Pulai Hijauan: Hua Yang’s
second act, and it costs 41% more
Pulai Hijauan：
Hua Yang 的第二部作品，贵了 41%
Hua Yang Berhad finished its 477-acre Taman Pulai Indah in 2010 and walked a few streets north to start again: a smaller, 140-acre, freehold, “eco-living” township called Taman Pulai Hijauan, developing since 2015. The recorded median here is RM650,000, 41% above Pulai Indah’s RM460,000 next door. But the record also shows something the brochure will not: price per square foot is down 2.2% in twelve months, while the older, cheaper sibling is still rising 4.0%. This page is about whether the newer, pricier product is worth the premium, street by street. Hua Yang Berhad 在 2010 年盖完 477 英亩的 Taman Pulai Indah 之后，往北走了几条街，重新开始：一个占地较小、140 英亩、永久地契、打着「生态生活」招牌的新市镇 Taman Pulai Hijauan，自 2015 年起开发。这里的登记中位价是 RM650,000，比隔壁 Pulai Indah 的 RM460,000 高出 41%。但纪录也显示了宣传册不会说的一件事：中位每尺价在十二个月内下跌 2.2%，而更旧、更便宜的那个邻居反而还在涨 4.0%。这一页要谈的是：这个更新、更贵的产品，逐条街地看，值不值这个溢价。
© Chongkian · CC BY-SA 4.0 · Wikimedia CommonsPulai Hijauan in 30 seconds30 秒看懂 Pulai Hijauan
- What it is: a 140-acre freehold residential and commercial township in Mukim Pulai, city of Iskandar Puteri, developed by Hua Yang Berhad since 2015, ready for occupation from 2017 and opened in 2018. About 849 units across double-storey terraces, cluster houses, semi-detached houses, a bungalow and shop offices, on the developer’s own count. 它是什么：位于 Iskandar Puteri 市、Mukim Pulai 内一个 140 英亩永久地契 的住宅与商业市镇，由 Hua Yang Berhad 自 2015 年开发，2017 年起入伙，2018 年正式开镇。按发展商自家数字，共约 849 个单位，涵盖双层排屋、Cluster 田字屋、半独立式、一栋独立式洋房与店屋。
- What it costs: 154 registered transactions from 2021 to 2026, median RM650,000 at RM357 psf (current twelve-month reading; the six-year blended psf is RM318). By type: double-storey terrace RM600,000, cluster house RM730,000, double-storey semi-detached RM760,000, double-storey shop office RM650,000. 多少钱：2021 至 2026 年 154 笔登记成交，中位 RM650,000、每尺 RM357（近 12 个月口径；六年全类型混合每尺为 RM318）。分屋型：双层排屋 RM600,000、Cluster 田字屋 RM730,000、双层半独立式 RM760,000、双层店屋 RM650,000。
- The number that decides it: price per square foot is down 2.2% over twelve months — but only 5 transactions were recorded in 2025, against 39 in 2024, so that percentage is easily moved by a handful of sales. Meanwhile Hua Yang’s own older township next door, Taman Pulai Indah, is recorded up 4.0% on a deeper 357-record base. 决定性的数字：中位每尺价 十二个月下跌 2.2% —— 但 2025 年全年只登记了 5 笔成交，对照 2024 年的 39 笔，这个百分比几笔成交就能拉动。与此同时，Hua Yang 自家更老的隔壁市镇 Taman Pulai Indah，在 357 笔更厚的基础上，纪录反而是上涨 4.0%。
- The detail worth checking in person: Hua Yang’s own marketing places the township along Jalan Pontian in the Skudai-Pontian corridor, publishing distances of about 9km to UTM, 10km to AEON Taman Universiti and 12km to Pulai Springs Golf Resort. Its brochure also says the project is “merely a kilometre” from Taman Pulai Indah; the two projects’ own map markers sit closer to two kilometres apart. Small gap, but a reminder to verify developer distances yourself. 值得亲自核实的细节：Hua Yang 自家宣传把这个市镇定位在 Skudai-Pontian 走廊的 Jalan Pontian 沿线，并公布约以下距离：距 UTM 约 9 公里、距 AEON Taman Universiti 约 10 公里、距 Pulai Springs Golf Resort 约 12 公里。其宣传册也说项目「距 Taman Pulai Indah 仅一公里」；但两个项目自己的地图定位点相距其实更接近两公里。差距不大，但提醒你：发展商给的距离，自己再核实一次。
- The honest catch: unlike Taman Pulai Indah, where Hua Yang finished and left in 2010, this page could not confirm whether Hua Yang has fully exited Taman Pulai Hijauan — the shop-office product TPH Link is still marketed by phase, with a Phase 9 alone at 87 units. A resale purchase here may still be competing with the developer’s own unsold stock. Landed here is also closed to foreign buyers on every recorded median. 诚实提醒：不同于已在 2010 年盖完离场的 Taman Pulai Indah，本页无法确认 Hua Yang 是否已完全撤出 Taman Pulai Hijauan —— 店屋产品 TPH Link 目前仍按期数在推，光是 Phase 9 就有 87 个单位。在这里买二手，可能仍要跟发展商自家未售出的库存竞争。这里的有地住宅同样对外籍买家关闭 —— 每一项登记中位价都远低于门槛。
No Wikimedia photos exist of Pulai Hijauan itself — here is what surrounds itWikimedia 上没有 Pulai Hijauan 本身的照片 —— 这是它周边的画面
Taman Pulai Hijauan is too new and too small a township to have its own entries on Wikimedia Commons. What is available and licensed for reuse are the places Hua Yang’s own marketing points to: the older sibling township next door, the Iskandar Puteri civic core the township belongs to, and the Mutiara Rini retail strip its residents already drive to. The Street View panels further down are the only imagery of the township’s own streets on this page. Taman Pulai Hijauan 太新、规模也太小，在 Wikimedia Commons 上还没有自己的条目。目前能合法取用的，是 Hua Yang 自家宣传会提到的那些地方：隔壁较老的姐妹市镇、这个市镇所属的 Iskandar Puteri 市中心，以及居民已经会开车去的 Mutiara Rini 零售一带。本页唯一拍到这个市镇自己街道的画面，在下方的街景区块。
A smaller, pricier, greener bet than the township next door比隔壁市镇更小、更贵、更「绿」的一个选择
With 135 residential and 19 commercial transactions on record across a 140-acre site, this is a tighter, more residential-heavy market than Pulai Indah’s 477 acres. The people paying the 41% premium over the older township are generally paying for one of these things.在 140 英亩的范围内，登记纪录有 135 笔住宅、19 笔商业 —— 相较 477 英亩的 Pulai Indah，这是一个更紧凑、住宅占比更高的市场。愿意多付 41% 溢价的人，大致是在为以下其中一件事付钱。
The eco-brand buyer冲着「生态」品牌来的买家
Chooses Hua Yang’s “green-themed” concept and newer 2015-onward build quality over Pulai Indah’s 2008-era stock, and is willing to pay RM190,000 more on the median for it. This buyer should ask precisely what “eco-living” means on the ground here, not just in the brochure.选 Hua Yang 「绿色主题」的概念与 2015 年后较新的建筑品质，而不是 2008 年代的 Pulai Indah 旧存量，并愿意为此在中位价上多付 RM190,000。这一类买家该问清楚的是：「生态生活」在这里落地究竟是什么，而不只是宣传册上的说法。
The Docynia household买 Docynia 的家庭
Wants more land and more bedrooms than a terrace offers. Recorded semi-detached transactions here run RM713,000 to RM807,000 on the middle 50%, all traced to Jalan Palma — a single street carrying this entire product category on the public record.要的是比排屋更多的地皮与房间数。这里登记的半独立式成交中间 50% 落在 RM713,000 至 RM807,000，全部落在 Jalan Palma —— 公开纪录里，这整个产品类别几乎只由这一条街撑起。
The shop-office investor买店屋的投资者
Buys a double-storey shop office on Jalan Paprika or Jalan Hijau, recorded median RM650,000 at RM416 psf — the highest psf of any product type here. Whether that commands a tenant depends entirely on how much of the township, including the developer’s own remaining phases, is actually occupied.在 Jalan Paprika 或 Jalan Hijau 买一间双层店屋，登记中位 RM650,000、每尺 RM416 —— 是这里所有产品类型中每尺价最高的。它能不能租得出去，完全取决于这个市镇（包括发展商自己还没卖完的期数）实际入住了多少。
The UTM-adjacent household靠近 UTM 的家庭
Universiti Teknologi Malaysia is about 9km away on the developer’s own figures. Whether that translates into actual rental demand for this specific township, as opposed to Bandar Baru Kangkar Pulai closer to the highway junction, has not been independently verified for this page.按发展商自家数字，Universiti Teknologi Malaysia 约 9 公里。这是否真的能转化成这个市镇的实际租赁需求 —— 而不是更靠近高速交流道的 Bandar Baru Kangkar Pulai —— 本页未能独立核实。
A weekday along Jalan PontianJalan Pontian 沿线的一个平日
Hua Yang’s brochure sells the “escape to nature” pitch. What the record and the map actually show is a young, single-corridor township still filling in around an older, larger sibling.Hua Yang 的宣传册卖的是「逃离城市、拥抱自然」。而纪录与地图实际显示的，是一个年轻的、只靠单一走廊出入的市镇，还在一个更大、更老的姐妹市镇旁边慢慢填满。
Out onto Jalan Pontian. The developer names this as the single road serving the township within the Skudai-Pontian corridor; this page found no second named arterial route in public sources, so peak-hour behaviour on this one road matters more here than in a township with two ways out.出门上 Jalan Pontian。发展商称这是服务这个市镇、位于 Skudai-Pontian 走廊内的唯一道路；本页未在公开资料中找到第二条主干道 —— 这意味着这一条路的高峰期状况，比一个有两条出路的市镇更关键。
School run toward SMK Kangkar Pulai 2, SK Kangkar Pulai 2 or Woon Hwa Primary School — all named in Hua Yang’s own marketing, none independently distance-checked for this page.往 SMK Kangkar Pulai 2、SK Kangkar Pulai 2 或 Woon Hwa Primary School（宏华小学）送小孩上学 —— 都是 Hua Yang 自家宣传点名的学校，本页未独立核实车程。
Lunch means a drive out, most likely toward Mutiara Rini for Mydin and Tesco Extra, or further to AEON Taman Universiti. The township’s own commercial strip on Jalan Paprika and Jalan Hijau is still filling — 19 recorded shop transactions is not yet a food street.午餐多半要开车出去，最可能往 Mutiara Rini 的 Mydin 与 Tesco Extra，或更远到 AEON Taman Universiti。市镇自己在 Jalan Paprika 与 Jalan Hijau 的商业街段还在填满 —— 19 笔登记店屋成交，还称不上一条美食街。
Traffic back in along the same corridor. Whether this is a five-minute drive or a stop-start crawl depends on how far along Jalan Pontian your street sits and how much of the township’s remaining phases are under active construction — verify by driving it yourself.沿着同一条走廊塞车回家。是五分钟顺畅到家，还是走走停停，取决于你的街道在 Jalan Pontian 沿线的位置，也取决于市镇剩余期数目前有多少还在施工 —— 请亲自开一趟核实。
Evening is quiet by design — this is the “eco-living” pitch delivering. Whether that quiet is because the township is genuinely low-density, or because a meaningful share of units are still unoccupied or under construction, this page could not distinguish from public data alone.晚上按设计是安静的 —— 这正是「生态生活」这句宣传语兑现的部分。但这份安静，究竟是因为这个市镇本来就密度低，还是因为相当比例的单位仍未入住或还在施工，本页仅靠公开数据无法分辨。
No independently confirmed late-night food or entertainment strip inside the township on public sources. If a lively evening scene matters to your household, that is a reason to look at Mount Austin or Taman Molek instead, not at this page.公开资料未独立确认镇内有深夜餐饮或娱乐街段。如果热闹的夜生活对你的家庭很重要，那是你该去看 Mount Austin 或 Taman Molek 的理由，不是这一页的强项。
On Jalan Pontian, two kilometres north of Hua Yang’s first act在 Jalan Pontian 上，Hua Yang 第一部作品以北两公里
Taman Pulai Hijauan sits in Mukim Pulai, within the city of Iskandar Puteri, on the eastern side of the Skudai-Pontian corridor. Wikipedia records it as bordered by Bandar Baru Kangkar Pulai to the east and Hua Yang’s own Taman Pulai Indah to the south, with green space covering the rest of its perimeter. It is administered by Majlis Bandaraya Iskandar Puteri. Taman Pulai Hijauan 位于 Iskandar Puteri 市内的 Mukim Pulai，坐落于 Skudai-Pontian 走廊东侧。维基百科记载它东接 Bandar Baru Kangkar Pulai，南邻 Hua Yang 自家的 Taman Pulai Indah，其余周边被绿地覆盖。由 Majlis Bandaraya Iskandar Puteri 管辖。
That is the honest headline: this is a corridor address on a single named road, not a highway-junction one. What it has — Hua Yang’s own older township, a growing UTM-adjacent belt, and the Skudai-Pontian corridor itself — is real, but this page could not independently verify a drive time to Johor Bahru’s city centre, CIQ or the RTS terminus for this specific project.这就是诚实的重点：这是一个 单一命名道路的走廊门牌，不是一个紧贴高速交流道的门牌。它真正拥有的 —— Hua Yang 自家更老的市镇、正在成长的 UTM 一带，以及 Skudai-Pontian 走廊本身 —— 都是真实的，但本页无法为这个具体项目独立核实到新山市中心、CIQ 或 RTS 总站的车程。
| Destination目的地 | Distance距离 |
|---|---|
| Taman Pulai Indah 邻区 | ~2 km, developer says “1 km”约 2 公里，发展商称「1 公里」 |
| Universiti Teknologi Malaysia (UTM) | ~9 km (developer figure发展商数字) |
| AEON Taman Universiti | ~10 km (developer figure发展商数字) |
| Pulai Springs Golf Resort | ~12 km (developer figure发展商数字) |
| AEON Bukit Indah | ~22 km (developer figure发展商数字) |
| Second Link Expressway | ~28 km (developer figure发展商数字) |
| JB City Centre / CIQ / RTS Bukit Chagar | Not independently verified未独立核实 |
One road in, a university nearby, and a golf resort the brochure name-drops一条进出道路、一所邻近大学，以及宣传册点名的一座球场
Hua Yang’s own materials are the primary source for almost everything in this section — this page could not independently verify most of it from Wikipedia or government sources the way an older, better-documented township allows.这一节几乎所有内容的主要来源都是 Hua Yang 自家资料 —— 不像一个更老、纪录更完整的市镇，本页无法透过维基百科或政府来源独立核实大部分内容。
Roads道路与高速
Hua Yang places the township directly on Jalan Pontian, within the Skudai-Pontian corridor, which it describes as serving one of Johor’s biggest residential catchments (a population of over 300,000, on the developer’s figure). This page found no named second arterial road for the township in public sources.Hua Yang 把这个市镇定位在 Jalan Pontian 上，属于 Skudai-Pontian 走廊，据发展商说法，这条走廊服务柔佛数一数二大的住宅腹地（发展商数字称人口逾 30 万）。本页在公开资料中未找到第二条为这个市镇命名的主干道。
Schools学校便利
Hua Yang’s project materials name SMK Kangkar Pulai 2, SK Kangkar Pulai 2 and Woon Hwa Primary School as nearby schools. This page could not independently confirm exact distances or catchment boundaries from public sources — confirm directly with the school or PPD before relying on a specific address.Hua Yang 的项目资料点名附近学校为 SMK Kangkar Pulai 2、SK Kangkar Pulai 2 与 Woon Hwa Primary School（宏华小学）。本页无法从公开资料独立核实确切距离或收生范围 —— 在依赖某个具体地址前，请直接向学校或 PPD 确认。
Recreation & medical休闲与医疗
Hua Yang cites Pulai Springs Golf Resort at about 12km. Columbia Asia Hospital sits within Iskandar Puteri city, the local authority area this township falls under, though this page could not confirm its exact distance from Pulai Hijauan specifically. No polyclinic or hospital inside the township itself is confirmed in public sources.Hua Yang 点名 Pulai Springs Golf Resort，距离约 12 公里。Columbia Asia Hospital 位于 Iskandar Puteri 市（这个市镇所属的地方政府辖区）内，但本页无法确认它距 Pulai Hijauan 本身的确切车程。公开资料未确认镇内本身设有诊所或医院。
Six things that are actually true about the newer, pricier Pulai关于这个更新、更贵的 Pulai，六件确实为真的事
Not every claim in a developer brochure survives contact with NAPIC data. These six do, on the record checked for this page. 不是每一句发展商宣传语都经得起 NAPIC 数据的检验。以下六项，在本页核对过的纪录里，是站得住的。
Freehold, on a project-listing site’s own field永久地契，来自项目上架页面自己的栏位
A property-portal project listing records tenure here as Freehold, the same tenure as Pulai Indah next door. Tenure is still recorded on the individual title, not the township, so ask for the title copy before signing anything. 某房产平台的项目上架页面，将这里的地契栏位记为 永久（Freehold），与隔壁 Pulai Indah 相同。地契年期仍记在个别地契上，不是整个市镇 —— 签任何文件前，请先索取地契副本。
A real, matching product catalogue一份真实、对得上的产品目录
Hua Yang’s named products — Cycas, The Alder, Bellis, Docynia, TPH Link — line up closely with NAPIC’s five recorded categories here. This is not a brochure describing something that never got built; the resale market for each named product actually exists. Hua Yang 命名的产品 —— Cycas、The Alder、Bellis、Docynia、TPH Link —— 与 NAPIC 登记的五个类别高度吻合。这不是一份描述从未落成之物的宣传册；每一个命名产品的二手市场都真实存在。
Real street names, verified on the map真实街名，地图上核实过
Jalan Palma, Jalan Paprika, Jalan Hijau, Jalan Pulasan and Jalan Penaga all resolve to real, mapped addresses inside the township, cross-checked against both NAPIC’s road-level transaction data and Google’s own place listings for this page. Jalan Palma、Jalan Paprika、Jalan Hijau、Jalan Pulasan 与 Jalan Penaga，全部对应到镇内真实、可在地图上定位的门牌 —— 本页同时用 NAPIC 的路段成交数据与 Google 自家地点资料交叉核实过。
A deep, active double-storey terrace market一个厚实、活跃的双层排屋市场
74 recorded double-storey terrace transactions, the largest single category here, median RM600,000. That is nearly half of all 154 records, meaning comparables are genuinely easy to find for the product most buyers will actually consider. 74 笔双层排屋登记成交，是这里最大的单一类别，中位 RM600,000。占全部 154 笔的近一半，代表多数买家实际会考虑的产品，可比案例真的好找。
A shop-office psf that beats every residential type每尺价胜过所有住宅类型的店屋
Double-storey shop offices (TPH Link) record a median RM416 psf, ahead of every residential category on this page. Commercial rent, if the units are actually let, is the upside case here — but this page could not verify occupancy. 双层店屋（TPH Link）登记中位每尺价 RM416，超过这一页所有住宅类型。如果单位真的租得出去，商业租金就是这里的上行空间 —— 但本页未能核实实际入住率。
A second Hua Yang township to compare against, on the same data同一套数据下，多一个 Hua Yang 市镇可以对照
Because Pulai Indah is next door, on the same NAPIC coverage and the same developer, this is one of the few places in Johor where you can genuinely compare “the same builder’s older, cheaper product” against “their newer, pricier one” on matched data. 因为 Pulai Indah 就在隔壁，属于同一套 NAPIC 数据、同一个发展商，这是柔佛少数能用对齐的数据，真正比较「同一个建商更旧更便宜的产品」与「更新更贵的产品」的地方。
Five verified streets, five different products五条核实过的街，五种不同产品
Taman Pulai Hijauan is small enough that its streets map almost one-to-one onto Hua Yang’s product names. Below are the roads this page could verify — via NAPIC’s road-level records, Google’s place listings, and Street View imagery captured for this page — and what actually trades on them. Taman Pulai Hijauan 规模不大，它的街道几乎一对一对应到 Hua Yang 的产品命名。以下是本页能核实的路段 —— 透过 NAPIC 的路段纪录、Google 的地点资料，以及本页实际拍摄验证的街景 —— 以及它们实际在交易什么。
| Sub-area分区 | Roads涵盖路段 | Mainly主要产品 | Recorded prices登记价 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|
| Cycas terrace belt | Jalan Pulasan 3, 5, 6 | Double-storey terrace (Cycas), 22×70 lots双层排屋（Cycas），22×70 地契 | RM502,000 – 698,000 middle 50%, 74 records township-wide全镇 74 笔的中间 50% |
No不行 |
| Palma / Penaga semi-D beltPalma／Penaga 半独立式带 | Jalan Palma 2, 3, 4, 6; Jalan Penaga 2 | Double-storey semi-detached (Docynia), the one recorded bungalow双层半独立式（Docynia），以及唯一一笔独立式登记 | RM713,000 – 807,000 bungalow: RM2,050,000, 1 record, Jalan Palma 4独立式：RM2,050,000，1 笔，Jalan Palma 4 |
No不行 |
| Paprika / Hijau shop belt | Jalan Paprika 1, 4; Jalan Hijau 2; off Jalan Pontian | Double-storey shop office (TPH Link)双层店屋（TPH Link） | RM551,000 – 749,000 median psf RM416, the highest of any type here中位每尺 RM416，这里所有类型中最高 |
No不行 |
| Cluster precinct (Bellis)Cluster 分区（Bellis） | Roads not individually confirmed for this page本页未逐条核实路段 | Double-storey cluster house, 35×70 lots双层 Cluster 田字屋，35×70 地契 | RM654,000 – 806,000 44 records, second-largest category44 笔，第二大类别 |
No不行 |
| Persiaran Pulai HijauanPersiaran Pulai Hijauan | Persiaran Pulai Hijauan (main internal boulevard)（内部主干道） | Mixed — the road Google’s own place cards return for this general area混合 —— Google 地点卡对这一带回传的路名 | Not separately broken out未单独拆分 | No不行 |
Four products on record, and a fifth with one data point四种有纪录的产品，第五种只有一个数据点
Registered transactions break down as: 74 double-storey terraces (Cycas / The Alder), 44 cluster houses (Bellis), 16 double-storey semi-detached (Docynia), 19 double-storey shop offices (TPH Link) and 1 bungalow. The terrace is the market; everything else is a smaller, more specific decision. 登记成交分布为：74 笔双层排屋（Cycas／The Alder）、44 笔 Cluster 田字屋（Bellis）、16 笔双层半独立式（Docynia）、19 笔双层店屋（TPH Link），以及 1 笔独立式。排屋就是这个市场；其余每一种，都是更小、更具体的决定。
Double-storey terrace (Cycas / The Alder)双层排屋（Cycas／The Alder）
Cluster (Bellis) & semi-detached (Docynia)Cluster 田字屋（Bellis）与半独立式（Docynia）
Double-storey shop office (TPH Link)双层店屋（TPH Link）
Small, pricey, and currently cooling against its own older sibling规模小、价格高，对照自家老市镇正在降温
Pulai Hijauan against its Mukim Pulai neighboursPulai Hijauan 与 Mukim Pulai 邻区对照
RM551,000 to RM2,050,000 — four products, one bungalow outlierRM551,000 至 RM2,050,000 —— 四种产品，一个独立式离群值
Registered medians by type, 2021 to 2026. The single bungalow transaction is one data point, not a market — do not price a second bungalow off it. 2021 至 2026 年各屋型登记中位价。独立式那一笔只是一个数据点，不是一个市场 —— 不要拿它去为第二栋独立式定价。
What each named product actually transacted at每一个命名产品，实际成交在多少
Registered subsale transactions, 2021 to 2026, from NAPIC records published by List.my: 154 records, median RM650,000 at RM357 psf (current 12-month reading; six-year blended psf is RM318). Residential-only median is RM650,000 at RM326 psf; commercial is RM650,000 at RM422 psf. No rental data is available for this page — this page could not source reliable asking-rent ranges for Pulai Hijauan specifically and will not invent one. 2021 至 2026 年登记二手成交，来源为 List.my 公布的 NAPIC 纪录：154 笔，中位 RM650,000、每尺 RM357（近 12 个月口径；六年混合每尺为 RM318）。仅住宅的中位为 RM650,000、每尺 RM326；商业为 RM650,000、每尺 RM422。本页没有可靠的租金数据 —— 无法找到 Pulai Hijauan 专属的开价租金区间，也不会编造。
| Type类型 | Records笔数 | Recorded median登记中位价 | Middle 50%中间 50% | Named product命名产品 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|---|
| Double-storey terrace双层排屋 | 74 | RM600,000 RM332 psf | RM502,000 – 698,000 | Cycas / The Alder | No不行 |
| Cluster houseCluster 田字屋 | 44 | RM730,000 RM293 psf | RM654,000 – 806,000 | Bellis | No不行 |
| Double-storey semi-detached双层半独立式 | 16 | RM760,000 RM239 psf | RM713,000 – 807,000 | Docynia | No不行 |
| Double-storey shop office双层店屋 | 19 | RM650,000 RM416 psf | RM551,000 – 749,000 | TPH Link | No不行 |
| Bungalow (n=1)独立式 （n=1） | 1 | RM2,050,000 | — | Docynia | Clears the threshold — verify individually跨过门槛 —— 请逐笔核实 |
| All types, recorded median全类型登记中位 | 154 | RM650,000 RM357 psf · −2.2% 12m | — | — | Landed closed to non-citizens有地对非公民关闭 |
Four years of residential psf, rising the whole way — until the twelve-month reading四年住宅每尺价，一路上涨 —— 直到十二个月这个读数
Source: registered subsale records from NAPIC (JPPH), published by List.my, residential-only median psf by year. 2025 recorded only 5 transactions and is omitted here as statistically unreliable; records lag roughly six months, so the most recent complete year is always the one to trust least.来源：NAPIC（JPPH）登记二手成交纪录，由 List.my 公布，按年的仅住宅中位每尺价。2025 年全年只登记 5 笔，因统计上不可靠而未列入下图；资料约滞后半年，因此最近一个「完整」年份反而最不该轻信。
The distribution, and the recent-data warning分布，以及近期数据的警语
Half of all recorded sales landed between RM551,000 and RM749,000, with the overall median at RM650,000. That band is narrower than most Johor townships this page covers, because Pulai Hijauan simply has fewer product tiers — no low-cost row, no serviced-apartment strata, just terraces, clusters, semi-Ds and shop offices clustered fairly close in price. 全部登记成交中有一半落在 RM551,000 至 RM749,000 之间，整体中位为 RM650,000。这个区间比本系列多数柔佛市镇窄，因为 Pulai Hijauan 的产品层级本来就少 —— 没有廉价屋排，没有服务式公寓分层产权，只有价位相当接近的排屋、Cluster、半独立式与店屋。
Recorded transactions by year各年度登记成交笔数
Residential median psf by year住宅中位每尺价，按年
The straight answer: one bungalow clears the line, nothing else does直说：只有一栋独立式跨过门槛，其余都不行
Johor bars non-citizens from landed residential property below RM2 million. Pulai Hijauan’s recorded landed medians run from RM600,000 to RM760,000 across four product types. The single recorded bungalow, at RM2,050,000, is the only transaction on this page’s record that clears the threshold — and it is one sale, not a market. 柔佛禁止非公民购买 RM200 万 以下的有地住宅。Pulai Hijauan 四种产品类型的登记中位价落在 RM600,000 至 RM760,000 之间。唯一登记的独立式成交，价格 RM2,050,000，是本页纪录中唯一跨过门槛的一笔 —— 但那是一笔成交，不是一个市场。
Monthly repayment每月供款
Defaults set to the recorded double-storey terrace median of RM600,000 — the deepest market in this township.预设值为双层排屋的登记中位价 RM600,000 —— 这个市镇最厚的那个市场。
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 — this township’s cheapest recorded landed transactions sit just above that line.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 —— 这个市镇最便宜的登记有地成交，正好落在这条线之上一点点。
Johor’s minimum purchase price for a non-citizen is RM2 million on landed property. Every recorded median here is below that: RM600,000 terrace, RM730,000 cluster, RM760,000 semi-detached, RM650,000 shop office. Only the single RM2,050,000 bungalow sale clears it. 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. 柔佛对非公民有地住宅的最低购买价为 RM200 万。这里每一项登记中位价都在此之下：排屋 RM600,000、Cluster RM730,000、半独立式 RM760,000、店屋 RM650,000。只有那一笔 RM2,050,000 的独立式成交跨过门槛。下方仍列出费用，是让你拿去和真正符合资格的门牌做比较 —— 自 2026 年 1 月 1 日起转让印花税统一 8%、柔佛州同意书费为估价 3% 且最低 RM30,000、同意书需时一至三个月、贷款成数上限 60 至 70%。
Tell me your budget and passport and I will send you the Johor addresses that actually qualify. 告诉我你的预算与护照，我把柔佛真正符合资格的门牌发给你。
Which named product? That is the real question here.要哪一个命名产品？这才是这里真正的问题。
Cycas, The Alder, Bellis, Docynia or TPH Link — tell me the product and the street and I will come back with what actually sold on it.Cycas、The Alder、Bellis、Docynia 还是 TPH Link —— 告诉我产品与街段，我会回你那条街实际卖了多少。
A real product on real streets, still short on independent proof真实的产品、真实的街道，独立证据却还不够
✓ Strengths优势
- Freehold, on a portal’s own tenure field — the same tenure as its older, cheaper sibling Taman Pulai Indah, and a genuine point in this township’s favour.永久地契 —— 与更老、更便宜的姐妹市镇 Taman Pulai Indah 相同，是这里真正的优势之一。
- A named product catalogue that actually matches the resale record. Cycas, Bellis, Docynia and TPH Link are not brochure fiction — 154 real transactions trade against these names.命名产品目录与二手纪录真的对得上。Cycas、Bellis、Docynia 与 TPH Link 不是宣传册的空话 —— 154 笔真实成交就落在这些名字底下。
- Real, mapped street names — Jalan Palma, Jalan Paprika, Jalan Hijau, Jalan Pulasan, Jalan Penaga — verified against both NAPIC road data and Google’s own place listings for this page.真实、可在地图定位的街名 —— Jalan Palma、Jalan Paprika、Jalan Hijau、Jalan Pulasan、Jalan Penaga —— 本页同时用 NAPIC 路段数据与 Google 地点资料核实过。
- A deep, active double-storey terrace market at 74 records, the largest single category, meaning comparables are genuinely easy to find.厚实、活跃的双层排屋市场，74 笔登记为最大单一类别，代表可比案例真的好找。
- A same-developer comparison next door. Taman Pulai Indah, on the same NAPIC coverage, lets you genuinely compare Hua Yang’s older, cheaper product against this newer, pricier one.隔壁有一个同发展商的对照组。同一套 NAPIC 数据下的 Taman Pulai Indah，让你能真正比较 Hua Yang 更旧更便宜的产品与这个更新更贵的产品。
△ Things to weigh需要权衡的
- Twelve-month psf is down 2.2% on thin volume. Only 5 transactions were recorded in 2025 against 39 in 2024 — a drop this size deserves a direct question to your agent about supply and reporting lag, not blind trust in the percentage.十二个月每尺价在薄量下下跌 2.2%。2025 年全年只登记 5 笔，对照 2024 年的 39 笔 —— 这么大的降幅，该直接问经纪供给与滞后的问题，不要盲信这个百分比。
- Unclear whether the developer has exited. Unlike Pulai Indah, where Hua Yang finished and left in 2010, TPH Link is still marketed by phase here (Phase 9 alone: 87 units). A resale purchase may compete with the developer’s own unsold stock — this page could not confirm either way.发展商是否已经离场不清楚。不像已在 2010 年盖完离开的 Pulai Indah，这里的 TPH Link 目前仍按期数在推（光 Phase 9 就有 87 个单位）。买二手可能要跟发展商自家未售库存竞争 —— 本页无法确认究竟是哪一种情况。
- Almost everything about access and amenities comes from the developer. Roads, distances, schools, the golf resort — all Hua Yang’s own figures. This page could not independently verify drive times to JB city centre, CIQ or the RTS terminus, or confirm any polyclinic, hospital or shopping complex actually operating inside the township.几乎所有交通与配套资讯都来自发展商。道路、距离、学校、球场 —— 全是 Hua Yang 自家数字。本页无法独立核实到新山市中心、CIQ 或 RTS 总站的车程，也无法确认镇内是否真的有诊所、医院或购物中心已经落成营运。
- No rental data. This page could not source verified asking-rent ranges for any product type here and chose not to invent one — a genuine gap if you are buying to let.没有租金数据。本页找不到任何产品类型在这里的可靠开价租金区间，也选择不去编造 —— 如果你是买来出租，这是一个真实的空白。
- A single named road corridor, on the developer’s own account. Jalan Pontian is the only arterial route this page found in public sources — verify what happens on it at peak hour before you commit, and ask whether a second access point exists.按发展商自己的说法，只有一条命名的干道走廊。Jalan Pontian 是本页在公开资料中找到的唯一主干道 —— 下单前请核实高峰期实际状况，并问清楚是否真的有第二个出入口。
Taman Pulai Hijauan FAQTaman Pulai Hijauan 常见问题
How much does a house in Taman Pulai Hijauan cost?Taman Pulai Hijauan 的房子多少钱？
Recorded subsale transactions in Taman Pulai Hijauan show a median of RM650,000 at RM357 per square foot (the current twelve-month reading), across 154 records from 2021 to 2026, published by List.my from NAPIC data. The six-year blended median across all types is RM318 psf. By type the recorded medians are RM600,000 for a double-storey terrace, RM730,000 for a cluster house, RM760,000 for a double-storey semi-detached house and RM650,000 for a double-storey shop office. Median psf fell 2.2 percent over the past twelve months, though only 5 transactions were recorded in 2025, so that figure should be read with caution. Taman Pulai Hijauan 的登记二手成交显示：2021 至 2026 年共 154 笔纪录，中位价 RM650,000、每平方尺 RM357（近 12 个月口径），资料由 List.my 依 NAPIC 数据公布。六年全类型混合中位每尺则是 RM318。分屋型的中位价为：双层排屋 RM600,000、Cluster 田字屋 RM730,000、双层半独立式 RM760,000、双层店屋 RM650,000。过去十二个月中位每尺价下跌 2.2%，但 2025 年全年只登记了 5 笔成交，这个百分比请谨慎参考。
Who developed Taman Pulai Hijauan, and how does it compare to Taman Pulai Indah next door?Taman Pulai Hijauan 是谁开发的？跟隔壁的 Taman Pulai Indah 比怎么样？
Taman Pulai Hijauan was developed by Hua Yang Berhad, the same developer behind the 477-acre Taman Pulai Indah immediately to its south. Hua Yang has been developing Pulai Hijauan since 2015, with units ready for occupation from 2017 and the township formally opening in 2018, on a smaller 140-acre site with about 849 units. The two townships are not the same product: Pulai Indah’s recorded median is RM460,000 at RM311 psf and rising 4.0 percent over twelve months, while Pulai Hijauan’s is RM650,000 at RM357 psf and falling 2.2 percent over twelve months, 41 percent more expensive on median price. The newer, pricier, eco-branded township is currently cooling while the older, cheaper one is still climbing, which is not the direction most buyers assume. Taman Pulai Hijauan 的发展商是 Hua Yang Berhad，与它南侧那个 477 英亩的 Taman Pulai Indah 是同一家。Hua Yang 自 2015 年起开发 Pulai Hijauan，2017 年起单位陆续入伙，2018 年正式开镇，占地较小、约 140 英亩、共约 849 个单位。这两个市镇不是同一款产品：Pulai Indah 的登记中位价是 RM460,000、每尺 RM311，十二个月上涨 4.0%；而 Pulai Hijauan 是 RM650,000、每尺 RM357，十二个月下跌 2.2% —— 中位价高出 41%。这个更新、更贵、打着生态招牌的市镇目前正在降温，而那个更旧、更便宜的反而还在涨 —— 这跟多数买家直觉的方向相反。
What house types does Hua Yang sell in Taman Pulai Hijauan, and which one actually trades?Hua Yang 在 Taman Pulai Hijauan 卖哪些户型？实际交易的是哪一种？
Hua Yang’s own catalogue for this township lists Cycas and The Alder (double-storey terraces on 22×70 and 20×65 lots), Bellis (a 35×70 double-storey cluster house), Docynia (a semi-detached house and a bungalow) and TPH Link (double-storey shop offices on 22×70 lots built in phases, including a Phase 9 with 87 units). NAPIC’s recorded subsales match this catalogue closely: 74 double-storey terrace transactions (median RM600,000), 44 cluster house transactions (median RM730,000), 16 double-storey semi-detached transactions (median RM760,000) on Jalan Palma, 19 double-storey shop transactions (median RM650,000) mostly on Jalan Paprika and Jalan Hijau, and a single bungalow transaction at RM2,050,000. The double-storey terrace is the deepest and most liquid market here. Hua Yang 给这个市镇的自家产品目录列出：Cycas 与 The Alder（22×70 与 20×65 地契的双层排屋）、Bellis（35×70 的双层 Cluster 田字屋）、Docynia（半独立式与独立式洋房），以及 TPH Link（22×70 地契、分期推出的双层店屋，其中 Phase 9 就有 87 个单位）。NAPIC 登记的二手成交与这份目录相当吻合：74 笔双层排屋成交（中位 RM600,000）、44 笔 Cluster 田字屋成交（中位 RM730,000）、16 笔双层半独立式成交（中位 RM760,000，多在 Jalan Palma）、19 笔双层店屋成交（中位 RM650,000，多在 Jalan Paprika 与 Jalan Hijau），以及仅 1 笔独立式洋房成交，价格 RM2,050,000。双层排屋是这里最厚、流通性最好的市场。
Is Taman Pulai Hijauan finished, or is Hua Yang still building here?Taman Pulai Hijauan 盖完了吗？Hua Yang 还在建吗？
Unlike the neighbouring Taman Pulai Indah, which Hua Yang finished and left in 2010, Taman Pulai Hijauan appears to still be in phases. The developer’s own shop-office product, TPH Link, is marketed by phase, with a Phase 9 alone accounting for 87 units, and the project brochure describes the township across multiple residential and commercial launches (Cycas, The Alder, Bellis, Docynia, Emilia). This page could not confirm from public sources whether all phases are now fully sold and occupied, or whether Hua Yang is still actively marketing unsold units here that would compete directly with a resale purchase. Ask directly before assuming the developer has exited. 跟已经在 2010 年盖完、发展商已经离开的邻区 Taman Pulai Indah 不同，Taman Pulai Hijauan 看起来仍在分期推出。发展商自家的店屋产品 TPH Link 是按期数推出的，单是 Phase 9 就有 87 个单位，项目宣传资料也把这个市镇分成多个住宅与商业期数介绍（Cycas、The Alder、Bellis、Docynia、Emilia）。本页从公开资料无法确认所有期数是否已经全部售罄入伙，也无法确认 Hua Yang 目前是否仍在积极销售会直接跟你的二手交易竞争的全新单位。请直接向发展商查询，不要假设发展商已经离场。
What schools are near Taman Pulai Hijauan?Taman Pulai Hijauan 附近有哪些学校？
Hua Yang’s own project materials name three schools in the vicinity: SMK Kangkar Pulai 2, SK Kangkar Pulai 2 and Woon Hwa Primary School. This page could not independently verify exact walking or driving distances, or which specific streets fall inside the catchment zone for each school, from public sources — confirm directly with the school or the district education office (PPD) before relying on a specific address. Hua Yang 自家的项目资料列出附近三所学校：SMK Kangkar Pulai 2、SK Kangkar Pulai 2 与 Woon Hwa Primary School（宏华小学）。本页无法从公开资料独立核实精确的步行或车程距离，也无法确认哪些街道确切落在各校的收生范围内 —— 在依赖某个具体地址之前，请直接向学校或县教育局（PPD）确认。
Can foreigners buy a house in Taman Pulai Hijauan?外国人可以在 Taman Pulai Hijauan 买房吗？
In practice, no. Johor sets a RM2 million minimum purchase price for non-citizens buying landed residential property, and every recorded median in Taman Pulai Hijauan sits far below that: RM600,000 for a double-storey terrace, RM730,000 for a cluster house, RM760,000 for a semi-detached house. The single recorded bungalow sale, at RM2,050,000 on 8,030 sq ft in Jalan Palma, is the only transaction on record that clears the threshold, and it is one data point, not a market. A foreign purchase here would have to be an unusually large individual title, verified before you commit, not a typical unit off this page. 实务上，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 Hijauan 每一项登记中位价都远低于此：双层排屋 RM600,000、Cluster 田字屋 RM730,000、半独立式 RM760,000。唯一一笔登记的独立式洋房成交，位于 Jalan Palma、地皮 8,030 平方尺，价格 RM2,050,000，是纪录中唯一跨过门槛的一笔 —— 但那只是一个数据点，不是一个市场。外籍买家若要在这里出手，必须是某一笔面积异常大的个别地契，且须在承诺前逐笔核实，不会是这一页上的一般单位。
What is the access and traffic like around Taman Pulai Hijauan?Taman Pulai Hijauan 的交通与出入状况如何？
The developer places Taman Pulai Hijauan along Jalan Pontian in the Skudai-Pontian corridor, with distances it publishes of about 9km to Universiti Teknologi Malaysia, 10km to AEON Taman Universiti, 12km to Pulai Springs Golf Resort, 22km to AEON Bukit Indah and 28km to the Second Link Expressway. This page could not independently verify drive times to Johor Bahru’s city centre, the Causeway (CIQ) or the RTS Link terminus at Bukit Chagar for this specific project, and the developer’s own materials describe only one main road, Jalan Pontian, serving the township, without naming a second arterial route. Drive the route yourself at the hour you would actually use it before committing. 发展商把 Taman Pulai Hijauan 定位在 Skudai-Pontian 走廊上的 Jalan Pontian 沿线，并公布约以下距离：距 Universiti Teknologi Malaysia 约 9 公里、距 AEON Taman Universiti 约 10 公里、距 Pulai Springs Golf Resort 约 12 公里、距 AEON Bukit Indah 约 22 公里、距第二通道大道约 28 公里。本页无法独立核实这个项目到新山市中心、长堤关卡（CIQ）或 Bukit Chagar RTS 总站的实际车程，而发展商自家资料也只提到 Jalan Pontian 这一条主要道路服务这个市镇，未提及第二条主干道。请在下单前，用你实际会出门的时段，自己开一趟。
What tax do I pay when I sell a house in Malaysia?在马来西亚卖房要付什么税？
Real Property Gains Tax, 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 Taman Pulai Hijauan price levels the gap between selling in year five and year six is often worth more than a full year of rent. 产业盈利税（RPGT），课的是获利，不是售价。马来西亚公民与永久居民：第 1 至 3 年出售 30%、第 4 年 20%、第 5 年 15%，第 6 年起为零。非公民：第 1 至 5 年 30%，第 6 年起 10%，且不再往下调。以 Taman Pulai Hijauan 的价位来说，第五年卖与第六年卖之间的差额，往往比整整一年的租金还多。
Mukim Pulai, on the same NAPIC dataMukim Pulai，同一份 NAPIC 数据下的对照
Every figure below comes from the same source and the same window, so these are genuinely comparable. If you are reading this page you are probably also looking at Taman Pulai Indah, the Hua Yang township that shares a border with this one.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。如果你在读这一页，多半也在看 Taman Pulai Indah —— 与这里接壤的另一个 Hua Yang 市镇。
| 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 Pulai Hijauan | 154 | RM650,000 | RM357 | −2.2% | Newer, pricier, currently cooling更新、更贵，目前在降温 |
| Taman Pulai Indah | 357 | RM460,000 | RM311 | +4.0% | Same developer, older, cheaper, still rising同发展商，更旧更便宜，仍在涨 |
| 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% | The cheapest entry in this comparison set这组对照中最便宜的入场价 |
| Taman Mutiara Rini | 869 | RM620,000 | RM371 | +9.8% | Similar price, the retail strip Hijauan drives to价位相近，也是 Hijauan 居民会开车去的零售带 |
| Taman Pulai Mutiara | 577 | RM520,000 | RM401 | +3.6% | Different developer (Scientex), still launching不同发展商（Scientex），仍在推新期数 |
| Laman Setia | 411 | RM640,000 | RM394 | −4.3% | Similar price, also falling价位相近，同样在跌 |
Tell me which product. I will tell you what it actually sold for.告诉我哪个产品。我告诉你它实际卖了多少。
Cycas, The Alder, Bellis, Docynia or TPH Link — and which street. Send it over and I will come back with the recent comparables, whether the developer still holds unsold units nearby, and an honest read on the 2025 volume drop. Cycas、The Alder、Bellis、Docynia 还是 TPH Link —— 还有哪一条街。发给我，我会回你近期可比案例、发展商附近是否还有未售单位，以及对 2025 年成交量骤降的诚实解读。