Taman Nusa Indah: the −26% that
three sales invented
Taman Nusa Indah：三笔成交“制造”出来的
−26%
Look this area up on any regional comparison table and one number jumps out: price per square foot down 26.0% in twelve months, the sharpest drop of any township in its family. We pulled every underlying transaction to check it. The trailing twelve months contain exactly three sales — one house and two shop lots — and mixing a shop’s psf with a house’s psf is the entire cause. The three straight years before that, 2022 to 2024, each recorded more than twenty terrace sales with price per square foot moving from RM400 to RM447 to RM441. This page shows you both numbers side by side, and lets you judge which one describes the market you would actually be buying into. 在任何区域对照表上查这个区，都会跳出同一个数字：12 个月每尺价跌 26.0%，是同系列里跌得最凶的一个。我们把背后每一笔成交都拉出来核对了 —— 最近这 12 个月里，一共只有三笔成交 —— 一栋房子、两间店屋，而「把店屋的每尺价和房子的每尺价混在一起算」，就是这整件事的成因。再往前的 2022 至 2024 年，连续三年每年都有超过二十笔排屋成交，每尺价从 RM400 走到 RM447 再到 RM441。这一页把两个数字并排放给你看，由你自己判断，哪一个才是你真正要买进的那个市场。
© Sharon Hahn Darlin · CC BY 2.0 · Wikimedia CommonsTaman Nusa Indah in 30 seconds30 秒看懂 Taman Nusa Indah
- What it is: a small, single-typology estate in Mukim Pulai, postcode 79100, Iskandar Puteri — a grid of numbered roads (Jalan Ceria 1 through at least 19) holding double-storey terrace houses and two rows of double-storey shop lots, about two kilometres west of the much larger Taman Bukit Indah. 它是什么：Mukim Pulai 内一个规模小、产品单一的社区，邮区 79100，Iskandar Puteri —— 一整片编号道路（Jalan Ceria 1 至少到 19），只有双层排屋与两排双层店屋，位于规模大得多的 Taman Bukit Indah 以西约两公里。
- What it costs: 79 registered transactions from 2021 to 2026, median RM650,000 at RM422 psf across all types. Residential-only (69 of the 79 records, all double-storey terrace) is also RM650,000 median, at RM431 psf. By year the residential psf ran RM400 (2022) → RM447 (2023) → RM441 (2024). 多少钱：2021 至 2026 年 79 笔登记成交，全类型中位 RM650,000、每尺 RM422。仅住宅（79 笔中的 69 笔，全为双层排屋）中位同样是 RM650,000、每尺 RM431。逐年住宅每尺价：2022 年 RM400 → 2023 年 RM447 → 2024 年 RM441。
- The number everyone will show you: price per square foot down 26.0% in the trailing twelve months. We traced it to its source: that window holds exactly three transactions — one house at RM528 psf and two shop lots at RM322 and RM244 psf — against a prior twelve months of 21 mostly-residential sales at RM435 psf. The median of three mixed-type sales, not a falling house market, produced the number. 大家都会拿给你看的那个数字：最近 12 个月每尺价跌 26.0%。我们把它追到源头：那 12 个月里刚好只有三笔成交 —— 一栋住宅每尺 RM528，两间店屋每尺 RM322 与 RM244 —— 对照再往前 12 个月、21 笔几乎全是住宅、每尺 RM435 的成交。这是三笔混合类型样本的中位数，不是一个正在下跌的住宅市场。
- The detail the headline number hides: from 2022 to 2024, every single year recorded more than twenty double-storey terrace sales, and price per square foot rose across that stretch. That is a real, checkable three-year trend — it just stopped generating enough volume in 2025 and 2026 to keep being measured the same way. 标题数字盖住的细节：2022 至 2024 年，每一年都有超过二十笔双层排屋成交，而且这段期间每尺价是上升的。这是一条真实、可核对的三年趋势 —— 只是 2025 与 2026 年的量，已经不够用同样的方式去量它了。
- The honest catch: liquidity really has thinned out — one residential resale in 2025, none recorded so far in 2026 — and this estate has exactly one landed product (double-storey terrace) plus a small shop row, nothing more. If you want variety of house type, or a thicker, more frequently-traded market, Bukit Indah next door has both. 诚实提醒：流动性确实变薄了 —— 2025 年只有一笔住宅转售，2026 年至今掛零 —— 而且这个区就只有一种有地产品（双层排屋）加一排小店屋，没有别的。如果你要的是户型多样、或是交易更频繁的厚市场，隔壁的 Bukit Indah 两者都有。
No Wikimedia photos of Jalan Ceria itself — here is everything two kilometres around itWikimedia 上没有 Jalan Ceria 本身的照片 —— 这是它方圆两公里内的一切
Taman Nusa Indah is too small to have its own entry on Wikimedia Commons. What does exist, and is honestly captioned as such below, is the immediate surroundings: Taman Bukit Indah’s mall and market two kilometres east, and Sultan Ibrahim Stadium and the Johor Darul Ta’zim FC headquarters a short drive south — all inside the catchment a Nusa Indah household actually uses every week. The verified Street View panels further down are the only imagery of the estate’s own streets. Taman Nusa Indah 规模太小，Wikimedia Commons 上没有专属条目。以下有的、也如实注明拍摄地点的，是它紧邻的周边：往东两公里的 Taman Bukit Indah 商场与市集，以及车程不远、南侧的 Sultan Ibrahim Stadium 与柔佛新山足球俱乐部（JDT）总部 —— 这些都是一户 Nusa Indah 家庭每周实际会用到的生活圈。下方经验证的街景，才是这个区自己街道的画面。
Four buyers, and only one of them reads List.my before making an offer四种买家，只有一种会在出价前先看 List.my
With one landed product and a headline number that scares off the casual search, the buyers who actually transact here tend to be more deliberate than average.这里只有一种有地产品，标题数字又会把随手搜寻的人吓跑 —— 因此真正会在这里成交的买家，通常比一般情况更谨慎、更做过功课。
The number-checker会查证数字的人
Sees the headline drop on a portal or comparison table, pulls the individual transactions the way this page does, and works out that a thin, mixed-type sample produced it. This buyer is often negotiating against sellers who are themselves spooked by the same number.在平台或对照表上看到那个跌幅，像这一页一样把逐笔成交拉出来查，然后发现是薄样本、混类型算出来的。这一类买家，谈判对象常常是同样被这个数字吓到的卖家。
The Bukit Indah overflow buyerBukit Indah 溢出的买家
Works or shops around Bukit Indah — AEON, Tesco, the Wednesday market — and wants the same catchment without paying Bukit Indah’s RM460 psf median. Nusa Indah’s RM431 residential psf is roughly six percent cheaper for a comparable terrace, a short drive further out.生活圈围绕 Bukit Indah 转 —— AEON、Tesco、周三夜市 —— 但不想付 Bukit Indah 中位每尺 RM460 的价钱。Nusa Indah 住宅中位每尺 RM431，同类排屋大约便宜六个百分点，只是车程多一点。
The shop-lot operator店屋经营者
The estate’s ten recorded shop-lot transactions — RM600,000 to RM790,000 at 2,454 sq ft — serve the household demand of the terrace rows around them. This is a small, self-contained commercial play, not a speculative one.这个区十笔店屋纪录 —— RM600,000 至 RM790,000、2,454 平方尺 —— 服务的是周边排屋住户的日常需求。这是一个小型、自给自足的商业投资，不是投机盘。
The plain owner-occupier单纯自住的业主
Bought in 2022 or 2023 when the estate was recording more than twenty sales a year, is not selling, and is unaffected by a statistic built on three transactions that happened after they moved in. The quietest and probably largest group — simply invisible in a page like this one.在这个区还每年有二十几笔成交的 2022 或 2023 年买入，没打算卖，也不受这个「建立在三笔成交上」的统计影响。这大概是最安静、也可能是人数最多的一群 —— 在这种页面上完全看不见。
A Wednesday, not a Sunday要看，挑星期三，不是星期天
This estate does not have its own weekly event — its rhythm is borrowed from what is nearby. Wednesday is when that borrowing is most visible.这个区没有自己的固定活动 —— 它的节奏是「借来的」，借自周边。星期三，是这件事最看得出来的一天。
Weekday commute. Cars leave the Jalan Ceria grid toward the Pontian-Johor Bahru Parkway (E3), the road that also reaches Bukit Indah and, further on, the Second Link. There is no internal congestion to speak of — the grid is small.平日通勤。车流从 Jalan Ceria 一带驶向 Pontian-Johor Bahru Parkway（E3）—— 这条路同时通往 Bukit Indah，再往前就是二关。区内本身没什么塞车可言 —— 这片棋盘格路网本来就不大。
The two shop lots on Jalan Ceria 18 and 19 are the only ground-floor commerce inside the estate itself. Everything else — groceries, banking, a proper food court — means a short drive to Bukit Indah.Jalan Ceria 18 与 19 的两间店屋，是这个区自己唯一的底层商业。其余的 —— 买菜、银行、正式的美食中心 —— 都得开一小段车去 Bukit Indah。
The Wednesday pasar malam at Bukit Indah, well documented and photographed, pulls in the surrounding area including Nusa Indah households. It is the closest thing this corner of Iskandar Puteri has to a shared weekly event.Bukit Indah 每周三的夜市，纪录与照片都齐全，会把周边地区（包括 Nusa Indah）的住户吸引过去。这大概是 Iskandar Puteri 这一角，最接近「共同的每周活动」的东西。
On a Johor Darul Ta’zim FC home match night at Sultan Ibrahim Stadium, about 13 minutes south by road, traffic on the routes feeding it — including Jalan Ceria itself, one of the confirmed routes there — noticeably picks up. Check the fixture list before you assume every evening is quiet.柔佛新山足球俱乐部（JDT）在 Sultan Ibrahim Stadium（车程往南约 13 分钟）打主场的那个晚上，通往球场的路线 —— 包括 Jalan Ceria 本身，这正是确认可达的路线之一 —— 车流会明显变多。别假设每个晚上都一样安静，先查一下赛程表。
On the Second Link expressway corridor, two kilometres behind Bukit Indah在通往二关的高速走廊上，就在 Bukit Indah 后方两公里
Taman Nusa Indah sits in Mukim Pulai, postcode 79100, Iskandar Puteri, on the Jalan Ceria road grid. It sits roughly two kilometres west of Taman Bukit Indah as the crow flies, and the Pontian-Johor Bahru Parkway (also signed as the Second Link Expressway, E3) runs past it — the same road that continues on to the Tuas Second Link. Taman Nusa Indah 位于 Mukim Pulai，邮区 79100，Iskandar Puteri，坐落在 Jalan Ceria 路网上。它直线距离 Taman Bukit Indah 约 两公里，而 Pontian-Johor Bahru Parkway（也标示为二关大道 Second Link Expressway，E3）就从旁边经过 —— 这条路一路可以通到 Tuas 二关。
That combination — a Second Link-side postcode, immediately behind Johor’s most transacted township in Mukim Pulai — is the honest positioning. It is not a border town in the RTS sense, but it is on the expressway that carries traffic to one.这个组合 —— 靠近二关走廊的邮区，就贴在 Mukim Pulai 成交量最大的市镇背后 —— 是诚实的定位。它不是 RTS 概念下的边境小镇，但它确实在通往边境的那条大道上。
The wider context: the Johor-Singapore Special Economic Zone (JS-SEZ), signed on 7 January 2025, covers nine flagship zones across southern Johor with corporate tax as low as 5% for qualifying activities, against a standard 24%. Taman Nusa Indah is not inside a flagship zone itself, but it sits on the expressway corridor connecting several of them to the Second Link — a fact that matters more for the commercial shop lots on Jalan Ceria 18 and 19 than for the houses. 更大的背景是：柔新经济特区（JS-SEZ）于 2025 年 1 月 7 日签署，涵盖柔佛南部九大旗舰区，符合条件的企业税低至 5%，对照标准税率 24%。Taman Nusa Indah 本身不在任何一个旗舰区之内，但它就坐落在把好几个旗舰区连到二关的高速走廊上 —— 这一点，对 Jalan Ceria 18 与 19 那两间商用店屋的意义，比对住宅更大。
| Destination目的地 | Drive车程 |
|---|---|
| AEON Mall Bukit Indah | ~4.6–4.7 km · 9 min |
| Sultan Ibrahim Stadium / JDT HQ | ~5.8–5.9 km · 13 min |
| Tuas Second Link 二关 | ~20.3 km · 23 min |
| Senai International Airport | ~25.7 km · 28 min |
| JB CIQ / Causeway 长堤关卡 | ~27 km via the Skudai Highway — traffic-dependent, allow well over an hour at peak经 Skudai Highway 约 27 公里 —— 视路况而定，高峰期请预留一小时以上 |
Almost nothing inside the estate, almost everything two kilometres away区内几乎什么都没有，两公里外几乎什么都有
Be precise about the difference: this section is not claiming Bukit Indah’s amenities as Nusa Indah’s own. It is showing what a household here actually drives to, and how far.这里要说清楚一个区别：本节不是把 Bukit Indah 的配套说成 Nusa Indah 自己的。它呈现的是住在这里的家庭实际会开车去哪里、有多远。
Roads道路与高速
The Pontian-Johor Bahru Parkway (E3), also the Second Link Expressway, runs directly past the estate and continues to the Tuas Second Link. Jalan Ceria itself is one of the confirmed routes to Sultan Ibrahim Stadium and the Skudai-Gelang Patah road.Pontian-Johor Bahru Parkway（E3），也就是二关大道，直接经过这个区，一路通往 Tuas 二关。Jalan Ceria 本身就是通往 Sultan Ibrahim Stadium 与 Skudai-Gelang Patah 大道的确认路线之一。
Schools学校便利
We have not been able to verify which specific national or vernacular schools serve the Jalan Ceria addresses directly — catchment boundaries are drawn street by street by the district education office. Rather than guess, we are leaving this blank until it is confirmed. The nearest school options are most likely toward Bukit Indah, a short drive away.我们无法核实哪一所国民或华小／淡小实际划归 Jalan Ceria 这几个门牌 —— 收生范围是由县教育局逐街划定的。与其用猜的，我们宁可先留白，等核实之后再补。最靠近的学校选项，多半是在车程不远的 Bukit Indah 方向。
Medical & retail医疗与零售
Retail inside the estate is limited to the two recorded shop lots on Jalan Ceria 18 and 19. Everything larger — AEON, Tesco, the Wednesday pasar malam — is at Bukit Indah, about nine minutes by road. We have not been able to verify a specific nearby hospital or clinic list for this exact address and are leaving that blank rather than borrowing one from a neighbouring estate.区内的零售仅限于 Jalan Ceria 18 与 19 那两间纪录在案的店屋。更大型的 —— AEON、Tesco、周三夜市 —— 都在车程约九分钟的 Bukit Indah。我们无法核实这个确切地址附近有哪些医院或诊所，与其借用邻区的清单，宁可先留白。
Six things worth knowing before the headline number puts you off在那个标题数字吓退你之前，六件值得知道的事
A small estate with a scary-looking statistic is not the same thing as a bad estate. Here is what the record actually supports. 一个统计数字看起来吓人的小社区，不等于一个差的社区。以下是纪录真正撑得住的部分。
A three-sale illusion, fully traceable一个三笔样本的假象，来源完全可查
The −26.0% headline resolves to exactly three transactions when you check the underlying data — one house at RM528 psf, two shop lots at RM322 and RM244 psf. Being able to show a nervous buyer or a nervous bank valuer the actual three sales, not just the percentage, is worth more here than almost anywhere else in this series. 只要去查底层数据，−26.0% 这个标题数字就会还原成刚好三笔成交 —— 一栋住宅每尺 RM528，两间店屋每尺 RM322 与 RM244。能把这三笔实际成交摆在紧张的买家或谨慎的银行估价师面前，而不是只丢一个百分比，在这个系列里，这个区比几乎任何一个都更用得上这一招。
Three real years of rising psf, 2022–20242022–2024，三个真实且在涨的年份
Each of those three years recorded more than twenty double-storey terrace sales, and the median price per square foot moved from RM400 to RM447 to RM441 — a real, checkable trend built on real volume, sitting directly underneath the scary headline number. 这三年里每一年都有超过二十笔双层排屋成交，中位每尺价从 RM400 走到 RM447 再到 RM441 —— 一条建立在真实成交量上、可以核对的真实趋势，就藏在那个吓人的标题数字底下。
A shop row of its own, not borrowed自己的一排店屋，不是借来的
Ten recorded shop-lot transactions on Jalan Ceria 18 and 19, RM600,000 to RM790,000, mean this is not a pure dormitory estate with zero ground-floor commerce — it has a small, working commercial spine of its own. Jalan Ceria 18 与 19 上十笔纪录在案的店屋成交，RM600,000 至 RM790,000，说明这不是一个完全没有底层商业、纯睡城的社区 —— 它有自己一条运作中的小型商业带。
Thirteen minutes from Malaysia’s champion football club十三分钟车程，就到马来西亚冠军球会
Sultan Ibrahim Stadium and the Johor Darul Ta’zim FC headquarters sit about 1.7 km away as the crow flies, a 13-minute, roughly 5.8 km drive via Jalan Ceria itself. That is a genuine, distinctive local landmark this page’s siblings do not have. Sultan Ibrahim Stadium 与柔佛新山足球俱乐部（JDT）总部，直线距离约 1.7 公里，走 Jalan Ceria 本身车程约十三分钟、5.8 公里。这是一个真实、独特的在地地标 —— 系列里其他区都没有这一项。
Bukit Indah’s whole catchment, about six percent cheaper per footBukit Indah 整个生活圈，每尺便宜约六个百分点
Taman Bukit Indah’s own recorded median psf is RM460; Taman Nusa Indah’s residential median across all years is RM431 — about 6.3% lower — for a household that drives the same nine minutes to the same mall, mosque and market. Taman Bukit Indah 自己的登记中位每尺是 RM460；Taman Nusa Indah 历年住宅中位每尺是 RM431 —— 大约低 6.3% —— 而两边的家庭开车九分钟去的是同一个商场、同一间清真寺、同一个市集。
One product, easy to compare产品单一，好比价
69 of 79 recorded transactions are the same double-storey terrace type. There is no condo, cluster or semi-D median muddying the comparison — every recorded residential sale here is genuinely comparable to every other one, which is rarer in this series than it sounds. 79 笔纪录里有 69 笔是同一种双层排屋。这里没有公寓、Cluster 或半独立式的中位价把比较搅浑 —— 每一笔住宅成交都真的可以拿来跟另一笔比，这在这个系列里比听起来更少见。
One grid, nineteen-plus numbered roads, no separate sub-precincts一整片路网，十九个以上的编号道路，没有另外命名的分区
Unlike some of its larger Nusa-family neighbours, Taman Nusa Indah is not divided into named precincts on NAPIC’s records. It is one connected grid — Jalan Ceria plus numbered branches from at least Jalan Ceria 1 through Jalan Ceria 19 — with houses on the lower and mid numbers and the estate’s two shop lots on Jalan Ceria 18 and 19. 和 Nusa 家族里几个较大的邻居不同，Taman Nusa Indah 在 NAPIC 纪录里没有分成另外命名的分区。它是一整片相连的路网 —— Jalan Ceria 加上从至少 Jalan Ceria 1 到 Jalan Ceria 19 的编号支路 —— 较小与中段号码以住宅为主，Jalan Ceria 18 与 19 则是本区的两间店屋所在。
| Road路段 | Mainly主要产品 | What the record shows纪录显示什么 |
|---|---|---|
| Jalan Ceria 1 | Double-storey terrace双层排屋 | Eastern edge of the grid, nearest to Bukit Indah路网东侧，最靠近 Bukit Indah |
| Jalan Ceria 5 | Double-storey terrace双层排屋 | Site of the single 2025 residential sale — RM750,000, 1,421 sq ft, RM528 psf, April 20252025 年唯一一笔住宅成交所在 —— RM750,000、1,421 平方尺、每尺 RM528，2025 年 4 月 |
| Jalan Ceria 6 | — | Named on Google Maps as an alternate route toward Bukit Indah在 Google 地图上被标为通往 Bukit Indah 的替代路线 |
| Jalan Ceria 18 | Double-storey shop lot双层店屋 | One of the two shop-lot sales behind the −26% figure — RM600,000, 2,454 sq ft, RM244 psf, January 2026−26% 数字背后两笔店屋成交之一 —— RM600,000、2,454 平方尺、每尺 RM244，2026 年 1 月 |
| Jalan Ceria 19 | Double-storey shop lot双层店屋 | The other shop-lot sale — RM790,000, 2,454 sq ft, RM322 psf, August 2025另一笔店屋成交 —— RM790,000、2,454 平方尺、每尺 RM322，2025 年 8 月 |
Two products. That is the entire catalogue.两种产品，就是全部品项
Registered transactions split cleanly: 69 double-storey terrace houses and 10 double-storey shop lots. There is no recorded single-storey terrace, cluster, semi-detached, bungalow or condominium under this area name. 登记成交分得很干净：69 笔双层排屋与10 笔双层店屋。这个区名下没有单层排屋、Cluster、半独立式、独立式或公寓的成交纪录。
Double-storey terrace双层排屋
Double-storey shop lot双层店屋
What Nusa Indah does not haveNusa Indah 没有的
Smallest volume in the mukim, and the only negative headlinemukim 里成交量最小，也是唯一一个标题数字为负的
Nusa Indah against its mukim neighboursNusa Indah 与同 mukim 邻区对照
RM230,000 to RM790,000 — two products, one gridRM230,000 至 RM790,000 —— 一片路网，两种产品
The house band (RM561,000–739,000) and the shop band (RM600,000–790,000) overlap in total price but not in price per square foot, because shop lots are roughly 70% larger. That overlap-in-price, gap-in-psf is exactly what distorts the twelve-month figure when both types land in the same small sample. 住宅区间（RM561,000–739,000）与店屋区间（RM600,000–790,000）在总价上有重叠，但每尺价没有 —— 因为店屋面积大约比住宅大七成。这种「总价重叠、每尺价不重叠」，正是当两种类型同时落在同一个小样本里，会把 12 个月数字扭曲的原因。
One more reason to treat any single-year or single-quarter figure for this estate with caution: NAPIC records typically surface with a lag of about six months, so the most recent one or two quarters shown anywhere on this page — including the “0” for 2026 — will keep filling in as more transactions are registered and published. A “0” today does not necessarily mean a frozen market; it may partly mean an unfinished data set. Re-check the live List.my page rather than treating any snapshot here as final. 再多一个理由，提醒你对这个区任何单一年度或单一季度的数字都要谨慎看待：NAPIC 纪录通常要滞后约半年才会浮现，所以这一页上任何最近一、两个季度的数字 —— 包括 2026 年那个「0」—— 都会随着更多成交被登记与公布而持续补齐。今天的「0」不一定代表市场冻结；也可能只是资料还没补齐。请直接回去查 List.my 的实时页面，不要把这一页的任何快照当成定论。
What actually transacted, by year and by type按年份、按类型，实际成交在多少
Registered subsale transactions, 2021 to 2026, from NAPIC records published by List.my: 79 records, median RM650,000 at RM422 psf across all types. Residential-only (69 records) is also RM650,000, at RM431 psf. We do not have verified rental data for this specific estate — see the FAQ below. 2021 至 2026 年登记二手成交，来源为 List.my 公布的 NAPIC 纪录：79 笔，全类型中位 RM650,000、每尺 RM422。仅住宅（69 笔）同样是 RM650,000、每尺 RM431。我们没有这个区专属的经核实租金数据 —— 见下方常见问题。
| Type类型 | Records笔数 | Recorded median登记中位价 | Median psf中位每尺 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|
| 2022 | 24 | RM605,000 | RM400 | No — all below RM2m不行 —— 全部低于 RM200 万 |
| 2023 | 21 | RM650,000 | RM447 | |
| 2024 | 22 | RM662,500 | RM441 | |
| 2025 (1 sale) | 1 | RM750,000 | RM528 | |
| 2026 (none yet) | 0 | — | — | |
| Residential, all years住宅，历年 | 69 | RM650,000 | RM431 | No不行 |
| Double-storey shop lot双层店屋 | 10 | RM630,000 | RM409 | No不行 |
| All types, recorded median全类型登记中位 | 79 | RM650,000 | RM422 | Landed closed to non-citizens有地对非公民关闭 |
Three usable years, and why we stopped at three三个可用的年份，以及为什么只画三个
Source: registered subsale records from NAPIC (JPPH), published by List.my. Years with fewer than ten recorded transactions are excluded as statistically unreliable — that drops 2021 (1 sale), 2025 (1 sale) and 2026 (0 sales so far) from the chart below, leaving 2022 to 2024.来源：NAPIC（JPPH）登记二手成交纪录，由 List.my 公布。成交少于十笔的年份因统计上不可靠而剔除 —— 因此下方图表剔除了 2021 年（1 笔）、2025 年（1 笔）与 2026 年（至今 0 笔），只留下 2022 至 2024 年。
The distribution, all types, all years分布，全类型，历年
Half of all recorded double-storey terrace sales landed between RM561,000 and RM739,000, with the median at RM650,000. Shop lots sit in a similar total-price band (RM600,000–790,000) but on roughly 70% more floor area, which is why their price per square foot runs much lower. 全部双层排屋登记成交中有一半落在 RM561,000 至 RM739,000 之间，中位数为 RM650,000。店屋落在相近的总价区间（RM600,000–790,000），但面积大约多七成，这也是它们每尺价明显更低的原因。
Recorded transactions by year (all types)各年度登记成交笔数（全类型）
Residential price per square foot, year by year住宅每尺价 · 逐年
Only double-storey terrace sales are counted here, and only years with ten or more of them. 2021 (1 sale), 2025 (1 sale) and 2026 (0 sales) are excluded rather than plotted on too little data.这里只计入双层排屋成交，而且只算成交十笔以上的年份。2021 年（1 笔）、2025 年（1 笔）与 2026 年（0 笔）因数据太少而剔除，不勉强画出来。
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）。💡 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: nothing here clears the line直说：这里没有一笔跨得过门槛
Johor bars non-citizens from landed residential property below RM2 million. Every recorded transaction in Taman Nusa Indah — houses and shop lots together — sits between RM230,000 and RM790,000. 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 Nusa Indah 每一笔登记成交 —— 住宅与店屋合计 —— 都落在 RM230,000 至 RM790,000 之间。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 residential median of RM650,000 — the only landed product this estate has.预设值为住宅登记中位价 RM650,000 —— 这个区唯一的有地产品。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM650,000, the residential median. First-time Malaysian buyers at or below RM500,000 are exempt from transfer stamp duty in 2026 and 2027 — this estate’s entry-level terraces, around RM560,000, sit just above that line.预设 RM650,000，即住宅中位价。马来西亚首购族在 RM500,000 或以下于 2026 与 2027 年免转让印花税 —— 这个区入门排屋约 RM560,000，刚好在这条线之上一点点。
Johor’s minimum purchase price for a non-citizen is RM2 million on landed. Every recorded transaction here — houses and shop lots alike — is below RM800,000. 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。这里每一笔登记成交 —— 无论住宅或店屋 —— 都低于 RM800,000。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。
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。
Stamp duty, legal fees and RPGT at a glance印花税、律师费与产业盈利税，一览
| Item项目 | Malaysian citizen / PR马来西亚公民 ／ PR | Foreigner incl. Singaporean外籍（含新加坡人） |
|---|---|---|
| Transfer stamp duty (MOT)转让印花税（MOT） | 1% first RM100k, 2% to RM500k, 3% to RM1m, 4% above首 10 万 1%、10–50 万 2%、50–100 万 3%、超过 100 万 4% | Flat 8%, effective 1 Jan 2026自 2026/1/1 起统一 8% |
| First-time buyer relief首购减免 | Malaysian citizens buying at or below RM500,000 are exempt from MOT stamp duty for 2026–2027.马来西亚公民购买 RM500,000 以下住宅，2026–2027 年免 MOT 印花税。 | |
| SPA / loan legal fee (scale)买卖／贷款合约律师费（分级） | 1% on the first RM500,000, 0.8% on the next RM500,000 (to RM1m), 0.7% on the next RM2m (to RM3m)首 50 万 1%、50–100 万 0.8%、100–300 万 0.7% | |
| Loan agreement stamp duty贷款合约印花税 | 0.5% of the loan amount贷款额 | |
| Johor state consent fee柔佛州同意书费 | Not applicable不适用 | 3% of valuation, minimum RM30,000 — the highest in Malaysia; approval takes about 1–3 months估值 3%，最低 RM30,000 —— 全马最高；审批约 1–3 个月 |
| Typical loan margin (LTV)一般贷款成数 | 90% | 60–70% |
| RPGT on sale出售时 | 30% (yrs 1–3), 20% (yr 4), 15% (yr 5), 0% (yr 6+)第 1–3 年 30%、第 4 年 20%、第 5 年 15%、第 6 年起 0% | 30% (yrs 1–5), 10% (yr 6+)第 1–5 年 30%、第 6 年起 10% |
Tell me which Jalan Ceria number, and what you actually want告诉我哪一个 Jalan Ceria 号码，以及你真正想要什么
One grid, two products, three usable years of price history. Tell me the road and the budget and the rest is quick.一片路网、两种产品、三年可用的价格纪录。告诉我路段与预算，其余的很快。
The headline number is fake. The thinness behind it is not.标题数字是假的；数字背后的「量薄」，是真的
✓ Strengths优势
- Three real, checkable years of appreciation. 2022 to 2024, more than twenty terrace sales every year, price per square foot moving RM400 → RM447 → RM441. That is a genuine trend, not a headline artefact.三个真实、可核对的上涨年份。2022 至 2024 年，每年都有超过二十笔排屋成交，每尺价从 RM400 → RM447 → RM441。这是一条真实的趋势，不是标题数字制造出来的假象。
- A cheaper way into Bukit Indah’s catchment. Nine minutes from the same AEON, mosque and Wednesday market, at a residential median psf about 6.3% below Bukit Indah’s own RM460.更便宜地进入 Bukit Indah 的生活圈。车程九分钟到同一个 AEON、清真寺与周三夜市，住宅中位每尺价比 Bukit Indah 自己的 RM460 低约 6.3%。
- A real football landmark, not a marketing one. Sultan Ibrahim Stadium and the JDT headquarters, home of Malaysia’s most decorated football club, sit a genuine 13-minute drive away, partly via Jalan Ceria itself.一个真实的足球地标，不是行销包装出来的。Sultan Ibrahim Stadium 与 JDT 总部 —— 马来西亚战绩最辉煌的足球俱乐部主场 —— 车程十三分钟，部分路段就走 Jalan Ceria 本身。
- Single-typology simplicity. Every recorded residential sale is the same double-storey terrace, which makes comparables genuinely apples-to-apples — rare in this series.产品单一带来的简单。每一笔住宅成交都是同一种双层排屋，比价真的能同类相比 —— 这在这个系列里很少见。
- An own small commercial base. Ten shop-lot transactions on Jalan Ceria 18 and 19 mean the estate is not purely residential — there is a working, if small, commerce spine already trading.自己的小型商业基础。Jalan Ceria 18 与 19 上十笔店屋成交，说明这个区不是纯住宅 —— 已经有一条在运作、虽然规模不大的商业带。
△ Things to weigh需要权衡的
- Volume has nearly stopped. One residential resale in 2025, none recorded so far in 2026. Whatever direction prices are actually moving in, this little data cannot show it reliably — get an independent valuation, do not rely on the trend line alone.成交量几乎停了。2025 年只有一笔住宅转售，2026 年至今挂零。不管价格实际在往哪个方向走，这么少的数据都撑不起可靠的结论 —— 请另外找估价师，不要只看这条趋势线。
- The −26.0% figure can still hurt you even though it is wrong. A bank valuer, a nervous buyer, or a portal algorithm may reference the same public number without unpacking it the way this page does. Be ready to show the underlying three sales if a valuation comes back low.就算 −26.0% 是错的，它还是可能伤到你。银行估价师、紧张的买家，或平台的演算法，都可能引用这同一个公开数字，却没有像这一页一样拆开来看。如果估价回来偏低，请准备好把背后那三笔成交摆出来。
- No upgrade path inside the estate. With only a double-storey terrace and a shop lot on record, a family that outgrows this house has to leave the estate entirely to trade up — there is no cluster or semi-D to move into next door.区内没有升级路径。纪录里只有双层排屋与店屋两种，一个家庭若想换更大的房子，得整个离开这个区 —— 隔壁没有 Cluster 或半独立式可以换。
- No verified school, clinic or hospital of its own. Everything beyond the two shop lots is borrowed from Bukit Indah, and we have not been able to verify which specific school catchment applies to Jalan Ceria addresses — confirm this yourself before committing.没有经核实的自有学校、诊所或医院。除了那两间店屋，其余一切都是「借」自 Bukit Indah；而我们无法核实 Jalan Ceria 门牌具体划归哪一所学校的收生范围 —— 请自行确认后再下决定。
- A small choice at any given moment. With roughly 15–20 transactions a year in the good years and far fewer since, the number of units actually for sale at once is genuinely small. Be prepared to wait for the right one rather than expecting a wide current selection.任何时刻的选择都不多。好年份一年也就十五到二十笔成交，近两年更少 —— 意味着同一时间真正在售的单位数量本来就不多。请预期要等对的那一间出现，而不是期待现在就有一长串挑选名单。
Taman Nusa Indah FAQTaman Nusa Indah 常见问题
How much does a house cost in Taman Nusa Indah?Taman Nusa Indah 的房子多少钱？
Registered subsale transactions in Taman Nusa Indah show 79 records from 2021 to 2026 across all property types, published by List.my from NAPIC data, with a median of RM650,000 at RM422 per square foot. Almost all of that volume — 69 of the 79 records — is the double-storey terrace houses that make up the residential market; looked at on their own, the median across all years is also RM650,000, at RM431 per square foot. By year the residential median per square foot moved from RM400 in 2022 to RM447 in 2023 to RM441 in 2024, each year backed by more than twenty recorded sales. Only one residential resale was recorded in 2025, at RM750,000, and none so far in 2026. Taman Nusa Indah 的登记二手成交显示：2021 至 2026 年全类型共 79 笔纪录（资料来自 List.my 依 NAPIC 数据公布），中位 RM650,000、每尺 RM422。当中绝大部分 —— 79 笔里的 69 笔 —— 是构成住宅市场的双层排屋；只看这一类，历年中位同样是 RM650,000、每尺 RM431。逐年住宅中位每尺价：2022 年 RM400、2023 年 RM447、2024 年 RM441，每一年都有超过二十笔成交支撑。2025 年只登记到一笔住宅转售，价格 RM750,000；2026 年至今则没有。
Why does the area comparison table show a −26.0% change in price per square foot, and is it real?为什么区域对照表显示每尺价 12 个月 −26.0%，这是真的吗？
No, and the arithmetic behind it is fully checkable on List.my’s own site. Its twelve-month figure compares the median psf of the trailing twelve months against the twelve months before that. From April 2024 to March 2025 there were 21 transactions, almost all double-storey terrace houses, with a median of RM435 psf. From April 2025 to March 2026 there were only three transactions in total: one double-storey terrace house on Jalan Ceria 5 that sold in April 2025 at RM528 psf, and two double-storey shop lots on Jalan Ceria 19 and Jalan Ceria 18 that sold in August 2025 and January 2026 at RM322 and RM244 psf. The median of those three figures is RM322, and (322 minus 435) divided by 435 is minus 25.98 percent, which rounds to the minus 26.0 percent shown. Shop lots here have always traded at a lower price per square foot than houses — a 2023 commercial median of RM242 psf is on record for the same reason. The −26.0% figure is what a sample of three produces when two shop-lot sales and one house sale are averaged together. No comparable house actually sold for 26 percent less than the year before. 不是，而且背后的算法在 List.my 自己的网站上就能核对。它的「12 个月」是把最近 12 个月的中位每尺价，拿去和再往前 12 个月比。2024 年 4 月至 2025 年 3 月这一段有 21 笔成交，几乎全是双层排屋，中位每尺 RM435。2025 年 4 月至 2026 年 3 月这一段只有 3 笔成交：一栋 Jalan Ceria 5 的双层排屋在 2025 年 4 月以每尺 RM528 卖出，另外两间 Jalan Ceria 19 与 Jalan Ceria 18 的双层店屋，分别在 2025 年 8 月与 2026 年 1 月以每尺 RM322 与 RM244 卖出。这三个数字的中位数是 RM322，(322-435)/435 等于 −25.98%，四舍五入就是画面上的 −26.0%。这里的店屋每尺价本来就一直比住宅低 —— 2023 年店屋中位每尺 RM242 的纪录正是同一个原因。−26.0% 是「3 笔样本里混进两笔店屋、一笔住宅」之后算出来的结果。没有任何一栋可比的住宅，真的比前一年跌价 26%。
Is Taman Nusa Indah a reasonable place to buy given how few transactions there are?成交这么少，Taman Nusa Indah 值得买吗？
Treat the volume honestly rather than either dismissing it or panicking about it. From 2022 to 2024 the estate recorded more than twenty double-storey terrace sales every year, which is enough to establish a real price trend, and that trend moved from RM400 to RM447 to RM441 psf — flat to slightly up, not falling. What changed is 2025 and 2026: only one residential resale in 2025 and none recorded so far in 2026. That is a genuine liquidity drop, not a price drop, and it means both buyers and sellers should expect to wait longer for a match and should get an independent valuation rather than reading the trend line alone. 请诚实看待这个成交量，不要一竿子否定，也不要被吓到。2022 至 2024 年，这个区每年都有超过二十笔双层排屋成交，足以建立一条真实的价格曲线，而这条曲线是从每尺 RM400 走到 RM447 再到 RM441 —— 持平略升，不是下跌。真正变化的是 2025 与 2026 年：2025 年只有一笔住宅转售，2026 年至今则一笔都没有。这是流动性真的下降，不是价格下降；意味着买卖双方都该预期要多等，也都该另外找估价师核实，而不是只看这条趋势线。
What house types are available in Taman Nusa Indah?Taman Nusa Indah 有哪些户型？
NAPIC’s records for this specific area show only two property types: double-storey terrace houses (69 of 79 records) and double-storey shop lots (10 of 79 records). There is no recorded semi-detached, cluster, bungalow or condominium transaction under this area name. One verified terrace sale was 1,421 square feet; the shop lots recorded were 2,454 square feet. Buyers wanting a different landed product should look at neighbouring Bukit Indah, which carries a wider range of types. NAPIC 在这个区名下的纪录只有两种产品：双层排屋（79 笔中的 69 笔）与双层店屋（79 笔中的 10 笔）。这个区名下没有半独立式、Cluster、独立式或公寓的成交纪录。有一笔经核实的排屋成交面积为 1,421 平方尺；店屋纪录则为 2,454 平方尺。想要其他有地产品的买家，可以看看隔壁户型更多元的 Bukit Indah。
Can foreigners buy a house in Taman Nusa Indah?外国人可以在 Taman Nusa Indah 买房吗？
In practice, no. Johor sets a RM2 million minimum purchase price for non-citizens buying landed residential property, and every recorded transaction in Taman Nusa Indah — residential and commercial — sits between RM230,000 and RM790,000, far below that floor. On these numbers this is a Malaysian-buyer market. 实务上不行。柔佛对非公民购买有地住宅设有 RM200 万的最低门槛，而 Taman Nusa Indah 每一笔登记成交 —— 不论住宅或商业 —— 都落在 RM230,000 至 RM790,000 之间，远低于这条门槛。从数字看，这里是一个马来西亚人的市场。
How close is Taman Nusa Indah to Bukit Indah and other amenities?Taman Nusa Indah 离 Bukit Indah 与其他配套有多近？
Taman Nusa Indah sits about two kilometres west of Taman Bukit Indah as the crow flies; by road it is roughly 4.6 to 4.7 km, about a nine-minute drive, to AEON Mall Bukit Indah via the Pontian-Johor Bahru Parkway (E3) or via Jalan Ceria 6. Sultan Ibrahim Stadium and the Johor Darul Ta’zim FC headquarters are about 1.7 to 1.8 km away in a straight line, a roughly 5.8 to 5.9 km, thirteen-minute drive via Jalan Ceria itself or Jalan Skudai-Gelang Patah. The Tuas Second Link is about 20.3 km and a 23-minute drive via the Second Link Expressway (E3); Senai International Airport is about 25.7 km, roughly 28 minutes, via Route 1. Taman Nusa Indah 直线距离 Taman Bukit Indah 约两公里；走公路的话，到 AEON Mall Bukit Indah 约 4.6 至 4.7 公里，车程约九分钟，经 Pontian-Johor Bahru Parkway（E3）或 Jalan Ceria 6 均可到达。Sultan Ibrahim Stadium 与柔佛新山足球俱乐部（JDT）总部直线距离约 1.7 至 1.8 公里，走 Jalan Ceria 本身或 Jalan Skudai-Gelang Patah，车程约 5.8 至 5.9 公里、十三分钟。往二关（Second Link Expressway／E3）约 20.3 公里、车程 23 分钟；往士乃国际机场约 25.7 公里、约 28 分钟，走 Route 1。
What is the rental potential in Taman Nusa Indah?Taman Nusa Indah 的租金行情如何？
We do not have verified asking-rent data specific to Taman Nusa Indah’s own streets — NAPIC’s subsale records cover sales, not rentals, and we would rather say that plainly than borrow a number from a neighbouring estate and imply it applies here. Ask directly for current asking rents on Jalan Ceria before budgeting a yield. 我们目前没有专属于 Taman Nusa Indah 这几条街的、经核实的开价租金数据 —— NAPIC 的二手成交纪录只涵盖买卖，不含租赁；与其借用邻区的数字、暗示它也适用于这里，我们宁可直接说清楚。要估算租金收益之前，请直接向我询问 Jalan Ceria 目前的实际开价。
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, not 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. At Taman Nusa Indah’s price levels the gap between selling in year five and year six is often worth more than a full year 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 Taman Nusa Indah 的价位来说，第五年卖与第六年卖之间的差额，往往比整整一年的租金还多。
Where exactly is Taman Nusa Indah, and how is it laid out?Taman Nusa Indah 具体在哪里？怎么划分？
Taman Nusa Indah sits in Mukim Pulai, postcode 79100, Iskandar Puteri, on a single connected grid of numbered roads — Jalan Ceria 1 through at least Jalan Ceria 19 — with two recorded shop lots on Jalan Ceria 18 and 19 forming the estate’s own small commercial spine. It has no separately named sub-precincts on NAPIC’s records, unlike some of its larger Nusa-family neighbours. Taman Nusa Indah 位于 Mukim Pulai，邮区 79100，Iskandar Puteri，由一整片相连的编号道路组成 —— 从 Jalan Ceria 1 一路到至少 Jalan Ceria 19，其中 Jalan Ceria 18 与 19 上有两笔店屋纪录，构成本区自己的小型商业带。它在 NAPIC 纪录里没有另外命名的分区，这一点和 Nusa 家族里几个较大的邻居不同。
The seven Nusa townships of Iskandar Puteri, side by sideIskandar Puteri 七个「Nusa」社区，并排对照
Every Nusa-family page in this series pulls from the same NAPIC source. Taman Nusa Indah has the smallest transaction count of the seven — which is exactly why its twelve-month percentage swings the hardest.这个系列里每一个 Nusa 家族页面都来自同一个 NAPIC 数据源。Taman Nusa Indah 是七个里成交量最小的一个 —— 这正是为什么它的 12 个月百分比摆动得最凶。
| Nusa Indah | Nusa Bayu | Nusa Sentral | Nusa Idaman | Nusa Duta | Nusa Bestari | Nusa Perintis | |
|---|---|---|---|---|---|---|---|
| Transactions 2021–262021–26 登记笔数 | 79 | 300 | 349 | 223 | 128 | 509 | 86 |
| Median, all types中位价（全类型） | RM650,000 | RM570,000 | RM838,000 | RM750,000 | RM922,500 | RM485k–700k | RM480,000 |
| Median psf中位每尺 | RM422 | RM444 | RM485 | RM375 | n/a | RM329–392 | RM365 |
| psf, 12 months每尺 12 个月 | −26.0% | +7.6% | −3.5% | +13.8% | +10.1% | +3.2% to +16.8% | +1.5% |
Figures are drawn from each page’s own analysis, NAPIC/List.my, read 2026-09-07 to 09. One-line version: Nusa Indah’s −26.0% is a three-sale artefact explained in full on this page, not a real house-price fall; the real three-year residential trend (2022–2024) moved from RM400 to RM447 to RM441 psf. If you want the fastest genuine twelve-month move, Nusa Idaman’s +13.8% is built on 223 transactions, a far sturdier base. If you want the lowest entry price in the family, Nusa Bayu starts lower. All seven sit in or immediately beside Mukim Pulai. 数字取自本系列各自的分区页面，NAPIC／List.my，2026-09-07 至 09 读取。一句话版本：Nusa Indah 的 −26.0% 是这一页完整拆解过的三笔样本假象，不是真实的房价下跌；真实的三年住宅趋势（2022–2024）是每尺 RM400 走到 RM447 再到 RM441。想要真正、基础扎实的最快 12 个月涨幅，Nusa Idaman 的 +13.8% 建立在 223 笔成交上，底子稳得多。想要全场最低的入场价，Nusa Bayu 起价更低。七者都位于或紧邻 Iskandar Puteri 的 Mukim Pulai。
Ask me for the three sales behind the −26%. I will send you the list.向我要那 −26% 背后的三笔成交，我把清单发给你。
Taman Nusa Indah has 79 records behind it and a headline number that needs unpacking before anyone should act on it. Send me your budget and which Jalan Ceria stretch you are looking at and I will come back with the real comparables — not the percentage. Taman Nusa Indah 背后有 79 笔纪录，还有一个需要先拆开来看、才能拿去做决定的标题数字。把你的预算与想看的 Jalan Ceria 路段发给我，我会回你真正的可比案例 —— 不是那个百分比。