One junction, two prices:
RM372 a foot, or RM531
同一个路口，两种价格：
每尺 RM372，还是 RM531
Turn off the Johor Bahru East Coast Parkway and you reach Permas Jaya and Senibong Cove through the same interchange, over the same bridge, in the same traffic. Registered NAPIC records then price them RM159 a square foot apart: RM372 across 1,387 transactions here, RM531 across 161 behind the gate. This page is not an argument that one is right. It is an honest breakdown of exactly what the extra RM159 buys — and what the 1,226 extra transactions buy instead. 从新山东海岸大道拐下来，去 Permas Jaya 和去 Senibong Cove 走的是 同一个交汇处、同一座桥、同一段车龙。而 NAPIC 登记成交把它们的每平方尺价拉开了 RM159：这一边是 1,387 笔成交、每尺 RM372，闸门后面是 161 笔、每尺 RM531。这一页不是要论证哪一边才对，而是诚实拆解：多付的那 RM159 到底买到什么，以及多出来的那 1,226 笔成交又买到什么。
© Megnitute · CC BY 3.0 · Wikimedia CommonsPermas Jaya in 30 seconds30 秒看懂 Permas Jaya
- What it is: a 1,400-acre freehold township in mukim Plentong, on the eastern flank of Johor Bahru. Land bought in 1981 by Permas Jaya Sdn Bhd, a subsidiary of Bandar Raya Developments Berhad. The developer counts 11,000 units and beyond delivered over forty-plus years, and reported the township roughly 80% built out in 2023 with about 250 acres still to come. 它是什么：柔佛 Plentong 区、新山东翼的一个 1,400 英亩永久地契镇区。土地在 1981 年 由 Bandar Raya Developments Berhad 旗下的 Permas Jaya Sdn Bhd 购入。发展商称四十多年来已交付 11,000 个单位以上，并在 2023 年表示整体约 80% 已开发，尚余约 250 英亩。
- The number that defines it: 1,387 recorded subsale transactions between 2021 and 2026 — median RM488,000 at RM372 psf across all property types, or RM450,000 at RM357 psf residential only. Over the last twelve months psf is up 9.7%. This is one of the most heavily traded addresses in the whole mukim. 定义它的数字：2021 至 2026 年间 1,387 笔登记二手成交 —— 全类型中位 RM488,000、每尺 RM372，只看住宅则是 RM450,000、每尺 RM357。近十二个月每尺价 上涨 9.7%。这是整个 Plentong 区成交最活跃的门牌之一。
- The comparison that matters: Senibong Cove is reached through the same junction and records RM531 psf across 161 transactions, with psf down 9.4% over the same twelve months. Same bridge, same commute, 43% more per foot, and one eighth of the liquidity. Neither number is wrong — they describe two different products at one address. 真正该比的：Senibong Cove 走的是同一个路口，登记 161 笔成交、每尺 RM531，同期每尺价则下跌 9.4%。同一座桥、同一段通勤，每尺贵 43%，流通性只有八分之一。两个数字都没有错 —— 它们描述的是同一个地点上的两种产品。
- Sections, not precincts: the housing is laid out in numbered sections running from 1 to 18 and beyond, in build order, with streets named after them — Jalan Permas 13/13 is a road inside section 13. The two spines are Jalan Permas Utara and Jalan Permas Selatan. Knowing your section number tells you the decade the house was built. 这里叫「分区」不叫「precinct」：住宅按建成顺序划分为编号 1 到 18 以至更多的分区，街道以分区编号命名 —— Jalan Permas 13/13 就是第 13 分区里的一条路。两条主干道是 Jalan Permas Utara 与 Jalan Permas Selatan。知道分区编号，大致就知道那栋房子是哪个年代盖的。
- The honest catch: the bridge. The draft Johor Bahru City Local Plan 2035 records the existing Permas Jaya crossing as frequently congested with an average delay of about one hour. A third bridge, 3.4 km at about RM212 million, is proposed to start in 2026 and finish around 2030. Everything good about this address — the price, the maturity, the liquidity — is priced against that queue. 诚实提醒：那座桥。新山市地方蓝图 2035 草案记载，现有的 Permas Jaya 过河路段经常拥堵，平均延误约一小时。第三座桥全长 3.4 公里、造价约 RM2.12 亿，计划 2026 年动工、约 2030 年完成。这个门牌所有的好 —— 价格、成熟度、流通性 —— 都是在这条车龙的对价上定出来的。
A forty-year-old town that still works on a Sunday night一个四十年了、周日晚上依然运作的镇
These are not renders. They are what an ordinary week looks like here: a bridge, a mall car park, a night market, a mosque, an industrial belt and a seafood village. Nothing in this set is aspirational, and that is exactly the point — you can verify every one of these on a weekday. 这些不是效果图，而是这里一个普通星期的样子：一座桥、一个商场停车场、一个夜市、一座清真寺、一条工业带，还有一个海鲜村。这一组没有任何一张是「憧憬」 —— 而这正是重点：每一张你都能挑个平日自己去核对。
Four decades of buyers, still buying from each other四十年的买家，还在互相买卖
1,387 recorded sales in five years is not a niche — it is a functioning second-hand market with real depth. These are the people making up that volume.五年 1,387 笔登记成交不是小众市场，而是一个真正有深度、在运作中的二手市场。以下就是撑起这个成交量的人。
The Pasir Gudang household巴西古当上班的家庭
Permas Jaya sits between Johor Bahru city and the Pasir Gudang industrial belt, roughly a quarter of an hour from the port and the yards. For a family whose income comes from that belt, this is the closest mature landed township — and it was built for exactly this.Permas Jaya 夹在新山市区与巴西古当工业带之间，距港口与船厂约十五分钟。对收入来自那条工业带的家庭，这是最近的一个成熟有地镇区 —— 它当初就是为此而建。
The Causeway commuter on a budget预算有限的长堤通勤族
Crossing at the Causeway, not the Second Link, and unwilling to pay Senibong Cove or Taman Molek money for the privilege. A double-storey terrace here asks RM620,000 to RM900,000. That is the entire thesis, and the 9.7% psf move in twelve months is what it looks like when a lot of people reach the same conclusion at once.走长堤而不是二关，又不愿为此付 Senibong Cove 或 Taman Molek 的价钱。这里一栋双层排屋挂牌 RM620,000 至 RM900,000。整个论点就是这一句 —— 而十二个月每尺价 +9.7%，正是很多人同时得出同一个结论时会看到的样子。
The Japanese and Korean tenant日韩外派租客
There is a visible cluster of Japanese and Korean restaurants along Jalan Permas and Jalan Permas Utara, reported as serving expatriates working in Pasir Gudang. It is a small but persistent rental segment, and it is the reason a forty-year-old township has a better dinner scene than its price suggests.Jalan Permas 与 Jalan Permas Utara 沿线有明显的日韩餐厅群聚，据报道服务的是在巴西古当工作的外派人士。这个租赁客群不大但很稳定 —— 也是为什么一个四十年的老镇区，餐饮水平比它的房价看起来该有的更好。
The upgrader who did not leave没有搬走的换屋族
BRDB has kept launching inside the township for four decades, most recently The Straits View phases. So a family that started in a 1980s single-storey terrace can move to a 2024 cluster home without changing schools, mosque, market or route to work. A lot of the 1,387 transactions are that move.BRDB 四十年来一直在镇区内推新案，最近的是 The Straits View 各期。所以一个从 1980 年代单层排屋起步的家庭，可以搬进 2024 年的 cluster 田字屋，而不必换学校、换清真寺、换巴刹、换上班路线。那 1,387 笔成交里，有相当一部分就是这一步。
A Sunday in Permas JayaPermas Jaya 的一个星期天
The township is an island of housing reached by bridge, so the day has a shape: everything you need is inside, and everything outside costs you a crossing.这个镇区是一座靠桥连接的住宅岛，所以这里的一天有固定的形状：需要的东西都在岛内，岛外的每一样都要用一次过桥来换。
The queue for the bridge has already formed. If you cross to Singapore, this is the hour that decides whether you buy here. Drive it once before you make an offer — not at noon, at 06:45.过桥的车龙已经排起来了。如果你要过关去新加坡，这个时段决定你要不要买这里。出价之前，请亲自开一次 —— 不是中午，是早上 6:45。
Nine holes at the Permas Jaya Golf Club, a public walking course opened in 1994. A public nine inside a mid-priced township is genuinely unusual in Johor Bahru.到 Permas Jaya Golf Club 打九洞 —— 1994 年开放的公共步行球场。在新山，一个中价位镇区里有一座公共九洞球场，其实相当少见。
Lunch at the Senibong seafood village on the strait, minutes down Persiaran Senibong. Plastic chairs and live tanks, the same shoreline the gated waterfront homes look at.午餐去海峡边的 Senibong 海鲜村，沿 Persiaran Senibong 几分钟就到。塑料椅、活鱼缸 —— 和那些门禁滨水住宅望出去的是同一段海岸线。
AEON Permas Jaya, Econsave on Jalan Permas Utara 1, Permas Mall, the banks and the clinics. This is a town that finished growing up: nothing here is a promise about phase two.AEON Permas Jaya、Jalan Permas Utara 1 上的 Econsave、Permas Mall，还有银行与诊所。这是一个已经长大成人的镇 —— 这里没有任何一样东西是「第二期会有」的承诺。
Korean barbecue on Jalan Permas, then the Sunday night market. The food is the single most underrated thing about this address and the cheapest to verify.在 Jalan Permas 吃韩式烤肉，然后去周日夜市。这个门牌最被低估的就是吃 —— 而且是最容易亲自验证的一项。
Quiet, and older than it looks in photographs. Sections built in the 1980s have mature trees and mature drains. Walk a street at night before you buy — street lighting and back-lane condition vary a lot between sections.安静，而且比照片看起来更有年纪。1980 年代的分区，树是老的，沟渠也是老的。买之前请在晚上走一条街 —— 不同分区的路灯与后巷状况差别很大。
Ten kilometres from the Causeway, across one bridge距长堤十公里，中间隔着一座桥
Permas Jaya sits between the Tebrau and Plentong rivers on the eastern flank of Johor Bahru. Its lifeline is Federal Route 35, the Permas Jaya–Pasir Gudang Road, also called the Johor Bahru East Coast Parkway: 13.4 km, toll-free, gazetted as a federal route in 2014, running from Kampung Bakar Batu in the city out to Pasir Gudang and crossing the Permas Jaya Bridge on the way. Permas Jaya 位于新山东翼，夹在 Tebrau 河与 Plentong 河之间。它的生命线是 联邦 35 号公路 —— Permas Jaya–Pasir Gudang 路，又称新山东海岸大道：全长 13.4 公里、免收费，2014 年列为联邦公路，从市区的 Kampung Bakar Batu 通往巴西古当，途中跨过 Permas Jaya 大桥。
That bridge is the whole story. Built 1992 to 1994 and about 1.5 km long, it cut the drive to the city from roughly 18 km to about 6 km. A second bridge opened on 1 March 2012, doubling the crossing from two lanes to four. At the Kampung Bakar Batu junction, Route 35 meets the Eastern Dispersal Link and the Tebrau Highway. 那座桥就是全部的故事。它建于 1992 至 1994 年，长约 1.5 公里，把到市区的车程从约 18 公里缩短到约 6 公里。第二座桥于 2012 年 3 月 1 日通车，把过河路段从双车道扩为四车道。在 Kampung Bakar Batu 交汇处，35 号公路接上 东部疏散大道（EDL） 与 Tebrau 大道。
| Destination目的地 | Drive车程 |
|---|---|
| AEON Permas Jaya / Permas Mall | inside the township镇区内 |
| Senibong Cove 同一路口 | 2 min (developer)2 分钟（发展商） |
| JB City Centre 市中心 | 5–10 min clear (developer)顺畅 5–10 分钟（发展商） |
| JB CIQ / Causeway 长堤 | ~12 min |
| RTS Link (Bukit Chagar) | same drive as the CIQ与关卡同一段车程 |
| Pasir Gudang | ~13 min |
| Senai International Airport | ~23 min |
| Tuas Second Link 二关 | ~31 min |
Everything inside the grid, including an international school该有的都在路网里 —— 连国际学校也是
Forty years of build-out means the amenities are not adjacent to the township, they are in it. That is the practical difference between a mature address and a new one, and it does not show up in a price per square foot.四十年的开发意味着：配套不是「在旁边」，而是「在里面」。这就是成熟门牌与新开发区的实际差别 —— 而它不会出现在每平方尺的价格里。
Roads & the crossing道路与过关
Federal Route 35 links the township to the Eastern Dispersal Link and the Tebrau Highway at Kampung Bakar Batu. From there the CIQ, the RTS terminus at Bukit Chagar and the city centre are all the same short run — when the bridge is moving.联邦 35 号公路在 Kampung Bakar Batu 把镇区接上东部疏散大道与 Tebrau 大道。从那里到关卡、到 Bukit Chagar 的 RTS 总站、到市中心，都是同一段短程 —— 前提是桥上在动。
Schools学校便利
Two national secondaries, two national primaries and a Tamil primary all sit on numbered Permas streets, with SJK(C) Pei Hwa 2 in the same 81750 postcode. The surprise is R.E.A.L. Schools Johor Bahru Campus on Jalan Persiaran Sri Plentong — a UK-curriculum international school inside the township itself. 两所国中、两所国小与一所淡米尔小学都在编号的 Permas 街道上，华小培华二校则在同属 81750 的邮区内。真正的意外是 Jalan Persiaran Sri Plentong 上的 R.E.A.L. Schools 新山校区 —— 一所就在镇区内、采用英国课程的国际学校。
Medical & retail医疗与零售
Retail is genuinely settled: AEON, Permas Mall since 2004, Permas Avenue since 2023, Econsave, a Sunday night market and rows of shopoffices that have been trading since the mid-1990s. Hospitals are the weak column — the named specialist centres are all outside the township.零售是真的定下来了：AEON、2004 年就有的 Permas Mall、2023 年的 Permas Avenue、Econsave、周日夜市，还有 1990 年代中期就开始营业的整排店屋。医疗是较弱的一栏 —— 有名字的专科医院都在镇区之外。
What RM159 a square foot actually separates每平方尺 RM159，到底隔开了什么
Permas Jaya records RM372 psf; Senibong Cove, through the same interchange, records RM531. Neither is a mistake. Six things explain the gap — and three of them run in Permas Jaya’s favour. Permas Jaya 的登记每尺价是 RM372；走同一个交汇处的 Senibong Cove 是 RM531。两个都不是错的。以下六点解释这个差距 —— 其中三点，站在 Permas Jaya 这一边。
The same road, the same bridge, the same queue同一条路、同一座桥、同一条车龙
Senibong Cove’s own published location note puts it two minutes from Permas Jaya and 10 minutes from JB Central. Both addresses leave over the Permas Jaya crossing on Federal Route 35, and the proposed third bridge lands at Persiaran Senibong — the road they share. Whatever the premium buys, it does not buy a different commute. Senibong Cove 官方的位置说明写着距 Permas Jaya 两分钟、距新山市中心 10 分钟。两个门牌出门都要走联邦 35 号公路上的 Permas Jaya 过河路段，而规划中的第三座桥，落点就在它们共用的 Persiaran Senibong。无论那笔溢价买到什么，它买不到一段不一样的通勤。
1,387 sales against 1611,387 笔 vs 161 笔
Across 2021 to 2026 NAPIC recorded 1,387 subsale transactions here and 161 at Senibong Cove — roughly eight and a half times the flow. Liquidity is invisible while you own and decisive when you sell: more comparables for the valuer, more competing buyers, a shorter marketing period. 2021 至 2026 年间，NAPIC 在这里登记了 1,387 笔二手成交，在 Senibong Cove 是 161 笔 —— 约 八倍半 的流量。流通性在你持有时是隐形的，在你要卖的时候是决定性的：估价师有更多可比标的，市场上有更多竞争买家，销售期更短。
+9.7% against −9.4%+9.7% 对上 −9.4%
Over the twelve months to 2026, List.my’s NAPIC series shows Bandar Baru Permas Jaya’s median psf up 9.7% and Senibong Cove’s down 9.4%. Read it carefully: with 161 lifetime records at Senibong Cove, a handful of sales moves that line. The honest reading is not “one is winning” but “one has a sample size”. 在截至 2026 年的十二个月里，List.my 的 NAPIC 数列显示 Bandar Baru Permas Jaya 的中位每尺价 上涨 9.7%，Senibong Cove 下跌 9.4%。请仔细读：Senibong Cove 全期只有 161 笔纪录，几笔成交就能拉动那条线。诚实的读法不是「谁赢了」，而是「谁有样本量」。
Forty years finished, not forty years promised四十年是「已完成」，不是「已承诺」
Land bought 1981; the mall opened 2004; the shopoffices have traded since the mid-1990s; the golf course opened 1994. Nothing on this page is a phase-two rendering. In a state full of half-delivered townships, a place where the trees are grown and the shops are tenanted is an asset that does not appear in any price index. 土地 1981 年购入；商场 2004 年开业；店屋从 1990 年代中期就在营业；高尔夫球场 1994 年启用。这一页上没有任何一样东西是「第二期效果图」。在一个满是半成品镇区的州属里，「树长成了、店租出去了」是一项不会出现在任何价格指数里的资产。
An international school inside the grid路网里就有一所国际学校
R.E.A.L. Schools Johor Bahru Campus sits on Jalan Persiaran Sri Plentong, inside Bandar Baru Permas Jaya, running the UK national curriculum through Cambridge IGCSE. Eastern Johor Bahru is usually written off on international schooling because EduCity is an hour west. That framing is not accurate here. R.E.A.L. Schools 新山校区 就在 Bandar Baru Permas Jaya 内的 Jalan Persiaran Sri Plentong 上，采用英国国家课程、衔接剑桥 IGCSE。谈国际学校时，新山东部通常会被一句「EduCity 在西边一小时外」打发掉 —— 这个说法在这里并不准确。
A whole ladder inside one postcode一个邮区里的一整条阶梯
From an older single-storey terrace around RM400,000–560,000, through a 20×70 double-storey at RM620,000–900,000, to a cluster home about RM1.39–1.5 million, a semi-detached from about RM1.8 million and a new bungalow from about RM3 million — all in 81750. Families move up without changing school, mosque or route to work, and that internal churn is a large part of the 1,387. 从约 RM400,000–560,000 的旧单层排屋，到 RM620,000–900,000 的 20×70 双层排屋，到约 RM139 万–150 万 的 cluster 田字屋、约 RM180 万 起的半独立式，再到约 RM300 万 起的全新独立式 —— 全部在 81750。家庭往上换屋不必换学校、换清真寺、换上班路线，而这种内部换手正是那 1,387 笔里很大的一块。
And the questions the listing will not answer以及挂牌资料不会回答的问题
🏠 If you are buying to live here如果你是要自住
⚖️ If you are choosing between here and Senibong Cove如果你在这里与 Senibong Cove 之间做选择
Section 1 to section 18, in the order they were built第 1 分区到第 18 分区，按建成顺序排
Permas Jaya does not use marketing precinct names. It uses numbers, assigned in build order, and every street carries its section in the name — Jalan Permas 13/13 is the thirteenth road in section 13. Two spines hold it together: Jalan Permas Utara to the north and Jalan Permas Selatan to the south, the latter carrying on to Persiaran Senibong, Kampung Senibong and the golf course. Unlike the gated addresses in this series, the streets here are public — the Street View panoramas below are on the actual residential roads, not the approach. Permas Jaya 不用行销式的分区名，只用编号 —— 按建成顺序编，而且每条街的名字里都带着分区：Jalan Permas 13/13 就是第 13 分区里的第 13 条路。撑起整个镇区的是两条主干道：北面的 Jalan Permas Utara 与南面的 Jalan Permas Selatan，后者继续通往 Persiaran Senibong、Kampung Senibong 与高尔夫球场。与本系列那些门禁门牌不同，这里的街道是公共道路 —— 下面的街景就在真正的住宅街上，不是社区外的联外道路。
| Section / road分区／道路 | What is verifiably there可查证的内容 | Recorded sales rank成交量排名 | Foreign buyer?外籍可买？ |
|---|---|---|---|
| Jalan Permas Utara | Northern spine · AEON, Permas Mall, Econsave, BRDB’s own office北面主干道 · AEON、Permas Mall、Econsave、BRDB 自己的办公室 | Most-traded road in the area全区 成交最多 的道路 | No不行 |
| Jalan Permas Selatan | Southern spine · exits Route 35, carries on to Persiaran Senibong, Kampung Senibong and the golf club南面主干道 · 接 35 号公路，续行至 Persiaran Senibong、Kampung Senibong 与高球会 | Arterial, not residential干道，非住宅路 | No不行 |
| Section 1第 1 分区 | Earliest phase · Jalan Permas 1 and its 1/1 to 1/34 side streets最早的期数 · Jalan Permas 1 及其 1/1 至 1/34 支路 | Top 3 by recorded sales登记成交量前三 | No不行 |
| Section 2第 2 分区 | Includes low-cost housing rows on Jalan Permas 2/3 and 2/4含 Jalan Permas 2/3、2/4 的低成本住宅排 | High volume, lowest prices成交量高，价格最低 | No不行 |
| Section 3第 3 分区 | SMK Permas Jaya (3/10) and SJK(T) Permas Jaya · terraces on 3/4, 3/6SMK Permas Jaya（3/10）与 SJK(T) Permas Jaya · 3/4、3/6 为排屋 | Active活跃 | No不行 |
| Sections 6–8第 6–8 分区 | Tua Pek Kong temple (6/6), Masjid Bandar Baru Permas Jaya (7), Masjid Al Azim (8/14)大伯公庙（6/6）、Masjid Bandar Baru Permas Jaya（7）、Masjid Al Azim（8/14） | Steady稳定 | No不行 |
| Sections 9–11第 9–11 分区 | Dense terrace grid · 3- and 4-storey shopoffices cluster on 10/4 and 10密集排屋路网 · 三层与四层店屋集中在 10/4 与 10 | 10/4 is a top-10 road10/4 属成交量前十的道路 | No不行 |
| Section 12第 12 分区 | SMK Permas Jaya 2 · terraces through 12/1 to 12/22SMK Permas Jaya 2 · 12/1 至 12/22 为排屋 | Active活跃 | No不行 |
| Section 13第 13 分区 | Large double-storey terrace grid · 13/10 is one of the most-traded streets in the township大片双层排屋 · 13/10 是全镇成交最多的街道之一 | Top 5 by recorded sales登记成交量前五 | No不行 |
| Sections 15–18第 15–18 分区 | Later phases · 18/2, 18/3, 18/4 are double-storey terrace streets较晚期数 · 18/2、18/3、18/4 为双层排屋街 | 18/2 is a top-10 road18/2 属成交量前十的道路 | No不行 |
| The Straits View (BRDB) | The developer’s newest landed phases — Residences, Homes, Link, Garden, Duo — launched from 2010 to 2025发展商最新的有地期数 —— Residences、Homes、Link、Garden、Duo，2010 至 2025 年间陆续推出 | Thin resale — new stock二手薄 —— 属新货 | Top end only仅最顶端 |
| Persiaran Sri Plentong | R.E.A.L. Schools Johor Bahru CampusR.E.A.L. Schools 新山校区 | Institutional机构用地 | n/a不适用 |
Six rungs, one postcode, RM400,000 to RM3 million六级阶梯，一个邮区，RM40 万到 RM300 万
The recorded mix tells you what this place actually is: of 1,387 records, 428 are double-storey terraces, 340 condominiums or apartments, 213 low-cost houses, 89 single-storey terraces, 23 double-storey semi-detached and exactly one bungalow. The ladder below is real, but the traffic is overwhelmingly on the middle two rungs. 登记成交的组成，说明了这个地方到底是什么：1,387 笔纪录里，428 笔是双层排屋、340 笔公寓、213 笔低成本住宅、89 笔单层排屋、23 笔双层半独立式，独立式 只有一笔。下面这条阶梯是真的，但绝大部分的成交都压在中间那两级上。
Single-storey terrace单层排屋
Double-storey terrace · 20×70双层排屋 · 20×70
Corner and end lots角间与端间
Cluster home · The Straits View GardenCluster 田字屋 · The Straits View Garden
Semi-detached · The Straits View Residences半独立式 · The Straits View Residences
Bungalow · The Straits View Garden独立式 · The Straits View Garden
Cheap per foot, deep by volume每尺便宜，成交量深
Permas Jaya against its own neighboursPermas Jaya 与自己的邻居相比
1,387 against 161 — the ratio that decides your exit1,387 对 161 —— 决定你脱手速度的比值
Recorded subsale transactions, 2021–2026. Averaged out, that is roughly 277 sales a year here against about 32 at Senibong Cove. When you sell, that ratio decides how many buyers are looking at your street in the month you list — and how many comparables the valuer can find. 2021 至 2026 年的登记二手成交。平均下来，这里约 每年 277 笔，Senibong Cove 约 32 笔。你要卖的时候，这个比值决定了挂牌那个月有多少买家在看你这条街 —— 也决定了估价师找得到多少可比标的。
RM488,000 recorded, RM450,000 if you only count homes登记中位 RM488,000；只算住宅是 RM450,000
Two medians matter here and most listing sites quote the wrong one. Across all 1,387 records the median is RM488,000 at RM372 psf — but that includes 224 commercial records whose own median is RM1,670,000. Filter to residential and the median is RM450,000 at RM357 psf. If you are buying a house, the second number is yours. 这里有两个中位数，而多数挂牌网站引用的是错的那一个。全部 1,387 笔 的中位是 RM488,000、每尺 RM372 —— 但这里面含 224 笔商业成交，而商业本身的中位是 RM1,670,000。筛选到住宅类，中位是 RM450,000、每尺 RM357。如果你是买房子自住，第二个数字才是你的。
| Type类型 | Recorded sales登记笔数 | Price range价格区间 | Monthly rent月租 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|
| Single-storey terrace单层排屋 | 89 | RM400k – 560k | RM1,200 – 1,600 | No不行 |
| Low-cost house低成本住宅 | 213 | below the terrace band低于排屋价带 | RM1,200 – 1,500 | No不行 |
| Double-storey terrace双层排屋 | 428 | RM620k – 900k | RM1,500 – 2,300 | No不行 |
| Cluster homeCluster 田字屋 | n/a无分类 | RM1.39m – 1.6m | to verify待校对 | No不行 |
| Double-storey semi-detached双层半独立式 | 23 | RM1.8m – 2.5m | to verify待校对 | Unit by unit逐户判断 |
| Bungalow独立式 | 1 | RM3.0m + | to verify待校对 | Yes可以 |
| 3- and 4-storey shopoffice三层与四层店屋 | 144 | commercial median RM1,670,000商业中位 RM1,670,000 | RM6,000 – 7,000 | Commercial rules differ商业规则另计 |
| All residential, recorded median全部住宅，登记中位 | 1,163 | RM450,000 RM357 psf · 2021–2026 | — | Far below the RM2m floor远低于 RM200 万门槛 |
| All property types, recorded median全类型，登记中位 | 1,387 | RM488,000 RM372 psf · 2021–2026 | — | Includes 224 commercial含 224 笔商业 |
Six years, 1,387 records, and a line that finally turned up六年、1,387 笔纪录，而那条线终于往上走了
This is one of the few addresses in this series with enough recorded volume to draw an honest trend. Source: NAPIC (JPPH) registered subsale records published by List.my, read 7 September 2026. Records lag roughly six months.这是本系列少数几个成交量足以画出诚实趋势线的门牌。来源：NAPIC（JPPH）登记二手成交纪录，经 List.my 发布，读取日期 2026 年 9 月 7 日。纪录约滞后半年。
Year by year, and what actually happened逐年数字，以及实际发生了什么
| Year年份 | Residential median住宅中位价 | Residential psf住宅每尺 | All-type median全类型中位价 | Records笔数 |
|---|---|---|---|---|
| 2021 | RM295,000 | RM359 | RM423,000 | 94 |
| 2022 | RM462,500 | RM365 | RM480,000 | 386 |
| 2023 | RM450,000 | RM385 | RM500,000 | 436 |
| 2024 | RM400,000 | RM376 | RM470,000 | 352 |
| 2025 | RM480,000 | RM400 | RM550,000 | 102 |
| 2026 | RM498,000 | RM433 | RM700,000 | 17 |
Read the right-hand column before the others. 2025 and 2026 are not finished years — NAPIC records take roughly six months to surface, so 102 and 17 will both keep filling in. The residential median price wobbles because the mix of house types sold changes every year; the psf column is the closer thing to a like-for-like comparison, and it has risen in four of the last five readings. The dip in 2024 is real and worth asking about. 先看最右边那一栏。2025 与 2026 都不是完整年份 —— NAPIC 纪录约需半年才浮现，102 与 17 都还会继续补齐。住宅中位成交价会上下摆动，因为每年恰好成交的屋型组合不同；每尺价那一栏才比较接近同类相比，而它在最近五次读数里有四次上升。2024 年的回落是真的，值得追问。
Residential price per square foot, year by year住宅每尺价 · 逐年
This chart plots median price per square foot. Median transacted price would tell you more about which houses sold than about what the market did. Under each year is the number of registered sales supporting that point — years resting on fewer than ten are left off the line entirely.这张图画的是中位每尺价。中位成交价告诉你的是「那一年卖掉哪些房子」，而不是「市场发生了什么」。每个年份下方是支撑该点的登记成交笔数 —— 不足十笔的年份直接不上线。
PRICE_INDEX 阵列加一行，格式 {q:"2026 Q1", median:433, n:12}（median 填每尺价，不是总价；n 填笔数）。做满两年，这一页就会变成「Permas Jaya 价格指数」的事实来源 —— 媒体、买家与 AI 搜索引擎会引用你，而不是引用挂牌网站。💡 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 location is open to you. This address, almost entirely, is not.这个地点对你开放。但这个门牌，几乎完全不开放。
Johor bars non-citizens from landed residential property below RM2 million and from strata below RM1 million. Permas Jaya’s residential median is RM450,000 and its busiest product, the double-storey terrace, asks RM620,000 to RM900,000. Almost none of it is available to a foreign passport — and we would rather say so on this 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。Permas Jaya 的住宅中位价是 RM450,000，成交最多的双层排屋挂牌 RM620,000 至 RM900,000。这里几乎没有一样是外国护照买得了的 —— 与其等你看完房才说，我们宁可在这一屏就讲清楚。
Monthly repayment每月供款
Defaults set to RM720,000 — the middle of the double-storey terrace band, which is what 428 of the 1,387 recorded sales actually were.预设值 RM720,000 —— 双层排屋价带的中段，也就是 1,387 笔登记成交里那 428 笔的真实所在。
And how much cash do I need up front?那我到底要准备多少现金？
Itemised, for citizens and foreign buyers. Default set to RM720,000 — and note that at this price a Malaysian first-home buyer pays no MOT stamp duty at all under the 2026–2027 exemption for purchases up to RM500,000; above that the normal scale applies.逐项列出，公民与外籍买家皆有。预设 RM720,000 —— 并请留意，依 2026 至 2027 年首购族 RM50 万以下免转让印花税的措施，低于该价位的首购者完全不必付 MOT 印花税；高于该价位则按一般税阶计算。
Johor’s minimum for non-citizens is RM2 million on landed property. Everything in the price band this calculator defaults to is below it, so the transaction cannot happen regardless of how the numbers look. If the location is what you want, raise the price field to RM2 million or more and look at the top of The Straits View phases — or look at Senibong Cove, reached through the same junction, where the strata product falls under the RM1 million floor instead. On an eligible purchase you would also pay a flat 8% transfer stamp duty from 1 January 2026, a Johor state consent fee of 3% of valuation, minimum RM30,000, and wait one to three months for consent. 柔佛对非公民购买有地住宅的最低价是 RM200 万。这个试算器预设的价带全部在门槛之下，所以不论数字算得多好看，这笔交易都不成立。如果你要的是这个地点，请把价格栏调到 RM200 万以上、看 The Straits View 各期的顶端 —— 或者去看走同一个路口的 Senibong Cove，那里的分层产品适用的是 RM100 万门槛。若买的是合格标的，你另需支付自 2026 年 1 月 1 日起 统一 8% 的转让印花税、柔佛州同意书费 估价 3%、最低 RM30,000，并等待 一至三个月 的同意书。
Tell me your passport and your budget and I will tell you, in one message, whether anything here is legally available to you. 把你的护照与预算告诉我，我用一则讯息回覆你：这里有没有任何一样是你依法买得了的。
Tell me your section and your budget. I will tell you the year it was built.告诉我你要的分区与预算，我告诉你那批房子是哪一年盖的。
In a township that took forty years to build, the section number is worth more than the asking price.在一个盖了四十年的镇区里，分区编号比开价更能说明问题。
A town that works, behind a bridge that does not一个运作良好的镇，卡在一座运作不良的桥后面
✓ Strengths优势
- 1,387 recorded sales in five years. Roughly 277 a year. You are buying into a liquid market where valuers have comparables and sellers have buyers.五年 1,387 笔登记成交，约每年 277 笔。你买进的是一个流动的市场：估价师找得到可比标的，卖家找得到买家。
- Median psf up 9.7% in twelve months, and up in four of the last five yearly readings. On a sample this size that movement means something.近十二个月中位每尺价 +9.7%，最近五次年度读数里有四次上升。在这个样本规模上，这个走势是有意义的。
- Everything is inside the grid — AEON, Permas Mall, Econsave, two secondaries, two primaries, a Tamil primary, mosques, a temple, a council branch, a public nine-hole golf course and a night market. Forty years finished, not promised.该有的都在路网里 —— AEON、Permas Mall、Econsave、两所国中、两所国小、一所淡小、清真寺、庙宇、市政厅分处、一座公共九洞球场，还有夜市。四十年是「已完成」，不是「已承诺」。
- An international school inside the township — R.E.A.L. Schools Johor Bahru Campus, UK curriculum through Cambridge IGCSE, on Jalan Persiaran Sri Plentong.镇区内就有一所国际学校 —— R.E.A.L. Schools 新山校区，英国课程衔接剑桥 IGCSE，位于 Jalan Persiaran Sri Plentong。
- Causeway side, not Second Link side. The CIQ and the RTS terminus at Bukit Chagar are the same short run — the correct geography if you cross at the Causeway.在长堤这一侧，不是二关那一侧。关卡与 Bukit Chagar 的 RTS 总站是同一段短程 —— 如果你走长堤，这才是对的地理位置。
△ Things to weigh需要权衡的
- The bridge is the whole risk. The draft Local Plan 2035 records an average delay of about an hour on the existing crossing. On 18–19 October 2024 and 19 March 2025, a ten-kilometre trip took three hours or more. The third bridge is proposed, not built.那座桥就是全部的风险。地方蓝图 2035 草案记载现有过河路段平均延误约一小时。2024 年 10 月 18 至 19 日与 2025 年 3 月 19 日，十公里的路走了三小时以上。第三座桥目前是规划，不是已建成。
- Flooding is a live question at a river mouth. Flash flooding on Jalan Permas 10/6 is on video, and in December 2023 high tide plus heavy rain flooded 38 locations across Johor Bahru. Ask about the specific street, not the township.河口地带，淹水是真实存在的问题。Jalan Permas 10/6 的闪电水灾有影片纪录；2023 年 12 月涨潮遇大雨，新山有 38 处淹水。请问具体那条街，不要问整个镇区。
- The stock is old. The earliest sections date from the 1980s and the shopoffices from the mid-1990s. Rewiring, replumbing, roofs and back lanes are real costs that do not appear in the asking price.房子旧。最早的分区来自 1980 年代，店屋从 1990 年代中期开始营业。重拉电线、重换水管、屋顶与后巷都是真实成本，而它们不会出现在开价里。
- Landed here is closed to foreign passports. Residential median RM450,000 against a RM2 million floor. Only the newest bungalows and largest semi-Ds clear it, and one bungalow resale was recorded in five years.这里的有地住宅对外国护照关闭。住宅中位价 RM450,000，门槛是 RM200 万。只有最新的独立式与最大的半独立式跨得过，而五年内独立式只登记过一笔二手成交。
- Industry is a neighbour, not a rumour. There is an industrial belt inside the township boundary and Pasir Gudang’s yards and petrochemical plants are fifteen minutes east. That is why the jobs are here and also why the air is not always clean. Both facts are true.工业是邻居，不是传闻。镇区范围内就有一条工业带，巴西古当的船厂与石化厂在东边十五分钟。这是工作机会在这里的原因，也是空气不总是干净的原因 —— 两件事都是真的。
- The town is still only about 80% built out. Roughly 250 acres remain. That means continued construction traffic, and it means the developer is still a competitor when you resell.整个镇区目前约只开发了 80%，尚余约 250 英亩。这代表施工车流会持续，也代表你转售时，发展商仍是你的竞争者。
Permas Jaya FAQPermas Jaya 常见问题
How much does a house in Bandar Baru Permas Jaya cost?Bandar Baru Permas Jaya 的房子多少钱？
NAPIC registered subsale records published by List.my show 1,387 transactions in Bandar Baru Permas Jaya between 2021 and 2026, with an all-property median of RM488,000 at RM372 per square foot. Filtered to residential property only, the median is RM450,000 at RM357 per square foot. Asking prices in 2026 run roughly RM520,000 to RM560,000 for a single-storey terrace, RM620,000 to RM900,000 for a double-storey terrace, about RM1.39 million to RM1.5 million for a cluster home, from about RM1.8 million for a semi-detached house and from about RM3 million for a new bungalow. 根据 NAPIC 登记成交纪录（经 List.my 发布），Bandar Baru Permas Jaya 在 2021 至 2026 年间共 1,387 笔成交，全类型中位价 RM488,000、每平方尺 RM372。只看住宅类，中位价为 RM450,000、每平方尺 RM357。2026 年的挂牌价大致是：单层排屋约 RM520,000 至 RM560,000，双层排屋 RM620,000 至 RM900,000，Cluster 田字屋约 RM139 万至 RM150 万，半独立式约 RM180 万起，全新独立式约 RM300 万起。
Why is Permas Jaya so much cheaper than Senibong Cove next door?为什么 Permas Jaya 比隔壁的 Senibong Cove 便宜这么多？
The two share one approach road, one bridge and one drive to the Causeway, but they are priced differently because they sell different things. Registered records give Bandar Baru Permas Jaya a median of RM372 per square foot across 1,387 transactions, and Senibong Cove RM531 per square foot across 161 transactions. The premium at Senibong Cove buys waterfront frontage, a marina, gated management and a price point that a foreign passport can sometimes reach. Permas Jaya buys the same geography with a far deeper resale market and, over the twelve months to 2026, a rising price per square foot rather than a falling one. 两者共用同一条进出干道、同一座桥、同一段到长堤的车程，价格却差很多，因为它们卖的不是同一样东西。登记纪录显示 Bandar Baru Permas Jaya 在 1,387 笔成交中的中位每尺价为 RM372，Senibong Cove 在 161 笔成交中为 RM531。Senibong Cove 的溢价买到的是临水、码头、门禁管理，以及一个外国护照有机会跨得过的价位。Permas Jaya 买到的是同样的地理位置、深得多的二手市场，以及在截至 2026 年的十二个月里上涨而非下跌的每尺价。
How bad is the traffic on the Permas Jaya bridge?Permas Jaya 大桥的塞车有多严重？
It is the single biggest complaint about this address and it is officially documented. The draft Johor Bahru City Local Plan 2035 records the existing Permas Jaya crossing as frequently congested with an average delay of about one hour. Local reporting names two days when a ten-kilometre journey took drivers three hours or more: 18 and 19 October 2024 during road repairs, and 19 March 2025 during heavy rain. A third bridge from Sri Stulang to Persiaran Senibong, 3.4 kilometres and four lanes each way, has been costed at about RM212 million with construction proposed to start in 2026 and finish around 2030. 这是这个门牌最常被投诉的一点，而且有官方记录。新山市地方蓝图 2035 草案记载，现有的 Permas Jaya 过河路段经常拥堵，平均延误约一小时。本地媒体报道过两个日子：2024 年 10 月 18 至 19 日道路维修期间，以及 2025 年 3 月 19 日大雨期间，十公里的路程花了驾驶者三小时以上。第三座桥的方案为 Sri Stulang 至 Persiaran Senibong，全长 3.4 公里、双向四车道，造价约 RM2.12 亿，计划 2026 年动工、约 2030 年完成。
Can foreigners buy a house in Permas Jaya?外国人可以在 Permas Jaya 买房吗？
Almost never. Johor sets a RM2 million minimum purchase price on landed residential property for non-citizens and RM1 million on strata. With a residential median of RM450,000 and double-storey terraces asking RM620,000 to RM900,000, the ordinary stock in Permas Jaya sits far below the landed threshold. The exceptions are the newest bungalows and the largest semi-detached houses, which are marketed from about RM2 million to RM3 million and would clear it. State Authority consent is still required per transaction, non-citizens pay a flat 8 percent transfer stamp duty from 1 January 2026, and Johor charges a state consent fee of 3 percent of valuation with a RM30,000 minimum. 几乎不行。柔佛对非公民设有有地住宅 RM200 万、分层产权 RM100 万的最低购买价门槛。Permas Jaya 的住宅中位价为 RM450,000，双层排屋挂牌 RM620,000 至 RM900,000，一般存量远低于有地门槛。例外是最新的独立式与最大的半独立式，售价约 RM200 万至 RM300 万起，是跨得过的。每笔交易仍需州政府同意书；自 2026 年 1 月 1 日起非公民转让印花税为统一 8%；柔佛州同意书费为估价的 3%，最低 RM30,000。
Who developed Permas Jaya and how old are the houses?Permas Jaya 是谁开发的？房子有多旧？
Bandar Baru Permas Jaya is a 1,400-acre freehold township developed by Permas Jaya Sdn Bhd, a subsidiary of Bandar Raya Developments Berhad, on land bought in 1981. The developer describes the township as delivering 11,000 units and beyond over more than forty years of development, and reported it as roughly 80 percent built out in 2023 with about 250 acres still to come. That means the housing stock spans four decades: the early sections date from the 1980s and 1990s, while The Straits View phases were launched from 2010 onward and are still being delivered. Bandar Baru Permas Jaya 是一个 1,400 英亩的永久地契镇区，由 Bandar Raya Developments Berhad 旗下的 Permas Jaya Sdn Bhd 开发，土地于 1981 年购入。发展商表示，四十多年来该镇区已交付「11,000 个单位以上」，并在 2023 年报告整体约 80% 已开发完成，尚余约 250 英亩。也就是说，这里的房屋横跨四个年代：早期分区来自 1980 与 1990 年代，而 The Straits View 各期自 2010 年起陆续推出，至今仍在交付。
What schools are there in Permas Jaya?Permas Jaya 有哪些学校？
The township carries a full local school set inside its own road grid: SMK Permas Jaya on Jalan Permas 3/10, SMK Permas Jaya 2 on Jalan Permas 12, SK Permas Jaya 1 and SK Taman Permas Jaya 2, and SJK(T) Permas Jaya on Jalan Permas 3. SJK(C) Pei Hwa 2 sits at Kampung Plentong Baru within the same 81750 postcode. Unusually for eastern Johor Bahru, there is also a private international option inside the township itself, R.E.A.L. Schools Johor Bahru Campus on Jalan Persiaran Sri Plentong, which runs the UK national curriculum through Cambridge IGCSE. Excelsior International School is at Bandar Seri Alam. 这个镇区在自己的路网里就有完整的本地学校：SMK Permas Jaya（Jalan Permas 3/10）、SMK Permas Jaya 2（Jalan Permas 12）、SK Permas Jaya 1 与 SK Taman Permas Jaya 2，以及 SJK(T) Permas Jaya（Jalan Permas 3）。华小 SJK(C) 培华二校位于同属 81750 邮区的 Kampung Plentong Baru。对新山东部而言少见的是，镇区内本身就有一所私立国际学校 —— R.E.A.L. Schools 新山校区，位于 Jalan Persiaran Sri Plentong，采用英国国家课程并衔接剑桥 IGCSE。Excelsior International School 则在 Bandar Seri Alam。
How far is Permas Jaya from Singapore and the RTS terminus?Permas Jaya 距新加坡与 RTS 总站多远？
Permas Jaya sits on the eastern flank of Johor Bahru and crosses at the Causeway rather than the Second Link. The developer puts the Causeway at about 10 kilometres away and the city centre at five to ten minutes when traffic is clear. Route-planner estimates give roughly 12 minutes by car to the Johor Bahru CIQ over about 15 kilometres, 13 minutes to Pasir Gudang, 23 minutes to Senai International Airport and about 31 minutes to Tuas. The RTS Link terminus at Bukit Chagar sits beside the Johor Bahru CIQ, so it is the same drive. Every one of these figures assumes clear traffic, which on this crossing is a large assumption. Permas Jaya 位于新山东翼，走的是长堤而不是二关。发展商称长堤约 10 公里外，路况顺畅时到市中心五至十分钟。路线规划工具的估算是：开车到新山关卡（CIQ）约 15 公里、约 12 分钟；到巴西古当约 13 分钟；到士乃国际机场约 23 分钟；到 Tuas 约 31 分钟。RTS 的 Bukit Chagar 总站就在新山关卡旁，因此是同一段车程。以上每一个数字都以路况顺畅为前提 —— 而在这一段过河路上，这是个很大的前提。
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。
The commercial side of Bandar Baru Permas Jaya百万镇的商业面
Shop lots and shop offices on the same streets — ground-floor rent bands, transacted price per square foot, who actually walks past the door, and what the strip is still missing. Bandar Baru Permas Jaya shop lot guide →同一条街上的店屋与商务办公 — 地面层租金区间、成交每尺价、门口走过的到底是什么人、这条街还缺什么。百万镇店屋指南 →
Everything in mukim Plentong, on one pagePlentong 区的一切，摊在同一页上
All of these are in the same mukim and all use the same roads. Read the volume column and the twelve-month column together — a big move on a small sample is not the same thing as a big move on a large one.以下全部位于同一个 Plentong 区，也走同样的路。请把「成交量」和「近 12 个月」两栏放在一起读 —— 小样本上的大波动，和大样本上的大波动，不是同一回事。
| Area区域 | Recorded sales登记成交 | Median price中位价 | Median psf中位每尺 | psf, last 12m每尺，近 12 个月 |
|---|---|---|---|---|
| Bandar Baru Permas Jaya | 1,387 | RM488,000 | RM370 | +9.7% |
| Senibong Cove 同一路口 | 161 | RM1,151,000 | RM517 | −9.4% |
| Taman Kota Masai | 1,357 | RM360,000 | RM335 | −3.2% |
| Taman Johor Jaya | 952 | RM470,000 | RM336 | +7.4% |
| Taman Scientex | 883 | RM370,000 | RM374 | +3.6% |
| Bandar Seri Alam | 656 | RM460,000 | RM315 | +8.1% |
| Taman Rinting | 569 | RM400,000 | RM273 | −2.3% |
| Taman Megah Ria | 560 | RM450,000 | RM299 | +19.8% |
| Taman Molek | 537 | RM539,000 | RM344 | −1.5% |
Same junction. Two answers. Tell me which one is yours.同一个路口，两个答案。告诉我哪一个是你的。
If you want water, a gate and a managed community, Senibong Cove is the right answer and I will show you that instead. If you want the same postcode, the same commute, a deeper resale market and RM159 a foot back in your pocket, this is it. I sell both, so I have no reason to talk you into the wrong one. 如果你要的是水景、门禁与被管理的社区，Senibong Cove 就是正确答案，我会带你去看那一边。如果你要的是同一个邮区、同一段通勤、更深的二手市场，并且把每尺 RM159 留在自己口袋里，那就是这里。两边我都做，所以我没有理由把你劝到错的那一边。