Taman Nusa Sentral: one address,
five very different prices
Taman Nusa Sentral：一个门牌，
五种截然不同的价格
349 recorded subsales, blended median RM838,000 at RM485 psf. But that single number blends a RM417,000 serviced-residence unit with a RM1,839,000 semi-detached house across eight completed schemes in a 313-acre township. The one product most buyers actually compare against neighbouring Bukit Indah — the double-storey terrace — has its own median, and it undercuts Bukit Indah’s psf rather than beating it. This page pulls the blend apart by type before you quote a single figure to anyone. 349 笔登记成交，混合中位数 RM838,000、每尺 RM485。但这单一数字，混合了一套 RM417,000 的服务式公寓单位，和一栋 RM1,839,000 的半独立式住宅，横跨 313 英亩社区内的八个已建成项目。大多数人拿来跟隔壁 Bukit Indah 比价的那一款 —— 双层排屋 —— 有它自己的中位数，而它的每尺价其实低于 Bukit Indah，不是更高。这一页会先把这个混合数字拆开来看，再让你引用任何一个数字。
© Chongkian · CC BY-SA 4.0 · Wikimedia CommonsTaman Nusa Sentral in 30 seconds30 秒看懂 Taman Nusa Sentral
- What it is: a 313-acre freehold, gated-and-guarded township in Iskandar Puteri, postcode 79100, developed by Country View Berhad (a listed developer active since 1981) across four seasonal precincts — Spring, Summer, Autumn and Winter — and eight completed schemes. 它是什么：Iskandar Puteri 内一个 313 英亩、永久地契、围篱保安的社区，邮区 79100，由上市发展商 Country View Berhad（1981 年成立至今）开发，分为四个以季节命名的分区 —— 春、夏、秋、冬 —— 共八个已建成项目。
- The number that matters, and the trap in it: 349 recorded subsales 2021–2026, blended median RM838,000 at RM485 psf, down 3.5% over the trailing 12 months. That blend spans a RM417,000 condo to a RM1,839,000 semi-detached house — five products under one address name. 关键数字，及其中的陷阱：2021–2026 共 349 笔登记成交，混合中位 RM838,000、每尺 RM485，近 12 个月 −3.5%。这个混合数字横跨 RM417,000 的公寓到 RM1,839,000 的半独立式住宅 —— 一个门牌下的五种产品。
- The number Bukit Indah shoppers should actually look at: the double-storey terrace house alone, 175 of the 349 transactions, recorded a median of RM720,000 at just RM377 psf — below Bukit Indah’s RM460 psf, not above it. 拿来跟 Bukit Indah 比价该看的数字：单看双层排屋，349 笔里的 175 笔，中位 RM720,000、每尺仅 RM377 —— 低于 Bukit Indah 的 RM460，不是更高。
- What it costs to buy, by product: One Sentral condo units from about RM340,000; terrace houses RM340,000 to RM860,000; cluster/link houses around RM1,025,000 to RM1,350,000; Winter Pavilion semi-detached houses RM1,533,000 to RM1,950,000; Sentral Avenue shop offices RM980,000 to RM3,250,000. 购入成本，依产品分：One Sentral 公寓单位约 RM340,000 起；排屋 RM340,000 至 RM860,000；Cluster／Link 屋约 RM1,025,000 至 RM1,350,000；Winter Pavilion 半独立式 RM1,533,000 至 RM1,950,000；Sentral Avenue 店屋 RM980,000 至 RM3,250,000。
- The honest catch: a newer, separate township next door by the same developer is also called Aurora Sentral — same “Sentral” suffix, same builder, no resale history yet. And almost nothing recorded here clears Johor’s RM2,000,000 foreign-buyer landed threshold; the single closest sale, a semi-detached house at RM1,950,000, still fell short. 诚实提醒：隔壁一个更新的独立社区，同样由这家发展商开发，名字也叫 Aurora Sentral —— 同样带「Sentral」、同一个建商，但还没有转售纪录。而且这里几乎没有任何登记成交跨过柔佛给外籍买家设的 RM200 万有地门槛；最接近的一笔 —— 一栋 RM1,950,000 的半独立式住宅 —— 也还是差了一点。
Gelang Patah, and the wider Iskandar Puteri Taman Nusa Sentral sits insideGelang Patah，以及 Taman Nusa Sentral 所在的更大范围 Iskandar Puteri
Taman Nusa Sentral itself has no dedicated photographs on Wikimedia Commons at the time of writing. The images below are honestly captioned: the first six are the surrounding Gelang Patah area Nusa Sentral’s postcode sits within, and the rest are named neighbouring developments and landmarks, shown for context and comparison, not as photographs of Nusa Sentral itself. 撰写本页时，Taman Nusa Sentral 本身在 Wikimedia Commons 上还没有专属照片。以下图片均如实标注：前六张是 Nusa Sentral 邮区所在的 Gelang Patah 周边地区，其余为附近命名项目与地标，用于对照参考，并非 Nusa Sentral 本身的实拍。
Five products, four very different buyers五种产品，四种截然不同的买家
A township spanning RM340,000 to RM1,950,000 does not attract one type of buyer. It attracts four, each shopping a different one of the eight schemes.一个横跨 RM340,000 到 RM1,950,000 的社区，吸引的不会是同一种买家。它吸引的是四种，各自看中八个项目里不同的一个。
The first-time strata buyer首次购屋的分层买家
A younger buyer or small household whose budget sits under RM500,000, for whom One Sentral’s serviced-residence units — recorded from about RM340,000 to RM620,000 across 743 to 950-plus sq ft — are the realistic entry into a gated, guarded, amenity-fronted township without stretching into landed-house territory.预算在 RM500,000 以下的年轻买家或小家庭，One Sentral 的服务式公寓单位 —— 登记成交约 RM340,000 至 RM620,000，面积 743 至 950 多尺 —— 是他们进入这个围篱保安、配套完整的社区、又不必勉强碰有地住宅的实际入场点。
The upgrading family升级换房的家庭
A family moving from an apartment into their first landed home, shopping the Summer Rose double-storey terraces — 1,896 to 2,339 sq ft, 5 bedrooms and 3 bathrooms — where NAPIC’s terrace-only median lands at RM720,000, comfortably inside what a 90% loan on a dual income can service.从公寓搬进人生第一间有地住宅的家庭，看的是 Summer Rose 的双层排屋 —— 1,896 至 2,339 尺、5 房 3 卫 —— NAPIC 的排屋专属中位价落在 RM720,000，九成贷款、双薪家庭尚可负担。
The established upgrader已站稳脚跟的换房者
A buyer who has outgrown a terrace house and wants the extra bedrooms, the deeper lot and the 3-car porch — Winter Pavilion’s Heritage and Peak semi-detached homes run 4,654 to 5,095 sq ft with 6+1 bedrooms and 7 bathrooms, priced from RM1,533,000 to a recorded high of RM1,950,000, and marketed by the developer as the township’s own “crowning jewel”.已经住不下排屋、想要更多房间、更深地段与三车位车棚的买家 —— Winter Pavilion 的 Heritage 与 Peak 两款半独立式住宅，建筑面积 4,654 至 5,095 尺，6+1 房 7 卫，成交价 RM1,533,000 至登记最高的 RM1,950,000，被发展商称为社区的「压轴之作」。
The shop-office investor店屋投资者
An investor or small-business owner buying into Sentral Avenue’s 3-storey shop offices, recorded from RM980,000 to RM3,250,000 across 4,790 to 13,600-plus sq ft — a commercial product serving the roughly 8,000-plus households across the township’s eight schemes, priced and taxed under different rules than the residential types above.投资者或小生意主，买的是 Sentral Avenue 的三层店屋，登记成交 RM980,000 至 RM3,250,000，面积 4,790 至 13,600 多尺 —— 服务这个社区八个项目里数千户住家的商业产品，定价与税制都与上述住宅类型不同。
A Sunday at Nusa SentralNusa Sentral 的一个星期天
Unusually for this series, Nusa Sentral sits closer to Iskandar Puteri’s tourism and education corridor than to its own mukim’s typical retail anchors — LEGOLAND and Kota Iskandar are a shorter drive than the nearest mall.在这个系列里，Nusa Sentral 的位置有点不寻常 —— 它离 Iskandar Puteri 的旅游与教育走廊，比离同一 mukim 常见的商场据点还近：LEGOLAND 与 Kota Iskandar 的车程，比最近的商场还短。
A walk or jog along the township’s own landscaped park spaces before the day heats up — Country View markets the whole 313 acres around beautifully landscaped parks and green spaces, spread across the four seasonal precincts.趁天气还没热，在社区自己的景观公园散步或慢跑 —— Country View 把整个 313 英亩社区的卖点之一，就放在四个季节分区间散布的景观公园与绿地。
Breakfast at Sentral Avenue’s shop offices, the township’s own retail strip, before a short 9-minute drive to Kota Iskandar or LEGOLAND Malaysia for a family outing — both unusually close for an Iskandar Puteri address.在社区自己的商业街 Sentral Avenue 吃早餐，再开车约 9 分钟到 Kota Iskandar 或 LEGOLAND Malaysia 安排家庭出游 —— 对一个 Iskandar Puteri 门牌来说，这两处的车程都算特别短。
Bigger grocery runs go to GP Mall in Gelang Patah town, about 13 to 17 minutes away, or AEON Mall Bukit Indah, about 13 minutes — Nusa Sentral’s own retail strip is still commercial-scale, not mall-scale.大宗采购去约 13 至 17 分钟外 Gelang Patah 市镇的 GP Mall，或约 13 分钟外的 AEON Mall Bukit Indah —— Nusa Sentral 自身的商业街规模仍属店屋级，还不到商场级。
A national secondary school, SMK Taman Bukit Indah, is about 8 minutes away, and a Chinese primary school, SJK(C) Ming Chih, about 10 minutes — both outside the township but within a genuinely short school run.国民中学 SMK Taman Bukit Indah 车程约 8 分钟，华小 SJK(C) Ming Chih 约 10 分钟 —— 两者都在社区外，但接送车程确实不长。
EduCity, home to Newcastle University Medicine Malaysia among others, and Gleneagles Hospital Medini are both about 10 to 11 minutes inland — closer than the Second Link Expressway corridor itself, at 13 to 15 minutes.EduCity（校区内含 Newcastle University Medicine Malaysia 等院校）与 Gleneagles Hospital Medini 都在内陆方向约 10 至 11 分钟 —— 比二关高速走廊本身（13 至 15 分钟）还要近。
Quiet and residential once the shop-office strip closes — this is a completed, occupied township, not a construction site, but its own commercial core is still modest next to the four seasonal residential precincts around it.店屋商业街打烊后，社区回归安静住宅氛围 —— 这是一个已建成、已入住的社区，不是工地，但相较周围四个季节住宅分区，它自己的商业核心规模仍属精简。
Central to Iskandar Puteri’s landmarks, further from the border than its address suggests离 Iskandar Puteri 地标近，但离边境比门牌给人的印象远
Taman Nusa Sentral sits in Iskandar Puteri, postcode 79100, in the Gelang Patah postal area west of Johor Bahru. Verified drive times from a confirmed point inside the township show it sitting unusually close to Iskandar Puteri’s own tourism and administrative core — LEGOLAND Malaysia and Kota Iskandar are both about 9 minutes away. Taman Nusa Sentral 位于新山西部 Iskandar Puteri 的 Gelang Patah 邮区，邮区 79100。从社区内已验证坐标实测的车程显示，它离 Iskandar Puteri 自己的旅游与行政核心异常地近 —— LEGOLAND Malaysia 与 Kota Iskandar 车程都约 9 分钟。
The Second Link Expressway corridor itself is a 13 to 15-minute drive, and the actual Tuas Checkpoint into Singapore is 37 to 39 minutes and about 22 to 24 km — noticeably further than the Nusa Bayu / Setia Eco Gardens addresses that border the expressway directly.二关高速走廊本身车程约 13 至 15 分钟，而实际的 Tuas 关口车程约 37 至 39 分钟、约 22 至 24 公里 —— 明显比直接紧邻高速的 Nusa Bayu／Setia Eco Gardens 一带更远。
| Destination目的地 | Drive车程 |
|---|---|
| LEGOLAND Malaysia | 9 min · 5.2 km |
| Kota Iskandar (state admin centre) | 9 min · 6.9 km |
| Columbia Asia Iskandar Puteri | 8–9 min · 4.8 km |
| SMK Taman Bukit Indah (national secondary) | 8 min · 4.5 km |
| EduCity | 10–11 min · 5.4 km |
| Gleneagles Hospital Medini | 10–11 min · 6.3–8.4 km |
| AEON Mall Bukit Indah | 13 min · 7.8–7.9 km |
| GP Mall / Gelang Patah town | 13–17 min · 10.1–10.2 km |
| Second Link Expressway corridor | 13–15 min · 11.5–14.8 km |
| Hospital Sultanah Aminah | 20–21 min · 19.9–20.5 km |
| JB City Centre (City Square) | 24–26 min · 22.5–23.4 km |
| Tuas Checkpoint (Singapore border) | 37–39 min · 22.0–23.7 km |
| Senai International Airport | 31–33 min · 29.0–29.2 km |
Short school and hospital runs, longer border and city runs上学就医车程短，进城过关车程长
Nusa Sentral’s position inside Iskandar Puteri, rather than on its edge, cuts both ways: short drives to schools, a hospital and the tourism corridor, longer ones to the border crossing and JB’s own city centre.Nusa Sentral 的位置在 Iskandar Puteri 内部而非边缘，这一点是双面的：到学校、医院与旅游走廊的车程短，到边境关口与新山市中心的车程则较长。
Roads道路
Jalan Sentral Utama and Lebuh Kota Iskandar connect the township to LEGOLAND, Kota Iskandar and Medini within 9 to 11 minutes. The Second Link Expressway corridor itself is 13 to 15 minutes, and the Tuas Checkpoint 37 to 39 minutes off-peak.Jalan Sentral Utama 与 Lebuh Kota Iskandar 在 9 至 11 分钟内把社区接到 LEGOLAND、Kota Iskandar 与 Medini。二关高速走廊本身车程 13 至 15 分钟，Tuas 关口非高峰约 37 至 39 分钟。
Schools学校便利
Taman Nusa Sentral has no school inside its own gates. SMK Taman Bukit Indah, a national secondary school, is 8 minutes away, and SJK(C) Ming Chih, a Chinese primary school, about 10 minutes. EduCity’s international and tertiary cluster is 10 to 11 minutes inland.Taman Nusa Sentral 本身围篱内没有学校。国民中学 SMK Taman Bukit Indah 车程 8 分钟，华小 SJK(C) Ming Chih 约 10 分钟。EduCity 国际与高等教育群在内陆方向约 10 至 11 分钟。
Medical & retail医疗与零售
Columbia Asia Iskandar Puteri, 8 to 9 minutes, and Gleneagles Hospital Medini, 10 to 11 minutes, are both genuinely short. Nusa Sentral’s own retail is Sentral Avenue’s shop offices; for a mall, GP Mall and AEON Bukit Indah are both about 13 to 17 minutes.Columbia Asia Iskandar Puteri（8 至 9 分钟）与 Gleneagles Hospital Medini（10 至 11 分钟）车程都算短。Nusa Sentral 自身的零售是 Sentral Avenue 的店屋；要逛商场，GP Mall 与 AEON Bukit Indah 车程都约 13 至 17 分钟。
One township, one blended number, and the two names that get mixed up with it一个社区，一个混合数字，以及两个常被搞混的名字
Taman Nusa Sentral is genuinely one of the larger, more diverse completed townships in this series — which is exactly why quoting a single price for it is more misleading here than almost anywhere else. Taman Nusa Sentral 确实是本系列里规模较大、产品较多元的已建成社区之一 —— 这正是为什么在这里引用单一价格，比在几乎任何其他地方都更容易造成误导。
Five products, one blended headline五种产品，一个混合头条数字
The RM838,000 / RM485 psf headline pools 349 transactions across a RM417,000 condo, a RM720,000 terrace, a RM1,087,000 cluster house, a RM1,839,000 semi-detached house and a RM1,400,000 shop office. No single buyer is shopping across that whole range — ask which product a quoted figure actually describes. RM838,000／每尺 RM485 的头条数字，混合了 349 笔成交，横跨 RM417,000 的公寓、RM720,000 的排屋、RM1,087,000 的 Cluster 屋、RM1,839,000 的半独立式住宅，以及 RM1,400,000 的店屋。没有一个买家会同时在这整个区间里挑选 —— 请问清楚对方报的数字，到底说的是哪一种产品。
The terrace psf undercuts Bukit Indah, once you isolate it拆开来看，排屋每尺价其实低于 Bukit Indah
Nusa Sentral’s blended RM485 psf sits above Bukit Indah’s RM460. But the double-storey terrace house alone — half of all 349 transactions — recorded RM377 psf, well under Bukit Indah’s figure. The higher-priced cluster, semi-detached and commercial stock is what pulls the blend above Bukit Indah, not the terrace product most buyers actually shop. Nusa Sentral 混合每尺价 RM485，高于 Bukit Indah 的 RM460。但单看双层排屋 —— 349 笔里占了一半 —— 每尺价 RM377，明显低于 Bukit Indah。真正把混合数字拉高的是价位更高的 Cluster、半独立式与商业单位，不是大多数买家实际在看的排屋产品。
Aurora Sentral is not Taman Nusa SentralAurora Sentral 不是 Taman Nusa Sentral
Country View Berhad’s newer, ongoing 163.92-acre freehold township next door is called Aurora Sentral — home to Aurora Resort Villas and Aurora Avenue. Same developer, same “Sentral” suffix, adjoining part of the same masterplan area, but no resale history: it is still under construction, with none of the 349 transactions on this page belonging to it. Country View Berhad 隔壁一个更新、仍在兴建的 163.92 英亩永久地契社区，名字叫 Aurora Sentral —— 内含 Aurora Resort Villas 与 Aurora Avenue。同一个发展商、同样带「Sentral」字样、紧邻同一个总体规划区，但还没有转售纪录：它仍在施工中，本页的 349 笔成交没有一笔属于它。
A developer with a 45-year track record一家有 45 年历史的发展商
Country View Berhad (Co. No. 198101012190) has operated since 1981 and lists Taman Nusa Sentral, Taman Nusa Indah, Taman Nusa Bestari Jaya and Taman Universiti among its completed townships — this is not a first-time or unproven builder. Country View Berhad（公司注册号 198101012190）自 1981 年营运至今，旗下已完成的社区还包括 Taman Nusa Indah、Taman Nusa Bestari Jaya 与 Taman Universiti —— 不是首次开发、经验未经验证的建商。
Closer to LEGOLAND and Kota Iskandar than to the border离 LEGOLAND 与 Kota Iskandar 比离边境近
At 9 minutes to both LEGOLAND Malaysia and Kota Iskandar, Nusa Sentral sits unusually centrally in Iskandar Puteri’s own tourism and administrative corridor — a genuinely different position from the Second Link-bordering addresses elsewhere in this series, at the cost of a longer, 37 to 39-minute run to the actual Singapore checkpoint. 到 LEGOLAND Malaysia 与 Kota Iskandar 都只要 9 分钟，Nusa Sentral 在 Iskandar Puteri 自己的旅游与行政走廊里位置异常居中 —— 这和本系列里紧邻二关的门牌是完全不同的定位，代价是到新加坡实际关口的车程较长，约 37 至 39 分钟。
RM1,950,000 — the closest this address comes to the foreign-buyer lineRM1,950,000 —— 这个门牌最接近外籍门槛的一笔
A Winter Pavilion semi-detached house sold for RM1,950,000 in October 2024 — within RM50,000 of Johor’s RM2,000,000 landed threshold for non-citizens, and closer than any other recorded sale at this address. It still falls short. 一栋 Winter Pavilion 半独立式住宅在 2024 年 10 月以 RM1,950,000 成交 —— 距离柔佛给非公民设的 RM200 万有地门槛只差 RM50,000，是这个门牌所有登记成交中最接近的一笔。但仍然没有跨过。
And the two questions everyone should ask first以及每个人都该先问的两个问题
🏷️ If you found this comparing prices online如果你是在网上比价时找到这里
💰 If you are buying to live in it如果你是要自住
Four seasons, eight completed schemes四个季节，八个已建成项目
Country View Berhad organised the 313-acre township into four precincts named for the seasons. Each precinct holds one or two named schemes, and each scheme is its own NAPIC-recorded market — this is the breakdown worth memorising before you compare a single price. Country View Berhad 把这个 313 英亩的社区分成四个以季节命名的分区。每个分区下有一或两个命名项目，每个项目都是各自独立、在 NAPIC 有登记纪录的市场 —— 这张表是你在比较任何单一价格之前，最值得先记住的拆解。
| Precinct分区 | Scheme项目 | Type类型 | Built-up建筑面积 | Beds / Baths房 / 卫 |
|---|---|---|---|---|
| Spring | Spring Grove | 3-Storey Super Link House三层 Super Link 屋 | — | — |
| Spring | Spring Meadow | 3-Storey Cluster House三层 Cluster 屋 | — | — |
| Summer | Summer Rose | Double-Storey Terrace双层排屋 | 1,896–2,339 sq ft | 5 / 3 |
| Autumn | Autumn Breeze | 3-Storey Superlink XL三层 Superlink XL | — | — |
| Winter | Winter Pavilion | 3-Storey Semi-Detached三层半独立式 | 4,654–5,095 sq ft | 6+1 / 7 |
| Winter | Winter Sonata | 3-Storey Superlink三层 Superlink | — | — |
| Commercial商业 | Sentral Avenue | 3-Storey Shop Office三层店屋 | 4,790–13,600+ sq ft | — |
| Strata分层 | One Sentral | Serviced Residence服务式公寓 | 743–950+ sq ft | — |
Five NAPIC-recorded types, five different budgets五种 NAPIC 登记屋型，五种不同预算
NAPIC’s own transaction records group Nusa Sentral’s eight schemes into five broader types. The terrace type (175 records) is the true dominant product — exactly half the market — followed by cluster/link houses, commercial shop offices, condo units and, thinnest of all, semi-detached houses. NAPIC 的成交纪录，把 Nusa Sentral 的八个项目归入五个较大的屋型分类。排屋类型（175 笔）才是真正的主力产品 —— 刚好占市场一半 —— 其次是 Cluster／Link 屋、商业店屋、公寓单位，样本最薄的是半独立式住宅。
Double-storey terrace双层排屋
3-storey cluster / link house三层 Cluster／Link 屋
3-storey shop office三层店屋
Condo / serviced residence公寓／服务式住宅
Semi-detached house半独立式住宅
A big, liquid market once you stop reading it as one number拆开来看，其实是个规模大、流动性好的市场
Terrace-only: cheaper than Bukit Indah, cheaper than Horizon Hills仅看排屋：比 Bukit Indah 便宜，也比 Horizon Hills 便宜
−3.5% trailing, but +5.1% year over year滚动 12 个月 −3.5%，但年度对比 +5.1%
Both are genuine NAPIC-derived figures. They measure different time windows and different property-type mixes — see the full price index below before deciding which one answers your actual question.两者都是真实的 NAPIC 数字，只是衡量的时间窗与屋型组合不同 —— 决定用哪一个回答你的实际问题之前，请先看下方完整的价格指数。
RM720,000 buys the median terrace here; RM838,000 is not what most buyers payRM720,000 买到这里的中位排屋；RM838,000 不是大多数买家实际付的价
Registered transactions, all types: blended median RM838,000 at RM485 psf (2021–2026, 349 records), down 3.5% over the trailing 12 months. The table below breaks that blend into the five types NAPIC actually records. 登记成交，全类型：混合中位 RM838,000、每尺 RM485（2021–2026，349 笔），近 12 个月 −3.5%。下表把这个混合数字拆成 NAPIC 实际登记的五种屋型。
| Type类型 | Records成交笔数 | Median中位价 | Median psf中位每尺 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|
| Condo (One Sentral)公寓（One Sentral） | 43 | RM417,000 | RM481 | No不可以 |
| Double-storey terrace双层排屋 | 175 | RM720,000 | RM377 | No不可以 |
| 3-storey cluster / link三层 Cluster／Link | 57 | RM1,087,000 | RM485 | No不可以 |
| 3-storey shop office (commercial)三层店屋（商业） | 63 | RM1,400,000 | RM292 | Different rules apply适用不同规则 |
| Semi-detached (Winter Pavilion)半独立式（Winter Pavilion） | 11 | RM1,839,000 | RM485 | Closest miss最接近的一次 |
| All types, blended median全类型混合中位 | 349 | RM838,000 | RM485 | −3.5% trailing 12m滚动 12 个月 −3.5% |
Why the blended figure sits above the terrace figure为什么混合数字会高于排屋数字
The terrace type is the largest single group (175 records) but still only half the market. The other half — cluster, semi-detached and commercial — all trade at or above RM485 psf, pulling the overall blended median above what the dominant residential product actually costs.排屋是单一最大类别（175 笔），但仍只占市场一半。另外一半 —— Cluster、半独立式与商业单位 —— 每尺价都在 RM485 或以上，把整体混合中位数拉高到超过主力住宅产品的实际价格。
| Type类型 | Share of all 349 records占全部 349 笔比例 | Median psf中位每尺 | Vs. blended RM485相较混合 RM485 |
|---|---|---|---|
| Terrace排屋 | 50% | RM377 | −22% |
| Condo公寓 | 12% | RM481 | −1% |
| Cluster / linkCluster／Link | 16% | RM485 | ≈0% |
| Semi-detached半独立式 | 3% | RM485 | ≈0% |
| Commercial shop office商业店屋 | 18% | RM292 | −40% |
A volatile five years, not a straight line五年走势起伏，不是一条直线
Source: registered transaction records via List.my and NAPIC, residential-only median psf per year. 2026 omitted — only 6 records to date, below the 10-transaction minimum for this index.来源：List.my 与 NAPIC 的登记成交纪录，逐年住宅中位每尺价。2026 年因至今仅 6 笔、低于本指数 10 笔的下限而未入图。
2021 and 2025 landed on the same number — the years between did not2021 与 2025 年落在同一个数字上 —— 中间这几年不是
Residential median psf opened at RM476 in 2021, dropped to RM370 in 2022 on the busiest year of trading (114 transactions), climbed back through RM406 (2023) and RM453 (2024), and closed 2025 exactly where it started. Read narrowly, that looks flat. Read as a path, it is a genuine dip-and-recovery, not a straight line in either direction — and 2025’s own sample, 24 transactions, is thin enough to treat cautiously. 住宅中位每尺价 2021 年开在 RM476，2022 年（成交最活跃的一年，114 笔）跌到 RM370，之后经过 RM406（2023 年）与 RM453（2024 年）回升，2025 年正好收在起点。只看头尾，像是持平。看完整路径，其实是真实的下探后回升，不是单一方向的直线 —— 而 2025 年本身的样本（24 笔）也薄到需要谨慎看待。
Annual trend年度走势
PRICE_INDEX 阵列加一行，格式 {q:"2026 Q3", median:490, n:8}（median 填每尺价，n 填笔数）。请把排屋、Cluster／半独立式分成不同线记 —— 两者每尺价差最多可达 RM100 以上，混记会误导。The straight answer: this is almost entirely a citizens-and-PR market直说：这里几乎完全是公民与 PR 的市场
Johor bars non-citizens from landed residential property below RM2 million and strata property below RM1 million. Of the 349 recorded sales at Taman Nusa Sentral, only one — a Winter Pavilion semi-detached house at RM1,950,000 — came within RM50,000 of the landed line. It still fell short. 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 Sentral 的 349 笔登记成交中，只有一笔 —— 一栋 Winter Pavilion 半独立式住宅，成交价 RM1,950,000 —— 距有地门槛只差 RM50,000。但仍然没有跨过。
Monthly repayment每月供款
Defaults set to the recorded terrace-house median of RM720,000 — the product half of all buyers here actually choose.预设值为登记排屋成交中位价 RM720,000 —— 这里一半买家实际选择的产品。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM720,000 — the terrace median. Citizens and PRs typically qualify for 90% financing at this price point.预设 RM720,000 —— 排屋中位价。在这个价位，公民与 PR 通常可申请到 90% 贷款成数。
Even the single highest recorded sale, a RM1,950,000 semi-detached house, fell RM50,000 short of the RM2 million landed minimum for non-citizens. This calculator is shown for reference only — see the Foreign Buyers section above. 即使是这里登记最高的一笔成交 —— 一栋 RM1,950,000 的半独立式住宅 —— 也仍差 RM50,000 未跨过非公民的 RM200 万有地门槛。这个试算器仅供参考 —— 详见上方「外籍买家」章节。
Condo, terrace, cluster or semi-D? Tell me your budget and I’ll tell you which of the eight schemes actually fits.公寓、排屋、Cluster 还是半独立式？告诉我你的预算，我告诉你八个项目里哪一个真正适合你。
349 recorded sales across five very different products. Tell me your budget and purpose and I will send what is actually available this week.349 笔登记成交，横跨五种截然不同的产品。告诉我预算与用途，我这周就把实际现货发给你。
A big, established, liquid township — with a naming problem and a number that needs unpacking一个规模大、成立已久、流动性好的社区 —— 但有命名问题，也有一个需要拆开来看的数字
✓ Strengths优势
- A genuinely large, diverse, completed township. 313 freehold acres, eight completed schemes, 349 recorded resales since 2021 — this is not a thin, single-product market.规模真正大、产品多元、已建成的社区。313 英亩永久地契，八个已建成项目，2021 年以来 349 笔登记转售 —— 不是单一产品、成交稀薄的市场。
- An established developer. Country View Berhad has operated since 1981, with Taman Nusa Sentral one of several completed townships on its record.发展商有历史。Country View Berhad 自 1981 年营运至今，Taman Nusa Sentral 是其多个已完成社区之一。
- The dominant terrace product is genuinely competitive. RM377 psf undercuts both Bukit Indah (RM460) and Horizon Hills (RM498) — once you isolate it from the blended headline.主力排屋产品确实有竞争力。每尺 RM377，低于 Bukit Indah（RM460）与 Horizon Hills（RM498）—— 前提是你把它从混合头条数字里拆出来看。
- Unusually central within Iskandar Puteri. 9 minutes to both LEGOLAND Malaysia and Kota Iskandar, 10 to 11 minutes to EduCity and Gleneagles Medini — a genuinely different position from the border-adjacent addresses elsewhere in this series.在 Iskandar Puteri 内部位置异常居中。到 LEGOLAND Malaysia 与 Kota Iskandar 都是 9 分钟，到 EduCity 与 Gleneagles Medini 约 10 至 11 分钟 —— 和本系列里紧邻边境的门牌是完全不同的定位。
- A genuine range of entry points. From a RM340,000 condo to a RM1,950,000 semi-detached house, there is a real product at almost every budget under one gated perimeter.入场预算区间真实且广。从 RM340,000 的公寓到 RM1,950,000 的半独立式住宅，同一个围篱社区内几乎每个预算都有真实对应的产品。
△ Things to weigh需要权衡的
- One address name, eight products, and a real risk of comparing apples to oranges. Every price quote needs a scheme name attached, or it is close to meaningless — this is more true here than almost anywhere else in this series.一个地址名下有八种产品，比价时真的容易拿苹果比橘子。每一个报价都需要附上项目名称，否则几乎没有意义 —— 这一点在这里比本系列几乎任何地方都更明显。
- Aurora Sentral, next door, shares the developer and the “Sentral” name. It has no resale history yet — confirm which of the two any online listing is actually about.隔壁的 Aurora Sentral，同一个发展商、同样带「Sentral」字样。它还没有转售纪录 —— 请确认任何网上挂牌，说的到底是这两者中的哪一个。
- The −3.5% headline and the +5.1% annual recovery are both real, and neither tells the whole story alone. They measure different time windows and different type mixes — read the full index before repeating either number as “the trend”.−3.5% 的头条数字，与 +5.1% 的年度回升，两者都是真的，单独看都不是全貌。两者衡量的时间窗与屋型组合不同 —— 引用「趋势」之前，请先看完整的指数走势。
- No school inside the township’s own gates. The nearest national secondary school is 8 minutes away, and EduCity’s international cluster 10 to 11 minutes — genuinely short drives, but a school run all the same, unlike some other completed townships in this series.社区围篱内没有学校。最近的国民中学车程 8 分钟，EduCity 国际学校群约 10 至 11 分钟 —— 车程确实不长，但仍是一趟接送，和本系列部分其他已建成社区不同。
- Further from the actual Singapore checkpoint than its Iskandar Puteri address might suggest. Tuas Checkpoint is 37 to 39 minutes off-peak — a daily cross-border commuter should test this at peak hour before committing.到新加坡实际关口，比 Iskandar Puteri 这个门牌给人的印象要远。Tuas 关口非高峰车程 37 至 39 分钟 —— 每天跨境通勤的买家，下手前应在高峰时段实测。
- Transaction volume has thinned considerably. From a peak of 114 in 2022 to 24 in 2025 — still enough for a directional read, but noticeably quieter than the market’s busiest year.成交量明显变薄。从 2022 年高点 114 笔降到 2025 年 24 笔 —— 仍足以给出方向性判断，但明显比市场最活跃的一年安静许多。
Taman Nusa Sentral FAQTaman Nusa Sentral 常见问题
What is Taman Nusa Sentral and where is it?Taman Nusa Sentral 是什么，位于哪里？
Taman Nusa Sentral is a 313-acre freehold, gated-and-guarded township in Iskandar Puteri, Johor, postcode 79100, developed by Country View Berhad, a listed developer active since 1981. It is built around four precincts named for the seasons — Spring, Summer, Autumn and Winter — and sits centrally in Iskandar Puteri, about 9 minutes from LEGOLAND Malaysia and Kota Iskandar and 10 to 11 minutes from EduCity. Taman Nusa Sentral 是柔佛 Iskandar Puteri 内一个 313 英亩、永久地契、围篱保安的社区，邮区 79100，由上市发展商 Country View Berhad（1981 年成立至今）开发。它围绕四个以季节命名的分区建成 —— 春、夏、秋、冬 —— 在 Iskandar Puteri 内位置相对居中，到 LEGOLAND Malaysia 与 Kota Iskandar 约 9 分钟，到 EduCity 约 10 至 11 分钟。
How much does a house in Taman Nusa Sentral cost?Taman Nusa Sentral 的房子多少钱？
NAPIC records 349 subsale transactions at Taman Nusa Sentral between 2021 and 2026, with a blended median of RM838,000 at RM485 per square foot, down 3.5 percent over the trailing 12 months. That blended figure spans five very different products: a One Sentral condo unit recorded from about RM340,000, a double-storey terrace house with a median of RM720,000 at RM377 psf, a 3-storey cluster or link house around RM1,087,000, and a Winter Pavilion semi-detached house with a median of RM1,839,000 and a highest recorded sale of RM1,950,000. NAPIC 纪录显示，2021 至 2026 年间 Taman Nusa Sentral 有 349 笔登记成交，混合中位价 RM838,000、每平方尺 RM485，近 12 个月下跌 3.5%。这个混合数字横跨五种截然不同的产品：One Sentral 公寓单位登记成交约 RM340,000 起，双层排屋中位 RM720,000、每尺 RM377，三层 Cluster／Link 屋约 RM1,087,000，Winter Pavilion 半独立式住宅中位 RM1,839,000、登记最高成交 RM1,950,000。
Why does Nusa Sentral look pricier than Bukit Indah per square foot, and is that the full picture?为什么 Nusa Sentral 每尺价看起来比 Bukit Indah 贵，这是全貌吗？
Not quite. The blended, all-type figure (RM485 psf) sits above Bukit Indah’s RM460 psf, but that blend includes cluster, semi-detached and commercial shop-office prices pulled in from across the whole 313-acre township. The single product most buyers actually compare against Bukit Indah’s own terrace stock is Nusa Sentral’s double-storey terrace house, which recorded a median of just RM377 psf — 175 of the 349 transactions, exactly half the market, and cheaper per square foot than Bukit Indah, not pricier. 不完全是。混合全类型数字（每尺 RM485）确实高于 Bukit Indah 的 RM460，但这个混合数字含括了整个 313 英亩社区里的 Cluster、半独立式与商业店屋价格。大多数买家实际拿来跟 Bukit Indah 排屋比较的，是 Nusa Sentral 的双层排屋 —— 中位每尺仅 RM377，是 349 笔成交里的 175 笔、刚好占市场一半，每尺价比 Bukit Indah 便宜，不是更贵。
Is Taman Nusa Sentral’s price actually falling?Taman Nusa Sentral 的价格真的在跌吗？
The headline trailing-12-month figure says psf is down 3.5 percent, but that compares a rolling recent window across all property types. Read a different way, using NAPIC’s own residential-only annual figures, psf actually recovered from RM453 in 2024 to RM476 in 2025 — matching the RM476 psf last recorded back in 2021. Both figures are genuine; they are simply not measuring the same window or the same mix of property types, and 2025’s own sample (24 transactions) is thin enough that either reading deserves a follow-up look rather than a snap conclusion. 头条的滚动 12 个月数字显示每尺价下跌 3.5%，但这是全类型混合的近期滚动窗口对比。换一个读法，用 NAPIC 自己的仅住宅年度数字，每尺价其实从 2024 年的 RM453 回升到 2025 年的 RM476 —— 与 2021 年记录的 RM476 打平。两个数字都是真实的；它们衡量的时间窗与屋型组合不同，而 2025 年本身的样本（24 笔）也薄到无论哪种读法，都值得再深入看，而不是仓促下结论。
Can foreigners buy property in Taman Nusa Sentral?外国人能在 Taman Nusa Sentral 买房吗？
In practice, almost none of it clears Johor’s thresholds for non-citizens — RM2,000,000 for landed residential property and RM1,000,000 for strata property. The closest this address comes is a Winter Pavilion semi-detached house that sold for RM1,950,000 in October 2024, within RM50,000 of the landed threshold but still under it. Every other recorded type, including the RM1,087,000 cluster-house median, sits further below the line. 实际上，这里几乎没有任何单位跨过柔佛给非公民设的门槛 —— 有地住宅 RM200 万、分层产权 RM100 万。这个门牌最接近的一笔，是 2024 年 10 月以 RM1,950,000 成交的 Winter Pavilion 半独立式住宅，距有地门槛只差 RM50,000，但仍未跨过。其他所有登记屋型，包括 RM1,087,000 的 Cluster 屋中位价，都离门槛更远。
What is Aurora Sentral, and is it the same as Taman Nusa Sentral?Aurora Sentral 是什么，和 Taman Nusa Sentral 一样吗？
No. Aurora Sentral is a separate, newer 163.92-acre freehold township by the same developer, Country View Berhad, on an adjoining part of the same masterplan area, still under construction with no resale history yet. Taman Nusa Sentral is the older, completed, 313-acre township with 349 recorded resales that this page is about. The shared ‘Sentral’ name and shared developer make the two easy to mix up online. 不一样。Aurora Sentral 是同一个发展商 Country View Berhad 开发的另一个更新、163.92 英亩永久地契社区，位于同一总体规划区的相邻地块，仍在兴建中，还没有转售纪录。Taman Nusa Sentral 是本页所谈、较早、已建成的 313 英亩社区，有 349 笔登记转售。两者共用「Sentral」这个名字与同一个发展商，在网上很容易被搞混。
What are the different precincts and house types in Taman Nusa Sentral?Taman Nusa Sentral 有哪些分区与户型？
Country View Berhad built eight completed schemes across four seasonal precincts: Spring (Spring Grove, 3-storey super link houses, and Spring Meadow, 3-storey cluster houses), Summer (Summer Rose, double-storey terrace houses, 1,896 to 2,339 sq ft, 5 bedrooms and 3 bathrooms), Autumn (Autumn Breeze, 3-storey superlink XL) and Winter (Winter Pavilion, 3-storey semi-detached houses up to 5,095 sq ft with 6+1 bedrooms and 7 bathrooms, and Winter Sonata, 3-storey superlink), plus the One Sentral serviced residence and the Sentral Avenue shop offices. Country View Berhad 在四个季节分区内建成了八个项目：春季分区（Spring Grove，三层 Super Link 屋；Spring Meadow，三层 Cluster 屋）、夏季分区（Summer Rose，双层排屋，1,896 至 2,339 尺，5 房 3 卫）、秋季分区（Autumn Breeze，三层 Superlink XL）与冬季分区（Winter Pavilion，三层半独立式住宅，最大 5,095 尺、6+1 房 7 卫；Winter Sonata，三层 Superlink），另加 One Sentral 服务式公寓与 Sentral Avenue 店屋。
Is Taman Nusa Sentral close to the Second Link and Singapore?Taman Nusa Sentral 离二关与新加坡近吗？
Not as close as some other Iskandar Puteri addresses. The Second Link Expressway corridor is a 13 to 15-minute drive, and the actual Tuas Checkpoint into Singapore is 37 to 39 minutes and about 22 to 24 km in normal traffic. Nusa Sentral is instead unusually central within Iskandar Puteri itself — about 9 minutes to LEGOLAND Malaysia and Kota Iskandar, and 10 to 11 minutes to EduCity and Gleneagles Hospital Medini. 没有部分其他 Iskandar Puteri 门牌那么近。二关高速走廊本身车程约 13 至 15 分钟，实际的 Tuas 新加坡关口，一般车流下车程约 37 至 39 分钟、约 22 至 24 公里。相反，Nusa Sentral 在 Iskandar Puteri 内部位置异常居中 —— 到 LEGOLAND Malaysia 与 Kota Iskandar 约 9 分钟，到 EduCity 与 Gleneagles Hospital Medini 约 10 至 11 分钟。
What tax do I pay when I sell property in Malaysia?在马来西亚卖房要付什么税？
Real Property Gains Tax, charged on the gain rather than the sale price. Malaysian citizens and permanent residents pay 30 percent for disposals in years 1 to 3, 20 percent in year 4, 15 percent in year 5, and 0 percent from year 6 onward. Non-citizens pay 30 percent for years 1 to 5 and 10 percent from year 6, which is a permanent floor. 产业盈利税（RPGT），按获利而非售价课征。马来西亚公民与永久居民：第 1 至 3 年 30%、第 4 年 20%、第 5 年 15%，第 6 年起 0%。非公民：第 1 至 5 年 30%，第 6 年起 10%，且为永久底线。
Nusa Sentral against its two biggest Pulai comparison pointsNusa Sentral 与同一 mukim 里两个最大的比较对象
Bukit Indah and Horizon Hills are the two largest, most-traded addresses in the same mukim (Pulai). Both comparisons below use each area’s own all-type blended headline — the same caveat about blended-versus-terrace-only figures applies to all three.Bukit Indah 与 Horizon Hills 是同一 mukim（Pulai）里成交量最大的两个地址。以下比较用的都是各区自己的全类型混合头条数字 —— 混合数字与排屋专属数字的落差，三者都同样适用。
Two more names get mixed up with this one for a different reason: Nusa Bayu (RM444 psf, +7.6% 12m) and Taman Nusa Idaman (RM375 psf, +13.8% 12m) both carry the same “Nusa” naming convention, and both are currently rising while Nusa Sentral’s blended headline is falling. Nusa Sentral’s own full breakdown by naming confusion is with Aurora Sentral instead — see the Why Here section above. 还有两个名字因为不同的原因常被搞混：Nusa Bayu（每尺 RM444，12 个月 +7.6%）与 Taman Nusa Idaman（每尺 RM375，12 个月 +13.8%）都带着同样的「Nusa」命名惯例，而且两者目前都在上涨，Nusa Sentral 的混合头条数字却在下跌。Nusa Sentral 自己的命名混淆对象其实是 Aurora Sentral —— 详见上方「地块优势」章节。
| Taman Nusa Sentral | Bukit Indah | Horizon Hills | |
|---|---|---|---|
| Recorded sales登记成交 | 349 | 1,798 | 1,024 |
| Median transacted (blended)中位成交价（混合） | RM838,000 | RM610,000 | RM1,080,000 |
| Median psf (blended)中位每尺（混合） | RM485 | RM460 | RM498 |
| Terrace-only median psf排屋专属中位每尺 | RM377 | not broken out未拆分 | not broken out未拆分 |
| 12-month change (blended)12 个月涨幅（混合） | −3.5% | +2.6% | +10.5% |
| Dominant product主力产品 | Terrace, half the market排屋，占市场一半 | Terrace + Semi-D排屋＋半独立 | Semi-D + Bungalow半独立＋独立式 |
| Occupied since入伙年份 | 2013–2021* | 1997 | 2005 |
| Foreign buyers外籍买家 | One sale RM50k short of RM2m一笔差 RM50,000 未跨过 RM200 万 | No unit clears RM2m无单位跨过 RM200 万 | Some units clear it部分单位可跨过 |
Eight schemes, one address — tell me your budget and I’ll tell you which one fits.八个项目，一个门牌 —— 告诉我你的预算，我告诉你哪一个适合。
Send me your budget and purpose and I will confirm which of Taman Nusa Sentral’s eight schemes it actually reaches, what’s live this week, and the full cost before you commit. 把预算与用途发给我，我会确认你的预算实际够得着 Taman Nusa Sentral 八个项目里的哪一个、这周有什么现货，以及承诺之前的完整成本。