Seri Alam keeps two sets of books.
You were shown the shorter one.
Seri Alam 有两本帐。
你看到的是比较短的那一本。
Postcode 81750 appears twice in the registered subsale records. Bandar Baru Seri Alam holds 811 transactions and every single one of them was recorded in 2021, 2022 or 2023. Bandar Seri Alam holds 656, and only 13 of those predate 2023. Same postcode, same township, same mukim — two cards, and neither one on its own is the market. The headline that gets quoted, +8.1% per square foot over twelve months, comes from the shorter book and rests on 91 recorded sales. This page shows you both, then explains what actually pays for the houses here. 邮区 81750 在登记二手成交纪录里出现了两次。Bandar Baru Seri Alam 有 811 笔，而这 811 笔全部登记在 2021、2022 或 2023 年；Bandar Seri Alam 有 656 笔，其中只有 13 笔早于 2023 年。同一个邮区、同一个市镇、同一个区 —— 两张卡，而任何一张单独拿出来都不是这个市场的全貌。被到处引用的那个标题数字「每尺十二个月 +8.1%」出自比较短的那一本，背后是 91 笔成交。这一页把两本都摊开给你看，然后告诉你这里的房子到底是靠什么撑住的。
© Chongkian · CC BY-SA 4.0 · Wikimedia CommonsBandar Seri Alam in 30 seconds30 秒看懂 Bandar Seri Alam
- What it is: a planned township of roughly 3,762 acres (about 15 km²) at 81750 Masai, inside the city of Pasir Gudang and the mukim of Plentong. Wikipedia records it as an initiative of Seri Alam Properties Sdn Bhd, a subsidiary of United Malayan Land Bhd, and describes it as a township that “houses ecology educational facilities from school age to campuses of some universities”. Its Chinese name is 至达城. 它是什么：一个约 3,762 英亩（约 15 平方公里）的规划市镇，邮区 81750 Masai，隶属 Pasir Gudang 市与 Plentong 区。维基百科记载它由 Seri Alam Properties Sdn Bhd（United Malayan Land Bhd 子公司）开发，并形容它是一个「从学龄到大学校园」都齐备的教育型市镇。中文名 至达城。
- What it costs: the Bandar Seri Alam card records 656 transactions from 2021 to 2026, median RM460,000 at RM315 psf. Residential alone: 597 sales, median RM440,000 at RM322 psf. Landed medians run from RM290,000 for a 700–775 sq ft low-cost house on Jalan Suria to RM1,050,000 for a semi-detached house on Jalan Rimba or Jalan Bina. 多少钱：Bandar Seri Alam 这张卡登记 2021 至 2026 年共 656 笔，中位价 RM460,000、每尺 RM315。单看住宅：597 笔，中位价 RM440,000、每尺 RM322。有地屋型的中位价，从 Jalan Suria 上 700–775 平方尺廉价屋的 RM290,000，到 Jalan Rimba 或 Jalan Bina 半独立式的 RM1,050,000。
- The thing nobody tells you: almost half of what trades here is not landed. Of 597 residential sales, 272 are strata — 158 condominium or apartment, 67 low-cost flat, 44 flat, 3 serviced apartment. That is 45.6%. A “Bandar Seri Alam median” that mixes an RM145,000 low-cost flat with an RM1,050,000 semi-detached house is arithmetically true and practically useless. 没有人会告诉你的一件事：这里成交的东西有将近一半不是有地。597 笔住宅成交中，272 笔是分层产权 —— 公寓 158、廉价组屋 67、组屋 44、服务式公寓 3，占 45.6%。一个把 RM145,000 的廉价组屋和 RM1,050,000 的半独立式洋房混在一起算出来的「Bandar Seri Alam 中位价」，算术上没错，实用上没用。
- Who pays for it: three different payrolls, not one. Campuses at the northern edge (UiTM Pasir Gudang, a UniKL campus, MRSM, a Japanese school, the Foon Yew Seri Alam branch). Hospitals in the middle (Regency Specialist, 218 beds, founded 2009; the public Hospital Pasir Gudang 2.6 km west). And the Pasir Gudang industrial belt to the south and east, whose declared industries are transport and logistics, shipbuilding, petrochemicals and palm oil storage. 是谁在付钱：这里有三张不同的薪水单，不是一张。北缘是校园（UiTM 巴西古当校区、UniKL 校园、MRSM、日本人学校、宽柔中学至达城分校）；中段是医院（Regency 专科医院，218 床，创立于 2009 年；公立的 Pasir Gudang 医院在西边 2.6 公里）；南边与东边则是巴西古当的工业带 —— 其列明的主要产业为运输物流、造船、石化与棕油储运。
- The honest catch: three payrolls do not make a township recession-proof, they make it slow. Nothing here re-rates on a Singapore headline, because almost nobody here is paid in Singapore dollars. That cuts both ways, and this page spends more words on the second half of that sentence than most pages will. 诚实提醒：三张薪水单不会让一个市镇「跌不下去」，只会让它「走得慢」。这里不会因为新加坡的一条新闻而重新定价 —— 因为这里几乎没有人领新币。这句话是双向的，而本页花在后半句上的篇幅，会比多数页面多。
Before any price: find out which Seri Alam the number came from在谈价格之前：先弄清楚那个数字出自哪一个 Seri Alam
This is the single most useful thing on this page, and it takes two minutes to understand. The registered subsale records published from NAPIC data carry two separate area cards for this postcode. They do not overlap in time, and the twelve-month growth figure everyone quotes exists on only one of them. 这是这一页最有用的一件事，而它只需要两分钟就能看懂。由 NAPIC 数据整理公布的登记二手成交纪录，为这个邮区设了两张不同的区域卡。它们在时间上几乎不重叠，而人人都在引用的那个「十二个月涨幅」，只存在于其中一张。
Bandar Baru Seri Alam
Bandar Seri Alam
What we can verify可以查证的部分
Both cards give the same postcode (81750), the same township (Masai) and the same mukim (Plentong). Both are published from the same NAPIC source. The two transaction series are almost perfectly non-overlapping in time. Add them and you get 1,467 recorded sales for this postcode across the six years. 两张卡的邮区（81750）、市镇（Masai）与区（Plentong）完全相同，都源自同一份 NAPIC 资料。两组成交在时间上几乎完全不重叠。把它们加起来，这个邮区六年内共有 1,467 笔登记成交。
What we cannot verify查不到的部分
Why the split exists. Whether the two cards describe different parts of the township, different phases, or simply a change in how the source labelled the same place from 2023 onward. We looked and found no published explanation, so we are not going to invent one. Different digital map providers do return different place identifiers for the two names, which is consistent with either explanation. 这个拆分为什么存在。两张卡到底是市镇的不同区块、不同期数，还是资料来源自 2023 年起改了同一个地方的标签 —— 我们查不到任何公开说明，也就不打算编一个。不同的数字地图供应商确实会为这两个名称回传不同的地点识别码，但这与上述两种解释都相容。
What to do with it你该怎么用它
Three habits. Ask which card a quoted figure came from. Refuse any twelve-month growth number for this postcode that is not accompanied by the count of transactions behind it. And when you compare Seri Alam to a neighbour, compare like windows — a 2021–2023 median against a 2023–2026 median is not a comparison, it is two different markets wearing the same name. 三个习惯。第一，问清楚那个数字出自哪一张卡。第二，凡是没有附上「背后有几笔成交」的十二个月涨幅，一律不接受。第三，拿 Seri Alam 和邻区比较时，要比同一个时间窗口 —— 用 2021–2023 的中位价去比 2023–2026 的中位价，那不是比较，那是两个市场共用一个名字。
Six photographs from inside the township, and the city it belongs to六张市镇内实拍，与它所属的那座城
Bandar Seri Alam is one of the better-photographed townships in this series on Wikimedia Commons: a street view, the lake garden twice, the hypermarket twice and a café, all inside the boundary. Everything after those six shows Masai, Pasir Gudang or Tanjung Langsat, and each caption says which. 在 Wikimedia Commons 上，Bandar Seri Alam 是本系列中被拍得比较完整的市镇之一：一张街景、两张湖滨公园、两张量贩店、一张咖啡店 —— 全都在市镇范围内。这六张之后的照片拍的是 Masai、Pasir Gudang 或 Tanjung Langsat，每一张图说都会写明。
Three payrolls, none of them Singapore三张薪水单，没有一张来自新加坡
Most townships in this series live off one thing. This one lives off three, and they are unusually different from each other: an education cluster, a medical cluster and a heavy-industry belt. That is the whole investment case, and also the whole limitation.本系列多数市镇靠一件事活着，这一个靠三件，而且这三件彼此差异极大：一个教育聚落、一个医疗聚落、一条重工业带。这既是它全部的投资论点，也是它全部的局限。
The campus household校园家庭
The northern edge of the township carries the UiTM Pasir Gudang campus, a UniKL campus, MRSM Johor Bahru, a Japanese school and the Foon Yew High School Seri Alam branch — all between three and four kilometres from the centre. Note what that mix implies: this is not a single-university student town, it is a cluster with a lot of school-age demand, which pulls families rather than four-person shared rooms.市镇北缘有 UiTM 巴西古当校区、UniKL 校园、MRSM Johor Bahru、一所日本人学校，以及宽柔中学至达城分校 —— 全都距市镇中段三到四公里。请留意这个组合意味着什么：这里不是一座「单一大学的学生城」，而是一个带着大量 学龄 需求的聚落，它吸引的是家庭，而不是四人一间的合租房。
The hospital household医疗从业家庭
Regency Specialist Hospital is inside the township on Jalan Suria 1. Its own website states 218 beds, more than 80 specialists and over 200,000 patients a year since its founding in 2009. Two and a half kilometres west sits the public Hospital Pasir Gudang. Hospitals do not move, do not offshore and hire across every pay grade. Of the three payrolls here this is the one least exposed to a bad year.Regency 专科医院就在市镇内的 Jalan Suria 1。其官网载明：2009 年创立，床位 218 张，专科医生逾 80 名，每年服务超过 200,000 名病人。往西两公里半是公立的 Pasir Gudang 医院。医院不会搬走、不会外移，而且从最低到最高薪级都在请人。这三张薪水单里，它是最不怕景气坏一年的那一张。
The Pasir Gudang industrial household巴西古当的产业家庭
Pasir Gudang is a city of 534,659 people (2023) across 359.57 km², granted city status on 22 November 2020, whose declared industries are transport and logistics, shipbuilding, petrochemicals and other heavy industry, and palm oil storage and distribution, anchored on Johor Port and Tanjung Langsat. Johor Port’s head office is 6.8 km from the middle of this township. There are also 24 factory transactions recorded inside the Bandar Seri Alam card itself.Pasir Gudang 是一座人口 534,659（2023 年）、面积 359.57 平方公里 的城市，2020 年 11 月 22 日升格为市；其列明的主要产业为运输物流、造船、石化与其他重工业，以及棕油储运，核心是 Johor Port 与 Tanjung Langsat。Johor Port 总部距这个市镇中段 6.8 公里。而 Bandar Seri Alam 这张卡本身，也登记了 24 笔厂房成交。
The Singapore-commuter buyer跨堤通勤的买家
The Causeway is 16.9 km away — closer than most of the Pasir Gudang corridor. But no-traffic routing says 16 minutes and the real morning queue says something else entirely, and nothing in this township is priced off Singapore wages. If your only reason for buying in Johor is the daily crossing, buy nearer the crossing. If you want the crossing to be possible rather than daily, this is a reasonable address.到长堤 16.9 公里 —— 比巴西古当走廊上多数地方更近。但「无车流」的路径计算说 16 分钟，早上真实的车龙说的完全是另一回事；而且这个市镇没有任何东西是按新加坡工资定价的。如果你在柔佛买房的唯一理由是每天过关，请买离关口更近的地方。如果你要的是「过得去」而不是「天天过」，这里是一个合理的门牌。
A weekday here has two rush hours, and neither is the Causeway这里的平日有两个高峰，而且都跟长堤无关
Townships built around a crossing empty at six and refill at eight in the evening. This one does not. Its peaks are the school gate and the factory gate, and they run in opposite directions on the same roads.围着关口长出来的社区，早上六点清空、晚上八点填满。这里不是。它的高峰是校门口和厂门口，而且在同样几条路上往相反的方向走。
The industrial shift leaves south and east — towards Johor Port, Tanjung Langsat and the Pasir Gudang plants. The route out is Jalan Seri Alam onto the trunk roads. Free-flow routing puts Johor Port at 6.8 km; the shift itself decides how long that actually takes.上厂班的人往南、往东走 —— 去 Johor Port、Tanjung Langsat 与巴西古当的厂区。出去的路是 Jalan Seri Alam 接干道。无车流的路径计算说 Johor Port 只有 6.8 公里；实际要开多久，由轮班表决定。
School gates, and there are a lot of them. Mapped inside or on the edge: SK Bandar Seri Alam, SK Seri Alam 2, SMK Seri Alam, SMK Seri Alam 2, SMK Dato Penggawa Timur, SJK(T) Bandar Seri Alam, SJK(C) Nam Heng, a Japanese school and Pegasus. For most families here the school run is inside the township.校门口 —— 而且数量不少。地图上位于市镇内或边缘的有：SK Bandar Seri Alam、SK Seri Alam 2、SMK Seri Alam、SMK Seri Alam 2、SMK Dato Penggawa Timur、SJK(T) Bandar Seri Alam、南兴华小、一所日本人学校，以及 Pegasus。对这里多数家庭而言，送小孩上学不必出市镇。
Hospital traffic. Regency Specialist on Jalan Suria 1 reports over 200,000 patients a year, which is roughly 550 a day arriving, waiting and leaving. If you are viewing a house on the Jalan Suria spine, this is the flow you will live beside.医院的车流。Jalan Suria 1 的 Regency 专科医院年服务量逾 200,000 人次，平均一天约 550 人来、等、走。如果你看的是 Jalan Suria 主干上的房子，这就是你未来每天会住在旁边的流量。
School dismissal, and the second rush. Because the campuses sit at the northern edge and the primary schools sit in the middle, the afternoon flow is internal rather than outbound. It is one of the reasons a house four turns off the spine is worth walking to before you commit.放学，第二个高峰。因为大学校园在北缘、小学在中段，下午的车流是「市镇内部流动」而不是「往外流」。这也是为什么一间要转四个弯才到的屋子，值得你签约前先走一次过去。
Groceries at the hypermarket in the township, 2.3 km from the centre, or a bigger run to KipMall Masai at 5.4 km or Mydin Mall in Taman Rinting. There is a Starbucks, a McDonald’s and a Burger King on the retail spine — mapped, and photographed on Commons.在市镇内的量贩店买菜，距中段 2.3 公里；要买大件的，就去 5.4 公里外的 KipMall Masai，或 Taman Rinting 的 Mydin Mall。零售主干上有 Starbucks、麦当劳与汉堡王 —— 地图上有，Commons 上也有照片。
The lake. Taman Seri Alam Lake Garden is mapped inside the township and is one of the six images Wikipedia uses in the montage for the city of Pasir Gudang. For a township at this price level, a genuine public lake park is not a small thing.湖边。Taman Seri Alam 湖滨公园就在市镇内，而且是维基百科为「Pasir Gudang 市」条目所选的六张拼图照片之一。对一个这个价位的市镇来说，有一座真正的公共湖滨公园，不是小事。
Everything you need is under ten minutes. Everything Singapore is not.生活所需十分钟内解决，新加坡的一切不是。
Bandar Seri Alam sits between Johor Jaya to the west and Masai to the east, on the Jalan Seri Alam / Persiaran Seri Alam spine, which feeds the trunk roads towards Pasir Gudang town and the Senai–Desaru Expressway. The township is served by Bas Muafakat Johor route P-301, and the OpenStreetMap record shows named bus stops for the hypermarket, the hospital and the town hall along that spine. Bandar Seri Alam 位于西边的 Johor Jaya 与东边的 Masai 之间，主干为 Jalan Seri Alam / Persiaran Seri Alam，往外接通往巴西古当市区与士乃–迪沙鲁大道的干道。市镇有 Bas Muafakat Johor 的 P-301 路线 行驶；OpenStreetMap 上可以看到量贩店、医院与市镇会堂沿这条主干设有具名巴士站。
Read the table with this caveat in front of you. These are modelled free-flow driving times, computed on 7 September 2026 with the OSRM router over OpenStreetMap road data, starting from the middle of the township. They contain no traffic. They are a floor, not a promise — useful for comparing one destination against another, useless as a commute plan. Drive the ones that matter to you at the hour you would actually travel. 看这张表之前，请先把这句话放在眼前。下表是 无车流状态下的模型车程，以 OSRM 路径引擎在 OpenStreetMap 路网资料上计算，读取日期 2026 年 9 月 7 日，起点为市镇中段。它 不含任何塞车。它是下限，不是承诺 —— 拿来比较不同目的地之间的远近很有用，拿来当通勤计划则毫无用处。对你重要的那几段，请在你实际会出门的时段亲自开一次。
| Destination目的地 | Free-flow drive无车流车程 | Distance距离 |
|---|---|---|
| Regency Specialist Hospital 市镇内的专科医院 | 3 min | 1.8 km |
| Hypermarket, Bandar Seri Alam市镇内量贩店 | 3 min | 2.3 km |
| Hospital Pasir Gudang (public) | 5 min | 2.6 km |
| Universiti Kuala Lumpur campus吉隆坡大学校区 | 7 min | 3.1 km |
| UiTM Pasir Gudang campusUiTM 巴西古当校区 | 7 min | 3.2 km |
| Foon Yew High School, Seri Alam branch宽柔中学至达城分校 | 9 min | 3.9 km |
| KipMall Masai | 7 min | 5.4 km |
| Johor Port head office柔佛港总部 | 8 min | 6.8 km |
| Bandar Baru Permas Jaya | 11 min | 9.4 km |
| Hospital Sultan Ismail | 12 min | 13.6 km |
| AEON Mall Tebrau City | 13 min | 14.6 km |
| Taman Kota Masai | 14 min | 12.1 km |
| Bangunan Sultan Iskandar 长堤关卡 | 16 min | 16.9 km |
| RTS Link Bukit Chagar | 18 min | 17.2 km |
| JB Sentral | 19 min | 18.5 km |
| Senai International Airport士乃国际机场 | 32 min | 36.9 km |
Nine schools, two hospitals, two clinics, three campuses — inside or on the edge九所学校、两家医院、两间诊所、三座校园 —— 都在市镇内或边缘
This is the part of Bandar Seri Alam that its price does not advertise. Only institutions we could locate on the map are named below. Wikipedia lists several more; where a second source did not exist, we left the name out rather than pass it on.这是 Bandar Seri Alam 的价格没有替它宣传的部分。下面只写我们能在地图上定位到的机构。维基百科还列了好几个，但凡找不到第二个来源的，我们宁可不写，也不转述。
Roads & buses道路与巴士
The township runs on Jalan Seri Alam and Persiaran Seri Alam. Google’s own place cards for addresses here return “Masai, Johor” and do not print the township name, which is worth knowing before you trust a map pin. Public transport is Bas Muafakat Johor route P-301.市镇的主干是 Jalan Seri Alam 与 Persiaran Seri Alam。Google 对这里门牌回传的地点卡写的是「Masai, Johor」，不会印出市镇名 —— 在你相信一个地图图钉之前，这一点值得先知道。公共交通为 Bas Muafakat Johor P-301 路线。
Schools & campuses学校与校园
Mapped inside or on the edge of the township: five national schools, a Tamil primary, a Chinese primary, a Japanese school and Pegasus. At the northern edge: the UiTM Pasir Gudang campus, a UniKL campus, MRSM Johor Bahru and the Foon Yew High School Seri Alam branch. That is a genuinely deep education cluster for a RM460,000 median. 地图上位于市镇内或边缘的：五所国民学校、一所淡米尔小学、一所华文小学、一所日本人学校，以及 Pegasus。北缘则有 UiTM 巴西古当校区、UniKL 校园、MRSM Johor Bahru，以及宽柔中学至达城分校。以一个中位价 RM460,000 的市镇而言，这个教育聚落是真的厚。
Medical & retail医疗与零售
Regency Specialist Hospital sits on Jalan Suria 1 inside the township. Its own site states it was founded in 2009, has a 218-bed capacity, more than 80 specialists, and serves over 200,000 patients a year. Hospital Pasir Gudang, the public hospital, is mapped 2.6 km west. Klinik Kesihatan Masai and Poliklinik Penawar sit on the township edge. Regency 专科医院 位于市镇内的 Jalan Suria 1。其官网载明：2009 年创立、床位 218 张、专科医生逾 80 名、每年服务 超过 200,000 名病人。公立的 Pasir Gudang 医院 在地图上位于西边 2.6 公里。Klinik Kesihatan Masai 与 Poliklinik Penawar 位于市镇边缘。
Why three payrolls beat one, and what that actually buys you为什么三张薪水单胜过一张，以及它实际上买到了什么
The argument for this township is not growth. It is that the thing which would have to go wrong for prices to fall hard here is three different things going wrong at once. That is a real property, it is worth paying a little for, and it is not the same as saying the price will go up. Here is the case, stated at its actual size. 这个市镇的论点不是「涨」。它的论点是：要让这里的价格大跌，必须有三件互不相干的事同时出错。这是一个真实的性质，值得为它多付一点钱 —— 但它不等于「价格会涨」。以下是这个论点，按它真实的大小陈述。
A hospital does not lay off a shift医院不会「停一班」
218 beds, 80-plus specialists, 200,000-plus patients a year, inside the township since 2009, plus a public hospital 2.6 km west. Medical employment is spread across every pay grade — consultants, nurses, technicians, admin, cleaning, catering — and it does not relocate when a commodity cycle turns. This is the steadiest of the three payrolls. 218 张床、逾 80 名专科医生、每年超过 200,000 人次，自 2009 年起就在市镇内；西边 2.6 公里还有一家公立医院。医疗业的就业横跨所有薪级 —— 主治医生、护理、技师、行政、清洁、餐饮 —— 而且不会因为一个商品周期转向就搬走。这是三张薪水单里最稳的一张。
School-age demand, not just student demand是学龄需求，不只是学生需求
Nine schools plus three tertiary campuses is a different animal from a single-university student town. Student towns rent rooms; school towns sell houses, because a family that has secured a school place does not move for five years. Look at what is mapped here: national, Tamil, Chinese, Japanese and independent Chinese secondary schooling, all within a few kilometres. 九所学校加三座高等院校，和「一所大学撑起来的学生城」是两种完全不同的生物。学生城租房间；学校城卖房子 —— 因为一个抢到学额的家庭，五年内不会搬。看看这里地图上有什么：国民学校、淡米尔小学、华文小学、日本人学校，以及独中分校，全都在几公里之内。
Work is 7 minutes away, not 70上班在 7 分钟外，不是 70 分钟外
Johor Port’s head office is 6.8 km from the middle of this township; the Pasir Gudang industrial belt runs from there east to Tanjung Langsat. Pasir Gudang itself is a city of 534,659 people whose declared industries are transport and logistics, shipbuilding, petrochemicals and palm oil storage. This card even records 24 factory transactions of its own. Johor Port 总部距这个市镇中段 6.8 公里；巴西古当的工业带自此往东延伸至 Tanjung Langsat。Pasir Gudang 本身是一座 534,659 人的城市，列明的主要产业为运输物流、造船、石化与棕油储运。而这张区域卡本身，就登记了 24 笔厂房成交。
You can still buy land here for the price of a flat在这里，一间组屋的钱还买得到地
Low-cost houses on Jalan Suria record a median of RM290,000 on 700 to 775 sq ft of land, with recorded sales from RM220,000. Double-storey terraces on Jalan Tasek record RM280,000 to RM500,000 on 807 and 829 sq ft. Almost the entire landed stock under RM500,000 falls inside the first-time-buyer stamp duty exemption for 2026 and 2027. Jalan Suria 上的廉价屋，地段 700 至 775 平方尺，登记中位价 RM290,000，最低成交见 RM220,000。Jalan Tasek 的双层排屋，地段 807 与 829 平方尺，登记成交 RM280,000 至 RM500,000。RM500,000 以下的有地存量，几乎全部落在 2026 与 2027 年首购族印花税豁免范围内。
There is a genuine top end, on the same map同一张地图上，有真正的高端
Semi-detached houses on Jalan Rimba (3,200–4,000 sq ft), Jalan Bina (3,498–3,574 sq ft) and Jalan Sinaran (2,624 sq ft) record a median of RM1,050,000, with sales up to RM1,242,000. Very few townships at this median price carry a residential type that trades above a million ringgit. It means you can trade up without leaving the postcode. Jalan Rimba（3,200–4,000 平方尺）、Jalan Bina（3,498–3,574 平方尺）与 Jalan Sinaran（2,624 平方尺）的半独立式，登记中位价 RM1,050,000，最高成交见 RM1,242,000。中位价在这个水平的市镇里，很少有哪一种住宅屋型能成交到百万令吉以上。这代表你可以在同一个邮区内换大屋。
A commercial spine you can actually buy into一条你真的进得去的商业主轴
33 shop transactions are recorded here: ten double-storey (median RM512,500, 2,583 sq ft on Jalan Suria and Jalan Alam), fourteen three-storey (median RM1,075,000, 4,101–12,884 sq ft on Jalan Suria, Jalan Lembah, Jalan Bayu, Jalan Gunung and Jalan Tasik) and nine four-storey (median RM1,941,000). A township with hospitals and campuses generates its own shop tenants. 这里登记了 33 笔店屋成交：双层 10 笔（中位价 RM512,500，Jalan Suria 与 Jalan Alam，面积 2,583 平方尺）、三层 14 笔（中位价 RM1,075,000，分布于 Jalan Suria、Jalan Lembah、Jalan Bayu、Jalan Gunung 与 Jalan Tasik，面积 4,101–12,884 平方尺）、四层 9 笔（中位价 RM1,941,000）。一个有医院和校园的市镇，会自己长出店屋租客。
And the questions to ask before you like it too much以及在你太喜欢它之前该问的问题
🏠 If you are buying to live here如果你是买来自住
📈 If you are buying to rent out如果你是买来出租
The street name tells you the land size. Learn nine names and you can read any listing here.街名会告诉你地段多大。记住九个名字，你就能读懂这里的任何一则挂牌。
Bandar Seri Alam has no published phase numbers we could verify. What it has instead is a transaction record that attaches a street name and a land size to individual sales — which is better. Every size and price band in the table below is read off that record, not estimated. Where the record is silent, the cell says so. Bandar Seri Alam 没有我们能查证的公开期数编号。取而代之的，是一份会把街名 与地段面积 一起附在个别成交上的成交纪录 —— 那其实更好用。下表里的每一个面积与价格区间，都读自那份纪录，不是估算。纪录没写的，栏位就直说没写。
| Street family路名家族 | What trades on it该街段的成交屋型 | Land size in the record纪录中的地段面积 | Recorded prices纪录中的成交价 |
|---|---|---|---|
| Jalan Suria | Low-cost houses, single-storey terraces, and the two- and three-storey shop rows廉价屋、单层排屋，以及双层与三层店屋街 | 700 · 775 · 1,302 · 1,399 · 2,583 · 6,609 · 8,385 sq ft | RM220,000 – RM3,000,000 |
| Jalan Bayu | Single-storey and double-storey terraces, plus three-storey shops on Jalan Bayu 9单层与双层排屋，另有 Jalan Bayu 9 的三层店屋 | 1,012 · 1,195 · 1,302 · 1,399 · 4,101 · 5,554 · 6,146 sq ft | RM440,000 – RM1,050,000 |
| Jalan Tasek | Double-storey terraces, almost exclusively — and the smallest land sizes in the township几乎全是双层排屋 —— 也是全市镇最小的地段 | 807 · 829 sq ft | RM280,000 – RM500,000 |
| Jalan Alam Sitrin | Double-storey terraces, newer. No Street View coverage when we checked.较新的双层排屋。查验时无街景影像。 | 1,302 · 1,453 sq ft | RM525,000 – RM700,000 |
| Jalan Rimba | Double-storey semi-detached houses — the top of the residential market here双层半独立式 —— 这里住宅市场的顶端 | 3,200 · 3,364 · 3,800 · 4,000 sq ft | RM850,000 – RM1,242,000 |
| Jalan Bina | Double-storey semi-detached houses双层半独立式 | 3,498 · 3,574 sq ft | RM1,050,000 – RM1,200,000 |
| Jalan Sinaran · Persiaran Sinaran Ilmu | Semi-detached houses on Jalan Sinaran 2/8; the campus road runs through this familyJalan Sinaran 2/8 的半独立式；校园大道也属这个家族 | 2,624 sq ft | RM870,000 – RM970,000 |
| Jalan Lembah · Jalan Gunung · Jalan Tasik | Three-storey shops. Jalan Lembah carries the largest commercial lots recorded here.三层店屋。这里登记面积最大的商业地段，就在 Jalan Lembah。 | 4,725 – 12,884 sq ft | RM650,000 – RM4,000,000 |
| Jalan Alam · Jalan Bukit | A double-storey shop row on Jalan Alam 3; terraced factory units on Jalan Bukit 9 and 10Jalan Alam 3 有一段双层店屋；Jalan Bukit 9 与 10 是排屋式厂房 | 2,583 sq ft (shop)（店屋） | RM560,000 – RM750,000 |
| The strata blocks分层产权楼 | Condominiums, flats, low-cost flats and town houses. The record gives a floor level instead of a street.公寓、组屋、廉价组屋与排屋式公寓。纪录给的是楼层，不是街名。 | 527 · 657 · 710 · 743 · 753 · 818 · 850 · 851 · 904 · 936 · 1,033 · 1,335 · 2,196 sq ft | RM120,000 – RM450,000 |
Eleven residential products under one township name, and a 7x price spread一个市镇名下的十一种住宅产品，价格相差七倍
Every figure below is a recorded median or a recorded band from registered subsale transactions, 2021 to 2026 — not an asking price and not our estimate. The land sizes are the ones that actually appear in the record. Read the caution under the table before you compare any two types by price per square foot. 以下每一个数字，都是 2021 至 2026 年登记二手成交的中位数或区间 —— 不是挂牌价，也不是我们的估算。面积则是纪录中真的出现过的数字。在你用「每平方尺」比较任何两种屋型之前，请先看表格下方的提醒。
Low-cost house廉价屋
Single-storey terrace单层排屋
Double-storey terrace双层排屋
Double-storey semi-detached双层半独立式
Condominium, flat & low-cost flat公寓、组屋与廉价组屋
Shops, two to four storeys双层至四层店屋
Sixth on volume in the mukim, and the arithmetic actually balances区内成交量第六，而且这笔帐是对得起来的
Mid-table on price, top quartile on stability价格中段，稳定度前段
Four usable years, and two of them are thin四个可用的年份，其中两个很薄
The grey number beside each year is that year’s recorded transaction count on this card. 2021 and 2022 hold four and nine sales — far too few to publish a median from, so we do not. 2025 and 2026 are still filling in, because registered records lag roughly six months. The whole of the +8.1% story lives in those last two thin bars. 每一年旁边的灰色数字，是本卡该年的登记成交笔数。2021 与 2022 年只有 4 笔与 9 笔 —— 少到不足以据此公布中位数，所以我们不公布。2025 与 2026 年仍在补录中，因为登记纪录约滞后半年。而整个「+8.1%」的故事，就活在最后那两根很薄的柱子里。
656 = 597 residential + 59 commercial, and every type is accounted for656 = 597 住宅 + 59 商用，每一种屋型都对得上
Residential (597): 219 double-storey terrace, 158 condominium or apartment, 67 low-cost flat, 44 flat, 41 single-storey terrace, 29 double-storey semi-detached, 23 low-cost house, 9 town house, 3 serviced apartment, 2 cluster house, 2 bungalow. Commercial (59): 14 three-storey shop, 12 semi-detached factory, 11 terraced factory, 10 double-storey shop, 9 four-storey shop, 2 shop or retail lot, 1 detached factory. Both sums are exact. We are showing you the arithmetic because a page that quotes a median without ever showing what is inside it is asking you to trust it, and you should not have to. 住宅（597 笔）：双层排屋 219、公寓 158、廉价组屋 67、组屋 44、单层排屋 41、双层半独立式 29、廉价屋 23、排屋式公寓 9、服务式公寓 3、田字屋 2、独立式 2。商用（59 笔）：三层店屋 14、半独立式厂房 12、排屋式厂房 11、双层店屋 10、四层店屋 9、店面 2、独立式厂房 1。两组数字都是刚好加满的。我们把算式摊开给你看，是因为一个只报中位数、却从不告诉你里面装了什么的页面，等于在要求你相信它 —— 而你本来不必。
Every number here is a recorded sale. The rent column is empty on purpose.这里每一个数字都是登记成交。租金栏是刻意留白的。
Registered subsale records for the Bandar Seri Alam card, 2021 to 2026: 656 transactions, median RM460,000 at RM315 psf across all property types; 597 residential transactions, median RM440,000 at RM322 psf; 59 commercial, median RM1,000,000 at RM213 psf. The per-type figures below are medians and typical bands from the same record. Bandar Seri Alam 区域卡 2021 至 2026 年的登记二手成交：全类型 656 笔，中位价 RM460,000、每尺 RM315；住宅 597 笔，中位价 RM440,000、每尺 RM322；商用 59 笔，中位价 RM1,000,000、每尺 RM213。下表各屋型的数字，同样取自这批纪录的中位数与常见区间。
| Type类型 | Sales笔数 | Median中位价 | Typical band常见区间 | Monthly rent月租 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|---|
| Low-cost flat廉价组屋 | 67 | RM145,000 | RM124,000 – 166,000 | No published data无公开数据 | No不可以 |
| Flat组屋 | 44 | RM182,500 | RM147,000 – 218,000 | No published data无公开数据 | No不可以 |
| Condominium / apartment公寓 | 158 | RM290,000 | RM178,000 – 402,000 | No published data无公开数据 | Below RM1m strata floor低于 RM100 万分层门槛 |
| Low-cost house廉价屋 | 23 | RM290,000 | RM247,000 – 333,000 | No published data无公开数据 | No不可以 |
| Town house排屋式公寓 | 9 | RM300,000 | RM270,000 – 361,000 | No published data无公开数据 | No不可以 |
| Single-storey terrace单层排屋 | 41 | RM470,000 | RM379,000 – 561,000 | No published data无公开数据 | No不可以 |
| Double-storey terrace双层排屋 | 219 | RM570,000 | RM359,000 – 781,000 | No published data无公开数据 | No不可以 |
| Double-storey semi-detached双层半独立式 | 29 | RM1,050,000 | RM896,000 – 1,200,000 | No published data无公开数据 | No, under RM2m不可以，低于 RM200 万 |
| Double-storey shop双层店屋 | 10 | RM512,500 | RM380,000 – 648,000 | No published data无公开数据 | Commercial rules商用另有规定 |
| Three-storey shop三层店屋 | 14 | RM1,075,000 | RM600,000 – 2,040,000 | No published data无公开数据 | Commercial rules商用另有规定 |
| Four-storey shop四层店屋 | 9 | RM1,941,000 | RM1,500,000 – 2,300,000 | No published data无公开数据 | Commercial rules商用另有规定 |
| All residential全部住宅 | 597 | RM440,000 RM322 psf | RM280,000 – 600,000 | — | Below the RM2m landed threshold低于 RM200 万有地门槛 |
Four points, because only four years have enough sales to plot只有四个点，因为只有四年的笔数够画
Source: registered subsale records via NAPIC (JPPH), published by List.my and read on 7 September 2026. The series below is the residential median price per square foot for each calendar year on the Bandar Seri Alam card, with the recorded transaction count under each point. 2021 and 2022 are omitted — four and nine recorded sales respectively is not a median, it is an anecdote. Records lag roughly six months, so 2025 and 2026 remain incomplete. 来源：NAPIC（JPPH）登记二手成交纪录，经 List.my 公布，读取日期 2026 年 9 月 7 日。下方数列为 Bandar Seri Alam 卡上每一年 住宅 的中位每平方尺价，每个点下方标示该年登记笔数。2021 与 2022 年不入图 —— 4 笔与 9 笔算不出中位数，那只是轶事。纪录约滞后半年，因此 2025 与 2026 年尚未补齐。
What the shape of this line does and does not prove这条线的形状能证明什么，不能证明什么
Residential price per square foot on this card reads RM326 in 2023, RM319 in 2024, RM329 in 2025 and RM342 in 2026. Over the same years the residential median price reads RM400,000, RM420,000, RM500,000 and RM480,000. Both series point up, which is a genuinely better picture than several neighbours can show. But look at the counts underneath: 255, 297, 76, 15. The two years doing almost all of the work carry 91 sales between them, and in a township where 45 per cent of turnover is strata, a year in which slightly more terrace houses happened to close will move the median per foot on its own. We are describing a mix effect as a possibility, not asserting it — the published record does not break the transactions down far enough to prove or disprove it. Anyone who tells you confidently that Bandar Seri Alam is compounding at 8 per cent a year is reading four data points, two of them thin. 这张卡的住宅中位每尺价依序是：2023 年 RM326、2024 年 RM319、2025 年 RM329、2026 年 RM342。同期的住宅 中位成交价 则是 RM400,000、RM420,000、RM500,000、RM480,000。两条数列都往上 —— 这确实比好几个邻区的图形好看。但请看下面的笔数：255、297、76、15。做了几乎全部功的那两年，加起来只有 91 笔；而在一个 45% 换手量是分层产权的市镇里，某一年刚好多成交几间排屋，就足以单独把中位每尺价拉上去。我们把「成交结构效应」说成一种可能，而不是断言 —— 公开纪录的拆分程度不足以证明或推翻它。任何人若很有把握地告诉你 Bandar Seri Alam 每年以 8% 复利成长，他手上只有四个点，其中两个还很薄。
Residential median psf by year住宅中位每尺，逐年
A foreign passport does not get in here. A Malaysian one with an SGD salary gets a lot.外国护照进不来。拿着马来西亚护照、领新币的人，能拿到很多。
Johor bars non-citizens from landed residential property below RM2 million and from strata below RM1 million. The most expensive residential type recorded in Bandar Seri Alam is the semi-detached house at a median of RM1,050,000. Nothing residential in this township clears either bar with room to spare. 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 Seri Alam 登记价格最高的住宅屋型是半独立式，中位价 RM1,050,000。这个市镇没有任何一种住宅能宽裕地越过这两条线。
Monthly repayment每月供款
Defaults set to the recorded residential median of RM440,000 with a 10% deposit — the realistic shape of a purchase here.预设值为住宅登记中位价 RM440,000、首期 10% —— 这是这里比较写实的成交样貌。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM440,000. If you are a Malaysian first-time buyer, watch the stamp duty line — at RM500,000 and below the exemption is worth more than most people realise, and most of this township sits under that line.预设 RM440,000。如果你是马来西亚首购族，请留意印花税那一行 —— 在 RM500,000 以下，那项豁免的价值比多数人以为的高，而这个市镇大部分存量都在这条线之下。
Johor sets a RM2 million minimum on landed residential property for non-citizens and RM1 million on strata. The highest residential transaction recorded in Bandar Seri Alam across six years is RM1,242,000. The figures shown are the correct rates for a non-citizen — flat 8% transfer stamp duty from 1 January 2026, plus Johor’s state consent fee of 3% of valuation with a RM30,000 minimum — but no amount of cash makes a RM440,000 house in this township available to a foreign passport holder. 柔佛对非公民购买有地住宅设有 RM200 万、分层产权 RM100 万 的最低价门槛。Bandar Seri Alam 六年内登记的最高住宅成交是 RM1,242,000。上方显示的是非公民适用的正确税率 —— 自 2026 年 1 月 1 日起转让印花税统一 8%，加上柔佛州同意书费为估价的 3%、最低 RM30,000 —— 但在这个市镇，再多现金也买不到一栋 RM440,000 的房子。
Tell me your passport and budget and I will send you the areas where the answer is actually yes. 把你的护照与预算告诉我，我把答案真的是「可以」的区域发给你。
Give me a street and a land size. That is 80% of the answer here.给我一个街名和一个地段面积，在这里，答案就有八成了。
In a township where the recorded medians run from RM145,000 to RM1,941,000 and the land sizes from 700 to 12,884 square feet, a general enquiry gets a general answer. A street name and a size get a list.在一个中位价从 RM145,000 横跨到 RM1,941,000、地段面积从 700 尺到 12,884 尺的市镇，笼统的询问只会换来笼统的回答。给我一个街名和一个面积，我给你一份名单。
Steady is not the same as good, and slow is a cost「稳」不等于「好」，而「慢」是一种成本
This is the section most agents delete. It is also the only part of this page that will save you money. Everything below is sourced; where a claim could not be sourced, we say so rather than dressing it up. 这一节是多数经纪会删掉的部分，也是这一页唯一真的能帮你省钱的部分。以下每一项都有出处；查不到出处的，我们直接说查不到，不加修饰。
✓ Strengths优势
- A 218-bed private hospital inside the township, plus a public hospital 2.6 km away. Regency Specialist has been operating here since 2009 with more than 80 specialists and over 200,000 patients a year. Very few townships at a RM460,000 median have anything close.市镇内有一家 218 床的私立医院，2.6 公里外还有一家公立医院。Regency 专科医院自 2009 年营运至今，专科医生逾 80 名、年服务超过 200,000 人次。中位价 RM460,000 的市镇里，很少有哪一个接近这个配置。
- Nine mapped schools and three tertiary campuses, covering national, Tamil, Chinese, Japanese and independent Chinese secondary schooling, all within a few kilometres. Families who secure a place do not move, and that is what makes a resale market predictable.地图上有九所学校与三座高等院校，涵盖国民、淡米尔、华文、日本人学校与独中分校，全在几公里内。抢到学额的家庭不会搬 —— 而这正是一个二手市场之所以可预测的原因。
- Three unrelated payrolls. Hospitals, campuses and the Pasir Gudang industrial belt fail for different reasons at different times. That is not a growth argument, it is a drawdown argument, and drawdown is what most buyers actually get hurt by.三张互不相干的薪水单。医院、校园与巴西古当工业带，会在不同的时间、因为不同的原因出问题。这不是一个「会涨」的论点，是一个「跌幅有限」的论点 —— 而真正伤到多数买家的，正是跌幅。
- Land is still cheap and the sizes are published. 700 to 775 sq ft low-cost houses from RM220,000; 807 to 829 sq ft double-storey terraces from RM280,000. Almost all of it sits under the RM500,000 first-time-buyer stamp duty exemption for 2026 and 2027.地还是便宜的，而且面积是公开的。700 至 775 平方尺的廉价屋自 RM220,000 起；807 至 829 平方尺的双层排屋自 RM280,000 起。这些几乎全部落在 2026 与 2027 年首购族 RM500,000 印花税豁免范围内。
- You can trade up without leaving the postcode. Semi-detached houses on Jalan Rimba and Jalan Bina record a median of RM1,050,000 on 3,200 to 4,000 sq ft. A township with a genuine top end holds its social mix better than one without.你可以在同一个邮区内换大屋。Jalan Rimba 与 Jalan Bina 的半独立式，地段 3,200 至 4,000 平方尺，登记中位价 RM1,050,000。一个有真正高端产品的市镇，比没有的更能守住它的人口结构。
△ Things to weigh需要权衡的
- The records are split, and nobody has explained why. 811 transactions on one card ending in 2023, 656 on another barely starting before it, same postcode. Every price statistic you are quoted for Seri Alam is therefore only half a picture unless the speaker tells you which card. We could not find a published explanation and are not going to invent one. 纪录是被拆开的，而且没有人解释过为什么。一张卡 811 笔、止于 2023 年；另一张 656 笔、几乎从 2023 年才开始 —— 邮区却是同一个。因此，别人报给你的任何一个 Seri Alam 价格数字，若没说清楚出自哪一张卡，就只是半张图。我们找不到公开的说明，也不打算编一个。
- The +8.1% rests on 91 transactions. Seventy-six recorded sales in 2025 and fifteen so far in 2026, in a township where 45 per cent of residential turnover is strata. A quarter in which a handful more terrace houses close will move that number on its own. Treat it as a signal, not a measurement, and expect it to move as NAPIC records catch up. 那个 +8.1% 背后只有 91 笔成交。2025 年 76 笔、2026 年至今 15 笔 —— 而这个市镇 45% 的住宅换手量是分层产权。某一季多成交几间排屋，就足以单独把这个数字推动。请把它当成讯号而不是量测值，并且预期它会随 NAPIC 补录而变动。
- Almost half of what trades here is not landed. 272 of 597 residential sales are strata: 158 condominium or apartment, 67 low-cost flat, 44 flat, 3 serviced apartment. If your plan is to buy a terrace house and rent it, you are entering a rental market whose centre of gravity is a cheaper product than yours. 这里成交的东西有将近一半不是有地。597 笔住宅成交中有 272 笔是分层产权：公寓 158、廉价组屋 67、组屋 44、服务式公寓 3。如果你的计划是买一间排屋出租，你要进入的是一个重心落在比你便宜的产品上的租赁市场。
- There is no published rental data at all. Our source puts rental yield for this township behind a paid subscription rather than publishing it, and we found no reliable free series. If someone quotes you a yield for Bandar Seri Alam, ask to see the three tenancies it came from before you use it. 完全没有公开的租金数据。我们的资料来源把这个市镇的租金回报放在付费订阅之后，并未公开；我们也找不到可靠的免费数列。如果有人给你一个 Bandar Seri Alam 的租金回报率，在你使用它之前，请先要求看它背后的三份租约。
- This is a Pasir Gudang address, with everything that implies. The city’s declared industries are petrochemicals, shipbuilding, heavy industry and palm oil storage, anchored on Johor Port and Tanjung Langsat. That is what pays for the houses. It is also what people mean when they ask about air and water in this district — and this page is not going to pretend the question does not exist. 这是一个巴西古当的门牌，它意味着什么就意味着什么。这座城市列明的产业是石化、造船、重工业与棕油储运，核心是 Johor Port 与 Tanjung Langsat。这是这里房子的钱的来源；这也是别人在问这个县的空气与水质时，心里真正在问的事 —— 本页不会假装这个问题不存在。
- The developer’s group has been in the news, and you should know the actual shape of it. Bandar Seri Alam was developed by Seri Alam Properties, a subsidiary of United Malayan Land. A 2021 demerger required 618 land lots in Bandar Seri Alam to be transferred to a company linked to Tan Sri Syed Mokhtar Al-Bukhary; reporting by The Edge says 617 went through and one lot did not. A seizure order over a separate 192 lots followed in May 2026 — those 192 were reported as not in Bandar Seri Alam — and it was withdrawn on 22 July 2026, with UMLand withdrawing its court challenge on 30 July 2026. None of this touches a completed house with its own individual title. All of it is a reason to run the title search properly. 发展商的集团上过新闻，而你该知道它真实的形状。Bandar Seri Alam 由 Seri Alam Properties 开发，该公司隶属 United Malayan Land。2021 年的一次拆分交易，要求把 Bandar Seri Alam 的 618 块地段转让给与丹斯里赛莫达相关的公司；《The Edge》报导指其中 617 块完成、1 块未完成。2026 年 5 月，另有一道针对 192 块地段的扣押令 —— 报导明确指出那 192 块 不在 Bandar Seri Alam —— 该扣押令已于 2026 年 7 月 22 日撤销，UMLand 亦于 7 月 30 日撤回诉讼。这一切都不会碰到一间已有个别地契的成屋。但这一切都是「把产权查册做足」的理由。
- We could not verify the township’s start year or the tenure of any phase. Not from the developer, not from the council, not from any portal. For a 3,762-acre township that is unusual, and it means both answers have to come off the title search rather than off a listing. 我们查不到这个市镇的起建年份，也查不到任何一期的地契年期。发展商没有，市政厅没有，房产入口网站也没有。以一个 3,762 英亩的市镇而言并不常见 —— 这代表这两个答案只能来自产权查册，不能来自挂牌资料。
- Nothing here re-rates on a Singapore headline. That is the flip side of three local payrolls. If your investment thesis depends on the Johor-Singapore Special Economic Zone lifting this postcode, note that we deliberately make no such claim on this page: we could not verify a specific designation for this township, and a page that cannot verify something should not sell it to you. 这里不会因为新加坡的一条新闻而重新定价。这是「三张本地薪水单」的另一面。如果你的投资论点依赖柔新经济特区把这个邮区抬起来，请注意：本页刻意不做这个宣称 —— 我们无法查证这个市镇有任何具体的特区身分，而一个查不到的东西，页面就不该拿来卖给你。
Bandar Seri Alam FAQBandar Seri Alam 常见问题
How much does a house in Bandar Seri Alam cost?Bandar Seri Alam 的房子多少钱？
Registered subsale records for the Bandar Seri Alam area card show 656 transactions between 2021 and 2026, a median of RM460,000 and a median of RM315 per square foot. The 597 residential transactions alone median RM440,000 at RM322 per square foot. By recorded type the medians are RM145,000 for a low-cost flat, RM182,500 for a flat, RM290,000 for a condominium or apartment, RM290,000 for a low-cost house, RM300,000 for a town house, RM470,000 for a single-storey terrace, RM570,000 for a double-storey terrace and RM1,050,000 for a double-storey semi-detached house. Bandar Seri Alam 这张区域卡的登记二手成交纪录显示：2021 至 2026 年共 656 笔，中位价 RM460,000、中位每平方尺 RM315。单看 597 笔住宅，中位价 RM440,000、每平方尺 RM322。按屋型划分的登记中位价为：廉价组屋 RM145,000、组屋 RM182,500、公寓 RM290,000、廉价屋 RM290,000、排屋式公寓 RM300,000、单层排屋 RM470,000、双层排屋 RM570,000、双层半独立式 RM1,050,000。
Why are there two Seri Alam entries in the transaction records?为什么成交纪录里有两个 Seri Alam？
Because the published records split this postcode into two separate area cards. Bandar Baru Seri Alam carries 811 transactions, and every one of them falls in 2021, 2022 or 2023, so its twelve-month price change is shown as unavailable. Bandar Seri Alam carries 656 transactions, of which only 13 predate 2023. Both cards give postcode 81750, township Masai and mukim Plentong. The published record does not explain the split, so any Seri Alam price statistic you are quoted should be traced back to whichever of the two cards it came from. 因为公开纪录把这个邮区拆成了两张区域卡。Bandar Baru Seri Alam 有 811 笔成交，而这 811 笔全部落在 2021、2022 与 2023 年，所以它的十二个月涨跌显示为「无资料」。Bandar Seri Alam 有 656 笔，其中只有 13 笔早于 2023 年。两张卡的邮区都是 81750、市镇都是 Masai、区都是 Plentong。公开纪录没有解释这个拆分，因此别人报给你的任何一个「Seri Alam」价格数字，都应该先追问它出自哪一张卡。
How far is Bandar Seri Alam from the Causeway and Singapore?Bandar Seri Alam 离长堤与新加坡有多远？
Modelled free-flow driving distances from the middle of the township, computed with the OSRM router on OpenStreetMap data on 7 September 2026, are 16.9 kilometres and about 16 minutes to Bangunan Sultan Iskandar at the Causeway, 17.2 kilometres and about 18 minutes to the Bukit Chagar RTS Link terminus, and 18.5 kilometres and about 19 minutes to JB Sentral. Those are no-traffic figures and therefore a floor, not a promise. At peak hours the approach to the crossing is materially slower, and you should drive it yourself at the hour you would actually travel. 以 OSRM 路径引擎在 OpenStreetMap 资料上计算、2026 年 9 月 7 日读取的「无车流」驾车数值，自社区中段出发：到长堤的 Bangunan Sultan Iskandar 为 16.9 公里、约 16 分钟；到 Bukit Chagar 的 RTS 总站为 17.2 公里、约 18 分钟；到 JB Sentral 为 18.5 公里、约 19 分钟。这些是不塞车状态下的数值，因此是下限，不是承诺。高峰时段接近关口的路段会明显更慢，请你自己在真正会出门的时段开一次。
What schools and universities are in Bandar Seri Alam?Bandar Seri Alam 有哪些学校与大学？
OpenStreetMap records the following inside or on the edge of the township: Sekolah Kebangsaan Bandar Seri Alam, Sekolah Kebangsaan Seri Alam 2, Sekolah Menengah Kebangsaan Seri Alam, Sekolah Menengah Kebangsaan Seri Alam 2, Sekolah Menengah Kebangsaan Dato Penggawa Timur, Sekolah Jenis Kebangsaan Tamil Bandar Seri Alam, Sekolah Jenis Kebangsaan Cina Nam Heng, a Japanese school, Pegasus school, MRSM Johor Bahru, the Foon Yew High School Seri Alam branch, the Universiti Teknologi MARA Pasir Gudang campus and a Universiti Kuala Lumpur campus. Wikipedia lists further institutions that we could not confirm from a second source, so this page names only the mapped ones. OpenStreetMap 在这个市镇内部或边缘记录到：Sekolah Kebangsaan Bandar Seri Alam、Sekolah Kebangsaan Seri Alam 2、Sekolah Menengah Kebangsaan Seri Alam、Sekolah Menengah Kebangsaan Seri Alam 2、Sekolah Menengah Kebangsaan Dato Penggawa Timur、Sekolah Jenis Kebangsaan Tamil Bandar Seri Alam、南兴华小（SJK(C) Nam Heng）、一所日本人学校、Pegasus 学校、MRSM Johor Bahru、宽柔中学至达城分校、玛拉工艺大学（UiTM）巴西古当校区，以及一座吉隆坡大学（UniKL）校园。维基百科还列出了一些我们无法从第二个来源确认的院校，因此本页只写有地图纪录的。
Is there a hospital in Bandar Seri Alam?Bandar Seri Alam 有医院吗？
Yes, two within five minutes. Regency Specialist Hospital sits inside the township on Jalan Suria 1 and states on its own website that it was founded in 2009, has a 218-bed capacity, serves over 200,000 patients a year and carries more than 80 specialists. The public Hospital Pasir Gudang is mapped about 2.6 kilometres west of the township centre. Klinik Kesihatan Masai and Poliklinik Penawar both sit on the township edge. For a market at this price level that is an unusually deep medical cluster. 有，而且五分钟内有两家。Regency Specialist Hospital（帝康专科医院）就在市镇内的 Jalan Suria 1，其官网载明创立于 2009 年、床位 218 张、每年服务超过 200,000 名病人、拥有逾 80 名专科医生。公立的 Pasir Gudang 医院在地图上位于市镇中心以西约 2.6 公里。Klinik Kesihatan Masai 与 Poliklinik Penawar 都在市镇边缘。以这个价位的市场而言，这样的医疗聚落厚得不寻常。
Can foreigners buy a house in Bandar Seri Alam?外国人可以在 Bandar Seri Alam 买房吗？
Almost never, at least not a landed one. Johor sets a RM2 million minimum purchase price on landed residential property for non-citizens. The most expensive residential type recorded here is the double-storey semi-detached house at a median of RM1,050,000, with the recorded band topping out around RM1.2 million. Only the four-storey shop category, at a recorded median of RM1,941,000, comes near the line, and that is commercial property under different rules. A non-citizen looking at this township is realistically looking at strata property or at another part of Johor. 几乎不可能，至少有地住宅不行。柔佛对非公民购买有地住宅设有 RM200 万的最低价门槛。这里登记价格最高的住宅屋型是双层半独立式，中位价 RM1,050,000，登记区间上缘约 RM120 万。唯一接近那条线的是四层店屋（登记中位价 RM1,941,000），而那属于商用产业，适用另一套规定。非公民若看这个市镇，现实的选择是分层产权，或柔佛的其他地区。
Which streets in Bandar Seri Alam carry which house type?Bandar Seri Alam 哪几条街对应哪一种屋型？
The transaction record attaches street names and land sizes to individual sales. Low-cost houses of 700 and 775 square feet trade on Jalan Suria. Single-storey terraces of 1,195 to 1,400 square feet trade on Jalan Suria and Jalan Bayu. Double-storey terraces trade on Jalan Tasek at 807 and 829 square feet, on Jalan Bayu at 1,012 and 1,195 square feet and on Jalan Alam Sitrin at 1,453 square feet. Double-storey semi-detached houses trade on Jalan Sinaran at 2,624 square feet, on Jalan Rimba at 3,200 to 4,000 square feet and on Jalan Bina at 3,498 to 3,574 square feet. Three-storey shops trade on Jalan Suria, Jalan Lembah, Jalan Bayu, Jalan Gunung and Jalan Tasik. 成交纪录会把街名与地段面积附在个别成交上。700 与 775 平方尺的廉价屋成交在 Jalan Suria。1,195 至 1,400 平方尺的单层排屋成交在 Jalan Suria 与 Jalan Bayu。双层排屋则分别是 Jalan Tasek 的 807 与 829 平方尺、Jalan Bayu 的 1,012 与 1,195 平方尺、Jalan Alam Sitrin 的 1,453 平方尺。双层半独立式成交在 Jalan Sinaran 的 2,624 平方尺、Jalan Rimba 的 3,200 至 4,000 平方尺、Jalan Bina 的 3,498 至 3,574 平方尺。三层店屋则成交在 Jalan Suria、Jalan Lembah、Jalan Bayu、Jalan Gunung 与 Jalan Tasik。
Who developed Bandar Seri Alam and does the UMLand land dispute affect buyers?Bandar Seri Alam 是谁开发的？UMLand 的土地纠纷会影响买家吗？
The township is an initiative of Seri Alam Properties Sdn Bhd, a subsidiary of United Malayan Land Bhd. A 2021 demerger required UMLand subsidiaries to transfer 618 land lots in Bandar Seri Alam to a company linked to Tan Sri Syed Mokhtar Al-Bukhary. Reporting by The Edge says 617 of the 618 were transferred with one lot outstanding, that a separate seizure order over 192 lots was issued in May 2026, that those 192 lots were not in Bandar Seri Alam, that the seizure order was withdrawn on 22 July 2026 and that UMLand withdrew its judicial review on 30 July 2026. A completed subsale house with its own individual title is a different transaction from a developer sale, but this is a reason to run a proper title search rather than to skip one. 这个市镇由 Seri Alam Properties Sdn Bhd 开发，该公司是 United Malayan Land Bhd（UMLand）的子公司。2021 年的一次拆分交易，要求 UMLand 旗下公司把 Bandar Seri Alam 的 618 块地段转让给与丹斯里赛莫达（Tan Sri Syed Mokhtar Al-Bukhary）相关的公司。《The Edge》报导指：618 块中已转让 617 块、余 1 块未完成；另有一道针对 192 块地段的扣押令于 2026 年 5 月发出；那 192 块地段并不在 Bandar Seri Alam；该扣押令已于 2026 年 7 月 22 日撤销；UMLand 亦于 2026 年 7 月 30 日撤回司法审查申请。买一间已有个别地契的二手成屋，和向发展商买楼是两回事 —— 但这仍然是一个「该做产权查册」而不是「可以省掉」的理由。
Five cards in the same mukim, and one of them is the other half of this one同一个区里的五张卡，其中一张是这一张的另一半
All five sit in the mukim of Plentong and all five come from the same comparison table, so the headline figures are directly comparable in method. What is not comparable is the window: read the last row before you draw any conclusion.这五张卡都在 Plentong 区内，且取自同一张对照表，因此标题数字在方法上可直接比较。不能直接比较的是「时间窗口」—— 在你下任何结论之前，请先看最后一行。
| Bandar Seri Alam | Bandar Baru Seri Alam | Taman Kota Masai | Taman Scientex | Bandar Baru Permas Jaya | |
|---|---|---|---|---|---|
| Recorded sales登记成交笔数 | 656 | 811 | 1,357 | 883 | 1,387 |
| Median price中位成交价 | RM460,000 | RM440,000 | RM360,000 | RM370,000 | RM488,000 |
| Median psf中位每尺 | RM315 | RM317 | RM335 | RM374 | RM370 |
| Twelve-month psf change每尺十二个月变动 | +8.1% | not available无资料 | −3.2% | +3.6% | +9.7% |
| Free-flow drive from Seri Alam自 Seri Alam 无车流车程 | — | same postcode同一邮区 | 14 min | not measured未实测 | 11 min |
| Years the records cover纪录涵盖的年份 | 2023–2026 | 2021–2023 | 2021–2026 | 2021–2026 | 2021–2026 |
| Character性格 | Hospital, campuses and industry, all local pay医院、校园与工业，全是本地薪水 | The same postcode, an earlier window同一邮区，较早的时间窗口 | Industrial-belt housing, deep and cheap工业带住宅，量厚价低 | Same corridor, higher per foot同一走廊，每尺更高 | Closest to the city, most expensive最靠近市区，也最贵 |
Tell me the street and the land size. I will bring the dated comparables.告诉我街名与地段面积，我把带日期的可比成交带来。
This is a postcode where dates matter more than adjectives, because the records are split across two cards. Give me a street and a size and I will come back with what has sold on it, when it sold, which card it was recorded under, and what is on the market now. 这是一个「日期比形容词更重要」的邮区 —— 因为它的纪录被拆在两张卡上。给我一个街名与一个面积，我会回覆你：那条街卖过什么、什么时候卖的、登记在哪一张卡上，以及现在市场上有什么。