Sierra Perdana’s price fell 9.8% in a year.
Split the data and it didn’t.
Sierra Perdana 一年内价格跌了 9.8%？
把数据拆开看，其实没有。
The headline sits on the same NAPIC records everyone else quotes: 161 registered transactions from 2021 to 2026, median RM495,000 at RM366 psf, and a twelve-month move of −9.8%. What the headline does not say is that it blends 137 residential sales with 24 shop-office sales, and that the most recent twelve months carry as few as a dozen transactions. Pull the residential-only median psf out year by year, from the same List.my page, and it reads RM322 → RM352 → RM378 → RM378 → RM357 — a mild pullback off a 2023–24 high, not a collapse. This page shows the working, street by street. 这个标题数字，来自和大家引用的同一份 NAPIC 纪录：2021 至 2026 年 161 笔登记成交，中位 RM495,000、每尺 RM366，十二个月变动 −9.8%。标题没说的是：这个数字把 137 笔住宅与 24 笔店屋混在一起算，而最近十二个月的样本可能只有十来笔。把同一个 List.my 页面里仅住宅的中位每尺价逐年拉出来，读法是 RM322 → RM352 → RM378 → RM378 → RM357 — 这是从 2023–24 高点温和回落，不是崩盘。这一页把算式摊开给你看，逐条街地看。
© Emrank · CC BY 2.0 · Wikimedia CommonsSierra Perdana in 30 seconds30 秒看懂 Sierra Perdana
- What it is: a freehold mixed housing estate in Masai, postcode 81750, Mukim Plentong, developed by Mah Sing Group Bhd. Built-up areas run from 1,170 to 2,196 sq ft for houses and around 4,620 sq ft for shop-offices. The earliest resale on record dates to 2012; the estate’s two apartment blocks, Meridin Bayvue (completed in phases, around 2018–2019) and Sierra Heights, are newer additions on a site fronting Jalan Sierra Perdana 2/1. 它是什么：一个位于 Masai、邮区 81750、Plentong 区内的永久地契综合住宅区，由 Mah Sing 集团发展。房屋建筑面积介于 1,170 至 2,196 平方尺，店屋约 4,620 平方尺。登记纪录最早可追溯至 2012 年；社区内的两栋公寓 Meridin Bayvue（分阶段完工，约在 2018 至 2019 年间）与 Sierra Heights，是较晚期加建的部分，坐落在 Jalan Sierra Perdana 2/1 一带的地段上。
- What it costs: 161 registered transactions from 2021 to 2026, median RM495,000 at RM366 psf (all types blended). By type: single-storey terrace RM410,000, double-storey terrace RM498,000, cluster house RM820,000, apartment (Sierra Heights) RM150,000. Landed entry realistically starts around RM400,000. 多少钱：2021 至 2026 年 161 笔登记成交，中位 RM495,000、每尺 RM366（全类型混合）。分类型：单层排屋 RM410,000、双层排屋 RM498,000、Cluster 屋 RM820,000、公寓（Sierra Heights）RM150,000。有地入场价实际上大约从 RM400,000 起。
- The number that decides it: the −9.8% twelve-month figure is measured across all property types on a trailing sample that can run as thin as a dozen transactions. The residential-only median psf, read year by year from the same source, went RM322 (2021) → RM352 (2022) → RM378 (2023) → RM378 (2024) → RM357 (2025) — up overall, softening off a plateau. One postcode over, Bandar Bistari Perdana shows the same pattern: 158 records, RM450,000 median, −3.3% over twelve months. This looks like a corridor-wide plateau after a 2023–24 run-up, not a Sierra Perdana-specific problem. 决定性的数字：−9.8% 的十二个月数字，是全类型混合计算，而且尾端十二个月的样本可能薄到只有十来笔。同一来源、仅住宅的中位每尺价逐年读法是 RM322（2021）→ RM352（2022）→ RM378（2023）→ RM378（2024）→ RM357（2025）— 整体是涨的，只是从高原温和回落。隔壁一个邮区的 Bandar Bistari Perdana 也是同样的模式：158 笔纪录、中位 RM450,000、十二个月 −3.3%。这更像是这一整条走廊在 2023–24 年冲高之后的回稳，不是 Sierra Perdana 自己的问题。
- The detail almost nobody prices in: the Jalan Sierra Perdana 3-series cluster precinct carries an
access=privatetag on OpenStreetMap for several of its internal roads — a genuinely gated, guarded sub-section, not just a marketing label. Cluster houses there recorded a median of RM820,000 across 11 sales, a distinct product from the open terrace rows on the 1- and 2-series roads. 几乎没人算进价格里的细节：Jalan Sierra Perdana 3 系列的 Cluster 分区，在 OpenStreetMap 上有多条内部道路被标注access=private—— 这是真的有门禁、有保安的分区，不只是行销词。那里的 Cluster 屋 11 笔登记中位价 RM820,000，和 1、2 系列的开放式排屋是完全不同的产品。 - The honest catch: the shop-office rows on Jalan Sierra Perdana 4 and 4/1 are one-way loop roads carrying commercial and loading traffic through the estate’s edge, and the estate itself sits roughly 20–30 minutes off-peak from the Causeway — a Masai address, not an RTS or Second Link one. 诚实提醒：Jalan Sierra Perdana 4 与 4/1 的店屋段是单向环状道路，会有商业与卸货车流穿过社区边缘；而整个社区距长堤约在非高峰 20 至 30 分钟车程 —— 这是一个 Masai 门牌，不是 RTS 或二关盘。
Masai, the corridor Sierra Perdana sits insideMasai —— Sierra Perdana 所在的这条走廊
No Wikimedia photographs of Sierra Perdana’s own terraces, cluster gates or shop-offices exist yet — the Street View panels further down cover the estate itself, road by road. What the photographs here show honestly is the wider Masai and Plentong corridor the estate sits inside: the highway it fronts, the old town centre, and the retail belt at neighbouring Permas Jaya. Wikimedia 上还没有 Sierra Perdana 自家排屋、Cluster 大门或店屋的照片 —— 那一块由下方的街景逐条街补上。这里的照片诚实拍到的，是社区所在的 Masai 与 Plentong 一带：它面向的那条高速、老城中心，以及邻近 Permas Jaya 的零售带。
Four products in one postcode, four different buyers一个邮区里的四种产品，四种买家
Sierra Perdana is not one market. A single-storey terrace, a gated cluster house, a shop-office and a small apartment unit sell to genuinely different people, at genuinely different price points, inside the same estate.Sierra Perdana 不是一个单一市场。单层排屋、门禁 Cluster 屋、店屋与小坪数公寓单位，卖给完全不同的人，在完全不同的价位 —— 而这一切都在同一个社区里。
The first-time upgrader首购升级族
Bought a small unit at Sierra Heights or nearby years ago, now looking at the single-storey terrace rows on the 1-series roads — recorded median RM410,000. Wants to stay in the same school and shopping radius while trading up.几年前在 Sierra Heights 或附近买了小单位，现在看着 1 系列路段的单层排屋 —— 登记中位价 RM410,000。想在换屋的同时，留在同一个学区与购物半径内。
The Meridin Bayvue tenantMeridin Bayvue 租客
Meridin Bayvue, completed in phases around 2018–2019 on a site fronting Jalan Sierra Perdana 2/1, put roughly 793 serviced-apartment units and their retail spend inside the estate’s own commercial belt — the same road where the shop-office transactions on this page cluster.Meridin Bayvue 分阶段于 2018 至 2019 年间，在面向 Jalan Sierra Perdana 2/1 的地段上完工，把约 793 户服务式公寓住户与他们的消费力，带进社区自己的商业带 —— 也就是这一页里店屋成交最密集的那条路。
The cluster-house familyCluster 屋家庭
Several of the internal roads on the Jalan Sierra Perdana 3-series carry an access=private tag — genuinely restricted, not just gated in name. Eleven recorded cluster sales sit at a median of RM820,000, a step above the terrace rows and a step below Meridin Bayvue’s newer condo pricing elsewhere in the corridor.Jalan Sierra Perdana 3 系列有多条内部道路标注 access=private —— 是真的受限进入，不只是挂个门禁的名。11 笔 Cluster 屋登记中位价 RM820,000，比排屋高一级，又比这条走廊上较新公寓的价位低一级。
The shop-office operator店屋经营者
Double- and 3-storey shop-offices on Jalan Sierra Perdana 2/1, 4 and 4/1 recorded medians of RM700,000 and RM950,000, at a distinctly lower psf (around RM210) than the residential rows — the working commercial base for an estate whose apartment population it also serves.Jalan Sierra Perdana 2/1、4 与 4/1 的双层与三层店屋，登记中位价分别为 RM700,000 与 RM950,000，每尺价明显低于住宅（约 RM210）—— 这是这个社区的商业基础，也服务着它自己的公寓人口。
A Tuesday at Sierra PerdanaSierra Perdana 的一个星期二
Pick a weekday, not a weekend. Sierra Perdana is not a destination estate — it is a working residential and commercial address, and a weekday shows you what actually happens here.要看，就挑平日，不要挑周末。Sierra Perdana 不是一个目的地型社区 —— 它是一个务实的住商混合门牌，平日才看得出它真正的样子。
School and work traffic funnels onto the Pasir Gudang Highway, which the estate fronts directly. This is a commuter address for Pasir Gudang’s industrial employers and for Johor Bahru itself, not a self-contained new township.上学与上班车流汇入 Pasir Gudang Highway —— 社区直接面向这条大道。这是一个通往巴西古当工业区雇主与新山市区的通勤门牌，不是一个自给自足的新市镇。
The shop-offices on Jalan Sierra Perdana 2/1, 4 and 4/1 open for the day — kopitiams, mini-marts, clinics, small trades. Klinik Aurora Meridin, inside the Meridin Bayvue frontage, is the estate’s own clinic.Jalan Sierra Perdana 2/1、4 与 4/1 的店屋开门营业 —— 茶室、迷你市场、诊所、小型行业。Meridin Bayvue 店面里的 Klinik Aurora Meridin，是社区自己的诊所。
Lunch options are functional rather than a destination: the estate’s own kopitiam rows, plus a short drive to KIP Mall Masai in neighbouring Taman Bukit Dahlia, open since January 2011.午餐选择务实而非目的地型：社区自己的茶室排，加上开车一小段到邻近 Taman Bukit Dahlia 的 KIP Mall Masai —— 自 2011 年 1 月起营业。
Loading and delivery traffic uses the one-way loop on Jalan Sierra Perdana 4 and 4/1 to service the shop rows — the honest trade-off for having commerce this close.Jalan Sierra Perdana 4 与 4/1 的单向环状道路，这时会有卸货与配送车流服务店屋排 —— 这是店屋离得这么近所付出的诚实代价。
The Jalan Sierra Perdana 3-series cluster precinct, with its private internal roads, is noticeably quieter than the open terrace rows at this hour — the gating does what it says on the tin.这个时段，有内部私人道路的 Jalan Sierra Perdana 3 系列 Cluster 分区明显比开放式排屋段安静 —— 门禁确实起了作用。
For anything beyond the estate’s own shop rows — a proper supermarket run, a hospital visit — residents drive out to Bandar Seri Alam or Permas Jaya. This is not a walk-to-everything township.超出社区自身店屋排的需求 —— 好好逛一趟超市、看诊 —— 居民会开车到 Bandar Seri Alam 或 Permas Jaya。这不是一个「什么都走得到」的市镇。
On the Pasir Gudang Highway, in the middle of the Plentong corridor面向 Pasir Gudang Highway，位于 Plentong 走廊中段
Taman Sierra Perdana sits in Masai, Mukim Plentong, on the eastern side of Johor Bahru, fronting the Pasir Gudang Highway. It shares a mukim with a dozen-plus larger neighbours — Bandar Baru Permas Jaya, Taman Kota Masai, Taman Johor Jaya, Taman Scientex, Bandar Seri Alam — all reached off the same highway corridor. Taman Sierra Perdana 位于新山东侧的 Masai、Plentong 区内，直接面向 Pasir Gudang Highway。它和十几个更大的邻区共用同一个 mukim —— Bandar Baru Permas Jaya、Taman Kota Masai、Taman Johor Jaya、Taman Scientex、Bandar Seri Alam —— 全都靠同一条高速走廊出入。
Masai is, by published record, one of the older settled areas of Johor Bahru district, roughly 25 km from the city centre. That is the honest headline: this is a Pasir Gudang-corridor address, built for the industrial and commercial employment along that highway, not a Causeway-side or RTS-side one.依公开资料，Masai 是新山县较早开发的地区之一，距市中心约 25 公里。这就是诚实的重点：这是一个 Pasir Gudang 走廊门牌，为这条高速沿线的工业与商业就业而生，不是长堤边或 RTS 边的门牌。
| Destination目的地 | Drive车程 |
|---|---|
| Klinik Aurora Meridin 镇内 | 1–3 min |
| KIP Mall Masai, Taman Bukit Dahlia | 5–12 min |
| Regency Specialist Hospital, Bandar Seri Alam | 8–15 min |
| AEON Permas Jaya / Permas Square | 15–25 min |
| Pasir Gudang town centre | 15–25 min |
| JB City Centre / CIQ / RTS Bukit Chagar | 20–35 min |
| Senai International Airport | 35–45 min |
| Tuas Second Link 二关 | 45–60 min |
A working commercial spine, one clinic inside, everything else a short drive out一条运作中的商业主轴，镇内一间诊所，其余一小段车程外
Sierra Perdana is not a self-contained township with a hospital or an international school inside its own postcode. It is a well-connected residential and shop-office estate on a major highway, close to Masai and Bandar Seri Alam’s larger amenities. Read the list for what it actually is.Sierra Perdana 不是一个邮区内自带医院或国际学校的独立市镇。它是一个连接良好的住商混合社区，紧邻 Masai 与 Bandar Seri Alam 更完整的配套。请照它实际的样子来读这份清单。
Roads道路与高速
The estate fronts the Pasir Gudang Highway directly, which runs the whole Plentong corridor from Johor Bahru to Pasir Gudang. Internally, Jalan Sierra Perdana 4 and 4/1 are tagged one-way on OpenStreetMap, forming a loop that services the shop-office rows.社区直接面向 Pasir Gudang Highway，这条大道贯穿整个 Plentong 走廊，从新山市区一路到巴西古当。内部的 Jalan Sierra Perdana 4 与 4/1 在 OpenStreetMap 上标注为单向道，形成服务店屋排的环道。
Schools学校便利
No school sits inside Sierra Perdana’s own road grid. Masai’s established national and Chinese-medium schools — including SJK(C) Masai and SJK(T) Masai — and Foon Yew High School’s Masai campus are a short drive out, in the older part of town.Sierra Perdana 自己的路网里没有学校。Masai 较老城区一带有已成立的国民与华文学校 —— 包括 SJK(C) 马西华小与 SJK(T) 马西淡小 —— 以及宽柔中学马西分校，都在一小段车程外。
Medical & retail医疗与零售
Klinik Aurora Meridin, at the Meridin Bayvue frontage, is the clinic inside the estate itself. Regency Specialist Hospital — 218 beds, established 2009, the only private hospital in Malaysia with a 24-hour Emergency and Trauma Centre — is a short drive away at Jalan Suria, Bandar Seri Alam. Klinik Kesihatan Masai is the government clinic for the wider town.Klinik Aurora Meridin 位于 Meridin Bayvue 店面，是社区内自己的诊所。Regency Specialist Hospital —— 218 张病床，2009 年成立，是马来西亚唯一设有 24 小时急症与创伤中心的私立医院 —— 位于 Bandar Seri Alam 的 Jalan Suria，车程不远。Klinik Kesihatan Masai 则是服务整个市镇的政府诊所。
Six things the −9.8% headline leaves out−9.8% 这个标题没告诉你的六件事
A single twelve-month percentage, on a mukim-neighbour comparison table, is the least reliable number on this entire page. Here is what the same NAPIC records show once you split them properly. 在邻区对照表上的单一十二个月百分比，是这整页里最不可靠的一个数字。以下是同一份 NAPIC 纪录，在正确拆分之后实际显示的内容。
Residential psf is up since 2021, not down住宅每尺价自 2021 年以来是涨的，不是跌的
Read residential-only median psf by year from the same List.my page: RM322 (2021) → RM352 (2022) → RM378 (2023) → RM378 (2024) → RM357 (2025). That is up roughly 11% over four years, with a mild pullback in the thinnest, most recent sample. 从同一个 List.my 页面读逐年仅住宅中位每尺价：RM322（2021）→ RM352（2022）→ RM378（2023）→ RM378（2024）→ RM357（2025）。四年下来大约涨了 11%，只是在样本最薄的最新一年温和回落。
A Mah Sing freehold township, not a small speculative launchMah Sing 的永久地契大盘，不是小型投机盘
Mah Sing Group Bhd, one of Malaysia’s largest listed developers, built Sierra Perdana as a freehold mixed estate — terraces, a cluster precinct, shop-offices and, later, the Meridin Bayvue and Sierra Heights apartment blocks. Records go back to at least 2012. 马来西亚最大的上市发展商之一 Mah Sing 集团，把 Sierra Perdana 建成一个永久地契的综合大盘 —— 排屋、Cluster 分区、店屋，后来再加上 Meridin Bayvue 与 Sierra Heights 公寓。登记纪录最早可追溯至 2012 年。
A gated cluster precinct that is genuinely gated真的有门禁的 Cluster 分区
Multiple internal roads on the Jalan Sierra Perdana 3-series carry an access=private tag in OpenStreetMap’s road data — independent evidence the precinct is restricted-entry, not just marketed that way. Eleven recorded cluster sales carry a median of RM820,000.
Jalan Sierra Perdana 3 系列有多条内部道路，在 OpenStreetMap 的道路资料里标注 access=private —— 这是独立证据，证明这个分区确实限制出入，不只是行销说法。11 笔登记 Cluster 屋成交，中位价 RM820,000。
Its own commercial base, not a bet on future tenants自带商业基础，不是赌未来租户
The record contains 13 double-storey shop and 11 three-storey shop transactions alongside the houses, medians of RM700,000 and RM950,000. That is a working shop-office base already trading on Jalan Sierra Perdana 2/1, 4 and 4/1, not a masterplan waiting for tenants. 纪录里除了住宅，还有 13 笔双层店屋与 11 笔三层店屋成交，中位价分别为 RM700,000与 RM950,000。这是一个已经在 Jalan Sierra Perdana 2/1、4 与 4/1 交易的商业基础，不是一份还在等租户的总蓝图。
Four price tiers, one postcode同一个邮区里的四个价格层
Apartment (Sierra Heights) RM150,000, single-storey terrace RM410,000, double-storey terrace RM498,000, cluster house RM820,000 — and a single recorded semi-detached sale at RM1,180,000, too thin to trust as a market level. Four genuinely different budgets fit inside the same estate. 公寓（Sierra Heights）RM150,000、单层排屋 RM410,000、双层排屋 RM498,000、Cluster 屋 RM820,000 —— 另有一笔半独立式登记成交 RM1,180,000，样本太薄，不能当作市场水平。四种完全不同的预算，都能在同一个社区里落脚。
A corridor-wide pattern, not a one-off一整条走廊的模式，不是单一个案
Bandar Bistari Perdana, one postcode over in the same mukim, shows 158 records, RM450,000 median, −3.3% over twelve months — the same softening-off-a-plateau shape as Sierra Perdana, on a comparable sample size. Two thin, older estates in the same corridor moving the same way is a pattern worth naming, not a coincidence to ignore. 同一个 mukim、隔一个邮区的 Bandar Bistari Perdana，显示 158 笔纪录、中位 RM450,000、十二个月 −3.3% —— 和 Sierra Perdana 一样，都是从高原温和回落的形状，样本量也相近。同一条走廊里两个较旧的社区走势一致，这是一个值得点名的模式，不是可以忽略的巧合。
And the questions the listing photos will not answer以及挂牌照片不会回答的问题
🏠 If you are buying to live here如果你是自住
📈 If you’re buying to let如果你是买来出租
One postcode, four road series, four different products一个邮区，四个路段系列，四种不同产品
Sierra Perdana’s roads are numbered by series, and the series map cleanly onto product type: 1-series single-storey terraces, 2-series double-storey terraces and the Meridin Bayvue/shop frontage, 3-series the gated cluster precinct, 4-series the shop-office loop. Below is what the records on each series actually show. Sierra Perdana 的路段以系列编号，而系列与产品类型对应得相当干净：1 系列单层排屋、2 系列双层排屋与 Meridin Bayvue／店面一带、3 系列门禁 Cluster 分区、4 系列店屋环道。以下是每个系列的纪录实际显示了什么。
| Series系列 | Roads涵盖路段 | Mainly主要产品 | Recorded prices登记价 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|
| 1-series1 系列 | Jalan Sierra Perdana 1/1 – 1/14 | Single-storey terraces, the entry tier单层排屋，入门层级 | RM400,000 – 576,000 41 records · median RM410,00041 笔纪录 · 中位 RM410,000 |
No不行 |
| 2-series & Meridin Bayvue与 Meridin Bayvue | 2, 2/1, 2/5, 2/7, 2/11, 2/13, 2/14 | Double-storey terraces, the deepest market, plus shop-offices at 2/1双层排屋，最厚的市场，加上 2/1 的店屋 | RM405,000 – 614,000 73 records · median RM498,00073 笔纪录 · 中位 RM498,000 |
No不行 |
| 3-series Cluster | Jalan Sierra Perdana 3/1 – 3/18 (several tagged private)（数条标注私人道路） | Gated cluster houses门禁 Cluster 屋 | RM720,000 – 1,080,000 11 records · median RM820,00011 笔纪录 · 中位 RM820,000 |
No不行 |
| 4-series4 系列 | Jalan Sierra Perdana 4, 4/1 (one-way loop)（单向环道） | Shop-offices, 2- and 3-storey双层与三层店屋 | RM600,000 – 1,325,000 24 commercial records area-wide全区 24 笔商业纪录 |
No不行 |
| Sierra Heightsapartment公寓 | Small-unit apartment block, Level G–2小坪数公寓楼，G 至 2 楼 | Strata apartment units, 818–1,195 sq ft分层公寓单位，818–1,195 平方尺 | RM150,000 – 350,000 11 records · median RM150,00011 笔纪录 · 中位 RM150,000 |
No — below RM1m strata floor不行 —— 低于分层 RM100 万门槛 |
| Jalan Desiran 2 boundary road交界路段 | Jalan Desiran 2 | The one recorded semi-detached sale唯一一笔登记的半独立式成交 | RM1,180,000 — single record, do not treat as a market levelRM1,180,000 —— 单一纪录，不能当市场水平 | No — still under RM2m不行 —— 仍未达 RM200 万 |
Four products, four different budgets四种产品，四种预算
Registered transactions break cleanly by type: 41 single-storey terraces, 73 double-storey terraces, 11 cluster houses, 11 apartment units and 1 semi-detached, alongside 24 commercial shop-office records. The double-storey terrace is the market; everything else is a smaller, more specific decision. 登记成交按类型分得很干净：41 笔单层排屋、73 笔双层排屋、11 笔 Cluster 屋、11 笔公寓单位、1 笔半独立式，另有 24 笔商业店屋纪录。双层排屋就是这个市场；其余每一种，都是更小、更特定的决定。
Single-storey terrace单层排屋
Double-storey terrace双层排屋
Cluster houseCluster 田字屋
Apartment · Sierra Heights公寓 · Sierra Heights
Shop-office店屋
Semi-detached · Jalan Desiran 2半独立式 · Jalan Desiran 2
Mid volume, entry-to-mid price, a corridor-wide plateau量中、价从入门到中段、走廊整体回稳
Sierra Perdana against its Plentong neighboursSierra Perdana 与 Plentong 邻区对照
RM150,000 to RM1.18m — four products, one postcodeRM150,000 至 RM1.18m —— 一个邮区，四种产品
Registered medians by type, 2021 to 2026. Read the ladder rather than the RM495,000 blended average: that figure describes no actual house, because the same postcode holds a RM150,000 apartment and a RM1.18m semi-detached record. 2021 至 2026 年各类型登记中位价。请读这道阶梯，不要读 RM495,000 的混合平均：这个数字描述不了任何一栋真实的房子，因为同一个邮区里同时有 RM150,000 的公寓与 RM1.18m 的半独立式纪录。
What each product actually transacted at每一种产品，实际成交在多少
Registered subsale transactions, 2021 to 2026, from NAPIC records published by List.my: 161 records, median RM495,000 at RM366 psf (all types blended). Residential-only median is RM480,000 at RM350 psf; commercial is RM790,000 at RM471 psf. Rents are not yet in this dataset — ask for the specific street. 2021 至 2026 年登记二手成交，来源为 List.my 公布的 NAPIC 纪录：161 笔，中位 RM495,000、每尺 RM366（全类型混合）。仅住宅的中位为 RM480,000、每尺 RM350；商业为 RM790,000、每尺 RM471。租金尚未纳入本资料集 —— 请针对具体街段索取。
| Type类型 | Records笔数 | Recorded median登记中位价 | Range区间 | Monthly rent月租 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|---|
| Apartment (Sierra Heights)公寓（Sierra Heights） | 11 | RM150,000 RM174 psf | RM150,000 – 350,000 | Ask请询问 | No不行 |
| Single-storey terrace单层排屋 | 41 | RM410,000 RM307 psf | RM400,000 – 576,000 | Ask请询问 | No不行 |
| Double-storey terrace双层排屋 | 73 | RM498,000 RM386 psf | RM405,000 – 614,000 | Ask请询问 | No不行 |
| Cluster house (gated)Cluster 屋 （门禁） | 11 | RM820,000 RM357 psf | RM720,000 – 1,080,000 | Ask请询问 | No不行 |
| Semi-detached (1 record)半独立式 （1 笔） | 1 | RM1,180,000 | — | Ask请询问 | No不行 |
| Double-storey shop-office双层店屋 | 13 | RM700,000 RM213 psf | RM600,000 – 975,000 | Ask请询问 | Commercial — check separately商业 —— 请另外查证 |
| 3-storey shop-office三层店屋 | 11 | RM950,000 RM209 psf | RM800,000 – 1,325,000 | Ask请询问 | Commercial — check separately商业 —— 请另外查证 |
| All types, recorded median全类型登记中位 | 161 | RM495,000 RM366 psf · −9.8% 12m (thin sample) | RM400,000 – 590,000 | — | Landed closed to non-citizens有地对非公民关闭 |
Five years of records, and what they actually say五年的纪录，真正说了什么
Source: registered subsale records from NAPIC (JPPH), published by List.my. Records lag roughly six months, so the most recent year is always incomplete.来源：NAPIC（JPPH）登记二手成交纪录，由 List.my 公布。资料约滞后半年，因此最近一年永远是不完整的。
Why the −9.8% headline is misleading为什么 −9.8% 这个标题会误导人
That figure blends every property type traded in the last twelve months — and the last twelve months happened to record more of the lower-priced apartment stock and fewer of the double-storey terraces than the year before. Look at the residential-only, year-by-year series below instead: psf actually rose from RM322 in 2021 to a peak of RM378 in 2023–2024, before easing to RM357 in 2025. That is a plateau after a run-up, not a collapse. 这个数字混合了过去十二个月成交的所有类型 —— 而恰好过去十二个月记录到较多低价公寓、较少双层排屋，跟前一年的组合不一样。请改看下面仅住宅、逐年的数据：每尺价其实从 2021 年的 RM322 上涨到 2023–2024 年的高点 RM378，再回软至 2025 年的 RM357。这是冲高后的平台期，不是崩盘。
Recorded transactions by year各年度登记成交笔数
Residential price per square foot, year by year住宅每尺价 · 逐年
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 on residential-only records is the nearest available like-for-like. The number beneath each year is the transaction count behind that point.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。仅住宅纪录的每尺价，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。
PRICE_INDEX 阵列加一行，格式 {q:"2026 Q1", median:360, n:6}（median 填每尺价，不是总价；n 填笔数）。做满两年，这一页就会变成「Sierra Perdana 价格指数」的事实来源。💡 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: landed here is closed to you直说：这里的有地住宅，你买不了
Johor bars non-citizens from landed residential property below RM2 million and from strata below RM1 million. Sierra Perdana’s recorded medians run from RM150,000 (apartment) to RM1,180,000 (the single semi-detached record), and every one of them sits under both lines. 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，以及 RM100 万 以下的分层产权。Sierra Perdana 的登记中位价从 RM150,000（公寓）到 RM1,180,000（唯一一笔半独立式纪录），每一项都在两条线之下。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 double-storey terrace median of RM498,000 — the deepest market in the estate.预设值为双层排屋的登记中位价 RM498,000 —— 这个社区最厚的那个市场。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM498,000, the recorded double-storey terrace median. First-time Malaysian buyers at or below RM500,000 are exempt from transfer stamp duty in 2026 and 2027 — Sierra Perdana’s own double-storey terrace median sits right under that line.预设 RM498,000，即双层排屋登记中位价。马来西亚首购族在 RM500,000 或以下于 2026 与 2027 年免转让印花税 —— Sierra Perdana 自己的双层排屋中位价，正好卡在这条线之下。
Johor’s minimum purchase price for a non-citizen is RM2 million on landed and RM1 million on strata. Every recorded median in this estate is far below both: RM150,000 apartment, RM410,000 single-storey, RM498,000 double-storey, RM820,000 cluster, RM1,180,000 the one recorded semi-detached. The costs below are shown so you can compare against an address that does qualify — 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、分层 RM100 万。这个社区每一项登记中位价都远在两条线之下：公寓 RM150,000、单层 RM410,000、双层 RM498,000、Cluster RM820,000、唯一一笔半独立式纪录 RM1,180,000。下方仍列出费用，是让你拿去和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 series? That decides everything else here.哪一个系列？在这里，这个问题决定其余一切。
Same estate, four different road series, four different price bands. Tell me the series and the budget and the rest is quick.同一个社区、四种不同路系、四种不同价位。告诉我系列与预算，其余的很快。
A thin, freehold estate on a busy road — strong on some things, weak on others一个样本薄、地契好、但面向大路的社区 —— 有些地方强，有些要权衡
✓ Strengths优势
- Freehold, Mah Sing-built, with a genuine price ladder. From a RM150,000 Sierra Heights apartment to a RM820,000 gated cluster house, there are several entry points in one postcode — you can trade up without leaving the area.永久地契、Mah Sing 发展、价格阶梯完整。从 RM150,000 的 Sierra Heights 公寓到 RM820,000 的门禁 Cluster 屋，同一个邮区里有好几个入场点 —— 换屋不必换区。
- Residential psf actually rose through 2021–2024 before easing in 2025 — RM322 to RM378 and back to RM357. The blended −9.8% headline is a mix-and-thin-sample artifact, not a residential collapse, and a same-mukim neighbour (Bandar Bistari Perdana) shows the identical softening pattern.住宅每尺价在 2021–2024 年间其实是上涨的，2025 年才回软 —— 从 RM322 涨到 RM378，再回到 RM357。混合口径的 −9.8% 标题是组合与薄样本造成的假象，不是住宅市场崩盘，同一 mukim 的邻区（Bandar Bistari Perdana）也呈现相同的回软走势。
- Its own commercial belt, not a satellite one. The shop-office loop on Jalan Sierra Perdana 4 and 4/1, plus Meridin Bayvue’s roughly 793 units and 93 retail lots, put daily footfall inside the estate rather than a drive away.自带商业带，不必靠外部商圈。Jalan Sierra Perdana 4 与 4/1 的店屋环道，加上 Meridin Bayvue 约 793 个单位与 93 间零售单位，把日常人流留在社区内，不必开车出去。
- A clinic inside the estate. Klinik Aurora Meridin sits at the Meridin Bayvue frontage, and Regency Specialist Hospital — 218 beds, a 24-hour Emergency and Trauma Centre — is a short drive out at Bandar Seri Alam.社区内就有诊所。Klinik Aurora Meridin 位于 Meridin Bayvue 店面，而 Regency Specialist Hospital —— 218 张病床、24 小时急症与创伤中心 —— 车程不远，位于 Bandar Seri Alam。
- Direct highway frontage. Sitting on the Pasir Gudang Highway itself means the whole Plentong corridor — Bandar Seri Alam, Permas Jaya, Johor Bahru city — is a single road away, with no estate access road to bottleneck first.直接面向大道。坐落在 Pasir Gudang Highway 上，代表整条 Plentong 走廊 —— Bandar Seri Alam、Permas Jaya、新山市区 —— 只隔一条路，不必先挤过社区自己的出入口。
△ Things to weigh需要权衡的
- Thin sample, full stop. 161 registered transactions in six years is a fraction of the 800-plus seen in the biggest Plentong-corridor townships. A handful of sales can swing the median or the twelve-month psf figure — treat every year-on-year percentage here with that caveat.样本本来就薄。六年 161 笔，只是 Plentong 走廊最大社区（动辄 800 多笔）的一小部分。区区几笔成交就能把中位数或十二个月涨幅甩动 —— 这里的每一个逐年百分比，请都带着这个但书去读。
- No school inside the estate. National and Chinese-medium schools are in the older part of Masai, a short drive rather than a walk — confirm the exact catchment and drive time street by street.社区内没有学校。国民与华文学校在 Masai 较老城区一带，是一小段车程，不是走路可达 —— 请逐条街确认实际学区与车程。
- The highway frontage cuts both ways. Direct access to the Pasir Gudang Highway also means highway noise and traffic on the frontage roads, especially at the entrance nearest the shop-office loop — drive it at the hour you would actually use it.面向大道是双面刃。直接接上 Pasir Gudang Highway，也代表面向路段有车流与噪音，尤其是靠近店屋环道的入口 —— 请在你实际会出门的时段自己开一趟。
- The gated cluster precinct is genuinely separate. OSM tags the 3-series roads as private access, meaning viewing arrangements and day-to-day movement there work differently from the open terrace rows — do not assume the whole estate shares one gate or one guardhouse.门禁 Cluster 分区是真的独立的。OSM 把 3 系列道路标注为私人通道，代表看房安排与日常进出，和开放式排屋段不是同一套逻辑 —— 不要假设整个社区共用一个大门或一间保安亭。
- Closed to foreign buyers. Every recorded median here sits far below Johor’s RM2 million landed and RM1 million strata floors for non-citizens. Your eventual resale buyer is a Malaysian citizen or PR, not a foreign investor.对外籍买家关闭。这里每一项登记中位价都远低于柔佛给非公民的有地 RM200 万与分层 RM100 万门槛。你未来的接手买家，是马来西亚公民或 PR，不是外籍投资者。
Sierra Perdana FAQSierra Perdana 常见问题
How much does a house in Sierra Perdana cost?Sierra Perdana 的房子多少钱？
Registered subsale transactions in Taman Sierra Perdana show a median of RM495,000 at RM366 per square foot across 161 records from 2021 to 2026, published by List.my from NAPIC data. By type the recorded medians are RM150,000 for a Sierra Heights apartment, RM410,000 for a single-storey terrace, RM498,000 for a double-storey terrace, RM820,000 for a gated cluster house, and RM1,180,000 for the single recorded semi-detached sale. The blended twelve-month psf figure fell 9.8 percent, but that mixes every property type in a thin sample; the residential-only year-by-year series shows psf rising from RM322 in 2021 to RM378 in 2023 and 2024, before easing to RM357 in 2025. Taman Sierra Perdana 的登记二手成交显示：2021 至 2026 年共 161 笔纪录，中位价 RM495,000、每平方尺 RM366，资料由 List.my 依 NAPIC 数据公布。分屋型的登记中位价为：Sierra Heights 公寓 RM150,000、单层排屋 RM410,000、双层排屋 RM498,000、门禁 Cluster 屋 RM820,000，以及唯一一笔半独立式纪录 RM1,180,000。混合口径的十二个月每尺价下跌 9.8%，但这是把所有屋型混在一个薄样本里算出来的；仅住宅、逐年的数据显示每尺价从 2021 年的 RM322 上涨到 2023 与 2024 年的 RM378，2025 年才回软至 RM357。
Why did Sierra Perdana’s price per square foot fall 9.8 percent?为什么 Sierra Perdana 的每尺价会跌 9.8%？
The minus 9.8 percent figure is the blended twelve-month change across every property type sold, in an estate with only 161 total registered transactions across six years. When the mix of what sold shifts from year to year — more low-priced apartments, fewer double-storey terraces — the blended median moves with the mix, not with the market. Splitting the same records by property type and by year tells a different story: residential-only price per square foot rose from RM322 in 2021 to RM378 in 2023 and 2024, then eased to RM357 in 2025, a plateau after a run-up rather than a collapse. A neighbouring estate in the same mukim, Bandar Bistari Perdana, shows the same softening on a similarly thin sample, which points to a corridor-wide pattern rather than something specific to this estate. −9.8% 这个数字，是把所有屋型混在一起、过去十二个月的变动，而这个社区六年总共只有 161 笔登记成交。当每一年成交的组合改变 —— 低价公寓多一点、双层排屋少一点 —— 混合中位数就会跟着组合走，不是跟着市场走。把同一批纪录按屋型与年份拆开看，故事就不一样了：仅住宅的每尺价从 2021 年的 RM322 上涨到 2023 与 2024 年的 RM378，2025 年才回软至 RM357 —— 这是冲高后的平台期，不是崩盘。同一个 mukim 的邻区 Bandar Bistari Perdana，在类似薄样本下也呈现相同的回软，这指向一个走廊整体的模式，而不是这个社区特有的问题。
Who developed Sierra Perdana, and is it freehold?Sierra Perdana 是谁发展的？是永久地契吗？
Sierra Perdana was developed by Mah Sing Group Bhd, one of Malaysia’s largest listed property developers, as a freehold mixed housing estate in Masai combining terrace houses, a gated cluster precinct, shop-offices and two apartment components. Portal listings and transaction records consistently show freehold titles. The earliest resale transaction on public record dates to 2012; Meridin Bayvue, the larger of the two apartment blocks, was completed in phases around 2018 to 2019 on a site fronting Jalan Sierra Perdana 2/1. As always, ask for a copy of the individual title before signing anything, and check separately whether the specific lot carries a Bumiputera restriction. Sierra Perdana 由马来西亚最大的上市发展商之一 Mah Sing 集团发展，是 Masai 的一个永久地契综合住宅区，结合排屋、门禁 Cluster 分区、店屋与两个公寓组成部分。房产平台挂牌与成交纪录一致显示为永久地契。公开纪录中最早的转售成交可追溯至 2012 年；两栋公寓中较大的 Meridin Bayvue，分阶段于 2018 至 2019 年间在面向 Jalan Sierra Perdana 2/1 的地段上完工。一如既往，签任何文件之前请先索取个别地契副本，并另外查该地段是否有 Bumi lot 限制。
What are Meridin Bayvue and Sierra Heights?Meridin Bayvue 与 Sierra Heights 是什么？
Meridin Bayvue and Sierra Heights are the two apartment components inside Taman Sierra Perdana, distinct from the terrace and cluster-house sections. Meridin Bayvue is a freehold mixed condominium and retail development fronting Jalan Sierra Perdana 2/1, with roughly 793 serviced-apartment units and 93 retail lots, completed in phases around 2018 to 2019. Sierra Heights is the estate’s other, older apartment block. Recorded medians for apartment-type units here run from about RM150,000 to RM350,000, well below the terrace and cluster medians, and — like every other product in this estate — below Johor’s strata eligibility floor for non-citizens. Meridin Bayvue 与 Sierra Heights 是 Taman Sierra Perdana 内的两个公寓组成部分，和排屋与 Cluster 屋区块不同。Meridin Bayvue 是一个永久地契的综合公寓与零售发展项目，面向 Jalan Sierra Perdana 2/1，约有 793 个服务式公寓单位与 93 间零售单位，分阶段于 2018 至 2019 年间完工。Sierra Heights 则是社区内另一栋较旧的公寓楼。这里公寓类单位的登记中位价约在 RM150,000 至 RM350,000 之间，远低于排屋与 Cluster 屋的中位价 —— 而且和这个社区里其他所有产品一样，低于柔佛给非公民的分层合格门槛。
Can foreigners buy a house in Sierra Perdana?外国人可以在 Sierra Perdana 买房吗？
In practice, no. Johor sets a RM2 million minimum purchase price for non-citizens buying landed residential property, and Sierra Perdana’s highest recorded price of any kind is RM1,180,000, a single semi-detached sale — short of the threshold by more than RM800,000. Strata property carries a RM1 million minimum, while recorded apartment medians here run from about RM150,000 to RM350,000. On the numbers, Sierra Perdana is a Malaysian-buyer market with no realistic path to a foreign-eligible purchase under current thresholds. 实务上，不行。柔佛对非公民购买有地住宅设有 RM200 万最低价门槛，而 Sierra Perdana 有纪录以来最高的成交价是 RM1,180,000（唯一一笔半独立式），距离门槛还差超过 RM800,000。分层产权的门槛是 RM100 万，而这里公寓的登记中位价约在 RM150,000 至 RM350,000 之间。从数字看，Sierra Perdana 是一个马来西亚人的市场，在现行门槛下，外籍买家没有实际可行的合格购买路径。
What is the catch with Sierra Perdana?Sierra Perdana 有什么需要注意的地方？
Two things worth weighing before you commit. First, the sample is thin: 161 registered transactions over six years means a handful of sales can move the median or the twelve-month psf figure noticeably, so treat any single percentage change with caution and look at the year-by-year series instead. Second, the estate’s direct frontage onto the Pasir Gudang Highway, which is also its main convenience, brings highway-adjacent traffic and noise to the roads nearest the entrance and the shop-office loop — drive the route at the time you would actually use it before deciding. The gated cluster precinct on the 3-series roads is also access-restricted separately from the open terrace rows, so viewing arrangements differ by precinct. 下手前有两件事值得权衡。第一，样本薄：六年 161 笔登记成交，代表几笔成交就能明显推动中位数或十二个月每尺价，任何单一百分比变动都请谨慎看待，改看逐年数据比较可靠。第二，社区直接面向 Pasir Gudang Highway —— 这既是它的主要便利，也带来靠近入口与店屋环道路段的车流与噪音 —— 请在你实际会出门的时段自己开一趟再决定。3 系列道路上的门禁 Cluster 分区，通道管制也和开放式排屋段分开，各分区的看房安排会不一样。
Is Sierra Perdana a good place to rent out a unit?Sierra Perdana 适合出租吗？
Demand comes from two sources close to or inside the estate: the estate’s own shop-office and Meridin Bayvue retail belt, which employs staff who want to live within walking distance, and Regency Specialist Hospital, a 218-bed private hospital with a 24-hour Emergency and Trauma Centre a short drive away in Bandar Seri Alam. Actual signed rents are not yet compiled for this page — ask for the specific street or block and current asking rents will be provided rather than estimated. 需求来自紧邻或位于社区内的两个来源：社区自己的店屋与 Meridin Bayvue 零售带，雇用希望走路上班的员工；以及 Regency Specialist Hospital —— 一所 218 张病床、设有 24 小时急症与创伤中心的私立医院，车程不远，位于 Bandar Seri Alam。本页尚未汇整实际签约租金 —— 请指定街段或楼栋，我们会提供当前开价租金而不是用猜的。
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, and it is charged on the gain, not on 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. Non-citizens pay 30 percent through years 1 to 5 and 10 percent from year 6 onward, with no further reduction. At Sierra Perdana’s entry-level price points, the gap between selling in year five and year six can be worth several months of rent. 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。以 Sierra Perdana 的入门价位来说，第五年卖与第六年卖之间的差额，可能相当于好几个月的租金。
The Plentong corridor, on the same NAPIC dataPlentong 走廊，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. Sierra Perdana sits toward the thin-sample, softening end of this list — useful context before you read too much into any single percentage.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。Sierra Perdana 在这份名单里偏向样本薄、正在回软的一端 —— 在你对任何单一百分比想太多之前，这是有用的背景。
| 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 |
|---|---|---|---|---|---|
| Sierra Perdana | 161 | RM495,000 | RM366 | −9.8% | Thin sample, blended-mix headline样本薄，混合口径标题 |
| Bandar Bistari Perdana | 158 | — | — | −3.3% | Same mukim, same softening pattern同 mukim，同样在回软 |
| Bandar Baru Permas Jaya | 1387 | RM488,000 | RM370 | +9.7% | Deepest market in the corridor走廊里最厚的市场 |
| Taman Kota Masai | 1357 | RM360,000 | RM335 | −3.2% | Cheaper, high volume, also softening更便宜、量大，也在回软 |
| Taman Johor Jaya | 952 | RM470,000 | RM336 | +7.4% | Similar price band, growing价位相近，在上涨 |
| Taman Scientex | 883 | RM370,000 | RM374 | +3.6% | Cheaper entry, steady growth入场价更低，稳定上涨 |
| Bandar Baru Seri Alam | 811 | RM440,000 | RM317 | — | The larger township next door隔壁更大的市镇 |
| Bandar Seri Alam | 656 | RM460,000 | RM315 | +8.1% | Where the hospital and mall sit医院与商场所在地 |
| Taman Megah Ria | 560 | RM450,000 | RM299 | +19.8% | Fastest mover in this comparison set这份对照里涨最快的 |
Tell me the series. I will tell you what it actually sold for.告诉我系列。我告诉你它实际卖了多少。
Sierra Perdana has 161 records behind it — a thin sample, which means the exact street and the exact type matter more here than in a deeper market. Send me the series and the house type and I will come back with the recent sales, the realistic rent, and an honest read on whether the −9.8% headline applies to what you are actually looking at. Sierra Perdana 背后有 161 笔纪录 —— 样本薄，也就是说，具体街段与具体屋型在这里比在深度市场更重要。把系列与户型发给我，我会回你近期成交、务实的租金水平，以及诚实告诉你 −9.8% 这个标题跟你实际在看的东西有没有关系。