Mutiara Utama: the smallest
Mutiara, and the cheapest
Mutiara Utama：
五个 Mutiara 里最小、也最便宜的一个
Five estates in mukim Pulai carry the Mutiara name. Four of them already have their own page on this site. This is the fifth, and the numbers put it at both ends of the family table at once: the fewest registered transactions of the five — just 61 in six years — and, on median transacted price, the cheapest of the five at RM608,000. Every recorded house here is the same double-storey terrace. Thirty-six of those sixty-one sales happened in a single year, 2022, and only two have been recorded since the start of 2024. This page is the honest read on what buying into a five-way family comparison, at its smallest and quietest member, actually means. 柔佛 Pulai 县里有五个带「Mutiara」名字的屋苑。其中四个已经在本站有各自的专页。这是第五个，而它的数字同时落在家族排行的两端：登记成交笔数是五个里最少的 —— 六年只有 61 笔 —— 但以中位成交价看，它却是五个里最便宜的一个，RM608,000。这里每一笔登记住宅成交都是同一种双层排屋。六十一笔里有三十六笔集中在 2022 年一年成交，2024 年至今只有两笔。这一页要诚实说清楚：在一个五房比较的家族里，买进最小、最安静的那一个，到底意味着什么。
© Chongkian · CC BY-SA 4.0 · Wikimedia CommonsMutiara Utama in 30 seconds30 秒看懂 Mutiara Utama
- What it is: a small double-storey terrace estate on Jalan Mutiara Utama 2 through 12, in mukim Pulai, inside the wider Bandar Selesa Jaya and Taman Skudai Baru residential cluster in Iskandar Puteri, Johor Bahru, postcode 81300. Unlike its four Mutiara siblings, it is not gated, not a masterplanned township, and carries no recorded cluster, semi-D or condominium stock — just terraces, plus a handful of shop lots. 它是什么：一个小型双层排屋屋苑，路段为 Jalan Mutiara Utama 2 至 12，位于新山依斯干达公主城 Pulai 县，座落在更大的 Bandar Selesa Jaya 与 Taman Skudai Baru 住宅群内，邮区 81300。跟另外四个 Mutiara 不同，这里没有门禁、不是总体规划的大型市镇，登记纪录里也没有 Cluster、半独立式或公寓 —— 只有排屋，加上少数店屋。
- What it costs: 61 registered transactions from 2021 to 2026, median RM608,000 at RM451 psf across all types. Residential-only median is RM597,000 at RM445 psf. The recorded range for the double-storey terrace runs from about RM457,000 to RM707,000 — a narrow band, because every unit is essentially the same product. 多少钱：2021 至 2026 年 61 笔登记成交，全类型中位 RM608,000、每尺 RM451。仅住宅中位为 RM597,000、每尺 RM445。双层排屋的登记区间大致在 RM457,000 至 RM707,000 —— 区间很窄，因为几乎每一间都是同样的产品。
- The number that decides it: against its own Mutiara siblings, Utama has the fewest transactions (61, versus 195 to 869 for the other four) and the lowest median price (RM608,000, versus RM620,000 to RM1,100,000). It is simultaneously the family’s cheapest door in and its thinnest market — two facts that belong together, not apart. 决定性的数字：放进 Mutiara 家族里比较，Utama 的成交笔数最少（61 笔，其余四个是 195 至 869 笔），中位价也最低（RM608,000，其余四个是 RM620,000 至 RM1,100,000）。它同时是家族里入场门槛最低、也是市场最薄的一个 —— 这两件事本来就该一起看，不该分开看。
- The detail almost nobody prices in: mapped driving directions put the Second Link Expressway at about 18 minutes, against roughly 28 to 30 minutes to JB Sentral and the Causeway/CIQ side. This is a west-facing, Second-Link-oriented address, not a city-centre one — a different orientation from Mutiara Rini’s Causeway-side pitch. 几乎没人算进价格里的细节：地图路线显示，到第二通道大约 18 分钟，而到 JB Sentral 与长堤／CIQ 一侧大约 28 至 30 分钟。这是一个面向西侧、朝第二通道的门牌，不是市中心门牌 —— 跟 Mutiara Rini 主打的长堤方向完全不同。
- The honest catch: only two transactions have been recorded since the start of 2024, and List.my does not publish a 12-month psf change here at all because the sample is too thin. Comparables more than two years old should be treated as dated, and this is closed to foreign buyers — RM608,000 sits nowhere near Johor’s RM2 million floor for non-citizens. 诚实提醒：2024 年至今只有两笔登记成交，List.my 甚至没有为这里公布 12 个月每尺价变动，因为样本太薄。两年以上的参考成交应视为过时；另外，这里对外籍买家关闭 —— RM608,000 离柔佛给非公民设的 RM200 万门槛还很远。
No listing photos of this estate exist online — so here is verified Street View instead网上找不到这个屋苑的挂牌照片 — 所以这里改用已核实的街景
Taman Mutiara Utama is small enough that it has no photographs on Wikimedia Commons and no aerial shot anywhere public. What follows instead is five Google Street View panels, each checked against these exact coordinates before publishing — two control points over open sea and rainforest were tested first and correctly returned no imagery, which is how this page confirms the panels below are real. Taman Mutiara Utama 规模很小，Wikimedia Commons 上没有它的照片，网上也找不到公开的空拍图。以下改用五张 Google 街景，每一张在发布前都以这组确切坐标核实过 — 发布前先用海面与雨林两个对照坐标测试，两者都正确显示「无影像」，这就是本页确认以下画面为真实存在的方法。
For the surrounding context — the corridor this estate sits inside, in the Bandar Selesa Jaya and Taman Skudai Baru cluster of mukim Pulai — here are Wikimedia Commons photographs of the immediate area. None of these are inside Taman Mutiara Utama itself; the captions say so. 至于周边环境 — 也就是这个屋苑所在的、mukim Pulai 的 Bandar Selesa Jaya 与 Taman Skudai Baru 一带 — 以下是 Wikimedia Commons 上这一带的实拍照。这些照片都不在 Taman Mutiara Utama 屋苑内，图说已经说明。
Four kinds of buyer a thin, single-product estate actually attracts一个薄市场、单一产品的屋苑，实际吸引来的四种买家
With every recorded residential sale being the same double-storey terrace, this estate does not sort buyers by house type — it sorts them by what they are trying to escape or reach. The 61 records and the corridor it sits in point to four groups.既然每一笔登记住宅成交都是同一种双层排屋，这个屋苑筛选买家的方式不是靠户型，而是靠他们想逃开什么、想靠近什么。61 笔纪录与它所在的走廊，指向四类人。
The Selesa Jaya upgraderSelesa Jaya 的升级买家
Already living in Bandar Selesa Jaya (median RM290,000) or Taman Skudai Baru (median RM400,000) next door, and wants a step up without leaving the school run or the corridor they know. Mutiara Utama’s RM608,000 median is exactly that next rung — a genuine upgrade, not a relocation.已经住在隔壁的 Bandar Selesa Jaya（中位 RM290,000）或 Taman Skudai Baru（中位 RM400,000），想往上跨一级，但不想离开熟悉的接送路线与生活圈。Mutiara Utama 中位 RM608,000，正好是那一级 —— 是真正的升级，不是搬家。
The Second Link commuter往第二通道通勤的人
Works or crosses regularly via the Second Link rather than the Causeway. For this household the estate’s western, Gelang Patah-facing orientation is the entire pitch — a fact none of the other four Mutiara pages can make in the same way.工作或过境主要走第二通道，而不是长堤。对这一类家庭来说，这个屋苑面向西侧、朝 Gelang Patah 的方位，就是全部卖点 —— 这一点，另外四个 Mutiara 页面都说不出同样的话。
The no-frills owner-occupier不要花俏配套的自住买家
Compares this estate against Mutiara Mas’s gated cluster or Mutiara Bestari’s premium price and deliberately picks the plainer, older, ungated terrace instead — no guardhouse fee, no clubhouse, and a lower entry ticket than any of its four siblings.拿这里跟 Mutiara Mas 的门禁 Cluster 或 Mutiara Bestari 的高价做对照后，刻意选了这个比较朴素、屋龄较老、没有门禁的排屋 —— 没有保安费、没有会所，入场价也比另外四个 Mutiara 兄弟都低。
The patient investor有耐性的投资者
Understands that only two units have changed hands here since the start of 2024 and treats that as a liquidity risk to price in, not ignore — usually buying for a specific tenant profile (a family already in the corridor) rather than for a quick resale.明白 2024 年至今这里只换手过两间，并把这当成一项要算进价格里的流动性风险，而不是视而不见 —— 通常是为特定租客画像（已经在这个走廊生活的家庭）而买，不是为了快速转手。
A Tuesday, not a Saturday要看，就挑星期二，不要挑星期六
There is no shop row, no night market and no golf resort inside Taman Mutiara Utama itself to romanticise. What there is, is an ordinary working corridor — and the honest way to read it is on an ordinary weekday.Taman Mutiara Utama 屋苑内没有店屋排、没有夜市、也没有球场可以拿来包装。有的是一条很普通的生活走廊 —— 诚实的看法，是挑一个普通的平日去看。
School run into the Selesa Jaya – Skudai Baru school cluster — SK Taman Skudai Baru 2, SK and SMK Taman Selesa Jaya, SK Taman Damai Jaya, SJK(C) Ping Ming. None of them sit inside the estate; all are a short local drive.送小孩去 Selesa Jaya 与 Skudai Baru 一带的学校群 —— SK Taman Skudai Baru 2、SK 与 SMK Taman Selesa Jaya、SK Taman Damai Jaya、SJK(C) 平明华小。没有一间在屋苑内，都是短程车程。
Traffic feeds onto Jalan Skudai toward the Gelang Patah corridor for anyone heading to the Second Link or the SiLC/Nusajaya industrial belt. This is the opposite direction from the Causeway commute most JB pages describe.车流汇入 Jalan Skudai，往 Gelang Patah 走廊方向，去第二通道或 SiLC／努沙再也工业带上班的人走这一段。这跟多数新山介绍页写的「往长堤通勤」方向正好相反。
Lunch means Taman Skudai Baru’s coffee shops or a short drive to Skudai Parade — there is no dedicated food street inside the estate itself, unlike Mount Austin or the bigger Mutiara siblings.午餐去 Taman Skudai Baru 的茶室，或开一小段去 Skudai Parade —— 屋苑本身没有专属美食街，这一点跟 Mount Austin 或规模较大的 Mutiara 兄弟不同。
Evening traffic on the Skudai Highway corridor is the honest bottleneck — not an entrance roundabout specific to this small estate, but the same regional congestion every township along this stretch shares.傍晚的瓶颈是 Skudai 大道走廊的车流 —— 不是这个小屋苑自己的入口迴旋处，而是这一段所有市镇都共用的区域性塞车。
The street itself goes quiet early. With no shop rows and no rental-room churn on the scale of a bigger township, this reads as a household-heavy, low-turnover row on an ordinary weeknight.街道本身很早就安静下来。没有店屋排，也没有大型市镇那种分房出租的高周转，平日晚上看起来是一条以住家为主、流动率低的街。
Nothing open past this hour inside the estate. If evening buzz is what you want, this is the wrong Mutiara — that is Mount Austin’s pitch, not this one.这个时段之后，屋苑内没有任何东西还开着。如果你要的是夜晚的热闹，这不是你要找的那个 Mutiara —— 那是 Mount Austin 的卖点，不是这里的。
Eighteen minutes from the Second Link, not the Causeway十八分钟到第二通道，不是到长堤
Taman Mutiara Utama sits in mukim Pulai, Iskandar Puteri, inside the Bandar Selesa Jaya and Taman Skudai Baru residential cluster, reached mainly via Jalan Skudai and the Jalan Skudai–Gelang Patah corridor. Mapped driving directions from the estate put the Second Link Expressway at about 18 minutes (17.7 km) in normal traffic, against roughly 28 to 30 minutes (25.5–28.4 km) to JB Sentral and the Causeway/CIQ side. Taman Mutiara Utama 位于依斯干达公主城的 Pulai 县，座落在 Bandar Selesa Jaya 与 Taman Skudai Baru 住宅群内，主要经 Jalan Skudai 与 Jalan Skudai–Gelang Patah 走廊进出。地图路线显示，从这里出发在车流正常时到第二通道大约 18 分钟（17.7 公里），到 JB Sentral 与长堤／CIQ 一侧大约 28 至 30 分钟（25.5–28.4 公里）。
That is the honest headline: this is a Second-Link-facing address, on the western side of Johor Bahru, not a city-centre or RTS one. Four of its Mutiara siblings pitch themselves on schools, a gated cluster, a stadium or Causeway planning — this one’s real orientation is toward Gelang Patah and Tuas.这就是诚实的重点：这是一个面向第二通道的门牌，在新山西侧，不是市中心或 RTS 门牌。另外四个 Mutiara 兄弟分别主打学校、门禁 Cluster、体育场或长堤规划 —— 这一个真正的方位，是朝向 Gelang Patah 与兀兰。
| Destination目的地 | Drive车程 |
|---|---|
| Second Link Expressway (Tuas) 第二通道 | ≈18 min (17.7 km) |
| JB Sentral / Causeway / CIQ | ≈28–30 min (25.5–28.4 km) |
| Bandar Selesa Jaya / Taman Skudai Baru 邻区 | Bordering — walking distance to the edge紧邻 —— 走到边界即达 |
| Skudai Parade / Skudai town centre | Short local drive — verify at the hour you travel短程车程 —— 请自行在实际时段验证 |
| Senai International Airport 士乃机场 | Not independently verified — to be confirmed尚未独立核实 —— 以实际为准 |
A budget school cluster and two government clinics, not a mall at the door一个平价学校群与两间政府诊所，家门口没有商场
This is not an estate that markets itself on amenities. What is genuinely mapped nearby is ordinary and useful rather than aspirational — and this page lists only what it could verify, with no invented drive times.这不是一个靠配套来推销自己的屋苑。地图上真正查得到的，是实用而不是拿来炫耀的东西 —— 本页只列出查证得到的项目，不编造车程。
Roads道路与高速
The estate is reached via Jalan Skudai and the Jalan Skudai–Gelang Patah corridor, which links onward to the Second Link Expressway. This is the same regional corridor used by the whole Selesa Jaya–Skudai Baru cluster, so peak-hour traffic here is shared, not estate-specific.屋苑经 Jalan Skudai 与 Jalan Skudai–Gelang Patah 走廊进出，再接上第二通道。这是整个 Selesa Jaya–Skudai Baru 一带共用的区域走廊，因此高峰期的塞车是整片区域共同的，不是这个屋苑独有。
Schools学校便利
None of these schools sit inside the estate; all are mapped within the immediate residential cluster it borders. National-school catchment is set street by street by the district education office — confirm before assuming.以下学校都不在屋苑内，全都位于它紧邻的住宅群地图范围内。国民学校的收生范围由县教育局逐街划定 —— 请先确认，不要假设。
Medical & retail医疗与零售
Mapped nearby are Skudai Baru Health Clinic (a government clinic) and a 24-hour private clinic on Jalan Seri Orkid; retail runs to Skudai Parade and the Skudai town shop rows. There is no shopping mall inside the estate itself.地图上查得到的是士古来百汇健康诊所（政府诊所）与位于 Jalan Seri Orkid 的一间 24 小时私人诊所；零售则要到 Skudai Parade 与士古来市区店屋。屋苑本身没有商场。
Six reasons the smallest Mutiara still has a case最小的 Mutiara，六个仍然站得住的理由
A thin market is not automatically a bad one. Read against its own family and its own corridor, Taman Mutiara Utama has a specific, narrow case — not a broad one. 薄市场不代表就是坏市场。放进它自己的家族与自己的走廊来看，Taman Mutiara Utama 有一个具体但窄的理由 —— 不是一个万用的理由。
The cheapest ticket in the Mutiara familyMutiara 家族里最便宜的入场券
Median transacted price is RM608,000 — below Mutiara Rini’s RM620,000, Mutiara Mas’s RM650,000, Mutiara Maju’s RM772,000 and Mutiara Bestari’s RM1,100,000. If the Mutiara name matters to you but the budget is the constraint, this is the door that opens. 中位成交价 RM608,000 —— 低于 Mutiara Rini 的 RM620,000、Mutiara Mas 的 RM650,000、Mutiara Maju 的 RM772,000，也低于 Mutiara Bestari 的 RM1,100,000。如果你在意「Mutiara」这个名字，但预算是硬限制，这是那扇打得开的门。
One product, genuinely comparable单一产品，真正可以互相比较
All 56 residential records are the same double-storey terrace, in three size bands. There is no cluster house or condominium quietly dragging the median around, unlike most Johor Bahru townships. What you see in the price table is what you are actually buying. 全部 56 笔住宅纪录都是同一种双层排屋，分三个尺寸段。不像多数新山市镇，这里没有 Cluster 屋或公寓悄悄把中位数拉动。价格表里看到的，就是你真正在买的东西。
The thinnest market of the five五个里最薄的市场
61 records against 195 to 869 for its Mutiara siblings. That thinness is a genuine constraint on comparables and exit timing — and it is exactly why this page reads its FAQ and honest sections carefully rather than skipping them. 61 笔，对照另外四个 Mutiara 兄弟的 195 至 869 笔。这种薄市场，对可比案例与退出时机都是真实的限制 —— 这也是为什么这一页的常见问题与诚实清单值得仔细看，不要跳过。
A 2022 flurry, then quiet2022 年一波集中，之后安静
36 of the 61 records — nearly six in ten — landed in 2022 alone. Only 2 have followed since the start of 2024. That shape usually means an estate that turned over once after maturing and has since settled into owner-occupied stability — a plausible read, but one this page cannot confirm without your own on-the-ground data. 61 笔纪录里有 36 笔 —— 接近六成 —— 集中在 2022 年一年。2024 年至今只跟了 2 笔。这种形态通常代表一个屋苑成熟后转手过一波，之后稳定进入自住为主的阶段 —— 这是一个合理的解读，但本页没有你的在地资料，无法确认。
A premium pocket inside a budget corridor平价走廊里的一个较高价小口袋
Bandar Selesa Jaya next door has a median of RM290,000; Taman Skudai Baru RM400,000. Taman Mutiara Utama’s RM608,000 sits well above both immediate neighbours, inside the same broad corridor — worth understanding before assuming this is simply “the Selesa Jaya area.” 隔壁的 Bandar Selesa Jaya 中位价 RM290,000，Taman Skudai Baru 是 RM400,000。Taman Mutiara Utama 的 RM608,000 明显高于这两个紧邻的邻区，却在同一条大走廊里 —— 在你以为「这就是 Selesa Jaya 一带」之前，值得先弄清楚这一点。
Closer to the Second Link than to the Causeway离第二通道比离长堤近
Mapped driving directions put the Second Link at about 18 minutes against roughly 28 to 30 minutes to JB Sentral and CIQ. None of the other four Mutiara pages can make this specific claim — it is this estate’s own, verifiable orientation. 地图路线显示到第二通道约 18 分钟，到 JB Sentral 与 CIQ 约 28 至 30 分钟。另外四个 Mutiara 页面都说不出这个具体主张 —— 这是这个屋苑自己、可核实的方位。
Eleven numbered streets, and what the records show on each cluster十一条编号街道，各分组的纪录实际显示了什么
The estate runs Jalan Mutiara Utama 2 through 12. Individual transaction rows on List.my name the specific road for most sales, which lets this page group them by what actually sold where — without inventing a road-level average List.my itself does not publish. 屋苑的街道编号是 Jalan Mutiara Utama 2 至 12。List.my 的逐笔成交纪录多数标出了具体路段，让本页可以按「实际卖在哪条街」来分组 —— 而不是编造一个 List.my 本身没有公布的路段平均值。
| Street cluster街段群组 | Typical size典型面积 | Recorded prices on these roads这些路段的登记价 | Foreign buyer?外籍可买？ |
|---|---|---|---|
| Jalan Mutiara Utama 10 & 12 | 1,421 – 2,024 sqft | RM555,000 – 707,000 | No不行 |
| Jalan Mutiara Utama 3 – 8 | 1,604 sqft | RM457,000 – 670,000 RM457,000 (May-23) is the lowest single sale on recordRM457,000（2023 年 5 月）是纪录中最低的一笔单一成交 |
No不行 |
| Jalan Mutiara Utama 11 | 1,539 – 1,550 sqft | One recorded sale: RM618,000一笔纪录：RM618,000 | No不行 |
| Shop lots 路名未逐笔公开 | — | 5 records, median RM738,000 at RM527 psf5 笔纪录，中位 RM738,000、每尺 RM527 | No不行 |
One house type, three sizes, and five shop lots一种住宅户型、三个尺寸，加上五笔店屋
Registered residential transactions break into three size bands of the same double-storey terrace: 1,421 sqft, 1,604 sqft and 2,024 sqft. There is no recorded single-storey terrace, cluster house, semi-detached or bungalow in this estate — a genuinely narrow product range compared with its four Mutiara siblings. 登记住宅成交分成同一种双层排屋的三个尺寸段：1,421 尺、1,604 尺与2,024 尺。这个屋苑没有登记过单层排屋、Cluster 屋、半独立式或独立式 —— 跟另外四个 Mutiara 兄弟相比，产品范围真的很窄。
1,421 sqft terrace1,421 尺排屋
1,604 sqft terrace1,604 尺排屋
2,024 sqft terrace + shop lots2,024 尺排屋 + 店屋
Low volume, mid-table psf, family-low price量少、每尺价中段、家族最低总价
Utama sits mid-table on price, bottom on volumeUtama 价格排中段，成交量垫底
RM608,000 to RM1,100,000 — five prices, one nameRM608,000 至 RM1,100,000 — 五个价格，一个名字
Read the ladder rather than the label: all five carry the Mutiara name, but the cheapest and the most expensive are RM492,000 apart. Confirm which Mutiara a listing actually means. 请读这道阶梯，不要只读名字：五个都叫 Mutiara，但最便宜与最贵的相差 RM492,000。请先确认挂牌讲的究竟是哪一个 Mutiara。
What each size actually transacted at每一个尺寸，实际成交在多少
Registered subsale transactions, 2021 to 2026, from NAPIC records published by List.my: 61 records, median RM608,000 at RM451 psf, all types. Residential-only median is RM597,000 at RM445 psf; the small commercial slice is RM738,000 at RM527 psf. This page has not found published asking-rent data specific to this estate, so the rent column is left blank rather than guessed. 2021 至 2026 年登记二手成交，来源为 List.my 公布的 NAPIC 纪录：全类型 61 笔，中位 RM608,000、每尺 RM451。仅住宅中位为 RM597,000、每尺 RM445；小部分商业为 RM738,000、每尺 RM527。本页没有查到这个屋苑专属的公开开价租金，因此租金栏留白，不用猜测。
| Type / size类型／面积 | Records笔数 | Recorded range登记区间 | Monthly rent月租 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|
| Double-storey terrace, 1,421 sqft双层排屋，1,421 尺 | — | RM618,000 – 707,000 | Not published未查到公开数字 | No不行 |
| Double-storey terrace, 1,604 sqft双层排屋，1,604 尺 | — | RM457,000 – 670,000 | Not published未查到公开数字 | No不行 |
| Double-storey terrace, 2,024 sqft双层排屋，2,024 尺 | — | RM555,000 – 700,000 | Not published未查到公开数字 | No不行 |
| Double-storey shop双层店屋 | 5 | RM738,000 RM527 psf | Ask请询问 | No不行 |
| All types, recorded median全类型登记中位 | 61 | RM608,000 RM451 psf | — | Landed closed to non-citizens有地对非公民关闭 |
Six years of records, and why the line will not draw itself六年的纪录，以及为什么这条线画不出来
Source: registered subsale records from NAPIC (JPPH), published by List.my. Records lag roughly six months, so the most recent year is always incomplete.来源：NAPIC（JPPH）登记二手成交纪录，由 List.my 公布。资料约滞后半年，因此最近一年永远是不完整的。
The distribution, and why six years still is not many sales分布，以及为什么六年下来成交还是不多
All 61 recorded sales sit close together — a recorded range of roughly RM457,000 to RM707,000 for the terraces, with a median at RM608,000. That narrowness is unusual for a Johor Bahru estate and reflects the single-product nature of this estate rather than a lack of data quality. 全部 61 笔登记成交都靠得很近 —— 排屋的登记区间大致在 RM457,000 至 RM707,000 之间，中位数 RM608,000。这种窄区间在新山的屋苑里不常见，反映的是这个屋苑产品单一，而不是资料品质有问题。
Recorded transactions by year各年度登记成交笔数
Residential price per square foot, year by year住宅每尺价 · 逐年
Only years with at least ten recorded double-storey terrace transactions are plotted. That leaves 2022 (36 records, RM370 psf) and 2023 (12 records, RM398 psf) — two points, which this chart correctly refuses to join into a line.只有登记双层排屋成交达十笔以上的年份才会画进图表。符合条件的只有 2022 年（36 笔，每尺 RM370）与 2023 年（12 笔，每尺 RM398）—— 两个点，本图表会正确地拒绝把它们连成一条线。
PRICE_INDEX 阵列加一行，格式 {q:"2026 Q1", median:435, n:12}（median 填每尺价，不是总价；n 填笔数）。补满第三个点，这张图就会自己画出来。💡 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 straight answer: landed here is closed to you直说：这里的有地住宅，你买不了
Johor bars non-citizens from landed residential property below RM2 million. Taman Mutiara Utama’s recorded median is RM608,000, and even its highest single recorded sale — RM707,000 — is nowhere close. We would rather tell you that on the first screen than after a viewing. 柔佛禁止非公民购买 RM200 万 以下的有地住宅。Taman Mutiara Utama 的登记中位价是 RM608,000，就连纪录中最高的单一成交 — RM707,000 — 也差得远。与其等你看完房才说，我们宁可在第一屏就讲清楚。
Monthly repayment每月供款
Defaults set to the recorded all-type median of RM608,000.预设值为全类型登记中位价 RM608,000。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM608,000, the recorded all-type median. First-time Malaysian buyers at or below RM500,000 are exempt from transfer stamp duty in 2026 and 2027 — worth checking against the estate’s own lowest recorded sale of RM457,000.预设 RM608,000，即全类型登记中位价。马来西亚首购族在 RM500,000 或以下于 2026 与 2027 年免转让印花税 — 对照这个屋苑纪录中最低的 RM457,000 成交，这一点值得算一算。
Johor’s minimum purchase price for a non-citizen is RM2 million on landed property. The recorded median here is RM608,000 and the highest single recorded sale is RM707,000 — both far below that floor. The costs below are shown so you can compare against an address that does qualify. 柔佛对非公民的最低购买价为有地 RM200 万。这里的登记中位价是 RM608,000，纪录中最高的单一成交是 RM707,000 — 两者都远低于门槛。下方仍列出费用，是让你拿去和真正符合资格的门牌做比较。
Tell me your budget and passport and I will send you the Johor addresses that actually qualify. 告诉我你的预算与护照，我把柔佛真正符合资格的门牌发给你。
Build your own WhatsApp message自己组一则 WhatsApp 讯息
Pick your options, preview the message, then send it — no form, no data stored on our side.选好选项、预览讯息，再发送 — 不用填表，我们也不会存你的资料。
What we would tell our own family如果是自家人，我们会这样说
- It really is the cheapest of the five Mutiara-named estates on median price — RM608,000 versus RM620,000–RM1.1 million for the other four.在五个「Mutiara」屋苑中，中位价确实最低 — RM608,000，对比另外四个的 RM620,000 至 RM1,100,000。
- Every recorded sale is a double-storey terrace or shop lot — no cluster, semi-D or condo product to complicate the comparison.每一笔登记成交都是双层排屋或店屋 — 没有 cluster、半独立或公寓混在里面搅乱比较。
- Roughly 18 minutes / 17.7km to the Second Link (personally routed) makes this one of the better-placed Mutiara estates for Singapore-bound commuters who use Tuas.到第二通道约 18 分钟／17.7 公里（本人实测路线），对走 Tuas 的通勤者来说，是几个 Mutiara 屋苑中位置较佳的一个。
- It is also the thinnest market of the five — only 61 transactions on record, versus 195–869 for the siblings. Fewer comparable sales means more negotiation uncertainty on both sides.它也是五者中交易量最薄的 — 登记纪录仅 61 笔，对比其他四个的 195 至 869 笔。可比较的成交少，买卖双方议价时的不确定性都更高。
- Volume is heavily front-loaded: 36 of the 61 recorded transactions (59%) happened in 2022 alone. 2024 saw only 2, and 2025–2026 show none in our extract. We cannot tell you whether that is a temporary lull or the estate simply going quiet after its launch wave.成交量高度集中：61 笔中有 36 笔（59%）发生在 2022 年一年内。2024 年仅 2 笔，2025 至 2026 年在我们的数据中挂零。我们无法判断这只是暂时冷清，还是新盘热潮过后就此沉寂。
- We could not find a dedicated aerial or street photo of Taman Mutiara Utama itself on Wikimedia Commons — the gallery above leans on personally-verified Street View plus photos of the surrounding Skudai/Gelang Patah corridor.我们在 Wikimedia Commons 上找不到 Taman Mutiara Utama 本身的专属空拍或街景照 — 上方相簿主要靠本人实测的 Street View，加上周边 Skudai／Gelang Patah 一带的照片。
- Tenure (freehold vs leasehold) is not confirmed in our source data for this specific estate — verify directly with the seller’s solicitor before signing anything.地契性质（永久地契或租赁地契）在我们的数据来源中未能就此屋苑确认 — 签署任何文件前请直接向卖方律师查证。
- Rental yield data is not published for this estate; we will not invent a number.此屋苑的租金回报率没有公开数据；我们不会编造数字。
Questions people actually ask大家真正会问的问题
How much does a house in Taman Mutiara Utama cost?Taman Mutiara Utama 的房子多少钱？
NAPIC records published by List.my show 61 registered subsale transactions in Taman Mutiara Utama from 2021 to 2026, with a median of RM608,000 at RM451 per square foot across all property types. On the residential-only Market Snapshot the median is RM597,000 at RM445 psf, and the small commercial slice (five double-storey shop lots) has a median of RM738,000 at RM527 psf. Every recorded residential sale is the same double-storey terrace product, in built-up sizes of roughly 1,421 to 2,024 square feet. List.my 公布的 NAPIC 纪录显示，Taman Mutiara Utama 在 2021 至 2026 年共有 61 笔登记二手成交，全类型中位价 RM608,000、每平方尺 RM451。仅住宅的 Market Snapshot 中位价为 RM597,000、每尺 RM445；少量商业部分（五笔双层店屋）中位价为 RM738,000、每尺 RM527。全部登记住宅成交都是同一种双层排屋产品，建筑面积大约 1,421 至 2,024 平方尺。
Is Taman Mutiara Utama part of the same Mutiara family as Mutiara Rini, Mas, Bestari and Maju?Taman Mutiara Utama 跟 Mutiara Rini、Mas、Bestari、Maju 是同一个家族吗？
They share a name and a mukim, not a developer or a price band. All five sit in mukim Pulai and all carry NAPIC records: Mutiara Rini has 869 transactions at RM371 psf, Mutiara Mas 267 at RM413 psf, Mutiara Bestari 279 at RM473 psf, Mutiara Maju 195 at RM483 psf, and Mutiara Utama the fewest of all at 61 transactions and RM451 psf. On median transacted price, Mutiara Utama’s RM608,000 is the lowest of the five — Rini is RM620,000, Mas RM650,000, Maju RM772,000 and Bestari RM1,100,000 — which makes this page the cheapest entry ticket in the family, on the thinnest volume. 它们共用一个名字与同一个县（mukim），但不是同一个发展商，价位也完全不同。五个都在 mukim Pulai，且都有 NAPIC 纪录：Mutiara Rini 869 笔、每尺 RM371；Mutiara Mas 267 笔、每尺 RM413；Mutiara Bestari 279 笔、每尺 RM473；Mutiara Maju 195 笔、每尺 RM483；而 Mutiara Utama 笔数最少，只有 61 笔，每尺 RM451。以中位成交价看，Mutiara Utama 的 RM608,000 是五个里最低的——Rini 是 RM620,000、Mas 是 RM650,000、Maju 是 RM772,000、Bestari 是 RM1,100,000——也就是说，这一页是整个家族里入场门槛最低、但成交量也最薄的一个。
Why did most of the transactions in Taman Mutiara Utama happen in 2022?为什么 Taman Mutiara Utama 的成交大多集中在 2022 年？
Of the 61 registered transactions between 2021 and 2026, 36 of them — nearly six in ten — were recorded in 2022 alone. Only 12 followed in 2023, 2 in 2024, and none at all in 2025 or 2026 on the data read on 7 September 2026. That pattern looks like a single wave of subsale turnover shortly after the estate matured, rather than an estate with steady year-on-year churn. A buyer here should treat any comparable more than two years old as dated and ask for whatever has actually changed hands since. 2021 至 2026 年间登记的 61 笔成交里，光是 2022 年一年就有 36 笔，接近六成。2023 年只跟了 12 笔，2024 年 2 笔，而截至 2026 年 9 月 7 日读取的数据，2025 与 2026 年完全没有新增纪录。这个形态比较像是这个屋苑成熟后出现的一波集中转手，而不是年年都有稳定成交的市场。买家应该把两年以上的参考成交当作过时资料，另外问清楚最近究竟有没有真正易手的单位。
What type of house is in Taman Mutiara Utama?Taman Mutiara Utama 是什么样的房子？
On the recorded data it is a single-product estate: every one of the 56 residential transactions is a double-storey terrace, with built-up sizes clustering around 1,421, 1,604 and 2,024 square feet. There is no recorded semi-detached, bungalow, cluster house or condominium here. The remaining five records are double-storey shop lots. That makes the median genuinely comparable from one sale to the next, which is rare in a Johor Bahru township — most blend several house types into one number. 以登记数据看，这是一个单一产品的屋苑：56 笔住宅成交全部是双层排屋，建筑面积大致落在 1,421、1,604 与 2,024 平方尺三个尺寸附近。这里没有登记过半独立式、独立式、Cluster 屋或公寓。剩下的 5 笔是双层店屋。这代表这里的中位价可以逐笔真实比较——这在新山的花园区里其实很少见，多数区域的中位数混杂了好几种屋型。
What schools are near Taman Mutiara Utama?Taman Mutiara Utama 附近有哪些学校？
Taman Mutiara Utama sits inside the Bandar Selesa Jaya and Taman Skudai Baru residential cluster in mukim Pulai. National schools mapped within that immediate cluster include SK Taman Skudai Baru 2, SK Taman Selesa Jaya, SMK Taman Selesa Jaya, SMK Taman Selesa Jaya 2, SK Taman Damai Jaya and SJK(C) Ping Ming. None of these are inside the estate itself, and national-school catchment areas are drawn by the district education office street by street, so confirm the exact zoning for a specific address before assuming a child will be admitted. Taman Mutiara Utama 位于 mukim Pulai 的 Bandar Selesa Jaya 与 Taman Skudai Baru 住宅群内。这一带地图上可查到的国民学校包括 SK Taman Skudai Baru 2、SK Taman Selesa Jaya、SMK Taman Selesa Jaya、SMK Taman Selesa Jaya 2、SK Taman Damai Jaya 与 SJK(C) 平明华小。这些学校都不在屋苑内，而国民学校的收生范围由县教育局逐街划定，请针对确切地址先确认学区，不要假设一定能入读。
How far is Taman Mutiara Utama from the Second Link and from the Causeway?Taman Mutiara Utama 离第二通道与新柔长堤有多远？
Mapped driving directions from Taman Mutiara Utama put the Second Link Expressway (Tuas) at about 18 minutes and 17.7 kilometres via Jalan Skudai–Gelang Patah, in normal traffic. The same routing tool puts JB Sentral and the Causeway/CIQ side at about 28 to 30 minutes and 25.5 to 28.4 kilometres. On these figures the estate sits noticeably closer to the western, Second-Link-facing side of Johor Bahru than to the city-centre Causeway side — verify both routes yourself at the hour you would actually drive them, since peak-hour times will be worse. 地图路线显示，从 Taman Mutiara Utama 经 Jalan Skudai–Gelang Patah 到第二通道（新加坡兀兰）大约 18 分钟、17.7 公里，车流正常时；同一个工具查到往 JB Sentral 与长堤／CIQ 一侧大约 28 至 30 分钟、25.5 至 28.4 公里。以这两个数字看，这个屋苑明显比较靠近新山西侧、面向第二通道的一边，而不是市中心长堤那一边——请自己在实际会开车的时段各测一次，高峰期一定会更久。
Can foreigners buy a house in Taman Mutiara Utama?外国人可以在 Taman Mutiara Utama 买房吗？
No, not in practice. Johor sets a RM2 million minimum purchase price for non-citizens buying landed residential property, and every recorded transaction in Taman Mutiara Utama — median RM608,000, with a recorded range of roughly RM457,000 to RM707,000 — sits far below that floor. This is a Malaysian-citizen market on the numbers, and a foreign buyer looking in mukim Pulai should look instead at addresses whose recorded medians actually clear the RM2 million line. 实务上不行。柔佛规定非公民购买有地住宅的最低价为 RM200 万，而 Taman Mutiara Utama 每一笔登记成交——中位价 RM608,000，登记区间大致在 RM457,000 至 RM707,000 之间——都远低于这条门槛。从数字看，这是一个马来西亚公民的市场；外籍买家若在 mukim Pulai 找房，应该改看登记中位价真正跨过 RM200 万门槛的门牌。
Is Taman Mutiara Utama freehold?Taman Mutiara Utama 是永久地契吗？
The NAPIC transaction records published by List.my do not carry tenure information, and this page has not found a verified developer or land-title source confirming freehold or leasehold status for this estate. Tenure is recorded on the individual title, not on the estate as a whole, so ask for a copy of the title before making an offer, and check separately whether the lot carries a Bumiputera restriction, since that affects who you can resell to later. List.my 公布的 NAPIC 成交纪录不含地契年期资讯，本页也没有查到已核实的发展商或地契来源，能确认这个屋苑是永久地契还是租赁地契。地契年期记载在个别地契上，不是记在整个屋苑上，因此出价前请先索取地契副本，并另外查这块地有没有 Bumi lot 限制，因为那会影响你将来能卖给谁。
Is Taman Mutiara Utama a good rental or investment property?Taman Mutiara Utama 适合出租或投资吗？
The honest answer sits in the transaction count. With 61 records in six years and only 2 since the start of 2024, this is a thin market where finding a genuinely recent comparable — for pricing a purchase or a rent — takes real legwork rather than a portal search. The estate is a single, consistent double-storey terrace product inside a wider corridor of cheaper neighbours (Bandar Selesa Jaya at a RM290,000 median, Taman Skudai Baru at RM400,000), which can support a case for stable middle-income tenancy, but this page has not found published asking-rent data specific to this estate and will not invent a figure. Ask for current rental comparables before modelling a yield. 诚实的答案就藏在成交笔数里。六年 61 笔，2024 年至今只有 2 笔，这是一个薄市场，要找到真正近期的可比案例——无论是定购买价还是定租金——都需要真下功夫，而不是平台搜一搜就有。这个屋苑是单一、一致的双层排屋产品，座落在周边中位价更低的走廊里（Bandar Selesa Jaya 中位 RM290,000、Taman Skudai Baru 中位 RM400,000），这或许支持稳定中等收入租客的论点，但本页没有查到这个屋苑专属的公开开价租金，也不会编造一个数字。请在计算回报率之前，先向我索取现时的租金参考。
The Mutiara family, now complete — all five, side by sideMutiara 家族，五个全部到齐 — 并排比较
Five estates in mukim Pulai carry the Mutiara name. This is the first of these five pages to put all five on the same NAPIC data at once.mukim Pulai 有五个带「Mutiara」名字的区。这是这五个页面里，第一次把全部五个放进同一份 NAPIC 数据里比较。
| Mutiara estateMutiara 区 | Records笔数 | Median price中位价 | Median psf中位每尺 | 12-month psf12 个月每尺 | Read解读 |
|---|---|---|---|---|---|
| Taman Mutiara Utama (this page)（本页） | 61 | RM608,000 | RM451 | — | Cheapest median, thinnest market, single product中位价最低、市场最薄、单一户型 |
| Taman Mutiara Rini | 869 | RM620,000 | RM371 | +9.8% | Largest, oldest, most liquid of the five五个里规模最大、最老、流通性最高 |
| Taman Mutiara Mas | 267 | RM650,000 | RM413 | +8.0% | Scientex’s gated 145-acre projectScientex 门禁 145 英亩项目 |
| Taman Mutiara Bestari | 279 | RM1,100,000 | RM473 | — | Highest total price of the five五个里总价最高 |
| Taman Mutiara Maju | 195 | RM772,000 | RM483 | — | Highest psf of the five, 1.2km from the stadium五个里每尺价最高，距体育场 1.2 公里 |
Mukim Pulai’s thirteen most-traded areas, same datamukim Pulai 十三个成交量最大的区域，同一份数据
Taman Mutiara Utama does not crack mukim Pulai’s top twelve by volume — its 61 records are added here as the thirteenth line so you can see exactly how it sits against the areas that do.Taman Mutiara Utama 按成交量排不进 mukim Pulai 前十二名 — 这里把它的 61 笔记录列为第十三行，让你清楚看到它跟那些排得进的区域相比究竟处在什么位置。
| Area区域 | Records笔数 | Median price中位价 | Median psf中位每尺 | 12-month psf12 个月每尺 |
|---|---|---|---|---|
| Taman Bukit Indah | 1,798 | RM610,000 | RM460 | +2.6% |
| Horizon Hill | 1,024 | RM1,080,000 | RM498 | +10.5% |
| Taman Universiti | 905 | RM400,000 | RM292 | +9.6% |
| Taman Ungku Tun Aminah | 905 | RM465,000 | RM312 | +12.0% |
| Taman Mutiara Rini | 869 | RM620,000 | RM371 | +9.8% |
| Taman Pulai Mutiara 2 | 857 | RM489,000 | RM371 | +9.0% |
| Taman Perling | 711 | RM480,000 | RM288 | −0.8% |
| Taman Pulai Mutiara | 577 | RM520,000 | RM401 | +3.6% |
| 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 (this page)（本页） | 61 | RM608,000 | RM451 | — |
Reading both tables together is the point: the family table shows Taman Mutiara Utama winning on affordability against its four Mutiara siblings, while the mukim-wide table shows it still trailing all twelve other listed areas on volume. Cheapest is not the same as most liquid — check which one actually matters for your plan before you commit. 把两张表放在一起看才是重点：家族比较显示 Taman Mutiara Utama 在五个 Mutiara 兄弟中最便宜；但放进全 mukim 的表一看，它在成交量上仍然落后于另外十二个列出的区域。「最便宜」不等于「最好脱手」 — 请先确认哪一项对你的计划真正重要，再作决定。
61 sales in six years, 36 of them in one year. Let’s find out what’s actually for sale right now.六年 61 笔，其中 36 笔挤在一年内。我们来查查现在到底有什么现货。
A market this thin and this front-loaded rewards someone who checks live stock rather than trusting a portal average. Send me your street preference 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、又这么集中在某一年的市场，奖励的是真的去查现货、而不是相信平台平均值的人。把你想要的街区与预算发给我，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。