680,000、每尺 RM444，不是镇区数字，也不是一笔后来发现只有 1,500 平方尺、位于 Jalan Bestari 的半独立式参考价。
Double-storey terrace双层排屋
Single-storey terrace单层排屋
Double-storey semi-detached双层半独立式
Two charts, and the second one moves your house up the first one两张图 —— 第二张会把你的房子在第一张里往上挪
Where the terrace actually sits排屋真正的位置在哪里
One tall bar, and four that drag the average down一根高的，四根把平均值拉下来的
Read the two charts together and the whole page collapses into one sentence. The address publishes RM371 psf. The product 605 of 869 buyers actually transacted records RM444 psf, 20 per cent higher. The four bars below it — 257 records of single-storey terrace, small semi-detached, shop and low-cost flat — are what pulls the published figure down. If anyone prices your double-storey terrace off RM371, they are pricing it off a 614 sq ft flat. 把两张图一起读，整页可以缩成一句话。这个门牌公布的是每尺 RM371；而 869 个买家里有 605 个真正成交的那种产品，登记的是每尺 RM444，高出 20%。下面那四根 —— 单层排屋、小型半独立式、店屋与低成本组屋共 257 笔 —— 就是把公布数字拉下来的东西。如果有人拿 RM371 来给你的双层排屋定价，他其实是拿一间 614 平方尺的组屋在定价。
?type=2T 把邻区的双层排屋每尺价一个一个抓下来，做成一张只比排屋的表 —— 那张表会重画整个 Pulai 县的排名。Every type, and the rent column this page refuses to fill in每一种屋型 —— 以及本页拒绝填的那一栏租金
Recorded medians and percentile bands are NAPIC registered subsale records as published by List.my, read 7 September 2026. The counts add up: 605 plus 63 plus 81 plus 96 residential, plus 24 commercial, is 869. 中位价与百分位区间为 NAPIC 登记二手成交纪录，经 List.my 公布，读取于 2026 年 9 月 7 日。笔数是加得起来的：住宅 605 + 63 + 81 + 96，加上商业 24，等于 869。
| Type类型 | Records笔数 | Median中位价 | Median psf中位每尺 | Middle half中间一半 | Sizes on published rows公开纪录面积 |
|---|---|---|---|---|---|
| Double-storey terrace双层排屋 | 605 | RM680,000 | RM444 | RM532k – 828k | 1,033 – 2,217 sq ft |
| Low-cost flat低成本组屋 | 96 | RM135,000 | RM220 | RM113k – 157k | 614 sq ft |
| Double-storey semi-detached双层半独立式 | 81 | RM470,000 | RM284 | RM360k – 632k | 1,496 – 3,197 sq ft |
| Single-storey terrace单层排屋 | 63 | RM490,000 | RM305 | RM415k – 565k | 1,399 – 2,885 sq ft |
| Double-storey shop双层店屋 | 17 | RM750,000 | RM281 | RM399k – 1.10m | 2,228 – 3,208 sq ft |
| Shop or retail lot零售单位 | 4 | RM242,500 | RM198 | RM200k – 362k | — |
| Single-storey shop单层店屋 | 2 | RM250,000 | RM228 | — | — |
| Office lot办公室单位 | 1 | — | — | — | — |
| Residential only只看住宅 | 845 | RM620,000 | RM371 | — | — |
| All types全部类型 | 869 | RM620,000 | RM390 | RM490k – 750k | — |
The yield, using the only published figures that exist用唯一存在的公开数字，把回报率算完
There is no published series of achieved rents for Taman Mutiara Rini, and this page will not invent one. What does exist is List.my’s own estimated gross yield printed beside each of the three auction listings live in this township in September 2026. Those are three data points on three real terraces, and they are enough to answer the question. Taman Mutiara Rini 没有任何公开的实际成交租金数列，本页也不会自己编一个。确实存在的，是 List.my 自己在 2026 年 9 月标示于这个镇区三则拍卖挂牌旁的预估毛回报。那是三栋真实排屋上的三个数据点，足以回答这个问题。
| Auction listing拍卖挂牌 | Reserve底价 | Size & psf面积与每尺 | Gross yield, per List.my毛回报（List.my） | Net, after 25%扣 25% 后净回报 | Versus a 4.2% loan对比 4.2% 贷款 |
|---|---|---|---|---|---|
| No. 28, Jalan Bakti 49 | RM650,000 | 1,540 sq ft · RM422 | 4.6% | 3.45% | Below低于 |
| No. 22, Jalan Jasa 41 | RM850,000 | 1,798 sq ft · RM473 | 4.1% | 3.08% | Below低于 |
| No. 40, Jalan Jaya 8 | RM800,000 | 1,604 sq ft · RM499 | 3.9% | 2.93% | Well below明显低于 |
Six years of registered records, and a market that has gone quiet六年的登记纪录，以及一个安静下来的市场
Source: NAPIC (JPPH) registered subsale records as published by List.my, read 7 September 2026. Records lag roughly six months, which is why the most recent year always looks thin — but not this thin.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。资料约滞后半年 —— 这也是最近一年总是看起来很薄的原因，但没有薄到这个程度。
A distribution with a long tail on the cheap side一个便宜那一端拖着长尾的分布
The middle half of all 869 recorded sales runs from about RM490,000 to about RM750,000, with the median at RM620,000. What that band hides is that it spans three different products: the top of it is a double-storey terrace, the bottom of it is a single-storey terrace or a small semi-detached house, and below the band entirely sit 96 low-cost flats at RM135,000. Use the band as a sanity check on the township, never as an anchor for a specific house. 全部 869 笔登记成交的中间一半，落在约 RM490,000 至约 RM750,000 之间，中位数为 RM620,000。这个区间掩盖的是：它横跨三种不同产品 —— 上缘是双层排屋，下缘是单层排屋或小型半独立式，而完全落在区间之下的，还有 96 笔中位 RM135,000 的低成本组屋。请把这个区间当成对整个镇区的合理性检查，绝对不要拿它来给某一栋房子定锚。
Residential price per square foot, year by year住宅每尺价 · 逐年
Median price per square foot is used here rather than median price, because median price moves with whatever mix of products happened to sell that year, and in this township that mix swings between a RM135,000 low-cost flat and a RM935,000 terrace. This series is the residential-only figure, so the shops are out of it. The figure under each point is the number of residential transactions recorded that year. Read the shape honestly: RM343 in 2021 to RM436 in 2024 is a 27 per cent run across three years on 185 to 291 records a year, and then the line goes quiet. The 2025 and 2026 points rest on 40 and 10 records, and the 2026 point in particular should be treated as a signal, not a measurement, until the registrations catch up.这里用的是中位每尺价，不是中位成交价 —— 中位成交价会随当年恰好成交的产品组合起伏，而在这个镇区，那个组合在 RM135,000 的低成本组屋与 RM935,000 的排屋之间摆荡。本数列只取住宅，店屋不列入。每个点下方是该年登记的住宅成交笔数。请诚实地读这条线的形状：2021 年 RM343 到 2024 年 RM436，是在每年 185 至 291 笔的基础上、三年涨了 27%；接着这条线就安静了。2025 与 2026 两个点分别只有 40 笔与 10 笔，其中 2026 那个点在登记补上来之前，应该当成一个讯号，而不是一次测量。
PRICE_INDEX 阵列加一行，格式 {q:"2026 Q1", median:452, n:6}（median 填每尺价，不是总价）。这个镇区必须分开记「双层排屋」与「其余」两条线 —— 把 605 笔排屋与 96 笔低成本组屋混在一起的中位数，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 honest answer is no, and it is not close诚实的答案是不行，而且差得很远
Johor bars non-citizens from landed residential property below RM2 million and strata below RM1 million. In Taman Mutiara Rini the recorded medians are RM680,000, RM490,000, RM470,000 and RM135,000. The developer’s current new-build range stops at RM935,000. The single highest sale visible in the published rows is RM1,500,000. Nothing here reaches either line. 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 Rini 的登记中位价是 RM680,000、RM490,000、RM470,000 与 RM135,000；发展商现行新屋价格上限是 RM935,000；公开逐笔纪录中的最高单笔成交是 RM1,500,000。这里没有任何东西够得到其中任何一条线。
Monthly repayment每月供款
Defaults set to the recorded double-storey terrace median of RM680,000 — the product 70 per cent of this market actually transacts, and the one most people reading this page are pricing.预设值为双层排屋的登记中位价 RM680,000 —— 这是占本市场七成成交的产品，也是读到这一页的人多数在算的那一个。
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 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，不是因为这里有东西够得着。
Johor’s minimum for a non-citizen is RM2 million on landed and RM1 million on strata. The recorded medians here are RM680,000 for a double-storey terrace, RM490,000 for a single-storey terrace, RM470,000 for a semi-detached house and RM135,000 for a low-cost flat, and the developer’s new-build range tops out at RM935,000. 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双层排屋 RM680,000、单层排屋 RM490,000、半独立式 RM470,000、低成本组屋 RM135,000，而发展商新屋价格上限是 RM935,000。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 precinct and the type. Everything else follows from that.告诉我分区与屋型，其余的都跟着这两题走。
In this township the street name predicts the product and the product sets the price. Jalan Bakti is not Jalan Utama, and a semi-detached house on Jalan Bestari is not a semi-detached house anywhere else.在这个镇区，路名决定产品，产品决定价格。Jalan Bakti 不是 Jalan Utama，而 Jalan Bestari 的半独立式，也不是别处那种半独立式。
A well-planned township whose biggest competitor owns 884 acres next door一个规划良好的市镇 —— 而它最大的对手，就握着隔壁那 884 英亩
✓ Strengths优势
- Planning that was done properly, once. Six self-contained parcels with schools and open space at each focal point, a road hierarchy designed to keep through traffic off residential streets, underground services, bicycle tracks separate from the roads. Boustead published all of it, and it won Best Planned Development from the district council in 1998 and the Malaysian Institute of Planners in 1999.规划这件事，当年是认真做过一次的。六个自成一体的分区，各以学校与开放空间为核心；一套让过境车流不进住宅街道的道路层级；地下化的基础设施；与车道分离的脚车道网络。这些都由 Boustead 公开，并于 1998 年获县议会、1999 年获马来西亚规划师协会颁发最佳规划发展奖。
- Six schools, built before the buyers. SK Taman Mutiara Rini 1 and 2, SMK Taman Mutiara Rini 1 and 2, SJK(C) Thorburn and SJK(T) Ladang Mutiara Rini. For a family this is the least reversible amenity there is, and it was in place first.六所学校，比买家先到。SK Taman Mutiara Rini 1 与 2、SMK Taman Mutiara Rini 1 与 2、SJK(C) Thorburn 与 SJK(T) Ladang Mutiara Rini。对一个家庭来说，这是最难更改的一项配套 —— 而它是先到位的。
- An urban forest inside the boundary. 62 acres on Boustead’s corporate page, 64 on the current sales site, mapped as Hutan Bandar MBIP. Nothing of that scale sits inside any other completed-landed address in mukim Pulai.范围内就有一片城市森林。Boustead 企业网页写 62 英亩，现行销售网站写 64 英亩，地图上的名称是 Hutan Bandar MBIP。Pulai 县任何其他已建成有地门牌，范围内都没有这种规模的绿地。
- Two hypermarkets and a working shop row. Mydin Mall Mutiara Rini and the former Tesco Extra, now Lotus’s, both inside the township, plus the restaurants, pharmacy, hardware and fruit shops photographed for this page. Daily life does not require leaving 81300.两家量贩和一条真的在做生意的商店街。Mydin Mall Mutiara Rini 与前身为 Tesco Extra、现为 Lotus’s 的量贩都在镇区内，加上本页拍到的餐厅、药房、五金行与水果行。日常生活不必离开 81300。
- The Second Link without the Federal Route 1 queue. J4 runs south from here to Gelang Patah and the Second Link Expressway. For a Tuas commuter that is a genuinely different route from every other Skudai township in this series.去第二通道，不必排联邦 1 号公路的车龙。J4 从这里往南直达 Gelang Patah 与第二通道大道。对走大士的通勤者来说，这条路线与本系列里其他士古来镇区都不一样。
△ Things to weigh需要权衡的
- The developer is your competitor, and it has 884 acres left. Boustead states approximately 40 per cent of 1,400 acres is developed. Phase 6M sells a new 22 by 70 terrace at RM672,000 to RM935,000 against a subsale terrace median of RM680,000, with a Bumiputera price from RM571,200. Every completed township in this series eventually runs out of new supply. This one has published a plan not to.发展商就是你的对手，而它手上还有 884 英亩。Boustead 表示 1,400 英亩中约 40% 已开发。Phase 6M 的全新 22×70 排屋卖 RM672,000 至 RM935,000，对照二手排屋中位价 RM680,000，土著价更自 RM571,200 起。本系列里每一个已建成市镇，新屋供给终会用完 —— 这一个公开了一份「不会用完」的计划。
- It is leasehold. The developer’s current project page lists a 991-year term. Long, but still a lease: every transfer needs state consent, which costs time and money, and lenders can treat it differently. Taman Sutera Utama, Taman Ungku Tun Aminah and Taman Universiti are freehold. If you are choosing between them, this is a real column in the comparison.它是租赁地契。发展商现行项目网页列出的年限是 991 年。年期很长，但仍是租赁：每一次转名都需要州政府同意，要时间也要钱，银行的处理也可能不同。Taman Sutera Utama、Taman Ungku Tun Aminah 与 Taman Universiti 都是永久地契。如果你正在它们之间选，这是比较表上真实的一栏。
- Recorded volume has collapsed, not thinned. Residential records ran 79, 240, 291, 185, 40 and 10 across 2021 to 2026. From 291 to 40 in two years is more than a reporting lag can explain. Thin markets are slow to price and slow to exit, and the +9.8 per cent twelve-month figure is measured on that thin recent base.登记成交量不是变薄，是塌了。住宅登记逐年为 79、240、291、185、40、10（2021 至 2026）。两年内从 291 掉到 40，不是登记滞后解释得了的。薄的市场，定价慢、脱手也慢 —— 而 +9.8% 那个十二个月数字，正是量在这么薄的基础上算出来的。
- Three auction listings in one month. List.my carried three Taman Mutiara Rini terraces going under the hammer in September and October 2026, at reserves of RM650,000, RM800,000 and RM850,000, on Jalan Bakti 49, Jalan Jaya 8 and Jalan Jasa 41. In a township with only ten recorded residential sales so far in 2026, three auctions is a meaningful share of the visible market, and auction reserves anchor valuations downward.同一个月出现三则拍卖挂牌。List.my 上有三栋 Taman Mutiara Rini 排屋在 2026 年 9 月与 10 月拍卖，底价 RM650,000、RM800,000、RM850,000，分别位于 Jalan Bakti 49、Jalan Jaya 8 与 Jalan Jasa 41。在一个 2026 年至今只有十笔登记住宅成交的镇区里，三宗拍卖占了可见市场相当的比重 —— 而拍卖底价会把估值往下锚。
- Nothing here is positive carry. The only published yield figures for this address are List.my’s own estimates beside those three auctions: 4.6, 4.1 and 3.9 per cent gross, which is roughly 3.5, 3.1 and 2.9 per cent net after a standard quarter for costs. All three sit under a 4.2 per cent loan. Buy here to live in it.这里没有一项是正现金流。这个门牌唯一的公开回报数字，就是 List.my 标在那三宗拍卖旁的预估：毛回报 4.6%、4.1%、3.9%，扣掉标准的四分之一成本后约为净 3.5%、3.1%、2.9%。三者都低于 4.2% 的贷款利率。在这里买房，是为了自己住。
- Six kilometres of frontage, one road. The developer’s own selling point is a six-kilometre frontage onto Jalan Gelang Patah-Skudai. That is also the constraint: everything leaves through J4. Johor’s congestion plan counts 77 hotspots in 41 clusters across Greater Johor Bahru, and the northbound end of J4 feeds straight into the Federal Route 1 corridor. Drive it at 7.45 on a Monday before you decide.6 公里临街面，一条路。发展商自己的卖点是朝向 Jalan Gelang Patah-Skudai 的 6 公里临街面 —— 那同时也是限制：所有车流都从 J4 出去。柔佛的交通疏导计划在大新山点出 77 个热点、41 个群组，而 J4 北端直接汇入联邦 1 号公路走廊。决定之前，请在周一早上 7:45 亲自开一趟。
- No hospital, and no verified drive time to one. The township has a clinic-and-pharmacy layer and nothing above it. Nobody publishes a measured drive time from here to Hospital Sultanah Aminah, Columbia Asia Iskandar Puteri or anywhere else, so this page prints none — but the absence itself is the point for an older household.没有医院，也没有到医院的实测车程。镇区内只有诊所与药房这一层，再往上就没有了。没有任何公开来源提供从这里到 Sultanah Aminah 医院、Columbia Asia Iskandar Puteri 或其他任何一家的实测车程，所以本页不写 —— 但对有长者的家庭来说，「没有」本身就是重点。
Taman Mutiara Rini FAQTaman Mutiara Rini 常见问题
How much does a house in Taman Mutiara Rini actually cost?Taman Mutiara Rini 的房子实际多少钱？
The headline is RM620,000, but almost nobody buys the headline. NAPIC recorded 869 subsale transactions here between 2021 and 2026 at an all-property median of RM620,000, published by List.my. Split by type, 605 of those 869 records are double-storey terraces and they record a median of RM680,000 at RM444 per square foot, with the middle half running RM532,000 to RM828,000. A single-storey terrace records RM490,000 at RM305 per square foot, a double-storey semi-detached house RM470,000 at RM284, and a low-cost flat RM135,000 at RM220. The RM620,000 figure is the point where those four very different markets happen to cross. 标题数字是 RM620,000，但几乎没有人买的是那个数字。NAPIC 在 2021 至 2026 年间记录了这里的 869 笔二手成交，全类型中位价 RM620,000，由 List.my 公布。按屋型拆开：869 笔中有 605 笔是双层排屋，登记中位价 RM680,000、每平方尺 RM444，中间一半落在 RM532,000 至 RM828,000。单层排屋登记 RM490,000、每尺 RM305；双层半独立式 RM470,000、每尺 RM284；低成本组屋 RM135,000、每尺 RM220。RM620,000 只是这四个完全不同的市场恰好交会的那一点。
Why does a semi-detached house here record less than a terrace?为什么这里的半独立式比排屋还便宜？
Because most of what NAPIC files as a semi-detached house in Taman Mutiara Rini is a small one. The 81 recorded semi-detached transactions have a median of RM470,000 at RM284 per square foot, and the individual records that List.my publishes are concentrated on the Jalan Bestari lots at 1,496 to 1,690 square feet, trading between about RM480,000 and RM515,000. The larger article does exist: one Jalan Utama 10 record covers 3,197 square feet at RM1,100,000. So the word semi-detached does not mean here what it means in Horizon Hill or Taman Sutera Utama, and a price quoted for the type without a lot size attached tells you nothing. 因为 NAPIC 在 Taman Mutiara Rini 归类为半独立式的，多数是小的那一种。81 笔半独立式登记成交的中位价是 RM470,000、每尺 RM284；而 List.my 公布的逐笔纪录集中在 Jalan Bestari 一带、面积 1,496 至 1,690 平方尺，成交价约在 RM480,000 至 RM515,000 之间。大的那种确实存在：Jalan Utama 10 有一笔 3,197 平方尺、成交 RM1,100,000。所以「半独立式」这个词在这里，跟它在 Horizon Hill 或 Taman Sutera Utama 的意思不一样 —— 一个没有附上地皮面积的屋型报价，什么也说明不了。
Is Taman Mutiara Rini freehold or leasehold?Taman Mutiara Rini 是永久地契还是租赁地契？
The developer’s own current project site lists the tenure as leasehold with a 991-year term. That is a very long lease and it behaves almost like freehold in daily life, but it is still leasehold in law: a transfer needs state consent, which adds time and a fee to every sale, and some banks treat long-lease titles differently from freehold ones when they set the margin. Tenure is also a per-lot fact rather than a township fact, so confirm it on the individual title before you commit. This is a real difference from Taman Sutera Utama, Taman Ungku Tun Aminah and Taman Universiti, which are freehold addresses. 发展商现行的项目网站把地契年期列为租赁地契、年限 991 年。这是一个非常长的年期，日常上几乎与永久地契无异，但它在法律上仍然是租赁地契：转名需要州政府同意，每一笔买卖因此多出时间与费用，部分银行在核定贷款成数时对长年期租赁地契的处理也与永久地契不同。地契年期是「逐块地」的事实，不是「整个镇区」的事实，签约前请就该笔地契自行确认。这一点与 Taman Sutera Utama、Taman Ungku Tun Aminah 与 Taman Universiti 这些永久地契门牌，是实实在在的差别。
Who built Taman Mutiara Rini and is it finished?Taman Mutiara Rini 是谁开发的？建完了吗？
It is developed by Mutiara Rini Sdn Bhd, a wholly-owned subsidiary of Boustead Holdings Berhad, whose major shareholder is the Malaysian Armed Forces Fund Board. The township was launched in 1996 on the former Rini Estate, an oil palm plantation. It is not finished. Boustead’s own corporate page describes a 1,400-acre township of which approximately 40 per cent has been developed, with a further 884 acres to be developed, and says almost 6,000 houses and commercial units have been sold to date. The current sales site markets Phase 6M and says Phase 2N is coming, from a sales office at No. 21, Jalan Jasa 25. 开发商是 Mutiara Rini Sdn Bhd，Boustead Holdings Berhad 的全资子公司；Boustead 的大股东是马来西亚武装部队基金局（LTAT）。这个市镇于 1996 年在前身为油棕园的 Rini Estate 上推出。它还没建完。Boustead 自己的企业网页写明这是一个 1,400 英亩的市镇，约 40% 已开发，另有 884 英亩待开发，并称至今已售出近 6,000 个住宅与商业单位。现行销售网站正在推 Phase 6M，并预告 Phase 2N，销售办事处设在 No. 21, Jalan Jasa 25。
Is a new house from the developer cheaper than a subsale one?发展商的新屋会比二手便宜吗？
They land in almost the same place, which is the single most useful fact on this page. The developer’s current Phase 6M is a 22 by 70 foot double-storey terrace with a built-up area of 2,280 to 2,540 square feet, priced at RM672,000 to RM935,000, with a Bumiputera price of RM571,200 to RM701,250. The recorded subsale median for a double-storey terrace here is RM680,000. So a brand-new house with a developer warranty, in a gated and guarded phase, starts within a few thousand ringgit of the median used one. Anyone pricing a subsale terrace above about RM700,000 is competing directly with new stock. 两者几乎落在同一个位置 —— 这是整页最有用的一件事。发展商现行的 Phase 6M 是 22 尺 × 70 尺的双层排屋，建筑面积 2,280 至 2,540 平方尺，售价 RM672,000 至 RM935,000，土著价 RM571,200 至 RM701,250。而这里双层排屋的二手登记中位价是 RM680,000。也就是说，一栋有发展商保固、位于门禁保安期数内的全新房子，起价与中位的二手屋只差几千令吉。任何把二手排屋开到约 RM700,000 以上的人，都是在跟新屋正面竞争。
Can foreigners buy in Taman Mutiara Rini?外国人可以买 Taman Mutiara Rini 吗？
In practice, no. Johor sets a minimum purchase price of RM2 million for a non-citizen buying landed residential property and RM1 million for strata. Every recorded median in this township is far below both lines: RM680,000 for a double-storey terrace, RM490,000 for a single-storey terrace, RM470,000 for a semi-detached house and RM135,000 for a low-cost flat. Even the top of the developer’s current new-build range, RM935,000, does not reach the landed floor. The highest single recorded sale visible in the published rows is RM1,500,000, still RM500,000 short. If you hold a foreign passport this is not an address you can shop, and no amount of negotiation changes a statutory floor. 实际上不行。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。这个镇区每一个登记中位价都远低于两条线 —— 双层排屋 RM680,000、单层排屋 RM490,000、半独立式 RM470,000、低成本组屋 RM135,000。即使是发展商现行新屋价格区间的上限 RM935,000，也够不到有地门槛。在公开逐笔纪录中看得到的最高单笔成交是 RM1,500,000，距离门槛仍差 RM500,000。如果你持外国护照，这个门牌不是你能挑的范围 —— 法定门槛不是谈价能解决的事。
What is the rental yield in Taman Mutiara Rini?Taman Mutiara Rini 的租金回报率是多少？
No verified achieved-rent series is published for this address, so this page will not print one. What is published is List.my’s own estimated gross yield beside each of the three Taman Mutiara Rini auction listings live in September 2026: 4.1 per cent on a Jalan Jasa 41 terrace at a reserve of RM850,000, 3.9 per cent on a Jalan Jaya 8 terrace at RM800,000, and 4.6 per cent on a Jalan Bakti 49 terrace at RM650,000. Take a quarter off for assessment, quit rent, insurance, repairs, agency and one vacant month and those become roughly 3.1, 2.9 and 3.5 per cent net. Against a 4.2 per cent loan rate none of them is positive carry. 这个门牌没有任何公开的实际成交租金数列，所以本页不写。有公开的是 List.my 自己在 2026 年 9 月三则 Taman Mutiara Rini 拍卖挂牌旁标示的预估毛回报：Jalan Jasa 41 的排屋，底价 RM850,000，4.1%；Jalan Jaya 8 的排屋，底价 RM800,000，3.9%；Jalan Bakti 49 的排屋，底价 RM650,000，4.6%。扣掉四分之一给门牌税、地税、保险、维修、佣金与一个月空置之后，净回报约为 3.1%、2.9% 与 3.5%。以 4.2% 的贷款利率来看，没有一项是正现金流。
Are Rini Homes and Rini Hills part of the 869 transactions?Rini Homes 与 Rini Hills 算在那 869 笔里面吗？
Rini Hills is. Rini Homes is not, at least not all of it. NAPIC and List.my carry Rini Homes 1, Rini Homes 5, Rini Homes 7 and Rini Homes 8 as their own separate areas inside mukim Pulai, holding 5, 2, 18 and 6 recorded transactions respectively, or 31 in total, and none of those sit inside the 869. Their medians are also different: RM890,000 at RM311 per square foot for Rini Homes 1 and RM881,500 at RM456 for Rini Homes 8, against RM548,000 at RM343 for Rini Homes 7. With two to eighteen records each, none of those medians is statistically meaningful on its own, but the direction matters: some of the most expensive stock in the township is filed outside the number people quote. Rini Hills 算在里面，Rini Homes 不算 —— 至少不是全部。NAPIC 与 List.my 把 Rini Homes 1、Rini Homes 5、Rini Homes 7 与 Rini Homes 8 列为 Pulai 县内各自独立的区域，分别有 5、2、18 与 6 笔登记成交，合计 31 笔，全都不在那 869 笔之内。它们的中位价也不一样：Rini Homes 1 是 RM890,000、每尺 RM311；Rini Homes 8 是 RM881,500、每尺 RM456；Rini Homes 7 则是 RM548,000、每尺 RM343。各自只有 2 到 18 笔纪录，任何一个中位数单独看都没有统计意义，但方向值得注意：这个镇区最贵的一部分存量，被归在大家引用的那个数字之外。
The commercial side of Mutiara Rini珍珠花园的商业面
Shop lots and shop offices on the same streets — ground-floor rent bands, transacted price per square foot, who actually walks past the door, and what the strip is still missing. Mutiara Rini shop lot guide →同一条街上的店屋与商务办公 — 地面层租金区间、成交每尺价、门口走过的到底是什么人、这条街还缺什么。珍珠花园店屋指南 →
The two addresses that publish the same psf, and the two that bracket them两个每尺价一模一样的门牌，以及夹住它们的两个
Taman Mutiara Rini and Taman Pulai Mutiara 2 both publish RM371 psf on almost identical volumes, 869 and 857 records. They are the same size, in the same mukim, at the same headline rate — and their medians differ by RM131,000. That is the clearest possible demonstration of why a blended per-foot figure cannot price a house.Taman Mutiara Rini 与 Taman Pulai Mutiara 2 公布的都是 每尺 RM371，成交量也几乎一样，869 笔对 857 笔。同一个县、同样的规模、同样的标题数字 —— 但两者的中位价差了 RM131,000。这就是「混合每尺价没办法给一栋房子定价」最清楚的一个示范。
| Taman Mutiara Rini | Taman Pulai Mutiara 2 | Taman Bukit Indah | Taman Ungku Tun Aminah | |
|---|---|---|---|---|
| Recorded transactions登记成交笔数 | 869 | 857 | 1,798 | 905 |
| Median transacted中位成交价 | RM620,000 | RM489,000 | RM610,000 | RM465,000 |
| Median psf, blended中位每尺（混合） | RM371 | RM371 | RM460 | RM312 |
| psf, twelve months每尺，十二个月 | +9.8% | +9.0% | +2.6% | +12.0% |
| Median psf, 2-storey terrace双层排屋中位每尺 | RM444 | Not compiled on this page — see each area page本页未统计 —— 请见各区页面 | ||
| Tenure地契年期 | 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 | Freehold永久地契 |
| Developer still selling new发展商仍在卖新屋 | Yes — Phase 6M, RM672k–935k是 —— Phase 6M，RM672k–935k | Not compiled未统计 | Largely built out大致已建满 | Built out since the 1980s1980 年代已建满 |
| The case for it选它的理由 | Planning, schools, forest, Second Link route规划、学校、森林、通往二关的路线 | Same rate, lower ticket同样的每尺价，较低的总价 | Depth and resale liquidity深度与转售流动性 | Cheap freehold, catching up fast便宜的永久地契，正在快速补涨 |
Taman Mutiara Rini is one of five mukim Pulai estates carrying the Mutiara name. The other four — Taman Mutiara Mas (gated, RM650,000 median), Taman Mutiara Bestari (the family’s priciest at RM1,100,000), Taman Mutiara Maju (highest psf at RM483) and Taman Mutiara Utama (the family’s cheapest and thinnest market, RM608,000 across just 61 records) — now each have their own page on this site. Taman Mutiara Rini 是 mukim Pulai 五个带「Mutiara」名字的屋苑之一。另外四个 —— Taman Mutiara Mas（门禁，中位 RM650,000）、Taman Mutiara Bestari（家族里总价最高，RM1,100,000）、Taman Mutiara Maju（每尺价最高，RM483）与 Taman Mutiara Utama（家族里最便宜、市场最薄，61 笔、RM608,000）—— 现在本站都各自有专页。
Send me the street name. I will price it off the right 605 records.把路名发给我，我用对的那 605 笔来给它定价。
The most expensive mistake in this township is pricing a double-storey terrace off a township median that contains 96 low-cost flats. Send me the address, the lot size and whether it is 20 or 22 feet wide, and I will send back terrace-only comparables for that precinct — plus what the developer is currently asking for a new one two streets away. 在这个镇区，最贵的一个错误，就是拿一个包含 96 笔低成本组屋的镇区中位数，去给一栋双层排屋定价。把门牌、地皮面积，以及它是 20 尺还是 22 尺宽发给我，我会回给你那个分区里只属于排屋的参考成交 —— 外加发展商目前在两条街外卖同一种新屋的价钱。