252 sales. 175 are single-storey.
That is the whole story here.
252 笔成交，175 笔是单层排屋。
这个区的故事就这么简单。
Taman Nusa Bestari 2 sits on the same road grid as the older Nusa Bestari core, one junction from Bukit Indah, and NAPIC records it as a separate market with its own median: RM500,000 at RM350 per square foot across 252 transactions, roughly 20 percent cheaper per square foot than the older core next door and about 27 percent more liquid. It is not a smaller version of that core – it is a single-storey terrace estate first, with a thin strata layer and a short commercial strip on top. This page prices that estate on its own numbers. Taman Nusa Bestari 2 与较旧的 Nusa Bestari 核心区共用同一片路网，隔一个路口就是 Bukit Indah，而 NAPIC 把它记录为一个独立市场，有自己的中位价：252 笔成交，中位 RM500,000、每尺 RM350，比隔壁的核心区每尺便宜约 20%，成交量却多出约 27%。它不是核心区的缩小版 —— 它首先是一个单层排屋区，上面叠着一小层分层产权与一小段商业店屋。这一页，就用它自己的数字给它定价。
© Chongkian · CC BY-SA 4.0 · Wikimedia CommonsTaman Nusa Bestari 2 in 30 seconds30 秒看懂 Taman Nusa Bestari 2
- What it is: a residential estate in Mukim Pulai, within Iskandar Puteri, postcode 81300, sitting directly against Taman Bukit Indah and sharing a road grid with the older Taman Nusa Bestari core. NAPIC records it as a distinct area from both neighbours. 它是什么：位于 Pulai 区、属 Iskandar Puteri 范围的住宅区，邮区 81300，与 Taman Bukit Indah 直接相邻，并与较旧的 Taman Nusa Bestari 核心区共用同一片路网。NAPIC 把它记录为一个与这两个邻区都不同的独立区域。
- What it costs: 252 registered transactions from 2021 to 2026, median RM500,000 at RM350 psf across all types; residential-only is RM500,000 at RM343 psf. By type: single-storey terrace RM500,000, double-storey terrace RM650,000, condominium RM380,000. Landed entry realistically starts around RM430,000. 多少钱：2021 至 2026 年 252 笔登记成交，全类型中位 RM500,000、每尺 RM350；仅住宅为 RM500,000、每尺 RM343。分屋型：单层排屋 RM500,000、双层排屋 RM650,000、公寓 RM380,000。有地入场价实际上大约从 RM430,000 起。
- The number that decides it: 175 of 252 sales are single-storey terraces – 69 percent of the market. This is not a mixed township with a bit of everything; it is a single-storey terrace estate, and the double-storey terraces, condos and shoplots are a smaller layer on top of that. 决定性的数字：252 笔成交中有 175 笔是单层排屋，占市场 69%。这不是一个什么都有一点的综合市镇，而是一个单层排屋区；双层排屋、公寓与店屋，都是叠在这个基础上的更小一层。
- The detail almost nobody separates out: median psf climbed from RM329 in 2022 to RM376 in 2025 – up about 14 percent over three years, even though the most recent twelve-month reading is a quieter +3.2 percent. Read the multi-year line, not just the headline percentage. 几乎没人拆开看的细节：中位每尺价从 2022 年的 RM329 涨到 2025 年的 RM376，三年涨了约 14%，尽管最新十二个月的读数只有比较温和的 +3.2%。请看这条多年曲线，不要只看那个头条百分比。
- The honest catch: this estate is closed to foreign buyers at every recorded price point, has no cluster, semi-D or bungalow product, and its own road grid is easy to confuse with the pricier core next door on a casual listing. Confirm the exact road before you compare any price. 诚实提醒：这里所有登记价位都对外籍买家关闭；没有 Cluster、半独立式或独立式产品；而它自己的路网，在随手一贴的挂牌里很容易和隔壁更贵的核心区混淆。比较任何价格之前，请先确认确切路段。
Wikimedia has no photos inside the NB2 grid – so here is what surrounds itWikimedia 上没有 NB2 路网内部的照片 —— 所以这里放的是它周边的画面
No Wikimedia Commons photographs exist of the terraces on Jalan NB2 itself – the verified Street View panels further down cover those instead. What the photographs below show honestly is the immediate neighbourhood: Taman Bukit Indah next door, and the wider Skudai / Iskandar Puteri corridor the estate sits inside. Every caption states the actual location. Wikimedia Commons 上没有 Jalan NB2 路网本身的照片 —— 那一块由下方已验证的街景补上。以下照片诚实拍摄的是紧邻的周边：隔壁的 Taman Bukit Indah，以及社区所在的更大范围 Skudai／Iskandar Puteri 走廊。每张图说都标明实际拍摄地点。
Three households, and all three are here for the same reason: Bukit Indah, at a discount三种人，理由都一样：Bukit Indah 的生活，打个折
With 233 residential and 19 commercial transactions on record, and 69 percent of the residential stock being single-storey terraces, this estate selects for a narrower range of buyer than a mixed township does.登记纪录里有 233 笔住宅、19 笔商业成交，而住宅存量中有 69% 是单层排屋 —— 比一个什么都有的综合市镇，筛出的买家类型要窄得多。
The Bukit Indah commuterBukit Indah 通勤族
Wants the malls, schools and hospital of Bukit Indah within a few minutes’ drive, but does not want to pay a Bukit Indah median. A single-storey terrace here at RM500,000 buys that proximity at roughly the price a much smaller unit would fetch on the other side of the boundary road.想要 Bukit Indah 的商场、学校与医院都在几分钟车程内，但不想付 Bukit Indah 的中位价。这里 RM500,000 的单层排屋，用大约在边界路另一侧只能买到小得多的单位的价钱，换到同样的距离便利。
The single-storey upgrader单层排屋升级户
Families who want a landed title without the maintenance and cost step-up of a double-storey house. With 175 recorded single-storey sales against only 24 double-storey, this is by far the deeper of the two terrace markets here, which also means an easier eventual resale.想要有地地契，但不想承担双层排屋的维护与花费门槛的家庭。这里登记的单层成交有 175 笔，双层只有 24 笔，是明显更厚的那一个排屋市场 —— 也代表将来转手会更容易。
The shoplot investor店屋投资者
The 12 double-storey and 7 three-storey shops on Jalan NB2 1/4, 2/1 and 2/2 record medians of RM1,275,000 and RM1,500,000, serving the estate’s own residents rather than passing traffic. It is a small commercial base, not a masterplanned strip – check the actual tenant mix, not the brochure.位于 Jalan NB2 1/4、2/1 与 2/2 的 12 笔双层店屋与 7 笔三层店屋，中位价分别是 RM1,275,000 与 RM1,500,000，服务的是社区自己的居民，不是过路车流。这是一个不大的商业基础，不是总蓝图规划出来的商业街 —— 请查实际租户组合，不要只看文案。
The condo landlord公寓出租业主
At a recorded median of RM380,000, the strata layer here is the lowest-priced entry into the estate, aimed at renters who want the Bukit Indah address without the landed price tag. It is also the smallest and least liquid of the five recorded product types.登记中位价 RM380,000，这里的分层产权是进入这个社区最便宜的门票，主打想要 Bukit Indah 一带地址、却不想付有地价钱的租客。它也是五种登记产品类型中规模最小、流通性最低的一种。
A Saturday at Taman Nusa Bestari 2Taman Nusa Bestari 2 的一个星期六
This is a quiet residential estate rather than a destination – most of the actual activity is a short drive away in Bukit Indah. That is the point of the address, and it is worth seeing honestly rather than dressed up.这里是一个安静的住宅区，不是一个目的地 —— 真正的热闹多半在几分钟车程外的 Bukit Indah。这正是这个地址的重点，值得诚实地看，不必包装。
School run and Jalan Skudai commuter traffic overlap. The estate’s own internal roads are quiet – Jalan NB2 is a low-traffic grid – but the boundary road onto Jalan Skudai carries the same peak-hour load as everywhere else in this corridor.上学车流与 Jalan Skudai 的通勤车流重叠。社区内部道路本身很安静 —— Jalan NB2 是一片低车流的路网 —— 但接上 Jalan Skudai 的边界路，和这一带其他地方一样有同样的高峰期负担。
Weekend errands go to Bukit Indah, not to a shop row inside the estate. AEON and Lotus’s Bukit Indah are the default destination for groceries, and the Wednesday pasar malam is the weekly market fixture for the wider area.周末采买去 Bukit Indah，不是社区内的商店排。AEON 与 Lotus’s Bukit Indah 是买菜的默认去处，而星期三夜市则是这一带每周固定的市集。
Lunch at the estate’s own shoplots on Jalan NB2 1/4 and 2/1 – a handful of kopitiams and service shops serving residents directly, smaller and quieter than anything in Bukit Indah proper.在社区自己 Jalan NB2 1/4 与 2/1 的店屋吃午餐 —— 几间茶室与服务型商店，直接服务居民，规模与热闹程度都比不上 Bukit Indah 本身。
Evening traffic on Jalan Skudai builds as commuters return from the city and from Second Link-side workplaces. Inside the estate itself, the single-storey rows stay quiet – this is one of the genuine trade-offs against a Bukit Indah address with its own internal traffic.Jalan Skudai 的晚间车流开始累积，通勤族从市区与二关一侧的工作地点返回。社区内部的单层排屋区仍然安静 —— 这是相对于自带内部车流的 Bukit Indah 门牌，一个真实的取舍。
Dinner options split: cook at home, drive to the estate’s own shoplots, or make the short trip to Bukit Indah’s much larger dining strip. Most households here choose the third option on a Saturday.晚餐分成三条路：在家煮、开去社区自己的店屋，或者短程开去规模大得多的 Bukit Indah 餐饮街。这里多数家庭星期六会选第三条。
Quiet. Unlike a food-district township, there is no late-night shop row to walk to inside the estate – which is exactly what some buyers are choosing this address for, and exactly what others will miss.安静。不像餐饮之都型的市镇，社区内没有可以走去的深夜店屋排 —— 这正是有些买家选这个地址的理由，也正是有些买家会觉得不够的地方。
Next door to Bukit Indah, on the Iskandar Puteri side of Johor Bahru紧邻 Bukit Indah，位于新山 Iskandar Puteri 一侧
Taman Nusa Bestari 2 sits in Mukim Pulai, administratively within Iskandar Puteri, directly against the boundary of Taman Bukit Indah. NAPIC subsale records file it under postcode 81300, Johor Bahru district. Access runs through the estate boundary roads onto Jalan Skudai and the Bukit Indah arterial network rather than through a highway on-ramp inside the estate itself. Taman Nusa Bestari 2 位于 Pulai 区，行政上属 Iskandar Puteri 范围，与 Taman Bukit Indah 的边界直接相邻。NAPIC 二手成交纪录把它归在邮区 81300、新山县。进出需经社区边界道路接上 Jalan Skudai 与 Bukit Indah 一带的主干路网，社区内部本身没有高速匝道。
Straight-line and free-flow routing both place the malls of Bukit Indah about 1.5 to 3.5km away – a few minutes, not a highway trip. The Causeway and Second Link corridor are a genuine drive rather than a walk, which is the honest trade-off against a Bukit Indah address itself.直线距离与路网估算都显示，Bukit Indah 的商场距离约 1.5 至 3.5 公里 —— 是几分钟车程，不是一趟高速旅程。长堤与二关走廊则需要真正开车，这是相对于 Bukit Indah 本身门牌的诚实取舍。
| Destination目的地 | Drive车程 |
|---|---|
| AEON Bukit Indah | 3–8 min |
| Columbia Asia Hospital Iskandar Puteri | 5–12 min |
| Legoland Malaysia / Educity Iskandar | 10–20 min |
| Kota Iskandar 州行政中心 | 12–20 min |
| JB City Centre / CIQ / RTS Bukit Chagar | 20–35 min |
| Senai International Airport | 20–30 min |
| Tuas Second Link 二关 | 25–40 min |
Almost everything is a few minutes away – in the neighbouring estate, not this one几乎一切都在几分钟外 —— 但在隔壁社区，不在这一个
This is the honest structure of the address: Taman Nusa Bestari 2 itself has a small shop row and not much else. Its convenience comes entirely from being next to Taman Bukit Indah, which carries the malls, the international-linked schooling and the private hospital.这个地址的真实结构就是这样：Taman Nusa Bestari 2 本身只有一小段店屋，别的不多。它的便利性完全来自紧邻 Taman Bukit Indah —— 商场、国际衔接的学校与私立医院，都在那一边。
Roads道路与高速
The Jalan NB2 grid feeds onto the Bukit Indah boundary roads and then Jalan Skudai, which carries traffic toward the wider Iskandar Puteri arterial network and, further on, the Second Link corridor. There is no highway on-ramp inside the estate itself.Jalan NB2 路网接上 Bukit Indah 的边界道路，再接上 Jalan Skudai，往更大范围的 Iskandar Puteri 主干路网、再往二关走廊延伸。社区内部本身没有高速匝道。
Schools学校便利
National, Chinese-medium and international-linked schooling options sit in and around neighbouring Bukit Indah and the wider Skudai corridor. Catchment boundaries for national schools are set by the district education office street by street and must be confirmed for the exact address – this page deliberately does not name a specific zoned school without that confirmation.国民、华文与国际衔接的学校选项，就在邻区 Bukit Indah 与更大范围的 Skudai 走廊一带。国民学校的收生范围由县教育局逐街划定，必须就确切地址核实 —— 这一页在未核实前，刻意不指名具体学区学校。
Medical & retail医疗与零售
Columbia Asia Hospital Iskandar Puteri is the nearest private hospital. Retail is AEON Bukit Indah and Lotus’s (formerly Tesco) Bukit Indah, both a few minutes away, plus the Wednesday pasar malam that serves the wider area.Columbia Asia Hospital Iskandar Puteri 是最近的私立医院。零售方面有 AEON Bukit Indah 与 Lotus’s（原 Tesco）Bukit Indah，都在几分钟车程内，另外还有服务这一带的星期三夜市。
Six reasons the cheaper Nusa Bestari is worth a second look六个理由：值得多看一眼的那个「便宜版」Nusa Bestari
Being the lower-priced neighbour is not automatically a good thing. Here is what the transaction record actually supports, and what it does not. 当邻区里价格较低的那一个，不代表自动就是好选择。以下是成交纪录真正支持的部分，以及它撑不起来的部分。
More liquid than the core it gets confused with比常被搞混的核心区更有流通性
252 recorded transactions against 198 for the older Nusa Bestari core – about 27 percent more turnover on a single, simpler product line. A deeper market means more comparables to check before you offer, and less waiting for the one buyer who wants your exact street. 252 笔登记成交，对照较旧核心区的 198 笔 —— 在单一、更简单的产品线上，多出约 27% 的周转量。市场越厚，出价前能查的可比案例越多，也不必苦等唯一想要你那条街的买家。
A genuine 20 percent discount, on the same basis同一口径下，是真的便宜约 20%
All-type median psf here is RM350 against RM440 in the older core – a like-for-like discount of roughly 20 percent, not the exaggerated figures that circulate when people compare this estate to a mixed-product neighbour instead. 这里的全类型中位每尺是 RM350，对照较旧核心区的 RM440 —— 同一口径下大约便宜 20%，不是坊间把它拿去和产品结构完全不同的邻区比较时,那些被夸大的数字。
A single, deep product line一条单一但够厚的产品线
175 of 252 sales are single-storey terraces – 69 percent of the market on one product, with a recorded middle band of roughly RM434,000 to RM566,000. Depth in one product line means predictable pricing and an easier eventual exit. 252 笔成交中 175 笔是单层排屋 —— 市场里 69% 集中在一种产品上，登记中间区间大约 RM434,000 至 RM566,000。单一产品线够厚，代表定价可预测，将来脱手也更容易。
Psf climbing steadily, not just a headline percentage每尺价稳步走高，不只是一个头条百分比
Residential median psf moved from RM329 in 2022 to RM339 in 2023, RM364 in 2024 and RM376 in 2025 – a steady, multi-year climb, even though the most recent twelve-month figure of +3.2 percent looks modest next to some Pulai neighbours. 住宅中位每尺价从 2022 年 RM329 走到 2023 年 RM339、2024 年 RM364、2025 年 RM376 —— 是稳定的多年爬升，尽管最新十二个月 +3.2% 的数字，摆在 Pulai 一些邻区旁边看起来温和。
Bukit Indah proximity without the Bukit Indah priceBukit Indah 的距离，没有 Bukit Indah 的价格
AEON and Lotus’s Bukit Indah, and Columbia Asia Hospital Iskandar Puteri, are all a few minutes away by the estate boundary roads. Taman Bukit Indah itself records a much higher median across the mukim – this estate is a way to be near those amenities without paying for the address they sit in. AEON 与 Lotus’s Bukit Indah、以及 Columbia Asia Hospital Iskandar Puteri，经社区边界道路都只需几分钟。Taman Bukit Indah 本身在整个 mukim 里登记的中位价高得多 —— 这个区是一种方法，能靠近这些配套，却不必为那个门牌本身付钱。
A small but real commercial base一个不大但真实的商业基础
Twelve double-storey shops and seven three-storey shops on Jalan NB2 1/4, 2/1 and 2/2 trade at recorded medians of RM1,275,000 and RM1,500,000, with the most recent 3-storey sale at RM2,400,000 in January 2026 – genuine appreciation, on a very small base. 位于 Jalan NB2 1/4、2/1 与 2/2 的十二笔双层店屋与七笔三层店屋，登记中位价分别是 RM1,275,000 与 RM1,500,000，最新一笔三层店屋在 2026 年 1 月以 RM2,400,000 成交 —— 是真实的增值，但基础非常小。
One postcode, a single road grid, and one product that dominates it一个邮区，一片路网，一种产品主导一切
Unlike its neighbours, Taman Nusa Bestari 2 does not split into sharply different sub-precincts – the whole estate is built on the Jalan NB2 numbering grid, running roughly 1 through 21 with sub-lanes. What varies street to street is mostly which product sits on it: single-storey terraces on most lanes, a small shop cluster on 1/4, 2/1 and 2/2, and the strata blocks along the Bukit Indah boundary. 和邻区不同，Taman Nusa Bestari 2 并没有分成价差悬殊的几个分区 —— 整个社区建在 Jalan NB2 编号路网上，大致从 1 到 21 号再加支路。逐街不同的，主要是路上坐落哪一种产品：多数巷弄是单层排屋，1/4、2/1 与 2/2 是一小簇店屋，而分层公寓楼则沿着 Bukit Indah 边界一带。
| Sub-area分区 | Roads涵盖路段 | Mainly主要产品 | Recorded prices登记价 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|
| Main grid主路网 | Jalan NB2 1 – 16, sub-lanes支路 | Single-storey terraces, 175 of 252 sales单层排屋，252 笔中占 175 笔 | RM434,000 – 566,000 median RM500,000, RM349 psf中位 RM500,000，每尺 RM349 |
No不行 |
| Double-storey lots双层排屋段 | Scattered within the grid散落于路网内 | Double-storey terraces, 24 records双层排屋，24 笔纪录 | RM589,000 – 711,000 median RM650,000, RM390 psf中位 RM650,000，每尺 RM390 |
No不行 |
| Shop cluster店屋簇 | Jalan NB2 1/4, 2/1, 2/2 | Double and 3-storey shops, 19 records combined双层与三层店屋，合计 19 笔纪录 | RM800,000 – 2,400,000 medians RM1,275,000 / RM1,500,000中位分别为 RM1,275,000 ／ RM1,500,000 |
No不行 |
| Bukit Indah boundary strataBukit Indah 边界分层 | Along the estate boundary沿社区边界一带 | Condominium / apartment, 34 records公寓 ／ 服务式公寓，34 笔纪录 | RM337,000 – 423,000 median RM380,000, RM315 psf中位 RM380,000，每尺 RM315 |
No — below RM1m strata floor不行 —— 低于分层 RM100 万门槛 |
Five recorded products, and one of them is 69 percent of the market五种登记产品，其中一种占了市场的 69%
Registered transactions break down as: 175 single-storey terraces, 24 double-storey terraces, 34 condominiums or apartments, 12 double-storey shops and 7 three-storey shops. There is no recorded cluster house, semi-detached house or bungalow here – the single-storey terrace is the market, and everything else is a smaller, more specific decision. 登记成交分布为：175 笔单层排屋、24 笔双层排屋、34 笔公寓或服务式公寓、12 笔双层店屋、7 笔三层店屋。这里没有登记在案的 Cluster 田字屋、半独立式或独立式 —— 单层排屋就是这个市场，其余每一种都是更小、更特定的决定。
Single-storey terrace单层排屋
Double-storey terrace双层排屋
Condo · shop公寓 · 店屋
More volume, lower price, steadily climbing psf量更大、价更低、每尺价稳步爬升
Taman Nusa Bestari 2 against its mukim Pulai neighboursTaman Nusa Bestari 2 与 Pulai 区邻区对照
RM380,000 to RM1,500,000 — five products, one road gridRM380,000 至 RM1,500,000 —— 一片路网，五种产品
Registered medians by type, 2021 to 2026. Read the ladder rather than the estate-wide average: the RM500,000 all-type median describes the dominant single-storey terrace almost exactly, because that one product makes up more than two-thirds of all recorded sales. 2021 至 2026 年各屋型登记中位价。请读这道阶梯，不要读整区平均：RM500,000 的全类型中位价几乎就精确描述了主力的单层排屋，因为这一种产品就占了全部登记成交的三分之二以上。
What each house type actually transacted at每一种户型，实际成交在多少
Registered subsale transactions, 2021 to 2026, from NAPIC records published by List.my: 252 records, median RM500,000 at RM350 psf. Residential-only median is RM500,000 at RM343 psf; commercial is RM1,350,000 at RM877 psf on a small 19-record base. Rents are not shown because none have been verified for this specific estate – ask a local agent for signed tenancy figures rather than portal asking prices. 2021 至 2026 年登记二手成交，来源为 List.my 公布的 NAPIC 纪录：252 笔，中位 RM500,000、每尺 RM350。仅住宅的中位为 RM500,000、每尺 RM343；商业为 RM1,350,000、每尺 RM877，基础仅 19 笔。租金栏这里刻意不列，因为尚未有针对这个社区核实过的数字 —— 请向在地经纪索取签约租约，而不是平台开价。
| Type类型 | Records笔数 | Recorded median登记中位价 | Middle 50%中间 50% | Foreign buyer?外籍可买？ |
|---|---|---|---|---|
| Condominium / apartment公寓 ／ 服务式公寓 | 34 | RM380,000 RM315 psf | RM337,000 – 423,000 | No — below RM1m strata floor不行 —— 低于分层 RM100 万门槛 |
| Single-storey terrace单层排屋 | 175 | RM500,000 RM349 psf | RM434,000 – 566,000 | No不行 |
| Double-storey terrace双层排屋 | 24 | RM650,000 RM390 psf | RM589,000 – 711,000 | No不行 |
| Double-storey shop双层店屋 | 12 | RM1,275,000 RM435 psf | RM988,000 – 1,560,000 | No不行 |
| 3-storey shop三层店屋 | 7 | RM1,500,000 RM337 psf | RM900,000 – 2,130,000 | No不行 |
| All types, recorded median全类型登记中位 | 252 | RM500,000 RM350 psf · +3.2% 12m | — | Closed to non-citizens对非公民关闭 |
Five years of records, and a steadier climb than the headline suggests五年纪录，涨幅比头条数字看起来更稳
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 the estate-wide average almost does not lie here分布，以及为什么整区平均在这里几乎没在骗人
Half of all recorded sales landed between roughly RM337,000 and RM711,000, with the median at RM500,000. Unlike a mixed township, that band is narrow because one product – the single-storey terrace – dominates the record. The main distortion comes from the small shop cluster at the top of the range, not from a wide spread of house types. 全部登记成交中约有一半落在 RM337,000 至 RM711,000 之间，中位数为 RM500,000。和综合市镇不同，这个区间很窄，因为单层排屋这一种产品就主导了整份纪录。主要的扭曲来自区间顶端那一小簇店屋，而不是来自大量不同屋型的分散。
Recorded transactions by year各年度登记成交笔数
Residential median psf, year by year住宅中位每尺，逐年
The straight answer: this estate is closed to you, at every price point直说：这个社区，每一个价位都对你关闭
Johor bars non-citizens from landed residential property below RM2 million and from strata below RM1 million. Taman Nusa Bestari 2 recorded landed medians run from RM500,000 to RM650,000, and its condominium median is RM380,000. Nothing here clears either line, and it is not close. 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 Bestari 2 的有地登记中位价从 RM500,000 到 RM650,000，公寓中位价则是 RM380,000 —— 没有一项接近任何一条线。
Monthly repayment每月供款
Defaults set to the recorded single-storey terrace median of RM500,000 — the deepest market in this estate.预设值为单层排屋的登记中位价 RM500,000 —— 这个社区最厚的那个市场。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM500,000, the recorded single-storey terrace median. First-time Malaysian buyers at or below RM500,000 are exempt from transfer stamp duty in 2026 and 2027 — this estate’s median sits exactly on that line, so confirm your specific unit’s price against it.预设 RM500,000，即单层排屋登记中位价。马来西亚首购族在 RM500,000 或以下于 2026 与 2027 年免转让印花税 —— 这个社区的中位价正好落在这条线上，请对照你要买的单位确切价格核实。
Johor’s minimum purchase price for a non-citizen is RM2 million on landed and RM1 million on strata. Every recorded median in this estate is below both: RM500,000 single-storey, RM650,000 double-storey, RM380,000 condominium. The costs below are shown so you can compare against an address that does qualify — a flat 8% transfer stamp duty from 1 January 2026, a Johor state consent fee of 3% of valuation with a RM30,000 minimum, consent taking one to three months, and lending capped at 60 to 70% LTV. 柔佛对非公民的最低购买价为有地 RM200 万、分层 RM100 万。这个社区每一项登记中位价都在两条线之下：单层 RM500,000、双层 RM650,000、公寓 RM380,000。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 —— 自 2026 年 1 月 1 日起转让印花税统一 8%、柔佛州同意书费为估价 3% 且最低 RM30,000、同意书需时一至三个月、贷款成数上限 60 至 70%。
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。
Which product? That decides which street you need.要哪一种产品？这决定你要看哪一条街。
Single-storey and double-storey terraces sit on different lanes within the same grid. Tell me the product and the budget and the rest is quick.单层与双层排屋，坐落在同一片路网的不同巷弄。告诉我产品与预算，其余的很快。
Everything that makes it affordable also makes it plain让它便宜的每一件事，也让它平实
✓ Strengths优势
- More liquid than the older core it is confused with — 252 registered transactions against 198, on a single dominant product. Easier to find comparables, easier to eventually resell.比常被混淆的旧核心区更有流通性 —— 252 笔登记成交对照 198 笔，且集中在单一主力产品上。找可比案例更容易，将来转手也更容易。
- A genuine, like-for-like discount of roughly 20 percent in median psf against the older core, and demonstrably cheaper proximity to Bukit Indah’s malls and hospital than a Bukit Indah address itself.同一口径下，每尺价确实比旧核心区便宜约 20%，而距离 Bukit Indah 商场与医院的便利性，成本明显低于 Bukit Indah 本身门牌。
- A steady multi-year climb in psf — RM329 in 2022 to RM376 in 2025 — even though the latest twelve-month reading of +3.2 percent looks modest against faster-moving Pulai neighbours.每尺价多年稳步爬升 —— 从 2022 年的 RM329 到 2025 年的 RM376 —— 尽管最新十二个月 +3.2% 的读数，摆在涨势更快的 Pulai 邻区旁边显得温和。
- A tight, predictable pricing band — the recorded middle 50 percent for single-storey terraces runs only RM434,000 to RM566,000. Narrow bands mean less guesswork before you offer.价格带窄、可预测 —— 单层排屋的登记中间 50% 只落在 RM434,000 至 RM566,000。窄区间代表出价前少一点猜测。
- A small but real shop-lot layer on Jalan NB2 1/4, 2/1 and 2/2, with the most recent three-storey shop sale up to RM2,400,000 in January 2026 — genuine appreciation on a small base.一层不大但真实的店屋，位于 Jalan NB2 1/4、2/1 与 2/2，最新一笔三层店屋在 2026 年 1 月以 RM2,400,000 成交 —— 是小基础上的真实增值。
△ Things to weigh需要权衡的
- Twelve-month psf growth is the slowest reading on this page’s comparison set — +3.2 percent, against double digits at several mukim Pulai neighbours. The multi-year trend is steadier, but the recent momentum is genuinely muted.十二个月每尺涨幅是这份对照组中最慢的一个 —— +3.2%，对照 Pulai 区几个邻区的两位数涨幅。多年趋势较稳，但近期动能确实平淡。
- No cluster, semi-detached or bungalow product exists here at all. If you want to trade up within the same estate later, you cannot — you would need to move to a different township entirely.这里完全没有 Cluster、半独立式或独立式产品。如果你以后想在同一个社区内升级换屋，做不到 —— 必须整个搬去别的市镇。
- No internal highway access. Every trip out routes through Jalan Skudai and the Bukit Indah boundary roads, which carry the same peak-hour load as the rest of this corridor.没有内部高速匝道。每一趟出门都要经 Jalan Skudai 与 Bukit Indah 边界道路，而这些路和整条走廊一样，有相同的高峰期负担。
- Genuinely easy to confuse with the older Nusa Bestari core on a casual listing. The two share a name and a general area, but not a price. Always confirm the exact road before comparing any figure.在随手一贴的挂牌里，真的很容易和较旧的 Nusa Bestari 核心区混淆。两者共用一个名字与大致地区，但价格不同。比较任何数字前，请务必确认确切路段。
- Closed to foreign buyers at every price point, and no verified rental data exists specifically for this estate on this page — treat any portal rent you see elsewhere as unverified until an agent confirms a signed tenancy.每一个价位都对外籍买家关闭，而这一页也没有针对这个社区核实过的租金数据 —— 在经纪确认签约租约之前，请把你在别处看到的平台租金当作未核实。
Taman Nusa Bestari 2 FAQTaman Nusa Bestari 2 常见问题
How much does a house in Taman Nusa Bestari 2 cost?Taman Nusa Bestari 2 的房子多少钱？
Registered subsale transactions for Taman Nusa Bestari 2 show 252 records from 2021 to 2026, published by List.my from NAPIC data, with an all-type median of RM500,000 at RM350 per square foot. Residential-only records median RM500,000 at RM343 per square foot. By type: single-storey terrace RM500,000 (175 records, the dominant product), double-storey terrace RM650,000 (24 records), and condominium or apartment RM380,000 (34 records). Median price per square foot rose 3.2 percent over the past twelve months. Taman Nusa Bestari 2 的登记二手成交显示：2021 至 2026 年共 252 笔纪录，由 List.my 依 NAPIC 数据公布，全类型中位价 RM500,000、每尺 RM350。仅住宅纪录中位价 RM500,000、每尺 RM343。分屋型：单层排屋 RM500,000（175 笔，绝对主力）、双层排屋 RM650,000（24 笔）、公寓或服务式公寓 RM380,000（34 笔）。中位每尺价过去十二个月上涨 3.2%。
Is Taman Nusa Bestari 2 the same place as Taman Nusa Bestari?Taman Nusa Bestari 2 和 Taman Nusa Bestari 是同一个地方吗？
No. NAPIC records Taman Nusa Bestari 2 and the older Taman Nusa Bestari as two separate areas with two separate medians. The older core, sometimes called the Nusa Bestari core, records a residential median of RM700,000 at RM392 per square foot on 198 transactions. Taman Nusa Bestari 2 records RM500,000 at RM343 per square foot on 252 transactions, meaning more sales at a materially lower price. The two sit side by side on the same road grid and are frequently confused in casual listings, so always confirm which one a quoted price refers to. 不是。NAPIC 把 Taman Nusa Bestari 2 与较旧的 Taman Nusa Bestari 记录为两个独立区域，各自有各自的中位价。较旧的核心区（有时称 Nusa Bestari 核心区）住宅中位价 RM700,000、每尺 RM392，基础是 198 笔成交。Taman Nusa Bestari 2 的住宅中位价是 RM500,000、每尺 RM343，基础是 252 笔成交 —— 也就是成交更多、价格却明显更低。两者在同一片路网上比邻而居，一般挂牌常常把两者混为一谈，务必先确认对方报的价格究竟指哪一个。
Why is Taman Nusa Bestari 2 cheaper than the older Nusa Bestari core?为什么 Taman Nusa Bestari 2 比较旧的 Nusa Bestari 核心区便宜？
Mainly product mix. Taman Nusa Bestari 2 is a single-storey terrace estate: 175 of its 252 recorded sales, or 69 percent, are single-storey terraces, which record a median of RM500,000. The older core is dominated by double-storey terraces and cluster houses, which carry a higher median by design – more built-up area, and in the cluster’s case a guarded precinct. Comparing the two townships’ all-type medians, RM350 per square foot in Nusa Bestari 2 against RM440 in the older core, Nusa Bestari 2 is roughly 20 percent cheaper per square foot for what is, for the most part, a different and smaller product. 主要是产品结构不同。Taman Nusa Bestari 2 是一个单层排屋区：252 笔登记成交中有 175 笔、即 69%，是单层排屋，中位价 RM500,000。较旧的核心区则以双层排屋与 Cluster 田字屋为主，这两种产品的中位价天生更高 —— 建筑面积更大，Cluster 屋还多一层门禁分区。以两区的全类型每尺价对照，Nusa Bestari 2 是 RM350、核心区是 RM440，Nusa Bestari 2 大约便宜 20% —— 但换来的，多半是一种不同、也更小的产品。
What house types are available in Taman Nusa Bestari 2?Taman Nusa Bestari 2 有哪些户型？
The recorded market splits into five types: 175 single-storey terraces (median RM500,000, RM349 psf), 24 double-storey terraces (median RM650,000, RM390 psf), 34 condominiums or apartments (median RM380,000, RM315 psf), 12 double-storey shops (median RM1,275,000, RM435 psf) and 7 three-storey shops (median RM1,500,000, RM337 psf). Unlike its Austin or Bukit Indah neighbours, there is no recorded cluster house, semi-detached house or bungalow product here – this is a single-storey terrace market first, with a small strata layer and a small commercial strip on top. 登记市场分成五种类型：175 笔单层排屋（中位 RM500,000、每尺 RM349）、24 笔双层排屋（中位 RM650,000、每尺 RM390）、34 笔公寓或服务式公寓（中位 RM380,000、每尺 RM315）、12 笔双层店屋（中位 RM1,275,000、每尺 RM435）与 7 笔三层店屋（中位 RM1,500,000、每尺 RM337）。和 Austin 或 Bukit Indah 一带的邻区不同，这里没有登记在案的 Cluster 田字屋、半独立式或独立式产品 —— 这首先是一个单层排屋市场，上面叠着一小层分层产权与一小段商业店屋。
Can foreigners buy a house in Taman Nusa Bestari 2?外国人可以在 Taman Nusa Bestari 2 买房吗？
In practice, no. Johor sets a RM2 million minimum purchase price for non-citizens buying landed residential property, and every recorded landed median here sits far below that: RM500,000 for a single-storey terrace and RM650,000 for a double-storey terrace. Strata property carries a RM1 million minimum, and the recorded condominium median is RM380,000. On these numbers Taman Nusa Bestari 2 is a Malaysian-buyer market from top to bottom. 实务上，不行。柔佛对非公民购买有地住宅设有 RM200 万最低价门槛，而这里所有登记的有地中位价都远低于此：单层排屋 RM500,000、双层排屋 RM650,000。分层产权门槛是 RM100 万，而这里登记的公寓中位价是 RM380,000。从数字看，Taman Nusa Bestari 2 由上到下都是一个马来西亚人的市场。
What is the location and access like around Taman Nusa Bestari 2?Taman Nusa Bestari 2 的地点与交通如何？
Taman Nusa Bestari 2 sits in Mukim Pulai, within Iskandar Puteri, directly adjoining Taman Bukit Indah. Straight-line and free-flow routing both place it close to Bukit Indah’s malls – about 4 minutes to AEON Bukit Indah – and about 7 minutes to Columbia Asia Hospital Iskandar Puteri. It is roughly a 15 to 25 minute free-flow drive to the JB Causeway and CIQ, depending on the route and time of day, and access to the wider Second Link corridor runs through Jalan Skudai and the Iskandar Puteri arterials rather than a direct highway on-ramp inside the estate itself. Taman Nusa Bestari 2 位于 Pulai 区，属 Iskandar Puteri 范围，与 Taman Bukit Indah 直接相邻。直线距离与路网估算都显示它离 Bukit Indah 的商场很近 —— 到 AEON Bukit Indah 约 4 分钟，到 Columbia Asia Hospital Iskandar Puteri 约 7 分钟。到新山长堤与 CIQ 的车程视路线与时段，大约 15 至 25 分钟；要接上更大的二关走廊，需经 Jalan Skudai 与 Iskandar Puteri 一带的主干道，而不是社区内直接的高速匝道。
Is Taman Nusa Bestari 2 freehold?Taman Nusa Bestari 2 是永久地契吗？
Tenure is recorded on the individual title, not on the estate as a whole, so this must be confirmed title by title before signing anything. Ask the seller for a copy of the title and check separately whether the specific lot carries a Bumiputera restriction, which would materially narrow the pool of buyers you can resell to in future. 地契年期记载在个别地契上，不是记在「整个花园」上，因此必须逐份地契核实，才能签任何文件。请向卖方索取地契副本，并另外查清楚那块地有没有 Bumi lot 限制 —— 这会实质缩小你将来能转售的买家范围。
Is Taman Nusa Bestari 2 a good place to rent out a house?Taman Nusa Bestari 2 适合买来出租吗？
The strongest case is proximity rental, not amenity rental: the estate sits within a few minutes of Bukit Indah’s malls, schools and Columbia Asia Hospital Iskandar Puteri, so a single-storey terrace here can pick up tenants who work in or around Bukit Indah but want a lower rent than a Bukit Indah address itself commands. There is no rental data published specifically for Taman Nusa Bestari 2 on this page – ask for signed tenancy agreements from a local agent rather than relying on portal asking prices, which are not shown here because they have not been verified. 这里最站得住脚的是「邻近型出租」，不是「配套型出租」：社区离 Bukit Indah 的商场、学校与 Columbia Asia Hospital Iskandar Puteri 只有几分钟车程，一栋单层排屋可以吸引在 Bukit Indah 一带上班、但想付更低租金的租客。这一页没有放 Taman Nusa Bestari 2 专属的租金数据 —— 请向在地经纪索取签约租约，而不是依赖平台开价，因为开价尚未核实，这里刻意不列。
What tax do I pay when I sell a house 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. For Malaysian citizens and permanent residents the rate is 30 percent in years 1 to 3, 20 percent in year 4, 15 percent in year 5, and nil from year 6. Non-citizens pay 30 percent through years 1 to 5 and 10 percent from year 6 onward. On a single-storey terrace at the RM500,000 median here, the gap between selling in year five and year six can be worth several months of rent. 产业盈利税（RPGT），课的是获利，不是售价。马来西亚公民与永久居民：第 1 至 3 年出售 30%、第 4 年 20%、第 5 年 15%，第 6 年起为零。非公民：第 1 至 5 年 30%，第 6 年起 10%。以这里 RM500,000 中位价的单层排屋来说，第五年卖与第六年卖之间的差额，可能抵得上好几个月的租金。
Mukim Pulai, on the same NAPIC dataPulai 区，同一份 NAPIC 数据下的对照
Every figure below comes from the same source and the same window, so these are genuinely comparable. If you are reading this page you are probably also looking at the older Nusa Bestari core, or at Bukit Indah itself.下方每一个数字都来自同一个来源、同一个期间，所以这是真正可比的对照。你会读到这一页，多半也在看较旧的 Nusa Bestari 核心区，或者 Bukit Indah 本身。
| Area区域 | 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 Nusa Bestari 2 | 252 | RM500,000 | RM350 | +3.2% | Highest volume, lowest landed price, single-storey market量最大、有地价最低，单层排屋市场 |
| Taman Nusa Bestari (older core)Taman Nusa Bestari（旧核心区） | 198 | RM700,000 | RM440 | +4.5% | Same road grid, pricier double-storey and cluster stock同一片路网，双层与 Cluster 存量更贵 |
| Taman Bukit Indah | 1,798 | RM610,000 | RM460 | +2.6% | The mall-and-school address this estate borrows convenience from这个区借用便利性的那个商场与学校门牌 |
| Horizon Hill | 1,024 | RM1,080,000 | RM498 | +10.5% | Guarded, much pricier, fastest growth in the comparison set门禁式、贵得多，对照组中涨最快 |
| Taman Ungku Tun Aminah | 905 | RM465,000 | RM312 | +12.0% | Cheaper per foot, growing faster每尺更便宜，涨得更快 |
| Taman Universiti | 905 | RM400,000 | RM292 | +9.6% | Cheaper entry, near UTM, further from Bukit Indah入场更便宜，靠近理大，离 Bukit Indah 较远 |
| Taman Mutiara Rini | 869 | RM620,000 | RM371 | +9.8% | Similar price tier, faster recent growth价位相近，近期涨得更快 |
| Taman Perling | 711 | RM480,000 | RM288 | −0.8% | Similar price, lower psf, going backwards价位相近、每尺更低，但在倒退 |
| Bandar Selesa Jaya | 573 | RM290,000 | RM290 | +16.9% | Cheapest entry in the mukim, fastest twelve-month move全区最低入场价，十二个月涨最快 |
Tell me your budget. I will tell you which Nusa Bestari fits.告诉我你的预算。我告诉你哪一个 Nusa Bestari 适合你。
Taman Nusa Bestari 2 has 252 records behind it, mostly on one product – which means most questions here can be answered with a comparable rather than an opinion. Send me your budget and whether you want single-storey or double-storey, and I will come back with recent sales on the specific Jalan NB2 lane and, if it fits better, the older core or Bukit Indah next door instead. Taman Nusa Bestari 2 背后有 252 笔纪录，大多集中在一种产品上 —— 也就是说，这里多数问题都可以用可比案例回答，而不是用意见回答。把你的预算、以及要单层还是双层发给我，我会回你那一条 Jalan NB2 巷弄的近期成交；如果隔壁的旧核心区或 Bukit Indah 更适合你，我也会直说。