Taman Pulai Duta: the newest Pulai
estate, priced like the family leader
Taman Pulai Duta：
Pulai 家族最新一员，价格却直逼龙头
Five estates now share the “Pulai” name in this mukim. This is the youngest: a freehold Scientex development inside its 202-acre “Pulai 3” masterplan, the same developer’s third township phase after Taman Pulai Mutiara (2016) and Taman Pulai Mutiara 2 (2019). NAPIC shows 155 recorded subsales since 2021 — but 149 of the 151 residential sales are from 2024 alone, with zero recorded before that. Despite having almost no trading history, its RM375 psf median is already the second-highest of the five Pulai-branded estates, trailing only Pulai Mutiara’s RM401. This page is about what a brand-new address with a one-year track record actually gets you. 这个 mukim 里现在有五个社区共用「Pulai」这个名字。这一个最年轻：由 Scientex 开发的永久地契项目，属于该公司 202 英亩「Pulai 3」总蓝图的一部分 —— 是同一发展商继 2016 年 Taman Pulai Mutiara 与 2019 年 Taman Pulai Mutiara 2 之后的第三个市镇阶段。NAPIC 显示 2021 年以来 155 笔登记转售 —— 但 151 笔住宅成交中 149 笔全来自 2024 年，此前挂零。尽管几乎没有交易历史，它的 每尺 RM375 中位价已经是五个 Pulai 系社区中第二高，仅次于 Pulai Mutiara 的 RM401。这一页要谈的，是一个只有一年交易纪录的全新门牌，实际能换来什么。
© Nigos · CC BY-SA 4.0 · Wikimedia CommonsTaman Pulai Duta in 30 seconds30 秒看懂 Taman Pulai Duta
- What it is: a freehold estate in Kangkar Pulai, Skudai, developed by Scientex Berhad as part of its 202-acre “Pulai 3” masterplan — the same developer’s third township phase in this corridor, after Taman Pulai Mutiara (2016) and Taman Pulai Mutiara 2 (2019). 它是什么：位于 Skudai 江加蒲莱（Kangkar Pulai）的永久地契项目，由 Scientex Berhad 开发，属于该公司 202 英亩「Pulai 3」总蓝图的一部分 —— 是同一发展商在这一走廊的第三个市镇阶段，接续 2016 年的 Taman Pulai Mutiara 与 2019 年的 Taman Pulai Mutiara 2。
- The number that matters: 155 NAPIC-recorded subsales since 2021, at a median RM522,000 and RM375 psf — but 149 of the 151 residential sales are from 2024 alone. This is the only Pulai-branded estate in this series with essentially one year of trading history. 关键数字：2021 年以来 NAPIC 登记 155 笔转售，中位价 RM522,000、每尺 RM375 —— 但 151 笔住宅成交里 149 笔全来自 2024 年。这是本系列里唯一一个交易历史基本只有一年的 Pulai 系社区。
- One product, no strata. Every recorded residential sale is a double-storey terrace house — unlike its four Pulai-named neighbours, this address has no recorded low-cost flat, condo, semi-D or bungalow segment. 只有一种产品，没有分层住宅。每一笔登记的住宅成交都是双层排屋 —— 与另外四个 Pulai 系邻区不同，这里没有登记的廉价组屋、公寓、半独立式或独立式。
- Priced like the veteran, not the newcomer. RM375 psf trails only Taman Pulai Mutiara’s RM401 among the five Pulai-branded estates, and beats Sri Pulai Perdana, Pulai Indah and Pulai Utama — despite having no multi-year price history to justify it against. 定价像老大哥，不像新面孔。每尺 RM375，在五个 Pulai 系社区中仅次于 Taman Pulai Mutiara 的 RM401，高于 Sri Pulai Perdana、Pulai Indah 与 Pulai Utama —— 尽管它并没有多年价格纪录可以佐证这个定位。
- The honest catch: with resale history concentrated in a single year, this page’s price-trend chart has nothing to draw — the first time in this five-page series that has happened. Treat every figure here as a snapshot of one launch cohort, not a track record. 诚实提醒：转售历史集中在单一年份，本页的价格走势图画不出线 —— 这是本系列五页中第一次出现这种情况。请把这里的每个数字当成一个批次的快照，而不是长期纪录。
Kangkar Pulai and the wider Pulai 3 corridor江加蒲莱与 Pulai 3 大走廊
Taman Pulai Duta itself has no dedicated photography on Wikimedia Commons — unsurprising for an estate whose own resale history only starts in 2024. What follows is honestly captioned: the corridor and landmarks Scientex itself names for this masterplan, and neighbouring Pulai-family estates where noted as such — not Taman Pulai Duta’s own private streets. Taman Pulai Duta 本身在 Wikimedia Commons 上没有专属影像 —— 对一个转售历史从 2024 年才开始的社区并不意外。以下图说均如实标注：Scientex 官方为这个总蓝图点名的走廊与地标，以及标注清楚的 Pulai 系邻区 —— 不是 Taman Pulai Duta 自己的内部街道。
The 2024 cohort, not yet a settled community2024 年批次，还不是安定的社区
Every recorded resale here traces back to buyers who took vacant possession within the last two years. There is no multi-generation resident base to describe yet — only who bought in, and why.这里每一笔登记转售，都能追溯到过去两年内才拿到钥匙的买家。目前还没有多代同堂的住户底蕴可以描述 —— 只有谁买了、为什么买。
The first-wave upgrader第一波换屋者
151 of 151 recorded residential sales are double-storey terrace houses at 1,389–1,485 sq ft — the estate’s only product so far. Buyers who wanted a brand-new, freehold terrace in the established Pulai/Skudai corridor without paying Bukit Indah or Horizon Hill prices.151 笔登记住宅成交全是 1,389–1,485 平方尺的双层排屋 —— 目前社区唯一的产品。这些买家想要在成熟的 Pulai／Skudai 走廊里买到全新永久地契排屋，又不想付 Bukit Indah 或 Horizon Hill 的价钱。
The flipper testing a new launch试水新盘的短线买家
A handful of 2024-vintage units already resold within months at prices above the launch band — including one 1,485 sq ft unit at RM809,000 in January 2025, far above its size band’s typical RM431,000–585,000. Whether that is genuine appreciation or a one-off is not yet knowable from four data points.少数 2024 年批次的单位在几个月内就以高于原始区间的价格转手 —— 包括一笔 1,485 平方尺单位在 2025 年 1 月卖出 RM809,000，远高于该尺寸区间常见的 RM431,000–585,000。这究竟是真实涨幅还是个别现象，光靠几个数据点还说不准。
The Scientex repeat buyerScientex 老客户
Scientex has sold landed housing in this exact corridor since Taman Pulai Mutiara’s 2016 launch. Some Pulai Duta buyers are plausibly repeat or referred buyers who already own, or previously owned, in an earlier Scientex Pulai phase — this page has not surveyed buyers to confirm the proportion.Scientex 自 2016 年 Taman Pulai Mutiara 推出以来，就一直在这条走廊卖有地住宅。部分 Pulai Duta 买家很可能是已经或曾经拥有较早 Scientex Pulai 期数单位的老客户或转介客户 —— 本页未做买家调查以确认实际比例。
The commercial-lot investor店铺投资者
All 4 recorded double-storey shop sales happened in Jan–Apr 2025, at RM809,000–909,000 — commercial buyers moving in slightly behind the residential wave, betting on the estate’s own eventual retail footfall.全部 4 笔登记双层店铺成交都发生在 2025 年 1 至 4 月，成交价 RM809,000–909,000 —— 商业买家比住宅热潮稍晚进场，押注社区未来自身的零售人流。
A Sunday in a one-year-old estate一个一岁社区的星期天
This is not yet a settled rhythm — it is a construction-adjacent, still-filling-up one. Roadworks, new turf, and neighbours who mostly moved in within the same twelve months.这里还没有安定下来的生活节奏 —— 更像是工地边缘、还在填满的状态。施工中的道路、新铺的草皮，以及大多在同一年内搬进来的邻居。
Traffic funnels onto Jalan Kangkar Pulai, the estate’s frontage road — Google Street View shows active roadworks and a 30 km/h zone along it, checked for this page in September 2026.车流汇入社区正面主道 Jalan Kangkar Pulai —— 本页于 2026 年 9 月查验的 Google 街景显示这条路上有施工中路段与 30 公里限速区。
Neighbouring Scientex phases — The Oaks, The Sakura, Aurora — are still under construction per Scientex’s own site, so hoarding and site traffic are a live part of the daily backdrop, not a historical footnote.邻近的 Scientex 期数 —— The Oaks、The Sakura、Aurora —— 依 Scientex 官网仍在施工，围篱与工地车流是日常背景的一部分，不是历史注脚。
Errands mean a drive out to Kangkar Pulai’s older town centre or further to AEON Taman Universiti — Scientex’s own masterplan page names Econsave and AEON as the nearby supermarkets, not a mall inside Pulai Duta itself.办事要开车到较老的江加蒲莱市镇中心，或更远的 AEON Taman Universiti —— Scientex 自己的总蓝图页面点名 Econsave 与 AEON 是邻近超市，而不是 Pulai Duta 境内自带商场。
The commercial row off Jalan Taman Pulai Duta is still filling in — only 4 shop lots have resold on NAPIC so far, all in early 2025, which points to a retail strip that is early in its leasing cycle.Jalan Taman Pulai Duta 沿线的商业排还在填满 —— NAPIC 目前只有 4 间店铺转手，全在 2025 年初，显示这条零售街还处于招租周期的早期。
No dedicated recreational park has been independently confirmed for Pulai Duta itself, unlike Taman Sri Pulai Perdana’s 27-acre park or Taman Pulai Utama’s U Mall — this is a genuine gap this page could not fill from public sources.与 Taman Sri Pulai Perdana 的 27 英亩公园或 Taman Pulai Utama 的 U Mall 不同，Pulai Duta 本身没有独立查证到专属休闲公园 —— 这是本页无法从公开资料补上的真实缺口。
Quiet at night on the numbered residential roads off Jalan Kangkar Pulai and Jalan Duta — new terrace rows with little through-traffic, per the street-level checks below.夜里，Jalan Kangkar Pulai 与 Jalan Duta 旁编号的住宅道路相对安静 —— 依下方街景查验，新排屋街区过境车流不多。
Beside the Second Link, inside Scientex’s Pulai 3紧邻第二通道，位于 Scientex 的 Pulai 3
Taman Pulai Duta sits in Kangkar Pulai, Skudai, within Scientex’s 202-acre “Pulai 3” masterplan — the same company’s third township phase in this corridor. Scientex describes the site as beside the Second Link Expressway, reachable via the Bandar Pulai Jaya interchange (Exit 305) about 3 km away, with the North-South Expressway’s Exit 253 also nearby. The building plan for one active sub-phase (The Pines, SP31) was approved by Majlis Bandaraya Iskandar Puteri (MBIP) in late 2023. This page has not independently timed drive routes; the figures below are Scientex’s own published claims. Taman Pulai Duta 位于 Skudai 的 江加蒲莱（Kangkar Pulai），属于 Scientex 202 英亩 「Pulai 3」 总蓝图 —— 是同一公司在这一走廊的第三个市镇阶段。Scientex 形容该地段紧邻 第二通道大桥，经 Bandar Pulai Jaya 匝道（Exit 305）约 3 公里可达，附近也有南北大道 Exit 253 出入口。其中一个活跃期数（The Pines，SP31）的建筑图于 2023 年底获 依斯干达公主城市议会（MBIP） 批准。本页未独立测量车程时间；以下数字均为 Scientex 自己发布的说法。
| Destination目的地 | Distance / drive距离／车程 |
|---|---|
| Bandar Pulai Jaya interchange, Second Link Expwy (Scientex) | ≈3 km |
| North-South Expressway, Exit 253 (Scientex) | nearby附近 |
| Kangkar Pulai town centre | short drive车程不远 |
| AEON Taman Universiti / Econsave (Scientex) | nearby附近 |
| Johor Bahru city centre, Senai Airport, JPO, LEGOLAND (Scientex) | “a short leisurely drive”「悠闲车程之内」 |
Named by the developer, not yet proven on the ground发展商点了名，但还没有实地验证
Every school and hospital below comes from Scientex’s own Pulai 3 masterplan page, not an independent survey. Treat these as the developer’s pitch, then verify.以下每一所学校与医院都来自 Scientex 自己的 Pulai 3 总蓝图页面，不是独立调查。请把这些当发展商的说法，再自行核实。
Roads道路
Scientex markets the site as beside the Second Link Expressway via the Bandar Pulai Jaya interchange (Exit 305), about 3 km away, with North-South Expressway Exit 253 also nearby. Street View shows active roadworks and a 30 km/h zone on the estate’s own Jalan Kangkar Pulai frontage as of the checks below — a live construction corridor, not a finished one.Scientex 将此地行销为紧邻第二通道大桥，经 Bandar Pulai Jaya 匝道（Exit 305）约 3 公里，附近也有南北大道 Exit 253。街景显示社区正面 Jalan Kangkar Pulai 目前仍有施工路段与 30 公里限速区（详见下方查验）—— 是一条仍在施工的走廊，还没完工。
Schools学校便利
Scientex’s Pulai 3 page names SJKC Woon Hwa, SK Kangkar Pulai 2, SMK Kangkar Pulai 2 and Tenby International School as nearby, with UTM and EduCity Iskandar for tertiary education. This page has not independently confirmed catchment zones for a Pulai Duta unit specifically.Scientex 的 Pulai 3 页面点名附近有 SJKC 培华、SK Kangkar Pulai 2、SMK Kangkar Pulai 2 与 Tenby International School，高等教育则有 UTM 与 EduCity Iskandar。本页未针对 Pulai Duta 具体单位独立核实学区。
Healthcare & retail医疗与零售
Scientex names Columbia Asia Hospital and Gleneagles Hospital Medini Johor for healthcare, and Econsave plus AEON Taman Universiti for daily retail — none of them inside Pulai Duta’s own boundary, unlike Taman Pulai Utama’s on-site U Mall.Scientex 医疗方面点名 Columbia Asia Hospital 与 Gleneagles Hospital Medini Johor，日常零售则是 Econsave 与 AEON Taman Universiti —— 都不在 Pulai Duta 自己的边界内，不像 Taman Pulai Utama 境内自带 U Mall。
Same builder as the family’s most expensive estate — with none of its track record跟家族最贵社区同一个建商 —— 却没有它的成交纪录
Pulai Mutiara is “still building.” Pulai Indah is “the finished one.” Pulai Utama is “the cheapest.” Sri Pulai Perdana is “the middle child with a park.” Pulai Duta’s case rests on lineage and price momentum it has not yet proven with time. Pulai Mutiara 的故事是「还在盖」。Pulai Indah 是「盖完了的那个」。Pulai Utama 是「最便宜」。Sri Pulai Perdana 是「带公园的中间小孩」。Pulai Duta 的论点建立在血统与价格势头上 —— 但还没有时间去证明它。
Same developer as the family’s price leader跟家族价格龙头是同一个发展商
Scientex built Taman Pulai Mutiara (RM401 psf, the family’s most expensive) and Taman Pulai Mutiara 2 before this. Pulai Duta is that developer’s third phase in the same corridor — the pitch is continuity of build quality and estate management, not a new, unproven builder. Scientex 先前建了 Taman Pulai Mutiara（每尺 RM401，家族最贵）与 Taman Pulai Mutiara 2。Pulai Duta 是这个发展商在同一走廊的第三期 —— 卖点是施工品质与社区管理的延续性，不是一个陌生、未经验证的建商。
One product, no strata to drag the median down单一产品，没有分层住宅拉低中位数
Every recorded residential sale is a double-storey terrace house. Unlike its four Pulai-named neighbours, there is no low-cost flat or condo segment dragging the estate’s median psf down — the RM375 figure reflects one product tier, not a blend. 每一笔登记住宅成交都是双层排屋。与另外四个 Pulai 系邻区不同，这里没有廉价组屋或公寓类别拉低社区中位每尺价 —— RM375 这个数字反映的是单一产品层级，不是混合平均。
Beside the Second Link, on Scientex’s own claim依 Scientex 说法，紧邻第二通道
Scientex markets the masterplan as beside the Second Link Expressway, about 3 km from the Bandar Pulai Jaya interchange — a Singapore-facing connection none of the other four Pulai-named estates’ own pages foreground the same way. Scientex 将总蓝图行销为紧邻第二通道大桥，距 Bandar Pulai Jaya 匝道约 3 公里 —— 这是另外四个 Pulai 系社区页面都没有以同样方式强调的面向新加坡的连结。
Second-highest psf, zero-year track record价格第二高，却没有年资
RM375 psf beats three of its four Pulai-named neighbours despite having no multi-year appreciation history to point to. Either the market is pricing in the Scientex brand and the Second Link location ahead of time, or early resales are simply thin and unrepresentative — this page cannot tell you which. 每尺 RM375，打败了四个 Pulai 系邻区中的三个，尽管它没有多年涨幅纪录可以佐证。要么市场提前把 Scientex 品牌与第二通道地段的价值算进去了，要么早期转售样本就是薄且不具代表性 —— 本页无法告诉你是哪一种。
A masterplan still under active construction总蓝图仍在积极施工中
Scientex lists seven ongoing sub-phases in Pulai 3 as of this page’s research (The Pines, The Oaks, The Oaks 2, The Sakura, The Sakura 2, The Pulai Uptown commercial, Aurora, plus RMMJ affordable blocks) — meaning years more construction, hoarding and site traffic around Pulai Duta before the masterplan is finished. 依本页查证时点，Scientex 在 Pulai 3 列出七个仍在进行的子期数（The Pines、The Oaks、The Oaks 2、The Sakura、The Sakura 2、The Pulai Uptown 商业区、Aurora，加上 RMMJ 可负担组屋）—— 意味着 Pulai Duta 周边还要再经历数年施工、围篱与工地车流，总蓝图才会真正完工。
The thinnest, youngest sample in the family家族里最薄、最年轻的样本
155 recorded transactions since 2021, with 149 of the 151 residential sales from 2024 alone. Every other Pulai-branded estate in this series has at least four calendar years of resale history; this one has essentially one. 2021 年以来 155 笔登记成交，151 笔住宅里 149 笔全来自 2024 年一年。本系列其他每一个 Pulai 系社区都至少有四个年度的转售历史；这一个基本上只有一年。
And the questions the listing photos will not raise以及放盘照片不会提的问题
🏗️ If you’re buying into a brand-new address如果你要买的是一个全新门牌
✈️ If you’re buying from outside Malaysia如果你人在马来西亚以外
A frontage road that is still a construction corridor正面主道仍是施工中的走廊
NAPIC records the estate’s internal roads only generically, as “Off Jalan Kangkar Pulai” — Jalan Duta and the numbered Jalan Pulai Duta roads are what buyers and Scientex’s own listings use. All five panoramas below were checked in person for this page, including two negative controls (open sea, dense forest) to confirm the method actually distinguishes covered from uncovered points. NAPIC 只笼统记录社区内部道路为「Off Jalan Kangkar Pulai」——买家与 Scientex 自己的挂牌用的是 Jalan Duta 与编号的 Jalan Pulai Duta 道路。以下五幅街景均为本页亲自查验，包括两个控制组（外海、密林）以确认方法确实能分辨有／无影像覆盖的坐标。
One recorded type on resale, a bigger one on new launch转售只有一种登记户型，新盘则更大
Every recorded residential subsale is a double-storey terrace house. Two sizes turn up in the transaction records, and a third, larger size is what Scientex is currently selling direct — these are not interchangeable. 每一笔登记的住宅转售都是双层排屋。成交纪录中出现两种面积，而 Scientex 目前直接销售的第三种面积更大 —— 三者不能混为一谈。
Double-storey terrace, ~1,389 sq ft双层排屋，约 1,389 平方尺
Double-storey terrace, ~1,485 sq ft双层排屋，约 1,485 平方尺
Double-storey shop lot双层店铺单位
| Sub-phase子期数 | Units户数 | Type类型 | Status (Scientex, 2026-09)状态 （Scientex，2026-09） |
|---|---|---|---|
| The Pines (SP31) | 342 | Landed terrace有地排屋 | Under construction施工中 |
| The Oaks (SP32A) | 272 | Landed terrace有地排屋 | Under construction施工中 |
| The Oaks 2 (SP32B) | 235 | Landed terrace有地排屋 | Under construction施工中 |
| The Sakura (SP33A) | 215 | Landed terrace有地排屋 | Under construction施工中 |
| The Sakura 2 (SP33B) | 207 | Landed terrace有地排屋 | Open for sale销售中 |
| The Pulai Uptown (SP34) | 105 | Commercial商业 | Under construction施工中 |
| Aurora (SP35) | 200 | Landed terrace有地排屋 | Open for sale销售中 |
| RMMJ B (SP10) / RMMJ C (SP36A/B) | 210 / 124 / 142 | Affordable homes (RMMJ)可负担组屋（RMMJ） | Under construction / open for sale施工中／销售中 |
The Pulai family, now five estatesPulai 家族，现在是五个社区
Pulai Duta sits second of fivePulai Duta 排在五者中的第二
Almost entirely one product, one year几乎全是单一产品、单一年份
149 of 155 recorded transactions (96%) are 2024 terrace resales. Nothing at all is recorded for 2021, 2022 or 2023 — the clearest possible signature of a first-handover estate, not an established one. 155 笔登记成交中，149 笔（96%）是 2024 年的排屋转售。2021、2022、2023 年完全没有登记 —— 这是首次交屋社区最清楚的统计特征，而不是一个成熟社区。
RM431,000 to RM909,000, across two recorded types两种登记类型，从 RM431,000 到 RM909,000
Registered subsale transactions, residential: median RM521,000 at RM375 psf (2021–2026, effectively all 2024–2025). Commercial only: median RM809,000 at RM271 psf, on just 4 sales. 登记转售成交，住宅：中位 RM521,000、每尺 RM375（2021–2026，实际上集中在 2024–2025 年）。仅商业：中位 RM809,000、每尺 RM271，仅 4 笔成交。
| Type类型 | Sales笔数 | Observed price range观察到的价格区间 | Approx. psf range约略每尺价区间 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|
| Terrace, ~1,389 sq ft排屋，约 1,389 平方尺 | ~128 | RM439,000–527,000 | RM316–380 | No |
| Terrace, ~1,485 sq ft排屋，约 1,485 平方尺 | ~21 | RM431,000–809,000 (1 outlier) | RM290–545 | No |
| All residential, recorded median全部住宅，登记中位 | 151 | RM521,000 | RM375 | No unit clears RM2m没有单位跨过 RM200 万 |
| Double-storey shop lot双层店铺 | 4 | RM809,000–909,000 | RM263–295 | No |
One year of data — not yet a trend只有一年数据 —— 还画不出趋势
Source: NAPIC (JPPH) registered transaction records via List.my. Records lag roughly six months. Only years with at least 10 recorded residential transactions are plotted.来源：NAPIC（JPPH）登记成交纪录，经 List.my。资料约滞后半年。只有登记住宅成交至少 10 笔的年份才会入图。
Why this chart has nothing to draw这张图为什么画不出线
A trend needs at least three qualifying years. Taman Pulai Duta has exactly one — 2024, with 149 recorded residential transactions at a median RM375 psf. 2021–2023 recorded zero sales, and 2025’s roughly 2 residential sales fall well short of the 10-transaction floor this chart requires. This is the first estate in this five-page Pulai series where that happens. 趋势线至少需要三个达标年份。Taman Pulai Duta 恰好只有一个 —— 2024 年，149 笔登记住宅成交，中位每尺 RM375。2021–2023 年登记成交为零，2025 年约 2 笔住宅成交也远低于本图表要求的 10 笔门槛。这是本系列五个 Pulai 页面中第一次出现这种情况。
Annual trend年度走势
Honestly, this is not your address either老实说，这也不是你的门牌
Johor bars non-citizens from landed property below RM2 million and strata property below RM1 million. Taman Pulai Duta’s highest recorded sale — a shop lot at RM909,000 — clears neither line. 柔佛禁止非公民购买 RM200 万 以下的有地住宅，以及 RM100 万 以下的分层住宅。Taman Pulai Duta 登记最高的一笔成交 —— 店铺 RM909,000 —— 两条线都没跨过。
Monthly repayment每月供款
Defaults set to the recorded residential median of RM521,000.预设值为登记住宅成交中位价 RM521,000。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM521,000, the estate’s residential median. At this price point, almost every buyer here is a Malaysian citizen or PR — foreign eligibility simply does not apply to most units.预设 RM521,000，社区住宅中位价。在这个价位，这里几乎每一位买家都是马来西亚公民或永久居民 —— 外籍资格问题对多数单位根本不适用。
Johor requires a minimum of RM2 million for landed property and RM1 million for strata property. Nothing recorded at Taman Pulai Duta reaches either threshold — the highest recorded sale is RM909,000 for a shop lot. This calculator’s numbers are for reference only; as a foreign buyer you would not be eligible to complete on almost any unit in this estate. 柔佛规定有地住宅最低 RM200 万、分层住宅最低 RM100 万。Taman Pulai Duta 登记的任何户型都够不到这两条线 —— 最高的一笔登记成交是店铺的 RM909,000。这个试算器的数字仅供参考；作为外籍买家，你在这个社区里几乎任何单位都不具备完成交易的资格。
Ask me about landed estates elsewhere in this series that do clear the RM2m line. 可以问我本系列里真正跨过 RM200 万门槛的有地社区。
Resold 2024 stock, or brand-new from Scientex? Tell me which.2024 年转售存货，还是 Scientex 全新单位？告诉我你要哪一种。
Two very different products share this address — a 1,389–1,485 sq ft resale and a 1,670 sq ft new-launch. The right question is not “is Pulai Duta good” but “which phase, which size, and at what price”.这个地址下藏着两种截然不同的产品 —— 1,389–1,485 平方尺的转售，与 1,670 平方尺的新盘。该问的不是「Pulai Duta 好不好」，而是「哪一期、哪一种面积、什么价钱」。
Real Scientex pedigree, real second-highest price, and almost no track record to back either up真实的 Scientex 血统、真实的价格第二高，但几乎没有纪录能证实两者
✓ Strengths优势
- Same developer as the family’s most expensive estate. Scientex built Taman Pulai Mutiara before this — continuity of build quality and estate management is a real, if unproven-here, claim.与家族最贵社区同一个发展商。Scientex 先前建了 Taman Pulai Mutiara —— 施工品质与社区管理的延续性，是一个真实但尚未在此验证的主张。
- Genuinely close to the Second Link, per the developer. About 3 km from the Bandar Pulai Jaya interchange — a Singapore-facing connection this page’s other four Pulai-named pages do not foreground.依发展商说法，真的靠近第二通道。距 Bandar Pulai Jaya 匝道约 3 公里 —— 本系列另外四个 Pulai 系页面都没有以同样方式强调的新加坡面向连结。
- Freehold, single-product simplicity. Every recorded residential sale is the same double-storey terrace type — no strata mix to complicate valuation, for buyers who want that clarity.永久地契，单一产品简单明了。每一笔登记住宅成交都是同一种双层排屋 —— 对想要这种清晰度的买家，没有分层住宅混杂来搞乱估值。
- Brand-new stock, minimal wear. Almost every unit changed hands for the first time within the last two years — none of the deferred-maintenance questions that come with a 2010–2011-era estate.全新存货，几乎没有磨损。几乎每一个单位都是过去两年内首次转手 —— 没有 2010–2011 年代社区常见的延迟维护问题。
△ Things to weigh需要权衡的
- Essentially one year of trading history. 149 of 151 residential sales are from 2024 alone, with zero in 2021–2023. The price-trend chart on this page is empty as a direct result — the first time that has happened in this five-page series.交易历史基本上只有一年。151 笔住宅成交中 149 笔全来自 2024 年，2021–2023 年挂零。本页的价格走势图因此留白 —— 这是本系列五页中第一次出现这种情况。
- Second-highest price with the shortest track record. RM375 psf is not yet backed by years of appreciation data the way Pulai Mutiara’s RM401 is — it could hold, or it could soften once more resale years accumulate.价格第二高，纪录却最短。每尺 RM375 还没有像 Pulai Mutiara 的 RM401 那样有多年涨幅数据撑腰 —— 未来可能守住，也可能在累积更多转售年份后回软。
- Still inside an active construction zone. Scientex lists multiple Pulai 3 sub-phases as under construction or open for sale as of this page’s research — years more hoarding, site traffic and dust before the masterplan is done.仍位于积极施工的区域内。依本页查证，Scientex 列出多个 Pulai 3 子期数仍在施工或销售中 —— 总蓝图真正完工前，还要再经历数年围篱、工地车流与尘土。
- No confirmed on-site amenity. Unlike Sri Pulai Perdana’s park or Pulai Utama’s mall, this page could not independently confirm a signature recreational facility inside Pulai Duta’s own boundary.没有查证到确认的自有设施。与 Sri Pulai Perdana 的公园或 Pulai Utama 的商场不同，本页未能独立查证到 Pulai Duta 自己边界内的招牌休闲设施。
- No estate-internal Street View coverage yet. Every panorama on this page is along the estate’s frontage road or a neighbouring address — Google has not yet mapped the numbered internal roads, a genuine gap for a this-new estate.社区内部道路尚无街景覆盖。本页每一幅街景都在社区正面主道或邻近地址上 —— Google 尚未收录编号的内部道路，这是新社区常见的真实缺口。
Taman Pulai Duta FAQTaman Pulai Duta 常见问题
What is Taman Pulai Duta and who developed it?Taman Pulai Duta 是什么、是谁开发的？
Taman Pulai Duta is a freehold residential and commercial estate in Kangkar Pulai, Skudai, Mukim Pulai, Johor Bahru district. It is developed by Scientex Berhad as part of its 202-acre “Pulai 3” masterplan, the company’s third township phase in this corridor after Taman Pulai Mutiara (launched 2016) and Taman Pulai Mutiara 2 (late 2019). NAPIC records show subsale transactions starting only in 2024, consistent with a recently completed first phase; Scientex’s current active sub-phases in the same masterplan, including a 342-unit terrace phase called The Pines (SP31), remain listed as under construction with an expected completion around January 2026. Taman Pulai Duta 是位于新山县 Mukim Pulai、士古来江加蒲莱（Kangkar Pulai）的永久地契住宅与商业地段。由 Scientex Berhad 开发，属于该公司 202 英亩「Pulai 3」总蓝图的一部分 —— 是该公司在这个走廊的第三个市镇阶段，接续 2016 年推出的 Taman Pulai Mutiara 与 2019 年底的 Taman Pulai Mutiara 2。NAPIC 纪录显示转售成交从 2024 年才开始，与刚完工的首期相符；Scientex 目前在同一总蓝图下仍在销售的阶段，包括一个 342 户的排屋期「The Pines」（SP31），官网仍标示为施工中，预计 2026 年 1 月完工。
How much does a house in Taman Pulai Duta cost?Taman Pulai Duta 的房子要多少钱？
NAPIC-recorded subsale transactions show 155 registrations between 2021 and 2026, all types combined, at a median of RM522,000 and RM375 per square foot. Of these, 151 are double-storey terrace houses (the only recorded residential type), median RM521,000 at RM375 psf, transacted mainly at two sizes: about 1,389 sq ft (roughly 128 of 151 sales, sampled price band roughly RM439,000–RM527,000) and about 1,485 sq ft (about 21 sales, roughly RM431,000–RM809,000, the top end being one outlier sale). The remaining 4 are double-storey shop lots, median RM809,000 at RM271 psf. NAPIC 登记的转售成交，2021 至 2026 年间全类型合计 155 宗，中位价 RM522,000、每尺 RM375。其中 151 宗是双层排屋（唯一登记的住宅类型），中位价 RM521,000、每尺 RM375，主要有两种成交面积：约 1,389 平方尺（151 宗中约 128 宗，抽样价格带约 RM439,000–RM527,000）与约 1,485 平方尺（约 21 宗，约 RM431,000–RM809,000，高端为一笔特例成交）。其余 4 宗为双层店铺单位，中位价 RM809,000、每尺 RM271。
Why did almost all of Taman Pulai Duta’s transactions happen in 2024?为什么 Taman Pulai Duta 几乎所有成交都发生在 2024 年？
Because the estate is genuinely new. Of the 151 recorded double-storey terrace sales, 149 were registered in 2024 and only about 2 in 2025; NAPIC shows zero recorded transactions in 2021, 2022 or 2023. That pattern is the statistical signature of a first-handover estate entering the resale market in a single year, not an established community with a multi-year trading history. This page’s price-trend chart is left empty as a result — there are not yet three years with at least 10 recorded transactions each to plot. 因为这个社区真的很新。151 宗登记的双层排屋成交中，149 宗登记于 2024 年，2025 年只有约 2 宗；NAPIC 在 2021、2022、2023 年的登记均为零。这个模式正是「首次交屋、单一年份集中进入二手市场」社区的统计特征，而不是一个有多年交易历史的成熟社区。因此，本页的价格走势图留白 —— 目前还没有三个、每年至少 10 笔成交的年份可以画成线。
Where does Taman Pulai Duta rank among the Pulai-named estates on price?Taman Pulai Duta 在 Pulai 系社区中的价格排第几？
Second-highest of the five Pulai-branded estates compared in this series. Recorded median psf runs from RM401 at Taman Pulai Mutiara down to RM299 at Taman Pulai Utama, with Taman Pulai Duta at RM375 sitting just below Pulai Mutiara and above Taman Sri Pulai Perdana (RM333), Taman Pulai Indah (RM311) and Taman Pulai Utama (RM299). That is a notably high price for the estate with by far the shortest trading history — all of it built on a single year of resales. 在本系列比较的五个 Pulai 品牌社区中排第二高。登记中位每尺价从 Taman Pulai Mutiara 的 RM401 到 Taman Pulai Utama 的 RM299，Taman Pulai Duta 的 RM375 仅次于 Pulai Mutiara，高于 Taman Sri Pulai Perdana（RM333）、Taman Pulai Indah（RM311）与 Taman Pulai Utama（RM299）。对一个交易历史最短、且全部建立在单一年份转售之上的社区而言，这是相当高的价格。
Is Taman Pulai Duta the same as “The Pines”?Taman Pulai Duta 跟「The Pines」是同一个吗？
Not exactly. “The Pines” (Scientex project code SP31) is one specific 342-unit phase within the broader Pulai Duta address, with a larger 1,670 sq ft built-up on 18′ × 65′ land, priced by the developer from RM564,000 to RM825,000, and listed by Scientex as still under construction with expected completion around January 2026. The units already appearing in NAPIC’s 2024–2025 resale records are smaller (1,389–1,485 sq ft), which points to an earlier, already-completed phase of the same Pulai Duta masterplan rather than The Pines itself. Confirm which specific phase and unit you are looking at before comparing prices across them. 不完全是。「The Pines」（Scientex 项目代号 SP31）是 Pulai Duta 大地址下的一个特定期数，共 342 户，建筑面积较大（1,670 平方尺，地皮 18 尺 x 65 尺），发展商定价 RM564,000 至 RM825,000，Scientex 官网标示仍在施工中，预计 2026 年 1 月完工。而目前已出现在 NAPIC 2024–2025 转售纪录中的单位面积较小（1,389–1,485 平方尺），显示那是同一个 Pulai Duta 总蓝图下较早、已经完工的期数，而非 The Pines 本身。比较价格前，请先确认你看的是哪一个具体期数与单位。
Can foreigners buy property in Taman Pulai Duta?外国人可以买 Taman Pulai Duta 吗？
In practice, no. Johor sets a minimum purchase price of RM1 million for non-citizens buying strata property and RM2 million for landed property. Every recorded transaction at Taman Pulai Duta — terrace houses up to about RM585,000 (excluding one outlier) and shop lots up to RM909,000 — sits well below both thresholds. This is a market for Malaysian citizens and permanent residents. 实际上不行。柔佛规定非公民购买分层产业最低 RM100 万、有地产业最低 RM200 万。Taman Pulai Duta 登记的每一笔成交 —— 排屋最高约 RM585,000（不含一笔特例）、店铺最高 RM909,000 —— 都远低于这两条门槛。这是为马来西亚公民与永久居民打造的市场。
How far is Taman Pulai Duta from the Second Link Expressway and Singapore?Taman Pulai Duta 离第二通道与新加坡有多远？
Scientex, the developer, describes Taman Pulai Duta as sitting beside the Second Link Expressway, reachable via the Bandar Pulai Jaya interchange (Exit 305) about 3 km away, with the North-South Expressway’s Exit 253 also nearby. Scientex describes Johor Bahru city centre, Senai International Airport, Johor Premium Outlets and LEGOLAND Malaysia Resort as within “a short leisurely drive” without stating exact minutes, and this page has not run an independent routing check to add precise drive times. Treat the 3 km figure as the developer’s own claim and verify timing at the hour you would actually travel. 发展商 Scientex 描述 Taman Pulai Duta 比邻第二通道大桥，经 Bandar Pulai Jaya 匠道（Exit 305）约 3 公里可达，附近也有南北大道 Exit 253 出入口。Scientex 形容新山市中心、士乃国际机场、新山名牌城与乐高乐园度假区都在「悠闲车程之内」，但没有给出确切分钟数，本页也未针对这一点重新做独立路线查询。请把 3 公里数字当作发展商自己的说法，并在你实际会出门的时段自行核实车程。
What schools and hospitals serve Taman Pulai Duta?Taman Pulai Duta 附近有哪些学校与医院？
Per Scientex’s own masterplan page for this township, nearby schools include SJKC Woon Hwa, SK Kangkar Pulai 2, SMK Kangkar Pulai 2 and Tenby International School, with Universiti Teknologi Malaysia (UTM) and EduCity Iskandar for tertiary education. Nearby healthcare listed by the same source includes Columbia Asia Hospital and Gleneagles Hospital Medini Johor. These are the developer’s own claims for the wider masterplan rather than an independently verified catchment for a specific unit — confirm current enrolment and coverage before relying on any single school. 根据 Scientex 官方对这个市镇的介绍，附近学校包括 SJKC 培华、SK Kangkar Pulai 2、SMK Kangkar Pulai 2 与 Tenby International School，高等教育则有马来西亚工艺大学（UTM）与 EduCity Iskandar。同一资料来源列出的邻近医疗设施包括 Columbia Asia Hospital 与 Gleneagles Hospital Medini Johor。这些是发展商对整个总蓝图的说法，并非针对某个具体单位独立核实的学区 —— 在依赖任何单一校名之前，请先确认目前的收生与覆盖范围。
What tax do I pay when I sell property in Malaysia?在马来西亚卖房要缴什么税？
Real Property Gains Tax, charged on the gain rather than the sale price. Malaysian citizens and permanent residents pay 30% for disposals in years 1 to 3, 20% in year 4, 15% in year 5, and 0% from year 6 onward. Non-citizens pay 30% for years 1 to 5 and 10% from year 6, a permanent floor. On an estate this new, almost every current owner is still well within the higher-rate years. 产业盈利税（RPGT），针对盈利而非售价课税。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%，为永久底线税率。在这么新的社区，几乎每一位现有业主都还在税率较高的年份内。
What is the difference between Taman Pulai Duta and Taman Pulai Mutiara?Taman Pulai Duta 与 Taman Pulai Mutiara 有什么不同？
Both are Scientex developments in the same Pulai corridor, but different generations. Taman Pulai Mutiara launched in 2016 as Scientex’s maiden 326-acre township here and has traded for years, at a recorded median of RM401 psf on 577 sales. Taman Pulai Duta sits within Scientex’s newer 202-acre “Pulai 3” masterplan, and its NAPIC resale history effectively starts in 2024, at RM375 psf on 155 sales. Pulai Mutiara is the older, higher-priced, longer-proven address; Pulai Duta is the newer arrival trading close behind it on price with almost no history to back that up. 两者都是 Scientex 在同一条 Pulai 走廊的项目，但属于不同世代。Taman Pulai Mutiara 于 2016 年推出，是 Scientex 在这里的首个 326 英亩市镇，已交易多年，登记中位每尺 RM401，577 笔成交。Taman Pulai Duta 属于 Scientex 较新的 202 英亩「Pulai 3」总蓝图，NAPIC 转售历史实际上从 2024 年才开始，每尺 RM375，155 笔成交。Pulai Mutiara 是较老、价格较高、经过多年验证的门牌；Pulai Duta 是价格紧追在后、但几乎没有历史佐证的新面孔。
Is Taman Pulai Duta a good investment given it has almost no price history?Taman Pulai Duta 交易纪录这么少，值得投资吗？
This page cannot answer that for you, and treats any confident yes-or-no as overreach given the data. What the numbers show: a RM375 psf median that already ranks second among five Pulai-branded estates, built by a developer (Scientex) with a longer track record elsewhere in the same corridor, but with only one calendar year of resale evidence and one outlier sale (RM809,000 for a 1,485 sq ft unit) that has not been explained. Ask for the month-by-month 2024–2025 breakdown, not just the median, before treating this as a settled investment case. 本页无法替你回答这个问题，而且认为在这么少的数据下给出肯定的是或否，都是过度延伸。数字能告诉你的是：每尺 RM375 的中位价，已经在五个 Pulai 系社区中排第二；建商 Scientex 在同一走廊其他项目有更长的纪录；但这里只有一个年度的转售证据，加上一笔尚未解释的特例成交（1,485 平方尺卖到 RM809,000）。在把这里当成确定的投资案例之前，请索取 2024–2025 年逐月细分数据，不要只看中位数。
Same first name, five different bets同一个「Pulai」姓氏，五种不同的赌注
“Pulai” is a brand, not a single estate. Five pages now cover it: still-building, finished-and-exited, cheapest, the middle child with a park — and this one, the newest, pricing like it already belongs near the top.「Pulai」是个品牌，不是单一社区。现在有五个页面涵盖它：还在盖的、盖完退场的、最便宜的、带公园的中间小孩 —— 以及这一个，最新，价格却已经逼近顶端。
| Pulai Duta | Pulai Mutiara | Sri Pulai Perdana | Pulai Indah | Pulai Utama | |
|---|---|---|---|---|---|
| Developer / status发展商／状态 | Scientex, newest, from 2024Scientex，最新，2024 年起 | Scientex, still buildingScientex，仍在兴建 | Mah Sing, finished 2011Mah Sing，2011 完工 | Hua Yang, finished 2010Hua Yang，2010 完工 | finished, 2011-era已完工，2011 年前后 |
| Median psf中位每尺 | RM375 | RM401 | RM333 | RM311 | RM299 |
| Median transacted中位成交价 | RM521,000 | RM520,000 | RM496,500 | RM460,000 | RM485,000 |
| Recorded sales 2021–262021–26 登记成交 | 155 — youngest track record155 —— 纪录最年轻 | 577 | 238 | 357 | 321 |
| Signature feature标志性卖点 | Same builder as the price leader; ≈3km from the Second Link与价格龙头同建商；距第二通道约 3 公里 | Newest phases still selling较新期数仍在销售 | 27-acre themed park + golf next door27 英亩主题公园＋隔壁高尔夫 | Single guarded gate单一门禁 | U Mall inside the estate境内自带 U Mall |
| Foreign buyers外籍买家 | Below RM2m landed line低于 RM200 万有地门槛 | Below RM2m landed line低于 RM200 万有地门槛 | Below RM2m landed line低于 RM200 万有地门槛 | Below RM2m landed line低于 RM200 万有地门槛 | Below RM2m landed line低于 RM200 万有地门槛 |
Five Pulai estates. Now tell me which one is actually yours.五个 Pulai 社区。现在告诉我，哪一个才真的是你要的。
With only one year of recorded sales here, generic advice is useless. Send me your budget and whether you want resold 2024 stock or a brand-new unit direct from Scientex, and I will confirm what is actually available. 这里只有一年的登记成交，泛泛的建议没有用。把你的预算、以及你要 2024 年转售存货还是 Scientex 全新单位告诉我，我会确认目前实际有什么现货。