46 of 59 sales here are sold as "Level 1"
or "Level 2" — not a street number. 59 笔成交中有 46 笔卖的是「Level 1」
或「Level 2」——不是门牌号。

Because 46 of the area’s 59 registered subsales are not a conventional row of terrace houses on individual lots — they are a stacked town house block called Nusa Villa, on Jalan Jati 11, where NAPIC’s own transaction register records each sale as Level G, Level 1, Level 2, Level 3, or a duplex spanning Level 1&2 or Level 2&3, rather than a house-and-lot number. A third-party listing for a unit in the same scheme carries a strata-style code, No. C3-01-04, meaning block C3, and a Malaysian bank-auction listing for a 1,065 sq ft unit at Jalan Jati 11 separately confirms the road name and a freehold title. We could not obtain the strata or master title document itself, so we are not asserting the exact legal structure with certainty — but a scheme sold and recorded by floor level, with a block-and-unit numbering system, behaves far more like a low-rise stacked residence than the single-lot image the words "town house" usually bring to mind. Ask for the title document before you assume this is landed in the sense you expect. 因为本区 59 笔登记二手成交中有 46 笔，不是一排排有独立地契门牌的传统排屋——而是一个叫 Nusa Villa 的叠层联排洋房，位于 Jalan Jati 11，NAPIC 自己的成交登记把每一笔都记成 Level G、Level 1、Level 2、Level 3，或跨两层的复式单位（Level 1&2 或 Level 2&3），而不是门牌号。第三方挂牌对同一社区某单位给出「C3-01-04」这种分层式编号，即 C3 座；一份马来西亚银行拍卖挂牌，针对 Jalan Jati 11 一间 1,065 平方尺的单位，另外确认了路名与永久地契。我们未能取得地契或母契文件本身，因此不敢断言确切的法律结构——但一个按楼层出售与登记、又有栋楼户编号的社区，行为上更像低层叠层住宅，而不是「联排洋房」这个词通常给人的单一地契印象。在你假设这是你所理解的「有地」之前，请先索取地契文件。

It depends heavily on which of three recorded products you mean. The Nusa Villa stacked town house, 46 of 59 sales, carries an all-time median of RM480,000 at RM326 per square foot, but Level 1 units (about 1,060–1,066 sq ft) trade in the RM400,000–500,000 band at a higher per-square-foot rate, while larger Level 2 units (around 1,518–1,647 sq ft) trade from roughly RM450,000–550,000 at a lower psf. The area’s 10 recorded double-storey terraces, all a uniform 1,647 sq ft on Jalan Jati, carry a median of RM610,000 at RM370 psf. Three 3-storey shop-offices on Jalan Jati 1 and 2, all 4,779 sq ft, carry a median of RM1,300,000 — but ranged from RM1,000,000 to RM2,180,000, a spread wide enough that the median alone should not be trusted for a shop purchase. Always ask which product and which level. 这取决于你说的是三种登记产品中的哪一种。Nusa Villa 叠层联排洋房，59 笔中的 46 笔，全期中位价 RM480,000、每尺 RM326——但这涵盖了约 1,060 至 1,066 平方尺、每尺价较高的 Level 1，以及约 1,518 至 1,647 平方尺、每尺价较低、成交约 RM450,000 至 550,000 的 Level 2。本区 10 笔登记双层排屋，全部位于 Jalan Jati、统一 1,647 平方尺，中位价 RM610,000、每尺 RM370。Jalan Jati 1、2 的三间三层店屋，全部 4,779 平方尺，中位价 RM1,300,000——但成交价从 RM1,000,000 到 RM2,180,000 不等，价差大到店屋购买不宜只信赖中位数。请务必问清楚具体产品与楼层。

No — the NAPIC transaction registry that List.my publishes records all three as separate areas within Mukim Pulai, each with its own median, its own psf and its own dominant house type. Taman Nusa Bestari Jaya, this page, has recorded 59 subsales since 2021 at a median of RM495,000 and RM339 per square foot, the smallest volume of the three and dominated by the Nusa Villa town house. Taman Nusa Bestari 2 has recorded 252 subsales dominated by single-storey terraces, at a lower median. The original Taman Nusa Bestari core has recorded 198 subsales of mostly double-storey terraces, cluster houses and a shophouse strip, at a materially higher median. The three sit next to each other and share a name, a Giant hypermarket and a stretch of bank branches and eateries along the older core’s shophouse row — but a price quoted for one tells you very little about the other two. 不是同一个地方——List.my 公开的 NAPIC 成交登记，把三者列为 Pulai 区内各自独立的区块，各有自己的中位价、每尺价与主力屋型。本页的 Taman Nusa Bestari Jaya，2021 年以来登记 59 笔，中位价 RM495,000、每尺 RM339，是三者中成交量最小、以 Nusa Villa 联排洋房为主的一个。Taman Nusa Bestari 2 登记 252 笔，以单层排屋为主，中位价较低。较旧的 Taman Nusa Bestari 核心区登记 198 笔，以双层排屋、田字屋与一条店屋带为主，中位价明显更高。三者相邻，共用一个名字、一间 Giant 霸级市场，以及旧核心区店屋带上的一排银行分行与餐厅——但其中一个的价格，几乎说明不了另外两个的行情。

Country View Berhad, a Bursa Malaysia-listed developer also behind Taman Nusa Sentral, Taman Nusa Indah and Taman Universiti in the same corridor. The company’s own development page describes Taman Nusa Bestari Jaya as a 43-acre township within Iskandar Puteri, accessible from Jalan Skudai and the Coastal Highway, and states that 497 units have been completed and delivered with Certificates of Completion and Compliance. We could not independently confirm an exact launch year from public sources; the developer’s own site does not state one. The company’s claim of being "approximately 20 minutes from Johor Bahru City Centre" is the developer’s own marketing figure, not a drive time we timed ourselves — verify at the hour you would actually travel. Country View Berhad——一家马来西亚交易所上市的发展商，同一走廊内的 Taman Nusa Sentral、Taman Nusa Indah 与 Taman Universiti 也是该公司作品。该公司自己的项目页面，把 Taman Nusa Bestari Jaya 描述为 Iskandar Puteri 内一个 43 英亩镇区，可经 Jalan Skudai 与海岸大道进出，并声称已交付 497 个取得 CCC 的单位。我们未能从公开资料独立核实确切的推出年份；发展商自己的网站也没有注明。该公司「约 20 分钟到新山市中心」的说法是发展商自己的营销数字，不是我们亲自计时的车程——请在你实际会出门的时段亲自核实。

It is a real calculation on real data, but it rests on a small and shrinking base that deserves a second look before you treat it as a trend. Taman Nusa Bestari Jaya recorded 17 subsales in 2022, 15 in 2023 and 14 in 2024 — each large enough to support a year-median psf of RM316, RM339 and RM329 respectively, a path that rose and then eased back rather than climbing in a straight line. Volume then fell sharply: only 4 transactions were recorded in 2025 and just 1 so far in 2026. The quoted +16.8% twelve-month change is measured against that thinned-out recent window. It is not a fabricated number, but a percentage built from a handful of transactions describes those specific units more than it describes a market. 这是建立在真实数据上的真实计算，但它建立在一个小且不断缩水的基数上，在你把它当作趋势之前值得再看一眼。Taman Nusa Bestari Jaya 2022 年登记 17 笔成交、2023 年 15 笔、2024 年 14 笔——每年样本都足够支撑年度中位每尺价 RM316、RM339、RM329，走势是先涨后回落，不是一路直线上升。之后成交量骤降：2025 年全年只登记 4 笔，2026 年至今仅 1 笔。引用的 +16.8% 十二个月涨幅，正是以这段变薄的近期窗口算出来的。这不是一个捏造的数字，但建立在几笔成交上的百分比，描述的是那几个特定单位，而不是一个市场。

No, and it is worth flagging on its own. Among the area’s 10 recorded double-storey terrace sales, all a uniform 1,647 sq ft, one transaction in January 2025 sold for RM930,000 at RM565 per square foot — roughly 40 to 60 percent above every other terrace sale on record, which otherwise cluster between RM570,000 and RM665,000, including one as recent as January 2026 at RM665,000. A single unusually priced sale, one lot among ten, can distort an average badly at this volume. We could not confirm what made that particular unit different — renovation, a corner lot, or a data entry irregularity are all possibilities — so treat RM930,000 as an outlier to investigate, not a new benchmark to quote. 不是，而且值得单独指出来。本区 10 笔登记双层排屋成交，全部统一 1,647 平方尺，其中 2025 年 1 月一笔以 RM930,000（每尺 RM565）成交——比其余所有排屋成交高出约 40 至 60%，其余成交集中在 RM570,000 至 RM665,000 之间，包括 2026 年 1 月一笔最近的 RM665,000。在这个成交量下，一笔价格特殊的成交（十笔中的一笔）就足以严重扭曲平均数。我们无法确认那栋房子究竟有什么不同——翻新、转角地段，或纪录本身的误差都有可能——请把 RM930,000 当作需要查证的异常值，而不是可以引用的新基准。

In practice, no. Johor sets a RM2 million minimum purchase price for non-citizens buying landed residential property, and a RM1 million minimum for strata property. Every recorded transaction at Taman Nusa Bestari Jaya — the Nusa Villa town house, the Jalan Jati terraces, even the 3-storey shop-offices at up to RM2,180,000 — sits below the relevant threshold or close enough to it that a foreign buyer would gain nothing from a workaround. This is, in effect, a Malaysian-buyer market. 实际上不行。柔佛对非公民购买有地住宅设有 RM200 万最低门槛，分层产业则是 RM100 万。Taman Nusa Bestari Jaya 所有登记成交——Nusa Villa 联排洋房、Jalan Jati 排屋，甚至最高 RM2,180,000 的三层店屋——都低于相应门槛，或即使贴近门槛也无法让外籍买家从中获得任何变通空间。这实质上是一个只对马来西亚买家开放的市场。

A Malaysian bank-auction listing for a unit at Nusavilla, Jalan Jati 11, Taman Nusa Bestari Jaya explicitly states freehold tenure, and portal listings for the same scheme are consistent with that. We treat this as reasonably well supported rather than independently verified from the title register itself — ask for a copy of the individual title before signing anything, and confirm separately whether any unit carries a Bumiputera allocation, since that restricts who you may resell to regardless of tenure. 一份针对 Nusavilla（Jalan Jati 11，Taman Nusa Bestari Jaya）某单位的马来西亚银行拍卖挂牌，明确注明永久地契，同一社区的其他平台挂牌也与此一致。我们认为这有相当支持，但并非从地契登记本身独立核实——签约前请务必索取个别地契副本，并另外确认是否有单位属于土著保留单位，因为这会限制你日后能转售给谁，与地契类型无关。

At 59 recorded subsales since 2021, Taman Nusa Bestari Jaya is one of the lowest-volume addresses among Mukim Pulai’s actively traded townships — compare Taman Bukit Indah’s 1,798, Horizon Hill’s 1,024, or even Bandar Selesa Jaya’s 573. Its quoted +16.8% twelve-month psf change is the fastest of the mukim’s listed comparison set, ahead of Bandar Selesa Jaya’s +16.9% by a hair and well ahead of Taman Ungku Tun Aminah’s +12.0%, but it is also, by a wide margin, the smallest sample producing any of those percentages. A buyer comparing this page’s numbers against a neighbour’s should weigh the sample size at least as heavily as the headline growth rate. 2021 年以来登记成交 59 笔，Taman Nusa Bestari Jaya 是 Pulai 区活跃交易镇区里成交量最小的几个之一——相比之下 Taman Bukit Indah 有 1,798 笔、Horizon Hill 有 1,024 笔，甚至 Bandar Selesa Jaya 也有 573 笔。它引用的 +16.8% 十二个月每尺涨幅，是区内对照清单里最快的，比 Bandar Selesa Jaya 的 +16.9% 略慢一点点，远高于 Taman Ungku Tun Aminah 的 +12.0%——但它同时也是产生这些百分比里样本量最小的一个，差距很大。拿这一页的数字与邻区对照时，样本量至少应该和标题涨幅一样受重视。

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, a permanent floor rather than a taper to zero. 产业盈利税（RPGT），针对的是盈利而非成交总价。马来西亚公民与永久居民，第 1 至 3 年出售须付 30%，第 4 年 20%，第 5 年 15%，第 6 年起 0%。非公民第 1 至 5 年须付 30%，第 6 年起降为永久性的 10%，不会降到零。

We could not confirm specific school catchment zones for Taman Nusa Bestari Jaya’s own streets from the sources checked for this page, and we would rather leave that blank than guess. Columbia Asia Hospital in Iskandar Puteri and the AEON malls at Bukit Indah and Taman Universiti are established regional facilities within the wider Pulai corridor that this township’s residents can reach without a lengthy expressway drive, based on their position relative to the Jalan Skudai corridor — but we did not independently time the drive from Jalan Jati to any of them, and you should confirm exact distances and school zoning yourself before relying on either for a purchase decision. 本页查证的资料来源无法确认 Taman Nusa Bestari Jaya 自己街道的具体学区，我们宁可留白，也不愿意用猜的。Iskandar Puteri 的 Columbia Asia Hospital，以及 Bukit Indah 与 Taman Universiti 的 AEON 商场，都是更大范围 Pulai 走廊内已确立的区域设施，就其相对 Jalan Skudai 走廊的位置而言，本镇区居民无需长途上高速就能到达——但我们未独立计时从 Jalan Jati 出发的车程，购买决策前请自行核实确切距离与学区。