Taman Nesa @ Manicharasegam:
the -23.1% headline runs on four sales. Taman Nesa @ Manicharasegam：
-23.1% 的标题，建立在四笔成交之上。

Mostly because the sample behind that figure is tiny. List.my recorded only 4 subsales here in all of 2025 and zero so far in 2026, against 15 to 20 a year in 2022 to 2024. Those four 2025 sales alone carry a median of RM261 psf – one low-cost house at RM230 psf, one at RM345 psf, a semi-detached house at RM172 psf (large land, low psf by nature), and one terrace at RM292 psf in October. A twelve-month comparison built on four transactions of three different house types can swing hard on ordinary variation. The reliable multi-year data tells a different story: annual median psf rose from RM248 (2022, 20 sales) to RM279 (2023, 17 sales) to RM299 (2024, 15 sales) – up every year, not down. 主要是因为这个数字背后的样本太小。List.my 在 2025 年全年只登记了 4 笔成交，2026 年至今零笔，相比之下 2022 到 2024 年每年有 15 到 20 笔。这四笔 2025 年成交的中位每尺价是 RM261 —— 一间廉价屋每尺 RM230、一间每尺 RM345、一间半独立式住宅每尺 RM172（地积大，每尺价本就低）、一间排屋在 10 月以每尺 RM292 成交。用三种不同房型、只有四笔的样本去算十二个月涨跌，本来就容易因普通的波动而大幅摆动。笔数可靠的多年数据讲的是另一个故事：年度中位每尺价从 2022 年（20 笔）的 RM248，涨到 2023 年（17 笔）的 RM279，再涨到 2024 年（15 笔）的 RM299 —— 年年在涨，不是在跌。

Yes, entirely. All 62 recorded subsales split into three landed types: 33 single-storey terraces, 24 low-cost houses, and 5 single-storey semi-detached houses. There are zero recorded condominium, apartment, flat or shop transactions here. That makes it one of the more straightforward addresses in this series – unlike estates where a landed-sounding name actually covers a majority-strata dataset, every sale behind this page’s numbers is a house on its own land. 是的，完全是。62 笔登记成交全部分成三种有地类型：33 笔单层排屋、24 笔廉价屋、5 笔单层半独立式住宅。这里没有登记过任何公寓、廉价公寓或店屋成交。这让它在本系列里算是比较直白的一个地址 —— 不像有些名字听起来像有地、实际数据却大多是分层住宅的社区，这一页数字背后的每一笔成交，都是一栋盖在自己土地上的房子。

Three types, three price bands. A low-cost house is a uniform 1,044 sq ft, recorded from RM170,000 (September 2021) to RM360,000 (January 2025), median RM305,000. A single-storey terrace runs 1,539 to 1,540 sq ft, recorded RM305,000 to RM450,000, median RM410,000. A single-storey semi-detached house sits on 3,035 to 4,213 sq ft of land, recorded RM472,000 to RM650,000, median RM520,000 – its psf looks low (RM148-RM172) only because the land component is large, not because the house is cheap per square foot of built-up area. 三种类型，三个价格带。廉价屋统一面积 1,044 平方尺，登记成交从 RM170,000（2021 年 9 月）到 RM360,000（2025 年 1 月），中位价 RM305,000。单层排屋面积 1,539 到 1,540 平方尺，登记成交 RM305,000 到 RM450,000，中位价 RM410,000。单层半独立式住宅地积 3,035 到 4,213 平方尺，登记成交 RM472,000 到 RM650,000，中位价 RM520,000 —— 它的每尺价看起来低（RM148–RM172），只是因为地积大，不是因为建筑面积本身每尺比较便宜。

Yes, and mixing them up would badly distort your numbers. List.my’s database separately lists a “Taman Nesa” (without “@Manicharasegam”) that recorded only 4 transactions, every one a commercial 2-storey shop on Jalan Ronggeng 19, median RM550,000. That is a real road inside this estate – but the shop transactions on it belong to a different NAPIC location entry than the 62 residential sales this page covers. Both entries resolve to the same Google Maps pin, which makes the mix-up easy to make. If a source quotes you a number for “Taman Nesa”, ask whether it includes “@Manicharasegam” or not. 有的，而且把两者混为一谈会严重扭曲你的数字。List.my 的数据库另外单独列出一笔「Taman Nesa」（不含「@Manicharasegam」），只登记了 4 笔成交，全部是 Jalan Ronggeng 19 上的双层店屋，中位价 RM550,000。这确实是本社区内的一条真实道路 —— 但这条路上的店屋成交，归属于与本页涵盖的 62 笔住宅成交不同的 NAPIC 地点条目。两笔纪录对应同一个 Google 地图坐标点，这让混淆变得很容易发生。如果有人向你引用「Taman Nesa」的数字，请先问清楚是否包含「@Manicharasegam」。

The separate 4-transaction commercial “Taman Nesa” entry shows RM205 psf on its own unfiltered page header, and RM326 psf on List.my’s Pulai mukim comparison card, for the identical 4 shop sales. We cannot explain the gap, and we are not the ones who produced either figure – we simply checked both directly on List.my. It is the same pattern as the residential -23.1% figure on this page’s main subject: a single quoted psf, without knowing which panel and which window produced it, is not enough to act on. 这笔独立的、4 笔成交的商业「Taman Nesa」纪录，自己未筛选页面的表头显示每尺 RM205，而 List.my 的 Pulai mukim 对照卡对同样 4 笔店屋成交却显示每尺 RM326。我们无法解释这个差距，也不是我们算出这两个数字的 —— 我们只是直接在 List.my 上核对了两次。这与本页主要讨论对象的住宅版 -23.1% 数字，是同一种模式：一个没有说明来自哪个栏位、哪个时间窗口的单一每尺价，不足以据此做决定。

A 1,044 sq ft low-cost house on Jalan Joget 4, sold for RM240,000 in August 2025 – the most recent low-cost house sale on record and, by type, the cheapest entry point at this address. The full low-cost house range runs from RM170,000 (2021) to RM360,000 (January 2025); the August 2025 sale is the most recent data point we have, not necessarily the current asking price. Jalan Joget 4 号一间 1,044 平方尺的廉价屋，2025 年 8 月以 RM240,000 成交 —— 是纪录中最近一笔廉价屋成交，按类型而言也是这个地址最便宜的入场价。廉价屋完整价格区间从 RM170,000（2021 年）到 RM360,000（2025 年 1 月）；2025 年 8 月这笔是我们掌握的最新数据点，不一定代表目前实际开价。

No. Johor sets a RM2 million minimum purchase price for non-citizens buying landed residential property, and every type recorded here – low-cost house, terrace, semi-detached – is landed. The highest price ever recorded at this address, RM650,000 for a semi-detached house in March 2022, sits at under a third of that floor. There is no strata alternative here to fall back on either, since zero condo or apartment sales have ever been recorded. 不行。柔佛对非公民购买有地住宅设有 RM200 万最低门槛，而这里登记的每一种类型 —— 廉价屋、排屋、半独立式 —— 都是有地。这个地址有史以来最高的成交价，2022 年 3 月那间半独立式住宅的 RM650,000，也不到这道门槛的三分之一。这里也没有分层住宅可以退而求其次，因为从未登记过任何公寓成交。

We could not confirm tenure for this estate from the sources checked for this page. Tenure is recorded on the individual title, not the estate as a whole – ask for a copy of the title before signing anything. 本页查证的资料来源无法确认这个社区的地契类型。地契类型是逐笔登记在个别产业上的，不是整个社区统一标注 —— 签约前请务必索取地契副本。

At 62 recorded subsales since 2021, Taman Nesa @ Manicharasegam is among the smallest-volume addresses List.my tracks in Mukim Pulai – compare Taman Bukit Indah’s 1,798 transactions or Horizon Hill’s 1,024, each close to thirty times larger. Its quoted -23.1% twelve-month change is also the only negative figure, and by far the largest single move, among the Pulai addresses on its own comparison card. Smaller samples swing further on ordinary variation, and 62 transactions split three ways, with just 4 in the most recent full year, is a genuinely small sample to draw a twelve-month conclusion from. 2021 年以来登记成交 62 笔，Taman Nesa @ Manicharasegam 是 List.my 在 Pulai 区追踪的门牌里，成交量最小的一批 —— 相比之下 Taman Bukit Indah 有 1,798 笔、Horizon Hill 有 1,024 笔，都接近它的三十倍。它引用的 -23.1% 十二个月涨跌，也是自己对照卡上 Pulai 门牌里唯一的负数，而且是所有方向里波动最大的一个。样本越小，普通的波动就能让百分比摆动得更大，而 62 笔成交拆成三种类型，最近一整年更是只有 4 笔，确实是一个很小的样本，不足以据此下十二个月的结论。

Real Property Gains Tax, charged on the gain, not the sale price. Malaysian citizens and permanent residents pay 30% in years 1-3, 20% in year 4, 15% in year 5, and nil from year 6. Non-citizens pay 30% through years 1-5 and a permanent 10% from year 6 onward. At this estate’s price levels – RM170,000 to RM650,000 – the RPGT due is modest in absolute ringgit, but the year-6 threshold is still worth timing a sale around. 产业盈利税，针对的是获利部分，不是成交总价。马来西亚公民与永久居民，第 1–3 年 30%、第 4 年 20%、第 5 年 15%，第 6 年起为 0%。非公民第 1–5 年 30%，第 6 年起永久 10%。以这个社区的价位而言 —— RM170,000 到 RM650,000 —— 实际应缴的 RPGT 金额本来就不大，但第六年这个门槛，仍然值得安排卖出时机时纳入考虑。