Taman Nusa Bayu: the cheapest house
with the word “Nusa” on the title
Taman Nusa Bayu：门牌上带「Nusa」
字样里最便宜的那一栋
Iskandar Puteri has been naming developments Nusa-something since a 2008 planning guideline — Nusa Bayu, Nusa Sentral, Nusa Idaman, Nusa Bestari and more. They are not phases of one estate. Taman Nusa Bayu’s median is RM570,000, roughly RM180,000 below Nusa Sentral and Nusa Idaman — but its RM444 psf is higher than either. Smaller, newer houses, not a discount. This page explains the difference before you confuse one Nusa for another. 自 2008 年一份规划准则起，Iskandar Puteri 的新项目就一路被取名叫「Nusa 某某」—— Nusa Bayu、Nusa Sentral、Nusa Idaman、Nusa Bestari 等等。它们不是同一个社区的不同期数。Taman Nusa Bayu 中位价 RM570,000，比 Nusa Sentral 与 Nusa Idaman 低约 RM18 万 —— 但它的每尺价 RM444 反而更高。这是房子更小、更新，不是便宜货。这一页要在你把哪个「Nusa」搞混之前，先讲清楚差别。
© Chongkian · CC BY-SA 4.0 · Wikimedia CommonsTaman Nusa Bayu in 30 seconds30 秒看懂 Taman Nusa Bayu
- What it is: a completed residential township in Iskandar Puteri, postcode 79250, developed by Nusajaya Height Development Sdn Bhd, a subsidiary of UEM Land (now UEM Sunrise). Occupation began in 2013. It sits inside Bandar Nusa Bayu, a wider zone that also holds Taman Nusantara Prima, Taman Bayu Nusantara and the Bayu Angkasa apartments. 它是什么：Iskandar Puteri 内一个已建成的住宅社区，邮区 79250，由 UEM Land（现 UEM Sunrise）子公司 Nusajaya Height Development Sdn Bhd 开发，2013 年起入伙。它属于更大范围的 Bandar Nusa Bayu，同一片区内还有 Taman Nusantara Prima、Taman Bayu Nusantara 与 Bayu Angkasa 公寓。
- The number that matters: 300 recorded subsales 2021–2026, median RM570,000 at RM444 psf, up 7.6% over the trailing 12 months. The dominant product, double-storey terrace houses, recorded a median of RM580,000 at RM453 psf across 242 transactions. 关键数字：2021–2026 共 300 笔登记成交，中位 RM570,000、每尺 RM444，近 12 个月 +7.6%。主力产品双层排屋在 242 笔成交中中位为 RM580,000、每尺 RM453。
- The name trap: Iskandar Puteri has used Nusa as its standard development prefix since a 2008 planning guideline. Nusa Sentral (RM750,000 median) and Nusa Idaman (RM750,000 median) are separate developments, not sister phases — and both cost roughly RM180,000 more per unit than Nusa Bayu, despite a lower psf. 名字的陷阱：自 2008 年一份规划准则起，Iskandar Puteri 就把 Nusa 定为标准项目前缀。Nusa Sentral（中位 RM750,000）与 Nusa Idaman（中位 RM750,000）是各自独立的项目，不是姐妹期数 —— 两者的每套总价都比 Nusa Bayu 高约 RM18 万，尽管每尺价反而更低。
- What it costs to buy: double-storey terrace houses run roughly RM447,000 to RM713,000; the Bayu Angkasa strata apartments, 807 to 980 sq ft, have recorded sales from about RM310,000 to RM603,000. 购入成本：双层排屋区间约 RM447,000 至 RM713,000；807 至 980 尺的 Bayu Angkasa 分层公寓，登记成交约 RM310,000 至 RM603,000。
- The honest catch: both medians here, RM580,000 for terraces and RM433,000 for apartments, sit far below Johor’s RM2,000,000 landed and RM1,000,000 strata thresholds for non-citizens. This is not a foreign-buyer address. And Google’s own map data still labels these streets “Nusajaya Industrial Park” — a legacy of what this land was zoned before it became housing. 诚实提醒：这里两个中位数 —— 排屋 RM580,000、公寓 RM433,000 —— 都远低于柔佛给非公民设的有地 RM200 万与分层 RM100 万门槛。这不是一个给外籍买家的门牌。而且 Google 地图至今仍把这几条街标注为「Nusajaya Industrial Park」—— 这是这片地在改建成住宅前的旧规划名称留下的痕迹。
Nusa Bayu Lake Park, and the two other “Nusa” the internet confuses it withNusa Bayu 湖畔公园，以及网上常与它混淆的另外两个「Nusa」
Three of these photographs are Nusa Idaman, a genuinely different development a few kilometres away, included here on purpose — so you see exactly what “another Nusa” looks like before you view either one. 其中三张拍的是 Nusa Idaman —— 一个在几公里外、真正独立的项目，刻意放在这里，让你在去看房之前，先看清楚「另一个 Nusa」长什么样。
First homes, not trophy homes人生第一间房子，不是收藏品
A RM570,000 median in a township built from 2013 selects for a specific buyer — someone buying their first landed home, not their forever mansion.2013 年起建、中位价 RM570,000 的社区，筛出的是一种特定买家 —— 买人生第一间有地住宅的人，不是买终极豪宅的人。
The upgrader from a flat从公寓升级的买家
A young Johor Bahru family who has outgrown a rented or bought apartment and wants a full terrace house with a gate and a yard, at a price still under RM600,000. Nusa Sentral and Nusa Idaman, RM180,000 more, are simply out of reach for this budget. A monthly repayment on a RM580,000 median unit at 90% financing over 30 years lands well within a dual-income household’s reach — the calculator further down this page runs the exact figure.一个已经住不下公寓、想要有大门与院子的独立排屋、但预算仍在 RM60 万以下的新山年轻家庭。多花 RM18 万的 Nusa Sentral 与 Nusa Idaman，对这个预算来说单纯买不起。以 RM580,000 中位价、九成贷款、30 年期计算，每月供款落在双薪家庭负担得起的范围内 —— 本页下方的试算器可以算出精确数字。
The SILC / industrial-zone workerSILC 工业区从业者
The SILC industrial and logistics cluster, home to Biocon’s insulin plant and other manufacturers, sits directly on Nusa Bayu’s southern border. Staff working there, or at the GP Prima transport hub to the east, can walk or drive minutes to work rather than commuting from further out. The Bayu Angkasa apartments, at RM310,000 to RM603,000, sit at a price this segment can service without stretching, whether buying outright or renting from a landlord.SILC 工业与物流园区 —— Biocon 胰岛素厂等制造商所在地 —— 就在 Nusa Bayu 南侧边界。在那里、或在东侧 GP Prima 交通枢纽上班的人，走路或开车几分钟就到，不必从更远的地方通勤。Bayu Angkasa 公寓的 RM310,000 至 RM603,000 价位，不论是自己买还是跟房东租，都在这个群体能负担的范围内，不必勉强。
The buy-to-let landlord买房出租的房东
Cheap entry, a growing industrial and logistics employment base next door, and steady 7.6% annual price growth make the arithmetic straightforward for an investor renting to factory and warehouse staff rather than to expatriates.入场便宜、隔壁是不断扩张的工业与物流就业基础、加上稳定的 7.6% 年涨幅 —— 对一个把房子租给工厂与仓库员工、而非外派人士的投资者来说，这笔账很好算。
The Nusa Sentral / Nusa Idaman shopper priced out被 Nusa Sentral／Nusa Idaman 挤出预算的买家
Someone who searched “Nusa” developments in Iskandar Puteri, found Nusa Sentral or Nusa Idaman at RM750,000+, and needed a name from the same family at a price RM180,000 lower. This page exists for exactly that search.搜索 Iskandar Puteri 的「Nusa」项目、发现 Nusa Sentral 或 Nusa Idaman 都要 RM75 万以上、需要同一个「家族」里价格低 RM18 万的选项的人。这一页就是为这种搜索准备的。
A Sunday at Nusa BayuNusa Bayu 的一个星期天
A young township’s rhythm is set by its parks and its proximity to bigger neighbours’ malls, not by its own commercial core, which is still thin.一个年轻社区的节奏，是由它的公园与邻近大社区的商场撑起的，而不是它自己的商业核心 —— 那部分目前还很单薄。
Nusa Bayu Lake Park, Valley Park or Hill Park — three named parks inside the township, plus the NS Sport Centre for a run or a game.Nusa Bayu 湖畔公园、Valley Park 或 Hill Park —— 社区内三座命名公园，加上 NS Sport Centre 可以跑步或打球。
Breakfast at one of the shophouses along Jalan Bayu, or a short drive to GP Mall in Gelang Patah town, about 9 to 10 minutes away.在 Jalan Bayu 沿街的店屋吃早餐，或开车约 9 至 10 分钟到 Gelang Patah 市镇的 GP Mall。
Bigger errands go to AEON Mall Bukit Indah, about 12 minutes away — the same trip most of the western Iskandar Puteri estates make, since Nusa Bayu’s own retail is still limited.大宗采购去约 12 分钟外的 AEON Mall Bukit Indah —— 西部 Iskandar Puteri 大多数社区都要跑这一趟，因为 Nusa Bayu 自身的商业配套仍然有限。
Friday prayers, when construction finishes, will move to Masjid Nusa Bayu, the neighbourhood’s own mosque, funded partly through public donation and designed to hold about 40,000 worshippers — sized not just for residents but for workers from SILC, IBP, i-Park, Bioexcell, Biocon and i-Tech Valley next door.主麻礼拜，等建成后会移到社区自己的 Masjid Nusa Bayu —— 部分靠公众捐款兴建，设计容纳约 4 万人礼拜，服务对象不只是居民，还包括隔壁 SILC、IBP、i-Park、Bioexcell、Biocon 与 i-Tech Valley 的产业员工。
EduCity is about 12 minutes inland for families with schooling further up the ladder; Gelang Patah Community College sits right at the township’s own doorstep.对有更高阶段升学需求的家庭，EduCity 在内陆方向约 12 分钟；Gelang Patah Community College 就在社区门口。
Quiet, residential, and honestly still filling in — this is a 2013-onward township, younger than most of the estates in this series, and it shows in how much of the commercial strip is still being leased up.安静、纯住宅，老实说也还在填满中 —— 这是一个 2013 年后才起步的社区，比本系列多数社区都年轻，商业街招租未满的情况看得出来。
Bordered by the Second Link corridor, not “next to” the checkpoint itself紧邻二关走廊，但并非「就在」关口本身
Taman Nusa Bayu sits in Iskandar Puteri (postcode 79250), west of the city, with the Second Link Expressway forming its western border. That border-corridor position is often read as “right by the checkpoint” — it is not. The Tuas Second Link crossing itself is a verified 20 to 22-minute, ~20.5 km drive, since the expressway runs south before reaching the crossing. Taman Nusa Bayu 位于新山西部的 Iskandar Puteri（邮区 79250），二关高速正是它的西侧边界。这种「边界紧邻高速」的位置常被误读成「就在关口旁边」—— 其实不是。到 Tuas 二关关口本身，实测车程约 20 至 22 分钟、约 20.5 公里，因为高速要先往南绕才到关口。
It is, however, genuinely close to Iskandar Puteri’s own centre of gravity: EduCity and AEON Bukit Indah are both about 12 minutes away, and Gelang Patah town about 9 to 10 minutes.但它确实非常靠近 Iskandar Puteri 自己的重心：EduCity 与 AEON Bukit Indah 都约 12 分钟，Gelang Patah 市镇约 9 至 10 分钟。
| Destination目的地 | Drive车程 |
|---|---|
| Columbia Asia Iskandar Puteri | 8 min · 7.4 km |
| Gelang Patah town / GP Mall | 9–10 min · 9.0 km |
| EduCity | 12 min · 11.2 km |
| AEON Mall Bukit Indah | 12 min · 10.6 km |
| Gleneagles Hospital Medini | 13–14 min · 11.4–13.5 km |
| Second Link 二关（Tuas） | 20–22 min · 20.5 km |
| Senai International Airport | 20–22 min · ~25 km |
| Hospital Sultanah Aminah | 21 min · 22.5 km |
| JB City Centre / CIQ / RTS | 26–27 min · 25.5 km |
Close to the essentials, thin on its own retail生活机能近，自身商业仍薄
Most of what a household needs weekly is a short drive away. What Nusa Bayu does not yet have much of is its own commercial core — that is honestly still filling in.一个家庭每周需要的大多数东西，开车几分钟就到。Nusa Bayu 目前还比较缺的是自己的商业核心 —— 老实说这部分仍在填补中。
Roads道路
Second Link Expressway forms the western border and reaches the Tuas checkpoint in 20 to 22 minutes off-peak. Pontian-Johor Bahru Parkway/E3 handles most local trips toward Gelang Patah and Bukit Indah.二关高速是西侧边界，非高峰约 20 至 22 分钟到 Tuas 关口。往 Gelang Patah 与 Bukit Indah 方向的日常出行多走 Pontian-Johor Bahru Parkway/E3。
Schools学校便利
Two national primary/secondary pairs sit about 2.5 km away, and Gelang Patah Community College is effectively on the township’s border. Tenby International School and EduCity’s international cluster are further inland.两所国民小学／中学约 2.5 公里外，Gelang Patah Community College 几乎就在社区边界上。Tenby International School 与 EduCity 国际学校群则在更内陆方向。
Medical & retail医疗与零售
Columbia Asia Iskandar Puteri, 8 minutes, is one of the shortest hospital drives in this whole series. GP Mall covers daily retail; AEON Bukit Indah and Gleneagles Medini are both about 12 to 14 minutes for anything bigger.8 分钟到 Columbia Asia Iskandar Puteri，是本系列车程最短的医院之一。日常零售靠 GP Mall；再大一点就去约 12 至 14 分钟外的 AEON Bukit Indah 或 Gleneagles Medini。
Everything here comes back to one word: Nusa这里的一切，都绕不开一个字：Nusa
Iskandar Puteri has used “Nusa” as its standard development prefix since 2008. That naming convention is the single biggest source of confusion for anyone comparing prices online — and the single biggest opportunity for a buyer who understands it. 自 2008 年起，「Nusa」就是 Iskandar Puteri 的标准项目前缀。这个命名惯例，是任何人在网上比价时最大的混淆来源 —— 对搞懂它的买家而言，也是最大的机会。
One prefix, many separate developments同一前缀，多个独立项目
Nusa Bayu, Nusa Sentral, Taman Nusa Idaman, Nusa Bestari, Nusa Bestari 2, Nusa Duta, Nusa Indah — all carry the same “Nusa” prefix mandated by Iskandar Puteri’s 2008 Urban Design Guidelines, derived from Nusajaya, the area’s former name. They are not phases of one master-planned estate. Nusa Bayu、Nusa Sentral、Taman Nusa Idaman、Nusa Bestari、Nusa Bestari 2、Nusa Duta、Nusa Indah —— 全都带着 Iskandar Puteri 2008 年都市设计准则规定的「Nusa」前缀，源自这一带的旧名 Nusajaya。它们不是同一个总体规划社区的不同期数。
Cheaper in total, not cheaper per foot总价便宜，但每尺价不便宜
Nusa Bayu’s RM570,000 median sits about RM180,000 below Nusa Sentral (RM750,000 residential median) and Nusa Idaman (RM750,000). Yet Nusa Bayu’s RM444 psf clears Nusa Idaman’s RM377 psf by a wide margin, and trails Nusa Sentral’s RM475 psf by far less than the RM180,000 total-price gap would suggest. Nusa Bayu 中位价 RM570,000，比 Nusa Sentral（住宅中位 RM750,000）与 Nusa Idaman（RM750,000）低约 RM18 万。但 Nusa Bayu 每尺 RM444 却略高于 Nusa Idaman 的 RM372 每尺。
A completed, occupied township since 20132013 年起入伙的已建成社区
Developed by Nusajaya Height Development Sdn Bhd, a UEM Land (now UEM Sunrise) subsidiary. This is not a new launch — 300 recorded subsales since 2021 alone confirm an active, liquid resale market for a completed product. 由 UEM Land（现 UEM Sunrise）子公司 Nusajaya Height Development Sdn Bhd 开发。这不是新推案 —— 单是 2021 年以来就有 300 笔登记成交，证明这是一个已建成、有流动性的二手市场。
SILC on the doorstepSILC 就在家门口
The SILC industrial and logistics cluster — home to Biocon’s insulin plant and other manufacturers — sits directly on Nusa Bayu’s southern border, with the GP Prima Transport Hub to the east. That is a genuine employment base for tenants, and a genuine noise-and-traffic consideration for the border-facing rows. SILC 工业与物流园区 —— Biocon 胰岛素厂等制造商所在地 —— 就在 Nusa Bayu 南侧边界，东侧则是 GP Prima 交通枢纽。这对租客是真实的就业基础，对靠边界的那排房子则是真实的噪音与车流考量。
A community college and three parks, inside the township社区内就有社区学院与三座公园
Gelang Patah Community College sits at the township’s own edge, and three named parks — Lake, Valley and Hill — plus the NS Sport Centre give it more recreational infrastructure than its price point usually buys in this series. Gelang Patah Community College 就在社区边缘，三座命名公园 —— 湖畔、Valley、Hill —— 加上 NS Sport Centre，让它在这个价位能拿到的休闲配套，比本系列同价位社区通常拿到的更多。
7.6% in 12 months, on real volume12 个月 +7.6%，且成交量真实
Unlike thinly-traded areas where a handful of sales can swing the annual number wildly, Nusa Bayu’s 300 transactions since 2021 — 89 in 2022 and 103 in 2023 alone — give the 7.6% figure real statistical weight. 不像成交稀薄、几笔就能把年涨幅拉得很夸张的地区，Nusa Bayu 自 2021 年以来 300 笔成交 —— 单是 2022 年 89 笔、2023 年 103 笔 —— 让这个 +7.6% 的数字有真正的统计份量。
And the two questions everyone should ask first以及每个人都该先问的两个问题
🏷️ If you found this comparing “Nusa” prices online如果你是在网上比价「Nusa」时找到这里
💰 If you are buying to live in it如果你是要自住
Four schemes inside Bandar Nusa BayuBandar Nusa Bayu 内的四个项目
“Nusa Bayu” is also an umbrella name for a wider zone, Bandar Nusa Bayu, that holds four separate schemes by three different developers. Taman Nusa Bayu itself, the subject of this page, is the first and largest. 「Nusa Bayu」同时也是一个更大范围 Bandar Nusa Bayu 的统称，里面有三家不同发展商的四个独立项目。本页主要谈的 Taman Nusa Bayu 本身，是最早也是最大的一个。
| Scheme项目 | Developer发展商 | Product产品 | Occupied since入伙年份 | Position方位 |
|---|---|---|---|---|
| Taman Nusa Bayu | Nusajaya Height Development Sdn Bhd (UEM) | Double-storey terrace houses双层排屋 | 2013 | Main body of the township — this page社区主体 —— 本页主题 |
| Taman Nusantara Prima | Seloga Holdings Bhd | Residential住宅 | 2016 | Westernmost part of Bandar Nusa BayuBandar Nusa Bayu 最西侧 |
| Taman Bayu Nusantara | UEM Sunrise (Rumah Mampu Milik Johor) | Affordable housing scheme柔佛可负担房屋计划 | 2017 | Eastmost part of Bandar Nusa BayuBandar Nusa Bayu 最东侧 |
| Bayu Angkasa | UEM Sunrise | Twin medium-rise apartment双塔中高层公寓 | 2018 | Between the proposed mosque and multipurpose hall在拟建清真寺与多用途礼堂之间 |
One dominant product, and a strata alternative一种主力产品，加一个分层选项
242 of 300 recorded transactions are double-storey terrace houses. The rest split between the Bayu Angkasa apartments and a small run of shophouses — there is no semi-detached or bungalow stock recorded here at all, unlike Nusa Sentral or Nusa Idaman. 300 笔登记成交里有 242 笔是双层排屋。其余分给 Bayu Angkasa 公寓与少量店屋 —— 这里完全没有登记过半独立式或独立式的成交，这一点和 Nusa Sentral 或 Nusa Idaman 不同。
Double-storey terrace house双层排屋
Bayu Angkasa apartmentBayu Angkasa 公寓
Shophouse店屋
Actual Bayu Angkasa resale prints, 2022–2025Bayu Angkasa 实际转售纪录，2022–2025
Not a framework estimate — these are individual registered resales, unit by unit, for the two most-traded sizes.这不是推算框架，而是两种最常成交尺寸的逐笔登记转售纪录。
| Level楼层 | Size面积 | Price成交价 | PSF | Date成交月份 |
|---|---|---|---|---|
| Level 13 | 980 sqft | RM521,000 | RM532 | May-22 |
| Level 1 | 980 sqft | RM603,000 | RM616 | Dec-22 |
| Level 14 | 980 sqft | RM525,000 | RM536 | Jan-23 |
| Level 16 | 980 sqft | RM554,000 | RM566 | Apr-23 |
| Level 13 | 980 sqft | RM310,000 | RM316 | Sep-23 |
| Level 9 | 947 sqft | RM380,000 | RM401 | Nov-23 |
| Level 11 | 980 sqft | RM415,000 | RM424 | Dec-23 |
| Level 3 | 807 sqft | RM340,000 | RM421 | Apr-24 |
| Level 15 | 807 sqft | RM331,000 | RM410 | May-24 |
| Level 5 | 807 sqft | RM360,000 | RM446 | Jul-24 |
| Level 13 | 807 sqft | RM400,000 | RM495 | Aug-24 |
| Level 4 | 807 sqft | RM370,000 | RM458 | Jan-25 |
| Level 3 | 807 sqft | RM410,000 | RM508 | Oct-25 |
Small total price, real trading volume总价小，但成交量真实
Higher than Nusa Idaman, lower than Nusa Sentral高于 Nusa Idaman，低于 Nusa Sentral
RM180,000 cheaper than its two namesakes比另两个同名项目便宜约 RM18 万
Nusa Sentral and Nusa Idaman’s residential medians happened to land on the identical figure in the data pulled for this page — read that as coincidence of rounding at the median, not as one market.Nusa Sentral 与 Nusa Idaman 的住宅中位数在本页取数当下恰好落在同一个数字上 —— 请把它读成中位数取整的巧合，不要读成两者是同一个市场。
RM570,000 buys a terrace house here; it buys nothing at Nusa SentralRM570,000 在这里买得到排屋；在 Nusa Sentral 什么都买不到
Registered transactions, all types: median RM570,000 at RM444 psf (2021–2026, 300 records), up 7.6% over the trailing 12 months. Residential-only medians by year appear in the index below. 登记成交，全类型：中位 RM570,000、每尺 RM444（2021–2026，300 笔），近 12 个月 +7.6%。逐年住宅中位数见下方指数区块。
| Type类型 | Records成交笔数 | Median中位价 | Median psf中位每尺 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|
| Double-storey terrace双层排屋 | 242 | RM580,000 | RM453 | No不可以 |
| Condo/apartment (Bayu Angkasa)公寓（Bayu Angkasa） | 37 | RM433,000 | RM532 | No不可以 |
| Single-storey shop单层店屋 | 17 | Insufficient sample for a stable median — see note样本不足以给出稳定中位数 —— 见下方说明 | Case-by-case依个案 | |
| All types, registered median全类型登记中位 | 300 | RM570,000 | RM444 | +7.6% 12m12 个月 +7.6% |
Why the commercial figure is unstable, shown year by year为什么商业单位数字不稳定，逐年摊开看
| Year年份 | Commercial median商业中位价 | Median psf中位每尺 |
|---|---|---|
| 2021 | RM370,000 | RM266 |
| 2022 | RM406,500 | RM293 |
| 2023 | RM430,000 | RM250 |
| 2024 | RM600,000 | RM268 |
| 2025 | RM872,500 | RM666 |
Five straight years of residential psf growth住宅每尺价连五年上涨
Source: registered transaction records via List.my and NAPIC. Residential-only median psf per year; 2026 omitted, only 4 records to date, below the 10-transaction minimum for this index.来源：List.my 与 NAPIC 的登记成交纪录。逐年住宅中位每尺价；2026 年因至今仅 4 笔、低于本指数 10 笔的下限而未入图。
Steady climb, thinning volume稳步爬升，成交量正在变薄
Residential median psf rose from RM433 in 2021 to RM523 in 2025 — a straight five-year climb with no down year. But transaction count peaked at 103 in 2023 and has since fallen to 21 in 2025. Rising price on falling volume is worth watching, not alarming on its own with a market this young. 住宅中位每尺价从 2021 年的 RM433 涨到 2025 年的 RM523 —— 五年直线上升，没有一年下跌。但成交笔数在 2023 年冲到 103 笔的高点后，已降到 2025 年的 21 笔。价格涨、量却在缩，这点值得关注，但在这么年轻的市场里单独看还不算警讯。
Annual trend年度走势
PRICE_INDEX 阵列加一行，格式 {q:"2026 Q3", median:510, n:6}（median 填每尺价，n 填笔数）。请把排屋与 Bayu Angkasa 公寓分成两条线记 —— 两者每尺价差近 RM80，混记会误导。The straight answer: this is a citizens-and-PR market直说：这是一个只属于公民与 PR 的市场
Johor bars non-citizens from landed residential property below RM2 million and strata property below RM1 million. Taman Nusa Bayu’s recorded medians, RM580,000 for terrace houses and RM433,000 for the Bayu Angkasa apartments, sit far below both lines. 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，以及 RM100 万 以下的分层产权。Taman Nusa Bayu 的登记中位价 —— 排屋 RM580,000、Bayu Angkasa 公寓 RM433,000 —— 都远低于这两条线。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 terrace-house median of RM580,000.预设值为登记排屋成交中位价 RM580,000。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM580,000 — the terrace-house median. Citizens and PRs typically qualify for 90% financing at this price point.预设 RM580,000 —— 排屋中位价。在这个价位，公民与 PR 通常可申请到 90% 贷款成数。
Every recorded price here sits under Johor’s RM2 million landed / RM1 million strata minimum for non-citizens. This calculator is shown for reference only — see the Foreign Buyers section above. 这里的每一笔登记价格都低于柔佛给非公民设的 RM200 万有地／RM100 万分层门槛。这个试算器仅供参考 —— 详见上方「外籍买家」章节。
Terrace or Bayu Angkasa? Tell me your budget and I’ll tell you which “Nusa” you actually want.排屋还是 Bayu Angkasa？告诉我你的预算，我告诉你你真正要找的是哪一个「Nusa」。
300 recorded sales, one dominant product. Tell me your budget and purpose and I will send what is actually available this week.300 笔登记成交，一种主力产品。告诉我预算与用途，我这周就把实际现货发给你。
A real, liquid, affordable market — with an industrial neighbour and an identity problem一个真实、有流动性、可负担的市场 —— 但有个工业邻居，还有个身分问题
✓ Strengths优势
- Genuine trading volume. 300 recorded sales since 2021 — this is not a thin, one-swallow-moves-the-average market like several smaller addresses in this series.成交量真实。2021 年以来 300 笔登记成交 —— 不是本系列里那种一两笔就能拉动均价的稀薄市场。
- Five straight years of psf growth, RM433 to RM523, 2021 to 2025, with no down year on the residential index.每尺价连五年上涨，从 2021 年的 RM433 到 2025 年的 RM523，住宅指数没有一年下跌。
- Lowest total entry price of the “Nusa” family covered in NAPIC’s western Iskandar Puteri data — a genuine RM180,000 saving over Nusa Sentral or Nusa Idaman.「Nusa」家族里总价最低的入场点，比 Nusa Sentral 或 Nusa Idaman 实实在在便宜约 RM18 万。
- Community college, three parks and a sports centre already inside or on the border of the township — more built-in recreational infrastructure than the price point usually buys.社区学院、三座公园与一座运动中心已经在社区内或边界上 —— 这个价位通常拿不到这么多现成配套。
- Short hospital drive. 8 minutes to Columbia Asia Iskandar Puteri, one of the shorter medical commutes anywhere in this series.就医车程短。8 分钟到 Columbia Asia Iskandar Puteri，是本系列就医车程最短的地区之一。
△ Things to weigh需要权衡的
- SILC industrial cluster on the southern border. Real employment upside for tenants; real noise, heavy-vehicle traffic and light pollution consideration for the border-facing rows.南侧邻接 SILC 工业园区。对租客是真实的就业加分；对靠边界的那排房子，是真实的噪音、重型车流与光害考量。
- Second Link is a 20 to 22-minute drive, not the “right by the checkpoint” position the border-corridor location suggests. Not an RTS location either — 26 to 27 minutes to JB City Centre/CIQ.到二关实测 20 至 22 分钟，并非边界位置给人的「就在关口旁」的印象。也不是 RTS 地段 —— 到新山市中心／CIQ 要 26 至 27 分钟。
- Google Maps still labels these streets “Nusajaya Industrial Park 2”, a legacy of the land’s pre-residential zoning. It will not affect your title, but it can confuse a buyer searching the address, and possibly a bank valuer unfamiliar with the area.Google 地图至今仍把这几条街标注为「Nusajaya Industrial Park 2」，是这片地转住宅前的旧命名残留。不影响地契，但可能让搜地址的买家、甚至不熟悉这一带的银行估价师感到困惑。
- Transaction count is thinning. From a peak of 103 in 2023 to 21 in 2025 — still enough for a reliable median, but the pace of the market has clearly slowed from its mid-cycle high.成交量正在变薄。从 2023 年高点 103 笔降到 2025 年 21 笔 —— 仍足以给出可靠中位数，但市场节奏明显比周期中段慢了下来。
- No foreign-buyer eligibility at all. Every recorded median here sits well under Johor’s thresholds — this is not the address for an international portfolio.完全不具外籍买家资格。这里每一个登记中位数都远低于柔佛的门槛 —— 这不是拿来配置国际资产组合的门牌。
Taman Nusa Bayu FAQTaman Nusa Bayu 常见问题
What is Taman Nusa Bayu and where is it?Taman Nusa Bayu 是什么，位于哪里？
Taman Nusa Bayu is a residential township in Iskandar Puteri, Johor, postcode 79250, developed by Nusajaya Height Development Sdn Bhd, a subsidiary of UEM Land, now UEM Sunrise. It is bordered by Setia Eco Gardens and the Jelutong Hills forest to the north, the Second Link Expressway to the west, the SILC industrial and logistics cluster to the south, and the GP Prima Transport Hub to the east. Occupation began in 2013. Taman Nusa Bayu 是柔佛 Iskandar Puteri 内的一个住宅社区，邮区 79250，由 UEM Land（现 UEM Sunrise）子公司 Nusajaya Height Development Sdn Bhd 开发。北接 Setia Eco Gardens 与 Jelutong Hills 森林、西接二关高速、南接 SILC 工业与物流园区、东接 GP Prima 交通枢纽。2013 年起入伙。
How much does a house in Taman Nusa Bayu cost?Taman Nusa Bayu 的房子多少钱？
NAPIC records 300 subsale transactions at Taman Nusa Bayu between 2021 and 2026, with a median price of RM570,000 at RM444 per square foot, up 7.6 percent over the trailing 12 months. The dominant product is the double-storey terrace house, 242 of the 300 transactions, with a median of RM580,000 at RM453 psf and a typical range of about RM447,000 to RM713,000. NAPIC 纪录显示，2021 至 2026 年间 Taman Nusa Bayu 有 300 笔登记成交，中位价 RM570,000、每平方尺 RM444，近 12 个月上涨 7.6%。主力产品是双层排屋，300 笔中占 242 笔，中位 RM580,000、每尺 RM453，常见区间约 RM447,000 至 RM713,000。
Why is Taman Nusa Bayu cheaper than Nusa Sentral or Nusa Idaman if they share the same name?既然名字都带 Nusa，为什么 Taman Nusa Bayu 比 Nusa Sentral 或 Nusa Idaman 便宜？
They are three separate developments that happen to share the Nusa naming convention Iskandar Puteri adopted under its 2008 Urban Design Guidelines, not phases of one project. Nusa Sentral recorded a median of RM750,000 at RM475 psf and Nusa Idaman RM750,000 at RM372 psf, both roughly RM200,000 above Taman Nusa Bayu’s RM570,000 median. Yet Taman Nusa Bayu’s RM444 psf is higher than either. The difference is unit size and age: Taman Nusa Bayu’s terraces are smaller and newer, built from 2013, while Nusa Sentral and Nusa Idaman carry a wider mix of bigger semi-detached and cluster homes from an earlier phase of Nusajaya. 它们是三个各自独立的项目，只是恰好都套用了 Iskandar Puteri 2008 年都市设计准则里的「Nusa」命名惯例，不是同一个项目的不同期数。Nusa Sentral 登记中位 RM750,000、每尺 RM475；Nusa Idaman 登记中位 RM750,000、每尺 RM372；两者都比 Taman Nusa Bayu 的 RM570,000 中位高约 RM20 万。但 Taman Nusa Bayu 的每尺价 RM444 反而高于两者。差别在于面积与屋龄：Taman Nusa Bayu 的排屋更小、更新（2013 年起建），而 Nusa Sentral 与 Nusa Idaman 有更多来自 Nusajaya 更早期、更大的半独立式与 Cluster 屋型。
Can foreigners buy property in Taman Nusa Bayu?外国人能在 Taman Nusa Bayu 买房吗？
In practice, no. Johor requires a minimum price of RM2,000,000 for landed residential property and RM1,000,000 for strata property bought by non-citizens. Taman Nusa Bayu’s recorded medians, RM580,000 for terrace houses and RM433,000 for the Bayu Angkasa apartments, sit far below both thresholds. This is a market for Malaysian citizens and permanent residents. 实际上不行。柔佛规定非公民购买有地住宅最低价 RM200 万，分层产权最低价 RM100 万。Taman Nusa Bayu 的登记中位价 —— 排屋 RM580,000、Bayu Angkasa 公寓 RM433,000 —— 都远低于这两条门槛。这是一个属于马来西亚公民与永久居民的市场。
What other developments use the Nusa name in Iskandar Puteri?Iskandar Puteri 还有哪些项目也用 Nusa 这个名字？
Iskandar Puteri adopted Nusa as its standard development prefix under 2008 Urban Design Guidelines, derived from Nusajaya, the area’s former name. Developments carrying it include Taman Nusa Bayu, Nusa Sentral, Taman Nusa Idaman, Taman Nusa Bestari, Taman Nusa Bestari 2, Nusa Duta and Nusa Indah, among others. They are separate projects by different developers with different launch dates and price points, not one estate. Iskandar Puteri 依 2008 年都市设计准则，把「Nusa」定为标准项目前缀，源自这一带的旧名 Nusajaya。带这个字的项目包括 Taman Nusa Bayu、Nusa Sentral、Taman Nusa Idaman、Taman Nusa Bestari、Taman Nusa Bestari 2、Nusa Duta、Nusa Indah 等等。它们是各自独立、发展商不同、推出年份与价位都不同的项目，不是同一个社区。
Is Taman Nusa Bayu close to the Second Link and Singapore?Taman Nusa Bayu 离二关与新加坡近吗？
Taman Nusa Bayu borders the Second Link Expressway corridor, but the nearest checkpoint into Singapore is a drive of about 20 to 22 minutes and 20 to 21 kilometres in normal traffic, longer at peak hours. It is closer to EduCity, about 12 minutes, and to AEON Bukit Indah, also about 12 minutes, than to the border crossing itself. Taman Nusa Bayu 紧邻二关高速走廊，但到新加坡最近的关口，非高峰实测车程约 20 至 22 分钟、20 至 21 公里，高峰时段更久。它离 EduCity（约 12 分钟）与 AEON Bukit Indah（也约 12 分钟）反而比离关口本身更近。
What is Bayu Angkasa and how is it different from the terrace houses in Taman Nusa Bayu?Bayu Angkasa 是什么，和 Taman Nusa Bayu 的排屋有什么不同？
Bayu Angkasa is a twin medium-rise apartment block within Bandar Nusa Bayu, developed by UEM Sunrise and occupied from 2018, sited between the neighbourhood’s proposed mosque and its multipurpose hall. Units run from about 807 to 980 square feet and have recorded sale prices from roughly RM310,000 to RM603,000, a strata alternative to the double-storey terrace houses that make up most of the area’s stock. Bayu Angkasa 是 Bandar Nusa Bayu 内一栋双塔中高层公寓，由 UEM Sunrise 开发，2018 年入伙，坐落在社区拟建的清真寺与多用途礼堂之间。单位面积约 807 至 980 尺，登记成交约 RM310,000 至 RM603,000，是这一带以双层排屋为主的存量之外的分层选项。
Why does Google Maps show this address as Nusajaya Industrial Park?为什么 Google 地图把这个地址显示成 Nusajaya Industrial Park？
Before it was developed as housing, this land was planned as Nusajaya Industrial Park, alongside what is now the SILC industrial and logistics cluster next door. Google’s address database still carries that legacy zoning name for these streets even though NAPIC’s own subsale records, and the postal address on file, identify the area as Taman Nusa Bayu, a completed residential township occupied since 2013. It is worth knowing before you search for the address yourself. 在改建成住宅之前，这块地曾规划为 Nusajaya Industrial Park，与现在隔壁的 SILC 工业物流园区同属一片。即使 NAPIC 的成交纪录与在案邮政地址都已认定这里是 Taman Nusa Bayu —— 一个 2013 年起入伙的已建成住宅社区 —— Google 的地址资料库至今仍沿用那个旧规划名称。你自己搜地址前，最好先知道这一点。
What tax do I pay when I sell property in Malaysia?在马来西亚卖房要付什么税？
Real Property Gains Tax, charged on the gain rather than the sale price. Malaysian citizens and permanent residents pay 30 percent for disposals in years 1 to 3, 20 percent in year 4, 15 percent in year 5, and 0 percent from year 6 onward. Non-citizens pay 30 percent for years 1 to 5 and 10 percent from year 6, which is a permanent floor. 产业盈利税（RPGT），按获利而非售价课征。马来西亚公民与永久居民：第 1 至 3 年 30%、第 4 年 20%、第 5 年 15%，第 6 年起 0%。非公民：第 1 至 5 年 30%，第 6 年起 10%，且为永久底线。
The “Nusa” family, side by side「Nusa」家族，并排比较
If you are reading this page you are very likely comparing at least two of these three. Here is the full picture, plus Bukit Indah — not Nusa-named, but the mukim’s biggest comparison point.你会读到这一页，很可能正在比较这三者中的至少两个。这里给出完整对照，外加 Bukit Indah —— 不带 Nusa 字样，但是同一 mukim 里最大的比价对象。
It gets one layer more confusing before it gets simple: Taman Nusa Bestari, a fourth Nusa-prefixed name in the wider area, is itself not one market but three separately recorded zones — 509 sales, medians spanning RM485,000 to RM700,000 and psf spanning RM329 to RM392 depending which “Nusa Bestari” you mean. That is a different confusion from the one on this page, and it has its own full breakdown linked below. 在变简单之前，还得先多绕一层：更大范围内还有第四个带「Nusa」前缀的名字 Taman Nusa Bestari，它本身也不是一个市场，而是三个各自独立登记的区块 —— 509 笔成交，中位价区间 RM485,000 至 RM700,000、每尺价区间 RM329 至 RM392，取决于你说的是哪一个「Nusa Bestari」。这是与本页不同的另一种混淆，下方链接的那一页有完整拆解。
| Taman Nusa Bayu | Nusa Sentral | Taman Nusa Idaman | Bukit Indah | |
|---|---|---|---|---|
| Recorded sales登记成交 | 300 | 349 | 223 | 1,798 |
| Median transacted中位成交价 | RM570,000 | RM750,000* | RM750,000* | RM610,000 |
| Median psf中位每尺 | RM444 | RM475* | RM377* | RM460 |
| 12-month change12 个月涨幅 | +7.6% | −3.5% | +13.8% | +2.6% |
| Dominant product主力产品 | Terrace排屋 | Terrace + Cluster + Semi-D排屋＋Cluster＋半独立 | Terrace + Semi-D排屋＋半独立 | Terrace + Semi-D排屋＋半独立 |
| Occupied since入伙年份 | 2013 | earlier phase更早期 | earlier phase更早期 | 1997 |
| Foreign buyers外籍买家 | No unit clears RM2m无单位跨过 RM200 万 | No unit clears RM2m无单位跨过 RM200 万 | No unit clears RM2m无单位跨过 RM200 万 | Some units approach it部分单位接近门槛 |
One “Nusa” or another — tell me your budget and I’ll tell you which one fits.这个「Nusa」还是那个「Nusa」—— 告诉我你的预算，我告诉你哪一个适合。
Send me your budget and purpose and I will confirm which Nusa-named development it actually reaches, what’s live in Taman Nusa Bayu this week, and the full cost before you commit. 把预算与用途发给我，我会确认你的预算实际够得着哪一个「Nusa」项目、Taman Nusa Bayu 这周有什么现货，以及承诺之前的完整成本。