Pulai Flora: the one estate
with the thinnest paper trail
Pulai Flora：所有 Pulai 里
成交纪录最薄的那个
Eight estates in this corridor carry the “Pulai” name. Six of them post transaction counts in the hundreds or thousands. Taman Pulai Flora posts 64 — fewer than any of them — across a 102-acre freehold taman that was actually built in two separate pushes: an older core of low-cost flats, shop lots and early terraces, and a small gated add-on called Flora Ville that Jayaplus Bakti finished in 2010–2011. The median is RM600,000 at RM325 per square foot. The twelve-month trend column is blank, and it is blank honestly — there were not enough recent sales to compute one. This page is about what buying into a thin market like this actually means. 这一带有八个带「Pulai」字的社区。其中六个的登记成交都是几百、甚至上千笔。Taman Pulai Flora 只有 64 笔 —— 比它们任何一个都少。这是一个 102 英亩的永久地契花园，且实际上分两次建成：较早期的廉价屋、店屋与早期排屋核心区，加上 Jayaplus Bakti 在2010至2011年建成的小型门禁分期 Flora Ville。中位价 RM600,000、每尺 RM325。十二个月涨幅那栏是空白的，而且空得诚实 —— 近期成交太少，算不出一个趋势。这一页要谈的，就是买进一个这么薄的市场，到底意味着什么。
© henry8882111 · CC BY 3.0 · Wikimedia CommonsTaman Pulai Flora in 30 seconds30 秒看懂 Taman Pulai Flora
- What it is: a 102-acre freehold taman in Mukim Pulai, postcode 81300, on the Skudai side of Iskandar Puteri, developed by Jayaplus Bakti Sdn Bhd. Property records show trading here as far back as 2006, well before the estate’s smaller gated phase — branded Flora Ville, with the sub-names Begonia, Camellia, Maple, Mulberry and Petunia — completed between November 2010 and November 2011. 它是什么：位于 Mukim Pulai、邮区 81300、Iskandar Puteri 靠 Skudai 一侧的 102 英亩永久地契花园，由 Jayaplus Bakti Sdn Bhd 开发。登记资料显示早在 2006 年就有成交，远早于这个花园较小的门禁分期 —— 品牌名 Flora Ville，下辖 Begonia、Camellia、Maple、Mulberry 与 Petunia 五个子項目 —— 在 2010 年 11 月至 2011 年 11 月间陆续建成。
- What it costs: 64 registered transactions from 2021 to 2026, median RM600,000 at RM325 psf. By type: single-storey terrace RM475,000, double-storey terrace RM600,000, cluster house RM820,000, the estate’s one recorded semi-detached RM1,100,000, and low-cost flats RM125,000. Landed entry realistically starts around RM350,000. 多少钱：2021 至 2026 年 64 笔登记成交，中位 RM600,000、每尺 RM325。分屋型：单层排屋 RM475,000、双层排屋 RM600,000、Cluster 屋 RM820,000、全区唯一一笔登记的半独立式 RM1,100,000，廉价屋则是 RM125,000。有地入场价实际上大约从 RM350,000 起。
- The number that decides it: only 64 records in six years, against 1,798 at Taman Bukit Indah in the same mukim. That is not a red flag by itself — it is a small, mostly-built-out taman with limited turnover — but it means every comparable you get matters more here than almost anywhere else on this site. 决定性的数字：六年只有 64 笔，对照同一 mukim 内 Taman Bukit Indah 的 1,798 笔。这本身不是警讯 —— 而是一个小、大部分已建满、换手率低的花园 —— 但它意味着在这里，你拿到的每一笔可比案例，比站内几乎任何其他页面都更重要。
- The detail almost nobody prices in: the shop row on Jalan Flora 1/9 sits opposite Pusat Usahawan MARA Johor, a state entrepreneurship centre run by MARA — a government tenant that does not vanish in a downturn. The same road also recorded one 6,329 sq ft shop lot selling twice: RM938,000 in October 2021, then RM1,997,000 in June 2022. That is either a genuine re-fit and re-sale, or two very different buyers pricing the same shell — verify before you anchor on either number. 几乎没人算进价格里的细节：Jalan Flora 1/9 的店屋排正对着 Pusat Usahawan MARA Johor（MARA 创业中心）—— 一个不会因景气不好而消失的政府租户。同一条路上，同一间 6,329 平方尺的店屋卖了两次：2021 年 10 月 RM938,000，2022 年 6 月 RM1,997,000。这可能是真实翻新后转手，也可能是两个完全不同的买家对同一个空壳开价——不要把任何一个数字当成基准，请先核实。
- The honest catch: a thin market cuts both ways. Comparables are scarce, so pricing an offer is harder than in a 1,000-record taman, and a slow sale can sit longer without a second buyer to fall back on. Landed here is also closed to foreign buyers — a RM600,000 median sits nowhere near Johor’s RM2 million floor for non-citizens. 诚实提醒：成交薄是两面刃。可比案例少，开价比一个有上千笔纪录的花园难；卖得慢的时候，也没有第二个买家厂屋可以回退。另外，这里的有地住宅对外籍买家是关闭的 —— RM600,000 的中位价，离柔佛给非公民设的 RM200 万门槛还很远。
No photographs of Pulai Flora itself exist on Wikimedia — here is the corridor around itWikimedia 上没有 Pulai Flora 本身的照片 —— 这是它周边的走廊
A search of Wikimedia Commons for “Taman Pulai Flora” returns nothing. That is not unusual for a small taman with no marketed new-launch phase since 2011. What follows are verified Creative Commons photographs of the Skudai corridor Pulai Flora sits inside — postcode 81300, the AEON mall about 1.4 km away, and the wider Iskandar Puteri municipality. None of these frames show the estate itself; the Street View panels further down do that. 在 Wikimedia Commons 搜寻「Taman Pulai Flora」查不到任何结果 —— 对一个自 2011 年后就没有新期数在卖的小型花园来说，这并不意外。以下是 Pulai Flora 所在的 Skudai 走廊上、已核实授权的 Creative Commons 照片 —— 邮区 81300、约 1.4 公里外的 AEON 商场，以及更大范围的 Iskandar Puteri 市镇。这些照片没有一张拍到花园本身；那要看下方的街景。
Four households, and most of them never sell四种人，多数从来不卖
With only 64 records in six years across a fully-built taman, low turnover is the defining fact here. These are the households the two building eras actually selected for.六年只有 64 笔纪录，而且这个花园早已建满 —— 低换手率是这里最根本的事实。以下是这两个建成年代实际筛出来的居住人群。
The original owner原始业主
Bought a terrace or a low-cost flat in the older core, often more than fifteen years ago, and has no reason to move — the loan is paid down, the neighbours are known, and the school run is muscle memory. This household is the main reason recorded volume here stays under a hundred a year.在较旧核心区买下一栋排屋或一间廉价屋，往往是十五年以上前的事，没有理由搬走 —— 贷款已还得差不多，邻居认识，接送小孩的路线也走熟了。这一类业主，是这里年成交量始终不到百笔的主要原因。
The Flora Ville upgraderFlora Ville 换屋者
Chose the newer, smaller, gated section over the older open rows — Begonia and Petunia terraces, Camellia’s 22×70 units, or a Maple cluster or Mulberry semi-D. Fifteen years on, this is now the estate’s own resale segment, trading at a premium to the original core.选了较新、较小、有门禁的那一段，而不是较旧的开放式排屋 —— Begonia 与 Petunia 的排屋、Camellia 的 22×70 单位，或是 Maple 的 Cluster 与 Mulberry 的半独立式。十五年后，这已成为花园自己的二手市场，交易价高于原始核心区。
The shop-lot landlord店屋业主
Owns one of the shop or office lots on the small commercial strip facing Pusat Usahawan MARA Johor. Seven commercial records sit in the NAPIC data here since 2021 — thin, but with a tenant across the road that a downturn does not remove.持有正对 Pusat Usahawan MARA Johor 的小型商业街段上的一间店屋或办公单位。这里 2021 年以来的 NAPIC 纪录中有七笔商业成交 —— 量不多，但对面就有一个不会因景气差而消失的租户。
The low-cost-flat tenant household廉价屋租户家庭
Fifteen low-cost flat records sit in the data at a median RM125,000 — the cheapest line item on this page by a wide margin. These units sit in the older core, not inside the gated Flora Ville phase, and are the segment most likely to be owned by a landlord rather than lived in by the owner.纪录中有十五笔廉价屋成交，中位价 RM125,000 —— 是这整页里最便宜的一项，差距很大。这些单位位于较旧核心区，不在有门禁的 Flora Ville 分期内，也是这里最可能由业主出租而非自住的一类产品。
A Tuesday at Pulai Flora, not a SaturdayPulai Flora 的一个星期二，不是星期六
There is no anchor mall or entertainment strip inside this taman to stage-manage a weekend visit around. A weekday tells you what actually living here is like.这个花园里没有主力商场或娱乐街段可以让你安排一趟「周末看点」。平日才会告诉你，住在这里实际是什么样子。
School run onto Jalan Pontian Lama, the road the estate’s shop street faces. Traffic here is local, not a highway feed — most of it is neighbours, not through-traffic from elsewhere in Iskandar Puteri.经 Jalan Pontian Lama 出门送学，这条路正是花园店屋街段所面对的道路。这里的车流是在地的，不是高速公路的分流 —— 多半是邻居，不是从 Iskandar Puteri 其他地方过来的过路车。
Jalan Flora 1/9’s shop row is quiet — a handful of small trades, a stone’s throw from Pusat Usahawan MARA Johor, the state entrepreneurship centre across the road. This is not a food street; it is a working commercial row with a government neighbour.Jalan Flora 1/9 的店屋排很安静 —— 几间小生意，隔一条路就是对面的 Pusat Usahawan MARA Johor（州创业中心）。这不是一条美食街，而是一条有政府邻居的实用商业街。
Lunch means a short drive out, not a walk. AEON Taman Universiti is roughly 1.4 km away as the crow flies; Skudai Parade is further along the same corridor. Nothing food-and-beverage-heavy sits inside the taman’s own boundary.午餐要开车出去，不是走出去。AEON Taman Universiti 直线距离约 1.4 公里；Skudai Parade 则在同一条走廊再往前。花园本身的范围内没有密集的餐饮聚落。
The older core’s streets fill with parked cars in front of the low-cost flat blocks and the early terrace rows — a sign of a settled, mostly owner-occupied or long-let population rather than fast-turning rentals.较旧核心区的街道，廉价屋楼与早期排屋前开始停满车 —— 这是一个稳定、多为自住或长期出租的人口，而不是快速换手的租房市场。
Inside Flora Ville, the gated phase, the streets are noticeably quieter and newer than the open core a few hundred metres away. The contrast between the two eras is the single most obvious thing about walking this taman.在有门禁的 Flora Ville 分期内，街道明显比几百米外的开放核心区安静、也新。走一趟这个花园，两个建成年代之间的对比，是最明显的一件事。
Quiet. There is no late-night food strip, no weekend crowd from across the Causeway. For a buyer weighing this taman against its noisier Pulai siblings, that quiet is either the whole point or the thing that will bore you within a year — decide which before you commit.安静。没有深夜美食街，也没有跨长堤而来的周末人潮。对正在这个花园与其他更热闹的 Pulai 邻区之间做选择的买家，这份安静要不是重点，要不就是一年内会让你觉得无聊的东西 —— 请先想清楚是哪一种，再下决定。
Inside Iskandar Puteri, a short hop from Taman Universiti’s mall belt位于 Iskandar Puteri 境内，离大学城商场带很近
Taman Pulai Flora sits in Mukim Pulai, on the Skudai side of Iskandar Puteri, postcode 81300. Its small commercial street, Jalan Flora 1/9, fronts Jalan Pontian Lama — an older arterial road rather than a highway. The nearest large retail anchor, AEON Taman Universiti, is about 1.4 km away in a straight line; treat that as a map distance, not a drive time, since the actual route bends around the estate’s internal roads first. Taman Pulai Flora 位于 Mukim Pulai、Iskandar Puteri 靠 Skudai 一侧，邮区 81300。花园内的小型商业街 Jalan Flora 1/9 面向 Jalan Pontian Lama —— 一条较旧的主干道，而不是高速公路。最近的大型零售锚点 AEON Taman Universiti，直线距离约 1.4 公里；请把这当成地图直线距离，不是车程 —— 实际路线要先绕出花园内部道路。
Developer and portal listings describe access to the North-South Expressway and the Second Link as “easy” from this taman, which is broadly consistent with its position in the Skudai corridor — but this page has not independently timed those routes, so no minute figures are given for them. Drive the route you would actually use before you commit.发展商与房产平台的挂牌资料形容这里「容易通往」南北大道与第二通道，这与它在 Skudai 走廊上的位置大致相符 —— 但本页没有亲自测过那些路线的车程，因此不提供分钟数字。请在下单前，自己开一趟你实际会走的路线。
| Landmark地标 | Straight-line distance直线距离 |
|---|---|
| Pusat Usahawan MARA Johor Jalan Flora 1/9 对面 | ~0.3 km |
| AEON Taman Universiti | ~1.4 km |
| Skudai Parade | ~4.4 km |
| Taman Pulai Indah / Pulai Indah Recreational Park 邻区 | adjoining接壤 |
| North-South Expressway / Second Link 开发商称「容易通往」 | not independently timed未亲自测过车程 |
| JB City Centre / CIQ / RTS Bukit Chagar | not independently timed未亲自测过车程 |
A shop street with a government neighbour, and everything else a short drive out一条有政府邻居的店屋街，其余一切要开车出去
Pulai Flora does not market itself on in-estate amenities the way Taman Pulai Utama does with U Mall. What it has is small, local, and largely unmarketed.Pulai Flora 不像 Taman Pulai Utama 那样拿「区内配套」（U Mall）来宣传。它有的东西，规模小、在地、也几乎没被拿来打广告。
One government neighbour一个政府邻居
Pusat Usahawan MARA Johor, on Jalan Pontian Lama directly opposite the estate’s Jalan Flora 1/9 shop row, is a state entrepreneurship centre run by MARA (Majlis Amanah Rakyat). It is the one confirmed institutional anchor in walking distance of the taman, and unlike a private business, it does not close.Pusat Usahawan MARA Johor 位于 Jalan Pontian Lama，正对花园 Jalan Flora 1/9 的店屋排，是由 MARA（马来西亚人民信托局）营运的州创业中心。这是走路范围内唯一确认存在的机构级地标，而且不像私人生意，它不会倒。
Schools学校便利
Property portal iProperty lists SK Sri Pulai Perdana, Madrasah Tahfiz Al-Iman and Sekolah Rendah Islam Al-Azhar as schools near this project. This page could not independently confirm walking distances or national-school catchment boundaries — those are set street by street by the district education office (PPD), and must be confirmed directly with the school before you rely on a specific address.房产平台 iProperty 列出的邻近学校为 SK Sri Pulai Perdana、Madrasah Tahfiz Al-Iman 与 Sekolah Rendah Islam Al-Azhar。本页无法独立核实步行距离或国民学校的收生范围 —— 那是由县教育局（PPD）逐条街划定的，请在依赖某个具体地址前，直接向学校确认。
Retail & medical零售与医疗
Nothing large sits inside the taman itself. AEON Taman Universiti (~1.4 km straight-line) and Skudai Parade (~4.4 km) are the nearest anchor malls. This page has no verified hospital or clinic data specific to this taman and will not guess — ask for the nearest clinic when you view.花园本身内部没有大型设施。最近的锚点商场是 AEON Taman Universiti（直线约 1.4 公里）与 Skudai Parade（约 4.4 公里）。本页没有这个花园专属的医院或诊所核实资料，不会用猜的 —— 看屋时请直接问最近的诊所在哪。
Six things a 64-record taman actually tells you一个只有 64 笔纪录的花园，其实告诉了你六件事
A thin transaction record is not automatically bad. Read correctly, it tells you exactly which parts of this taman you are paying a premium for, and which parts you are not. 纪录薄不代表不好。读对了，它会精确告诉你：这个花园里，哪一部分你是在付溢价，哪一部分你不是。
A visible two-era discount看得见的「两个年代」价差
The older core — low-cost flats at a median RM125,000, early terraces from the 2000s — sits inside the same postcode as the gated Flora Ville phase completed 2010–2011. Both eras share the same access roads and the same MARA-facing shop street, but the newer, smaller, gated section is a different product. Knowing which era a listing belongs to is the single most useful filter here. 较旧核心区 —— 中位价 RM125,000 的廉价屋、2000 年代的早期排屋 —— 与 2010至2011 年建成的门禁 Flora Ville 分期，同属一个邮区。两个年代共用同样的进出道路，也共用面向 MARA 的那条店屋街，但更新、更小、有门禁的那一段是完全不同的产品。知道一个挂牌属于哪个年代，是这里最有用的单一筛选条件。
A government tenant that cannot downsize一个不会缩编的政府租户
Pusat Usahawan MARA Johor sits directly opposite the Jalan Flora 1/9 shop row. Seven commercial NAPIC records exist here since 2021 — a thin sample, but backed by an institutional neighbour across the road that a private-sector downturn does not touch. Pusat Usahawan MARA Johor 就在 Jalan Flora 1/9 店屋排的正对面。这里 2021 年以来有七笔商业 NAPIC 纪录 —— 样本薄，但对面有一个不受私人企业景气影响的机构邻居撑着。
Freehold across all 102 acres102 英亩全部永久地契
Developer and portal sources consistently describe the taman, including every Flora Ville sub-phase, as freehold on roughly 102 acres. That is one less thing to verify at the estate level — though tenure is still recorded on the individual title, so ask for a copy before signing anything. 发展商与平台资料一致显示，这个约 102 英亩的花园 —— 包括 Flora Ville 的每一个子項目 —— 均为永久地契。这在花园层级上省了一件要查的事 —— 但年期仍记载在个别地契上，签任何文件前请索取地契副本。
Five price tiers, one small taman一个小花园，五个价格层
Low-cost flat RM125,000, single-storey terrace RM475,000, double-storey terrace RM600,000, cluster house RM820,000, the estate’s one recorded semi-detached at RM1,100,000. On a taman this size, that is a full ladder, not a single product. 廉价屋 RM125,000、单层排屋 RM475,000、双层排屋 RM600,000、Cluster 屋 RM820,000、全区唯一登记的半独立式 RM1,100,000。以这个花园的规模来说，这是一整道价格阶梯，不是单一产品。
Thin liquidity cuts both ways流通性薄，是双面刃
64 records in six years means comparables are scarce and a sale can sit longer without a backup buyer. It also means the sellers who do transact are rarely under pressure — most of this taman’s owners are not selling, which is a quiet signal about how they feel about holding here. 六年 64 笔，代表可比案例少，卖不掉时也没有备用买家垫底。但这也代表真正成交的卖家很少是被逼卖的 —— 这里大多数业主并没有在卖，这本身就是一个关于「他们对持有这里有多安心」的安静讯号。
One shop, two very different prices同一间店屋，两个天差地别的价格
The same 6,329 sq ft shop lot on Jalan Flora 1/9 recorded RM938,000 in October 2021 and RM1,997,000 in June 2022 — more than double, eight months apart, same size. That could be a genuine renovation and re-sale, or two buyers with very different information. Either way, it is the clearest lesson on this page: never anchor on a single comparable in a market this thin. 同一间 6,329 平方尺的店屋，在 Jalan Flora 1/9，2021 年 10 月登记 RM938,000，2022 年 6 月登记 RM1,997,000 —— 同样面积，八个月内翻了一倍多。这可能是真实翻新后转手，也可能是两个掌握信息完全不同的买家。不管哪一种，这是这一页最清楚的教训：在这么薄的市场里，绝对不要只靠单一一笔可比案例来定价。
And the questions the listing photos will not answer以及挂牌照片不会回答的问题
🏠 If you are buying to live here如果你是自住
📈 If you’re buying to let如果你是买来出租
One taman name, four very different pieces of ground一个花园名字，四块完全不同的地
Pulai Flora is not priced as one estate — it is priced by which of its four pieces a listing sits in. Below are the roads NAPIC records and Street View both confirm, and what each piece actually trades at. Pulai Flora 不是按「整个花园」定价的，而是看一笔挂牌落在四块地的哪一块。以下是 NAPIC 纪录与街景都能核实的路段，以及每一块地实际的成交价。
| Piece区块 | Roads涵盖路段 | Mainly主要产品 | Recorded prices登记价 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|
| Older core较旧核心区 | Jalan Flora 1/1, 1/5, 1/6, 1/8, Jalan Pulai Flora 1/3 | Low-cost flats and early terraces, trading since at least 2006廉价屋与早期排屋，至少自 2006 年起就有成交 | RM80,000 – 600,000 low-cost flats RM80k–150k; terraces RM350k–600k廉价屋 RM80k–150k；排屋 RM350k–600k |
No不行 |
| Shop street (Jalan Flora 1/9 & 1/10)（Jalan Flora 1/9 与 1/10） | Jalan Flora 1/9, 1/10 | Double- and 3-storey shop lots, facing Pusat Usahawan MARA Johor双层与三层店屋，面对 Pusat Usahawan MARA Johor | RM690,000 – 1,997,000 same 6,329 sqft unit sold twice — see section 06同一间 6,329 尺单位卖过两次 —— 见第 06 节 |
No不行 |
| Flora Ville (gated, 2010–2011)Flora Ville（门禁，2010至2011） | Jalan Flora 3/1 confirmed; internal Begonia / Camellia / Maple / Mulberry / Petunia street names not independently verified已核实；Begonia／Camellia／Maple／Mulberry／Petunia 内部路名未独立核实 | Later terraces, one cluster phase (Maple), one semi-D phase (Mulberry)较新排屋、一个 Cluster 分期（Maple）、一个半独立式分期（Mulberry） | RM776,000 – 1,100,000 cluster house RM776k–981k; the one recorded semi-D at RM1.1mCluster 屋 RM776k–981k；唯一登记的半独立式 RM1.1m |
No不行 |
| Border with Taman Pulai Indah与 Taman Pulai Indah 交界 | shared boundary, no confirmed internal road name共用边界，无已确认的内部路名 | Adjoins the Hua Yang township and its recreational park与 Hua Yang 花园及其休闲公园接壤 | See the Pulai Indah page for that side’s prices该侧价格请见 Pulai Indah 专页 | No不行 |
Seven product types, and one that is really a business七种产品，其中一种其实是生意
Registered transactions break down as: 15 low-cost flats, 6 single-storey terraces, 30 double-storey terraces, 5 cluster houses, 1 semi-detached, 5 double-storey shops and 2 three-storey shops. The double-storey terrace is the market here; everything else is a smaller, more specific decision. 登记成交分得很干净：15 笔廉价屋、6 笔单层排屋、30 笔双层排屋、5 笔 Cluster 屋、1 笔半独立式、5 笔双层店屋、2 笔三层店屋。双层排屋就是这里的市场；其余每一种，都是更小、更特定的决定。
Low-cost flat廉价屋
Single-storey terrace单层排屋
Double-storey terrace双层排屋
Cluster house & semi-detachedCluster 屋与半独立式
Double-storey shop双层店屋
3-storey shop三层店屋
Low volume, mid price, no reliable trend量少、价中、趋势不可靠
Fewest records of any Pulai-named estate in this comparison对照组中，所有带「Pulai」名字的区域里成交量最少的
RM80,000 to RM1,100,000 — seven products, one tamanRM80,000 至 RM1,100,000 —— 一个花园，七种产品
Registered medians by type, 2021 to 2026. The taman-wide RM600,000 median describes the double-storey terrace, not the low-cost flat two roads over or the shop lot across from MARA — read the ladder, not the average. 2021 至 2026 年各类型登记中位价。全区 RM600,000 的中位价，描述的是双层排屋，不是两条街外的廉价屋，也不是 MARA 对面的店屋 —— 请读这道阶梯，不要读平均。
What each product actually transacted at每一种产品，实际成交在多少
Registered subsale transactions, 2021 to 2026, from NAPIC records published by List.my: 64 records, median RM600,000 at RM325 psf. Residential-only median is RM570,000 at RM292 psf; commercial is RM905,000 at RM544 psf. This page has no verified rental data specific to Pulai Flora, so the rent column is marked “ask” rather than filled with an unverified portal figure. 2021 至 2026 年登记二手成交，来源为 List.my 公布的 NAPIC 纪录：64 笔，中位 RM600,000、每尺 RM325。仅住宅的中位为 RM570,000、每尺 RM292；商业为 RM905,000、每尺 RM544。本页没有 Pulai Flora 专属且经核实的租金资料，因此租金栏标示「请询问」，而不是填一个未核实的平台数字。
| Type类型 | Records笔数 | Recorded median登记中位价 | Range区间 | Monthly rent月租 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|---|
| Low-cost flat廉价屋 | 15 | RM125,000 RM166 psf | RM80,000 – 150,000 | Ask请询问 | No不行 |
| Single-storey terrace单层排屋 | 6 | RM475,000 RM250 psf | RM350,000 – 600,000 | Ask请询问 | No不行 |
| Double-storey terrace双层排屋 | 30 | RM600,000 RM359 psf | RM505,000 – 695,000 (P25–P75) | Ask请询问 | No不行 |
| Double-storey shop双层店屋 | 5 | RM740,000 RM239 psf | RM690,000 – 1,997,000 | Ask请询问 | No不行 |
| Cluster houseCluster 田字屋 | 5 | RM820,000 RM319 psf | RM776,000 – 902,000 (P25–P75) | Ask请询问 | No不行 |
| 3-storey shop三层店屋 | 2 | RM1,047,000 RM200 psf | RM905,000 – 1,189,000 | Ask请询问 | No不行 |
| Double-storey semi-detached双层半独立式 | 1 | RM1,100,000 RM344 psf | single record仅一笔纪录 | Ask请询问 | No — still under RM2m不行 —— 仍未达 RM200 万 |
| All types, recorded median全类型登记中位 | 64 | RM600,000 RM325 psf | RM80,000 – 1,997,000 | — | Landed closed to non-citizens有地对非公民关闭 |
Six years of records, and what they can and cannot tell you六年的纪录，能说什么、不能说什么
Source: registered subsale records from NAPIC (JPPH), published by List.my. Records lag roughly six months, so the most recent year is always incomplete — and here, with only one or two sales in 2025 and 2026 so far, “incomplete” means almost no data at all.来源：NAPIC（JPPH）登记二手成交纪录，由 List.my 公布。资料约滞后半年，因此最近一年永远不完整 —— 在这里，2025 与 2026 年至今各只有一、两笔成交，「不完整」几乎等于「没有数据」。
The distribution, and why the median undersells the spread分布，以及为什么中位数低估了跨度
Half of all recorded sales landed between RM455,000 and RM745,000, with the median at RM600,000. That band already excludes the RM125,000 low-cost flats at one end and the RM1,100,000 semi-detached and RM1,997,000 shop lot at the other — this taman’s real range is wider than its middle 50% suggests. 全部登记成交中有一半落在 RM455,000 至 RM745,000 之间，中位数为 RM600,000。这个区间已经排除了一端 RM125,000 的廉价屋，以及另一端 RM1,100,000 的半独立式与 RM1,997,000 的店屋 —— 这个花园的实际跨度，比它的中间 50% 看起来的要宽。
Recorded transactions by year各年度登记成交笔数
Median price per square foot, year by year中位每尺价 · 逐年
Years with fewer than ten recorded transactions are dropped rather than drawn — which removes 2021, 2025 and 2026 here, leaving only three usable points. That is enough to draw a line, but not enough to call it a trend with confidence.不足十笔的年份宁可不画 —— 这里因此拿掉了 2021、2025 与 2026 年，只剩三个可用的点。这足够画一条线，但还不足以有把握地称之为「趋势」。
PRICE_INDEX 阵列加一行，格式 {q:"2026 Q1", median:335, n:3}（median 填每尺价，n 填该年登记笔数）。在这个成交这么薄的花园里，你自己手上的成交纪录，护城河效果比任何其他页面都更大。💡 加
?draft=1 到网址后面，就能看到本页所有黄色待办备注；一般访客看不到。The straight answer: landed here is closed to you直说：这里的有地住宅，你买不了
Johor bars non-citizens from landed residential property below RM2 million and from strata below RM1 million. Pulai Flora’s highest recorded landed transaction — the one semi-detached on Jalan Flora 3/1 — sold for RM1,100,000, and every other type sits well below that. Nothing here clears either line. We would rather tell you that on the first screen than after a viewing. 柔佛禁止非公民购买 RM200 万 以下的有地住宅，以及 RM100 万 以下的分层产权。Pulai Flora 登记价最高的有地成交 —— Jalan Flora 3/1 那栋唯一的半独立式 —— 卖 RM1,100,000，其余每一种类型都明显更低。没有一项跨得过任何一条线。与其等你看完房才说，我们宁可在第一屏就讲清楚。
Monthly repayment每月供款
Defaults set to the recorded double-storey terrace median of RM600,000 — half of this taman’s entire recorded transaction volume.预设值为双层排屋的登记中位价 RM600,000 —— 这个花园登记量的一半都是这种户型。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM600,000, the recorded double-storey terrace median. First-time Malaysian buyers at or below RM500,000 are exempt from transfer stamp duty in 2026 and 2027 — worth checking against the single-storey median of RM475,000.预设 RM600,000，即双层排屋登记中位价。马来西亚首购族在 RM500,000 或以下于 2026 与 2027 年免转让印花税 —— 对照单层排屋 RM475,000 的中位价，这一点值得算一算。
Johor’s minimum purchase price for a non-citizen is RM2 million on landed and RM1 million on strata. Every recorded median in this taman is below both: RM475,000 single-storey, RM600,000 double-storey, RM820,000 cluster, RM1,100,000 semi-detached, RM125,000 low-cost flat. The costs below are shown so you can compare against an address that does qualify — a flat 8% transfer stamp duty from 1 January 2026, a Johor state consent fee of 3% of valuation with a RM30,000 minimum, consent taking one to three months, and lending capped at 60 to 70% LTV. 柔佛对非公民的最低购买价为有地 RM200 万、分层 RM100 万。这个花园每一项登记中位价都在两条线之下：单层 RM475,000、双层 RM600,000、Cluster RM820,000、半独立式 RM1,100,000、廉价屋 RM125,000。下方仍列出费用，是让你拿去和真正符合资格的门牌做比较 —— 自 2026 年 1 月 1 日起转让印花税统一 8%、柔佛州同意书费为估价 3% 且最低 RM30,000、同意书需时一至三个月、贷款成数上限 60 至 70%。
Tell me your budget and passport and I will send you the Johor addresses that actually qualify. 告诉我你的预算与护照，我把柔佛真正符合资格的门牌发给你。
Old core or Flora Ville? That is the first question here.旧核心还是 Flora Ville？在这里，这是第一个要问的问题。
Same taman name, two different products. Tell me which era, the house type and the budget, and the rest is quick.同一个花园名字，两种不同产品。告诉我哪个年代、户型与预算，其余的很快。
Everything that keeps it quiet also keeps the data thin让它安静的每一件事，也让数据变薄
✓ Strengths优势
- Freehold across all 102 acres, developer and portal sources agree, including every Flora Ville sub-phase. One less tenure question to chase at the estate level.102 英亩全部永久地契，发展商与平台资料一致，包括 Flora Ville 的每一个子項目。花园层级上少一件要追的年期问题。
- A government tenant that does not downsize. Pusat Usahawan MARA Johor sits directly opposite the shop street, a stable institutional neighbour a private-sector downturn does not touch.一个不会缩编的政府租户。Pusat Usahawan MARA Johor 就在店屋街正对面，是私人企业景气不好也不会受影响的稳定机构邻居。
- A full price ladder in a small footprint — RM125,000 low-cost flat to RM1,100,000 semi-detached, all inside one taman. You can trade up without changing postcodes.一个小花园里的完整价格阶梯 —— 从 RM125,000 的廉价屋到 RM1,100,000 的半独立式，全在同一个花园内。你可以换屋而不必换邮区。
- Low turnover reads as stability. With 64 records across six years on a fully built-out estate, most owners here are not distressed sellers — that is a quiet vote of confidence, not a red flag.低换手率也可以读成稳定。一个已经建满的花园六年只有 64 笔纪录，代表这里大多数业主不是被逼卖的 —— 这是一种安静的信任票，不是警讯。
- Genuinely close to the Taman Universiti retail belt — AEON Taman Universiti is about 1.4 km away in a straight line, closer than the equivalent anchor mall is to several of its noisier Pulai neighbours.真的很靠近大学城零售带 —— AEON Taman Universiti 直线距离约 1.4 公里，比同类锚点商场到它一些更热闹的 Pulai 邻区还要近。
△ Things to weigh需要权衡的
- 64 records in six years is genuinely thin. Comparables are scarce, pricing an offer is harder, and a sale can sit longer without a backup buyer than in any of its Pulai siblings.六年 64 笔，真的很薄。可比案例少，开价更难，卖不掉时也比其他任何 Pulai 邻区更没有备用买家垫底。
- No verified rental data exists for this taman on this page. Every rent field on this site is marked “ask” rather than filled with a guessed portal figure — get current signed rents from a local agent before you model yield.本页没有这个花园经核实的租金资料。本页每一个租金栏都标示「请询问」，而不是填一个猜的平台数字 —— 算收益前，请先向在地经纪索取实际签约租金。
- Nothing major sits inside the taman itself. No mall, no food street. Everything beyond the small MARA-facing shop row is a drive, however short.花园本身内部没有大型设施。没有商场，也没有美食街。除了正对 MARA 的那条小店屋街，其余一切都要开车，即使车程不长。
- The older core is genuinely ageing. Records trading back to at least 2006 mean rewiring, roof and plumbing are realistic budget items on that side of the taman specifically — price them before you negotiate.较旧核心区房龄确实偏高。纪录早到至少 2006 年，代表在花园这一侧，重拉电线、屋顶与水管是实际要编列的预算项目 —— 请在议价前先算好。
- One data point does not make a trend. The same shop lot on Jalan Flora 1/9 sold for RM938,000 then RM1,997,000 eight months apart. In a market this thin, a single unusual sale can distort the picture badly if you are not careful.一个数据点不构成趋势。Jalan Flora 1/9 同一间店屋，八个月内从 RM938,000 卖到 RM1,997,000。在这么薄的市场里，不小心的话，单一一笔异常成交就能严重扭曲你对行情的判断。
- Closed to foreign buyers, like every Pulai estate on this site. Every recorded median sits below Johor’s RM2m landed floor for non-citizens. Your resale buyer will be Malaysian.对外籍买家关闭，和本站每一个 Pulai 邻区一样。每一项登记中位价都低于柔佛给非公民的 RM200 万有地门槛。你未来的接手买家会是马来西亚人。
Taman Pulai Flora FAQTaman Pulai Flora 常见问题
How much does a house in Taman Pulai Flora cost?Taman Pulai Flora 的房子多少钱？
\nRegistered subsale transactions in Taman Pulai Flora show a median of RM600,000 at RM325 per square foot across 64 records from 2021 to 2026, published by List.my from NAPIC data. By type the medians are RM475,000 for a single-storey terrace, RM600,000 for a double-storey terrace, RM820,000 for a cluster house, RM1,100,000 for the estate’s one recorded semi-detached, and RM125,000 for a low-cost flat. With only 64 records total, these medians are a smaller, less statistically stable sample than most of the other Pulai-named estates in this corridor.\n Taman Pulai Flora 的登记二手成交显示：2021 至 2026 年共 64 笔纪录，中位价 RM600,000、每平方尺 RM325，资料由 List.my 依 NAPIC 数据公布。分类型的中位价为：单层排屋 RM475,000、双层排屋 RM600,000、Cluster 田字屋 RM820,000、全区唯一登记的半独立式 RM1,100,000、廉价屋 RM125,000。总共只有 64 笔纪录，这些中位数是一个比这一带多数其他带「Pulai」名字的花园都更小、统计上更不稳定的样本。
Who developed Taman Pulai Flora, and when was it built?Taman Pulai Flora 是谁开发的？什么时候建成？
\nTaman Pulai Flora is a freehold taman of roughly 102 acres developed by Jayaplus Bakti Sdn Bhd. Property records show transactions here as far back as 2006, and the estate’s smaller gated extension, branded Flora Ville with sub-phases Begonia, Camellia, Maple, Mulberry and Petunia, was completed between November 2010 and November 2011. That means the taman was effectively built in two separate pushes rather than as one single-phase project.\n Taman Pulai Flora 是一个约 102 英亩的永久地契花园，由 Jayaplus Bakti Sdn Bhd 开发。产业纪录显示早在 2006 年这里就有成交，而这个花园较小的门禁扩建部分 —— 品牌名 Flora Ville，下辖 Begonia、Camellia、Maple、Mulberry 与 Petunia 五个子項目 —— 是在 2010 年 11 月至 2011 年 11 月间建成的。也就是说，这个花园实际上分两次建成，而不是单一期数的项目。
Why did the same shop lot on Jalan Flora 1/9 sell for two very different prices?为什么 Jalan Flora 1/9 同一间店屋卖出两个天差地别的价格？
\nNAPIC records show a 6,329 square foot double-storey shop lot on Jalan Flora 1/9 sold for RM938,000 in October 2021 and the same-sized unit sold again for RM1,997,000 in June 2022, more than double in eight months. This page cannot confirm whether that reflects a genuine renovation and re-sale or simply two buyers with very different information, and it is exactly why comparables in a thin market like this one should never be trusted from a single transaction alone.\n NAPIC 纪录显示，Jalan Flora 1/9 一间 6,329 平方尺的双层店屋，2021 年 10 月以 RM938,000 成交，同样大小的单位在 2022 年 6 月再次以 RM1,997,000 成交，八个月内翻了一倍多。本页无法确认这是否反映了真实的翻新后转手，还是单纯两个掌握信息完全不同的买家。这正是为什么在这么薄的市场里，绝不应该只靠单一一笔成交就信任一个可比案例。
Is Taman Pulai Flora a good place to rent out a property?Taman Pulai Flora 适合出租吗？
\nThis page found no verified rental data specific to Taman Pulai Flora and has deliberately left asking and transacted rents blank rather than guess at them from portal listings elsewhere in the mukim. What is confirmed is that Pusat Usahawan MARA Johor, a state entrepreneurship centre run by MARA, sits directly opposite the estate’s Jalan Flora 1/9 shop row, which is a stable but modest source of office-hours demand for the shop lots specifically, not for residential rental.\n 本页找不到 Taman Pulai Flora 专属且经核实的租金资料，因此刻意将开价与成交租金留白，而不是从 mukim 里其他区域的平台挂牌去猜。已确认的是：由 MARA 营运的州创业中心 Pusat Usahawan MARA Johor，就在花园 Jalan Flora 1/9 店屋排的正对面 —— 这为店屋本身提供了稳定但规模不大的办公时段需求，但不是针对住宅出租的需求来源。
What schools are near Taman Pulai Flora?Taman Pulai Flora 附近有哪些学校？
\nProperty portal iProperty lists SK Sri Pulai Perdana, Madrasah Tahfiz Al-Iman and Sekolah Rendah Islam Al-Azhar as schools near this project. This page could not independently verify walking distances or confirm national-school catchment boundaries, which are set street by street by the district education office, so treat these as a starting point to verify directly with the school rather than a confirmed catchment.\n 房产平台 iProperty 列出的邻近学校为 SK Sri Pulai Perdana、Madrasah Tahfiz Al-Iman 与 Sekolah Rendah Islam Al-Azhar。本页无法独立核实步行距离，也无法确认国民学校的收生范围 —— 那是由县教育局逐条街划定的，请把这些学校当作起点，直接向学校确认，而不是当作已确认的学区。
Can foreigners buy a house in Taman Pulai Flora?外国人可以在 Taman Pulai Flora 买房吗？
\nIn practice, no, not for landed property. Johor sets a RM2 million minimum purchase price for non-citizens buying landed residential property, and the highest recorded landed transaction in Taman Pulai Flora is a single semi-detached house at RM1,100,000 — short by RM900,000. A double-storey shop lot did sell for RM1,997,000, well above Johor’s RM1 million strata floor, but a shop lot is a commercial product, not a residential one, so it does not open the estate to foreign residential buyers either.\n 实务上，不行 —— 至少有地住宅不行。柔佛对非公民购买有地住宅设有 RM200 万最低价门槛，而 Taman Pulai Flora 登记纪录中最高的有地成交，是一栋 RM1,100,000 的半独立式 —— 差 RM900,000。虽然有一间双层店屋卖到 RM1,997,000，远高于柔佛分层产权 RM100 万的门槛，但店屋属于商业产品，不是住宅产品，因此同样不能让外籍买家在这里买到住宅。
Is Taman Pulai Flora freehold?Taman Pulai Flora 是永久地契吗？
\nDeveloper and property portal sources consistently describe Taman Pulai Flora, including every Flora Ville sub-phase, as freehold across its roughly 102 acres. Tenure is still recorded on the individual title rather than on the estate as a whole, so ask for a copy of the title before signing anything, and check separately whether any specific low-cost flat unit carries a resale or Bumiputera restriction.\n 发展商与房产平台资料一致显示，Taman Pulai Flora —— 包括 Flora Ville 的每一个子項目 —— 在其约 102 英亩范围内均为永久地契。但年期仍记载在个别地契上，而不是整个花园，因此签任何文件前请索取地契副本，并另外查清楚某间廉价屋单位是否有转售或 Bumi 限制。
Why does Taman Pulai Flora have so few recorded transactions?为什么 Taman Pulai Flora 的登记成交这么少？
\nTaman Pulai Flora recorded 64 subsale transactions from 2021 to 2026, the fewest of any Pulai-named estate compared on this site, against 857 at Taman Pulai Mutiara 2 and 577 at Taman Pulai Mutiara over the same window. The most likely explanation is that this is a small, fully built-out taman with no new-launch phase since Flora Ville completed in 2010-2011, so almost all activity is resale by existing long-term owners rather than developer sales or fast-turning investor stock.\n Taman Pulai Flora 在 2021 至 2026 年间录得 64 笔二手成交，是本站对照组中所有带「Pulai」名字的花园里最少的，同一期间 Taman Pulai Mutiara 2 有 857 笔、Taman Pulai Mutiara 有 577 笔。最可能的原因是：这是一个小型、已经建满的花园，自 Flora Ville 在 2010至2011 年完工后就没有新期数在推，因此几乎所有交易都是既有长期业主的转售，而不是发展商销售或快速换手的投资盘。
What tax do I pay when I sell a house in Malaysia?在马来西亚卖房要付什么税？
\nReal Property Gains Tax, and it is charged on the gain, not on the sale price. For Malaysian citizens and permanent residents the rate is 30 percent if you dispose in years 1 to 3, 20 percent in year 4, 15 percent in year 5, and nil from year 6. Non-citizens pay 30 percent through years 1 to 5 and 10 percent from year 6 onward, with no further reduction. At Pulai Flora price levels the gap between selling in year five and year six is often worth more than a year of rent.\n 产业盈利税（RPGT），课的是获利，不是售价。马来西亚公民与永久居民：第 1 至 3 年出售 30%、第 4 年 20%、第 5 年 15%，第 6 年起为零。非公民：第 1 至 5 年 30%，第 6 年起 10%，且不再往下调。以 Pulai Flora 的价位来说，第五年卖与第六年卖之间的差额，往往比一整年的租金还多。
Eight estates share the Pulai name — here they all are, on the same NAPIC data八个花园共用「Pulai」这个名字 —— 全部放在同一份 NAPIC 数据下对照
Every figure below comes from the same source and the same window, so these are genuinely comparable. If you found this page, you are almost certainly also looking at one or more of its seven Pulai-named siblings — here is the complete set, plus the ten next-largest estates in the same mukim.下方每一个数字都来自同一个来源、同一个期间，所以这是真正可比的对照。如果你找到这一页，你几乎一定也在看它另外七个带「Pulai」名字的邻区之一 —— 这里是完整的一组，再加上同一个 mukim 里成交量最大的十个邻区。
The Pulai family — all eight, ranked by transaction volumePulai 家族 —— 全部八个，按成交量排序
| Estate花园 | Developer发展商 | Records笔数 | Median price中位价 | Median psf中位每尺 | 12-month psf12 个月每尺 | Read解读 |
|---|---|---|---|---|---|---|
| Taman Pulai Mutiara 2 | Amber LandAmber Land | 857 | RM489,000 | RM371 | +9.0% | Biggest Pulai estate by volumePulai 家族成交量最大 |
| Taman Pulai Mutiara | ScientexScientex | 577 | RM520,000 | RM401 | +3.6% | Highest psf in the family家族中每尺价最高 |
| Taman Pulai Indah | Hua YangHua Yang | 357 | RM460,000 | RM311 | +4.0% | Second-cheapest entry, still rising第二便宜的入场价，仍在涨 |
| Taman Pulai Utama | —— | 321 | RM485,000 | RM299 | +3.6% | Cheapest psf in the family; has its own mall, U Mall家族中每尺价最低；区内自带 U Mall |
| Bandar Baru Kangkar Pulai | —— | 292 | RM132,500 | — | +13.8% | Lowest overall median on this site; heavy low-cost-flat mix本站最低的整体中位价；廉价屋占比高 |
| Sri Pulai Perdana | Mah SingMah Sing | 238 | RM496,500 | RM333 | — | Middle of the family on price价格落在家族中段 |
| Taman Pulai Duta | ScientexScientex | 155 | RM522,000 | RM375 | — | Newest Scientex phase; thin recent historyScientex 最新期数；近期纪录仍薄 |
| Taman Pulai Hijauan | Hua YangHua Yang | 154 | RM650,000 | RM357 | −2.2% | Newest freehold build, currently cooling最新永久地契建案，目前在降温 |
| Taman Pulai Flora | Jayaplus BaktiJayaplus Bakti | 64 | RM600,000 | RM325 | not enough data数据不足 | Fewest records in the family — two eras, one taman家族中纪录最少 —— 一个花园，两个年代 |
Wider Mukim Pulai — the ten biggest by volume更大的 Mukim Pulai —— 成交量最大的十个
| Area区域 | Records笔数 | Median price中位价 | Median psf中位每尺 | 12-month psf12 个月每尺 | Read解读 |
|---|---|---|---|---|---|
| Taman Bukit Indah | 1,798 | RM610,000 | RM460 | +2.6% | Far bigger market, much higher psf市场大得多，每尺价高得多 |
| Horizon Hill | 1,024 | RM1,080,000 | RM498 | +10.5% | Premium tier, fastest growth in the mukim高端产品，全 mukim 涨最快 |
| Taman Ungku Tun Aminah | 905 | RM465,000 | RM312 | +12.0% | Cheaper, older, moving fast更便宜、更旧、涨得快 |
| Taman Universiti | 905 | RM400,000 | RM292 | +9.6% | Cheapest entry in this wider set这组对照中最便宜的入场价 |
| Taman Mutiara Rini | 869 | RM620,000 | RM371 | +9.8% | The retail strip Pulai Flora residents drive toPulai Flora 居民会开车去的零售带 |
| Taman Perling | 711 | RM480,000 | RM288 | −0.8% | Similar price, softening价位相近，正在走软 |
| Bandar Selesa Jaya | 573 | RM290,000 | RM290 | +16.9% | Cheapest in this wider set, moving fastest这组里最便宜，涨得也最快 |
| Taman Skudai Baru | 566 | RM400,000 | RM325 | +8.5% | Same psf as Pulai Flora, on 9× the volume每尺价与 Pulai Flora 相同，成交量是九倍 |
| Taman Tampoi Indah | 417 | RM360,000 | RM357 | +7.7% | Cheaper price, higher psf价格更低，每尺价更高 |
| Laman Setia | 411 | RM640,000 | RM394 | −4.3% | Similar price to Pulai Flora, also cooling价位与 Pulai Flora 相近，同样在降温 |
Tell me which era you want. I will tell you what it actually sold for.告诉我你要哪个年代。我告诉你它实际卖了多少。
Old core or Flora Ville, low-cost flat or semi-detached, own stay or shop lot facing MARA — send it over and I will come back with the recent comparables this thin a market actually has, and an honest read on which ones to trust. 旧核心还是 Flora Ville、廉价屋还是半独立式、自住还是正对 MARA 的店屋 —— 发给我，我会回你这个薄市场里实际有的近期可比案例，以及哪些数字可信、哪些不可信的诚实解读。