Senadi Hills: the RM359 psf headline
is not what a house here costs
Senadi Hills：RM359 每尺的头条数字，
不是一栋房子在这里的真实价格
List.my’s own headline for Senadi Hills blends 119 records — 98 houses and 21 shops — into one median psf of RM359. But every one of the 98 residential records is a double-storey terrace, and its own median runs RM466 per square foot, RM107 above the blended figure. The gap comes from the 21 commercial shop-lot sales, which run bigger and price very differently. This page is about that gap, UEM Sunrise’s four launched phases, and what it means for you. List.my 给 Senadi Hills 的头条数字，把 119 笔纪录——98 栋房子、21 间店铺——混在一起，算出每尺中位价 RM359。但 98 笔住宅纪录全部是双层排屋，它们自己的中位价是 每尺 RM466，比混合数字高出 RM107。差距来自 21 笔商业店铺成交，面积更大、定价逻辑完全不同。这一页要谈的，就是这个落差、UEM Sunrise 已推出的四期，以及这一切对你意味着什么。
© Chongkian · CC BY-SA 4.0 · Wikimedia CommonsSenadi Hills in 30 seconds30 秒看懂 Senadi Hills
- What it is: a guarded, freehold double-storey terrace enclave — officially Taman Bukit Senadi, postcode 79100 — inside Gerbang Nusajaya, Iskandar Puteri, developed by UEM Sunrise Berhad across four launched phases (1A, 1B, 2A, 2B) on a 62.18-acre masterplan. 它是什么：一个有门禁看守、永久地契的双层排屋社区——正式名称 Taman Bukit Senadi，邮区 79100——位于依斯干达公主城的 Gerbang Nusajaya，由 UEM Sunrise Berhad 开发，在一份 62.18 英亩的总规划下已推出四期（1A、1B、2A、2B）。
- What it costs — read the psf carefully: 119 registered transactions from 2021 to 2026, blended median RM760,000 at RM359 psf. But the 98 residential records (100% double-storey terrace) median the same RM760,000, at RM466 psf — the price agrees, the per-foot number does not. 多少钱 —— 每尺价请仔细看：2021 至 2026 年 119 笔登记成交，混合中位 RM760,000、每尺 RM359。但 98 笔住宅纪录（100% 双层排屋）中位价同样是 RM760,000，每尺却是 RM466——价格一致，每尺数字不一致。
- The pattern nobody expects: the blended psf is dragged down, not up, by 21 commercial shop and retail-lot sales — bigger units (about 2,756 sq ft) that trade at lower and wildly more volatile prices per foot, from RM73 psf to RM994 psf inside the very same year. 没人预期到的现象：混合每尺数字被 21 笔商业店铺／零售单位成交往下拉，不是往上拉——这些单位面积更大（约 2,756 平方尺），每尺成交价更低、波动也更大，同一年内从每尺 RM73 到每尺 RM994 都有。
- A guarded enclave, sold out at every phase: UEM Sunrise reports all four launched phases fully taken up, including all 55 non-Bumiputera units in the final Phase 2B sold out by February 2024. But this page’s own Street View check found no imagery inside the guarded interior roads — only along the perimeter. 一个门禁社区，每一期都报售罄：UEM Sunrise 报告已推出的四期全部售罄，包括最后一期 Phase 2B 的全部 55 个非土著单位，已在 2024 年 2 月售罄。但本页自行核实的 Google 街景，在门禁内部道路完全没有影像——只拍到了外围。
- The honest catch: only 1 transaction recorded in 2025 and none so far in 2026 — too thin for a 12-month trend. And on the numbers, no recorded residential sale here comes close to Johor’s RM2 million floor for foreign buyers. 诚实提醒：2025 年只登记 1 笔成交，2026 年至今零笔——薄到算不出可靠的 12 个月走势。而从数字看，这里没有任何一笔登记住宅成交接近柔佛给外籍买家设的 RM200 万门槛。
The Iskandar Puteri amenity ring UEM Sunrise builds Senadi Hills aroundUEM Sunrise 用来包装 Senadi Hills 的依斯干达公主城配套圈
No Wikimedia photographer has published images from inside Senadi Hills’ own guarded roads — it is a private enclave, and this page’s Street View check (further down) confirms Google’s own camera car never got past the perimeter either. What these photographs show is the wider Pulai / Iskandar Puteri corridor the developer’s own materials cite as the 5 to 7 km amenity ring. 目前没有 Wikimedia 摄影者公开拍过 Senadi Hills 门禁道路内部——这是一个私人门禁社区，本页下方的 Google 街景核实也证实，连 Google 的街景车都没能开进门禁范围，只拍到外围。这些照片拍到的是发展商自己列为 5 至 7 公里配套圈的更大范围 Pulai／依斯干达公主城走廊。
One product, one price band, and a shop row most buyers never look at一种产品、一个价位段，以及大多数买家从不留意的一排店铺
Unlike townships with four or five landed types, Senadi Hills’ residential stock is entirely double-storey terrace — the variation here is in phase, lot position and, separately, the commercial row.不像有四五种有地屋型的镇区，Senadi Hills 的住宅产品清一色是双层排屋——差别在于期数、地段位置，以及另外独立存在的商业店铺一排。
The resale terrace buyer二手排屋买家
Buying an older Phase 1A/1B unit on Jalan Senadi or the Jalan Nadi series — the recorded median, RM760,000 at RM466 psf, is a genuinely mid-range freehold entry for a guarded Iskandar Puteri terrace.买入 Jalan Senadi 或 Jalan Nadi 系列较旧的 Phase 1A／1B 单位——登记中位价 RM760,000、每尺 RM466，对一栋依斯干达公主城的门禁永久地契排屋来说，是真正的中价入门。
The new-phase buyer新期数买家
Buying into the final Phase 2B directly from UEM Sunrise — 91 units, from RM738,650, targeted for completion December 2025 — a larger built-up (2,222 to 3,282 sq ft) than the older phases, at a price close to the resale median.直接向 UEM Sunrise 购入最后一期 Phase 2B——91 个单位，起价 RM738,650，目标 2025 年 12 月完工——建筑面积（2,222 至 3,282 平方尺）比较旧期数大，价格接近二手中位价。
The multi-generational household多代同堂家庭
UEM Sunrise markets every phase as wheelchair and stroller-friendly, with landscaped gardens and a jogging circuit — a design pitch aimed squarely at families housing elders and young children under one roof.UEM Sunrise 把每一期都行销为轮椅与婴儿车友善设计，配景观花园与慢跑步道——这套设计诉求，明显针对同一屋檐下要照顾长辈与幼儿的家庭。
The shop-lot investor店铺投资者
Only 21 recorded commercial sales, ranging from RM200,000 to RM2,740,000 — a market thin and volatile enough that any single asking price needs its own comparable, not a headline figure.仅 21 笔登记商业成交，价格从 RM200,000 到 RM2,740,000——市场薄且波动大到任何一个开价都需要自己的可比案例，不能只看头条数字。
A Wednesday at Senadi HillsSenadi Hills 的一个星期三
Pick a weekday, not a weekend showcase — a Wednesday shows you guard-post traffic patterns and the highway commute a Sunday viewing will not.要看，就挑平日，不要只看周末的样品屋开放日。星期三会让你看到门禁岗哨的车流模式与高速通勤——这些周日看房时都看不到。
Commute traffic clears the guard post onto Persiaran Nadi Utama toward the Sultan Iskandar and Kota Iskandar highways. UEM Sunrise cites roughly 20 km to Larkin Sentral, JB Sentral and the CIQ Tuas checkpoint — a real highway commute, not a walk to RTS Bukit Chagar.通勤车流从岗哨驶出 Persiaran Nadi Utama，往 Sultan Iskandar 与 Kota Iskandar 两条高速方向。UEM Sunrise 公布到拉庆中央车站、新山中央车站与 Tuas 关卡约 20 公里——是实打实的高速通勤，不是走得到 RTS Bukit Chagar 的门牌。
Weekday quiet on the older Phase 1A/1B terrace roads that carry most of the recorded transaction history. Phase 2B, targeted for completion December 2025, may still show construction activity nearer its site.占了大部分登记成交纪录的较旧 Phase 1A／1B 排屋道路平日安静。目标 2025 年 12 月完工的 Phase 2B，靠近工地一带可能仍有施工活动。
Home Senadi, the development’s own neighbourhood commercial square, handles lunch-hour errands inside the masterplan. Beyond that, the developer’s 5 to 7km ring covers Mall of Medini, AEON, Tesco and Jaya Grocer at Sunway Citrine.社区自身的邻里商业广场 Home Senadi，处理午间日常采买。超出这个范围，发展商 5 至 7 公里的配套圈涵盖美迪尼购物中心、AEON、Tesco 与 Sunway Citrine 的 Jaya Grocer。
EduCity and the international school the developer cites within 5km send students home along the wider Iskandar Puteri corridor roads — a rental demand source distinct from the resident-family market this estate’s own gated stock mostly serves.发展商列在 5 公里内的教育城与国际学校，放学车流走的是更大范围的依斯干达公主城走廊道路——这是与本区自身门禁住宅产品主要服务的居家家庭市场不同的另一股租赁需求。
Evening traffic feeds toward the Iskandar Coastal Highway boundary, the only stretch this page’s own Street View check found imagery on. Guarded interior roads stay quiet — the estate’s whole appeal is that the noise stays outside the gate.傍晚车流汇向 Iskandar Coastal Highway 边界一带——本页自行核实的 Google 街景，也只在这一段拍到影像。门禁内部道路依然安静——这个社区的卖点，正是把喧闹留在门禁之外。
Quiet on the residential roads; this is a family enclave, not a food-and-nightlife destination like Mount Austin or a mega-mall corridor. If a lively evening scene at your doorstep matters to you, this genuinely is not that estate.住宅道路上很安静；这是一个家庭型门禁社区，不是像 Mount Austin 那样的夜间美食娱乐目的地，也不是大型商场走廊。如果你想要的是家门口就有热闹夜间气氛的社区，老实说，这里不是。
Deep inside Gerbang Nusajaya, real highway distance to the city深处 Gerbang Nusajaya 内部，离市区有实打实的高速距离
Senadi Hills sits in Mukim Pulai, postcode 79100, inside Gerbang Nusajaya, part of Iskandar Puteri (formerly Nusajaya). UEM Sunrise’s own materials describe the estate as located along the Sultan Iskandar and Kota Iskandar highways, with a 2024 company statement adding the Iskandar Coastal Highway and Jalan Ismail Sultan, giving access to the Second Link Crossing at Tuas and to Johor Bahru city. Senadi Hills 位于 Pulai mukim，邮区 79100，属依斯干达公主城（原称努沙再也）内的 Gerbang Nusajaya。依 UEM Sunrise 官方资料，社区沿 Sultan Iskandar 与 Kota Iskandar 两条高速公路而建；公司 2024 年的声明另外提到 Iskandar Coastal Highway（依斯干达海岸大道） 与 Jalan Ismail Sultan，可通往 Tuas 第二通道 与新山市区。
The developer’s own amenity ring cites Legoland, Mall of Medini, EduCity and Gleneagles Hospital within about 5 km, and AEON, Tesco, Columbia Asia Hospital and Puteri Harbour within about 7 km. This is a genuine highway address — model your commute on a 20-plus kilometre drive to JB Sentral or the CIQ Tuas checkpoint, not a walkable RTS Link station.发展商自己公布的配套圈，把 乐高乐园、美迪尼购物中心、教育城 与 鹰阁医院 列在约 5 公里内，AEON、Tesco、哥伦比亚亚洲医院 与 公主港 列在约 7 公里内。这是一个实打实的高速公路门牌——请以到新山中央车站或 Tuas 关卡 20 多公里的车程来规划通勤，不是走得到 RTS Link 车站的门牌。
| Destination目的地 | Distance距离 |
|---|---|
| Horizon Golf and Country Club / International School / Legoland / Mall of Medini / EduCity / Gleneagles Hospital 发展商公布 | ~5 km |
| AEON & Tesco / Jaya Grocer (Sunway Citrine) / Columbia Asia Hospital / Sultan Ibrahim Stadium / Puteri Harbour 发展商公布 | ~7 km |
| Larkin Sentral / JB Sentral / CIQ Tuas checkpoint / Johor Premium Outlet 发展商公布 | ~20 km |
| Senai International Airport / CIQ Woodlands / Singapore city centre 发展商公布 | ~30 km |
Two highways cited by the developer, and a street view that proves the gate is real发展商列出两条高速，而街景证实了门禁确实存在
Most of what follows comes from UEM Sunrise’s own marketing rather than an independent survey — flagged where relevant so you know what to verify yourself.下方多数资讯来自 UEM Sunrise 自身的行销资料，而非独立实地调查——相关处已标注，方便你知道哪些需要自己再核实。
Roads道路
The estate connects to the Sultan Iskandar and Kota Iskandar highways, and per a 2024 company statement, the Iskandar Coastal Highway and Jalan Ismail Sultan, reaching the Second Link at Tuas. This page’s own Street View check found imagery only along this spine road as it nears the coastal highway boundary — nothing inside the guarded interior.社区连接 Sultan Iskandar 与 Kota Iskandar 两条高速，依公司 2024 年声明，另接 Iskandar Coastal Highway 与 Jalan Ismail Sultan，可达 Tuas 第二通道。本页自行核实的 Google 街景，只在这条主干道靠近海岸大道边界的一段拍到影像——门禁内部完全没有。
Schools学校便利
The developer’s amenity list cites an international school and EduCity within the 5 km ring. This page has not independently confirmed a specific primary or secondary school catchment for Senadi Hills’ own roads — confirm with the district education office for any given address. 发展商配套清单列出 5 公里圈内的 国际学校 与 教育城。本页尚未独立确认 Senadi Hills 自身道路的具体小学或中学学区——请就任何地址向县教育局确认。
Retail & medical零售与医疗
Within the developer’s ring: Gleneagles Hospital (~5 km) and Columbia Asia Hospital (~7 km), alongside Mall of Medini, AEON, Tesco and Jaya Grocer at Sunway Citrine. Inside the masterplan itself, Home Senadi is the estate’s own neighbourhood commercial square — the address behind most of this page’s 21 recorded commercial transactions.发展商配套圈内有：鹰阁医院（约 5 公里）与 哥伦比亚亚洲医院（约 7 公里），加上美迪尼购物中心、AEON、Tesco 与 Sunway Citrine 的 Jaya Grocer。总规划内部本身有社区自己的邻里商业广场 Home Senadi——本页 21 笔登记商业成交，多半就发生在这里。
Six things the blended number alone will not tell you光看混合数字不会告诉你的六件事
Every one of these facts comes back to the same theme: Senadi Hills’ 119 recorded transactions are not one market, and the RM359 blended psf headline you may see quoted elsewhere understates every actual house on the estate. 以下每一点都指向同一个主题：Senadi Hills 的 119 笔登记成交不是一个市场，你在别处可能看到的 RM359 混合每尺头条数字，低估了这个社区里的每一栋实际房子。
The blended psf understates every house by 22.9%混合每尺数字低估了每一栋房子 22.9%
The blended psf across all 119 records is RM359. But every one of the 98 residential records — 100% double-storey terrace — medians RM466 psf, 22.9% above the blended figure. Search “Senadi Hills price per sqft” and stop at the first number, and you underpriced the estate’s own houses by more than a fifth. 全部 119 笔登记的混合每尺是 RM359。而 98 笔住宅纪录——100% 双层排屋——中位每尺单独是 RM466，比混合数字高 22.9%。如果你搜「Senadi Hills 每尺价」只看第一个数字，你把这个社区自己的房子每尺价低估了超过五分之一。
The commercial row is a genuinely different, thin market商业店铺是一个真正不同、也很薄的市场
Just 21 commercial records, from a RM200,000 single-storey shop to a RM2,740,000 double-storey shop — inside the same year. Averaging a 2,756 sq ft footprint against a terrace’s 2,067 sq ft, these units pull the blended psf down, not up, unlike some townships where commercial sales inflate the headline. 仅 21 笔商业纪录，从 RM200,000 的单层店铺到同一年内 RM2,740,000 的双层店铺都有。这些单位平均面积达 2,756 平方尺（对比排屋 2,067 平方尺），把混合每尺数字往下拉，不是往上拉——跟一些商业成交会把头条数字推高的镇区刚好相反。
All four launched phases are reported sold out已推出的四期全部报售罄
Phase 1A, 1B (both 2020), Phase 2A (June 2023) and Phase 2B (December 2023, 91 units) are all reported fully taken up by UEM Sunrise, with Phase 2B’s 55 non-Bumiputera units confirmed sold out by February 2024. This is a demand signal, but it also means resale supply is what remains — not fresh developer inventory. Phase 1A、1B（均为 2020 年）、Phase 2A（2023 年 6 月）与 Phase 2B（2023 年 12 月，91 个单位），UEM Sunrise 均报全数售出，Phase 2B 的 55 个非土著单位更在 2024 年 2 月确认售罄。这是需求信号，但也代表现在剩下的供给是二手盘，不是发展商的新盘存货。
Real distance to the city, not an RTS address离市区有实打实的距离，不是 RTS 门牌
The developer cites roughly 20 km to Larkin Sentral, JB Sentral and the CIQ Tuas checkpoint, and roughly 30 km to Singapore’s city centre — genuine highway distance, not a walk to Bukit Chagar. Model your commute accordingly. 发展商公布到拉庆中央车站、新山中央车站与 Tuas 关卡约 20 公里，到新加坡市中心约 30 公里——是实打实的高速公路距离，不是走得到 Bukit Chagar。请照这个规划你的通勤。
No recorded sale here comes close to the foreign-buyer floor没有任何登记成交接近外籍买家门槛
The residential median is RM760,000 and the single highest recorded resale is RM1,203,000 — still about 40% short of Johor’s RM2 million floor for non-citizens buying landed property. Only a small handful of the priciest commercial shop-lot sales even approach that figure, and commercial follows different rules entirely. 住宅中位价 RM760,000，登记纪录中最高单笔二手成交是 RM1,203,000——距离柔佛给非公民设的 RM200 万有地门槛，仍差约 40%。只有极少数最贵的商业店铺成交才接近这个数字，而商业适用完全不同的规则。
A near-blank 2025 and 2026 so far2025 与 2026 年至今几乎空白
Just 1 recorded transaction in 2025 and none in 2026, against 44 in 2023 and 27 in 2024. Some of that is NAPIC’s roughly six-month lag; some of it is that Phase 2A and 2B owners have not yet held long enough to sell without triggering the steepest years of RPGT. Treat any 2025-2026 comparison with real caution. 2025 年只登记 1 笔成交，2026 年至今零笔，相比 2023 年 44 笔、2024 年 27 笔。部分是 NAPIC 约半年的滞后；部分是 Phase 2A 与 2B 的业主，持有时间还不够长，卖了会撞上 RPGT 最高的年份。对任何 2025－2026 年的比较，请保持真正的警惕。
And the questions the sales gallery will not raise first以及销售中心不会主动提的问题
🏠 If you are buying to live here如果你是自住
📈 If you’re buying to invest如果你是买来投资
Four launched phases, one masterplan, all reported sold out四期已推出，一份总规划，全部报售罄
Phase names and specifications below are confirmed on UEM Sunrise’s own current developer site and a February 2024 company statement. Roads inside the estate run in the Jalan Senadi and Jalan Nadi series off Persiaran Nadi Utama. 以下期数名称与规格，均确认自 UEM Sunrise 现行官方发展商网站与公司 2024 年 2 月的声明。社区内道路依 Jalan Senadi 与 Jalan Nadi 系列，接上 Persiaran Nadi Utama。
| Phase期数 | Launch推出时间 | Built-up / lot建筑面积／地段 | Launch price (developer)开售价（发展商） | Status现况 |
|---|---|---|---|---|
| Phase 1A | 2020 | 2,088 – 2,314 sq ft lot 22ft x 70ft | RM623,900 – 966,000 | Sold out已售罄 |
| Phase 1B | 2020 | ~2,185 – 2,314 sq ft lot 22ft x 70ft | not separately published未单独公布 | Sold out已售罄 |
| Phase 2A | June 20232023 年 6 月 | ~2,197 sq ft lot 22ft x 70ft | not separately published未单独公布 | Sold out已售罄 |
| Phase 2B | 18 Dec 20232023 年 12 月 18 日 | 2,222 – 3,282 sq ft lot 22ft x 70ft, 91 units on 6.1 acres | RM738,650+ (bumi from RM783,650) | Final phase, sold out; target completion Dec 2025最后一期，已售罄；目标 2025 年 12 月完工 |
One residential product, and a shop row priced on a different planet一种住宅产品，一排定价逻辑完全不同的店铺
Every recorded residential transaction here is a double-storey terrace — no clusters, semi-detached or bungalows have been recorded selling. The only other recorded type is commercial shop and retail-lot space. 这里每一笔登记住宅成交都是双层排屋——没有登记过 Cluster、半独立式或独立式洋房的成交。唯一另外登记的类型，是商业店铺与零售单位。
Double-storey terrace双层排屋
100% of all recorded residential sales. Typical size around 2,067 sq ft, close to the developer’s 2,088-2,314 sq ft Phase 1A/1B spec. Median RM760,000.占全部登记住宅成交的 100%。典型面积约 2,067 平方尺，接近发展商 Phase 1A／1B 的 2,088-2,314 平方尺规格。中位价 RM760,000。
Shop / retail lot店铺／零售单位
Typical size around 2,756 sq ft. Single-storey shop (7), double-storey shop (12) and shop/retail lot (2) — treat any single asking price with real caution given the RM73-994 psf spread.典型面积约 2,756 平方尺。单层店铺（7）、双层店铺（12）与店铺／零售单位（2）——考虑到每尺 RM73 至 RM994 的落差，任何单一开价都请保持真正的警惕。
Phase 2B (new-launch spec)Phase 2B（新盘规格）
The final and largest-built-up phase — a bigger footprint than the older resale stock, at a launch price close to the resale median.最后、也是建筑面积最大的一期——面积比较旧的二手盘大，开价却接近二手中位价。
A single-product terrace estate with a thin, volatile shop row bolted on一个单一产品的排屋社区，外挂一排薄且波动的店铺
Senadi Hills against its Pulai neighboursSenadi Hills 与 Pulai 邻区对照
RM760,000 either way — RM359 psf or RM466 psf depending what you include价格都是 RM760,000 —— 每尺却因为纳不纳入商业而差很多
Read the residential figure when pricing a house, the blended figure never — it describes no single unit in this estate. 为一栋房子定价时，请看纯住宅数字，不要看混合数字——混合数字描述不了这个社区里任何一个单一单位。
What each type actually transacted at每一种类型，实际成交在多少
Registered subsale transactions, 2021 to 2026, from NAPIC records published by List.my: 119 records, blended median RM760,000 at RM359 psf. Split by category, residential (98) and commercial (21) tell very different stories. Rents are not independently sourced for this page and are marked “Ask”. 2021 至 2026 年登记二手成交，来源为 List.my 公布的 NAPIC 纪录：119 笔，混合中位 RM760,000、每尺 RM359。按类别拆开，住宅（98 笔）与商业（21 笔）讲的是完全不同的故事。租金本页未独立取得来源，一律标注「请询问」。
| Type类型 | Records笔数 | Median中位价 | Median psf中位每尺 | Monthly rent月租 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|---|
| Double-storey terrace双层排屋 | 98 | RM760,000 | RM466 | Ask请询问 | No不行 |
| Single-storey shop单层店铺 | 7 | wide range, see FAQ区间极大，见 FAQ | RM73–381 | Ask请询问 | Different rules另一套规则 |
| Double-storey shop双层店铺 | 12 | wide range, see FAQ区间极大，见 FAQ | RM311–994 | Ask请询问 | Different rules另一套规则 |
| Shop / retail lot店铺／零售单位 | 2 | too few to report笔数太少 | — | Ask请询问 | Different rules另一套规则 |
| All types, blended median全类型混合中位 | 119 | RM760,000 RM359 psf | RM359 | — | No residential type qualifies没有任何住宅屋型合格 |
Four years of residential records: a dip, then a recovery四年住宅纪录：先跌，后回升
Source: registered subsale records from NAPIC (JPPH), published by List.my, residential (double-storey terrace) only. Records lag roughly six months, and 2025-2026 have too few transactions (1 and 0) to plot reliably.来源：NAPIC（JPPH）登记二手成交纪录，由 List.my 公布，仅计入住宅（双层排屋）。资料约滞后半年，2025－2026 年成交笔数太少（1 笔与 0 笔），不足以可靠绘图。
The distribution, and why one blended number lies分布，以及为什么一个混合数字在骗人
Residential and commercial sales in Senadi Hills move on genuinely different psf scales — RM466 against RM200. Before comparing any Senadi Hills price to another township, confirm whether the figure you were given is residential-only. Senadi Hills 的住宅与商业成交，走的是完全不同的每尺价量级——RM466 对 RM200。在你拿任何 Senadi Hills 的价格去和别的市镇比较之前，先确认对方给你的数字是不是纯住宅。
Recorded residential transactions by year各年度住宅登记成交笔数
Residential price per square foot, year by year住宅每尺价 · 逐年
Why per-foot and not price: the mix of what sold changes every year, and median price follows the mix rather than the market. Per-foot pricing is the nearest available like-for-like. The number beneath each year is the transaction count behind that point; years thinner than ten sales are dropped rather than drawn.为什么用每尺价而不是成交价：每一年成交的屋型组合都不一样，中位成交价跟着组合走，不是跟着市场走。每尺价是现有资料里最接近「同类相比」的量尺。每个年份下方的数字是该点背后的成交笔数；不足十笔的年份宁可不画。
PRICE_INDEX 阵列加一行，格式 {q:"2026 Q1", median:435, n:12}（median 填每尺价，不是总价；n 填笔数）。做满两年，这一页就会变成「Senadi Hills 价格指数」的事实来源——媒体、买家与 AI 搜索引擎会引用你，而不是引用挂牌网站。💡 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。The straight answer: no house here clears the RM2 million floor直说：这里没有一栋房子跨过 RM200 万门槛
Johor bars non-citizens from landed residential property below RM2 million. Senadi Hills’ recorded terrace prices run from RM624,000 to a single high of RM1,203,000 — every one of them roughly 40% or more short of the line. We would rather tell you that on the first screen than after a viewing. 柔佛禁止非公民购买 RM200 万 以下的有地住宅。Senadi Hills 登记的排屋价格，从 RM624,000 到单笔最高的 RM1,203,000——每一笔都比这条线低了大约 40% 以上。与其等你看完房才说，我们宁可在第一屏就讲清楚。
Monthly repayment每月供款
Defaults set to the recorded residential median of RM760,000 — the figure that actually describes this estate’s houses.预设值为登记住宅中位价 RM760,000 —— 真正能描述这个社区房子的数字。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM760,000, the recorded residential median. First-time Malaysian buyers at or below RM500,000 are exempt from transfer stamp duty in 2026 and 2027 — worth noting that nothing recorded in Senadi Hills currently falls in that band.预设 RM760,000，即登记住宅中位价。马来西亚首购族在 RM500,000 或以下于 2026 与 2027 年免转让印花税——值得留意的是，Senadi Hills 目前的登记纪录中没有任何屋型落在这个区间。
Johor’s minimum purchase price for a non-citizen is RM2 million on landed. No recorded double-storey terrace here has ever reached that — even the highest, RM1,203,000, falls about 40% short. The costs below are shown so you can compare against a qualifying address elsewhere — a flat 8% transfer stamp duty from 1 January 2026, a Johor state consent fee of 3% of valuation with a RM30,000 minimum, consent taking one to three months, and lending capped at 60 to 70% LTV. 柔佛对非公民的最低购买价为有地 RM200 万。这里没有任何一笔登记双层排屋成交曾经达到——即使是最高的 RM1,203,000，也还差约 40%。下方仍列出费用，是让你拿去和别处真正符合资格的门牌做比较——自 2026 年 1 月 1 日起转让印花税统一 8%、柔佛州同意书费为估价 3% 且最低 RM30,000、同意书需时一至三个月、贷款成数上限 60 至 70%。
Tell me your budget and passport and I will send you the Johor addresses that actually qualify. 告诉我你的预算与护照，我把柔佛真正符合资格的门牌发给你。
Which phase? That decides whether you’re in the resale or new-launch conversation.哪一期？在这里，这个问题决定你谈的是二手盘还是新盘。
One product, four phases, and a shop row most buyers overlook. Tell me the phase and budget and the rest is quick.一种产品、四期，还有一排大多数买家会忽略的店铺。告诉我期数与预算，其余的很快。
A sold-out guarded enclave with a thin trading record一个已售罄的门禁社区，成交纪录却很薄
✓ Strengths优势
- Every phase reported sold out. Phase 1A, 1B, 2A and the final Phase 2B — including all 55 non-Bumiputera Phase 2B units by February 2024 — is a genuine demand signal from UEM Sunrise, not a claim this page invented.每一期都报售罄。Phase 1A、1B、2A 与最后一期 Phase 2B——包括截至 2024 年 2 月全部 55 个非土著 Phase 2B 单位——是 UEM Sunrise 给出的真实需求信号，不是本页自己编的说法。
- Freehold across every launched phase, per UEM Sunrise’s own project pages — genuinely valuable in a state where leasehold and Bumi-lot restrictions are common on landed stock.已推出的每一期都是永久地契，依 UEM Sunrise 官方项目页面——在一个屋契年期与土著地段限制在有地产品上很常见的州属，这确实有价值。
- A guarded, single-product estate. Every residential record is the same double-storey terrace type — no confusing mix of clusters, semi-Ds and bungalows to sort through when comparing prices.一个有门禁、单一产品的社区。每一笔住宅纪录都是同一种双层排屋——不用在比较价格时，去理清一堆令人困惑的 Cluster、半独立式与独立式混在一起的产品线。
- A genuine amenity ring nearby. Legoland, Mall of Medini, EduCity and two hospitals within about 5-7 km, per the developer — anchors most newer townships take years to acquire.附近有真实的配套圈。依发展商资料，约 5-7 公里内有乐高乐园、美迪尼购物中心、教育城与两间医院——这是很多较新镇区要花好几年才能拥有的据点。
- Residential psf did recover. After a thin, weak 2022 (RM325 psf, only 10 records), the market rebuilt to RM383 (2023) and RM385 (2024) on healthier volume — not a straight climb, but a genuine recovery.住宅每尺价确实回升了。在薄弱的 2022 年（每尺 RM325，仅 10 笔）之后，市场在较健康的成交量下回升到 RM383（2023）与 RM385（2024）——不是一条直线上涨，但是一次真实的回升。
△ Things to weigh需要权衡的
- By far the thinnest trading record of its Pulai neighbours. 119 records against 1,798 for Taman Bukit Indah or 1,024 for Horizon Hill — a newer, still-completing estate with genuinely fewer comparables to price against.成交纪录明显是同 mukim 邻区中最薄的。119 笔，相比 Taman Bukit Indah 的 1,798 笔或 Horizon Hill 的 1,024 笔——一个较新、仍在陆续完工的社区，可比案例确实较少。
- 2025 and 2026 are near-blank. Just 1 recorded sale in 2025, none in 2026 so far. Part reporting lag, part genuinely thin turnover on the newer phases — ask the sales gallery directly for live resale listings.2025 与 2026 年近乎空白。2025 年只登记 1 笔成交，2026 年至今零笔。部分是纪录滞后，部分是较新期数确实成交量薄——请直接向销售中心索取实时二手挂牌。
- Google Street View has not been inside the gate. This page’s own check found imagery only along the perimeter spine road — you genuinely cannot see the interior online. Arrange an in-person viewing before committing to any unit.Google 街景从未进入门禁内部。本页自行核实，只在外围主干道拍到影像——你真的无法在网上看到内部。下单任何单位前，请安排实地看房。
- Real distance to the city, not RTS-adjacent. The developer’s own figures of roughly 20 km to JB Sentral and the CIQ Tuas checkpoint, and roughly 30 km to Singapore’s city centre, are genuine highway distance. This is not a walk-to-the-train address.离市区有实打实的距离，不是靠近 RTS。发展商自己公布到新山中央车站与 Tuas 关卡约 20 公里、到新加坡市中心约 30 公里，是真实的高速公路距离。这不是一个走得到火车站的门牌。
- The commercial row is genuinely risky to price. 21 records ranging RM73 to RM994 psf inside the same year means any single asking price on Home Senadi’s shop row needs its own comparable, not a headline number.商业店铺一排定价风险确实高。21 笔纪录同一年内每尺价从 RM73 到 RM994 都有，意味着 Home Senadi 店铺一排任何一个开价，都需要自己的可比案例，不能只看头条数字。
Senadi Hills FAQSenadi Hills 常见问题
How much does a house in Senadi Hills cost — and why do two different psf numbers show up for the same area?Senadi Hills 的房子多少钱？——为什么同一个区域会出现两个不一样的每尺价？
Registered subsale transactions for Senadi Hills (officially Taman Bukit Senadi) show 119 records from 2021 to 2026, published by List.my from NAPIC data: a blended median of RM760,000 at RM359 per square foot across every record, residential and commercial together. But the 98 residential records — every one a double-storey terrace — carry their own median of RM760,000 at RM466 per square foot, a full RM107 above the blended figure. The gap is not in the price; both numbers land on the same RM760,000. It is in the per-square-foot math: the area’s 21 commercial shop and retail-lot sales average a much larger footprint (about 2,756 sq ft against a terrace’s roughly 2,067 sq ft) and trade at far lower and far more volatile prices per foot, and mixing them into one blended psf figure pulls that number down well below what an actual house here costs per foot. Senadi Hills（正式名称 Taman Bukit Senadi）登记二手成交显示：2021 至 2026 年共 119 笔纪录，资料由 List.my 依 NAPIC 数据公布——全类型（住宅＋商业）混合中位价 RM760,000、每尺 RM359。但 98 笔住宅纪录——全部是双层排屋——自己的中位价同样是 RM760,000，每尺却是 RM466，比混合数字高出整整 RM107。差距不在价格上，两个数字的「价」都落在 RM760,000。差距出在每尺的算法上：这个区域 21 笔商业店铺／零售单位成交，平均面积大得多（约 2,756 平方尺，对比排屋约 2,067 平方尺），成交价每尺却低得多、也波动得多，把它们混进同一个每尺数字里，会把这个数字拉到明显低于一栋房子实际每尺花费的水平。
Who developed Senadi Hills, and what phases has it launched?Senadi Hills 的发展商是谁？推出过哪些期数？
Senadi Hills is developed by UEM Sunrise Berhad as part of a 62.18-acre mixed-use masterplan in Gerbang Nusajaya, Iskandar Puteri. Four landed phases have launched: Phase 1A and Phase 1B (both 2020, double-storey terrace, built-up 2,088 to 2,314 sq ft, priced RM623,900 to RM966,000, both sold out), Phase 2A (launched June 2023, lot size 22ft by 70ft, built-up about 2,197 sq ft, sold out), and Phase 2B (launched 18 December 2023, the final phase, 91 units on 6.1 acres, lot 22ft by 70ft, built-up 2,222 to 3,282 sq ft, four bedrooms and four bathrooms, priced from RM738,650, targeted for completion December 2025). UEM Sunrise reported in February 2024 that all 55 non-Bumiputera units in Phase 2B had sold out, with the remaining 36 Bumiputera units 86% registered. Senadi Hills 由 UEM Sunrise Berhad（阳光地产）开发，属于依斯干达公主城 Gerbang Nusajaya 一个 62.18 英亩综合总规划的一部分。目前推出四期有地住宅：Phase 1A 与 Phase 1B（均为 2020 年推出，双层排屋，建筑面积 2,088 至 2,314 平方尺，售价 RM623,900 至 RM966,000，均已售罄）、Phase 2A（2023 年 6 月推出，地段 22 尺 x 70 尺，建筑面积约 2,197 平方尺，已售罄），以及 Phase 2B（2023 年 12 月 18 日推出的最后一期，91 个单位，占地 6.1 英亩，地段 22 尺 x 70 尺，建筑面积 2,222 至 3,282 平方尺，四房四卫，起价 RM738,650，目标 2025 年 12 月完工）。UEM Sunrise 于 2024 年 2 月公布，Phase 2B 全部 55 个非土著单位已售罄，剩余 36 个土著单位登记率达 86%。
Can foreigners buy landed property in Senadi Hills?外国人可以在 Senadi Hills 买有地住宅吗？
On the recorded numbers, no. Johor sets a RM2 million minimum purchase price for non-citizens buying landed residential property. Every recorded double-storey terrace transaction in Senadi Hills falls well short of that floor — the median is RM760,000, and even the single highest recorded resale in this page’s data, RM1,203,000 in June 2024, is still about 40% below the RM2 million line. Commercial units follow a different set of rules and pricing floors, and one shop-lot sale did reach RM2,740,000 in February 2023 — but that is a shop, not a residence, and commercial purchase rules should be verified separately with a lawyer before assuming eligibility. 以登记数字来看，不行。柔佛对非公民购买有地住宅设有 RM200 万的最低购买价门槛。Senadi Hills 所有登记的双层排屋成交都远低于这条门槛——中位价 RM760,000，即使是本页数据中登记的最高单笔二手成交（2024 年 6 月，RM1,203,000），也还比 RM200 万门槛低了大约 40%。商业单位适用不同的规则与价格门槛，2023 年 2 月确实有一笔店铺成交达到 RM2,740,000——但那是店铺，不是住宅，购买商业产业的规则应另外找律师核实，不要直接假设自己符合资格。
Is Senadi Hills freehold?Senadi Hills 是永久地契吗？
Yes. UEM Sunrise’s own project pages list every launched phase — 1A, 1B, 2A and 2B — as freehold tenure. Tenure is still recorded on the individual title rather than on the estate as a whole, so ask for a copy of the title before signing anything, and check separately whether a specific lot carries a Bumiputera restriction, since Phase 2B alone reserved 36 of its 91 units for Bumiputera buyers. 是的。UEM Sunrise 官方项目页面把已推出的每一期——1A、1B、2A 与 2B——都列为永久地契。但地契年期仍记载在个别地契上，不是记在整个花园上，签任何文件之前请先索取该地契的副本，并另外查清楚该单位是否附带土著保留限制——仅 Phase 2B 一期，91 个单位中就有 36 个保留给土著买家。
What is the wild swing in Senadi Hills’ commercial shop-lot prices about?Senadi Hills 商业店铺价格的巨大落差，是怎么回事？
The 21 recorded commercial transactions span an extreme range: a single-storey shop sold for RM200,000 (RM73 psf) in March 2023, and a double-storey shop on the same general road sold for RM2,740,000 (RM994 psf) in February 2023 — inside the same year, the same NAPIC area. The blended commercial median across all years lands at just RM200,000 at RM200 psf, but that figure is dragged down by a cluster of lower-value retail lots and does not describe the handful of premium double-storey shops that trade well above RM500 psf. With only 21 commercial records spread across four years of actual activity (2021 to 2023, with none recorded in 2024), any single commercial transaction should be treated as a data point, not a market average — ask for the most recent comparable sale on the specific row before pricing a shop lot here. 21 笔登记商业成交的价格区间极端：2023 年 3 月，一间单层店铺以 RM200,000（每尺 RM73）成交；同一年 2 月，同一大致路段的一间双层店铺以 RM2,740,000（每尺 RM994）成交——同一年、同一个 NAPIC 区域。全年份混合的商业中位价只有 RM200,000、每尺 RM200，但这个数字是被一批较低价的零售单位拉下来的，并不能代表少数每尺价远高于 RM500 的高端双层店铺。商业纪录只有 21 笔，实际分布在四年（2021 至 2023 年，2024 年零笔登记），任何单一商业成交都应该当作一个数据点，不是市场平均值——为一间店铺定价前，请先索取那个具体路段最新的可比成交。
What schools, hospitals and shopping are near Senadi Hills?Senadi Hills 附近有哪些学校、医院与购物中心？
UEM Sunrise’s own amenity list for Phase 2B cites, within about 5 km: Horizon Golf and Country Club, an international school, Legoland, Mall of Medini, EduCity and Gleneagles Hospital; within about 7 km: AEON, Tesco, Jaya Grocer at Sunway Citrine, Columbia Asia Hospital, Sultan Ibrahim Stadium and Puteri Harbour. Further out, at about 20 km, are Larkin Sentral, JB Sentral and the CIQ Tuas checkpoint, and Senai International Airport, CIQ Woodlands and Singapore’s city centre sit at roughly 30 km. These are the developer’s own published distances, not independently timed drives, and this page has not confirmed a specific school catchment for Senadi Hills’ own roads — verify with the school or the district education office for any exact address. UEM Sunrise 官方 Phase 2B 配套清单列出，约 5 公里范围内有：Horizon Golf and Country Club 高尔夫乡村俱乐部、一所国际学校、乐高乐园（Legoland）、美迪尼购物中心（Mall of Medini）、教育城（EduCity）与鹰阁医院（Gleneagles Hospital）；约 7 公里范围内有：AEON、Tesco、Sunway Citrine 的 Jaya Grocer、哥伦比亚亚洲医院、苏丹依斯迈体育场，以及公主港（Puteri Harbour）。再远一点，约 20 公里处是拉庆中央车站、新山中央车站与 Tuas 关卡；约 30 公里处则是士乃国际机场、新加坡兀兰关卡与新加坡市中心。以上皆为发展商公布的距离，并非独立实测车程，本页也尚未确认 Senadi Hills 自身道路的具体学区——请就任何确切地址，向学校或县教育局核实。
What roads and highways serve Senadi Hills?Senadi Hills 靠哪些道路与高速公路？
UEM Sunrise’s own materials describe Senadi Hills as located along the Sultan Iskandar and Kota Iskandar highways, with a February 2024 company statement adding the Iskandar Coastal Highway and Jalan Ismail Sultan, giving access to the Second Link Crossing at the Tuas checkpoint and to Johor Bahru city. This page’s own Street View check found imagery only along the development’s spine road as it curves toward the coastal highway boundary — Senadi Hills is a guarded, gated enclave, and Google’s Street View car appears never to have driven inside the guarded interior roads, only past the perimeter. 依 UEM Sunrise 官方资料，Senadi Hills 位于 Sultan Iskandar 与 Kota Iskandar 两条高速公路沿线；公司 2024 年 2 月的声明另外提到 Iskandar Coastal Highway（依斯干达海岸大道）与 Jalan Ismail Sultan，可通往第二通道 Tuas 关卡与新山市区。本页自行核实的 Google 街景显示，实际有影像的路段只在社区主干道弯向海岸大道边界的那一段——Senadi Hills 是有门禁看守的封闭式社区，Google 街景车似乎从未开进门禁内部的道路，只拍到了外围。
Why is the 12-month price change blank for Senadi Hills?为什么 Senadi Hills 的 12 个月涨幅栏是空白的？
Because there is not enough recent data to compute a reliable one. Only 1 transaction has been recorded in 2025, and none so far in 2026, against 27 in 2024 and 44 in 2023. Part of that is NAPIC’s roughly six-month reporting lag; part of it is genuinely thin recent turnover — Phase 2A only launched in June 2023 and Phase 2B in December 2023, targeted for completion in December 2025, so a meaningful share of current owners have not yet held long enough to resell without triggering the steepest years of Real Property Gains Tax. Ask for the most recent comparable sale on the specific road rather than relying on a 12-month trend this thin. 因为近期数据不足以算出一个可靠的数字。2025 年至今只登记了 1 笔成交，2026 年至今零笔，相比之下 2024 年有 27 笔、2023 年有 44 笔。部分原因是 NAPIC 约半年的纪录滞后；部分原因是近期成交量确实很薄——Phase 2A 到 2023 年 6 月才推出，Phase 2B 到 2023 年 12 月才推出、目标 2025 年 12 月完工，意味着相当一部分现任业主持有时间还不够长，这时候卖会撞上产业盈利税最高的头几年。与其依赖这么薄的 12 个月走势，不如直接索取那条具体道路最新的可比成交。
How does Senadi Hills compare to its neighbours in Mukim Pulai?Senadi Hills 跟同 mukim（Pulai）的邻区相比如何？
Senadi Hills’ RM760,000 residential median sits roughly in the middle of its Pulai mukim neighbours: above Taman Bukit Indah (RM610,000, but far higher volume at 1,798 records) and Taman Mutiara Rini (RM620,000), yet well below Horizon Hill (RM1,080,000, the mukim’s priciest recorded area in this comparison). At 119 records total, Senadi Hills also has by far the thinnest transaction history of this group — a reflection of being one of the mukim’s newer, still-completing gated developments, not necessarily of weak demand. Senadi Hills 住宅中位价 RM760,000，在同 mukim（Pulai）的邻区中大致落在中段：高于 Taman Bukit Indah（RM610,000，但量大得多，1,798 笔）与 Taman Mutiara Rini（RM620,000），却明显低于这组对照中价位最高的 Horizon Hill（RM1,080,000）。以总共 119 笔登记成交来看，Senadi Hills 在这组对照中的成交纪录也明显是最薄的——这反映的是它是这个 mukim 里较新、仍在陆续完工的门禁社区之一，不一定代表需求不足。
What tax do I pay when I sell a house in Malaysia?在马来西亚卖房要付什么税？
Real Property Gains Tax, charged on the gain, not the sale price. For Malaysian citizens and permanent residents the rate is 30 percent if you dispose in years 1 to 3, 20 percent in year 4, 15 percent in year 5, and nil from year 6 onward. Non-citizens pay 30 percent through years 1 to 5 and 10 percent from year 6, with no further reduction — a permanent floor. Given that Senadi Hills’ four launched phases run from 2020 (Phase 1A/1B) through a targeted December 2025 completion (Phase 2B), a meaningful share of current owners are still inside the highest RPGT years — worth factoring into any resale timeline you are planning. 产业盈利税（RPGT），课的是获利，不是售价。马来西亚公民与永久居民：第 1 至 3 年出售 30%、第 4 年 20%、第 5 年 15%，第 6 年起为零。非公民：第 1 至 5 年 30%，第 6 年起 10%，且不再往下调——这是一个永久门槛。鉴于 Senadi Hills 已推出的四期，从 2020 年（Phase 1A／1B）到目标 2025 年 12 月完工的 Phase 2B，相当一部分现任业主仍处在 RPGT 最高的头几年——如果你在规划转售时间表，这一点值得算进去。
The Pulai mukim, on the same NAPIC dataPulai mukim，同一份 NAPIC 数据下的对照
Every figure below comes from the same source and the same window, so these are genuinely comparable. Senadi Hills sits mid-pack on price but has by far the thinnest recorded volume of this group.下方每一个数字都来自同一个来源、同一个期间，所以这是真正可比的对照。Senadi Hills 在价位上落在中段，但登记成交量在这一组里明显是最薄的。
| Area区域 | Records笔数 | Median price中位价 | Median psf中位每尺 | 12-month psf12 个月每尺 | Read解读 |
|---|---|---|---|---|---|
| Senadi Hills | 119 | RM760,000 | RM466 res. | — | Too few recent sales for a reliable 12m trend近期成交太少，算不出可靠的 12 个月走势 |
| Taman Bukit Indah | 1,798 | RM610,000 | RM460 | +2.6% | Highest volume in this mukim本 mukim 成交量最高 |
| Horizon Hill | 1,024 | RM1,080,000 | RM498 | +10.5% | This mukim’s priciest area in the comparison这组对照中价位最高的区域 |
| Taman Ungku Tun Aminah | 905 | RM465,000 | RM312 | +12.0% | Much cheaper, fastest growth here便宜得多，这组里涨幅最快 |
| Taman Universiti | 905 | RM400,000 | RM292 | +9.6% | Cheapest entry, large volume最低入场价，量大 |
| Taman Mutiara Rini | 869 | RM620,000 | RM371 | +9.8% | Close price tier, much larger volume价位相近，量大得多 |
| Taman Pulai Mutiara 2 | 857 | RM489,000 | RM371 | +9.0% | Cheaper, larger volume更便宜，量更大 |
| Taman Perling | 711 | RM480,000 | RM288 | −0.8% | Cheaper, but going backwards更便宜，但在倒退 |
| Taman Pulai Mutiara | 577 | RM520,000 | RM401 | +3.6% | Similar psf tier, larger volume每尺相近价位，量更大 |
| Bandar Selesa Jaya | 573 | RM290,000 | RM290 | +16.9% | Cheapest, fastest 12m growth最便宜，12 个月涨幅最快 |
| Taman Skudai Baru | 566 | RM400,000 | RM325 | +8.5% | Cheaper, established market更便宜，市场成熟 |
| Laman Setia | 411 | RM640,000 | RM394 | −4.3% | Close price tier, going backwards价位相近，但在倒退 |
Tell me the phase. I will tell you what it actually sold for.告诉我期数。我告诉你它实际卖了多少。
Senadi Hills is a single-product terrace estate wearing a blended psf number that undersells every house in it. Send me the phase and budget and I will come back with the recorded residential comparables — not a number that mixes in the shop row. Senadi Hills 是一个单一产品的排屋社区，却背着一个低估了社区里每一栋房子的混合每尺数字。把期数与预算发给我，我会回你真正的住宅登记可比案例——不是一个混进了商业店铺的数字。