Taman Pulai Mutiara: the estate
that is still being built
Taman Pulai Mutiara：
一个还没盖完的社区
Most JB estates give you one or the other. Deep resale volume usually means the price has stopped moving; a fast-rising price usually means a thin, small market. Here you get both — 1,434 recorded subsales since 2021 across the two Pulai Mutiara NAPIC areas, and residential price per square foot up from RM238 to RM332 between 2021 and 2024. There is one reason for both numbers, and it is not a secret: Scientex never stopped building. This page is about what that is worth to you, and what it costs you. 大多数新山社区只能给你其中一样。二手成交量厚的，价格通常已经不动了；价格涨得快的，通常是个薄而小的市场。这里两样都有 —— 两个 Pulai Mutiara NAPIC 区块自 2021 年以来合计 1,434 笔登记成交，而住宅中位每尺价从 2021 年 RM238 涨到 2024 年 RM332。这两个数字有同一个原因，而且不是什么秘密：Scientex 一直没有停工。这一页要谈的是：这件事对你值多少，以及它让你付出什么代价。
© MUHAMMAD RIFQI MR · CC0 · Wikimedia CommonsTaman Pulai Mutiara in 30 seconds30 秒看懂 Taman Pulai Mutiara
- What it is: a freehold Scientex Berhad township in Mukim Pulai, launched 2016 and occupied from 2018. Four contiguous land banks: Taman Pulai Mutiara (326 acres), Taman Pulai Mutiara 2 under Amber Land Berhad (336 acres, ~4,500 units planned), Scientex Pulai 3 (202 acres) and Scientex Pulai 4 (350.2568 acres, bought from Lee Pineapple in June 2024 for RM381.43m). Total: about 1,214 acres. 它是什么：位于 Mukim Pulai 的 Scientex Berhad 永久地契市镇，2016 年推出、2018 年起入伙。四块相连土地：Taman Pulai Mutiara（326 英亩）、由 Amber Land Berhad 开发的 Taman Pulai Mutiara 2（336 英亩，规划约 4,500 个单位）、Scientex Pulai 3（202 英亩），以及 2024 年 6 月以 RM3.8143 亿向 Lee Pineapple 收购的 Scientex Pulai 4（350.2568 英亩）。合计约 1,214 英亩。
- The two numbers that matter together: 1,434 recorded subsales since 2021 (577 in Pulai Mutiara plus 857 in Pulai Mutiara 2) and residential median psf climbing RM238 → RM263 → RM304 → RM332 across 2021 to 2024. In Mukim Pulai only Taman Bukit Indah has recorded more transactions — and Bukit Indah’s twelve-month psf growth is 2.6 percent. 要放在一起看的两个数字：2021 年以来 1,434 笔登记成交（Pulai Mutiara 577 笔 ＋ Pulai Mutiara 2 857 笔），同期住宅中位每尺价 RM238 → RM263 → RM304 → RM332。在整个 Mukim Pulai，只有 Taman Bukit Indah 的成交笔数比这里多 —— 而 Bukit Indah 的 12 个月每尺涨幅是 2.6%。
- Why both happen here: the developer never left. Thousands of near-identical houses handed over from 2018 and began turning over, which produces the volume. Every new Scientex phase is priced above the last — an 18ft × 65ft terrace is RM617,800 in the current Sakura 2 phase — and that primary price sets the floor under the resale market, which produces the rise. 为什么两件事在这里同时发生：因为发展商从来没有离开。数千栋几乎一模一样的房子自 2018 年起陆续交屋、开始换手，于是有了成交量。而每一期新的 Scientex 产品都定得比上一期高 —— 目前在售的 Sakura 2 期，18 呎 × 65 呎排屋卖 RM617,800 —— 这个一手价托住了二手市场的底，于是有了涨幅。
- What it costs: recorded medians RM520,000 (Pulai Mutiara) and RM489,000 (Pulai Mutiara 2). Asking prices in September 2026 start around RM500,000 for a double-storey terrace and reach about RM770,000 for a cluster house. The developer’s current phases run RM508,800 to RM1,091,937. 多少钱：登记中位价 RM520,000（Pulai Mutiara）与 RM489,000（Pulai Mutiara 2）。2026 年 9 月的二手开价，双层排屋约 RM500,000 起，Cluster 田字屋约到 RM770,000。发展商目前在售期数则是 RM508,800 至 RM1,091,937。
- The honest catch: the same continuing supply that lifted your psf is also your permanent competitor. When you sell a nine-year-old terrace here, the buyer walking away from you is walking towards a brand-new Scientex house with a fresh defect liability period and free legal fees — on land the same developer still owns, next door. That is a real ceiling, and no agent’s brochure will put it on page one. 诚实提醒：推高你每尺价的那股持续供给，同时也是你永远的竞争对手。当你要卖掉这里一栋屋龄九年的排屋，从你这里走开的买家，是走向一栋全新的 Scientex 房子 —— 全新的缺陷保固期、免律师费，而且盖在同一个发展商就在隔壁、至今仍持有的土地上。这是一个真实存在的天花板，没有哪一本销售册会把它放在第一页。
Mukim Pulai — the corridor this township sits inMukim Pulai —— 这个市镇所在的走廊
Read the captions carefully. Wikimedia Commons has no freely licensed photograph taken inside Taman Pulai Mutiara itself — it is too new and too residential to have attracted a photographer. Everything below was shot in the immediately adjoining places in the same mukim: Mutiara Rini, Kangkar Pulai and Skudai. They show the neighbourhood the township plugs into, not the township. For the township itself, scroll to the verified Street View panoramas below. 请仔细读图说。Wikimedia Commons 上没有任何一张在 Taman Pulai Mutiara 内部拍摄的自由授权照片 —— 它太新、也太纯住宅，没有摄影师去拍。以下每一张都拍摄于同一个 mukim 内紧邻的地方：Mutiara Rini、Kangkar Pulai 与 Skudai。它们呈现的是这个市镇接入的邻里，不是市镇本身。想看市镇本身，请往下看已验证的街景。
A Malaysian owner-occupier township, and it does not pretend otherwise一个马来西亚自住者的市镇 —— 而且它不假装自己是别的
The recorded medians of RM520,000 and RM489,000 tell you almost everything about who buys here. This is not a Singapore-dollar market and not an expatriate one; it is a domestic upgrader market, and the product mix — 938 double-storey terraces recorded across the two areas against 18 semi-detached — matches that exactly.RM520,000 与 RM489,000 这两个登记中位价，几乎已经说明了谁在这里买房。这不是新币市场，也不是外派人士市场，而是本地换屋市场；而产品结构 —— 两区合计登记 938 笔双层排屋对 18 笔半独立式 —— 正好吻合。
The Johor first upgrader柔佛的第一次换屋族
Moving out of an older Skudai or Taman Universiti terrace into a house built after 2018 with a car porch that fits two. At RM500,000 to RM620,000 this is roughly what a dual-income Johor household can carry, which is why the volume is here rather than in Bukit Indah.从 Skudai 或 Taman Universiti 的旧排屋，搬进一栋 2018 年后建成、车位停得下两辆车的房子。RM500,000 至 RM620,000 大致就是柔佛双薪家庭扛得起的水平 —— 这也是为什么成交量在这里，而不在 Bukit Indah。
The buyer who compares new against resale拿一手比二手的买家
Standing between a 2019 resale terrace at RM560,000 and a Scientex Sakura 2 unit at RM617,800. It is the single most common conversation here, and the answer is not always the same — it depends on which street, which orientation, and how long you intend to hold.在一栋 2019 年的二手排屋 RM560,000，与一间 Scientex Sakura 2 的 RM617,800 之间犹豫。这是这里最常见的一场对话，而答案不是每次都一样 —— 它取决于哪一条街、哪一个朝向，以及你打算持有多久。
The UTM and industrial-park landlordUTM 与工业区的房东
Universiti Teknologi Malaysia’s Skudai campus is up the road, and Wikipedia records the township as bordered to the south by Alam Jaya Business Park, Setia Business Park and Tropicana Upland. Rents are modest against a RM520,000 median — run the yield honestly before you buy for income.马来西亚工艺大学（UTM）Skudai 校区就在路的上头，而维基百科记载这个市镇南边紧邻 Alam Jaya Business Park、Setia Business Park 与 Tropicana Upland。相对 RM520,000 的中位价，租金并不高 —— 若为收租而买，请先老实把回报率算一遍。
The affordable-housing applicant可负担房屋申请人
Scientex is building Rumah Mampu Milik Johor here — RMMJ B at 850 sq ft for a flat RM100,000 and RMMJ C at 1,000 sq ft for a flat RM150,000. These are state-designated affordable units with eligibility rules and resale restrictions. They are not a back door into the township at a discount.Scientex 在这里兴建柔佛可负担房屋：RMMJ B，850 平方尺，固定售价 RM100,000；RMMJ C，1,000 平方尺，固定售价 RM150,000。这些是州政府指定的可负担单位，有申请资格与转售限制。它们不是让你打折进场的后门。
A Sunday in Taman Pulai MutiaraTaman Pulai Mutiara 的一个星期天
This is a young township — most of it is younger than the children living in it — so the rhythm is not the one you get in a forty-year-old Johor estate. There is no old coffee shop with a following, and there is construction noise somewhere most weekdays.这是一个年轻的市镇 —— 大部分房子比住在里面的孩子还年轻 —— 所以它的节奏和四十年历史的柔佛老区完全不同。这里没有那种有一群老主顾的旧咖啡店，而平日大多数时候，某个方向都还有工地的声音。
The school run leaves the township, not stays in it. There is still no school inside Taman Pulai Mutiara — the Wikipedia entry lists one only as being in planning — so parents drive out to Kangkar Pulai or Mutiara Rini.上学的车流是往外开，不是在里面转。Taman Pulai Mutiara 内部至今没有学校 —— 维基百科条目仍把它列为「规划中」 —— 所以家长得开去 Kangkar Pulai 或 Mutiara Rini。
Persiaran Pulai Mutiara, the link road to Gelang Patah opened in August 2018, does the heavy lifting. The other way out feeds the Skudai corridor, which Johor’s own congestion action plan calls one of the busiest routes into the city at morning peak.2018 年 8 月通车、通往 Gelang Patah 的联外道路 Persiaran Pulai Mutiara 承担了主要车流。另一个方向汇入 Skudai 走廊 —— 柔佛自己的交通疏导行动计划把它列为早高峰进城最繁忙的路线之一。
Groceries at Mydin Mall or Tesco Extra in Mutiara Rini, or Econsave at Bandar Baru Kangkar Pulai. Inside the township, Pulai Boulevard’s 142 shop units are still under construction and the shopping complex remains listed as in planning.到 Mutiara Rini 的 Mydin 商场或 Tesco Extra 买菜，或去 Bandar Baru Kangkar Pulai 的 Econsave。市镇内部，Pulai Boulevard 的 142 个店铺单位仍在施工，购物中心至今仍标示为「规划中」。
The existing shop row is precinct 4 — Jalan Pulai Mutiara 4/1 to 4/12. NAPIC has recorded 123 two-storey shop transactions there at a median around RM682,000 to RM738,000, which is a busier commercial market than most estates of this age have.现有的店屋排是第 4 分区 —— Jalan Pulai Mutiara 4/1 至 4/12。NAPIC 在那里登记了 123 笔双层店屋成交，中位价约 RM682,000 至 RM738,000 —— 以这个屋龄的社区来说，是相当活跃的商业市场。
Hawker food is in Mutiara Rini rather than here — Nam Huat Heng, 99 Hock Huat, the steamboat and vegetarian shops that Commons photographers actually bothered to record. Five minutes by car, no walk.熟食摊在 Mutiara Rini，不在这里 —— Nam Huat Heng、99 Hock Huat，以及那些连 Commons 摄影师都特地拍下来的火锅店与素食店。开车五分钟，走路走不到。
Quiet, and genuinely so — this is a residential township without a nightlife layer. Go and stand on a street at this hour before you buy, because it is a very different feeling from a JB estate with a shop row that stays open.安静，而且是真的安静 —— 这是一个没有夜生活层次的纯住宅市镇。买之前请在这个时段亲自站到街上感受一次，因为它和一个店屋营业到深夜的新山社区，是完全不同的两种感觉。
Western Johor Bahru, and honestly a long way from the crossings新山西部 —— 说实话，离两个关卡都不近
Taman Pulai Mutiara sits in Mukim Pulai at postcode 81300, between Kangkar Pulai and Taman Mutiara Rini, inland of Gelang Patah. Wikipedia records it as bordered by Pulai Indah and Laman Indah to the north and by Alam Jaya Business Park, Setia Business Park and Tropicana Upland to the south. Taman Pulai Mutiara 位于 Mukim Pulai，邮区 81300，夹在 Kangkar Pulai 与 Taman Mutiara Rini 之间，在 Gelang Patah 的内陆方向。维基百科记载它北接 Pulai Indah 与 Laman Indah，南邻 Alam Jaya Business Park、Setia Business Park 与 Tropicana Upland。
A warning about drive times. Three different distance claims circulate for this township — “8 km to Second Link” on the developer’s own Facebook video, “10 km to the North-South Expressway” in a listing, and “merely a short 3-km drive” on Scientex’s Pulai 3 page. They cannot all be right, and no independent source verifies any of them. We are not going to reprint a number we cannot stand behind, so the table gives directions rather than minutes. 关于车程的一则警告。这个市镇流传着三种互相矛盾的距离说法：发展商自己的 Facebook 影片说「距二关 8 公里」，某则挂牌说「距南北大道 10 公里」，而 Scientex 的 Pulai 3 页面写「仅约 3 公里车程」。它们不可能同时成立，而且没有任何独立来源能核实其中任何一个。我们不会照抄一个自己站不住的数字，所以下表给的是方向，不是分钟数。
| Destination目的地 | How you get there怎么去 |
|---|---|
| Persiaran Pulai Mutiara → Gelang Patah | The township’s own link road, opened Aug 2018市镇自己的联外道路，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 is close by. Almost none of it is inside the gate.什么都在附近 —— 但几乎没有一样在社区里面
This is the practical trade-off of buying into a township that is still being built: the plan is good and the delivery is unfinished. Read this section as a list of things you will drive to, not walk to.这就是买进一个还在盖的市镇，实际上要面对的取舍：规划是好的，但兑现还没完成。请把这一节读成一份「你要开车去」的清单，而不是「你走得到」的清单。
Roads道路
The township’s own arterial, Persiaran Pulai Mutiara, opened on 25 August 2018 as a link road to Gelang Patah. From there the Second Link Expressway is reached at Exit 305 (Kangkar Pulai) or Exit 307 (Pulai), and Exit 303 (Senai North) is where E3 meets the North-South Expressway at its Exit 253.市镇自己的主干道 Persiaran Pulai Mutiara 于 2018 年 8 月 25 日通车，是通往 Gelang Patah 的联外道路。由此可从 305 号（Kangkar Pulai）或 307 号（Pulai）进入二关大道（E3）；303 号（Senai North）则是 E3 与南北大道 253 号交会之处。
Schools学校便利
There is no school inside Taman Pulai Mutiara. The township’s Wikipedia entry still lists one only as being in planning. The schools below are the nearest by address; no source states a drive time, and neither will we. Taman Pulai Mutiara 内部没有学校。该市镇的维基百科条目至今仍把学校列为「规划中」。下列是按地址最近的学校；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
Scientex’s own materials name Columbia Asia Iskandar Puteri and Gleneagles Medini as the hospitals serving the township, and Econsave and AEON Taman Universiti as the retail. Day-to-day clinics are in Kangkar Pulai and Mutiara Rini.Scientex 自己的资料把 Columbia Asia Iskandar Puteri 与 Gleneagles Medini 列为服务本市镇的医院，把 Econsave 与 AEON Taman Universiti 列为零售。日常诊所则在 Kangkar Pulai 与 Mutiara Rini。
Volume and growth normally cancel each other out. Here they do not.量与涨，通常互相抵销。这里没有。
Look down the Mukim Pulai table and the pattern is obvious. The high-volume names have flat prices: Bukit Indah, 1,798 transactions, up 2.6 percent. The fast-rising names are small: Bandar Selesa Jaya, up 16.9 percent on 573. The two Pulai Mutiara areas together record 1,434 transactions and a residential psf that went up about 39 percent between 2021 and 2024. Six reasons that is not a coincidence — and one that should worry you. 把 Mukim Pulai 的对照表看一遍，规律很明显。成交量大的，价格是平的：Bukit Indah，1,798 笔，涨 2.6%。涨得快的，盘子都小：Bandar Selesa Jaya，573 笔，涨 16.9%。而两个 Pulai Mutiara 区块合计 1,434 笔，同时住宅每尺价在 2021 至 2024 年间约涨了 39%。以下六个理由说明这不是巧合 —— 其中一个，你应该感到担心。
The developer never left发展商从来没有离开
Most JB estates were finished and handed over a decade or more ago. Scientex started here in 2016 and was still opening new phases for sale in 2026. Aurora, The Sakura 2 and two RMMJ phases were listed as open for sale; The Pines, The Oaks, The Oaks 2, The Sakura and Pulai Boulevard were under construction. 多数新山社区在十年甚至更久以前就盖完交屋了。Scientex 在这里 2016 年动工，到 2026 年仍在开卖新期数。Aurora、The Sakura 2 与两期 RMMJ 标示为在售；The Pines、The Oaks、The Oaks 2、The Sakura 与 Pulai Boulevard 则在施工中。
A primary price that ratchets upward一手价格一级一级往上棘轮
An 18ft × 65ft four-bedroom terrace at Amber Land’s Dahlia phase was priced from RM508,800; the same footprint in the current Sakura 2 phase is RM617,800 to RM865,300. When the cheapest new house on the estate costs more than your resale asking price, your asking price moves. Amber Land 的 Dahlia 期，18 呎 × 65 呎四房排屋起价 RM508,800；同样的地皮尺寸，在目前的 Sakura 2 期卖 RM617,800 至 RM865,300。当社区里最便宜的新房都比你二手的开价还贵，你的开价自然就往上走。
1,434 records means a real exit1,434 笔纪录，代表你真的退得出去
NAPIC recorded 577 subsales in Taman Pulai Mutiara and 857 in Taman Pulai Mutiara 2 between 2021 and 2026. In Mukim Pulai only Taman Bukit Indah, at 1,798, has recorded more. Liquidity is not a claim here; it is a count. 2021 至 2026 年间，NAPIC 在 Taman Pulai Mutiara 登记了 577 笔二手成交，在 Taman Pulai Mutiara 2 登记了 857 笔。在整个 Mukim Pulai，只有 1,798 笔的 Taman Bukit Indah 比这里多。这里的流通性不是一个说法，是一个数字。
One product, priced honestly产品单一，因此价格诚实
Across the two areas NAPIC recorded 938 double-storey terraces, 252 cluster houses, 153 shops, 74 apartments and 18 semi-detached. A market that homogeneous produces price discovery a mixed estate cannot — you can actually compare your house to the one three doors down. 两区合计，NAPIC 登记了 938 笔双层排屋、252 笔 Cluster 田字屋、153 笔店屋、74 笔公寓与 18 笔半独立式。这么同质的市场，能形成混合型社区做不到的价格发现 —— 你真的可以拿自己的房子，跟隔三间的那一栋比。
Freehold, and priced for a Johor salary永久地契，而且是柔佛薪水买得起的价格
Scientex markets these land banks as freehold. At recorded medians of RM520,000 and RM489,000, against a Johor median monthly wage recorded at RM2,982 in December 2025, this sits at the upper end of what a dual-income household can carry — which is exactly why the transaction count is what it is. Scientex 将这几块土地列为永久地契。以 RM520,000 与 RM489,000 的登记中位价，对照 2025 年 12 月柔佛登记的月薪中位数 RM2,982，这个价位落在双薪家庭负担能力的上缘 —— 而这正好解释了成交笔数为什么会是这个数字。
Johor is the state that moved柔佛是那个动起来的州
NAPIC’s 2025 house price index puts Johor at +6.9 percent, the highest of the major states, against a national +2.6 percent, with Johor Bahru district terraced houses at +7.7 percent. The JS-SEZ was signed in January 2025 and Johor recorded RM110 billion of approved investment that year. This township is riding a state-level tide, not a local secret. NAPIC 的 2025 年房价指数显示 柔佛 +6.9%，是主要州属中最高的，全国是 +2.6%；新山县的排屋是 +7.7%。柔新经济特区（JS-SEZ）于 2025 年 1 月签署，柔佛该年录得 RM1,100 亿的批准投资。这个市镇搭的是全州的潮水，不是什么本地独家秘密。
And the questions the brochure will not raise以及宣传册不会提的问题
🏗️ If you are buying resale here如果你要在这里买二手
💧 The things that go wrong out here这一带真的会出问题的事
Two numbering systems, and people mix them up constantly两套编号系统 —— 而大家一直在搞混
Addresses run Jalan Pulai Mutiara <precinct>/<street> — series 1 to 6 in Taman Pulai Mutiara, series 10, 11 and 14 in Taman Pulai Mutiara 2. Separately, Scientex names its phases after plants — Aster, Acacia, Jasmine, Camellia, Lavender, then Dahlia, Erica and Clover in Amber Land — with internal codes such as SP7 or A8B. The plant phases and the street series are not the same numbering. When someone tells you “phase 6”, ask whether they mean the phase or the 6/x streets, because in the transaction record those are different places. 门牌格式是 Jalan Pulai Mutiara <分区>／<街道> —— 第 1 至 6 系列在 Taman Pulai Mutiara，第 10、11、14 系列在 Taman Pulai Mutiara 2。另外，Scientex 以植物为各期命名 —— Aster、Acacia、Jasmine、Camellia、Lavender，Amber Land 则是 Dahlia、Erica、Clover —— 内部代号如 SP7 或 A8B。植物期数与街道系列不是同一套编号。当有人跟你说「第 6 期」，请先问他指的是「期」还是 6／x 那几条街 —— 在成交纪录里，那是两个不同的地方。
| Street series街道系列 | Area所属区块 | Recorded登记笔数 | Median中位价 | Median psf中位每尺 | What trades there那里在成交什么 |
|---|---|---|---|---|---|
| Jalan Pulai Mutiara 1/1 – 1/12 | Pulai Mutiara | 72 | RM500,000 | RM339 | Double-storey terrace双层排屋 |
| Jalan Pulai Mutiara 2/1 – 2/8 | Pulai Mutiara | 63 | RM530,000 | RM293 | Terrace, around 1,808 sq ft built-up排屋，建筑面积约 1,808 尺 |
| Jalan Pulai Mutiara 3/1 – 3/3 | Pulai Mutiara | 24 | RM499,500 | RM347 | Terrace — highest psf of any series排屋 —— 各系列中每尺价最高 |
| Jalan Pulai Mutiara 4/1 – 4/12 | Pulai Mutiara | 44 | RM682,000 | RM234 | The shop row — all commercial店屋排 —— 全部是商业 |
| Jalan Pulai Mutiara 5/1 – 5/9 | Pulai Mutiara | 60 | RM500,000 | RM344 | Double-storey terrace双层排屋 |
| Jalan Pulai Mutiara 6/2 – 6/15 | Pulai Mutiara | 49 | RM650,000 | RM275 | Cluster houses (45 of 49) plus 2 semi-DCluster 田字屋（49 笔中 45 笔）＋ 2 笔半独立式 |
| Jalan Pulai Mutiara 10/4 – 10/16 | Pulai Mutiara 2 | 30 | RM500,000 | RM347 | Double-storey terrace双层排屋 |
| Jalan Pulai Mutiara 11/4 – 11/14 | Pulai Mutiara 2 | 21 | RM507,000 | RM214 | Double-storey terrace, larger land双层排屋，地皮较大 |
| Jalan Pulai Mutiara 14/9 | Pulai Mutiara 2 | 1 | RM785,000 | — | Cluster, about 3,058 sq ft — one record onlyCluster，约 3,058 尺 —— 仅一笔纪录 |
One product dominates, and there is no single-storey terrace at all一种产品主导市场 —— 而且这里根本没有单层排屋
Worth saying plainly because buyers arrive expecting it: Taman Pulai Mutiara has no single-storey terrace houses. Property portals return zero listings and List.my’s type filter offers none. The developer only ever built two, two-and-a-half and three storeys. Lot dimensions are the developer’s published ones: 18ft × 65ft or 18ft × 67ft for terraces, 32ft × 70ft for cluster, 62ft × 70ft for semi-detached and 22ft × 70ft for the shop lots. If a listing quotes you 20×70 or 22×75, it is describing a different township. 这一点必须讲白，因为买家常常带着错误预期上门：Taman Pulai Mutiara 没有单层排屋。各大房产平台的搜寻结果是零，List.my 的屋型筛选也没有这一项。发展商只盖过两层、两层半与三层。地皮尺寸以发展商公布为准：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，店屋 22 呎 × 70 呎。如果有挂牌跟你说 20×70 或 22×75，那是在讲另一个市镇。
Double-storey terrace · 18×65双层排屋 · 18×65
2½- and 3-storey terrace两层半与三层排屋
Cluster house · 32×70Cluster 田字屋 · 32×70
Semi-detached · 62×70半独立式 · 62×70
Two-storey shop · 22×70双层店屋 · 22×70
RMMJ affordable housingRMMJ 可负担房屋
Big, young, and still under construction大、年轻，而且还在施工
Second only to Bukit Indah — if you count it as one township仅次于 Bukit Indah —— 如果你把它当成一个市镇来数
The trade-off everyone else has to make别人都得做的那个取舍
Read this chart with the health warning attached. These are List.my’s twelve-month figures, and for both Pulai Mutiara areas the twelve-month window contains almost nothing — nine recorded transactions in one, six in the other, none yet in 2026. Bukit Indah’s 2.6 percent rests on a far thicker recent sample. Use the multi-year psf series in section 11 instead; it is the honest version of the same question. 请连同这段健康警告一起读这张图。这些是 List.my 的 12 个月数字，而两个 Pulai Mutiara 区块的 12 个月窗口里几乎什么都没有 —— 一个 9 笔、另一个 6 笔，2026 年目前是零。Bukit Indah 的 2.6% 则建立在厚得多的近期样本上。请改用第 11 节的多年度每尺价序列 —— 那是同一个问题的诚实版本。
Resale against new, side by side — the only comparison that matters here二手对一手，并排放着 —— 这里唯一重要的比较
Recorded medians: RM520,000 across 577 transactions in Taman Pulai Mutiara and RM489,000 across 857 in Taman Pulai Mutiara 2. Residential-only: RM500,000 at RM335 psf and RM489,000 at RM360 psf. The right-hand column is what makes this township different — the developer is still quoting on the same streets. 登记中位价：Taman Pulai Mutiara 577 笔成交，中位 RM520,000；Taman Pulai Mutiara 2 857 笔，中位 RM489,000。仅住宅：RM500,000、每尺 RM335 与 RM489,000、每尺 RM360。让这个市镇与众不同的是最右边那一栏 —— 发展商还在同样的街上报价。
| Type类型 | Lot / size地皮／面积 | Resale asking二手开价 | Monthly rent月租 | Developer, new发展商一手 |
|---|---|---|---|---|
| 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 · Sakura 2 |
| 2½- / 3-storey terrace两层半／三层排屋 | Built-up 1,170–2,368 sq ft建筑面积 1,170–2,368 尺 | RM568k – 740k | RM1,700 – 1,950 | Not currently offered目前无在售 |
| Cluster houseCluster 田字屋 | 32×70 2,240–2,560 sq ft land | RM660k – 770k | RM2,200 | RM663,390 – 914,611 Clover A8A · A8B |
| Semi-detached半独立式 | 62×70 | None listed — 18 records in 5 years无挂牌 —— 五年 18 笔纪录 | Not observed未观察到 | RM984,480 – 1,091,937 Clover A8A · A8B |
| Larger new terrace较大的新排屋 | 32×70 2,070 sq ft built-up | Too new for resale太新，还没有二手 | — | RM815,000 – 1,029,500 Aurora SP35 · 200 units |
| Two-storey shop双层店屋 | 22×70 ≈3,080 sq ft built-up | RM682k – 738k | Ask请询问 | Pulai Boulevard, 142 units, buildingPulai Boulevard，142 个单位，施工中 |
| All recorded, Pulai Mutiara全部登记 · Pulai Mutiara | 577 records笔 | RM520,000 RM271 psf all types · RM335 residential | — | — |
| All recorded, Pulai Mutiara 2全部登记 · Pulai Mutiara 2 | 857 records笔 | RM489,000 RM269 psf all types · RM360 residential | — | — |
Four years of records that actually hold up四年真正站得住的纪录
Source: NAPIC (JPPH) registered subsale records published by List.my, read 7 September 2026. Records lag roughly six months, so 2025 and 2026 are still filling in and are deliberately left out of the chart.来源：NAPIC（JPPH）登记二手成交纪录，由 List.my 公布，读取日期 2026 年 9 月 7 日。资料约滞后半年，因此 2025 与 2026 年仍在补齐中，图表刻意不纳入。
The distribution, and why it is unusually tight分布，以及它为什么异常地窄
Half of all recorded sales in Taman Pulai Mutiara landed between RM429,000 and RM611,000, around a median of RM520,000. That is a narrow band for 577 transactions, and the reason is the product mix: 938 double-storey terraces across the two areas against 18 semi-detached. Compare an estate that mixes low-cost rows with bungalows and the band is three times as wide. A tight distribution is worth something concrete — it means a valuer, a bank and a buyer will all arrive at roughly the same number for your house. Taman Pulai Mutiara 全部登记成交中，有一半落在 RM429,000 至 RM611,000 之间，中位数 RM520,000。对 577 笔成交而言，这个区间很窄，原因在产品结构：两区合计 938 笔双层排屋，对 18 笔半独立式。换成一个廉价屋排与独立式洋房混在一起的社区，这个区间会宽三倍。分布窄是有实际价值的 —— 它意味着估价师、银行与买家，对你这栋房子会算出差不多的同一个数字。
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
Median psf is used here rather than median price, because median price moves with whatever mix of house types happened to sell that year — and in this township that mix includes a shop row. Price per square foot is the closer thing to a like-for-like comparison. The figure below each point is the number of recorded transactions that year; years with fewer than ten are left out, which is why the line stops at 2024.这里用的是中位每尺价，不是中位成交价 —— 中位成交价会随当年恰好成交的屋型组合起伏，而这个市镇的组合里还包含一整排店屋。每尺价才比较接近同类相比。每个点下方是该年登记成交笔数；少于十笔的年份不列入，这也是这条线停在 2024 年的原因。
PRICE_INDEX 阵列加一行，格式 {q:"2026 Q1", median:352, n:14}（median 填每尺价，不是总价；n 填笔数）。在这个特定的市镇，还请另外记一条线：当期一手价目的每尺价。两条线并排，就是全网唯一的「Pulai Mutiara 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。You cannot buy here. Not the resale, not the new phases, not the affordable units.这里你买不了。二手不行，一手新期数不行，可负担房屋更不行。
Johor bars non-citizens from landed residential property below RM2 million and from strata below RM1 million. The recorded medians here are RM520,000 and RM489,000, and the single most expensive thing Scientex currently sells in this township — a semi-detached house — tops out at RM1,091,937. Nothing reaches either line. We would rather you read that in the first paragraph than after a viewing. 柔佛禁止非公民购买 RM200 万 以下的有地住宅，以及 RM100 万 以下的分层产权。这里的登记中位价是 RM520,000 与 RM489,000，而 Scientex 目前在这个市镇卖得最贵的一样东西 —— 半独立式 —— 顶端也只到 RM1,091,937。没有一样跨得过任何一条线。与其等你看完房才知道，我们宁可你在第一段就读到。
Monthly repayment每月供款
Defaults set to the recorded median of RM520,000 for Taman Pulai Mutiara.预设值为 Taman Pulai Mutiara 的登记中位成交价 RM520,000。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM520,000, the recorded median. First-time Malaysian buyers should note the MOT exemption at or below RM500,000 — at this median you are just above it, which is worth knowing before you negotiate.预设 RM520,000，即登记中位价。首次购屋的马来西亚公民请留意：RM500,000 及以下可享 MOT 印花税豁免 —— 以这个中位价，你刚好在门槛之上。谈价之前知道这件事，是有用的。
Johor’s minimum for non-citizens is RM2 million on landed and RM1 million on strata. Nothing in Taman Pulai Mutiara or Taman Pulai Mutiara 2 comes close, and the affordable RMMJ units are prohibited outright. The numbers above are shown so you can see what the costs would look like elsewhere: 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, and 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 与 Taman Pulai Mutiara 2 没有任何一样接近，而 RMMJ 可负担单位是明文禁止的。上面的数字放在这里，是让你看清楚在别的地方成本会长什么样：自 2026 年 1 月 1 日起非公民转让印花税 统一 8%；柔佛州同意书费为 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 number. Everything here turns on which series you are in.告诉我街道编号。这里的一切，都取决于你在哪一个系列。
Recorded psf runs from RM214 on the 11/x streets to RM347 on 3/x. Same township, same developer, a 62 percent gap. The series is the first thing I need.登记每尺价从 11／x 街段的 RM214 到 3／x 的 RM347。同一个市镇、同一个发展商，差距 62%。街道系列是我第一个要知道的东西。
A good house at a fair price, with a landlord-sized asterisk好房子、合理价钱 —— 外加一个不小的但书
✓ Strengths优势
- 1,434 recorded subsales since 2021 across the two areas — second only to Bukit Indah in Mukim Pulai. When you need to sell, there is a functioning market, not a hope.2021 年以来两区合计 1,434 笔登记二手成交 —— 在 Mukim Pulai 仅次于 Bukit Indah。当你需要卖的时候，这里有一个真的在运作的市场，不是一个期望。
- Residential psf rose from RM238 to RM332 between 2021 and 2024 — about 39 percent on samples of 143, 183, 165 and 77 transactions. That is a rise you can actually stand behind.住宅中位每尺价 2021 至 2024 年从 RM238 涨到 RM332 —— 约 39%，各年样本 143、183、165、77 笔。这是一个你真的说得出口的涨幅。
- A remarkably tight price distribution. Half of all sales between RM429,000 and RM611,000. Valuation surprises are rare when 938 of the houses are the same house.价格分布异常地窄。一半的成交落在 RM429,000 至 RM611,000 之间。当 938 栋房子基本上是同一栋房子，估价出意外的机会就小。
- Freehold, and priced within a Johor household’s reach — RM520,000 and RM489,000 medians against a state median wage of RM2,982 a month. This is why the volume exists.永久地契，而且价格在柔佛家庭够得着的范围内 —— 中位价 RM520,000 与 RM489,000，对照全州月薪中位数 RM2,982。这就是成交量存在的原因。
- Two expressway exits and its own link road. Persiaran Pulai Mutiara opened in 2018; E3 is reached at Exit 305 or 307, and Exit 303 connects to the North-South Expressway.两个大道出口，加上自己的联外道路。Persiaran Pulai Mutiara 于 2018 年通车；二关大道（E3）可从 305 或 307 号出口进入，303 号则接上南北大道。
△ Things to weigh需要权衡的
- Your permanent competitor is the developer. Scientex still holds Pulai 3 at 202 acres and Pulai 4 at 350.2568 acres next door. Every year for the foreseeable future, your resale competes with a brand-new house carrying a fresh defect liability period. That is a ceiling, and it is the single most important thing on this page.你永远的竞争对手是发展商。Scientex 在隔壁仍握有 202 英亩的 Pulai 3 与 350.2568 英亩的 Pulai 4。在可预见的每一年，你的二手屋都要跟一栋带着全新缺陷保固期的新房子竞争。这是一个天花板 —— 也是这一整页最重要的一句话。
- No school inside the township. Wikipedia still lists one as being in planning, eight years after launch. Parents drive out to Kangkar Pulai or Mutiara Rini every morning. The shopping complex is also still “in planning” and Pulai Boulevard’s shops are still being built.市镇内部没有学校。推出八年后，维基百科仍把学校列为「规划中」。家长每天早上得开去 Kangkar Pulai 或 Mutiara Rini。购物中心同样仍是「规划中」，Pulai Boulevard 的店铺也还在盖。
- The recent record is almost empty. Nine recorded transactions in 2025 and none yet in 2026 for Taman Pulai Mutiara. That is reporting lag, but it means anyone quoting you a twelve-month growth rate for this address is quoting a number built on single digits.近期纪录几乎是空的。Taman Pulai Mutiara 在 2025 年只有 9 笔登记成交，2026 年目前是零。那是登记滞后 —— 但也意味着，任何人跟你报这个门牌的「12 个月涨幅」，报的都是一个建立在个位数上的数字。
- Far from both crossings, and not an RTS location. This is a western-corridor address that runs on the Second Link. If your life is on the Causeway side or you are waiting for the RTS Link at Bukit Chagar, this is the wrong half of Johor Bahru.离两个关卡都远，而且不是 RTS 地段。这是一个靠二关运作的西部走廊门牌。如果你的生活重心在长堤那一侧，或你在等 Bukit Chagar 的 RTS，那这里是新山错误的那一半。
- Water disruptions and the Skudai morning crawl. Skudai has repeatedly been inside the affected zone of Johor water cuts, and Johor’s own congestion plan names Jalan Skudai among the busiest morning routes into the city. Neither is a reason not to buy; both are reasons to visit at 7:30am and to budget for a storage tank.制水，以及 Skudai 的早高峰龟速。Skudai 一再落在柔佛制水的受影响范围内，而柔佛自己的交通计划把 Jalan Skudai 列为早高峰进城最繁忙的路线之一。两者都不是不买的理由；但两者都是「请在早上七点半来一趟」以及「把储水缸编进预算」的理由。
Taman Pulai Mutiara FAQTaman Pulai Mutiara 常见问题
Who built Taman Pulai Mutiara, and is it finished?Taman Pulai Mutiara 是谁盖的？盖完了吗？
Taman Pulai Mutiara is a Scientex Berhad township in Mukim Pulai, Johor Bahru, launched in 2016 and occupied from 2018. It is not finished. Scientex holds four contiguous freehold land banks here: Taman Pulai Mutiara at 326 acres, Scientex Amber Land, marketed as Taman Pulai Mutiara 2, at 336 acres with around 4,500 units planned, Scientex Pulai 3 at 202 acres, and Scientex Pulai 4 at 350.2568 acres acquired from Lee Pineapple Company in June 2024 for RM381.43 million. New phases were still open for sale in 2026. Taman Pulai Mutiara 2 is developed by Amber Land Berhad, a wholly owned Scientex subsidiary, under developer licence 19794. Taman Pulai Mutiara 是 Scientex Berhad（实业公司）在柔佛新山 Mukim Pulai 开发的市镇，2016 年推出，2018 年起入伙。它还没盖完。Scientex 在这里持有四块相连的永久地契土地：Taman Pulai Mutiara 326 英亩；Scientex Amber Land（对外称 Taman Pulai Mutiara 2）336 英亩、规划约 4,500 个单位；Scientex Pulai 3 202 英亩；以及 2024 年 6 月以 RM3.8143 亿向 Lee Pineapple Company 收购的 Scientex Pulai 4，350.2568 英亩。到 2026 年仍有新期数在售。Taman Pulai Mutiara 2 的发展商是 Scientex 全资子公司 Amber Land Berhad，发展商执照编号 19794。
How much does a house in Taman Pulai Mutiara cost?Taman Pulai Mutiara 的房子多少钱？
NAPIC recorded 577 subsale transactions in Taman Pulai Mutiara between 2021 and 2026 at a median of RM520,000, and a further 857 in the adjoining Taman Pulai Mutiara 2 at a median of RM489,000. Taking residential records only, the medians are RM500,000 at RM335 per square foot and RM489,000 at RM360 per square foot respectively. Asking prices in September 2026 run from about RM500,000 for a double-storey terrace to about RM770,000 for a cluster house, while the developer’s own current phases are priced from about RM508,800 for a terrace up to RM1,091,937 for a semi-detached house. NAPIC 登记显示，Taman Pulai Mutiara 在 2021 至 2026 年间有 577 笔二手成交，中位价 RM520,000；相邻的 Taman Pulai Mutiara 2 另有 857 笔，中位价 RM489,000。若只看住宅纪录，两者的中位分别是 RM500,000（每尺 RM335）与 RM489,000（每尺 RM360）。2026 年 9 月的开价，从双层排屋约 RM500,000 到 Cluster 田字屋约 RM770,000；发展商目前在售的期数则从排屋约 RM508,800 到半独立式 RM1,091,937。
Have prices in Taman Pulai Mutiara actually gone up?Taman Pulai Mutiara 的价格真的涨了吗？
Yes, on the measure that is thick enough to trust. The median residential price per square foot recorded by NAPIC in Taman Pulai Mutiara rose from RM238 in 2021 to RM263 in 2022, RM304 in 2023 and RM332 in 2024, a rise of about 39 percent over three years, on 143, 183, 165 and 77 recorded transactions respectively. Be careful with the headline twelve-month growth figures quoted for this area. NAPIC has recorded only nine transactions here in 2025 and none yet in 2026, so any twelve-month percentage rests on a single-digit sample and should not be quoted as fact. 是的 —— 就那个样本够厚、值得相信的口径而言。NAPIC 登记的 Taman Pulai Mutiara 住宅中位每尺价，从 2021 年的 RM238 升到 2022 年 RM263、2023 年 RM304、2024 年 RM332，三年约涨 39%，各年的登记笔数分别是 143、183、165、77 笔。但请小心那些被引用的「12 个月涨幅」标题数字：NAPIC 在这里 2025 年只登记了 9 笔，2026 年目前是零，所以任何 12 个月百分比都建立在个位数样本上，不该被当作事实引用。
Can foreigners or Singaporeans buy in Taman Pulai Mutiara?外国人或新加坡人可以买 Taman Pulai Mutiara 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 medians here are RM520,000 and RM489,000, and the most expensive product the developer currently sells, a semi-detached house, tops out at RM1,091,937. Nothing in this township reaches either threshold. The Johor affordable-housing 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 RM520,000 与 RM489,000，而发展商目前在售最贵的产品 —— 半独立式 —— 顶端也只到 RM1,091,937。这个市镇没有任何一样东西跨得过任何一条线。这里兴建的柔佛可负担房屋（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 precincts in Taman Pulai Mutiara called?Taman Pulai Mutiara 的街道与分区怎么称呼？
Streets follow the pattern Jalan Pulai Mutiara followed by a precinct number, a slash and a street number. Series 1 to 6 sit in Taman Pulai Mutiara and series 10, 11 and 14 in Taman Pulai Mutiara 2. Precinct 4 is the existing two-storey shop row and precinct 6 is where most of the recorded cluster-house sales are. The developer names its phases after plants: Aster, Acacia, Jasmine, Camellia and Lavender in the first township, and Dahlia, Erica and Clover in Amber Land. The arterial road is Persiaran Pulai Mutiara, a link road to Gelang Patah opened on 25 August 2018. 街道命名方式是 Jalan Pulai Mutiara 加上「分区号／街道号」。第 1 至 6 系列位于 Taman Pulai Mutiara，第 10、11、14 系列位于 Taman Pulai Mutiara 2。第 4 分区是现有的双层店屋排，第 6 分区则集中了大部分登记的 Cluster 田字屋成交。发展商以植物为各期命名：第一个市镇有 Aster、Acacia、Jasmine、Camellia、Lavender，Amber Land 则有 Dahlia、Erica、Clover。主干道是 Persiaran Pulai Mutiara —— 一条通往 Gelang Patah 的联外道路，2018 年 8 月 25 日通车。
Is there a school inside Taman Pulai Mutiara?Taman Pulai Mutiara 里面有学校吗？
Not at the time of writing. No national, Chinese or Tamil school carries the township’s name, and the Wikipedia entry for the township still lists a school only as being in planning. The nearest national schools are SK Kangkar Pulai and SK Kangkar Pulai 2 with SMK Kangkar Pulai, plus SK and SMK Taman Mutiara Rini in the adjoining township. The nearest Chinese primaries are SJK(C) Woon Hwa and SJK(C) Pulai in Kangkar Pulai and SJK(C) Thorburn in Taman Mutiara Rini. No public source states a drive time from the township to any of them, so treat any minute figure you are quoted as unverified until you drive it yourself at school-run hour. 截至撰写时，没有。没有任何国民学校、华文小学或淡米尔小学以这个市镇命名，维基百科的该市镇条目至今仍把学校列为「规划中」。最近的国民学校是 SK Kangkar Pulai、SK Kangkar Pulai 2 与 SMK Kangkar Pulai，以及相邻市镇的 SK 与 SMK Taman Mutiara Rini。最近的华小是 Kangkar Pulai 的辅莱华小与文化华小，以及 Taman Mutiara Rini 的道文华小。没有任何公开资料写出从这个市镇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?在 Taman Pulai Mutiara 买房，需要注意什么？
Your permanent competitor is the developer. In a finished estate you sell against other owners; here you sell against Scientex, which still holds hundreds of undeveloped acres next door and can offer a brand-new house with a fresh defect liability period and free legal fees. That is the same continuing supply that has lifted the price per square foot, and it also caps what a nine-year-old resale unit can ask. Weigh that against the genuine advantages: a deep and homogeneous market that makes exit easy, freehold titles, and a price level that is still well inside what a Johor household earns. 你永远的竞争对手是发展商。在一个已经盖完的社区，你的对手是其他屋主；在这里，你的对手是 Scientex —— 它在隔壁仍握有数百英亩未开发土地，而且能提供全新的房子、全新的缺陷保固期与免律师费。正是这股持续进场的供给推高了每尺价，同时也压住了一栋屋龄九年的二手屋能开的价。请把这一点与它真实的优势放在一起衡量：市场厚、产品同质，因此容易脱手；永久地契；价格水平仍在柔佛家庭收入负担得起的范围内。
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 twelve rows come from the same NAPIC record set read on the same date, so they are genuinely comparable — which is rarer than it sounds. Sort by whichever column matters to you, then read the caveat underneath, because the twelve-month column is the least reliable one in the table.这十二行全部取自同一份 NAPIC 纪录、同一天读取，所以是真正可比的 —— 这比听起来罕见。你想看哪一栏就看哪一栏，但请把下面的但书读完，因为「12 个月」那一栏是整张表里最不可靠的一栏。
| 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 | 857 | RM489,000 | RM371 | +9.0% |
| Taman Perling | 711 | RM480,000 | RM288 | −0.8% |
| Taman Pulai Mutiara | 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% |
| Pulai Mutiara + Pulai Mutiara 2Pulai Mutiara ＋ Pulai Mutiara 2 | 1,434 | One physical township, two NAPIC areas — second-deepest recorded market in Mukim Pulai实体上是一个市镇，NAPIC 上是两个区块 —— Mukim Pulai 登记成交第二厚的市场 | ||
Before you offer on a resale here, get the developer’s current price list.在这里出价买二手之前，先拿到发展商的当期价目表。
It is the one document that decides whether a resale asking price is fair, and almost no buyer thinks to ask for it. Tell me the street series and the land size and I will put the two side by side, with the recorded transactions on that same series underneath. 这是唯一一份能判断二手开价合不合理的文件，而几乎没有买家想到要去要。告诉我街道系列与地皮尺寸，我把一手与二手并排列给你，下面再附上同一系列的登记成交纪录。