Taman Pulai Mutiara 2: the phase
that quietly out-traded phase one
Taman Pulai Mutiara 2：
悄悄卖赢第一期的第二期
Same developer, contiguous land, one continuous street-naming system — and yet Mukim Pulai’s NAPIC records treat Taman Pulai Mutiara and Taman Pulai Mutiara 2 as two different markets. This is the second one, on its own: developed by Amber Land Berhad, a wholly owned Scientex subsidiary, since 2019. It has recorded 857 subsales since 2021 — 48% more than the original phase next door — at a lower headline price. But dig one layer past the headline and the story gets more interesting: residential price per square foot here is RM360, actually higher than the RM335 recorded in the older phase. Which number you should believe depends on what you are trying to do, and that is what this page is for. 同一个发展商、相连的地皮、共用一套街道命名系统 —— 但 NAPIC 的登记却把 Taman Pulai Mutiara 与 Taman Pulai Mutiara 2 当成两个不同的市场。这一页单独谈第二个：由 Scientex 全资子公司 Amber Land Berhad 自 2019 年起开发。它已登记 2021 年以来 857 笔成交 —— 比隔壁第一期多 48% —— 而且中位价更低。但把标题数字往下挖一层，故事就变得有趣了：这里的住宅中位每尺价是 RM360，比老期登记的 RM335 还高。该相信哪个数字，取决于你想做什么 —— 这就是这一页要谈的事。
© Chongkian · CC BY-SA 4.0 · Wikimedia CommonsTaman Pulai Mutiara 2 in 30 seconds30 秒看懂 Taman Pulai Mutiara 2
- What it is: a freehold township in Mukim Pulai developed by Amber Land Berhad, a wholly owned Scientex Berhad subsidiary, under developer licence 19794. Marketed as Scientex Amber Land, launched 2019 on 336 acres with around 4,500 units planned — the second phase adjoining the original 326-acre Taman Pulai Mutiara (2016). 它是什么：位于 Mukim Pulai 的永久地契市镇，由 Scientex 全资子公司 Amber Land Berhad 开发，发展商执照编号 19794。对外称 Scientex Amber Land，2019 年推出，占地 336 英亩，规划约 4,500 个单位 —— 是隔壁 326 英亩、2016 年推出的原版 Taman Pulai Mutiara 的第二期。
- The number everyone quotes: 857 recorded subsales since 2021 against 577 in the original phase — 48% more. Median price RM489,000 against RM520,000. On the surface, phase 2 looks like the bigger, cheaper, faster-moving market. 大家都引用的那个数字：2021 年以来 857 笔登记成交，对比原版的 577 笔 —— 多 48%。中位价 RM489,000，对比 RM520,000。表面上看，第二期是个更大、更便宜、换手更快的市场。
- The number that flips it: strip out each area’s very different commercial mix and look at residential price per square foot only, and Taman Pulai Mutiara 2 is RM360 — higher than phase one’s RM335. The “cheaper second phase” story is true of the headline median and false of the per-square-foot residential price. Both are real NAPIC numbers. They measure different things. 翻盘的那个数字：把各自差异很大的商业成交排除在外，只看住宅中位每尺价，Taman Pulai Mutiara 2 是 RM360 —— 比第一期的 RM335 还高。“第二期更便宜”这个说法在中位总价上成立，在住宅每尺价上不成立。两个都是真实的 NAPIC 数字，只是量的东西不一样。
- Why the “growth” headline needs a warning label: the commonly quoted twelve-month psf change here is +9.0%, over twice phase one’s +3.6%. But NAPIC recorded only six transactions here in 2025. Our own year-by-year pull of the residential median psf actually shows RM294 in 2021 sliding to RM252 by 2023-2024 — flat to declining, not rising. Treat the +9.0% headline as a thin-sample artefact, not a trend. 为什么“涨幅”这个标题需要加个警告标签：常被引用的 12 个月每尺涨幅是 +9.0%，超过第一期 +3.6% 的两倍。但 NAPIC 在这里 2025 年只登记了六笔成交。我们自己逐年拉取的住宅中位每尺价其实显示：2021 年 RM294，到 2023–2024 年滑落到 RM252 —— 是持平或下滑，不是上涨。请把 +9.0% 这个标题当成小样本噪声，而不是趋势。
- The honest catch: Amber Land itself still markets current-phase stock on these same streets, and Scientex separately holds Pulai 3 (202 acres) and Pulai 4 (350.2568 acres) further down the same road. Your resale competes with your own developer’s next release — the same structural issue as the original phase, just with a shorter track record behind it. 诚实提醒：Amber Land 自己仍在这些街上销售当期的新盘，Scientex 另外还在同一条路下段持有 Pulai 3（202 英亩）与 Pulai 4（350.2568 英亩）。你的二手房要跟自家发展商下一期竞争 —— 和第一期同样的结构性问题，只是背后的成交历史更短。
Where Persiaran Pulai Mutiara actually leadsPersiaran Pulai Mutiara 实际通往哪里
Read the captions carefully. Wikimedia Commons holds no freely licensed photograph taken inside Taman Pulai Mutiara 2 itself — it is even newer than the original phase next door. Every photo below was shot along the corridor the township’s own arterial road actually connects to: Gelang Patah, where Persiaran Pulai Mutiara terminates, and the wider Skudai / Iskandar Puteri belt that its residents drive into daily for hospitals, malls and university jobs. For the township itself, scroll to the verified Street View panoramas in section 07. 请仔细读图说。Wikimedia Commons 上没有任何一张在 Taman Pulai Mutiara 2 内部拍摄的自由授权照片 —— 它比隔壁的第一期还要新。以下每一张，都拍摄于这个市镇自己的主干道实际通往的走廊：Gelang Patah（Persiaran Pulai Mutiara 的终点），以及居民每天开车去看病、逛街、上班的 Skudai／Iskandar Puteri 一带。想看市镇本身，请往下翻到第 07 节已验证的街景。
The same buyer as phase one, arriving a few years later和第一期一样的买家 —— 只是晚了几年才来
Nothing about the buyer profile changed between phase one and phase two — this is still a domestic, owner-occupier, dual-income Johor market. What changed is the entry price and the age of the stock: RM489,000 median against RM520,000, and houses handed over from 2019-2021 rather than 2018.从第一期到第二期，买家画像没有变 —— 依然是本地、自住、双薪的柔佛家庭市场。变的是入场价与房龄：中位价 RM489,000 对比 RM520,000，交屋年份是 2019–2021 年，而不是 2018 年。
The upgrader who compared both phases两期都比较过的换屋族
Walked both showrooms, or both resale streets, before deciding. Ended up here because the entry price was lower and the stock newer — not realising the residential psf is actually the higher of the two. That gap is worth knowing before you negotiate, not after.两边的售楼处或二手街段都看过，才决定。最后选这里是因为入场价更低、房子更新 —— 却不知道住宅每尺价其实是两者中较高的。这个差距值得在谈价前知道，而不是之后。
The RMMJ applicantRMMJ 申请人
Amber Land carries the larger share of the township’s affordable-housing quota: 353 RMMJ C units at 1,000 sq ft for RM150,000, and 485 more RMMJ B units at 850 sq ft for RM100,000, on top of the 210 RMMJ B built in the original phase. State-designated, with eligibility rules and resale restrictions.Amber Land 承担了这个市镇更大一部分的可负担房屋配额：353 个 RMMJ C（1,000 尺，RM150,000）与另外 485 个 RMMJ B（850 尺，RM100,000），在原版市镇已建的 210 个 RMMJ B 之外。州政府指定，有申请资格与转售限制。
The buyer chasing the newest stock追新盘的买家
Series 14 is new enough that Google’s own cameras have not driven it yet. That is either the freshest stock in the entire Pulai Mutiara family, or the least-tested one, depending on your risk appetite. NAPIC has recorded only a single transaction there so far.第 14 系列新到连 Google 的街景车都还没开进去。看你风险偏好如何 —— 这可能是整个 Pulai Mutiara 家族里最新的产品，也可能是最没被市场验证过的一批。NAPIC 目前只登记了一笔成交。
The landlord weighing two Scientex phases在两期 Scientex 之间衡量的房东
Same tenant pool as the original phase — UTM staff and students, industrial-park workers — but a slightly lower entry price to work the yield from. Run the numbers on both phases before committing to either.与原版市镇一样的租客来源 —— UTM 员工与学生、工业区上班族 —— 但入场价稍低，回报率算起来更宽松一点。下决定前，请把两期的数字都算一遍。
A Sunday in Taman Pulai Mutiara 2Taman Pulai Mutiara 2 的一个星期天
Even younger than the original phase, so the same caveats apply with more force: this is a construction-adjacent township on weekdays, and series 14 in particular is still an active building site by the look of its complete lack of Street View coverage.比原版市镇更年轻，所以同样的但书要更用力地讲一遍：平日这是一个紧邻工地的市镇，而第 14 系列从 Google 街景完全查不到影像这件事本身，就说明它可能仍是一个在施工的工地。
Same as the original phase: no school inside Taman Pulai Mutiara 2, so the school run leaves the township entirely, heading for Kangkar Pulai or Mutiara Rini.和原版市镇一样：Taman Pulai Mutiara 2 内部没有学校，上学车流完全开出市镇，前往 Kangkar Pulai 或 Mutiara Rini。
Persiaran Pulai Mutiara carries the traffic out towards Gelang Patah — the same link road the original phase relies on, since the two townships share one arterial spine.Persiaran Pulai Mutiara 承担车流往 Gelang Patah 方向 —— 与原版市镇共用的同一条主干道，因为两个市镇本来就共用一条主脊。
Groceries mean a drive to Mydin or Tesco Extra in Mutiara Rini, or further to Skudai Parade — there is no retail of any kind confirmed open inside Taman Pulai Mutiara 2 itself.买菜意味着开车去 Mutiara Rini 的 Mydin 或 Tesco Extra，或再远一点去 Skudai Parade —— Taman Pulai Mutiara 2 内部至今没有任何确认已开业的零售。
Amber Land’s own sales gallery is the closest thing to a public building on these streets — and it is selling against the resale units around it, which is the structural fact this whole page keeps returning to.Amber Land 自己的售楼处，大概是这几条街上最接近公共建筑的地方 —— 而它正在跟周边的二手单位竞争，这正是这一页反复回到的那个结构性事实。
Hawker food is a drive away in Mutiara Rini, same as the original phase. No sit-down food economy has been confirmed as trading inside Taman Pulai Mutiara 2 as of September 2026.熟食摊要开车去 Mutiara Rini，和原版市镇一样。截至 2026 年 9 月，没有确认 Taman Pulai Mutiara 2 内部有任何在营业的餐饮据点。
Quiet, newer, and with more visible construction on the newest streets. Drive series 14 at this hour before you buy there — it is the part of this page we could verify least, precisely because it is that new.安静、更新，而且最新的几条街上工地感更明显。买之前请在这个时段亲自开一趟第 14 系列 —— 这是这一页最难核实的部分，正因为它太新了。
Same corner of Johor Bahru as phase one — because it is the same corner和第一期同一个角落 —— 因为本来就是同一个角落
Taman Pulai Mutiara 2 sits directly against the original Taman Pulai Mutiara in Mukim Pulai, sharing the postcode 81300 and the same arterial road, Persiaran Pulai Mutiara, which opened as a link road to Gelang Patah on 25 August 2018. Series 10 and 11 sit closest to the original phase; series 14 pushes furthest into what was previously undeveloped Amber Land. Taman Pulai Mutiara 2 直接紧贴原版 Taman Pulai Mutiara，同在 Mukim Pulai，共用邮区 81300，以及同一条主干道 Persiaran Pulai Mutiara —— 这条通往 Gelang Patah 的联外道路于 2018 年 8 月 25 日通车。10 与 11 系列最靠近原版市镇；14 系列则推进到过去未开发的 Amber Land 地段最深处。
The same drive-time warning applies, with less data behind it. If independent sources could not agree on a distance to the Second Link for the original 2016-launched phase, they have even less to say about a 2019-launched second phase on the same road. We are not printing a minute figure we cannot verify, and neither should anyone selling you this address. 同样的车程警告在这里适用，而且背后数据更少。如果连独立来源都对 2016 年推出的原版市镇到二关的距离说不清楚，对 2019 年才推出、在同一条路上的第二期，能查到的就更少了。我们不会印出一个自己核实不了的分钟数，任何卖你这个门牌的人也不该这样做。
| Destination目的地 | How you get there怎么去 |
|---|---|
| Persiaran Pulai Mutiara → Gelang Patah | Shared arterial with the original phase, opened Aug 2018与第一期共用的主干道，2018 年 8 月通车 |
| Second Link Expressway (E3) | Exit 305 Kangkar Pulai I/C, or Exit 307 Pulai I/C305 号 Kangkar Pulai 出口，或 307 号 Pulai 出口 |
| Tuas Second Link CIQ 二关 | Via E3 westbound — verify the time yourself经 E3 往西 —— 请自行验证时间 |
| North-South Expressway (E2) | Via E3 to Exit 303 Senai North = NSE Exit 253经 E3 至 303 号 Senai North ＝ 南北大道 253 号 |
| Skudai Highway / JB city centre | Northeast via Kangkar Pulai — the congested route经 Kangkar Pulai 往东北 —— 会塞的那条 |
| Causeway / JB Sentral / RTS Bukit Chagar | Far. This is not an RTS location.很远。这里不是 RTS 地段。 |
| Senai International Airport | Via E3 then E2 north经 E3 转 E2 往北 |
| UTM Skudai campus | Northeast, in the Skudai direction往东北，Skudai 方向 |
Everything the original phase has — reached the same way, from one street further in第一期有的这里都有 —— 只是要多开一小段路
Taman Pulai Mutiara 2 does not have its own separate set of amenities — it draws on exactly the same ring of schools, clinics and malls as the original phase, just from streets set slightly further back from Persiaran Pulai Mutiara.Taman Pulai Mutiara 2 没有自己独立的一套生活机能 —— 用的是和第一期完全相同的那一圈学校、诊所与商场，只是所在的街道离 Persiaran Pulai Mutiara 稍微更深一点。
Roads道路
Series 10, 11 and 14 all feed onto the same Persiaran Pulai Mutiara as the original phase, reaching the Second Link Expressway at Exit 305 (Kangkar Pulai) or Exit 307 (Pulai). There is no separate access road for phase two — one more reason its traffic load is identical to phase one’s.10、11、14 系列全部接上与第一期相同的 Persiaran Pulai Mutiara，经 305 号（Kangkar Pulai）或 307 号（Pulai）进入二关大道（E3）。第二期没有独立的对外道路 —— 这也是它的交通负荷与第一期完全一样的原因之一。
Schools学校便利
No school carries the Taman Pulai Mutiara 2 or Amber Land name. The nearest options are the same ones the original phase uses; no source states a drive time, and neither will we. 没有任何学校以 Taman Pulai Mutiara 2 或 Amber Land 命名。最近的选项与第一期使用的相同；没有任何来源写出车程，我们也不会编一个。
Medical & retail医疗与零售
Amber Land’s own materials name the same Columbia Asia Iskandar Puteri and Gleneagles Medini hospitals as the original phase. Inside Taman Pulai Mutiara 2 itself, the only confirmed built-out amenity is the developer’s sales gallery — there is no shop row of its own here yet.Amber Land 自己的资料，把与第一期相同的 Columbia Asia Iskandar Puteri 与 Gleneagles Medini 列为服务医院。Taman Pulai Mutiara 2 内部，目前唯一确认已建成的设施是发展商自己的售楼处 —— 这里还没有自己的店屋排。
More records, a lower median, a higher psf. Pick which fact you lead with.纪录更多、中位价更低、每尺价更高 —— 看你想用哪一个说法
Every one of the headline comparisons between Taman Pulai Mutiara and Taman Pulai Mutiara 2 is technically true and can be made to argue almost anything, depending which metric you pick. Six things below are worth knowing before you let someone else pick the metric for you. Taman Pulai Mutiara 与 Taman Pulai Mutiara 2 之间，几乎每一个常被引用的对比数字都是真的 —— 但选哪一个指标，几乎能论证出任何结论。以下六点，值得你在别人替你选指标之前先弄清楚。
List.my itself publishes four different psf figures for this one areaList.my 自己为这一个区块，公布了四种不同的每尺价
The area’s own page header shows RM269 psf blended across all 858 records. Its “nearby areas” comparison widget shows RM371 for the same area. Filter to residential only and the header shows RM275, while the Market Snapshot card below it shows RM360. We checked all four on the same visit, 9 September 2026 — they do not reconcile into one number. 该区域自己的页面顶部，显示全部 858 笔混合每尺价 RM269。它自己的「邻近区域」比较小工具，对同一个区块却显示 RM371。只筛住宅，页面顶部又变成 RM275，而下方的 Market Snapshot 卡片写的是 RM360。我们在同一次查询（2026 年 9 月 9 日）核对了这四个数字 —— 它们对不上。
The residential-only comparison flips the “cheaper phase” story只看住宅的比较，会把「更便宜的第二期」这个说法反过来
Residential records only: Taman Pulai Mutiara is RM335 psf, Taman Pulai Mutiara 2 is RM360 psf — 7.5% higher. The commonly quoted blended figures (RM401 against RM371) run the other way because they are dragged by each area’s very different mix of shop lots and cluster houses, not because phase two houses are actually cheaper per square foot. 只看住宅纪录：Taman Pulai Mutiara 是 RM335 每尺，Taman Pulai Mutiara 2 是 RM360 每尺 —— 高 7.5%。常被引用的混合数字（RM401 对 RM371）之所以方向相反，是因为两区各自的店屋与 Cluster 田字屋占比差异很大所拖动的，不是因为第二期的房子每尺真的更便宜。
Our own year-by-year pull contradicts the +9.0% growth headline我们自己逐年拉出的数字，跟 +9.0% 涨幅这个标题对不上
The residential median psf we pulled year by year: RM294 (2021) → RM282 (2022) → RM252 (2023) → RM252 (2024), on 216, 361, 227 and 48 recorded transactions respectively. That is flat to declining across four years of real volume — not the picture a punchy +9.0% headline suggests. 我们逐年拉出的住宅中位每尺价：RM294（2021）→ RM282（2022）→ RM252（2023）→ RM252（2024），对应登记笔数分别是 216、361、227、48 笔。四年真实成交量看下来是持平或下滑 —— 不是 +9.0% 这种响亮标题给人的印象。
857 records is genuine, verifiable liquidity857 笔纪录，是真实、可核实的流通性
Whatever the psf debate, the volume comparison holds up: 857 recorded subsales against 577 in the original phase, a real 48% more. Across Mukim Pulai, only Taman Bukit Indah (1,798) has recorded more transactions than the combined 1,434 the two Pulai Mutiara areas share. 无论每尺价怎么争，成交量的对比是站得住的：登记 857 笔，对比第一期的 577 笔，实实在在多了 48%。在整个 Mukim Pulai，只有 Taman Bukit Indah（1,798 笔）的成交比两个 Pulai Mutiara 区块合计的 1,434 笔更多。
Series 14 is new enough to have no Street View at all第 14 系列新到连街景都还没有
We tested Google Street View coverage across series 10, 11 and 14. Series 10 and 11 both returned usable panoramas. Series 14 — checked at two separate points — returned “No Street View available” both times, as of September 2026. That is about as objective a freshness signal as you can get from a free tool. 我们测试了 10、11、14 三个系列的 Google 街景覆盖情况。10 与 11 系列都能载入可用的街景。第 14 系列 —— 分两处测试 —— 截至 2026 年 9 月两次都显示「无街景可用」。这大概是免费工具能给出最客观的「有多新」讯号了。
Freehold, and the same Johor-salary math as phase one永久地契，与第一期同样的柔佛薪水算法
Amber Land markets these lots as freehold, same as the original phase. At a recorded median of RM489,000 against a Johor median monthly wage of RM2,982 (December 2025), the affordability math is marginally easier here than the RM520,000 median next door — one of the few comparisons on this page that is not complicated by a metric switch. Amber Land 将这些地皮列为永久地契，与第一期相同。以登记中位价 RM489,000 对照柔佛 2025 年 12 月月薪中位数 RM2,982，这里的负担能力算法比隔壁 RM520,000 中位价的第一期略宽松一点 —— 这是这一页少数几个不会因为换个指标就反过来的比较之一。
And the questions the brochure will not raise以及宣传册不会提的问题
🏗️ If you are choosing between phase one and phase two如果你正在第一期与第二期之间做选择
💧 The things that go wrong out here这一带真的会出问题的事
Three street series, one with no imagery at all三个街道系列，其中一个连影像都没有
Addresses run Jalan Pulai Mutiara <series>/<street> — series 10, 11 and 14 belong to Taman Pulai Mutiara 2, continuing the same numbering the original phase uses for its own series 1 to 6. Separately, Amber Land names its phases after plants: Dahlia and Erica for earlier releases, Clover for the current one. We drove all three series through Street View; here is exactly what we found. 门牌格式是 Jalan Pulai Mutiara <系列>／<街道> —— 10、11、14 系列属于 Taman Pulai Mutiara 2，延续第一期 1 至 6 系列的同一套编号。另外，Amber Land 以植物为各期命名：较早的 Dahlia 与 Erica，目前在售的 Clover。我们把三个系列都用街景「走」了一遍，以下是实际结果。
| Street series街道系列 | Recorded登记笔数 | Median中位价 | Median psf中位每尺 | Street View街景 | What trades there那里在成交什么 |
|---|---|---|---|---|---|
| Jalan Pulai Mutiara 10/4 – 10/16 | 30 | RM500,000 | RM347 | 4 points confirmed4 个点已确认 | Double-storey terrace双层排屋 |
| Jalan Pulai Mutiara 11/4 – 11/14 | 21 | RM507,000 | RM214 | 2 points confirmed2 个点已确认 | Double-storey terrace, larger land双层排屋，地皮较大 |
| Jalan Pulai Mutiara 14/1 – 14/15 | 1 | RM785,000 | — | No imagery, 2 points tested无影像，测试 2 个点 | Cluster, ~3,058 sq ft — one record onlyCluster，约 3,058 尺 —— 仅一笔纪录 |
Mostly the same catalogue as phase one, minus the shop row — for now户型目录和第一期大致相同，只是暂时还没有店屋排
Like the original phase, Taman Pulai Mutiara 2 has no single-storey terrace houses. Lot dimensions follow the same developer standard: 18ft × 65ft or 18ft × 67ft for terraces, 32ft × 70ft for cluster houses, 62ft × 70ft for semi-detached. What is different is the near-total absence of a commercial layer here so far — unlike phase one’s already-trading precinct 4 shop row. 和第一期一样，Taman Pulai Mutiara 2 没有单层排屋。地皮尺寸依循同一套发展商标准：排屋 18 呎 × 65 呎或 18 呎 × 67 呎，Cluster 田字屋 32 呎 × 70 呎，半独立式 62 呎 × 70 呎。不同的是，这里目前几乎完全没有商业层 —— 不像第一期第 4 分区的店屋排已经在交易了。
Double-storey terrace · 18×65双层排屋 · 18×65
11/x terrace · larger land11／x 排屋 · 地皮较大
Cluster house · 32×70Cluster 田字屋 · 32×70
Semi-detached · 62×70半独立式 · 62×70
Two-storey shop双层店屋
RMMJ affordable housingRMMJ 可负担房屋
Bigger than phase one, and younger比第一期更大，也更年轻
Sixth on its own; second when counted with phase one单独排第六；与第一期合计则排第二
Flat to declining, not the rising story the headline suggests持平或下滑 —— 不是标题给人的上涨故事
Read this with the same health warning as phase one’s chart. These are our own pulls from List.my’s Market Snapshot → Residential card, one year at a time, 9 September 2026. They sit well below the RM360 “all-time” residential figure List.my shows today — meaning the handful of very recent 2025-2026 sales are pulling the overall figure up, not a steady multi-year climb. 请连同与第一期图表同样的健康警告一起读。这些是我们自己在 2026 年 9 月 9 日、逐年从 List.my 的 Market Snapshot → Residential 卡片拉出的数字。它们都明显低于 List.my 今天显示的「全期」住宅数字 RM360 —— 也就是说，是极少数最近 2025–2026 年的成交把总体数字拉高了，不是稳定的多年上涨。
Four numbers, one township — know which one you are being quoted同一个市镇，四个数字 —— 弄清楚别人跟你报的是哪一个
Recorded median: RM489,000 across 857 transactions. Beyond that, List.my itself is not internally consistent on price per square foot for this specific area — we checked all four figures on the same visit, 9 September 2026. 登记中位价：857 笔成交，中位 RM489,000。再往下，List.my 自己对这个区块的每尺价，内部数字并不一致 —— 我们在同一次查询（2026 年 9 月 9 日）核对了以下全部四个数字。
| Where it appears出现位置 | Basis口径 | psf每尺 |
|---|---|---|
| Area page header (unfiltered)区域页顶部（未筛选） | 858 records, all types笔，全类型 | RM269 |
| “Nearby areas” comparison widget「邻近区域」比较小工具 | 857 records, all types笔，全类型 | RM371 |
| Area page header (residential filter)区域页顶部（筛选住宅） | 828 records, residential笔，住宅 | RM275 |
| Market Snapshot → Residential cardMarket Snapshot → 住宅卡片 | 828 records, residential笔，住宅 | RM360 |
This page uses RM371 when comparing across the wider Mukim Pulai table in section 17, because that is the figure List.my’s own comparison widget uses consistently for every area in it. It uses RM360 everywhere else, because that is the residential-only figure and excludes the roughly 30 commercial records that would otherwise distort a house-to-house comparison. 这一页在第 17 节与整个 Mukim Pulai 做对照时使用 RM371，因为这是 List.my 自己的比较小工具对表中每个区域一致使用的数字。其余地方使用 RM360，因为那是纯住宅数字，排除了约 30 笔商业纪录 —— 否则会扭曲逐屋比较。
| Type类型 | Lot / size地皮／面积 | Resale asking二手开价 | Monthly rent月租 | Developer, new (Clover)发展商一手（Clover） |
|---|---|---|---|---|
| Double-storey terrace双层排屋 | 18×65 · 18×67 ≈1,170 sq ft land | RM490k – 680k | RM1,700 – 2,800 | RM508,800 – 865,300 Dahlia · Erica |
| Cluster houseCluster 田字屋 | 32×70 2,240–2,560 sq ft land | One record only — RM785,000仅一笔纪录 —— RM785,000 | Not observed未观察到 | RM663,390 – 914,611 Clover A8A · A8B |
| Semi-detached半独立式 | 62×70 | No resale record found未查到二手纪录 | Not observed未观察到 | RM984,480 – 1,091,937 Clover A8A · A8B |
| RMMJ B / RMMJ CRMMJ B ／ RMMJ C | 850 / 1,000 sq ft | State-designated, eligibility applies州政府指定，须符合资格 | RM100,000 · RM150,000 | |
| All recorded, Taman Pulai Mutiara 2全部登记 · Taman Pulai Mutiara 2 | 857 records笔 | RM489,000 RM371 psf all types (widget) · RM360 residential | — | — |
Four years of records, and the trend is not what the headline says四年纪录，趋势跟标题说的不一样
Source: NAPIC (JPPH) registered subsale records, read from List.my’s Market Snapshot → Residential card, one year at a time, 9 September 2026. Records lag roughly six months, so 2025 (six records) and 2026 (not yet meaningful) are deliberately left out of the chart.来源：NAPIC（JPPH）登记二手成交纪录，逐年从 List.my 的 Market Snapshot → 住宅卡片读取，读取日期 2026 年 9 月 9 日。资料约滞后半年，因此 2025 年（六笔）与 2026 年（尚不具意义）刻意不纳入图表。
The distribution分布
Half of all recorded sales in Taman Pulai Mutiara 2 landed between RM421,000 and RM557,000, around a median of RM489,000 — a band of similar width to the original phase, reflecting the same dominance of one product, the double-storey terrace. Taman Pulai Mutiara 2 全部登记成交中，有一半落在 RM421,000 至 RM557,000 之间，中位数 RM489,000 —— 区间宽度与第一期相近，反映同样由双层排屋这一种产品主导的结构。
Recorded transactions by year各年度登记成交笔数
Residential price per square foot, year by year住宅每尺价 · 逐年
Each point is the residential-only median psf we read from List.my’s Market Snapshot card for that single year, not the blended figure. The number below each point is that year’s total recorded transaction count.每一个点，都是我们从 List.my 该年度 Market Snapshot 卡片读到的住宅专属中位每尺价，不是混合数字。每个点下方是该年度登记成交总笔数。
PRICE_INDEX 阵列加一行，格式 {q:"2026 Q1", median:352, n:14}。另请另外记一条线：Clover 期一手价目的每尺价，与二手并排就是全网独有的「Amber Land 一手 vs 二手价差指数」。💡 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。Same answer as phase one. You cannot buy here either.和第一期同样的答案。这里你也买不了。
Johor bars non-citizens from landed residential property below RM2 million and from strata below RM1 million. The recorded median here is RM489,000, and the single most expensive thing Amber Land currently sells — a Clover semi-detached house — tops out at RM1,091,937. Nothing reaches either line. 柔佛禁止非公民购买 RM200 万 以下的有地住宅，以及 RM100 万 以下的分层产权。这里的登记中位价是 RM489,000，而 Amber Land 目前卖得最贵的一样东西 —— Clover 半独立式 —— 顶端也只到 RM1,091,937。没有一样跨得过任何一条线。
Monthly repayment每月供款
Defaults set to the recorded median of RM489,000 for Taman Pulai Mutiara 2.预设值为 Taman Pulai Mutiara 2 的登记中位成交价 RM489,000。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM489,000, the recorded median — comfortably below the RM500,000 first-time-buyer MOT exemption threshold, unlike the original phase’s RM520,000 median.预设 RM489,000，即登记中位价 —— 稳稳落在 RM500,000 首购族 MOT 豁免门槛之下，不像第一期 RM520,000 的中位价那样刚好超过。
Johor’s minimum for non-citizens is RM2 million on landed and RM1 million on strata. Nothing in Taman Pulai Mutiara 2 comes close, and the RMMJ units are prohibited outright. Numbers shown: a flat 8% transfer stamp duty for non-citizens from 1 January 2026, a Johor state consent fee of 3% of valuation with a RM30,000 minimum, consent taking one to three months, lending capped around 60–70% LTV. 柔佛对非公民的门槛是有地 RM200 万、分层 RM100 万。Taman Pulai Mutiara 2 没有任何一样接近，RMMJ 单位是明文禁止的。上面数字：自 2026 年 1 月 1 日起非公民转让印花税 统一 8%；柔佛州同意书费 估价的 3%、最低 RM30,000；同意书需时 一至三个月；贷款成数上限约 60–70%。
Tell me your budget and passport and I will send you the Johor addresses you can actually buy in. 把预算与护照告诉我，我发给你柔佛真正买得到的那些门牌。
Tell me the street series. 10, 11 and 14 are three very different markets.告诉我街道系列。10、11、14 是三个截然不同的市场。
21 records on 11/x, 30 on 10/x, and effectively one on 14/x. The series is the first thing I need to know before I send you anything.11／x 有 21 笔纪录，10／x 有 30 笔，14／x 实际上只有一笔。街道系列是我要发给你任何东西之前，第一件需要知道的事。
More liquid, marginally cheaper on paper, and the growth story does not hold up流通性更好、账面上略便宜 —— 但涨幅故事站不住
✓ Strengths优势
- 857 recorded subsales since 2021 — 48% more than the original phase. Sixth-deepest market in the whole of Mukim Pulai on its own. When you need to sell, there is a real, functioning market.2021 年以来 857 笔登记二手成交 —— 比第一期多 48%。单独就已经是整个 Mukim Pulai 第六厚的市场。当你需要卖的时候，这里有一个真正在运作的市场。
- Residential psf (RM360) is actually higher than the original phase’s RM335. This is the opposite of what the lower headline median suggests, and it is the single most useful fact on this page for a straight terrace-to-terrace comparison.住宅每尺价（RM360）其实比第一期的 RM335 更高。这与较低的标题中位价给人的印象正好相反，也是这一页对「排屋比排屋」最有用的一个事实。
- A lower median price than the original phase — RM489,000 against RM520,000 — and comfortably under the RM500,000 first-time-buyer MOT exemption threshold.中位价比第一期低 —— RM489,000 对 RM520,000 —— 而且稳稳落在首购族 MOT 豁免门槛 RM500,000 之下。
- Freehold, and a larger RMMJ allocation than the original phase for eligible Johor applicants — 838 units against 210.永久地契，而且 RMMJ 配额比第一期更大 —— 838 个单位对 210 个 —— 给符合资格的柔佛申请人。
- Same two expressway exits and the same link road as the original phase — connectivity is not a downgrade for choosing phase two.与第一期同样的两个大道出口、同一条联外道路 —— 选第二期不会让交通变差。
△ Things to weigh需要权衡的
- The +9.0% growth headline does not survive our own year-by-year check. Residential psf actually ran RM294 → RM282 → RM252 → RM252 from 2021 to 2024. That is flat to declining across four real years of volume, not a rising trend.+9.0% 涨幅这个标题，经不起我们自己逐年核对。住宅每尺价实际走势是 RM294 → RM282 → RM252 → RM252（2021–2024）。这是四年真实成交量下的持平或下滑，不是上涨趋势。
- List.my publishes four different psf figures for this one area — RM269, RM371, RM275 and RM360, depending which part of its own site you read. We picked the two we think are most defensible and explained why; anyone quoting you a fifth should explain their basis too.List.my 对这一个区块，公布了四种不同的每尺价 —— RM269、RM371、RM275、RM360，取决于你看它网站的哪一个部分。我们选了自认最站得住的两个并解释了理由；任何人跟你报第五个数字，也该解释清楚口径。
- Series 14 has almost no track record — one recorded transaction, and no Google Street View coverage at all as of September 2026. If you buy here, you are pricing largely off the developer’s own list.14 系列几乎没有交易历史 —— 只有一笔登记成交，截至 2026 年 9 月连 Google 街景都没有。如果你在这里买，你的定价基础主要来自发展商自己的价目表。
- No confirmed commercial layer yet. Unlike the original phase’s already-trading precinct 4 shop row, no shop row has been confirmed as built and trading inside Taman Pulai Mutiara 2 as of September 2026.目前没有确认的商业层。不像第一期第 4 分区的店屋排已经在交易，截至 2026 年 9 月，Taman Pulai Mutiara 2 内部没有确认已建成并在营业的店屋排。
- Amber Land is a closer, more active competitor than Scientex is to the original phase. Current Clover-phase stock sells directly on these same streets, on top of Scientex’s separate Pulai 3 and Pulai 4 land banks further down the road.比起 Scientex 对第一期的关系，Amber Land 对这一期是更近、更活跃的竞争者。目前 Clover 期的新盘，直接在这些相同的街上销售，而路那头，Scientex 另外还握着 Pulai 3 与 Pulai 4 两块地。
Taman Pulai Mutiara 2 FAQTaman Pulai Mutiara 2 常见问题
What is Taman Pulai Mutiara 2, and how is it different from Taman Pulai Mutiara?Taman Pulai Mutiara 2 是什么？跟 Taman Pulai Mutiara 有什么不同？
Taman Pulai Mutiara 2 is Scientex Amber Land, a 336-acre freehold township in Mukim Pulai developed by Amber Land Berhad, a wholly owned Scientex Berhad subsidiary, under developer licence 19794. It launched in 2019 as the second phase adjoining the original 326-acre Taman Pulai Mutiara, which launched in 2016. The two sit on contiguous land and share one continuous Jalan Pulai Mutiara street-numbering system, but NAPIC records them as two separate subsale areas. Physically, Taman Pulai Mutiara 2 is the 10, 11 and 14 street series, plus RMMJ affordable-housing blocks; the developer’s own phase names here are Dahlia, Erica and Clover. Taman Pulai Mutiara 2 就是 Scientex Amber Land，位于 Mukim Pulai 的 336 英亩永久地契市镇，由 Scientex 全资子公司 Amber Land Berhad 开发，发展商执照编号 19794。2019 年推出，是紧邻 2016 年推出的原版 326 英亩 Taman Pulai Mutiara 的第二期。两者土地相连、共用同一套 Jalan Pulai Mutiara 街道编号系统，但 NAPIC 把它们登记为两个独立的二手成交区块。实体上，Taman Pulai Mutiara 2 就是 10、11、14 街道系列，加上 RMMJ 可负担房屋区块；发展商在这里的期数命名是 Dahlia、Erica 与 Clover。
How much does a house in Taman Pulai Mutiara 2 cost?Taman Pulai Mutiara 2 的房子多少钱？
NAPIC recorded 857 subsale transactions in Taman Pulai Mutiara 2 between 2021 and 2026 at a median of RM489,000. Taking residential records only, the median price per square foot is RM360 — actually higher than the RM335 residential psf recorded next door in the original Taman Pulai Mutiara, even though the blended headline figure most commonly quoted for comparison, RM371 across all property types, reads lower than Pulai Mutiara’s RM401 because that comparison mixes in each area’s very different commercial mix. Developer launch prices for current Amber Land phases start from about RM508,800 for a terrace and reach RM1,091,937 for a semi-detached house. NAPIC 登记显示，Taman Pulai Mutiara 2 在 2021 至 2026 年间有 857 笔二手成交，中位价 RM489,000。若只看住宅纪录，中位每尺价是 RM360 —— 其实比隔壁原版 Taman Pulai Mutiara 登记的住宅每尺价 RM335 更高，尽管最常被用来比较的混合标题数字 —— 全类型 RM371 —— 读起来比 Pulai Mutiara 的 RM401 低，那是因为这个比较混入了两区差异很大的商业成交组合。发展商目前 Amber Land 各期的一手价，排屋约 RM508,800 起，半独立式最高到 RM1,091,937。
Did Pulai Mutiara 2 really out-trade the original Pulai Mutiara?Pulai Mutiara 2 真的卖赢了原版 Pulai Mutiara 吗？
On recorded volume, clearly: 857 subsales against 577, about 48 percent more. On the twelve-month psf growth figure commonly quoted, also yes on paper: plus 9.0 percent against plus 3.6 percent. But both twelve-month figures rest on thin recent samples — NAPIC recorded only six transactions here in 2025 — and our own year-by-year pull of the residential median psf for Taman Pulai Mutiara 2 shows RM294 in 2021 falling to RM282 in 2022 and RM252 in both 2023 and 2024, a decline, not a rise. The volume story is real and verifiable. The growth-rate story is a single-digit sample dressed up as a trend, and we are not going to repeat it as fact. 就登记成交量而言，明确是的：857 笔对 577 笔，多了约 48%。就常被引用的 12 个月每尺涨幅而言，账面上也是：+9.0% 对 +3.6%。但这两个 12 个月数字都建立在很薄的近期样本上 —— NAPIC 在这里 2025 年只登记了六笔成交 —— 而我们自己逐年拉取的 Taman Pulai Mutiara 2 住宅中位每尺价显示：2021 年 RM294，到 2022 年 RM282，2023 与 2024 年都是 RM252，是下滑，不是上涨。成交量的故事是真实、可核实的。涨幅的故事，是把个位数样本包装成趋势，我们不会把它当事实复述。
Can foreigners or Singaporeans buy in Taman Pulai Mutiara 2?外国人或新加坡人可以买 Taman Pulai Mutiara 2 吗？
No. Johor sets a minimum purchase price of RM2 million on landed residential property for non-citizens and RM1 million on strata. The recorded median here is RM489,000, and the most expensive product Amber Land currently sells, a Clover semi-detached house, tops out at RM1,091,937 — still short of the landed threshold by more than RM900,000. The RMMJ affordable units built here, priced at RM100,000 and RM150,000, are state-designated affordable stock and are closed to non-citizens regardless of price. 不可以。柔佛对非公民设有门槛：有地住宅最低 RM200 万，分层产权最低 RM100 万。这里的登记中位价是 RM489,000，而 Amber Land 目前在售最贵的产品 —— Clover 半独立式 —— 顶端也只到 RM1,091,937 —— 距离有地门槛仍差超过 RM90 万。这里兴建的 RMMJ 可负担房屋（售价 RM100,000 与 RM150,000）属州政府指定的可负担房屋，不论价格，非公民一律不得购买。
What are the streets and phases in Taman Pulai Mutiara 2 called?Taman Pulai Mutiara 2 的街道与期数怎么称呼？
Addresses run Jalan Pulai Mutiara followed by series 10, 11 or 14, then a street number — for example Jalan Pulai Mutiara 10/8 or 11/13. Series 10 and 11 are the established streets, with NAPIC medians around RM500,000 to RM507,000. Series 14 is the newest phase and, as of September 2026, has no Google Street View coverage at all — a direct sign of how recently it was built. Separately, the developer names its phases after plants: Dahlia and Erica for earlier Amber Land releases, Clover for the current one. 门牌格式是 Jalan Pulai Mutiara 加上 10、11 或 14 系列，再接街道号 —— 例如 Jalan Pulai Mutiara 10/8 或 11/13。10 与 11 系列是已建成的街道，NAPIC 中位价约 RM500,000 至 RM507,000。14 系列是最新的期数，截至 2026 年 9 月完全没有 Google 街景覆盖 —— 直接说明它有多新。另外，发展商以植物为各期命名：较早的 Amber Land 期数是 Dahlia 与 Erica，目前在售的是 Clover。
Is there a school inside Taman Pulai Mutiara 2?Taman Pulai Mutiara 2 里面有学校吗？
No. As with the original township next door, no national, Chinese or Tamil school carries this address, and no source we could verify places one inside Taman Pulai Mutiara 2 as of 2026. The nearest national schools are SK Kangkar Pulai and SK Kangkar Pulai 2 with SMK Kangkar Pulai; the nearest Chinese primaries are SJK(C) Woon Hwa and SJK(C) Pulai in Kangkar Pulai. No public source states a drive time from Taman Pulai Mutiara 2 to any of them, so treat any minute figure you are quoted as unverified until you drive it yourself at school-run hour. 没有。与隔壁的原版市镇一样，没有任何国民学校、华文小学或淡米尔小学以这个地址命名，截至 2026 年，我们查不到任何可核实的来源说 Taman Pulai Mutiara 2 内部有学校。最近的国民学校是 SK Kangkar Pulai、SK Kangkar Pulai 2 与 SMK Kangkar Pulai；最近的华小是 Kangkar Pulai 的辅莱华小与文化华小。没有任何公开资料写出从 Taman Pulai Mutiara 2 到上述任何一所学校的车程，所以别人报给你的分钟数，在你亲自于上学时段开一趟之前，都请当作未经证实。
What is the catch with buying in Taman Pulai Mutiara 2 specifically?买 Taman Pulai Mutiara 2 这一期，需要特别注意什么？
The same developer-as-competitor problem as the original phase, but sharper here: Amber Land itself still markets current-phase stock such as Clover on these same streets, and Scientex separately holds Pulai 3 at 202 acres and Pulai 4 at 350.2568 acres further down the same road. On top of that, our own year-by-year data pull shows the residential median psf here was flat to declining from 2021 to 2024, which sits awkwardly against the punchier twelve-month growth figure usually quoted. Buy the house, not the headline. 和第一期同样的「发展商就是你的竞争对手」问题，在这里更尖锐：Amber Land 自己仍在这些相同的街上销售当期的 Clover 新盘，而 Scientex 另外还在同一条路下段，握着 202 英亩的 Pulai 3 与 350.2568 英亩的 Pulai 4。除此之外，我们自己逐年拉取的数据显示，这里的住宅中位每尺价在 2021 至 2024 年间持平或下滑，跟常被引用的、更响亮的 12 个月涨幅数字很不搭调。请买这栋房子，不要买那个标题。
Should I buy in Taman Pulai Mutiara or Taman Pulai Mutiara 2?我该买 Taman Pulai Mutiara 还是 Taman Pulai Mutiara 2？
There is no single correct answer, and treat anyone who gives you one flatly with suspicion. Taman Pulai Mutiara 2 has 48 percent more recorded transactions, a lower recorded median price, and newer stock, including streets with no resale history at all yet. Taman Pulai Mutiara is a few years more established, has a working shop row already trading, and its residential psf is only marginally lower than its second phase despite being the older product. Tell us your budget, whether you want an established street or the newest stock, and how long you plan to hold, and we will point you at specific streets in both areas rather than a single verdict. 没有单一的标准答案，任何直接给你一个笃定答案的人，都该多留一分心。Taman Pulai Mutiara 2 登记成交多 48%、登记中位价更低、产品更新，其中一些街道甚至完全没有二手历史。Taman Pulai Mutiara 多了几年历史、已经有在交易的店屋排，而且尽管是更旧的产品，它的住宅每尺价只比第二期略低一点。告诉我们你的预算、你想要已建成的街道还是最新的产品，以及你打算持有多久，我们会为你指出两区里具体的街段，而不是丢给你一个单一结论。
Every address in Mukim Pulai, on the same source and the same dayMukim Pulai 的每一个门牌 —— 同一个来源，同一天读取
All rows come from the same NAPIC record set read on the same date, so they are genuinely comparable. The psf column here uses List.my’s own “nearby areas” widget figure (see section 10 for why that differs from the area page’s own header) so every row is on a consistent basis.所有行都来自同一份 NAPIC 纪录、同一天读取，所以是真正可比的。这里的每尺价一栏，使用的是 List.my 自己「邻近区域」小工具的数字（原因见第 10 节，为什么这和区域页自己顶部的数字不同），确保每一行的口径一致。
| Area · Mukim Pulai区域 · Mukim Pulai | Recorded登记笔数 | Median中位价 | Median psf中位每尺 | 12-month psf12 个月每尺 |
|---|---|---|---|---|
| Taman Bukit Indah | 1,798 | RM610,000 | RM460 | +2.6% |
| Horizon Hill | 1,024 | RM1,080,000 | RM498 | +10.5% |
| Taman Universiti | 905 | RM400,000 | RM292 | +9.6% |
| Taman Ungku Tun Aminah | 905 | RM465,000 | RM312 | +12.0% |
| Taman Mutiara Rini | 869 | RM620,000 | RM371 | +9.8% |
| Taman Pulai Mutiara 2 (this page)Taman Pulai Mutiara 2（本页） | 857 | RM489,000 | RM371 | +9.0% * |
| Taman Perling | 711 | RM480,000 | RM288 | −0.8% |
| Taman Pulai Mutiara (phase 1) | 577 | RM520,000 | RM401 | +3.6% * |
| Bandar Selesa Jaya | 573 | RM290,000 | RM290 | +16.9% |
| Taman Skudai Baru | 566 | RM400,000 | RM325 | +8.5% |
| Taman Tampoi Indah | 417 | RM360,000 | RM357 | +7.7% |
| Laman Setia | 411 | RM640,000 | RM394 | −4.3% |
The Pulai family — all seven pagesPulai 家族 —— 全部七页
Seven addresses in this mukim now share or once shared the “Pulai” name across three different developers. This page is the deep dive on the second Scientex phase specifically; the others cover the rest of the family.这个 mukim 里，现在有七个门牌用过或正在用「Pulai」这个名字，分属三个不同的发展商。这一页专门深挖 Scientex 的第二期；其余几页覆盖家族里的其他成员。
Wider Mukim Pulai更广的 Mukim Pulai
Tell me which street series, and whether you have looked at phase one too.告诉我哪一个街道系列，以及你有没有也看过第一期。
Almost every buyer here should be looking at both Pulai Mutiara phases side by side before deciding. Tell me your budget and priorities and I will send you matching streets in both, plus the current Amber Land price list for whichever series you land on. 几乎每一个来这里看房的买家，都该在决定前把两个 Pulai Mutiara 期数摆在一起比较。告诉我你的预算与优先顺序，我把两边符合条件的街段都发给你，再附上你看中那个系列的 Amber Land 当期价目表。