RM290,000 is the headline.
It does not buy a house with land.
RM290,000 是那个标题数字。
它买不到一栋有地的房子。
Bandar Selesa Jaya has the lowest median transaction price of any well-traded area in Mukim Pulai: RM290,000 across 573 registered subsale records. Read the type breakdown and the number changes meaning. 389 of the 537 residential records are strata — apartments, low-cost flats and townhouses. Only 148 are a house standing on its own title. Their medians are RM294,000, RM425,000, RM560,000 and RM650,000. This page is about what an entry-level budget actually reaches in Johor Bahru, and what it does not. Bandar Selesa Jaya 是 Mukim Pulai 里成交活跃区域中，中位成交价最低的一个：573 笔登记二手成交，中位 RM290,000。但把屋型拆开看，这个数字的意思就变了。537 笔住宅纪录里有 389 笔是分层产权 —— 公寓、廉价组屋与排楼。只有 148 笔是站在自己地契上的房子，它们的中位价分别是 RM294,000、RM425,000、RM560,000 与 RM650,000。这一页要谈的是：一笔入门预算在新山实际够得到什么，够不到什么。
© Chongkian · CC BY-SA 4.0 · Wikimedia CommonsBandar Selesa Jaya in 30 seconds30 秒看懂 Bandar Selesa Jaya
- Where it is: a residential suburb in Skudai, Mukim Pulai, under the Iskandar Puteri City Council, postcode 81300. Its street grid is named after silat styles — Harimau, Cekak, Lincah, Sinding, Gayong — and there are around a hundred numbered branches off those five names. 它在哪：Skudai 的一个住宅区，属 Mukim Pulai、Iskandar Puteri 市政厅辖区，邮区 81300。街道以马来武术「silat」的招式命名 —— Harimau、Cekak、Lincah、Sinding、Gayong —— 这五个名字底下带出上百条编号支路。
- The headline: 573 registered subsale records between 2021 and 2026, median RM290,000 at RM290 per square foot, with recorded psf up 16.9 percent over the last twelve months. On price it is the cheapest well-traded address in the mukim. 标题数字：2021 至 2026 年共 573 笔登记二手成交，中位价 RM290,000、每平方尺 RM290，过去十二个月登记每尺价上涨 16.9%。以价格计，它是这个 mukim 里成交活跃区域中最便宜的门牌。
- The correction almost every listing page skips: 537 of those records are residential, and 389 of them are strata — 217 condominium or apartment, 90 low-cost flat, 78 townhouse, 4 flat. Landed accounts for 148 records. A median built mostly out of apartments is not the price of a house. 几乎每个挂牌网站都略过的更正：这 573 笔里有 537 笔是住宅，其中 389 笔是分层产权 —— 217 笔公寓、90 笔廉价组屋、78 笔排楼、4 笔组屋。有地只占 148 笔。一个主要由公寓堆出来的中位数，不是一栋房子的价格。
- The landed prices, on the record: low-cost house RM294,000 (30 records), single-storey terrace RM425,000 (60), double-storey terrace RM560,000 (53), cluster house RM650,000 (5). If you arrived expecting a terrace for RM290,000, the gap is RM135,000 at the very least. 有地的实际登记价：廉价屋 RM294,000（30 笔）、单层排屋 RM425,000（60 笔）、双层排屋 RM560,000（53 笔）、cluster 屋 RM650,000（5 笔）。如果你是带着「RM290,000 买一栋排屋」的预期来的，差距最少是 RM135,000。
- The finding worth the whole page: the cheapest house type here carries the highest price per square foot of any residential type in the area. The low-cost house records RM399 psf against the single-storey terrace at RM260. Buying the smallest box means paying the most for every foot inside it. 值回整页的一个发现：这里最便宜的房屋类型，每平方尺价却是全区住宅类型中最高的。廉价屋登记 RM399／尺，单层排屋只有 RM260／尺。买最小的那个盒子，等于为盒子里的每一尺付最多的钱。
Three photographs of this suburb exist. Then the district around it.这个区只有三张实拍照。之后是它周边的城区。
A Commons full-text search for the phrase Bandar Selesa Jaya returns exactly three freely licensed photographs, all taken on the same day in January 2019 by one contributor. That scarcity is itself information: this is not an address anyone markets. The rest of this gallery is the surrounding district, and every caption says where it was taken. 在 Wikimedia Commons 全文搜寻「Bandar Selesa Jaya」，只回传三张自由授权照片，全部由同一位贡献者在 2019 年 1 月同一天拍摄。这份稀缺本身就是资讯：这不是一个有人在行销的门牌。图库其余部分拍的是周边城区，每一张图说都写明拍摄地点。
And the district you would actually use以及你实际会用到的那个城区
Shops, hospital, buses and the trunk roads all sit outside the suburb. These six photographs are of those places, and none of them was taken inside Bandar Selesa Jaya.商店、医院、巴士与干道全在区外。以下六张拍的就是那些地方，没有一张拍摄于 Bandar Selesa Jaya 区内。
Four budgets, and only two of them end in a driveway四种预算，只有两种最后有一条自家车道
These are not demographic guesses. Each one is a band of the recorded price distribution, and each band maps onto a different physical product.这不是人口统计上的猜测。以下每一个都是登记价格分布里的一段，而每一段对应的是一种完全不同的实体产品。
Under RM200,000RM20 万以下
The low-cost flat median is RM120,000, middle band RM94,000 to RM146,000, and almost every recorded unit is 517 sq ft. This is the floor of the Johor Bahru housing market, not a starter home in the usual sense. Financing, maintenance and resale all behave differently here — ask before you assume any of the three. 廉价组屋中位价 RM120,000，中段区间 RM94,000 至 RM146,000，几乎每一笔登记单位都是 517 平方尺。这是新山住宅市场的地板，不是一般意义上的「首购小屋」。贷款、维护与转售在这一段的行为都不一样 —— 三件事都请先问清楚，不要预设。
RM250,000 – RM350,000RM25 万 – RM35 万
The area median of RM290,000 lands here, and three different products sit on top of each other: apartment (median RM280,000), low-cost house (RM294,000) and townhouse (RM305,000). One of them has land, the other two do not. At this budget the decision is not which street — it is which of those three. 全区 RM290,000 的中位数落在这一段，而三种完全不同的产品彼此重叠：公寓（中位 RM280,000）、廉价屋（RM294,000）、排楼（RM305,000）。其中一种有地，另外两种没有。在这个预算，要决定的不是哪条街，而是这三种里的哪一种。
RM400,000 – RM520,000RM40 万 – RM52 万
Median RM425,000 at RM260 psf, the cheapest per foot of any residential type here. Stretching from the RM290,000 median to this band is a 47 percent jump in price and, on the recorded per-foot figures, roughly a doubling of floor area. It is the single best value step in this suburb. 中位 RM425,000、每尺 RM260，是本区所有住宅类型中每尺最便宜的一种。从 RM290,000 的中位数跨到这一段，价格多 47%，而依登记的每尺价推算，室内面积大约翻倍。这是本区性价比最高的一次跨越。
RM550,000 and aboveRM55 万以上
Double-storey terrace median RM560,000 on 1,324 to 1,679 sq ft of land; cluster house RM650,000 on 2,239 to 3,627 sq ft. At this level the same money also buys in Taman Universiti or Taman Skudai Baru, so the comparison stops being internal. Read the nearby table before committing. 双层排屋中位 RM560,000，地皮 1,324 至 1,679 平方尺；cluster 屋 RM650,000，地皮 2,239 至 3,627 平方尺。到了这个水平，同样的钱在 Taman Universiti 或 Taman Skudai Baru 也买得到，比较就不再是区内的事了。下单前请先看邻区对照表。
A Tuesday on Jalan Silat GayongJalan Silat Gayong 的一个星期二
Written from what is verifiable: the street layout, the mapped schools and shops, the bus routes, and the sizes on the transaction record. Where a claim would need local knowledge nobody has published, it is left out.以下只写查得到的东西：街道格局、地图上有的学校与商店、公交路线，以及成交纪录上的面积。凡是需要「没人写过的在地知识」才能说的，一律不写。
School run starts early because the schools are inside the estate, not across a highway. SK Taman Selesa Jaya and SMK Taman Selesa Jaya both sit within the suburb boundary on the mapped record — for a family buying at this price point that is worth real money in avoided fuel and time.上学时间很早，因为学校就在社区内，不必跨高速公路。依地图纪录，SK Taman Selesa Jaya 与 SMK Taman Selesa Jaya 都落在本区范围内 —— 对在这个价位买房的家庭，这一点省下的油钱与时间是实实在在的。
The commute goes outward. Taman Industri Jaya, the industrial estate immediately alongside, is one destination; Bukit Indah and Iskandar Puteri are about 2.5 km east; Skudai town is about 6 km northeast. There is no train from here — the nearest KTM station is Kempas Baru, roughly 11 km away in a straight line.通勤方向朝外。紧邻的 Taman Industri Jaya 工业区是其中一个去处；Bukit Indah 与 Iskandar Puteri 在东边约 2.5 公里；Skudai 市区在东北约 6 公里。这里没有铁路 —— 最近的 KTM 车站是 Kempas Baru，直线距离约 11 公里。
Lunch is neighbourhood scale. The photographed shop inside the estate is a mini market on a shophouse row; the recorded commercial transactions here are 21 shop lots, 6 three-storey shops, 4 double-storey and 2 single-storey shops. That is a small local parade, not a retail belt.午餐是社区尺度的。区内被拍下的那家店是一排店屋里的小型超市；这里登记的商业成交是 21 个店铺单位、6 间三层店屋、4 间双层、2 间单层。那是一小段本地店屋街，不是一条零售带。
The five street families are laid out as separate pockets rather than one continuous grid — Sinding and Harimau to the west and north, Cekak to the northeast, Lincah in the middle east, Gayong to the south. Walking between two of them is not the same as walking within one.五组街名是分开的几块，而不是一整片连续的格网 —— Sinding 与 Harimau 在西侧与北侧，Cekak 在东北，Lincah 在中东段，Gayong 在南边。从其中一块走到另一块，跟在同一块里走是两回事。
Weekly shopping goes to one of three places, all outside the suburb: AEON Bukit Indah about 2.5 km east, Lotus’s Mutiara Rini about 2.7 km north, Sutera Mall about 5 km northeast. None of them is walkable. A car, or the bus, is not optional here.每周采购去三个地方之一，全都在区外：AEON Bukit Indah 东边约 2.5 公里、Lotus’s Mutiara Rini 北边约 2.7 公里、Sutera Mall 东北约 5 公里。三个都不是走得到的距离。在这里，车或公交不是可选项。
Quiet, and mixed in a way the price band tells you to expect: 517 sq ft flats, 700 sq ft low-cost houses, townhouses and terraces all within the same postcode. If tenure mix matters to you, walk the specific street at night before you buy — the estate average will not tell you about your row.安静，而且是价格带会让你预期到的那种混合：517 尺的组屋、700 尺的廉价屋、排楼与排屋，全在同一个邮区里。如果住户结构对你重要，请在下单前挑晚上去走一趟你要买的那条街 —— 全区平均值不会告诉你你那一排的情况。
Distances measured, not estimated距离用量的，不是猜的
Bandar Selesa Jaya sits between roughly 1.4817 and 1.4978 north and 103.6287 and 103.6406 east, in Mukim Pulai, administered by the Iskandar Puteri City Council and addressed as Skudai, 81300. It is west of Bukit Indah, south of Mutiara Rini and southwest of Skudai town. Bandar Selesa Jaya 大致落在 北纬 1.4817 至 1.4978、东经 103.6287 至 103.6406 之间，属 Mukim Pulai，由 Iskandar Puteri 市政厅管辖，地址写 Skudai 81300。它在 Bukit Indah 以西、Mutiara Rini 以南、Skudai 市区西南。
The table gives straight-line distances from the suburb centroid, computed from published coordinates. Driving distance and driving time are both longer, and this page does not publish minute figures it has not measured. Check the two or three journeys that matter to you, at the hour you would actually make them.下表给的是从本区几何中心量出的 直线距离，依公开坐标计算。实际行车距离与时间都会更长，而本页不刊登任何未经实测的分钟数。请就你真正在乎的那两三段路，在你实际会出门的时段自己跑一次。
| Destination目的地 | Straight line直线距离 |
|---|---|
| Columbia Asia Hospital, Iskandar Puteri | ~1 km |
| Lima Kedai 五间店 | ~2.5 km |
| AEON Bukit Indah | ~2.5 km |
| Lotus’s Mutiara Rini | ~2.7 km |
| Sutera Mall, Taman Sutera Utama | ~5.1 km |
| Skudai town centre | ~6.0 km |
| UTM main campus | ~7.7 km |
| KTM Kempas Baru | ~11.0 km |
| Hospital Sultanah Aminah, JB | ~13 km |
| Bukit Chagar RTS / JB Sentral | ~14.3 km |
| Second Link CIQ, Tanjung Kupang 二关 | ~15.4 km |
Schools inside the fence, everything else outside it学校在社区里面，其余全在外面
The strongest practical argument for this address is that two government schools sit inside its boundary. The weakest is that shopping, hospitals and any form of rail all sit somewhere else.这个门牌最实在的一点，是两所政府学校就在它的范围内。最弱的一点，是购物、医院与任何形式的铁路，全都在别的地方。
Roads & buses道路与公交
Causeway Link route T32 runs between Johor Bahru Sentral and Bandar Selesa Jaya, and the estate has mapped stops named Bandar Selesa Jaya, Taman Selesa Jaya, Petronas Selesa Jaya and Jalan Silat Lincah. There is no station here: the nearest KTM stop is Kempas Baru, about 11 km northeast in a straight line. Causeway Link 的 T32 路线往返 Johor Bahru Sentral 与 Bandar Selesa Jaya，社区内有地图纪录的站牌包括 Bandar Selesa Jaya、Taman Selesa Jaya、Petronas Selesa Jaya 与 Jalan Silat Lincah。这里没有车站：最近的 KTM 站是 Kempas Baru，直线距离东北约 11 公里。
Schools学校便利
On the mapped record, SK Taman Selesa Jaya and SMK Taman Selesa Jaya both fall inside the suburb boundary. SMK Taman Selesa Jaya 2, established in 2003 and opened on 1 January 2004, is immediately alongside and had 989 pupils on record in 2010. UTM is about 7.7 km north. 依地图纪录，SK Taman Selesa Jaya 与 SMK Taman Selesa Jaya 都落在本区范围内。SMK Taman Selesa Jaya 2 于 2003 年设立、2004 年 1 月 1 日开课，就在紧邻位置，2010 年纪录上有 989 名学生。UTM 在北边约 7.7 公里。
Medical & retail医疗与零售
Columbia Asia Hospital Iskandar Puteri is the nearest mapped hospital, about a kilometre from the estate schools. Public tertiary care is Hospital Sultanah Aminah in Johor Bahru, about 13 km away, which has 857 beds and is the state referral centre. Retail is AEON Bukit Indah, Lotus’s Mutiara Rini and Sutera Mall. Columbia Asia Hospital Iskandar Puteri 是地图上最近的医院，距社区内的学校约一公里。公立三级医疗是新山的 Hospital Sultanah Aminah，约 13 公里，857 张病床，是柔佛州的转诊中心。零售则是 AEON Bukit Indah、Lotus’s Mutiara Rini 与 Sutera Mall。
Six things RM290,000 buys here, and one it does notRM290,000 在这里买得到的六件事，和买不到的一件
Every figure below is a registered NAPIC subsale record published by List.my, read on 7 September 2026. Nothing here is an asking price and nothing here is an estimate. 以下每一个数字都是 NAPIC 登记二手成交、由 List.my 公布，读取日期 2026 年 9 月 7 日。没有一个是开价，也没有一个是估算。
A 700 sq ft low-cost house on its own title一栋 700 尺、有自己地契的廉价屋
Thirty records, median RM294,000, middle band RM257,000 to RM331,000. Almost all of them are 700 sq ft and they sit on Jalan Silat Gayong and Jalan Silat Lincah. This is the cheapest way to own land in this suburb, and at the area median it is what your money actually lands on. 30 笔纪录，中位 RM294,000，中段区间 RM257,000 至 RM331,000。几乎全部是 700 平方尺，位置在 Jalan Silat Gayong 与 Jalan Silat Lincah。这是本区拥有土地最便宜的方式，也是拿全区中位数那笔钱，实际会落到的东西。
An 818 sq ft apartment, with 217 records behind it一间 818 尺公寓，背后有 217 笔纪录
Condominium and apartment is the single largest recorded type here: 217 records, median RM280,000 at RM306 psf, middle band RM239,000 to RM321,000. Recorded unit sizes run 646 to 1,130 sq ft, with 818 sq ft appearing repeatedly. Liquidity at this end is real — that many records means price discovery is easy. 公寓是本区登记笔数最多的单一类型：217 笔，中位 RM280,000、每尺 RM306，中段区间 RM239,000 至 RM321,000。登记面积从 646 到 1,130 平方尺，818 尺反覆出现。这一段的流动性是真的 —— 笔数这么多，价格发现很容易。
A townhouse, if you know what one is一间排楼 —— 前提是你知道那是什么
78 records, median RM305,000 at RM287 psf, sizes 958 to 1,442 sq ft. The record shows units on levels 1 through 4, which is the tell: this is a stacked strata product, not a terrace house. It is the most commonly misread type on any Johor listing page. 78 笔，中位 RM305,000、每尺 RM287，面积 958 至 1,442 平方尺。纪录显示单位分布在第 1 至第 4 层 —— 这就是关键线索：这是一种堆叠式分层产品，不是排屋。它是柔佛所有挂牌页面上最常被误读的类型。
Or, for RM135,000 more, an actual terrace或者，多加 RM135,000，一栋真正的排屋
Single-storey terrace: 60 records, median RM425,000, middle band RM344,000 to RM506,000, and the lowest price per foot in the suburb at RM260. Moving from the RM290,000 median to the RM425,000 median is a 47 percent increase in price for roughly double the floor area on the recorded per-foot figures. 单层排屋：60 笔，中位 RM425,000，中段区间 RM344,000 至 RM506,000，每尺 RM260 是全区最低。从 RM290,000 的中位数走到 RM425,000，价格多 47%，但依登记每尺价推算，面积大约是两倍。
Streets named after silat, laid out in five pockets以 silat 招式命名的街，分成五块
Jalan Silat Harimau, Cekak, Lincah, Sinding and Gayong, each with numbered branches running into the twenties and thirties. They are not one continuous grid: Sinding and Harimau sit west and north, Cekak northeast, Lincah in the middle, Gayong to the south. Which family you are on decides which schools and which shops you walk to. Jalan Silat Harimau、Cekak、Lincah、Sinding、Gayong，每一组底下的编号支路都排到二三十号。它们不是一整片连续格网：Sinding 与 Harimau 在西侧与北侧、Cekak 在东北、Lincah 在中段、Gayong 在南边。你在哪一组，决定你走路能到哪所学校、哪排店。
Two schools inside the boundary两所学校在区内
SK Taman Selesa Jaya and SMK Taman Selesa Jaya both fall inside the mapped suburb boundary, with SMK Taman Selesa Jaya 2 immediately alongside. At this price band that is unusual — most of what is affordable in Johor Bahru puts the school on the other side of a trunk road. SK Taman Selesa Jaya 与 SMK Taman Selesa Jaya 都落在地图上的本区范围内，SMK Taman Selesa Jaya 2 就在紧邻位置。在这个价格带，这并不常见 —— 新山多数买得起的地方，学校都在一条干道的另一边。
And the one thing this budget does not buy以及这笔预算买不到的那一件事
🚫 A double-storey terrace at the median用中位价买一栋双层排屋
💡 If you are a first-time buyer如果你是首购族
No phases. Five silat styles.没有期数。五种 silat 招式。
This suburb has no marketed phase names. What it has is five street families, each named after a style of silat, each with numbered branches, and each sitting in its own pocket of the map. Every Street View panorama below was verified by querying Google for imagery at that exact point and reading back the address on the place card — the road names printed here are Google’s, not our guesses. 这个区没有行销用的期数名称。它有的是五组街名，每一组以一种 silat 招式命名，底下带编号支路，各自占据地图上的一块。下面每一幅街景，都是先向 Google 查询该坐标是否有影像、再读回地点卡上的门牌地址才放上来的 —— 这里印出的路名是 Google 的，不是我们推测的。
| Street family街名系列 | Roughly where大致位置 | Numbered branches seen见到的编号支路 | Products on the record成交纪录里的产品 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|
| Jalan Silat Harimau | North and north-west北与西北 | 1 – 33, plus 1/1 to 1/5 | Double-storey terrace, 1,324 and 1,496 sq ft双层排屋，1,324 与 1,496 平方尺 | No不可以 |
| Jalan Silat Cekak | North-east东北 | 1 – 20 | Not separately identified in the published records公开纪录中未单独标示 | No不可以 |
| Jalan Silat Lincah | Centre and east中段与东侧 | 1 – 21 | Low-cost houses at 700 sq ft; Villa Krystal apartments; one cluster house at 2,240 sq ft700 尺廉价屋；Villa Krystal 公寓；一栋 2,240 尺 cluster 屋 | No不可以 |
| Jalan Silat Sinding | West西侧 | 1 – 16 | Cluster houses, 2,239 to 3,627 sq ft, all on branch 16Cluster 屋，2,239 至 3,627 平方尺，全在 16 号支路 | No不可以 |
| Jalan Silat Gayong | South南侧 | 1 – 16 | Low-cost houses at 700 sq ft; double-storey terraces at 1,507 and 1,679 sq ft700 尺廉价屋；1,507 与 1,679 尺双层排屋 | No不可以 |
Seven recorded products, from RM120,000 to RM1,106,000七种登记产品，从 RM120,000 到 RM1,106,000
The four cards below are the four landed products. The three strata products are in the full table further down. Every price is a registered median with its record count attached, so you can see how much weight each one carries. 下面四张卡是四种有地产品。三种分层产品列在下方的完整表格里。每一个价格都是登记中位数，并附上笔数，让你看得出每一个数字有多少分量。
Low-cost house廉价屋
Single-storey terrace单层排屋
Double-storey terrace双层排屋
Cluster houseCluster 屋
Townhouse排楼
Apartment and low-cost flat公寓与廉价组屋
573 records, and what they are actually made of573 笔纪录，以及它们到底由什么组成
Two-thirds of this suburb’s record is a unit in a block本区三分之二的纪录，是一栋楼里的一个单位
The recent years are thin — read every 2025 number with that in mind近几年很薄 —— 看任何 2025 年的数字都要记住这一点
Registered records lag roughly six months, so 2025 and 2026 are both incomplete and will fill in later. But the headline rise of 16.9 percent is computed across the most recent twelve months, which is the thinnest stretch of this whole series. Treat it as a direction, not a level. 登记纪录约滞后半年，所以 2025 与 2026 都还不完整，之后会补上。但那个 16.9% 的标题涨幅，算的正是最近这十二个月 —— 也就是整个序列里最薄的一段。请把它当成方向，不是水平。
The cheapest house here costs the most per square foot这里最便宜的房子，每平方尺最贵
Line the seven residential types up by price per square foot rather than by price, and the order inverts. The RM294,000 low-cost house records RM399 a foot. The RM560,000 double-storey terrace records RM369. The RM425,000 single-storey terrace records RM260 — the cheapest per foot in the suburb, and 35 percent cheaper per foot than the product costing RM131,000 less. 把七种住宅类型改用每平方尺价排序，而不是用总价，顺序会整个倒过来。RM294,000 的廉价屋登记 每尺 RM399。RM560,000 的双层排屋登记 RM369。RM425,000 的单层排屋登记 RM260 —— 全区每尺最便宜，比那个总价还少 RM131,000 的产品，每尺便宜 35%。
Smallest box, highest price per foot盒子最小，每尺最贵
A price floor is a floor on the house, not on the foot价格地板锁的是「一栋房子」，不是「一平方尺」
Below a certain total price a house stops being sellable at all: there is a minimum sum that covers the land, the structure, the legal work and the buyer’s willingness to bother. When that floor sits near RM250,000 and the product is only 700 square feet, the arithmetic forces the per-foot figure up. RM294,000 divided by 700 is RM420. There is nothing mysterious in it — it is what happens when you divide a fixed floor by a very small number. 总价低于某个水平，一栋房子就根本卖不动：土地、结构、法律程序，以及买方愿不愿意花这个力气，共同撑出一个最低金额。当这个地板落在 RM250,000 附近，而产品只有 700 平方尺，算术就会把每尺价顶上去。RM294,000 除以 700，是 RM420。这里没有任何玄机 —— 那只是「固定地板除以一个很小的数字」的结果。
The practical consequence is the opposite of what most first-time buyers assume. Buying the smallest product does not maximise value, it minimises it. In this suburb the value is in the single-storey terrace, and the gap between it and the low-cost house is RM131,000 of price for something like 900 extra square feet. 实际后果，跟多数首购族的直觉正好相反。买最小的那个产品不会让价值最大化，而是最小化。在这个区，价值在单层排屋上 —— 它与廉价屋之间是 RM131,000 的价差，换来的大约是多 900 平方尺。
Every recorded type, with its record count attached每一种登记屋型，都附上笔数
This is the whole registered picture for Bandar Selesa Jaya between 2021 and 2026. The middle band is the 25th to 75th percentile of recorded prices for that type — half of all sales fell inside it. 这是 Bandar Selesa Jaya 在 2021 至 2026 年间完整的登记图像。中段区间是该屋型登记价格的第 25 至 75 百分位 —— 一半的成交落在里面。
| Type类型 | Records笔数 | Median中位价 | Middle band中段区间 | Median psf中位每尺 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|---|
| Low-cost flat廉价组屋 | 90 | RM120,000 | RM94,000 – RM146,000 | RM232 | No不可以 |
| Condo / apartment公寓 | 217 | RM280,000 | RM239,000 – RM321,000 | RM306 | No不可以 |
| Low-cost house廉价屋 | 30 | RM294,000 | RM257,000 – RM331,000 | RM399 | No不可以 |
| Town house排楼 | 78 | RM305,000 | RM245,000 – RM368,000 | RM287 | No不可以 |
| Single-storey terrace单层排屋 | 60 | RM425,000 | RM344,000 – RM506,000 | RM260 | No不可以 |
| Double-storey terrace双层排屋 | 53 | RM560,000 | RM473,000 – RM647,000 | RM369 | No不可以 |
| Cluster houseCluster 屋 | 5 | RM650,000 | RM618,000 – RM836,000 | RM276 | No不可以 |
| All types全部类型 | 573 | RM290,000 | RM230,000 – RM350,000 | RM290 | No不可以 |
💡 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。Five years up, on a shrinking number of sales五年一路向上，但成交笔数一路变少
Recorded residential price per square foot, one point per year, with the number of records that year printed under each point. Source: NAPIC registered records published by List.my, read 7 September 2026. 2026 is omitted — four records is far below the ten-record floor used on this page. 登记住宅每平方尺价，一年一点，每一点下方印出该年笔数。来源：NAPIC 登记纪录，由 List.my 公布，读取日期 2026 年 9 月 7 日。2026 年不入图 —— 只有 4 笔，远低于本页采用的 10 笔门槛。
The shape is real. The last point is fragile.形状是真的。最后那一点很脆弱。
Four of the five years moved up, and the cumulative move from RM271 to RM367 is a genuine 35 percent. But the 2025 point rests on 45 records where 2023 had 173, and the whole of the headline 16.9 percent twelve-month rise is contained in that thin final stretch. In an area where two identical houses on the same street sold RM44,000 apart in the same month, forty-five records is not many. 五年里有四年向上，从 RM271 到 RM367 的累积涨幅确实是 35%。但 2025 那一点只靠 45 笔，而 2023 年有 173 笔；标题上那个 16.9% 的十二个月涨幅，整个都装在这最后一小段薄薄的区间里。在一个「同一条街、同一个月、两栋一模一样的房子差 RM44,000」的区域，四十五笔并不算多。
PRICE_INDEX 阵列加一行，格式 {q:"2026 Q1", median:432, n:9}（median 填每尺价，不是总价；n 填笔数）。本区最该分开的是「1T + 2T」与「CONDO + LCF」两条线。Not a single record in this suburb clears the threshold本区没有任何一笔纪录跨得过门槛
Johor bars non-citizens from landed residential property below RM2 million and from strata below RM1 million. The highest single sale ever registered in Bandar Selesa Jaya is a cluster house at RM1,106,000 — still RM894,000 short of the landed floor. This is not a close call and there is no phase, street or unit type that changes the answer. 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。Bandar Selesa Jaya 历来登记的最高一笔成交，是一栋 RM1,106,000 的 cluster 屋 —— 距离有地门槛仍差 RM894,000。这不是差一点的问题，也没有哪一期、哪条街、哪种户型能改变这个答案。
Monthly repayment每月供款
Defaults set to the area median of RM290,000. Change the price to RM425,000 to see what the single-storey terrace does to the same monthly figure — that comparison is the entire decision for most readers of this page.预设值为全区中位价 RM290,000。把价格改成 RM425,000，看看单层排屋会把同一个月供推到哪里 —— 对本页多数读者来说，那个比较就是全部的决定。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM290,000, the area median, at a 90 percent margin. If you are a first-time Malaysian buyer, the MOT stamp duty line is fully waived below RM500,000 for 2026 and 2027 — which covers almost everything on this page.预设 RM290,000（全区中位价）、贷款成数 90%。如果你是首次购屋的马来西亚公民，RM500,000 以下的 MOT 印花税在 2026 与 2027 年全免 —— 而本页几乎所有产品都在这条线以下。
Johor sets a RM2 million minimum on landed residential property for non-citizens and RM1 million on strata. The highest sale ever registered here is RM1,106,000 and the area median is RM290,000. The figures this calculator produces for a foreign buyer are arithmetic, not an available transaction. For reference, the costs that would apply elsewhere in Johor are a flat 8 percent transfer stamp duty since 1 January 2026, a state consent fee of 3 percent of valuation with a RM30,000 minimum, consent taking one to three months, and foreign lending generally capped at 60 to 70 percent LTV. 柔佛对非公民设有 RM200 万 有地住宅门槛与 RM100 万 分层门槛。本区历来最高一笔成交是 RM1,106,000，全区中位价是 RM290,000。这个试算器为外籍买家算出的数字只是算术，不是一笔真的做得成的交易。作为参考，柔佛其他地方适用的成本是：自 2026 年 1 月 1 日起转让印花税 统一 8%；州同意书费为 估价的 3%、最低 RM30,000；同意书需时 一至三个月；外籍贷款成数一般上限 60% 至 70%。
Tell me your budget and passport and I will send you the Johor addresses that are actually open to you. 把你的预算与护照告诉我，我发给你柔佛真正对你开放的门牌。
Tell me your budget and whether you need land. Everything else follows.告诉我你的预算，以及你要不要地。其余的自然就定了。
Those two answers narrow 573 records to about thirty. Fill this in and the message writes itself.这两个答案能把 573 笔纪录缩到大约三十笔。填一填，讯息会自己写好。
A working entry-level suburb, and a price record you have to read carefully一个能用的入门社区，和一份必须小心读的价格纪录
✓ Strengths优势
- Two government schools inside the boundary. SK Taman Selesa Jaya and SMK Taman Selesa Jaya are both mapped within the suburb, with SMK Taman Selesa Jaya 2 immediately alongside. At this price band that is rare.两所政府学校在区内。SK Taman Selesa Jaya 与 SMK Taman Selesa Jaya 在地图上都落在本区，SMK Taman Selesa Jaya 2 就在紧邻位置。在这个价格带，这很少见。
- A private hospital about a kilometre away. Columbia Asia Iskandar Puteri is the nearest mapped hospital — closer than the retail, which is unusual and useful.私立医院约一公里。Columbia Asia Iskandar Puteri 是地图上最近的医院 —— 比商场还近，这既少见又实用。
- Real liquidity at the entry end. 217 apartment records and 90 low-cost flat records mean price discovery is easy and a sale is findable. Thin markets are where entry-level buyers get hurt; this one is not thin at the bottom.入门段的流动性是真的。217 笔公寓与 90 笔廉价组屋，意味着价格容易参照、也找得到买家。薄市场是入门买家最容易受伤的地方，而这个区的底部并不薄。
- The single-storey terrace is genuinely good value per foot. RM260 a foot is the cheapest of any residential type here, and 29 percent below the mukim-wide median of RM290.单层排屋的每尺价确实划算。每尺 RM260 是本区所有住宅类型中最低的，比全区 RM290 的中位每尺低 29%。
- Bus to JB Sentral without changing. Causeway Link T32 runs from the estate to Johor Bahru Sentral. For a household without a second car that is a material difference.有直达 JB Sentral 的巴士。Causeway Link T32 从社区直达 Johor Bahru Sentral。对没有第二辆车的家庭，这个差别是实质的。
△ Things to weigh需要权衡的
- The headline median is not a house price. 389 of 537 residential records are strata. Anyone quoting you RM290,000 as the price of a terrace here is quoting an apartment median. The single-storey terrace is RM425,000 and the double-storey RM560,000.标题中位数不是房价。537 笔住宅纪录里有 389 笔是分层。任何人拿 RM290,000 跟你说这是这里排屋的价钱，他引用的其实是公寓的中位数。单层排屋是 RM425,000，双层是 RM560,000。
- Valuation is noisy at this end. Two 700 sq ft low-cost houses on Jalan Silat Lincah 2 registered in the same month, April 2024, at RM298,000 and RM342,000. A 1,679 sq ft double-storey on Jalan Silat Gayong 6 registered at RM500,000 in November 2024 and RM715,000 four months later. Budget for a valuation shortfall.这一端的估价杂讯很大。Jalan Silat Lincah 2 上两栋 700 尺廉价屋同在 2024 年 4 月登记，一笔 RM298,000、一笔 RM342,000。Jalan Silat Gayong 6 一栋 1,679 尺双层排屋，2024 年 11 月登记 RM500,000，四个月后登记 RM715,000。请为估值不足预留现金。
- The plus 16.9 percent rests on 45 records. 2023 had 173 records and 2024 had 136; 2025 has 45. The entire twelve-month rise sits in the thinnest stretch of the series. Do not pay a 2025 price on the strength of a 2025 sample.那个 +16.9% 只靠 45 笔。2023 年有 173 笔、2024 年有 136 笔，2025 年只有 45 笔。整个十二个月涨幅都落在序列里最薄的一段。不要仅凭一个 2025 年的样本，就付一个 2025 年的价钱。
- Almost half the residential record is subsidised stock. 90 low-cost flats and 30 low-cost houses, plus 78 townhouses. Low-cost titles in Malaysia can carry resale restrictions and a distinct financing profile. Nobody publishes the current Johor rules clearly enough to state them here — ask before you offer, not after.住宅纪录里有很大一块是补贴房源。90 笔廉价组屋、30 笔廉价屋，再加 78 笔排楼。马来西亚的廉价房地契可能带有转售限制，融资条件也不同。柔佛现行规定没有任何公开来源写得够清楚，所以本页不写 —— 请在出价前问清楚，不要事后才问。
- No rail, and no dates for one. The nearest station is Kempas Baru about 11 km away; Bukit Chagar RTS is about 14 km. Nothing published places a station near this suburb. If your thesis is RTS-driven appreciation, this is the wrong postcode for it.没有铁路，也没有任何时间表。最近的车站是约 11 公里外的 Kempas Baru，Bukit Chagar RTS 约 14 公里。没有任何公开资料把车站放在本区附近。如果你的投资逻辑是「RTS 带动升值」，这个邮区不是那个地方。
- We could not date this suburb. No public source names the developer of Bandar Selesa Jaya or when it was built. The only anchor is that the neighbouring school opened in 2004 and was named after an existing housing area, so it predates that. Building age matters enormously at this price level, and this page does not pretend to know it.我们查不出这个区的年代。没有任何公开来源写出 Bandar Selesa Jaya 的发展商或建成年份。唯一的锚点是：隔壁的学校 2004 年开课，且以「已存在的住宅区」命名，所以本区早于 2004 年。屋龄在这个价格带极其重要，而本页不假装自己知道。
Bandar Selesa Jaya FAQBandar Selesa Jaya 常见问题
How much does a house in Bandar Selesa Jaya cost?Bandar Selesa Jaya 的房子多少钱？
The area median is RM290,000 at RM290 per square foot across 573 registered subsale records from 2021 to 2026, but that median is mostly strata. The landed medians are RM294,000 for a low-cost house (30 records), RM425,000 for a single-storey terrace (60 records), RM560,000 for a double-storey terrace (53 records) and RM650,000 for a cluster house (5 records). The middle band for a single-storey terrace runs RM344,000 to RM506,000 and for a double-storey RM473,000 to RM647,000. 2021 至 2026 年的 573 笔登记二手成交，全区中位价为 RM290,000、每平方尺 RM290，但这个中位数主要由分层产权构成。有地的中位价分别是：廉价屋 RM294,000（30 笔）、单层排屋 RM425,000（60 笔）、双层排屋 RM560,000（53 笔）、cluster 屋 RM650,000（5 笔）。单层排屋的中段区间为 RM344,000 至 RM506,000，双层排屋为 RM473,000 至 RM647,000。
Does the RM290,000 median buy a landed house in Bandar Selesa Jaya?RM290,000 的中位价在 Bandar Selesa Jaya 买得到有地住宅吗？
No. Of the 537 residential records in Bandar Selesa Jaya, 389 are strata: 217 condominium or apartment, 90 low-cost flat, 78 townhouse and 4 flat. Only 148 records are landed. Because the median is the middle record, and the middle record in this suburb is a strata unit, the RM290,000 figure describes an apartment rather than a house. At RM290,000 the landed option is a low-cost house of about 700 square feet, whose own median is RM294,000. The cheapest terrace median is RM425,000. 买不到。Bandar Selesa Jaya 的 537 笔住宅纪录里，有 389 笔是分层产权：217 笔公寓、90 笔廉价组屋、78 笔排楼、4 笔组屋。只有 148 笔是有地。因为中位数是「中间那一笔」，而本区中间那一笔是分层单位，所以 RM290,000 描述的是一间公寓，不是一栋房子。在 RM290,000 这个价位，有地的选项是约 700 平方尺的廉价屋，它自己的中位价是 RM294,000。最便宜的排屋中位价是 RM425,000。
Why is the low-cost house the most expensive type per square foot in Bandar Selesa Jaya?为什么廉价屋在 Bandar Selesa Jaya 的每平方尺价最高？
Because a price floor applies to the whole house, not to each square foot of it. The low-cost house records RM399 per square foot, higher than the double-storey terrace at RM369 and far above the single-storey terrace at RM260. Almost every recorded low-cost house here is about 700 square feet, so a median price of RM294,000 divided by that small area produces a high per-foot figure. The practical consequence is that the single-storey terrace, at RM425,000 and RM260 a foot, delivers far more area for each ringgit spent. 因为价格地板锁的是「一整栋房子」，不是「每一平方尺」。廉价屋登记每尺 RM399，高于双层排屋的 RM369，远高于单层排屋的 RM260。本区几乎每一笔登记的廉价屋都是约 700 平方尺，所以 RM294,000 的中位价除以这么小的面积，每尺价自然被顶高。实际后果是：RM425,000、每尺 RM260 的单层排屋，每一块钱换到的面积多得多。
Can foreigners buy property in Bandar Selesa Jaya?外国人可以在 Bandar Selesa Jaya 买房吗？
No. Johor sets a minimum purchase price of RM2 million on landed residential property for non-citizens and RM1 million on strata. The highest single transaction ever registered in Bandar Selesa Jaya is a cluster house at RM1,106,000, which is RM894,000 below the landed threshold, and the area median is RM290,000. No street, phase or property type in this suburb clears either floor. Elsewhere in Johor a non-citizen pays a flat 8 percent transfer stamp duty from 1 January 2026, a state consent fee of 3 percent of valuation with a RM30,000 minimum, and waits one to three months for State Authority consent. 不可以。柔佛对非公民设有 RM200 万有地住宅门槛与 RM100 万分层门槛。Bandar Selesa Jaya 历来登记的最高一笔成交，是一栋 RM1,106,000 的 cluster 屋，距离有地门槛还差 RM894,000，而全区中位价是 RM290,000。本区没有任何街道、期数或屋型跨得过这两条线中的任何一条。在柔佛其他地方，非公民自 2026 年 1 月 1 日起须付统一 8% 的转让印花税、估价 3%（最低 RM30,000）的州同意书费，并等候一至三个月的州政府批准。
What schools are in Bandar Selesa Jaya?Bandar Selesa Jaya 有哪些学校？
Two government schools fall inside the mapped suburb boundary: SK Taman Selesa Jaya and SMK Taman Selesa Jaya. SMK Taman Selesa Jaya 2 sits immediately alongside; it was established in 2003, began operating on 1 January 2004, and had 989 pupils on record in 2010. SK Taman Skudai Baru 2 is also close by. Universiti Teknologi Malaysia is about 7.7 kilometres north in a straight line. Catchment is decided by the district education office and must be confirmed for the specific address. 有两所政府学校落在地图上的本区范围内：SK Taman Selesa Jaya 与 SMK Taman Selesa Jaya。SMK Taman Selesa Jaya 2 就在紧邻位置，2003 年设立、2004 年 1 月 1 日开始运作，2010 年纪录上有 989 名学生。SK Taman Skudai Baru 2 也在附近。马来西亚工艺大学（UTM）在北边直线距离约 7.7 公里。学区由县教育局划定，须就该具体门牌确认。
Where exactly is Bandar Selesa Jaya?Bandar Selesa Jaya 到底在哪里？
It is a residential suburb in Mukim Pulai, addressed as Skudai with postcode 81300, and administered by the Iskandar Puteri City Council. Its bounding box runs roughly from 1.4817 to 1.4978 north and 103.6287 to 103.6406 east. Its street grid is named after silat styles: Jalan Silat Harimau, Jalan Silat Cekak, Jalan Silat Lincah, Jalan Silat Sinding and Jalan Silat Gayong. In straight-line terms it is about 2.5 kilometres west of Bukit Indah, 2.7 kilometres south of Lotus’s Mutiara Rini and 6 kilometres southwest of Skudai town centre. 它是 Mukim Pulai 的一个住宅区，地址写 Skudai、邮区 81300，由 Iskandar Puteri 市政厅管辖。范围大致在北纬 1.4817 至 1.4978、东经 103.6287 至 103.6406 之间。街道以马来武术 silat 的招式命名：Jalan Silat Harimau、Jalan Silat Cekak、Jalan Silat Lincah、Jalan Silat Sinding 与 Jalan Silat Gayong。以直线距离计，它在 Bukit Indah 以西约 2.5 公里、Lotus’s Mutiara Rini 以南约 2.7 公里、Skudai 市区西南约 6 公里。
Is the 16.9 percent twelve-month price rise in Bandar Selesa Jaya reliable?Bandar Selesa Jaya 那个 16.9% 的十二个月涨幅可靠吗？
It is a real recorded figure but it rests on a small sample. Recorded residential price per square foot ran RM271 in 2021, RM273 in 2022, RM297 in 2023, RM310 in 2024 and RM367 in 2025, so the five-year direction is clearly upward. However 2025 carries only 45 registered records against 173 in 2023 and 136 in 2024, and the entire twelve-month rise sits inside that thin final stretch. Registered records also lag roughly six months, so recent years are incomplete. Treat the figure as a direction rather than a settled price level. 它是真实的登记数字，但样本很小。登记住宅每平方尺价：2021 年 RM271、2022 年 RM273、2023 年 RM297、2024 年 RM310、2025 年 RM367，五年方向明确向上。但 2025 年只有 45 笔登记纪录，而 2023 年有 173 笔、2024 年有 136 笔，而整个十二个月的涨幅就落在这最后一段薄薄的区间里。登记纪录另有约半年的滞后，因此近年数据尚不完整。请把这个数字当成方向，而不是已经站稳的价格水平。
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, which is a permanent floor. At entry-level prices the transaction costs of buying and selling are a large proportion of the sum involved, so a short holding period is expensive here in a way it is not at higher price points. 产业盈利税（RPGT），按获利而非售价课征。马来西亚公民与永久居民：第 1 至 3 年 30%、第 4 年 20%、第 5 年 15%，第 6 年起 0%。非公民：第 1 至 5 年 30%，第 6 年起 10%，且为永久底线。在入门价位，买卖的交易成本占总金额的比例很高，所以短期持有在这里的代价，比在高价位段大得多。
The cheapest row in the mukim, and what the next rung costs全 mukim 最便宜的一列，以及下一阶要多少钱
The twelve most-traded areas of Mukim Pulai, on the same source and the same reading date. Bandar Selesa Jaya has the lowest median price of the twelve. It also has the highest twelve-month psf change of the twelve — and, as this page has argued, the second of those facts is built on 45 records.Mukim Pulai 成交量最大的十二个区，同一来源、同一读取日期。Bandar Selesa Jaya 的中位价是十二个里最低的，十二个月每尺涨幅也是十二个里最高的 —— 而如本页所述，后面这个事实建立在 45 笔纪录上。
| Area区域 | Records笔数 | Median price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% |
Send me your budget. I will tell you whether it reaches land.把你的预算发给我。我告诉你它够不够得到「地」。
That is the only question this page is really about, and no portal will answer it straight because the median flatters the answer. Give me a number and I will come back with the last registered sales at that level, split into landed and strata, plus what the same money does in Taman Universiti and Taman Skudai Baru so you can see the trade before you make it. 这一页真正在谈的只有这一个问题，而没有一个挂牌网站会直接回答 —— 因为中位数会把答案讲得比较好听。给我一个数字，我把那个水平最近的登记成交找出来，分成「有地」与「分层」两边，再附上同样的钱在 Taman Universiti 与 Taman Skudai Baru 能买到什么，让你在做决定之前先看清楚代价。