Pulai Indah: the finished one,
next to the one still building
Pulai Indah：已经盖完的那个，
就在还在盖的那个隔壁
Say “Pulai” in Johor Bahru property circles and most agents assume you mean Scientex’s still-expanding Taman Pulai Mutiara. This is a different township next door: 477 acres by Hua Yang Berhad, launched 2008, fully occupied since 2010, with a single guarded entrance and its own mosque, park and street grid. Hua Yang finished this one and moved on to build the next estate to the north. That single fact — the developer left — is the honest reason this page exists separately from the Scientex one. 在新山房产圈说一声「Pulai」，多数经纪人第一反应是 Scientex 那个还在持续加推的 Taman Pulai Mutiara。这是隔壁一个不同的市镇：Hua Yang Berhad 开发的 477 英亩，2008 年推出，2010 年起全面入伙，有单一门禁出入口、自己的清真寺、公园与街道网格。Hua Yang 盖完这里之后，转往北侧盖下一个市镇。发展商已经离开 —— 这一件事，就是这一页要跟 Scientex 那一页分开写的诚实理由。
© Chongkian · CC BY-SA 4.0 · Wikimedia CommonsTaman Pulai Indah in 30 seconds30 秒看懂 Taman Pulai Indah
- What it is: a 477-acre residential township in Mukim Pulai developed by Hua Yang Berhad, launched in 2008 with a stated gross development value of about RM1.2 billion, and occupied from 2010. It is enclosed with a single guarded entrance and exit. 它是什么：位于 Mukim Pulai 的 477 英亩住宅市镇，由 Hua Yang Berhad 开发，2008 年推出，官方称发展总值约 RM12 亿，2010 年起入伙。社区围合，单一门禁出入口。
- Not to be confused with: Taman Pulai Mutiara, immediately to the south, which is a separate Scientex Berhad township still launching new phases since 2016. Pulai Indah is finished; its neighbour is not. Confirm which one a listing actually refers to. 不要弄混：紧邻南侧的 Taman Pulai Mutiara，是另一家发展商 Scientex Berhad 的市镇，自 2016 年至今仍在加推新期数。Pulai Indah 已经盖完；它的邻居还没有。请先确认一则挂牌讲的到底是哪一个。
- What it costs: registered subsale median RM460,000 at RM311 psf across 357 records (2021–2026). By type, single-storey terraces median RM430,000, double-storey terraces RM500,000, cluster houses RM675,000. 多少钱：登记二手成交中位 RM460,000、每尺 RM311，357 笔纪录（2021–2026）。分类型：单层排屋中位 RM430,000、双层排屋 RM500,000、Cluster 田字屋 RM675,000。
- The detail almost nobody checks: only one school sits inside the estate — a religious school reported as overcrowded in 2024. National and vernacular schools are next door in Bandar Baru Kangkar Pulai, not inside Pulai Indah itself. 几乎没人查的细节：社区境内只有一所学校 —— 一所在 2024 年被报导超载的宗教学校。国民与华淡小都在隔壁的 Bandar Baru Kangkar Pulai，不在 Pulai Indah 境内。
- The honest catch: NAPIC records show more single-storey terraces (151) than double-storey (173) here, yet Hua Yang’s own catalogue for this township lists only double-storey terrace products. That mismatch is unresolved on this page — verify storey count on the title, not the listing photo. 诚实提醒：NAPIC 纪录显示这里单层排屋（151 笔）几乎追上双层排屋（173 笔），但 Hua Yang 自己给这个市镇的产品目录只列双层排屋。这个落差本页没有确切答案 —— 请以地契核实楼层数，不要只看挂牌照片。
Inside the gate, and the neighbours just outside it门禁之内，以及门禁之外的邻居
Two of the photos below were taken inside Taman Pulai Indah itself. The rest show Kangkar Pulai and Mutiara Rini, the townships pressed against it on every side — honestly labelled, because the estate is gated and street-level photography of the interior is genuinely scarce online. 以下两张照片实拍于 Taman Pulai Indah 境内。其余为四面紧邻的 Kangkar Pulai 与 Mutiara Rini —— 诚实标注，因为这个社区有门禁，网络上境内的街景实拍确实稀少。
A settled, self-governing community — not a construction site一个安定、自治的社区 —— 不是工地
Wikipedia records that, as of 2020, at least two village chieftains in Kulai and Johor Bahru districts and six councillors of the Iskandar Puteri and Kulai municipal councils came from Pulai Indah, which the article dubs the “capital of northern Pulai.” That level of civic rootedness does not happen in an estate still filling up with first-time occupants.维基百科记载，截至 2020 年，古来与新山两地至少两位村长，以及 Iskandar Puteri 与古来两个市议会的六位议员，都来自 Pulai Indah —— 该条目称之为「北 Pulai 之都」。这种程度的在地社群根基，不会出现在一个还在陆续入住的新社区。
The second-time upgrader第二次换屋族
Moving from an older Skudai or Taman Universiti terrace into a completed 2010s estate with mature trees, an established resident committee and no active work sites. The trade for that maturity is a slightly older building spec than Pulai Mutiara’s newest phases next door.从旧的 Skudai 或 Taman Universiti 排屋，搬进一个 2010 年代已经完工、树木已经成荫、居民组织已经成形、没有工地的市镇。换来这份成熟的代价，是建筑规格比隔壁 Pulai Mutiara 最新期数略旧一些。
The single-storey buyer on a tight budget预算吃紧的单层排屋买家
151 recorded single-storey terrace transactions, median RM430,000 — the most affordable landed entry point in this comparison set of Mukim Pulai neighbourhoods. Confirm the storey count and lot size on the title; see the FAQ on why this category outnumbers the developer’s own double-storey catalogue.151 笔单层排屋登记成交，中位价 RM430,000 —— 在这组 Mukim Pulai 邻区对照中，是最容易入手的有地价位。请以地契核实楼层数与地皮尺寸；关于为什么这个类别的笔数超过发展商自家的双层目录，见 FAQ。
The family who wants the gate but not the price想要门禁但不想付门禁价的家庭
A 24-hour guard post and one controlled gate for the whole 477 acres, at a median of RM460,000 rather than the RM900,000-plus a fully gated-and-guarded cluster scheme elsewhere in the corridor commands. The trade is that a single gate for this much land is also a single bottleneck.整个 477 英亩单一门禁出入口、24 小时保安，中位价却只要 RM460,000，远低于这条走廊里其他门禁 Cluster 项目动辄 RM90 万以上的水平。代价是：这么大的范围只靠一道闸口，也是单一瓶颈。
The landlord renting to Kangkar Pulai’s workforce出租给 Kangkar Pulai 工作人口的房东
Kangkar Pulai itself dates to a Chinese village settlement under the Kangchu system in the early twentieth century, and today mixes old-town shophouses with newer housing. Tenant demand here is local trade and services, not the tech-park or hospital-shift demand that drives rents in the Austin or Skudai corridors.Kangkar Pulai 本身可追溯至二十世纪初港主制度下的华人村落，如今老街店屋与新建住宅并存。这里的租客需求来自本地商贸与服务业，不是 Austin 或 Skudai 那种科技园区、医院轮班带动的租赁需求。
A weekday in Taman Pulai IndahTaman Pulai Indah 的一个平日
This is a finished residential township, not a lifestyle destination — the rhythm here is domestic, and that is exactly the point for the buyer it suits.这是一个已经建成的住宅市镇，不是生活方式目的地 —— 这里的节奏就是日常生活，而这正好是适合它的买家要的东西。
School run through the single gate — everyone leaving for work or for school in Bandar Baru Kangkar Pulai funnels through the same guarded entrance at the same hour.经单一闸口送小孩上学 —— 所有要去上班或去 Bandar Baru Kangkar Pulai 上学的人，同一个时段挤同一个门禁出入口。
The recreational park and the estate’s mature trees — planted since 2010, now large enough to shade the street rows, unlike a newly handed-over phase next door.社区公园与已经成荫的行道树 —— 2010 年种下，如今已足以为排屋街道遮荫，不像隔壁刚交屋的新期数。
Lunch in Kangkar Pulai’s old town or at the newer shopfronts bordering the estate — local kopitiam and service trades rather than a shopping mall food court.午饭在 Kangkar Pulai 老街或紧邻的新店面 —— 是在地咖啡店与服务业，不是商场美食广场。
Friday prayers draw crowds to Masjid Taman Pulai Indah, funded by public donation and opened in 2018 by Sultan Ibrahim Ismail — described in local coverage as one of the busiest mosques in the district.主麻日人潮涌向 Masjid Taman Pulai Indah —— 由公众捐款兴建，2018 年由苏丹依布拉欣依斯迈主持开幕，当地报导称是本区最多信众的清真寺之一。
Mydin Mall and Tesco Extra in adjoining Mutiara Rini for the weekly shop — a few minutes’ drive, not a walk, since the estate itself has no anchor supermarket of its own.相邻 Mutiara Rini 的 Mydin 商场与 Tesco Extra，是每周采买的地方 —— 车程几分钟，不是走路，因为社区本身没有自己的主力超市。
Quiet streets behind the single gate. No active construction noise, no fresh-launch showroom traffic — the estate finished its building phase over a decade ago.单一闸口之内街道安静。没有工地噪音，没有新盘销售中心的车流 —— 这个市镇十多年前就完成了建设期。
Inland in Mukim Pulai, between two expressway corridorsMukim Pulai 内陆，夹在两条高速走廊之间
Taman Pulai Indah sits in the north of Mukim Pulai, part of Iskandar Puteri, bordered by Pulai Hijauan and Bandar Baru Kangkar Pulai to the north and Taman Pulai Mutiara to the south. It is reached via Jalan Kangkar Pulai and the surrounding road network, roughly between the North–South Expressway around Skudai/Kulai and the Second Link corridor via Gelang Patah — inland of both, not adjacent to either. Taman Pulai Indah 位于 Iskandar Puteri 内 Mukim Pulai 的北部，北接 Pulai Hijauan 与 Bandar Baru Kangkar Pulai，南邻 Taman Pulai Mutiara。经 Jalan Kangkar Pulai 及周边路网可达，大致位于 Skudai／Kulai 一带的南北大道与经 Gelang Patah 的二关走廊之间 —— 两者都不在旁边，而是内陆位置。
Kangkar Pulai itself is an old settlement, first developed under the Kangchu system in the early twentieth century, which is why this corner of Mukim Pulai has an established town centre that newer Scientex-built areas immediately to the south do not yet have.Kangkar Pulai 本身是一个老聚落，二十世纪初在港主制度下建立，这也是为什么 Mukim Pulai 这一角有一个成熟的市镇中心 —— 而南侧较新的 Scientex 开发区目前还没有。
| Destination目的地 | Drive车程 |
|---|---|
| Mutiara Rini (Mydin, Tesco) 相邻 | 3–8 min |
| Bandar Baru Kangkar Pulai schools | 5–10 min |
| NSE Skudai / Kulai interchange | 15–20 min |
| Second Link 二关 via Gelang Patah经 Gelang Patah | 20–30 min |
| Columbia Asia Iskandar Puteri | 20–30 min |
| Senai International Airport | 20–30 min |
| AEON Taman Universiti / Econsave | 15–20 min |
| JB City Centre / CIQ / RTS | 30–40 min |
Everyday needs met next door, not inside the gate日常所需在门禁之外，不在门禁之内
Hua Yang’s own brochure promised a polyclinic, police station and shopping complex within the township. Wikipedia’s account of the finished estate lists only the mosque, the surau, the park and the one religious school as delivered — treat the rest as unconfirmed until you check it in person.Hua Yang 自家宣传册承诺社区内会有诊所、警局与购物中心。但维基百科对这个已完工市镇的记载，只列出清真寺、拜堂、公园与那一所宗教学校 —— 其余请视为未确认，亲自去查一趟。
Roads & the single gate道路与单一闸口
All 477 acres share one guarded entrance/exit onto Jalan Kangkar Pulai. From there, roads lead toward Skudai/Kulai and the North–South Expressway, or south-west toward Gelang Patah and the Second Link corridor. Neither crossing is on the doorstep.整个 477 英亩共用一个门禁出入口，接上 Jalan Kangkar Pulai。由此可往 Skudai／Kulai 方向接南北大道，或往西南经 Gelang Patah 接二关走廊。两个关口都不在家门口。
Schools学校便利
The only school recorded inside Taman Pulai Indah is a religious school near Surau Nurussalam, reported overcrowded in 2024. National and vernacular options — SMK Kangkar Pulai, SK Kangkar Pulai 2, SJK(T) Kangkar Pulai, SJK(C) Woon Hua — are in neighbouring Bandar Baru Kangkar Pulai.Taman Pulai Indah 境内唯一有记录的学校，是 Surau Nurussalam 附近的一所宗教学校，2024 年曾被报导超载。国民与华淡小选项 —— SMK Kangkar Pulai、SK Kangkar Pulai 2、SJK(T) Kangkar Pulai、SJK(C) Woon Hua —— 都在紧邻的 Bandar Baru Kangkar Pulai。
Medical & retail医疗与零售
Mydin Mall and Tesco Extra sit in adjoining Mutiara Rini, a few minutes away. Columbia Asia Iskandar Puteri and Gleneagles Medini are the nearest private hospitals; a polyclinic was promised for the estate itself in Hua Yang’s brochure but is not independently confirmed here.Mydin 商场与 Tesco Extra 就在相邻的 Mutiara Rini，车程数分钟。Columbia Asia Iskandar Puteri 与 Gleneagles Medini 是最近的私立医院；Hua Yang 宣传册承诺社区内会有诊所，但本页未能独立核实。
Everything here follows from one fact: the developer is gone这里的一切，都源自一件事：发展商已经离开
Hua Yang Berhad finished Taman Pulai Indah and moved to a new 477-acre-scale project of its own, Pulai Hijauan, immediately to the north. That is not true of every “Pulai” address in this corridor. Hua Yang Berhad 盖完 Taman Pulai Indah 之后，转往北侧另起一个规模相近的新项目 Pulai Hijauan。这条走廊上不是每一个「Pulai」门牌都是这样。
A finished township, not a phased one已完工的市镇，不是分期在建的
Launched 2008, occupied from 2010, and Hua Yang’s next Johor township opened on adjoining land in 2015. There is no active Hua Yang construction inside Taman Pulai Indah competing with your resale on price or on a fresh defect-liability period. 2008 年推出，2010 年起入伙，而 Hua Yang 在柔佛的下一个市镇 2015 年就在邻地开工。Taman Pulai Indah 境内没有 Hua Yang 在建的工程，用价格或全新缺陷保固期跟你的二手竞争。
A single gate for terrace-house money排屋价钱买到的单一门禁
A 24-hour guard post and one controlled entrance for the whole township, at a recorded median of RM460,000 — well under what a fully gated cluster scheme elsewhere in the corridor commands. 整个市镇一个 24 小时保安岗哨、一个管制出入口，登记中位价却只要 RM460,000 —— 远低于这条走廊上其他全门禁 Cluster 项目的价位。
The most affordable landed entry in this comparison set这组对照区域中最容易入手的有地价位
Against its Mukim Pulai neighbours — Taman Bukit Indah at RM610,000, Horizon Hill at RM1,080,000, even Taman Universiti at RM400,000 — Pulai Indah’s RM460,000 median sits toward the affordable end, with single-storey stock recorded from RM430,000. 对照同 mukim 的邻区 —— Taman Bukit Indah 中位 RM610,000、Horizon Hill RM1,080,000，即使 Taman Universiti 也要 RM400,000 —— Pulai Indah 中位 RM460,000 偏向亲民一端，单层排屋登记中位起价 RM430,000。
A real mosque, not a planned one已经落成的清真寺，不是规划中
Masjid Taman Pulai Indah was funded by public donation, opened in 2018, and officiated by Sultan Ibrahim Ismail. Local coverage describes it as one of the busiest mosques in the district — a genuinely delivered piece of communal infrastructure, unlike the shopping complex the original brochure promised. Masjid Taman Pulai Indah 由公众捐款兴建，2018 年开幕，由苏丹依布拉欣依斯迈主持。当地报导称它是本区信众最多的清真寺之一 —— 是真正落成的社区设施，不像宣传册当年承诺的购物中心。
Civic roots that show up in who governs the area在地根基，反映在谁在治理这一带
As of 2020, at least two village chieftains and six municipal councillors in the Iskandar Puteri and Kulai area came from Pulai Indah — Wikipedia’s “capital of northern Pulai” claim, for what a secondary source is worth. 截至 2020 年，Iskandar Puteri 与古来一带至少两位村长、六位市议员来自 Pulai Indah —— 维基百科称之为「北 Pulai 之都」，作为一个二手来源的说法，仅供参考。
Consistent psf growth since the 2022 dip2022 年低点后每尺价持续上涨
Median psf fell from RM321 (2021) to RM288 (2022), then climbed every year since — RM307 (2023), RM328 (2024), RM343 (2025). That is a steadier trajectory than a single-year headline figure suggests. 中位每尺价从 2021 年的 RM321 跌到 2022 年的 RM288，此后逐年回升 —— 2023 年 RM307、2024 年 RM328、2025 年 RM343。这比单看一年的标题数字更稳健。
And the questions the brochure will not raise以及宣传册不会提的问题
🚪 If the single gate is why you’re here如果你是为了这道门禁而来
🏫 If schooling is the deciding factor如果学校是你决定的关键
Named streets, not numbered precincts路名制，不是编号分区制
Unlike the Aster/Acacia precinct numbering next door at Pulai Mutiara, Taman Pulai Indah’s roads carry names — Jalan Ariza, Jalan Bayan, Jalan Gapis, Jalan Pala among them — under the Jalan PI series address format seen in auction and title records. Four Street View panoramas are verified below; the estate is otherwise gated, so treat any other online street imagery for this address with caution. 跟隔壁 Pulai Mutiara 的 Aster／Acacia 编号分区不同，Taman Pulai Indah 的道路是路名制 —— 包括 Jalan Ariza、Jalan Bayan、Jalan Gapis、Jalan Pala 等，在拍卖与地契纪录中也可见 Jalan PI 系列门牌格式。以下验证了四幅街景；社区其余部分有门禁，网络上其他自称此地址的街景请谨慎看待。
| Road / area路段／区域 | What’s there有什么 | Notes备注 |
|---|---|---|
| Jalan Ariza | Terrace rows; Surau Nurussalam, the estate’s first mosque, and the only school recorded inside the estate排屋街段；社区最早的拜堂 Surau Nurussalam，以及境内唯一有记录的学校 | Street View verified已验证街景 |
| Jalan Bayan | Terrace rows; Surau As-Sakinah排屋街段；Surau As-Sakinah | Street View verified已验证街景 |
| Jalan Gapis | Near Masjid Taman Pulai Indah; a Chinese temple is also recorded on this road靠近 Masjid Taman Pulai Indah；这条路上也有一座中国庙宇的记录 | Street View verified已验证街景 |
| Jalan Pala | Interior residential row内部住宅排屋段 | Street View verified已验证街景 |
| Jalan PI series (e.g. Jalan PI 4/5)Jalan PI 系列（如 Jalan PI 4/5） | Address format seen in an auction listing for a terrace unit at No. 3, Jalan PI 4/5出现在一笔拍卖挂牌地址中 —— No. 3, Jalan PI 4/5 的排屋单位 | Reserve price RM520,000, RM371.61 psf, 1,399 sq ft, auction dated 22 Sep 2026拍卖底价 RM520,000、每尺 RM371.61、1,399 平方尺，拍卖日期 2026 年 9 月 22 日 |
Three products on paper — and a fourth NAPIC keeps recording目录上三种产品 —— NAPIC 却一直在记录第四种
Hua Yang’s own catalogue for Taman Pulai Indah lists Clover and Hazel (double-storey terraces) and Clavilla (cluster, semi-detached and bungalow). NAPIC’s recorded subsales add a large single-storey terrace category the brochure does not explain — see the FAQ for what this page could and could not confirm about it. Hua Yang 自家给 Taman Pulai Indah 的产品目录列出 Clover 与 Hazel（双层排屋）以及 Clavilla（Cluster、半独立式与独立式）。但 NAPIC 登记的二手成交里，还有一个宣传册没有解释、笔数不小的单层排屋类别 —— 关于这一点本页能核实与不能核实的部分，见 FAQ。
Single-storey terrace单层排屋
Double-storey terrace (Clover / Hazel)双层排屋（Clover／Hazel）
Cluster · semi-D · bungalow (Clavilla)Cluster · 半独立式 · 独立式（Clavilla）
Mid-pack on price, near the bottom on psf, among its Mukim Pulai neighbours在 Mukim Pulai 邻区之中，价格中等、每尺价偏低
Toward the lower end of this comparison set位于这组对照的较低一端
A RM245,000 gap between the entry and top tiers入门与顶端之间相差 RM245,000
Cluster houses trade at a median RM245,000 above single-storey terraces despite a lower psf (RM311 vs RM277 for the terrace) — reflecting larger built-up area rather than a per-foot premium. The cluster segment is also the thinnest, at 24 records. Cluster 田字屋的中位价比单层排屋高 RM245,000，但每尺价其实较低（RM311，对比单层排屋 RM277）—— 反映的是建筑面积更大，不是每尺溢价。Cluster 也是三者中样本最薄的，只有 24 笔。
Three tiers, RM430,000 to RM675,000 at the recorded median三个层级，登记中位价 RM430,000 至 RM675,000
Registered subsale transactions: overall median RM460,000 at RM311 psf across 357 records (2021–2026). By type, single-storey terrace RM430,000, double-storey terrace RM500,000, cluster house RM675,000. 登记二手成交：全类型中位 RM460,000、每尺 RM311，357 笔纪录（2021–2026）。分类型：单层排屋 RM430,000、双层排屋 RM500,000、Cluster 田字屋 RM675,000。
| Type类型 | Records笔数 | Median price中位价 | Median psf中位每尺 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|
| Single-storey terrace单层排屋 | 151 | RM430,000 | RM277 | No不行 |
| Double-storey terrace双层排屋 | 173 | RM500,000 | RM344 | No不行 |
| Cluster houseCluster 田字屋 | 24 | RM675,000 | RM311 | No不行 |
| Shop / retail lot店屋／零售 | 9 | Not separately published here本页未单独整理 | — | No不行 |
| All types, recorded median全类型，登记中位 | 357 | RM460,000 | RM311 | Below RM2m低于 RM200 万 |
A dip in 2022, then five straight years of psf gains2022 年一次探底，此后每尺价连涨
Source: registered transaction records via List.my and NAPIC. Records lag roughly six months. 2026 carries only one recorded transaction so far and is excluded from the trend below.来源：List.my 与 NAPIC 的登记成交纪录。资料约滞后半年。2026 年至今只有一笔纪录，未列入下方走势。
Read the 2025 jump with the sample size in view看 2025 年的跳涨，请留意样本数
Median price rose from RM470,000 (2024, n=83) to RM550,000 (2025, n=20) — a real move, but on roughly a quarter of the prior year’s transaction count. A handful of larger units selling in 2025 could account for much of that jump. Watch whether RM343 psf holds once more 2026 records land. 中位价从 2024 年的 RM470,000（n=83）涨到 2025 年的 RM550,000（n=20）—— 是真实的变动，但成交笔数只有前一年的约四分之一。几笔较大坪数的成交，就足以解释这次跳涨的大部分。等 2026 年更多纪录进来后，再看 RM343 每尺价是否守得住。
Yearly trend年度走势
PRICE_INDEX 阵列加一行，格式 {q:"2026 Q1", median:315, n:12}（median 填每尺价；n 填笔数）。做满两年，这一页就会变成「Taman Pulai Indah 价格指数」的事实来源。The straight answer: not at these prices直说：以这个价位，不行
Johor bars non-citizens from landed residential property below RM2 million. Taman Pulai Indah’s recorded medians run from RM430,000 to RM675,000. Nothing here clears the line by a wide margin — we would rather say so 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。Taman Pulai Indah 的登记中位价介于 RM430,000 至 RM675,000 之间 —— 差门槛很远。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 RM500,000.预设值为双层排屋的登记中位价 RM500,000。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM430,000, the single-storey terrace median. First-time Malaysian buyers at or below RM500,000 are exempt from transfer stamp duty in 2026 and 2027 — most of this township’s recorded stock qualifies.预设 RM430,000，即单层排屋登记中位价。马来西亚首购族在 RM500,000 或以下于 2026 与 2027 年免转让印花税 —— 这个市镇大部分登记存量都符合资格。
Johor’s minimum purchase price for a non-citizen is RM2 million on landed property. Every recorded median here is far below that: RM430,000 single-storey, RM500,000 double-storey, RM675,000 cluster. The costs below are shown so you can compare against an address that does qualify. 柔佛对非公民购买有地住宅的最低价为 RM200 万。这里每一项登记中位价都远低于此：单层 RM430,000、双层 RM500,000、Cluster RM675,000。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。
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。
Single-storey or double-storey? Tell me and the rest is quick.单层还是双层？告诉我，其余的很快。
Same township, a RM70,000 median gap between the two main house types. Tell me which one and your street preference.同一个市镇，两大主要户型之间中位价差 RM70,000。告诉我你要哪一种、偏好哪条街。
Finished and settled, with a single gate and a single school已完工、已安定，但只有一道门与一所学校
✓ Strengths优势
- The developer is genuinely gone. Hua Yang finished this 477-acre township in 2010 and moved to Pulai Hijauan next door — no active infill competing with your resale.发展商真的离开了。Hua Yang 在 2010 年盖完这个 477 英亩的市镇，转往隔壁的 Pulai Hijauan —— 没有正在进行的补建工程跟你的二手竞争。
- A real, delivered mosque. Masjid Taman Pulai Indah opened in 2018, publicly funded and officiated by Sultan Ibrahim Ismail — a genuinely completed piece of communal infrastructure.真正落成的清真寺。Masjid Taman Pulai Indah 2018 年开幕，公众募款兴建，由苏丹依布拉欣依斯迈主持 —— 是真正完工的社区设施。
- The most affordable landed entry in this Mukim Pulai comparison set. Single-storey terraces recorded from RM430,000, well under most neighbouring areas.这组 Mukim Pulai 对照区域中最容易入手的有地价位。单层排屋登记中位起价 RM430,000，低于多数邻区。
- A single guarded entrance at terrace prices. 24-hour security for the whole estate without the price premium of a fully gated cluster scheme.排屋价钱的单一门禁。整个社区 24 小时保安，没有全门禁 Cluster 项目的价格溢价。
- Steady psf recovery since 2022. RM288 → RM307 → RM328 → RM343, four straight years of gains after the 2021–2022 dip.2022 年后每尺价稳步回升。RM288 → RM307 → RM328 → RM343，2021–2022 年低点后连续四年上涨。
△ Things to weigh需要权衡的
- One gate for 477 acres. A single controlled entrance is a genuine peak-hour bottleneck and, functionally, a single way out in an emergency. Ask residents how it performs day to day.477 英亩只有一道闸口。单一管制出入口在高峰期是真实瓶颈，紧急状况下实质上也是唯一出路。请向住户打听平日实际运作。
- No national school inside the estate. The only school recorded here is a religious school reported overcrowded in 2024. National and vernacular options require a short drive into neighbouring Bandar Baru Kangkar Pulai.境内没有国民学校。境内唯一有记录的学校是一所 2024 年被报导超载的宗教学校。国民与华淡小选项需要开车到邻近的 Bandar Baru Kangkar Pulai。
- The polyclinic and shopping complex promised in the original brochure are not independently confirmed. Public records account for the mosque, the surau, the park and one school — verify the rest in person.宣传册原本承诺的诊所与购物中心，本页无法独立核实。公开资料能确认的只有清真寺、拜堂、公园与一所学校 —— 其余请亲自去查。
- An unexplained data mismatch. NAPIC records more single-storey than double-storey terrace transactions here, despite Hua Yang’s catalogue listing only double-storey products. Verify storey count on the title before you rely on any single-storey listing.一个未解释的数据落差。NAPIC 纪录里单层排屋成交笔数接近双层，但 Hua Yang 目录只列双层产品。依赖任何单层挂牌之前，请以地契核实楼层数。
- Inland, between two expressway corridors rather than next to either. Not a Second Link or CIQ location — budget real drive time to both crossings.内陆位置，夹在两条高速走廊之间，两者都不在旁边。不是二关或 CIQ 地段 —— 请把两个关口的实际车程都算进去。
Taman Pulai Indah FAQTaman Pulai Indah 常见问题
How much does a house in Taman Pulai Indah cost?Taman Pulai Indah 的房子多少钱？
Recorded subsale transactions in Taman Pulai Indah show a median of RM460,000 at RM311 per square foot across 357 records from 2021 to 2026, published by List.my from NAPIC data. Split by type, single-storey terraces recorded a median of RM430,000 at RM277 psf across 151 records, double-storey terraces RM500,000 at RM344 psf across 173 records, and cluster houses RM675,000 at RM311 psf across 24 records. Median price per square foot rose 4.0 percent over the past twelve months, though 2025 carries only 20 recorded transactions, so that figure can move on a handful of sales. Taman Pulai Indah 的登记二手成交显示：2021 至 2026 年共 357 笔纪录，中位价 RM460,000、每平方尺 RM311，资料由 List.my 依 NAPIC 数据公布。分类型看：单层排屋 151 笔，中位 RM430,000、每尺 RM277；双层排屋 173 笔，中位 RM500,000、每尺 RM344；Cluster 田字屋 24 笔，中位 RM675,000、每尺 RM311。过去十二个月中位每尺价上涨 4.0%，但 2025 年只有 20 笔纪录，这个数字几笔成交就能拉动。
Who developed Taman Pulai Indah, and is it the same project as Taman Pulai Mutiara?Taman Pulai Indah 是谁开发的？跟 Taman Pulai Mutiara 是同一个项目吗？
No, they are different developers on adjoining land. Taman Pulai Indah was developed by Hua Yang Berhad, launched in 2008 and occupied from 2010, on 477 acres with a stated gross development value of about RM1.2 billion. Taman Pulai Mutiara, immediately to the south, is a separate Scientex Berhad township launched in 2016. The two townships share a border, not a developer, and their resale markets should be read separately. 不是，两者是相邻地块上的不同发展商。Taman Pulai Indah 由 Hua Yang Berhad 开发，2008 年推出、2010 年起入伙，占地 477 英亩，官方资料称发展总值约 RM12 亿。紧邻南侧的 Taman Pulai Mutiara，是另一家发展商 Scientex Berhad 于 2016 年推出的市镇。两者只是接壤，不是同一个发展商，二手市场应该分开看。
Is Taman Pulai Indah finished, or is the developer still building here?Taman Pulai Indah 盖完了吗？发展商还在建吗？
It is finished. Hua Yang Berhad’s Taman Pulai Indah has been occupied since 2010, and the developer’s next Johor township, Taman Pulai Hijauan, launched in 2015 immediately to the north — meaning Hua Yang moved on to new land rather than continuing to infill this estate. That is the opposite situation from Taman Pulai Mutiara next door, where Scientex has kept launching new phases since 2016. A finished estate has no developer selling a brand-new, discount-financed unit against your resale; the trade-off is that Taman Pulai Indah is not adding any new supply of its own either. 盖完了。Hua Yang Berhad 的 Taman Pulai Indah 自 2010 年起入伙，而该发展商在柔佛的下一个市镇 Taman Pulai Hijauan，2015 年就在北侧紧邻推出 —— 也就是说 Hua Yang 换了地继续盖，而不是留在这里持续加推。这跟隔壁的 Taman Pulai Mutiara 正好相反：Scientex 在那里从 2016 年至今仍在推新期数。盖完的市镇，不会有发展商拿全新、有折扣贷款方案的单位跟你的二手竞争；代价是 Taman Pulai Indah 自己也不会再有新供给。
What schools serve Taman Pulai Indah?Taman Pulai Indah 附近有哪些学校？
Wikipedia records only one school physically inside Taman Pulai Indah: an Islamic religious school near Surau Nurussalam on Jalan Ariza, which was reported in May 2024 to be overcrowded, with two temporary teaching cabins added to cope with student numbers. There is no national primary or secondary school inside the estate itself. Bandar Baru Kangkar Pulai, which borders Taman Pulai Indah to the north, is recorded as home to SMK Kangkar Pulai, SK Kangkar Pulai 2, SJK(T) Kangkar Pulai and SJK(C) Woon Hua — confirm current catchment zoning with the district education office before you buy for a school run. 维基百科记载 Taman Pulai Indah 境内只有一所学校：Jalan Ariza 上、Surau Nurussalam 附近的一所宗教学校，2024 年 5 月曾被报导学生人数超载，须加设两间临时教学货柜屋因应。社区本身没有国民小学或中学。北侧紧邻的 Bandar Baru Kangkar Pulai，记载有 SMK Kangkar Pulai、SK Kangkar Pulai 2、SJK(T) Kangkar Pulai 与 SJK(C) Woon Hua —— 若为了学校而买房，请先向县教育局确认目前的收生范围。
Can foreigners buy a house in Taman Pulai Indah?外国人可以在 Taman Pulai Indah 买房吗？
In practice, no. Johor sets a RM2 million minimum purchase price for non-citizens buying landed residential property, and the recorded median in Taman Pulai Indah is RM460,000, with even the top-recorded cluster house sales around RM750,000. Nothing in the recorded transaction history clears the threshold, so this is a Malaysian-buyer market by the numbers. 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 Indah 的登记中位价是 RM460,000，就连登记中最高的 Cluster 屋成交也大约只在 RM750,000 左右。从纪录看，没有任何一笔跨过这个门槛，所以以数字而言，这是一个马来西亚人的市场。
Is Taman Pulai Indah gated and guarded?Taman Pulai Indah 有门禁保安吗？
Yes. Hua Yang Berhad’s own promotional material describes the township as enclosed within a private area with a single entrance and exit, staffed by a 24-hour security guard post. A single controlled access point is a genuine security feature, but it is also a genuine bottleneck — everyone entering and leaving 477 acres funnels through the same gate, which matters at peak hours and in an emergency. Ask current residents how it actually performs day to day. 有。Hua Yang Berhad 自己的宣传资料称，社区围合在私人范围内，单一进出口，配有 24 小时保安岗哨。单一管制出入口确实是保安优势，但也确实是瓶颈 —— 477 英亩范围内所有进出车流都挤在同一个闸口，这在上下班高峰与紧急状况时都有影响。请向现居住户实际打听平日运作情况。
How far is Taman Pulai Indah from the Second Link and Johor Bahru city centre?Taman Pulai Indah 距离二关与新山市区有多远？
Taman Pulai Indah sits inland in Mukim Pulai, reached via Jalan Kangkar Pulai and the roads connecting to both the North-South Expressway around Skudai and Kulai, and to the Second Link corridor through Gelang Patah. It is not adjacent to either crossing. Treat any specific minute figure as a rough, off-peak estimate and time the actual route yourself before committing, the way this page’s own drive-time table is labelled. Taman Pulai Indah 位于 Mukim Pulai 内陆位置，经 Jalan Kangkar Pulai 可接上通往 Skudai／Kulai 一带南北大道的道路，也可接上经 Gelang Patah 的二关走廊，但两个关口都不在旁边。任何具体分钟数都请当作非高峰的粗略估算，下单前请自己在实际会出门的时段跑一趟 —— 本页车程表也是照这个原则标注的。
What tax do I pay when I sell property in Malaysia?在马来西亚卖房要付什么税？
Real Property Gains Tax, charged on the gain rather than the sale price. Malaysian citizens and permanent residents pay 30 percent for disposals in years 1 to 3, 20 percent in year 4, 15 percent in year 5, and 0 percent from year 6 onward. Non-citizens pay 30 percent for years 1 to 5 and 10 percent from year 6, a permanent floor. At Taman Pulai Indah’s price levels the gap between selling in year five and year six is still a meaningful slice of the sale price. 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%，且为永久底线。以 Taman Pulai Indah 的价位来说，第五年卖与第六年卖之间的差额，仍是售价中不小的一笔。
Why does NAPIC record more single-storey than double-storey terraces in Taman Pulai Indah, when the developer’s own catalogue only lists double-storey products?Hua Yang 自己的产品目录只列双层排屋，为什么 NAPIC 纪录里单层排屋反而笔数最多？
This is an open question this page has not resolved with certainty. Hua Yang’s published house types for Taman Pulai Indah — Clover and Hazel — are both double-storey terraces on 22-foot-wide lots, and Clavilla is a cluster, semi-detached and bungalow product. Yet List.my’s NAPIC-sourced records show 151 single-storey terrace transactions against 173 double-storey, the single largest category by count. Possible explanations include an earlier, un-catalogued phase, a NAPIC classification quirk, or records from an adjoining postcode being grouped in. Confirm the storey count on the individual title before you rely on any single-storey listing here. 这是本页尚未能确定答案的一个疑点。Hua Yang 公开的 Taman Pulai Indah 户型 —— Clover 与 Hazel —— 都是 22 尺宽地契的双层排屋，Clavilla 则是 Cluster、半独立式与独立式产品。但 List.my 依 NAPIC 数据整理的纪录，单层排屋成交笔数达 151 笔，反而是笔数最多的单一类别，多于双层排屋的 173 笔。可能的原因包括：较早、未列入目录的期数，NAPIC 分类上的误差，或邻近邮区的纪录被并入统计。在依赖任何一笔单层挂牌之前，请以个别地契核实实际楼层数。
Pulai Indah against the neighbour it gets confused withPulai Indah 与最常被混淆的邻居对比
If you searched “Pulai” and landed here, you were probably comparing this page against Taman Pulai Mutiara. Here is the comparison in full, plus the wider same-mukim field.如果你搜寻「Pulai」而来到这一页，多半是在拿它跟 Taman Pulai Mutiara 比较。以下是完整对照，以及同 mukim 更大范围的对照。
| Taman Pulai Indah | Taman Pulai Mutiara | |
|---|---|---|
| Developer发展商 | Hua Yang Berhad | Scientex Berhad |
| Launched / occupied推出／入伙 | 2008 / 2010 | 2016 / 2018 |
| Status状态 | Finished已完工 | Still launching new phases仍在加推新期数 |
| Size规模 | 477 acres | ~1,214 acres |
| Recorded transactions登记成交笔数 | 357 | 577 (Taman Pulai Mutiara) + 857 (Pulai Mutiara 2) |
| Median price中位价 | RM460,000 | RM520,000 / RM489,000 |
| Median psf中位每尺 | RM311 | RM401 / RM371 |
| Access出入 | Single guarded gate单一门禁 | Multiple precinct entrances多个分区出入口 |
| Permanent developer competitor?永久发展商竞争者？ | No — Hua Yang has left没有 —— Hua Yang 已离开 | Yes — Scientex still holds hundreds of acres next door有 —— Scientex 仍持有隔壁数百英亩土地 |
Tell me single-storey or double-storey, and I’ll send the actual streets.告诉我单层还是双层，我把实际街段发给你。
This is a finished, gated township with a genuinely confusing NAPIC record. Send me your budget and I will confirm the storey count on the title, whether the street is inside the guarded perimeter, and what is actually available right now. 这是一个已完工、有门禁的市镇，但 NAPIC 纪录确实容易让人搞混。把你的预算发给我，我会确认地契上的楼层数、这条街是否真的在门禁范围内，以及现在实际有什么现货。