Setia Eco Garden: the +18.7%
headline, and the 9 sales behind it
Setia Eco Garden：+18.7%
标题背后的那 9 笔成交
Of the twelve busiest addresses in Mukim Pulai, Setia Eco Garden posted the largest twelve-month per-foot gain: +18.7%, on a base of 320 registered sales since 2021 and a median of RM605,000. We pulled every year apart. What we found is not a fake number like some — it’s a real, gentle five-year climb, compressed into a headline built on nine transactions in 2025 and one in 2026. This page shows both, plus the two schools that sit inside this township and its overlooked sibling, Laman Setia. 在 Pulai 一区成交量最高的十二个门牌里，Setia Eco Garden 的十二个月每尺价涨幅最大：+18.7%，样本是 2021 年以来 320 笔登记成交、中位价 RM605,000。我们把每一年分开拉出来看。结果不是假数字——是真实但温和的五年涨幅，被压缩进一个建立在 2025 年 9 笔、2026 年 1 笔 成交上的标题里。这一页把两者都摊开，还有这个市镇里两所校舍，以及常被忽略的邻居 Laman Setia。
© Chongkian · CC BY-SA 4.0 · Wikimedia CommonsSetia Eco Garden in 30 seconds30 秒看懂 Setia Eco Garden
- What it is: Setia Eco Garden is NAPIC/List.my’s tracking name for Setia Eco Gardens, an S P Setia landed township that sits across the Gelang Patah / Pekan Nanas postal boundary in Mukim Pulai, Iskandar Puteri. It is the fourth S P Setia address in this series, and it shares its township — and its schools — with the separately tracked Laman Setia precinct next door. 它是什么：Setia Eco Garden 是 NAPIC／List.my 对 Setia Eco Gardens 的追踪命名——这是 S P Setia 在 Mukim Pulai、Iskandar Puteri 开发的有地市镇，横跨 Gelang Patah 与 Pekan Nanas 的邮政分界。这是本系列第四个 S P Setia 门牌，与隔壁另一个 NAPIC 独立追踪的分区 Laman Setia 同属一个市镇，共用校舍。
- The number that matters: 320 registered subsale transactions from 2021 to 2026, median RM605,000, and a headline twelve-month per-square-foot move of +18.7% — the largest of any busy address in the mukim. That badge is what brought you here, so we checked it first. 关键数字：2021 至 2026 年登记二手成交 320 笔，中位价 RM605,000，标题式十二个月每尺涨幅 +18.7% —— 是该 mukim 所有热门区域中最高的。这个标题数字是你点进这一页的原因，所以我们先查了它。
- What we found: the recent window behind that +18.7% holds nine transactions in 2025 and one in January 2026. It lines up almost exactly with the jump from 2024’s median of RM377 psf (64 sales) to 2025’s RM447 (9 sales). The five-year drift is real — RM378 to RM450 psf, about +19% since 2021 — but that is a gentle multi-year climb, not a sudden one-year surge. 我们查到的：撑起这个 +18.7% 的近期窗口只有 2025 年 9 笔、2026 年 1 月 1 笔 成交。它几乎精确对应 2024 年中位每尺 RM377（64 笔）涨到 2025 年 RM447（9 笔）的落差。五年的温和涨幅确实存在——2021 年以来从 RM378 涨到 RM450，约 +19%——但那是缓步的多年爬升，不是突然的单年飙升。
- The detail almost nobody mentions: Setia Eco Garden has two schools inside its own boundary — Tenby Schools Setia Eco Gardens (ages 3–18, British international or Malaysian national curriculum) and SJKC Pai Tze, a national-type Chinese primary school, both on Jalan Laman Setia Utama. Most addresses in this series have none. 几乎没人提到的细节：Setia Eco Garden 自己的边界内就有两所学校 —— Tenby Schools Setia Eco Gardens（3–18 岁，英式国际课程或马来西亚国民课程）与国民型华文小学培知华小（SJKC Pai Tze），两者都在 Jalan Laman Setia Utama 上。本系列多数门牌是一所都没有。
- The honest catch: almost every recorded sale (300 of 320) is one product — a double-storey terrace, mostly at 1,399 sq ft — and this pocket of the township sits 24 minutes from the Second Link and 32 from the JB CIQ, further out than the other three S P Setia pages in this series. 诚实提醒：320 笔登记成交里有 300 笔是同一种产品——双层排屋，多数是 1,399 尺——而且这个市镇距二关 24 分钟、距新山 CIQ 32 分钟，比本系列其他三个 S P Setia 门牌都要远。
Inside Setia Eco Gardens, and the town around itSetia Eco Gardens 内部，与周边市镇
The first three photos below are shot inside Setia Eco Gardens itself — its commercial strip. The rest are Gelang Patah town and the wider Second Link corridor, which this address shares with the other estates in this series. 以下前三张实拍于 Setia Eco Gardens 内部——它的商业街。其余为 Gelang Patah 市镇与更大范围的二关走廊，本系列其他社区也共用这一带的配套。
Families anchored by two school gates on one road被同一条路上两座校门锁定的家庭
A township with a British international school and a national-type Chinese primary school inside its own boundary selects for a specific kind of buyer — one who wants the school run measured in a walk, not a drive.一个自己边界内同时有英式国际学校与国民型华小的市镇，会筛出特定一类买家——他们要的接送距离是用走的，不是用开车算的。
The Tenby familyTenby 家庭
Buys specifically because Tenby Schools Setia Eco Gardens — ages 3 to 18, British international or Malaysian national stream — sits on Jalan Laman Setia Utama, inside the township, not a drive away. Few landed addresses in Johor can say that.买这里就是因为 Tenby Schools Setia Eco Gardens——3 至 18 岁、英式国际或马来西亚国民课程——就在市镇内的 Jalan Laman Setia Utama 上，不用开车。柔佛没几个有地社区说得出这句话。
The SJKC family华小家庭
Wants a national-type Chinese primary school within walking distance. SJKC Pai Tze sits on the same Jalan Laman Setia Utama as Tenby — a genuine two-school stretch that most terrace townships in this series do not have.要的是走得到的华小。培知华小与 Tenby 同在 Jalan Laman Setia Utama 上——本系列多数排屋市镇没有的「一条路两所学校」。
The mixer, upsizing from Laman Setia从 Laman Setia 升级过来的买家
Already knows the township from Laman Setia next door, but wants a smaller, more liquid terrace rather than Laman Setia’s larger lots and thinner resale market — 320 recorded sales here since 2021 against Laman Setia’s 411, at a higher psf but more frequent turnover in recent years.已经透过邻居 Laman Setia 熟悉这个市镇，但想要更小、更容易脱手的排屋，而不是 Laman Setia 较大的地段与偏薄的二手市场——这里 2021 年以来 320 笔成交，Laman Setia 是 411 笔，每尺价较高，近年周转也较活跃。
The headline shopper — read this first追标题的买家 —— 请先读这段
If +18.7% is why you clicked, see the index section below before you commit. The stronger, more durable case for this address is two on-site schools and a uniform, easy-to-compare product — not a headline built on nine sales.如果你是冲着 +18.7% 点进来的，请先看下面的指数区块再做决定。这个门牌更扎实、更持久的理由，是两所校舍与统一、好比较的产品——不是一个建立在 9 笔成交上的标题。
The downsizer缩小房子的换屋族
Owns a larger, older terrace or semi-D elsewhere in Johor Bahru and is trading floor area for a newer, more consistent product and a shorter school run — at a median RM605,000 that is well within reach after a typical resale.目前在新山其他地方拥有较大、较旧的排屋或半独立式，愿意用面积换取更新、更一致的产品与更短的接送距离——中位价 RM605,000，一般换屋后完全负担得起。
A weekday at Setia Eco GardenSetia Eco Garden 的一个平日
Two school gates on the same road set the rhythm here more than any mall or highway does.这里的节奏由同一条路上的两座校门决定，多过任何商场或高速公路。
Drop-off at Tenby Schools Setia Eco Gardens or SJKC Pai Tze, both on Jalan Laman Setia Utama — a walk or a two-minute drive for most of the 300 double-storey terrace houses recorded here.送孩子到 Tenby 或培知华小，两校都在 Jalan Laman Setia Utama 上——对这里 300 栋双层排屋的多数住户，走路或开车两分钟就到。
Qdees Gelang Patah preschool, on Jalan Laman Setia 2/22, and the small commercial strip around Man Shan Restaurant and 988 Hotel handle breakfast and errands without leaving the township.Jalan Laman Setia 2/22 的 Qdees 幼儿园，加上 Man Shan 餐厅、988 Hotel 一带的小商业街，早餐和跑腿不必离开市镇。
For a real lunch out, it is a drive: Gelang Patah town centre is a short hop, AEON Mall Bukit Indah about 15 minutes, 12.4 km.要吃像样的午餐得开车：Gelang Patah 市镇中心不远，AEON Bukit Indah 商场约 15 分钟、12.4 公里。
Errands at the Setia Eco Gardens commercial strip — Man Shan Restaurant, Tong Xin Yuan Vegetarian Restaurant, 988 Hotel — or a short drive to Gelang Patah Penawar Policlinic for anything minor.在 Setia Eco Gardens 商业街跑腿——Man Shan 餐厅、Tong Xin Yuan 素食馆、988 Hotel——小毛病则开一小段路到 Gelang Patah Penawar Policlinic 诊所。
Pick-up, then homework. Most streets here — Jalan Laman Setia 3, 4 and 5 series — carry the same 1,399 to 1,668 sq ft terrace product, so this is a genuinely uniform school-run neighbourhood.接送，然后写功课。这里多数街道——Jalan Laman Setia 3、4、5 系列——都是同一种 1,399 至 1,668 尺排屋产品，所以这是一个产品高度一致、接送距离也一致的社区。
Second Link commuters start filtering home around now — 24 minutes and 22.5 km off-peak, longer at this hour. This is not a five-minutes-to-Singapore address.往二关通勤的人这时候陆续到家——非高峰 24 分钟、22.5 公里，这个时段会更久。这不是「五分钟到新加坡」的门牌。
Quiet residential streets, small local eateries. This is a school-and-sleep township, not a nightlife or retail destination — be honest with yourself about which one you are buying.安静的住宅街道，小型在地餐馆。这是一个「上学与睡觉」的市镇，不是夜生活或零售目的地——请对自己诚实，搞清楚你买的是哪一种。
On the boundary of two postcodes, inside one township横跨两个邮区边界，却是同一个市镇
Setia Eco Garden sits inside Setia Eco Gardens, an S P Setia township whose own street addresses split across two localities: NAPIC and most map searches tag it Gelang Patah, postcode 81500, while Google’s own place cards for streets such as Jalan Laman Setia Utama — and Tenby’s registered address — read Pekan Nanas, Johor. Both point to the same physical streets; verify the postcode on your own title before assuming either. Setia Eco Garden 位于 Setia Eco Gardens 这个 S P Setia 市镇内，而它自己的门牌地址横跨两个地区：NAPIC 与多数地图搜索把它标为 Gelang Patah，邮区 81500，但 Google 对 Jalan Laman Setia Utama 等街道的地点卡——以及 Tenby 的注册地址——写的是 Pekan Nanas, Johor。两者指的是同一批实体街道；请以你自己地契上的邮区为准，不要凭其中一个假设。
Practically, this is a western Iskandar Puteri address closer to the Second Link corridor than to the JB city centre, and further from both than the other three S P Setia estates in this series.实际上，这是 Iskandar Puteri 西侧的门牌，离二关走廊比离新山市中心近，但比本系列其他三个 S P Setia 社区都更远离两端。
Gelang Patah itself sits under the Iskandar Puteri City Council, part of the wider Iskandar Malaysia development corridor that also contains Port of Tanjung Pelepas and Forest City further south-west. None of that changes the daily commute math above — it is context, not a substitute for the actual drive times in the table.Gelang Patah 本身归 Iskandar Puteri 市议会管辖，属于更大范围的 Iskandar Malaysia 开发走廊的一部分，走廊内还包括西南方向更远的丹绒白丽帕斯港（Port of Tanjung Pelepas）与森林城市。这些背景不会改变上面的日常通勤数字——它是背景资讯，不能取代表格里的实际车程。
| Destination目的地 | Drive车程 |
|---|---|
| Tenby Schools Setia Eco Gardens 校内 | on-site市镇内 |
| Columbia Asia Hospital, Iskandar Puteri | 11 min · 9.3 km |
| AEON Mall Bukit Indah | 15 min · 12.4 km |
| Tuas Second Link 二关 | 24 min · 22.5 km |
| JB CIQ / Bangunan Sultan Iskandar | 32 min · 27.3 km |
Two schools inside, everything else is a drive校舍在内，其余都要开车
This is the trade this township makes: a genuinely short school run, in exchange for a longer drive to malls, hospitals and the checkpoint than the other S P Setia addresses in this series.这个市镇做的交易很明确：接送距离真的短，但去商场、医院与关卡的车程，比本系列其他 S P Setia 社区都远。
Schools学校便利
Tenby Schools Setia Eco Gardens (ages 3–18, British international or Malaysian national curriculum, part of the International Schools Partnership group) and SJKC Pai Tze sit on the same road, Jalan Laman Setia Utama. A Qdees preschool operates on Jalan Laman Setia 2/22.Tenby Schools Setia Eco Gardens（3–18 岁，英式国际或马来西亚国民课程，隶属 International Schools Partnership 集团）与培知华小同在 Jalan Laman Setia Utama 上。Jalan Laman Setia 2/22 另有一间 Qdees 幼儿园。
Roads道路
Furthest from the Second Link of the four S P Setia addresses in this series. Not a five-minute Singapore commute — plan for 24 minutes off-peak, longer at rush hour.在本系列四个 S P Setia 门牌中，距二关最远。不是「五分钟到新加坡」——非高峰请抓 24 分钟，高峰时段更久。
Medical & retail医疗与零售
Columbia Asia Hospital in Iskandar Puteri is the closest private hospital. Gelang Patah town centre covers daily errands; anything bigger means AEON Bukit Indah, 15 minutes out.Iskandar Puteri 的 Columbia Asia 医院是最近的私立医院。日常采买在 Gelang Patah 市镇中心解决；要大一点的商场，得开 15 分钟到 AEON Bukit Indah。
Not the headline number — the schools and the sample size重点不是那个标题数字 —— 是学校与样本量
Six reasons to look at Setia Eco Garden, and none of them is the +18.7% badge that brought you here.六个值得看 Setia Eco Garden 的理由，没有一个是把你带来这里的那个 +18.7% 徽章。
Two schools inside the boundary边界内两所学校
Tenby Schools Setia Eco Gardens (ages 3–18) and SJKC Pai Tze both sit on Jalan Laman Setia Utama, inside the township. Taman Setia Indah, the other Pulai-mukim S P Setia address in this series, has none inside its own boundary. Tenby Schools Setia Eco Gardens（3–18 岁）与培知华小都在市镇内的 Jalan Laman Setia Utama 上。本系列另一个 Pulai mukim 的 S P Setia 门牌 Taman Setia Indah，自己边界内一所都没有。
A uniform, comparable product统一、好比较的产品
300 of 320 recorded sales are the same thing: a double-storey terrace, mostly 1,399 sq ft. That consistency makes it one of the easier addresses in this series to price accurately — you are comparing like with like far more often than not. 320 笔登记成交里有 300 笔是同一种东西：双层排屋，多数 1,399 尺。这份一致性让它成为本系列里较容易准确定价的门牌之一——多数时候你比较的是同一种产品。
A real, if gentle, five-year climb真实但温和的五年涨幅
Strip out the thin 2025–2026 sample and the underlying NAPIC series still rose from RM378 psf in 2021 to RM450 in 2026 — about 19% over five years, roughly in line with steady mukim performers like Taman Mutiara Rini and Taman Skudai Baru. 拿掉样本单薄的 2025–2026 年，底层 NAPIC 数列仍从 2021 年每尺 RM378 涨到 2026 年 RM450——五年约 +19%，与 Taman Mutiara Rini、Taman Skudai Baru 等表现稳健的 mukim 门牌大致同步。
Same developer, three proven siblings同一发展商，三个已验证的姐妹社区
S P Setia also built Bukit Indah, Setia Tropika and Taman Setia Indah, all covered elsewhere in this series and all matured, occupied townships rather than paper plans. Setia Eco Gardens carries the same construction and estate-management track record. S P Setia 也开发了 Bukit Indah、Setia Tropika 与 Taman Setia Indah，本系列都有专页介绍，全部是已成熟入住的市镇，不是纸上蓝图。Setia Eco Gardens 承袭同一套建筑与物业管理纪录。
A named, trackable sibling next door隔壁有名有姓、可追踪的姐妹分区
Laman Setia, in the same township, is NAPIC-tracked separately with 411 sales, larger average lots, and its own honest read elsewhere in this series. Reading both pages before you choose a precinct is the closest thing to due diligence List.my data can offer here. 同一市镇内的 Laman Setia，NAPIC 独立追踪，411 笔成交、地段普遍更大，本系列另有专页诚实拆解。选分区前把两页都读一遍，是 List.my 数据能提供的最接近尽职调查的做法。
Below the foreign-ownership line — for citizens, that is an advantage在外籍门槛之下 —— 对公民而言是优势
Recorded median RM605,000 sits well under Johor’s RM2 million floor for non-citizens, which keeps this address closed to foreign buyers but also keeps it out of the price bracket that pulls in speculative foreign capital, unlike marina or golf addresses elsewhere in this series. 登记中位价 RM605,000 远低于柔佛给非公民设的 RM200 万门槛，这让此门牌对外籍买家关闭，但也让它避开了本系列滨水或球场门牌那种吸引投机性外资的价位带。
And the questions the brochure will not raise以及宣传册不会提的问题
📊 If the +18.7% is why you are here如果你是冲着 +18.7% 来的
🏫 If you are buying for the schools如果你是为了学校而买
Jalan Laman Setia 2 through at least 8Jalan Laman Setia 2 至少到 8 系列
Recorded subsales cluster on the Jalan Laman Setia 3, 4 and 5 series; a housing-society listing on 8/6 and a preschool on 2/22 confirm the numbering runs further than the resale data alone shows. Five Street View panoramas below are personally verified — three read “Gelang Patah” on Google’s own location card, two read “Pekan Nanas”, confirming the postcode split described above. 登记二手成交多数集中在 Jalan Laman Setia 3、4、5 系列；8/6 的一则住宅协会资料与 2/22 的幼儿园显示编号延伸得更远，不只二手成交数据显示的范围。以下五幅街景均经本人验证：三幅 Google 地点卡显示「Gelang Patah」，两幅显示「Pekan Nanas」，印证了前文所述的邮区分界。
| Precinct分区 | Recorded size range登记面积区间 | What it carries主要产品 | Notes备注 |
|---|---|---|---|
| Jalan Laman Setia 3 | 1,539–1,798 sq ft | Double-storey terrace双层排屋 | Some units addressed simply “Setia Eco Garden”部分单位地址仅写「Setia Eco Garden」 |
| Jalan Laman Setia 4 | 1,399–2,303 sq ft | Double-storey terrace, incl. wider corner lots双层排屋，含较宽的角间 | Widest recorded size spread of any precinct here此处面积落差最大的分区 |
| Jalan Laman Setia 5 | 1,561–2,196 sq ft | Double-storey terrace双层排屋 | Highest recorded price in our 2024 sample: RM950,000我们 2024 年样本中最高成交价：RM950,000 |
| Laman Setia Utama (main boulevard) | — | Tenby Schools & SJKC Pai Tze frontageTenby 与培知华小面向的大道 | No resale transactions recorded here — school and civic frontage此处未见登记二手成交 —— 学校与市政道路 |
| Jalan Laman Setia 2 & 8 | not in our resale sample不在我们的二手样本内 | Confirmed to exist (preschool at 2/22, housing society at 8/6)已确认存在（2/22 幼儿园、8/6 住宅协会） | Ask your agent for current listings on these numbers请向经纪询问这两个编号目前的现货 |
One house type, four sizes一种户型，四种面积
Almost everything here is a double-storey terrace — 300 of 320 recorded sales. Size, not style, is what actually varies, and bigger does not always mean pricier: the largest recorded lots (2,303 sq ft) traded at a lower per-foot rate than smaller ones nearby. 这里几乎清一色是双层排屋——320 笔登记成交里有 300 笔。真正有差异的是面积，不是款式；而且面积大不一定更贵：登记面积最大的地段（2,303 尺）每尺价反而低于附近较小的单位。
1,399 sq ft terrace1,399 尺排屋
1,539–1,668 sq ft terrace1,539–1,668 尺排屋
1,798–2,303 sq ft terrace1,798–2,303 尺排屋
Second-highest psf in the mukim — on a thin recent sample全 mukim 第二高每尺价 —— 建立在单薄的近期样本上
Second only to Horizon Hill仅次于 Horizon Hill
The largest gain — and the thinnest recent sample涨幅最大 —— 也是近期样本最薄的一个
Setia Eco Garden tops this table on a 2025 sample of 9 transactions; Laman Setia sits at the bottom on a 2025 sample of 13 — both figures deserve the same scepticism you would apply to any small-sample statistic. Setia Eco Garden 在这张表上排第一，样本是 2025 年 9 笔成交；Laman Setia 敬陪末座，样本是 2025 年 13 笔——两个数字都该用同样的怀疑态度看待，就像对待任何小样本统计一样。
The mukim’s more reliable performers — Taman Mutiara Rini, Taman Skudai Baru, Bukit Indah — all rest on sample sizes in the hundreds or low thousands. When a percentage and a transaction count disagree on which number to trust, trust the count. 这个 mukim 里较可靠的表现者——Taman Mutiara Rini、Taman Skudai Baru、Bukit Indah——样本量都是数百到数千笔。当百分比与成交笔数在「该信哪个数字」上意见不合时，请相信笔数。
RM605,000 median, RM395–412 psf depending on the window中位价 RM605,000，每尺 RM395–412（依窗口而定）
Registered subsale transactions: 320 sales, 2021–2026, median RM605,000, blended median psf RM395 across the full window or RM412 on the most recent 12-month reading used in the mukim comparison table. 登记二手成交：2021–2026 共 320 笔，中位 RM605,000，全窗口混合中位每尺 RM395，或 mukim 对照表采用的最新 12 个月读数 RM412。
| Size面积 | Type类型 | Price range价格区间 | Recorded psf登记每尺 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|
| 1,399 sq ft | 2-storey terrace双层排屋 | RM450k – 580k | RM321 – 500 | No不可 |
| 1,539–1,561 sq ft | 2-storey terrace双层排屋 | RM520k – 830k | RM338 – 536 | No不可 |
| 1,668 sq ft | 2-storey terrace双层排屋 | RM590k – 950k | RM354 – 569 | No不可 |
| 1,798–2,303 sq ft | 2-storey terrace, wider/corner双层排屋，较宽／角间 | RM612k – 730k | RM273 – 438 | No不可 |
| All types, recorded median全类型，登记中位 | — | RM605,000 RM395–412 psf · 2021–2026 | — | Below RM2m floor低于 RM200 万门槛 |
The chart stops in 2024 — on purpose图表画到 2024 年为止 —— 是刻意的
Source: registered transaction records via List.my and NAPIC (JPPH), pulled year by year on 2026-09-07. Years with fewer than 10 recorded transactions are left out of the chart as statistically unreliable — which is exactly what happened to 2025 (9 sales) and 2026 (1 sale so far), the two years behind the +18.7% badge.来源：List.my 转载的 NAPIC（JPPH）登记成交纪录，2026-09-07 逐年抓取。成交少于 10 笔的年份不入图，视为统计上不可靠——而这正好排除了 2025 年（9 笔）与 2026 年（目前 1 笔），也就是撑起 +18.7% 徽章的那两年。
Six years, laid out one by one六年，逐年摊开
Residential median psf: RM378 (2021, 11 sales) → RM391 (2022, 67) → RM421 (2023, 168) → RM377 (2024, 64, a real dip) → RM447 (2025, 9) → RM450 (2026, 1). The +18.7% headline tracks almost exactly onto the jump from 2024 to 2025 — but 2024’s own number was itself a dip below 2022, and the 2025 figure rests on nine sales. Read the whole series, not the last percentage. 住宅中位每尺价：2021 年 RM378（11 笔）→ 2022 年 RM391（67 笔）→ 2023 年 RM421（168 笔）→ 2024 年 RM377（64 笔，真实下跌）→ 2025 年 RM447（9 笔）→ 2026 年 RM450（1 笔）。+18.7% 这个标题几乎精确对应 2024 到 2025 年的落差——但 2024 年本身就是低于 2022 年的一次下跌，而 2025 年的数字只靠 9 笔成交撑着。请看整条数列，不要只看最后那个百分比。
Annual trend — 2021 to 2024 only年度走势 —— 仅 2021 至 2024 年
PRICE_INDEX 阵列；2026 年同理。届时 HERO 的 +18.7% 与本节每一句话都要一起重算——不要只改数字，连「样本太小」这个论点是否还成立都要重新判断。💡 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。Closed to foreign buyers — the citizen’s market here对外籍买家关闭 —— 这是公民的市场
Johor bars non-citizens from landed property below RM2 million. Setia Eco Garden’s recorded median of RM605,000 sits far under that line, so this address is realistically a Malaysian citizen / PR market, not a foreign-buyer one. 柔佛禁止非公民购买 RM200 万 以下的有地住宅。Setia Eco Garden 登记中位价 RM605,000 远在门槛之下，所以现实上这是马来西亚公民／PR 的市场，不是外籍买家的市场。
Monthly repayment每月供款
Defaults set to the recorded median of RM605,000.预设值为登记中位价 RM605,000。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM605,000, the recorded median — a first home for most buyers here, not a speculative flip.预设 RM605,000，登记中位价——对多数买家而言这是自住首购，不是投机转手。
Johor’s RM2 million landed floor for non-citizens sits far above every recorded sale here. If you are set on Setia Eco Gardens township, ask about strata product nearby instead, or see this series’ higher-priced addresses. 柔佛给非公民设的 RM200 万有地门槛，远高于这里的每一笔登记成交。若你执意要 Setia Eco Gardens 这个市镇，可以问附近的分层产权产品，或看本系列价位更高的门牌。
Tell me your budget and I will point you to what actually qualifies. 把预算告诉我，我帮你指向真正符合资格的选项。
Tell me the precinct — Jalan Laman Setia 2 through 8告诉我分区 —— Jalan Laman Setia 2 至 8
Nine precinct series, one uniform product, two schools. Tell me your size and budget and I will match the street.九个分区系列，一种统一产品，两所学校。告诉我面积与预算，我帮你配对街道。
Two real schools, one overstated headline两所真实校舍，一个被夸大的标题
✓ Strengths优势
- Two schools inside the township. Tenby Schools Setia Eco Gardens (ages 3–18) and SJKC Pai Tze both sit on Jalan Laman Setia Utama — genuinely rare in this series.市镇内两所学校。Tenby Schools Setia Eco Gardens（3–18 岁）与培知华小都在 Jalan Laman Setia Utama 上——本系列里真的少见。
- A uniform, comparable product. 300 of 320 recorded sales are the same double-storey terrace type, mostly 1,399 sq ft, which makes pricing genuinely easier to reason about.统一、好比较的产品。320 笔登记成交中有 300 笔是同一种双层排屋，多数 1,399 尺，定价推理相对容易。
- A real, if gentle, five-year climb. RM378 to RM450 psf, 2021 to 2026 — about +19% over five years, independent of the disputed +18.7% one-year badge.真实但温和的五年涨幅。2021 至 2026 年每尺 RM378 涨到 RM450——五年约 +19%，与那个有争议的 +18.7% 单年徽章无关，是独立成立的。
- Same developer as three proven S P Setia townships elsewhere in this series — matured estate management, not a paper plan.与本系列另外三个已验证的 S P Setia 市镇同一发展商 —— 成熟的物业管理，不是纸上蓝图。
- Below the foreign-ownership floor. Every recorded sale is closed to speculative foreign capital, which keeps pricing tied to local, mostly owner-occupier demand.在外籍持有门槛之下。每一笔登记成交都对投机性外资关闭，价格与本地、多为自住的需求挂钩。
- Two on-site clinics and a commercial strip. Man Shan Restaurant, Tong Xin Yuan Vegetarian Restaurant and 988 Hotel sit inside the township, alongside a Gelang Patah Penawar Policlinic nearby — daily errands do not always require leaving the estate.市镇内即有商业街与邻近诊所。Man Shan 餐厅、Tong Xin Yuan 素食馆与 988 Hotel 都在市镇内，附近还有 Gelang Patah Penawar Policlinic 诊所——日常跑腿不必每次都离开社区。
△ Things to weigh需要权衡的
- The +18.7% headline rests on nine 2025 sales and one in 2026. Treat it as directional, not precise — this page’s own trend chart excludes both years for exactly that reason.+18.7% 的标题只靠 2025 年 9 笔、2026 年 1 笔成交撑着。请把它当方向性参考，不是精确数字——这一页自己的走势图正因如此把这两年都排除在外。
- Furthest from the Second Link of the four S P Setia addresses in this series — 24 minutes and 22.5 km, longer than Bukit Indah, Setia Tropika or Taman Setia Indah.在本系列四个 S P Setia 门牌中距二关最远 —— 24 分钟、22.5 公里，比 Bukit Indah、Setia Tropika 或 Taman Setia Indah 都远。
- The address straddles two postal localities. Some streets and even Tenby’s own registered address read “Pekan Nanas”, others “Gelang Patah” — confirm which applies to your specific title.门牌横跨两个邮政地区。部分街道、甚至 Tenby 自己的注册地址写的是「Pekan Nanas」，其他写「Gelang Patah」——请确认你那份地契适用哪一个。
- Closed to foreign buyers. Every recorded sale sits under Johor’s RM2 million landed floor for non-citizens.对外籍买家关闭。每一笔登记成交都在柔佛给非公民设的 RM200 万有地门槛之下。
- Little variety beyond size. This is a one-product township — double-storey terrace only, no semi-detached or bungalow line recorded, unlike neighbouring Laman Setia.除了面积几乎没有其他变化。这是单一产品的市镇——只有双层排屋，没有登记到半独立式或独立式产品线，与邻居 Laman Setia 不同。
- No published rental data. We could not find a recorded rental range for this specific address, so budget your yield assumptions conservatively until you have comparable lease evidence in hand.没有公开的租金数据。我们找不到这个门牌专属的登记租金区间，请在拿到可比较的租约证据之前，保守估算你的租金回报假设。
Setia Eco Garden FAQSetia Eco Garden 常见问题
What is Setia Eco Garden?Setia Eco Garden 是什么？
Setia Eco Garden is NAPIC and List.my’s transaction-tracking name for Setia Eco Gardens, an S P Setia landed township straddling the Gelang Patah and Pekan Nanas boundary in Mukim Pulai, Iskandar Puteri, Johor, postcode 81500. Between 2021 and 2026 it recorded 320 registered subsale transactions, almost entirely double-storey terrace houses, at a median price of RM605,000. Setia Eco Garden 是 NAPIC 与 List.my 对 Setia Eco Gardens 的成交追踪命名——这是 S P Setia 在柔佛 Iskandar Puteri、Mukim Pulai 开发的有地市镇，横跨 Gelang Patah 与 Pekan Nanas 的邮政分界，邮区 81500。2021 至 2026 年间登记二手成交 320 笔，几乎全为双层排屋，中位价 RM605,000。
Is the 18.7 percent one-year price jump at Setia Eco Garden real?Setia Eco Garden 那 18.7% 的单年涨幅是真的吗？
Partly. The 18.7 percent figure compares the trailing 12 months against the year before, but the most recent window contains only nine registered transactions in 2025 and one in January 2026, against 64 in 2024 and 168 in 2023. The jump closely matches the swing between 2024’s median of RM377 per square foot (64 transactions) and 2025’s RM447 (9 transactions). Prices did drift upward across 2021 to 2026, from RM378 to RM450 per square foot, roughly 19 percent over five years, but that gentle multi-year climb is a different claim from a sudden one-year 18.7 percent move built on a handful of sales. 部分真实。18.7% 是把最近 12 个月与前一年相比得出的，但最近这个窗口只有 2025 年 9 笔、2026 年 1 月 1 笔登记成交，相较之下 2024 年有 64 笔、2023 年有 168 笔。这个涨幅几乎精确对应 2024 年中位每尺 RM377（64 笔）涨到 2025 年 RM447（9 笔）的落差。2021 至 2026 年价格确实温和上涨，每尺从 RM378 涨到 RM450，五年约 19%，但那是缓步的多年爬升，与建立在少数几笔成交上的单年 18.7% 飙升是两回事。
How much does a house cost in Setia Eco Garden?Setia Eco Garden 的房子多少钱？
Registered subsale transactions recorded a median of RM605,000 at a blended median of RM395 to RM412 per square foot between 2021 and 2026, depending on which 12-month window is used. Individual sales in 2024 and 2025 ranged from about RM449,000 for a 1,399 sq ft terrace to RM950,000 for a 1,668 sq ft unit, so unit size and precinct matter more than any single headline figure. 登记二手成交中位价 RM605,000，2021 至 2026 年混合中位每尺 RM395 至 RM412，视采用哪一个 12 个月窗口而定。2024 与 2025 年个别成交从约 RM449,000（1,399 尺排屋）到 RM950,000（1,668 尺单位）不等，所以单位面积与分区比任何单一标题数字都更重要。
Is there a school inside Setia Eco Garden?Setia Eco Garden 里面有学校吗？
Yes, two. Tenby Schools Setia Eco Gardens, on Jalan Laman Setia Utama, teaches ages 3 to 18 across a British international curriculum leading to IGCSEs and a Malaysian national curriculum leading to SPM. Sekolah Jenis Kebangsaan (Cina) Pai Tze, a national-type Chinese primary school, sits on the same road. A private preschool, Qdees Gelang Patah, operates on Jalan Laman Setia 2/22. 有，两所。Tenby Schools Setia Eco Gardens 位于 Jalan Laman Setia Utama，招收 3 至 18 岁学生，提供通向 IGCSE 的英式国际课程与通向 SPM 的马来西亚国民课程。国民型华文小学培知华小（SJKC Pai Tze）在同一条路上。私立幼儿园 Qdees Gelang Patah 则在 Jalan Laman Setia 2/22 营运。
Can foreigners buy in Setia Eco Garden?外国人可以买 Setia Eco Garden 吗？
Johor sets a RM2 million minimum purchase price on landed residential property for non-citizens. Setia Eco Garden’s recorded median of RM605,000 sits far below that threshold, so almost none of its terrace houses are open to a foreign buyer under current rules. Malaysian citizens and permanent residents face no such floor. 柔佛对非公民购买有地住宅设有 RM200 万最低价门槛。Setia Eco Garden 的登记中位价 RM605,000 远低于该门槛，因此在现行规定下，几乎没有一栋排屋对外籍买家开放。马来西亚公民与永久居民则不受此门槛限制。
What is the difference between Setia Eco Garden and Laman Setia?Setia Eco Garden 与 Laman Setia 有什么不同？
Both sit inside the same Setia Eco Gardens township in Gelang Patah, developed by S P Setia, and share the same schools and access roads. NAPIC tracks them as two separate areas. Setia Eco Garden recorded 320 transactions between 2021 and 2026 against Laman Setia’s 411, at a higher median per square foot (RM412 versus RM394 on the most recent 12-month reading) but a lower median transacted price (RM605,000 versus RM640,000), reflecting Laman Setia’s larger average lot sizes, including semi-detached and bungalow lines that Setia Eco Garden’s recorded transactions do not show. 两者都在 Gelang Patah 同一个由 S P Setia 开发的 Setia Eco Gardens 市镇内，共用学校与联外道路。NAPIC 将两者列为独立追踪的区域。Setia Eco Garden 2021 至 2026 年登记 320 笔成交，Laman Setia 为 411 笔；Setia Eco Garden 每尺价较高（最新 12 个月读数 RM412 对 RM394），但中位成交价较低（RM605,000 对 RM640,000），反映 Laman Setia 平均地段更大，且有半独立式与独立式产品线，是 Setia Eco Garden 登记成交里没有的。
How far is Setia Eco Garden from the Second Link and Singapore?Setia Eco Garden 距离二关与新加坡多远？
The Second Link checkpoint at Tuas is about 24 minutes and 22.5 km by road via the Second Link Expressway, off-peak. Johor Bahru’s city centre and the Bangunan Sultan Iskandar CIQ complex are further, about 32 minutes and 27.3 km. AEON Mall Bukit Indah is roughly 15 minutes and 12.4 km, and Columbia Asia Hospital in Iskandar Puteri is about 11 minutes and 9.3 km. 经二关大道到 Tuas 二关关卡，非高峰约 24 分钟、22.5 公里。新山市中心与 Bangunan Sultan Iskandar CIQ 关卡更远，约 32 分钟、27.3 公里。AEON Bukit Indah 商场约 15 分钟、12.4 公里，Iskandar Puteri 的 Columbia Asia 医院约 11 分钟、9.3 公里。
What type of houses are in Setia Eco Garden?Setia Eco Garden 有哪些户型？
Registered transactions are almost entirely double-storey terrace houses, 300 of 320 recorded sales, with 19 single-storey terraces and one semi-detached sale. Recorded floor sizes range from 1,399 sq ft, the most common size, up to 2,196 and 2,303 sq ft for larger corner or end lots. 登记成交几乎全为双层排屋，320 笔中有 300 笔，另有 19 笔单层排屋与 1 笔半独立式。登记面积从最常见的 1,399 尺，到较大角间或端间的 2,196 与 2,303 尺不等。
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. 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。
Can I rent out a house in Setia Eco Garden?Setia Eco Garden 的房子可以出租吗？
There is no dedicated rental data published for Setia Eco Garden in the records we reviewed, so any rental figure quoted for this address should be treated as an estimate, not a recorded fact. Demand from families with children at Tenby Schools Setia Eco Gardens or SJKC Pai Tze is a plausible source of tenants, but we deliberately do not publish a rental range here without transaction evidence to support it. 我们查阅的资料里，没有 Setia Eco Garden 专属的公开租金数据，所以任何针对这个门牌报出的租金数字，都该当成估计，不是已记录的事实。Tenby Schools Setia Eco Gardens 或培知华小的学生家庭，是合理的潜在租客来源，但我们刻意不在没有成交证据支持的情况下，公布一个租金区间。
How liquid is the resale market at Setia Eco Garden?Setia Eco Garden 的二手市场好脱手吗？
320 recorded sales across six years works out to roughly 53 a year on average, but the pace has slowed sharply since 2023: from 168 sales that year to 64 in 2024 and only 9 in 2025. A seller today should expect a thinner, slower market than the 2022 to 2023 period would suggest. 六年 320 笔成交，平均每年约 53 笔，但自 2023 年起明显放缓：那一年 168 笔，2024 年 64 笔，2025 年只有 9 笔。今天要卖房的屋主，该预期的是比 2022 至 2023 年更薄、更慢的市场。
Same township, same developer, different numbers同一市镇、同一发展商，数字不同
If you are choosing between Setia Eco Garden and its sibling Laman Setia — or the two other S P Setia townships in this series — here is the comparison in full.如果你在 Setia Eco Garden 与它的姐妹 Laman Setia 之间——或本系列另外两个 S P Setia 市镇之间——做选择，这里是完整对照。
| Setia Eco Garden | Laman Setia | Bukit Indah | Setia Tropika | |
|---|---|---|---|---|
| Registered sales, 2021–20262021–2026 登记成交 | 320 | 411 | varies by window依窗口而定 | 610 |
| Median transacted中位成交价 | RM605,000 | RM640,000 | RM610,000–730,000 | RM800,000 |
| Median psf, latest 12m最新 12 个月中位每尺 | RM412 | RM394 | RM460–528 | RM422 |
| 12-month psf change12 个月每尺变动 | +18.7% (9 sales)（9 笔） | −4.3% (13 sales)（13 笔） | +2.6% | +3.8% |
| Schools inside boundary边界内学校 | 2 (Tenby + SJKC Pai Tze)2 所（Tenby ＋ 培知华小） | Shares the same two schools共用同两所学校 | none inside boundary边界内无 | not confirmed未确认 |
| Product产品 | Terrace only, 1,399–2,303 sf仅排屋，1,399–2,303 尺 | Terrace + semi-D + bungalow排屋 ＋ 半独立式 ＋ 独立式 | Terrace to bungalow, 6 tiers排屋至独立式，六个价位段 | Larger terrace, ~1,900 sf较大排屋，约 1,900 尺 |
| Second Link二关 | 24 min · 22.5 km | similar corridor相近走廊 | closer较近 | further, eastern side更远，东侧 |
| Foreign buyers外籍买家 | No不可 | Bungalow line only仅独立式产品线 | Top tiers only仅顶层价位 | No不可 |
Tell me your precinct, and I’ll send what actually matches.告诉我你要哪个分区，我发真正配对的现货给你。
Nine precinct numbers, one uniform product, two schools. Send me your size and budget and I will check the street, the school-walk distance, and whether the postcode on the title reads Gelang Patah or Pekan Nanas — before you view. 九个分区编号，一种统一产品，两所学校。把面积与预算发给我，我会在你看屋之前，先帮你查好街道、走到学校的距离，以及地契上的邮区写的是 Gelang Patah 还是 Pekan Nanas。