Nusa Jaya Mas: the thinnest
file in the whole Nusa series
Nusa Jaya Mas：
Nusa 系列里最薄的一份档案
Seven other Nusa-named townships in this series have between 79 and 349 registered subsales behind them. Taman Nusa Jaya Mas has 68 — the smallest file we have opened so far — and the cheapest per-square-foot price to go with it: RM333 psf, below every other Nusa area we have measured. That combination cuts both ways. It is the easiest landed entry point into this part of Mukim Pulai, and it is also the area where you have the fewest comparables to check a price against. This page opens the file. 这个系列里另外七个「Nusa」市镇，背后都有 79 至 349 笔登记二手成交。Taman Nusa Jaya Mas 只有 68 笔 —— 是我们目前打开过最薄的一份档案 —— 配上的是最低的每尺价：每尺 RM333，低于我们量过的每一个 Nusa 区。这个组合是双面刃：它是这一带 Mukim Pulai 里最容易进场的有地住宅，但也是可比案例最少的一个。这一页，把档案打开。
© Chongkian · CC BY-SA 4.0 · Wikimedia CommonsNusa Jaya Mas in 30 seconds30 秒看懂 Nusa Jaya Mas
- What it is: a small landed estate in Mukim Pulai, postcode 81300, built on the Jalan Njm road grid off Jalan Selesa Jaya. It sits between Taman Industri Jaya / Bukit Indah to the south and Taman Nusa Bestari 2 to the north-west — close enough that several of its own boundary roads carry the neighbour’s name, Jalan Nb2. 它是什么：Mukim Pulai 区内一个小型有地社区，邮区 81300，建在 Jalan Selesa Jaya 旁的 Jalan Njm 路网格上。南接 Taman Industri Jaya / Bukit Indah，西北接 Taman Nusa Bestari 2 —— 近到自己的几条边界路，路名直接借用了邻区的名字：Jalan Nb2。
- What it costs: 68 registered transactions from 2021 to 2026, median RM580,000 at RM333 psf. By type: single-storey terrace RM500,000 (RM318 psf), double-storey terrace RM665,000 (RM431 psf), and the area’s single semi-detached record at RM850,000. Landed entry realistically starts around RM500,000. 多少钱：2021 至 2026 年 68 笔登记成交，中位 RM580,000、每尺 RM333。分屋型：单层排屋 RM500,000（每尺 RM318）、双层排屋 RM665,000（每尺 RM431）、区内唯一一笔半独立式 RM850,000。有地入场价实际上大约从 RM500,000 起。
- The number that decides it: price per square foot is up just 1.7% over twelve months, on only 10 registered sales in that window. Neighbouring Bandar Selesa Jaya, less than a kilometre away, moved +16.9% on 573 records over the same measure. A small sample does not mean a bad area — it means every comparable you can get matters more here than almost anywhere else in this series. 决定性的数字：每尺价 十二个月只涨 1.7%，而且这段期间只有 10 笔登记成交。不到一公里外的邻区 Bandar Selesa Jaya，同一个口径涨了 16.9%，基础是 573 笔纪录。样本小不代表这区不好 —— 它代表你手上能拿到的每一笔可比案例，在这里比这个系列里几乎任何一区都更重要。
- The detail almost nobody prices in: Google’s own Street View location cards cannot agree on the postal town for this estate. Search one Jalan Njm address and the place card returns “Johor Bahru, Johor”; search the next street over and it returns “Skudai, Johor”. It is the same estate — but expect to see both names on bank forms, delivery apps and GPS routing. 几乎没人算进去的细节：连 Google 自己的街景地点卡，都对不齐这个社区的邮区市镇名。搜其中一个 Jalan Njm 门牌，地点卡显示 「Johor Bahru, Johor」；隔一条街再搜，显示的却是 「Skudai, Johor」。是同一个社区 —— 但银行表格、外送 App 与导航上，两个名字都可能出现。
- The honest catch: six years, 68 transactions, and only one of them a semi-detached house. If you want to trade up within the estate itself, the market to do it in barely exists on paper. And five of the 68 records are double-storey shop units — always ask whether a quoted area-wide median includes the commercial rows. 诚实提醒：六年 68 笔成交，其中只有一笔是半独立式。如果你想在同一个社区里换大一点的房子，纸面上的市场几乎不存在。而且 68 笔里有 5 笔是双层店屋 —— 别人报给你的「全区中位价」，请先问清楚有没有把店屋算进去。
No photographs of Nusa Jaya Mas itself exist on Wikimedia — here is what surrounds itWikimedia 上没有 Nusa Jaya Mas 本身的照片 —— 这里是它周边的画面
This is a small enough estate that no one has uploaded a Commons-licensed photo of its own terraces yet — the Street View panels further down cover that gap with verified, on-road imagery. What the photographs here show is the immediate Bukit Indah / Taman Selesa Jaya surroundings the estate actually depends on for shopping, schooling and medical care. 这个社区小到目前还没有人上传过自己排屋立面的 Commons 授权照片 —— 下方的街景面板会用已验证的实景补上这一块。这里的照片，拍的是这个社区实际依赖的周边生活圈：Bukit Indah 与 Taman Selesa Jaya 一带的购物、上学与就医场所。
Four buyers a 68-transaction estate actually attracts一个只有 68 笔成交的社区，实际吸引的四种买家
With 63 residential and 5 commercial transactions on record, this is a small, mostly self-contained residential pocket rather than a destination township. The profiles below follow from what the record actually shows — not from a marketing brochure.纪录里有 63 笔住宅、5 笔商业成交 —— 这是一个小型、大致自给自足的住宅角落，不是一个「目的地」市镇。以下画像依据的是纪录本身，不是宣传册。
The Bukit Indah spillover buyerBukit Indah 外溢买家
Taman Bukit Indah’s own median is RM610,000 at RM460 psf. A buyer who wants the same AEON, Tesco and mosque within a couple of kilometres, but at RM333 psf instead of RM460, ends up here. The trade-off is a much thinner resale market when it is their turn to sell.Taman Bukit Indah 自己的中位价是 RM610,000、每尺 RM460。想要同样几公里内的 AEON、Tesco 与清真寺，但只想付每尺 RM333 而不是 RM460 的买家，最后会落到这里。代价是：轮到自己要卖的时候，二手市场薄很多。
The single-storey downsizer单层排屋的退休族
Single-storey terraces are the deepest product here by count — 39 of the 68 recorded transactions — at a median RM500,000. That is an unusually large single-storey stock for a Pulai-mukim estate this size, and it is the natural landing spot for anyone stepping down from a bigger double-storey elsewhere.按笔数算，单层排屋是这里最厚的产品 —— 68 笔里占 39 笔，中位 RM500,000。对一个这么小的 Pulai mukim 社区来说，这样的单层排屋存量并不常见，也是从别处的双层大屋「退下来」的自然落点。
The shop-lot operator店屋经营者
Five double-storey shop transactions sit inside the 68-record total — a small trading row rather than a mall, but enough for a kopitiam, a laundromat or a clinic to serve the estate without residents driving to Bukit Indah for every errand.68 笔纪录里有 5 笔是双层店屋 —— 不是商场，是一小段商店街，但足够开一间茶室、一间洗衣店或一间诊所，让居民不必每一趟小事都开车去 Bukit Indah。
The patient comparable-hunter耐心找可比案例的买家
With only 10 to 25 transactions a year, the buyer who does best here is the one willing to wait for the right comparable rather than accept whatever is listed. It is not a market you can price by scrolling one portal for ten minutes.一年只有 10 到 25 笔成交，在这里表现最好的买家，是愿意等到对的可比案例、而不是照单全收挂牌价的人。这不是一个滑十分钟手机就能定价的市场。
A Tuesday in Nusa Jaya MasNusa Jaya Mas 的一个星期二
Pick an ordinary weekday, not the Wednesday pasar malam next door. An ordinary day is what tells you whether you can actually live here, not whether it photographs well once a week.要看，就挑一个普通的平日，不要挑隔壁的星期三夜市。普通的一天，才会告诉你能不能真的住在这里，而不是它一星期一次好不好拍照。
School run to SK Taman Selesa Jaya, about 0.6km away, or SMK Taman Bukit Indah a little further. Both are short enough that some households walk it rather than drive.送小孩去约 0.6 公里外的 SK Taman Selesa Jaya，或稍远一点的 SMK Taman Bukit Indah。距离短到有些人家干脆走路去，不开车。
Errands head toward Bukit Indah rather than into the estate itself — AEON and Tesco/Lotus’s are both a short drive, and the small shop row inside Nusa Jaya Mas covers only the basics.日常采买多半往 Bukit Indah 方向去，而不是留在社区里 —— AEON 与 Tesco／Lotus’s 都只是短短一段车程，区内那一小段商店街只覆盖最基本的需求。
Lunch is local and unremarkable — the small kopitiam row on the estate’s own shop lots, or a short drive to the wider Bukit Indah food scene. This is not a dining destination, and it does not pretend to be.午餐就地解决，没什么特别 —— 社区自己的店屋茶室排，或短短一段车程到 Bukit Indah 更大的餐饮选择。这里不是美食目的地，也没打算是。
Evening walkers use Bukit Indah Recreational Park, about 2.2km away, since the estate itself has no dedicated park of its own on record.晚间散步的人会去约 2.2 公里外的 Bukit Indah Recreational Park —— 因为社区本身没有登记在案的专属公园。
Friday and Wednesday nights change the traffic pattern slightly — the Bukit Indah Wednesday pasar malam and weekend crowds pull some through-traffic onto the roads Nusa Jaya Mas shares with its neighbours.星期三与星期五晚上车流会不太一样 —— Bukit Indah 的星期三夜市与周末人潮，会把一些过路车流带上 Nusa Jaya Mas 与邻区共用的道路。
Quiet by nine. This is a small residential estate with almost no night-time commerce of its own — the honest description is calm, not lively.九点后就安静下来。这是一个几乎没有自己夜间商业的小型住宅区 —— 诚实的形容词是「安静」，不是「热闹」。
Inside Iskandar Puteri’s municipal area, priced like it is outside it地址在 Iskandar Puteri 市议会辖区内，价格却像在辖区外
Taman Nusa Jaya Mas sits in Mukim Pulai, within the Iskandar Puteri city council area, reached mainly via Jalan Selesa Jaya off the Bukit Indah / Skudai corridor. Straight-line distances from public map coordinates: Bandar Selesa Jaya 0.9km, Bukit Indah Mosque 0.6km, Columbia Asia Hospital Iskandar Puteri 1.6km, AEON Bukit Indah 1.9km, and Kota Iskandar (the Iskandar Puteri civic and state-government precinct) about 7.7km. Taman Nusa Jaya Mas 位于 Mukim Pulai，在 Iskandar Puteri 市议会辖区内，主要经 Bukit Indah／Skudai 走廊旁的 Jalan Selesa Jaya 进出。以公开地图坐标计算的直线距离：Bandar Selesa Jaya 0.9 公里、Bukit Indah Mosque 0.6 公里、Columbia Asia Hospital Iskandar Puteri 1.6 公里、AEON Bukit Indah 1.9 公里，而 Kota Iskandar（Iskandar Puteri 的市政与州政府建筑群）约 7.7 公里。
The straight-line distance to the CIQ Sultan Abu Bakar complex at Tanjung Kupang, where the Second Link crosses to Singapore, is about 13.6km. That is a real, map-measured figure, not a timed drive — we are not publishing a minutes estimate here because we have not verified one against actual peak-hour traffic.到二关新柔通道新加坡端 Tanjung Kupang CIQ 的直线距离约 13.6 公里。这是从地图坐标量出来的真实数字，不是车程估算 —— 我们没有实际核实过高峰期车程，所以这里不放分钟数。
| Destination目的地 | Straight-line直线距离 |
|---|---|
| Bukit Indah Mosque 最近清真寺 | 0.6 km |
| SK Taman Selesa Jaya 最近国小 | 0.6 km |
| Bandar Selesa Jaya 邻区 | 0.9 km |
| Columbia Asia Hospital Iskandar Puteri | 1.6 km |
| AEON Bukit Indah | 1.9 km |
| Tesco / Lotus’s Bukit Indah | 2.4 km |
| Kota Iskandar 市政中心 | 7.7 km |
| Legoland Malaysia | 7.3 km |
| CIQ Tanjung Kupang 二关 | 13.6 km |
National schools within walking distance, everything else a short drive to Bukit Indah国民学校走得到，其余一切开车一小段到 Bukit Indah
This is not a self-contained township. It is a residential pocket that borrows almost all of its shopping, medical and higher-order amenities from Bukit Indah next door — and is honest about it.这不是一个自给自足的市镇，而是一个几乎所有购物、医疗与较高阶配套都向隔壁 Bukit Indah 借用的住宅角落 —— 而且这一点不必回避。
Schools学校便利
OpenStreetMap-mapped national schools within about 1.4km include SK Taman Selesa Jaya, SMK Taman Selesa Jaya, SMK Taman Selesa Jaya 2, SMK Taman Bukit Indah and SJK(T) Bukit Serampang. We found no SJK(C) Chinese-medium primary school this close — the nearest one should be confirmed with the district education office. OpenStreetMap 地图标记、约 1.4 公里内的国民学校包括 SK Taman Selesa Jaya、SMK Taman Selesa Jaya、SMK Taman Selesa Jaya 2、SMK Taman Bukit Indah 与 SJK(T) Bukit Serampang。我们没有查到这么近距离内的 SJK(C) 华小 —— 最近的一所请向县教育局确认。
Medical医疗便利
Columbia Asia Hospital Iskandar Puteri is about 1.6km away by straight-line distance. Government hospital options (Sultan Ismail in Tebrau, or Sultanah Aminah in the city) are considerably further and should be checked on your own route before you rely on them for an emergency.Columbia Asia Hospital Iskandar Puteri 直线距离约 1.6 公里。政府医院选项（Tebrau 的 Hospital Sultan Ismail，或市区的 Hospital Sultanah Aminah）距离明显更远，若要以急诊为考量，请自行核实实际路线。
Shopping & retail购物与零售
The estate’s own commercial strip is small — 5 double-storey shop transactions on record, likely covering the basics: a kopitiam, a laundromat, a convenience store. For a full grocery run or a mall, residents drive about 2km to AEON or Tesco/Lotus’s Bukit Indah.区内自己的商业带很小 —— 纪录中只有 5 笔双层店屋成交，大概涵盖基本需求：茶室、洗衣店、便利店。要买齐日用品或逛商场，居民要开车约 2 公里到 AEON 或 Tesco／Lotus’s Bukit Indah。
Six things the 68-record file actually tells you这份 68 笔的档案，实际告诉你的六件事
A small sample is not the same as no information. Read carefully, these 68 transactions say more than they look like they should. 样本小，不等于没有资讯。仔细读，这 68 笔成交说的，比看起来的还多。
The cheapest psf in the Nusa series整个 Nusa 系列里最低的每尺价
Median psf here is RM333 — below every other Nusa-named township measured in this series, from Nusa Perintis at RM365 to Nusa Sentral at RM485. On raw per-square-foot cost, this is the cheapest way to buy landed under the Nusa name. 这里的中位每尺价是 RM333 —— 低于这个系列里量过的每一个 Nusa 区，从 Nusa Perintis 的 RM365 到 Nusa Sentral 的 RM485。就每尺价而言，这是「Nusa」这个名字底下最便宜的有地入场方式。
The smallest file we have opened我们打开过最薄的一份档案
68 transactions across six years is the fewest of any Nusa-named area we have profiled — Nusa Indah had 79, Nusa Perintis had 86, and the rest ran from 128 to 349. Fewer transactions means fewer comparables, and it means the 12-month growth figure moves more on a single sale than it would elsewhere. 六年 68 笔，是我们做过的所有 Nusa 区里最少的一个 —— Nusa Indah 有 79 笔，Nusa Perintis 有 86 笔，其余在 128 至 349 笔之间。成交越少，可比案例越少，12 个月涨幅也越容易被单一一笔成交推动。
A 35% gap between one storey and two单层与双层之间，35% 的价差
Single-storey terraces record a median RM318 psf; double-storey terraces record RM431 psf — a 35% premium for the second floor. That is a wider single-vs-double gap than the headline area-wide numbers suggest, and it means the “median” for the estate describes neither product accurately. 单层排屋的中位每尺是 RM318；双层排屋是 RM431 —— 多一层楼，溢价 35%。这个单双层价差，比全区笼统的数字看起来要宽得多，也代表「全区中位价」这个数字，对哪一种产品都描述得不准。
A shared border with Nusa Bestari 2与 Nusa Bestari 2 共用边界
Several of Nusa Jaya Mas’s own boundary roads are named Jalan Nb2 1/7 through Jalan Nb2 14/7 in OpenStreetMap’s road data — borrowing the Nusa Bestari 2 name because they sit on the shared edge. One recorded sale, on Jalan Nb2 2/4, priced at RM700,000 for a 1,625 sq ft double-storey terrace. Nusa Jaya Mas 自己好几条边界道路，在 OpenStreetMap 的路网资料里叫 Jalan Nb2 1/7 到 Jalan Nb2 14/7 —— 因为它们正好在与 Nusa Bestari 2 共用的边界上，借用了邻区的名字。其中一笔登记成交在 Jalan Nb2 2/4，一间 1,625 尺双层排屋，卖 RM700,000。
Two postal identities, one estate一个社区，两个邮区身分
Verified Street View location cards return “Johor Bahru, Johor” for 30 Jalan Njm 4/4 and 34 Jalan Njm 1/4, but “Skudai, Johor” for 32 Jalan Njm 2/4 and 35 Jalan Njm 3/4 — addresses on streets that intersect. This is a genuine addressing quirk, not a data error on this page. 已验证的街景地点卡，对 30 Jalan Njm 4/4 与 34 Jalan Njm 1/4 显示 「Johor Bahru, Johor」，但对 32 Jalan Njm 2/4 与 35 Jalan Njm 3/4 显示 「Skudai, Johor」 —— 而这几条路其实互相交叉。这是真实存在的门牌归属现象，不是这一页的数据错误。
Next door to the mukim’s fastest mover紧邻 mukim 里涨最快的邻区
Bandar Selesa Jaya, about 0.9km away, posted +16.9% psf growth in twelve months on 573 records — the fastest in the Pulai-mukim comparison set. Whether that momentum spills over to Nusa Jaya Mas is not something this page can promise; it is a genuine neighbouring data point, not a forecast. 约 0.9 公里外的 Bandar Selesa Jaya，十二个月每尺价涨了 16.9%，基础是 573 笔纪录 —— 是 Pulai mukim 对照组里涨最快的。这股势头会不会外溢到 Nusa Jaya Mas，这一页不敢打包票；这是一个真实的邻区数据点，不是预测。
And the questions a 68-record area needs you to ask一个只有 68 笔成交的区，你需要问的问题
🏠 If you are buying to live here如果你是自住
📈 If you’re buying to let如果你是买来出租
One road grid, and a RM630,000-to-RM920,000 spread on the identical floor plan一个路网格，同一款户型却卖出 RM630,000 到 RM920,000
The estate is built almost entirely on the Jalan Njm grid (1/2 through 4/5), with a handful of boundary roads carrying the neighbour’s Jalan Nb2 name. Below are specific verified sales by road — not estimates. 这个社区几乎全部建在 Jalan Njm 路网格上（1/2 到 4/5），少数边界道路则用了邻区的 Jalan Nb2 名字。以下是按路段列出的具体已验证成交 —— 不是估算值。
| Road路段 | Verified sales on record已验证的登记成交 | Type & size屋型与面积 | Foreign buyer?外籍可买？ |
|---|---|---|---|
| Jalan Njm 1/4 | RM630,000 (Nov-23) · RM750,000 (Jun-24) · RM920,000 (Dec-23) | Double-storey terrace, 1,507 sq ft — identical size, three very different prices双层排屋，1,507 尺 —— 同一尺寸，三个截然不同的价格 | No不行 |
| Jalan Njm 1/3 | RM748,000 (Sep-24) | Double-storey terrace, 1,507 sq ft双层排屋，1,507 尺 | No不行 |
| Jalan Njm 2/4 | RM770,000 (May-24) | Double-storey terrace, 1,507 sq ft — Street View labels this address “Skudai, Johor”双层排屋，1,507 尺 —— 街景把这个门牌标为「Skudai, Johor」 | No不行 |
| Jalan Njm 3/4 | RM650,000 (Jun-24) | Double-storey terrace, 1,507 sq ft — also labelled “Skudai, Johor” on Street View双层排屋，1,507 尺 —— 街景同样标为「Skudai, Johor」 | No不行 |
| Jalan Njm 2/2 | RM665,000 (Jul-23) · RM728,000 (May-25) · RM750,000 (Nov-25) | Double-storey terrace, 1,625 sq ft — a clearer upward run than the 1/4 series双层排屋，1,625 尺 —— 走势比 1/4 系列更明显向上 | No不行 |
| Jalan Njm 1/2 | RM680,000 (Jan-24) & RM680,000 (Feb-24) | Double-storey terrace, 1,625 sq ft双层排屋，1,625 尺 | No不行 |
| Jalan Nb2 2/4 边界路 | RM700,000 (Nov-23) | Double-storey terrace, 1,625 sq ft — on the shared border with Nusa Bestari 2双层排屋，1,625 尺 —— 位于与 Nusa Bestari 2 共用的边界上 | No不行 |
| Jalan Njm 4/3 | RM578,000 (May-25) | Double-storey terrace, 861 sq ft — the smallest double-storey unit on record双层排屋，861 尺 —— 纪录中最小的双层单位 | No不行 |
| Jalan Njm 4/5 | RM850,000 (Feb-23) | The estate’s only recorded semi-detached house, 3,552 sq ft区内唯一登记在案的半独立式，3,552 尺 | No不行 |
Two real products, and one house that is really a data point两种真正的产品，还有一栋其实只是一个数据点的房子
Registered residential transactions break down as 39 single-storey terraces, 23 double-storey terraces and 1 double-storey semi-detached house. That third category is not a market — it is a single sale. 登记的住宅成交分为：39 笔单层排屋、23 笔双层排屋与 1 笔双层半独立式。第三类不是一个市场 —— 它是单独一笔成交。
Single-storey terrace单层排屋
Double-storey terrace双层排屋
Semi-detached house半独立式
Low volume, low psf, nearly flat — and honest about all three量少、价低、几乎没涨 —— 三件事都摊开说
Nusa Jaya Mas against the Pulai-mukim fieldNusa Jaya Mas 与 Pulai mukim 对照
2022 and 2023 carried the volume2022 与 2023 年撑起了大部分成交量
2026 shows zero because NAPIC records typically lag about six months and the year is still filling in — do not read it as the market stopping. 2021’s single transaction is why that year is excluded from the price index below. 2026 年显示零，是因为 NAPIC 纪录通常滞后约半年，这一年的数据还在补齐 —— 不要读成市场停摆。2021 年只有一笔成交，这也是它没有被纳入下方价格指数的原因。
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: 68 records, median RM580,000 at RM333 psf. Rents below are portal asking rents, observed September 2026, and are indicative only — we could not find enough listed rentals in this specific estate to quote a confident range, so we mark that honestly rather than borrow Bukit Indah’s numbers. 2021 至 2026 年登记二手成交，来源为 List.my 公布的 NAPIC 纪录：68 笔，中位 RM580,000、每尺 RM333。下方租金为 2026 年 9 月观察到的平台开价，仅供参考 —— 我们在这个具体社区找不到足够的挂牌租盘给出有把握的区间，因此诚实标示，而不是借用 Bukit Indah 的数字。
| Type类型 | Records笔数 | Recorded median登记中位价 | Middle 50%中间 50% | Monthly rent月租 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|---|
| Single-storey terrace单层排屋 | 39 | RM500,000 RM318 psf | RM422,000 – 578,000 | Ask — insufficient listings to quote请询问 —— 挂牌不足以报区间 | No不行 |
| Double-storey terrace双层排屋 | 23 | RM665,000 RM431 psf | RM587,000 – 743,000 | Ask — insufficient listings to quote请询问 —— 挂牌不足以报区间 | No不行 |
| Double-storey semi-detached双层半独立式 | 1 | RM850,000 RM239 psf | — | Ask请询问 | No不行 |
| Double-storey shop (commercial)双层店屋（商业） | 5 | Not itemised in our source来源未列出 | — | Ask请询问 | No不行 |
| All types, recorded median全类型登记中位 | 68 | RM580,000 RM333 psf · +1.7% 12m | RM498,000 – 663,000 | — | Landed closed to non-citizens有地对非公民关闭 |
Four usable years, and what they are actually saying四个可用的年份，真正说了什么
Source: registered subsale records from NAPIC (JPPH), published by List.my, read 2026-09-07 to 2026-09-09. 2021 (1 transaction) and 2026 (0 so far) are excluded as statistically unreliable.来源：NAPIC（JPPH）登记二手成交纪录，由 List.my 公布，2026 年 9 月 7 至 9 日读取。2021 年（1 笔）与 2026 年（目前 0 笔）因样本不足未纳入。
The distribution, and why one sale moves it more here分布，以及为什么这里一笔成交就能撼动它
Half of all recorded sales landed between RM498,000 and RM663,000, with the median at RM580,000. That band is narrower than a larger township’s, which sounds reassuring — but it is built on only 68 sales total, so a single unusually high or low transaction shifts the picture more than the same sale would in an area with hundreds of records. 全部登记成交中有一半落在 RM498,000 至 RM663,000 之间，中位数为 RM580,000。这个区间比大市镇窄，听起来令人安心 —— 但它的基础只有 68 笔成交，所以单独一笔异常高或低的成交，对整体画面的影响，会比在几百笔纪录的区域里大得多。
Recorded transactions by year各年度登记成交笔数
Residential price per square foot, year by year住宅每尺价 · 逐年
Years with fewer than ten recorded transactions are dropped rather than drawn on the chart below. The number beneath each point is the transaction count behind it — read it alongside the price, not separately.不足十笔的年份宁可不画在下方图表上。每个点下方的数字是该点背后的成交笔数 —— 请把它和价格一起读，不要分开看。
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）。这一区样本本来就小，你自己的季度更新价值会比大市镇更高。💡 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: landed here is closed to you直说：这里的有地住宅，你买不了
Johor bars non-citizens from landed residential property below RM2 million and from strata below RM1 million. Nusa Jaya Mas’s recorded landed medians run from RM500,000 to RM850,000. Nothing here clears either line. 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。Nusa Jaya Mas 的有地登记中位价从 RM500,000 到 RM850,000 —— 没有一项跨得过任何一条线。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 single-storey terrace median of RM500,000 — the deepest market here by transaction count (39 of 68 records).预设值为单层排屋的登记中位价 RM500,000 —— 按成交笔数算，这里最厚的市场（68 笔中的 39 笔）。
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 — which happens to sit exactly at this area’s cheapest house-type median.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 —— 恰好卡在这个区最便宜屋型的中位价上。
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, RM665,000 double-storey, RM850,000 the single semi-detached record. 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 RM665,000、唯一的半独立式纪录 RM850,000。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 road, and which storey count? That decides the price here.哪一条路、单层还是双层？在这里，这两件事决定价格。
Same estate, same 1,507 sq ft floor plan, and a RM290,000 spread depending on the road and the year. Tell me the road and the budget and the rest is quick.同一个社区、同一款 1,507 尺户型，依路段与年份不同，价差可以到 RM290,000。告诉我路段与预算，其余的很快。
Cheap and small are both true, and both matter便宜是真的，小也是真的，两个都重要
✓ Strengths优势
- The cheapest per-square-foot entry in the Nusa series — RM333 psf, below every other Nusa-named area we have measured, and below most of the wider Pulai-mukim comparison set too.整个 Nusa 系列里最低的每尺价 —— RM333，低于我们量过的每一个 Nusa 区，也低于更大的 Pulai mukim 对照组里大部分区域。
- Genuinely close to real amenities — Bukit Indah Mosque 0.6km, SK Taman Selesa Jaya 0.6km, Columbia Asia Hospital Iskandar Puteri 1.6km, AEON Bukit Indah 1.9km. This estate borrows a larger township’s infrastructure at a much lower entry price than living inside that township.真的靠近实际的生活配套 —— Bukit Indah Mosque 0.6 公里、SK Taman Selesa Jaya 0.6 公里、Columbia Asia Hospital Iskandar Puteri 1.6 公里、AEON Bukit Indah 1.9 公里。这个社区用低得多的入场价，借用了一个更大市镇的基础设施。
- A real single-storey option — 39 of 68 records, the deepest product here, for buyers who specifically do not want stairs and do not need the newest stock.真正的单层排屋选项 —— 68 笔里有 39 笔，是这里最厚的产品，适合明确不想爬楼梯、也不需要最新屋况的买家。
- A genuine, if unproven, neighbourhood tailwind — Bandar Selesa Jaya, 0.9km away, posted the fastest twelve-month psf growth in the whole Pulai-mukim comparison set at +16.9%. We are not promising it spills over; it is a real data point worth watching.一个真实、但未证实的邻区顺风 —— 0.9 公里外的 Bandar Selesa Jaya，十二个月每尺涨幅是整个 Pulai mukim 对照组里最快的，+16.9%。我们不保证会外溢，但这是值得关注的真实数据。
- Small enough to actually know — with 68 transactions in six years, a diligent buyer or agent can realistically review every recorded sale, which is not possible in a 700-plus-transaction township.小到可以真的摸透 —— 六年 68 笔成交，认真的买家或经纪实际上能把每一笔都看过一遍，这在一个七百多笔成交的市镇里做不到。
△ Things to weigh需要权衡的
- The smallest sample of any Nusa-named area in this series. 68 transactions in six years, and only 10 in the most recent full year. Every percentage figure on this page should be read as a rough direction, not a precise rate.这个系列里样本最小的 Nusa 区。六年 68 笔，最近一个完整年度只有 10 笔。这一页上的每一个百分比，都该被当成大致方向，不是精确数字。
- Almost no data for trading up within the estate. One semi-detached sale in six years is an anecdote, not a market. If you want more space later, you may have to leave.区内换大屋的资料几乎没有。六年一笔半独立式成交，只是一则轶事，不是一个市场。将来想换大一点，可能得离开这个社区。
- A genuine addressing quirk. The same estate’s Street View place cards split between “Johor Bahru, Johor” and “Skudai, Johor” depending on the exact road. This is a real, if minor, practical nuisance for paperwork — not a data error.真实存在的门牌归属问题。同一个社区的街景地点卡，依路段不同会显示「Johor Bahru, Johor」或「Skudai, Johor」。这是真实、虽然轻微的文件麻烦 —— 不是数据错误。
- Not a border-adjacent address. The straight-line distance to the Second Link CIQ at Tanjung Kupang is about 13.6km. Commuters to Singapore should verify their own actual drive before assuming this is a Second-Link play.不是贴关口的门牌。到二关 Tanjung Kupang CIQ 的直线距离约 13.6 公里。要通勤去新加坡的人，请自行核实实际车程，不要假设这是一个「二关概念盘」。
- Five of the sixty-eight records are commercial shop lots. Always confirm whether a quoted area-wide median has filtered those out, since they can pull an “average” in either direction on a sample this small.68 笔里有 5 笔是商业店屋。请务必确认对方报给你的「全区中位价」有没有把这些筛掉 —— 样本这么小，店屋很容易把「平均」拉往任一个方向。
- We could not verify a rental range for this specific estate. Portal listings specific to Nusa Jaya Mas were too thin to quote with confidence, so the price table above says “ask” rather than guess.我们无法核实这个社区具体的租金区间。专属 Nusa Jaya Mas 的挂牌租盘太少，无法有把握地报出区间，因此上方价格表写的是「请询问」，而不是随便猜一个数字。
Taman Nusa Jaya Mas FAQTaman Nusa Jaya Mas 常见问题
How much does a house in Taman Nusa Jaya Mas cost?Taman Nusa Jaya Mas 的房子多少钱？
Registered subsale transactions in Taman Nusa Jaya Mas show a median of RM580,000 at RM333 per square foot across 68 records from 2021 to 2026, published by List.my from NAPIC data. By type the medians are RM500,000 at RM318 psf for a single-storey terrace, RM665,000 at RM431 psf for a double-storey terrace, and RM850,000 for the single recorded double-storey semi-detached house. Median price per square foot rose only 1.7 percent over the past twelve months, among the slowest of the Pulai-mukim areas we have measured. Taman Nusa Jaya Mas 的登记二手成交显示：2021 至 2026 年共 68 笔纪录，中位价 RM580,000、每平方尺 RM333，资料由 List.my 依 NAPIC 数据公布。分屋型的中位价为：单层排屋 RM500,000（每尺 RM318）、双层排屋 RM665,000（每尺 RM431），以及区内唯一一笔登记的双层半独立式 RM850,000。过去十二个月中位每尺价仅上涨 1.7%，是我们量过的 Pulai mukim 各区里最慢的之一。
Why did price per square foot only rise 1.7% in twelve months?为什么十二个月每尺价只涨了 1.7%？
Because the sample is thin. Only 10 subsales were registered in the trailing twelve months and just 68 across six full years, the smallest count of any Nusa-named township in this series so far — Taman Nusa Perintis had 86, Taman Nusa Indah had 79, and the rest ran from 128 to 349. With this few transactions a single high or low sale swings the twelve-month reading noticeably. Treat the 1.7 percent figure as directionally flat rather than as a precise growth rate, and always ask for the specific road and house type before comparing it to a neighbour. 因为样本很薄。最近十二个月只有 10 笔登记成交，六年整体也只有 68 笔 —— 是这个系列里所有 Nusa 市镇中最少的：Taman Nusa Perintis 有 86 笔、Taman Nusa Indah 有 79 笔，其余在 128 至 349 笔之间。成交这么少，单独一笔特别高或特别低的成交，就能明显撼动十二个月的读数。请把 1.7% 这个数字当成「方向大致持平」，不是精确的涨幅，并且在拿去和邻区比较之前，务必先问清楚具体路段与屋型。
Is Taman Nusa Jaya Mas the same as Taman Nusa Bestari 2?Taman Nusa Jaya Mas 跟 Taman Nusa Bestari 2 是同一个地方吗？
No, they are adjacent but separate NAPIC-recorded areas. Several boundary roads on the Nusa Jaya Mas side are named Jalan Nb2 1/7 through Jalan Nb2 14/7 in OpenStreetMap’s road data, which borrow the Nusa Bestari 2 name because they sit on the shared edge between the two estates. A subsale on a Jalan Nb2 road can belong to either area’s transaction records depending on the exact parcel, so always confirm which area a specific listing is recorded under before comparing prices. 不是，两者相邻但在 NAPIC 是各自独立登记的区域。Nusa Jaya Mas 这一侧有好几条边界道路，在 OpenStreetMap 的路网资料里叫 Jalan Nb2 1/7 到 Jalan Nb2 14/7 —— 因为它们正好在两个社区共用的边界上，借用了 Nusa Bestari 2 的名字。位于 Jalan Nb2 路段的成交，依确切地块不同，可能登记在任一个区的纪录里，比价之前请务必先确认那个挂牌实际登记在哪个区。
Can foreigners buy a house in Taman Nusa Jaya Mas?外国人可以在 Taman Nusa Jaya Mas 买房吗？
No, not for landed property. Johor sets a RM2 million minimum purchase price for non-citizens buying landed residential property, and the recorded median in Taman Nusa Jaya Mas is RM580,000, with even the single recorded semi-detached house at RM850,000 sitting far below that floor. On these numbers Taman Nusa Jaya Mas is a Malaysian-buyer and permanent-resident market only. 不行 —— 至少有地住宅不行。柔佛对非公民购买有地住宅设有 RM200 万最低价门槛，而 Taman Nusa Jaya Mas 的登记中位价是 RM580,000，连唯一登记的半独立式 RM850,000 也远低于这个门槛。从数字看，Taman Nusa Jaya Mas 只是一个马来西亚公民与永久居民的市场。
What house types are available in Taman Nusa Jaya Mas?Taman Nusa Jaya Mas 有哪些户型？
NAPIC records show 39 single-storey terrace transactions, 23 double-storey terrace transactions, 1 double-storey semi-detached house, and 5 double-storey shop transactions classified as commercial. Single-storey terraces have a recorded median of RM500,000 at RM318 psf; double-storey terraces vary by size from about 861 to 1,625 square feet with a median of RM665,000 at RM431 psf; the single semi-detached record sold for RM850,000 on a 3,552 square-foot lot in February 2023. NAPIC 纪录显示：39 笔单层排屋、23 笔双层排屋、1 笔双层半独立式，以及 5 笔归类为商业的双层店屋成交。单层排屋的登记中位价为 RM500,000（每尺 RM318）；双层排屋依面积从约 861 至 1,625 平方尺不等，中位价 RM665,000（每尺 RM431）；唯一的半独立式纪录，是 2023 年 2 月一块 3,552 平方尺地段，卖出 RM850,000。
Is Taman Nusa Jaya Mas in Johor Bahru or Skudai?Taman Nusa Jaya Mas 到底算 Johor Bahru 还是 Skudai？
Both labels appear on the same estate. Google’s own Street View location cards return “Johor Bahru, Johor” for some Jalan Njm addresses and “Skudai, Johor” for others just one street away, and List.my records the area under Johor Bahru district, Mukim Pulai, postcode 81300. This is a genuine postal-identity quirk rather than an error on either side, and it is worth mentioning to a bank, lawyer or delivery service that asks for the town name, since paperwork occasionally defaults to one or the other. 两个名字都会出现在同一个社区里。Google 自己的街景地点卡，对某些 Jalan Njm 门牌显示「Johor Bahru, Johor」，隔一条街的门牌却显示「Skudai, Johor」；而 List.my 把这个区登记在 Johor Bahru 县、Mukim Pulai、邮区 81300 之下。这是真实存在的邮区身分现象，不是哪一边的错误 —— 若银行、律师或外送平台要求填市镇名，值得先提一下，因为文件有时会默认成其中一个。
How far is Taman Nusa Jaya Mas from the Second Link checkpoint?Taman Nusa Jaya Mas 距离二关口岸多远？
The straight-line distance from Taman Nusa Jaya Mas to the CIQ Sultan Abu Bakar complex at Tanjung Kupang, where the Second Link crosses into Singapore, is about 13.6 kilometres. This is a straight-line measurement from public map coordinates, not a timed drive, since actual drive time depends on the route and time of day. This is a Bukit Indah-side, Pulai-mukim address, not a border-adjacent one. 从 Taman Nusa Jaya Mas 到二关新柔通道在 Tanjung Kupang 的 Sultan Abu Bakar 关卡大楼，直线距离约 13.6 公里。这是依公开地图坐标量出的直线距离，不是车程时间，因为实际车程会依路线与时段而异。这是一个 Bukit Indah 一侧、Pulai mukim 的门牌，不是贴关口的地址。
Is the transaction data reliable for an area this small?这么小的一个区，成交数据靠谱吗？
Read it with more caution than a larger township. NAPIC recorded 20 sales in 2022, 25 in 2023, 12 in 2024 and 10 in 2025 in Taman Nusa Jaya Mas — workable counts, but thin enough that one unusually high or low sale, or a handful of commercial shop-lot transactions mixed into an all-types average, can move the headline median more than it would in an area with several hundred annual transactions. Ask for the type-specific and road-specific comparables rather than relying on the single area-wide figure. 请比看大市镇的数据更谨慎一点。NAPIC 纪录 Taman Nusa Jaya Mas 在 2022 年有 20 笔、2023 年 25 笔、2024 年 12 笔、2025 年 10 笔 —— 这些数字堪用，但薄到一笔异常高或低的成交，或是混进全类型平均里的几笔商业店屋，就能把headline中位数拉动得比一个一年几百笔成交的区更明显。请索取按屋型、按路段拆分的可比案例，不要只依赖单一的全区数字。
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 if you dispose 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, with no further reduction. At Taman Nusa Jaya Mas price levels the gap between selling in year five and year six can be worth more than a year of rent on the same house. 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%，且不再往下调。以 Taman Nusa Jaya Mas 的价位来说，第五年卖与第六年卖之间的差额，可能比同一栋房子一整年的租金还多。
The Pulai mukim, on the same NAPIC dataPulai mukim，同一份 NAPIC 数据下的对照
Every figure below comes from the same source and the same window as this page, so these are genuinely comparable. Nusa Jaya Mas sits near the bottom on both volume and growth — which is exactly why the numbers above need to be read carefully.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。Nusa Jaya Mas 在成交量与涨幅上都接近垫底 —— 这正是为什么上面的数字需要小心读的原因。
| 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 Jaya Mas | 68 | RM580,000 | RM333 | +1.7% | Smallest sample, cheapest psf here样本最小，每尺价也最低 |
| Taman Bukit Indah | 1,798 | RM610,000 | RM460 | +2.6% | The larger township next door, at a much higher psf隔壁的较大市镇，每尺价高得多 |
| Horizon Hill | 1,024 | RM1,080,000 | RM498 | +10.5% | A different, much pricier tier entirely完全不同、贵得多的价格层 |
| Taman Ungku Tun Aminah | 905 | RM465,000 | RM312 | +12.0% | Similar psf, far more volume and growth每尺价相近，量与涨幅都强得多 |
| Taman Universiti | 905 | RM400,000 | RM292 | +9.6% | Cheaper and moving faster更便宜也涨得更快 |
| Taman Mutiara Rini | 869 | RM620,000 | RM371 | +9.8% | Higher psf, much deeper market每尺价更高，市场也厚得多 |
| Taman Pulai Mutiara 2 | 857 | RM489,000 | RM371 | +9.0% | Comparable price tier, far more liquid价位相近，流通性好得多 |
| Taman Perling | 711 | RM480,000 | RM288 | −0.8% | Cheaper psf, also going backwards每尺价更低，同样在倒退 |
| Taman Pulai Mutiara | 577 | RM520,000 | RM401 | +3.6% | Similar price, higher psf总价相近，每尺价更高 |
| Bandar Selesa Jaya (0.9km away) | 573 | RM290,000 | RM290 | +16.9% | Cheapest and fastest-moving neighbour最便宜、涨最快的邻区 |
| Taman Skudai Baru | 566 | RM400,000 | RM325 | +8.5% | Near-identical psf, much larger sample每尺价几乎一样，样本却大得多 |
| Taman Tampoi Indah | 417 | RM360,000 | RM357 | +7.7% | Cheaper total price, higher psf总价更低，每尺价更高 |
| Laman Setia | 411 | RM640,000 | RM394 | −4.3% | Pricier, also cooling off更贵，同样在降温 |
Tell me the road. On 68 records, I can probably tell you the exact sale.告诉我路段。68 笔纪录里，我大概能告诉你确切那一笔成交。
Nusa Jaya Mas has few enough recorded transactions that most questions can be answered with the actual sale rather than a statistical estimate. Send me the road and the house type and I will come back with what is really available and what it last sold for. Nusa Jaya Mas 的登记成交少到多数问题都能用真实那一笔成交回答，而不是用统计估算。把路段与户型发给我，我会回你实际现有的单位，以及它上一次卖了多少。