Taman Sri Orkid: the −4.5% headline
that falls apart on inspection
Taman Sri Orkid：那个「−4.5%」标题，
一细看就站不住
List.my’s own comparison table shows Taman Sri Orkid’s price per square foot down 4.5% over the past twelve months — the second-worst mover among thirteen Pulai-mukim areas. Pull the yearly numbers and it looks nothing like a correction. This 156-transaction pocket off Jalan Seri Orkid, Skudai, saw its double-storey terrace psf climb from RM368 (2022) to RM393 (2023) to RM415 (2024), on 32, 32 and 36 sales respectively — a real, multi-year sample. What tanked the twelve-month figure is a basket of just 7 transactions in 2025 and zero so far in 2026. Current asking prices on the same street, checked September 2026, run RM588,000 to RM680,000. This page separates the noise from the signal, road by road. List.my 自己的对照表显示，Taman Sri Orkid 的每尺价在过去十二个月下跌 4.5%——在十三个 Pulai mukim 对照区域中排名倒数第二差。但把逐年数字拉出来看，完全不像一场回调。这个位于士古来（Skudai）Jalan Seri Orkid 一带、共 156 笔成交的小型社区，双层排屋每尺价从 2022 年的 RM368、涨到 2023 年的 RM393、再涨到 2024 年的 RM415，背后分别是 32、32、36 笔成交——是真实的多年样本。真正拖垮那个十二个月数字的，是 2025 年仅 7 笔、2026 年至今零笔的一个薄样本。同一条街上目前的开价，2026 年 9 月核实，落在 RM588,000 至 RM680,000。这一页，把杂讯从讯号里，一条街一条街地拆开来看。
© henry8882111 · CC BY 3.0 · Wikimedia CommonsTaman Sri Orkid in 30 seconds30 秒看懂 Taman Sri Orkid
- Where it actually is: postcode 81300, Skudai, built around Jalan Seri Orkid and bordering Jalan Persiaran Mutiara Mas, inside Mukim Pulai, Johor Bahru district. Administered by the Iskandar Puteri City Council (MBIP), not MBJB. 它到底在哪：邮区 81300，士古来（Skudai），沿 Jalan Seri Orkid 发展，与 Jalan Persiaran Mutiara Mas 相邻，属 Mukim Pulai、新山县。行政上由 依斯干达公主城市政局（MBIP） 管辖，不是新山市政局（MBJB）。
- What it costs: 156 NAPIC transactions 2021–2026, median RM500,000 at RM387 psf across all types. The residential product is 78% double-storey terrace (107 of 138 records), plus 30 low-cost flats and 1 standard flat. Current terrace asking prices, checked September 2026: RM588,000–RM680,000. 多少钱：2021–2026 年 NAPIC 登记 156 笔（全类型），中位 RM500,000、每尺 RM387。住宅产品中 78% 是双层排屋（138 笔住宅中占 107 笔），另有 30 笔廉价组屋、1 笔普通组屋。目前排屋开价，2026 年 9 月核实：RM588,000 至 RM680,000。
- The number that decides it: the published 12-month psf change is −4.5%. But isolate the landed terrace product on a usable sample size and the picture reverses: RM368 psf in 2022 (32 sales) → RM393 in 2023 (32) → RM415 in 2024 (36). 2025 had only 7 total transactions across the whole area; 2026 has none recorded yet. The headline decline is very likely an artefact of that thin recent basket, not a real reversal. 决定性的数字：公开的 12 个月每尺价变动是 −4.5%。但把有地排屋单独拉出来看、样本量也足够大时，画面完全相反：2022 年每尺 RM368（32 笔）→ 2023 年 RM393（32 笔）→ 2024 年 RM415（36 笔）。2025 年全区总共只有 7 笔成交，2026 年至今则是零笔。这个头条式的下跌，很可能是那个薄样本造成的假象，不是真的反转。
- The detail almost nobody checks: tenure is mixed within the same estate. Listings on Jalan Seri Orkid observed in September 2026 show both freehold (Pegangan Bebas) and leasehold (Pegangan Pajakan) double-storey terrace units asking around the same RM588,000 — verify the specific title, do not assume from the neighbours. 几乎没人查的细节：同一个社区内地契年期是混合的。2026 年 9 月观察到 Jalan Seri Orkid 上的挂牌，永久地契（Pegangan Bebas） 与 租赁地契（Pegangan Pajakan） 的双层排屋，开价都在 RM588,000 上下——请查该户实际地契，不要以邻户推断。
- The honest catch: this is not a pure landed enclave — almost a quarter of the residential stock is low-cost flats, and there is a small shop row alongside. NAPIC’s own annual counts here are thin (7–51 transactions a year), so any single-year or 12-month statistic should be read with that sample size attached, not taken as a stable price signal on its own. 诚实提醒：这不是一个纯有地社区——住宅存量中将近四分之一是廉价组屋，旁边还有一小段店屋。NAPIC 在这里每年的登记笔数本来就薄（一年 7 至 51 笔不等），所以任何单一年份或 12 个月的统计数字，都该连同这个样本量一起读，不能单独当作稳定的价格讯号。
Skudai town and the Bukit Indah retail belt around it士古来市镇，以及周边的武吉英达（Bukit Indah）零售带
A direct Wikimedia Commons search for “Taman Sri Orkid” returns nothing usable — the interior terrace lanes are covered by the verified Street View panels further down this page instead. What the photographs below show is Skudai town itself (postcode 81300, the town Taman Sri Orkid sits within) and the AEON / Tesco Bukit Indah retail corridor a short reach south. Every caption states exactly where the photo was taken. 直接在 Wikimedia Commons 搜寻「Taman Sri Orkid」，没有可用的结果——社区内部的排屋巷弄改由本页下方已验证的街景补上。以下照片拍到的是士古来市镇本身（邮区 81300，Taman Sri Orkid 所在的市镇），以及南边不远的 AEON／Tesco 武吉英达零售走廊。每张图说都清楚写明实际拍摄地点。
A small, practical market — not a destination address一个小而务实的市场——不是一个「目的地」门牌
With only 156 recorded transactions across six years and a mixed landed / low-cost-flat / shop product, Taman Sri Orkid is not marketed as a lifestyle estate. The buyers it reasonably suits are specific.六年下来登记成交只有 156 笔，产品又是有地、廉价组屋、店屋混合——Taman Sri Orkid 从来不是被当作生活品味盘来行销的。合理适合它的买家画像很具体。
The Bukit Indah-priced-out buyer被 Bukit Indah 价格挤出来的买家
Taman Bukit Indah’s median (RM610,000, RM460 psf) and Horizon Hill’s (RM1,080,000) sit well above Taman Sri Orkid’s RM500,000. Same general Pulai corridor, meaningfully lower entry.Taman Bukit Indah 的中位价（RM610,000、每尺 RM460）与 Horizon Hill（RM1,080,000），都明显高于 Taman Sri Orkid 的 RM500,000。同一个 Pulai 走廊，入场价却低不少。
The room-by-room landlord分房出租的业主
30 of 138 residential records here are low-cost flats, observed listing from RM180,000 for a roughly 680 sq ft unit. A different, lower-ticket entry into the same postcode, chasing rental yield rather than land appreciation.这里 138 笔住宅登记中有 30 笔是廉价组屋，观察到的挂牌价从 RM180,000 起，单位约 680 平方尺。这是同一个邮区里门槛更低的另一种入场方式，追的是租金回报，不是地皮增值。
The UTM-adjacent household邻近 UTM 的家庭
Skudai’s defining institution is UTM’s main campus. Staff, students and the businesses that serve them are a structural source of demand for smaller, cheaper units in the surrounding Skudai postcodes — this one included.士古来最具代表性的机构就是 UTM 主校区。教职员、学生与服务他们的商家，是周边士古来各邮区（包括这一区）较小、较便宜单位的结构性需求来源。
The tenure-careful buyer在意地契的买家
Because both freehold and leasehold terraces trade here at similar asking prices, this estate rewards a buyer who checks the individual title rather than assuming tenure from the street or the neighbour’s unit.因为这里永久地契与租赁地契的排屋，开价相近，这个社区特别适合会先查个别地契、而不是靠街道或邻户推断地契年期的买家。
A weekday around Taman Sri OrkidTaman Sri Orkid 的一个平日
This is a small, established residential pocket inside the wider Skudai town, not a self-contained township with its own mall or clubhouse. The rhythm is set by Skudai itself.这是士古来市镇内一个成熟的小型住宅社区，不是自成一体、有自己商场或会所的市镇。生活节奏由士古来这个大环境决定。
Morning traffic joins Jalan Skudai, the arterial road carrying the wider corridor’s commute — the road a 2022 photograph on record shows backed up at peak hour (see the honest read in section 15).早晨车流汇入 Jalan Skudai——这条承载整个走廊通勤车流的干道，一张 2022 年的存档照片就拍到了高峰期堵塞的样子（详见第 15 节的诚实清单）。
Skudai Parade and the shop rows along Jalan Skudai open. This estate’s own shop lots — 18 commercial records on file, mostly three-storey shops and retail lots — handle the smaller daily errands.Skudai Parade 与 Jalan Skudai 沿线的店铺开门。本区自己的店屋——登记有 18 笔商业成交，以三层店屋与店铺为主——则应付较小的日常需要。
The AEON / Tesco Bukit Indah retail corridor, straight-line about 3.8–4.1km south, is the larger weekend shopping draw for households in this postcode.直线距离约 3.8 至 4.1 公里南边的 AEON／Tesco 武吉英达零售走廊，是本邮区住户较大型的周末购物去处。
Interior lanes off Jalan Seri Orkid — the numbered side streets (1 through roughly 50) — are quieter than the Jalan Skudai frontage, a genuine terrace-row neighbourhood rather than a through-road.Jalan Seri Orkid 的内部巷弄——编号 1 至约 50 的支路——比 Jalan Skudai 临街要安静得多，是真正的排屋邻里，不是过路干道。
UTM’s Skudai campus — the region’s defining institution — sits in the wider locality, a structural source of rental demand for smaller units across nearby Skudai postcodes.UTM 士古来主校区——这一带最具代表性的机构——就在更大范围的士古来一带，是周边各邮区较小单位租赁需求的结构性来源。
Once the Jalan Skudai shop rows close, the interior Jalan Seri Orkid lanes settle into an ordinary, established residential quiet.Jalan Skudai 沿线店铺打烊后，Jalan Seri Orkid 内部巷弄归于一般成熟住宅区的平静。
Skudai, Mukim Pulai — under Iskandar Puteri City Council, not MBJB士古来，Mukim Pulai——归依斯干达公主城市政局管，不是新山市政局
Taman Sri Orkid sits in Mukim Pulai, on postcode 81300, Skudai. Per Wikipedia, Skudai is a town about 13km northwest of Johor Bahru’s central business district, along Federal Route 1, and falls outside Johor Bahru city’s own municipal boundary — it is administered by the Iskandar Puteri City Council (Majlis Bandaraya Iskandar Puteri, MBIP) rather than MBJB, while remaining part of the wider Johor Bahru district and the Iskandar Malaysia development region. Taman Sri Orkid 位于 Mukim Pulai，邮区 81300，士古来。据维基百科，士古来是新山中心商业区西北方约 13 公里的一个市镇，沿 联邦一号公路；行政上不属新山市自己的市域范围，而是由 依斯干达公主城市政局（MBIP） 管辖，非新山市政局（MBJB），但仍属更大范围的新山县与依斯干达马来西亚发展区。
The road network is built around Jalan Seri Orkid, whose numbered side streets run roughly 1 through 50, and the estate borders Jalan Persiaran Mutiara Mas on its southern edge, adjoining the neighbouring Taman Mutiara Mas.路网以 Jalan Seri Orkid 为主干，编号支路大致从 1 到 50，社区南侧则与 Jalan Persiaran Mutiara Mas 相邻，接壤邻区 Taman Mutiara Mas。
| Destination目的地 | Straight-line直线距离 |
|---|---|
| AEON Mall, Bukit Indah | 3.77km |
| Tesco/Lotus’s, Bukit Indah | 4.14km |
| Bukit Chagar RTS Link / JB CIQ | 14.54km |
Skudai town on the doorstep, Bukit Indah retail a short reach south士古来市镇就在门口，Bukit Indah 零售带往南不远
No school, clinic or hospital was confirmed to sit directly inside Taman Sri Orkid’s own boundary in this research — that gap is stated plainly rather than guessed at. What is confirmed is the wider Skudai town and Bukit Indah corridor around it.本次查证没能确认 Taman Sri Orkid 自己的范围内有学校、诊所或医院——这个缺口直说，不用猜的填。已能确认的，是它周边更大范围的士古来市镇与 Bukit Indah 走廊。
Shops商圈
Taman Sri Orkid’s own NAPIC record includes 18 commercial transactions — three-storey shops, shop lots and double-storey shops, mostly along Jalan Seri Orkid. Skudai Parade and the wider Jalan Skudai shop rows are in the same town. AEON Mall and Tesco/Lotus’s Bukit Indah are a short reach south.Taman Sri Orkid 自己的 NAPIC 纪录里有 18 笔商业成交——三层店屋、店铺与双层店屋，多数在 Jalan Seri Orkid 沿线。Skudai Parade 与更大范围 Jalan Skudai 沿线的店铺，都在同一个市镇内。AEON 与 Tesco／Lotus’s 武吉英达则在南边不远处。
Schools & UTM学校与 UTM
No school was confirmed to sit inside Taman Sri Orkid’s own boundary in this research. Skudai is home to Universiti Teknologi Malaysia’s main campus, a defining institution for the wider town, plus numerous national, Chinese-medium and Tamil-medium schools across the Skudai postcodes generally — catchment for any specific street must be confirmed with the district education office.本次查证未能确认 Taman Sri Orkid 自己范围内有学校。士古来本身是马来西亚工艺大学主校区所在，是这个市镇最具代表性的机构，士古来各邮区一带也有为数不少的国民、华文与淡米尔学校——但任何一条特定街道的收生范围，须向县教育局确认。
Medical医疗
No clinic or hospital was confirmed to sit inside Taman Sri Orkid’s own boundary, and this page has not computed a verified distance to the nearest general hospital — left unstated rather than guessed. Skudai has private clinics and pharmacies typical of an established town; confirm the nearest 24-hour facility directly before relying on it.本次查证未能确认 Taman Sri Orkid 自己范围内有诊所或医院，本页也没有计算到最近综合医院的已验证距离——刻意不写，不用猜的填。士古来作为成熟市镇，有一般常见的私人诊所与药房；若需依赖 24 小时急诊设施，请直接向最近的一家确认。
Six things the −4.5% headline does not tell you「−4.5%」这个标题没告诉你的六件事
Taman Sri Orkid will never be a marketed destination address. What it has instead is a specific, checkable data story — and most of it argues against the one number List.my’s comparison table puts front and centre. Taman Sri Orkid 永远不会是一个被行销成「目的地」的门牌。它有的是一个具体、可查证的数据故事——而这个故事，多数都在反驳 List.my 对照表摆在最前面的那一个数字。
The landed psf has risen every usable year在样本可用的每一年，有地每尺价都在涨
Double-storey terrace median psf: RM368 in 2022 (32 sales), RM393 in 2023 (32), RM415 in 2024 (36). Three consecutive years, all with a usable sample, all pointing the same direction — up. 双层排屋每尺中位价：2022 年 RM368（32 笔）、2023 年 RM393（32 笔）、2024 年 RM415（36 笔）。连续三年，样本都可用，方向一致——都在涨。
The −4.5% rests on a very small basket「−4.5%」建立在一个非常小的样本上
Taman Sri Orkid recorded just 7 transactions in 2025 and 0 so far in 2026, against 42–51 a year in 2022–2024. A 12-month psf change computed on a handful of sales moves easily on one or two unusual prices. Taman Sri Orkid 在 2025 年只有 7 笔 成交，2026 年至今零笔，相较 2022 至 2024 年每年 42 至 51 笔。用寥寥数笔算出来的 12 个月每尺价变动，一两笔不寻常的成交价就能把它拉动。
Current asking prices agree with the multi-year trend目前的开价，与多年趋势一致
Property-portal listings checked September 2026 show double-storey terraces on Jalan Seri Orkid asking RM588,000 to RM680,000, at roughly RM400 to RM518 psf — above every NAPIC-recorded annual median through 2024, not below. 2026 年 9 月核实的房产平台挂牌显示，Jalan Seri Orkid 的双层排屋开价在 RM588,000 至 RM680,000，每尺约 RM400 至 RM518——高于 2024 年为止的每一个 NAPIC 年度中位数，不是更低。
A mid-table psf inside its own comparison group在自己的对照组里，每尺价排在中上段
Taman Sri Orkid’s RM387 psf ranks fifth of thirteen compared Mukim Pulai areas — above Taman Mutiara Rini and Taman Pulai Mutiara 2 (both RM371), below Taman Bukit Indah (RM460) and Horizon Hill (RM498). Taman Sri Orkid 的每尺 RM387，在十三个 Mukim Pulai 对照区域中排第五——高于 Taman Mutiara Rini 与 Taman Pulai Mutiara 2（均为 RM371），低于 Taman Bukit Indah（RM460）与 Horizon Hill（RM498）。
Real, verified street-level detail, not a marketing estimate真实、已验证的街道级细节，不是行销估算
Five points on Jalan Seri Orkid were verified with live Google Street View imagery, each returning a real numbered address on the place card — not a guessed coordinate. Jalan Seri Orkid 上的五个坐标点，已用实时 Google 街景影像核实，每一个地点卡都回传了真实的门牌号码——不是随手猜的坐标。
Essentially closed to foreign buyers对外籍买家实质关闭
Every recorded landed median here sits far below Johor’s RM2 million threshold for non-citizens. Read as an edge for a Malaysian buyer: prices here are set by local demand, not external capital chasing a discount. 这里每一项有地登记中位价，都远低于柔佛给非公民设的 RM200 万门槛。反过来看，这对马来西亚买家是优势：这里的价格由本地需求决定，不是外部资金在追一个折扣。
Jalan Seri Orkid, verified point by pointJalan Seri Orkid，逐点验证
Five coordinates along Jalan Seri Orkid’s numbered side streets were checked directly against Google’s Street View metadata service, which returns a real place-card address when imagery exists. Two control points — open ocean and rainforest interior — were tested first and correctly returned “Search returned no images,” confirming the method works before it was used here. Jalan Seri Orkid 编号支路上的五个坐标，都直接用 Google 街景元数据服务核对过——有影像时，它会回传一张真实的地点卡门牌。本页先测试了两个控制组坐标——公海与雨林内部——两者都正确回传「Search returned no images」，确认这个方法在真的没有影像时会如实回报，之后才拿来用在这里。
| Street街道 | Place-card address returned地点卡回传门牌 | Street View街景 |
|---|---|---|
| Jalan Seri Orkid 4 | 10 Jalan Seri Orkid 4, Skudai, Johor | Verified via GeoPhotoService metadata已用 GeoPhotoService 元数据核实 |
| Jalan Seri Orkid 9 | 35 Jalan Seri Orkid 9, Skudai, Johor | Verified via GeoPhotoService metadata已用 GeoPhotoService 元数据核实 |
| Jalan Seri Orkid 14 | 19 Jalan Seri Orkid 14, Skudai, Johor | Verified via GeoPhotoService metadata已用 GeoPhotoService 元数据核实 |
| Jalan Seri Orkid 20 | 30 Jalan Seri Orkid 20, Skudai, Johor | Verified via GeoPhotoService metadata已用 GeoPhotoService 元数据核实 |
| Jalan Seri Orkid 27 | 36 Jalan Seri Orkid 27, Skudai, Johor | Verified via GeoPhotoService metadata已用 GeoPhotoService 元数据核实 |
One landed product, plus a low-cost flat block and a shop row一种有地产品，加上一栋廉价组屋与一段店屋
Of 156 recorded transactions, 107 (69%) are double-storey terrace houses — the only landed product here. The rest is 30 low-cost flats, 18 commercial (shop) records and 1 standard flat. 156 笔登记成交中，107 笔（69%）是双层排屋——这里唯一的有地产品。其余是 30 笔廉价组屋、18 笔商业（店屋）纪录，以及 1 笔普通组屋。
Double-storey terrace双层排屋
Low-cost flat廉价组屋
A walk-up flat block on Jalan Seri Orkid 34/35. Lowest entry ticket in this postcode — a room-rental play more than a growth play. Foreign buyers: no — also far below Johor’s RM1m strata floor.Jalan Seri Orkid 34／35 一带的一栋组屋楼。这个邮区里门槛最低的入场方式——追的是分房出租的收益，不是增值。外籍买家：不行——同样远低于柔佛给非公民的 RM100 万分层门槛。
Shop lots & 3-storey shops店铺与三层店屋
A small working commercial base, not a masterplan. Year-to-year medians here swing widely (RM260,000 to RM1,900,000) on a thin sample — treat any single figure as indicative only, and ask for the specific lot’s history.一个小型、正在运作的商业基础，不是总蓝图。这里逐年中位价波动很大（RM260,000 至 RM1,900,000），样本本来就薄——任何单一数字都只能参考，请就该店铺个别查历史成交。
Small volume, mid-table price, a headline that misreads the trend量小、价中，头条数字读错了趋势
Taman Sri Orkid against its Mukim Pulai neighboursTaman Sri Orkid 与 Mukim Pulai 邻区对照
RM180,000 to RM782,500 — three products, one postcodeRM180,000 至 RM782,500 —— 一个邮区，三种产品
Registered medians by type, 2021 to 2026, plus the 2024 double-storey terrace figure to show where the landed product actually sits today versus its own six-year median. 2021 至 2026 年各类型登记中位价，另加 2024 年双层排屋数字，用来对照有地产品「现在」的价位与它自己六年中位数的差别。
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, verified 2026-09-07: 156 records, median RM500,000 at RM387 psf, all types. Rents are current portal asking rents and are indicative only. 2021 至 2026 年登记二手成交，来源为 List.my 公布的 NAPIC 纪录，2026-09-07 核实：全类型 156 笔，中位 RM500,000、每尺 RM387。租金为目前平台开价，仅供参考。
| Type类型 | Records笔数 | Recorded median登记中位价 | 2024 median2024 年中位 | Current asking目前开价 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|---|
| Low-cost flat廉价组屋 | 30 | — | — | RM180,000+ | No不行 |
| Double-storey terrace双层排屋 | 107 | RM500,000 RM387 psf | RM632,500 RM415 psf · 36 records笔 | RM588,000–680,000 | No不行 |
| Shop lot / 3-storey shop店铺／三层店屋 | 16 | RM782,500 | — | Ask请询问 | No不行 |
| Double-storey shop双层店屋 | 2 | — | — | Ask请询问 | No不行 |
| All types, recorded median全类型登记中位 | 156 | RM500,000 RM387 psf · −4.5% 12m | — | — | Landed closed to non-citizens有地对非公民关闭 |
Six years of records, and what they are actually saying六年的纪录，真正说了什么
Source: registered subsale records from NAPIC (JPPH), published by List.my, verified 2026-09-07. 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，2026-09-07 核实。资料约滞后半年，因此最近一年永远是不完整的。
The distribution, and why one 12-month number lies分布，以及为什么单一个 12 个月数字会骗人
Half of all recorded sales landed between roughly RM325,000 and RM675,000, with the median at RM500,000. That band contains a low-cost flat block, a terrace market and a small shop row at the same time — and the terrace market alone has moved from RM368 to RM415 psf across 2022–2024. Before treating the −4.5% headline as the story, check which years and which product it is actually built from. 全部登记成交中有一半大致落在 RM325,000 至 RM675,000 之间，中位数为 RM500,000。这个区间之所以宽，是因为它同时装着廉价组屋楼、排屋市场与一小段店屋——而单看排屋市场，2022 至 2024 年间每尺价就从 RM368 涨到 RM415。在把「−4.5%」这个头条数字当真之前，请先查清楚它究竟是哪几年、哪一种产品算出来的。
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. Years with fewer than ten transactions across the whole area are dropped rather than drawn — that excludes 2021 (8) and 2025 (7), leaving three usable points: 2022, 2023 and 2024.为什么用每尺价而不是成交价：每一年成交的产品组合都不一样，中位成交价跟着组合走，不是跟着市场走。全区一年成交少于十笔的年份，宁可不画——因此排除 2021 年（8 笔）与 2025 年（7 笔），留下三个可用的点：2022、2023、2024 年。
PRICE_INDEX 阵列加一行，格式 {q:"2026 Q1", median:435, n:12}（median 填每尺价，不是总价；n 填笔数）。补齐 2025 与 2026 的资料，这一页就会变成「Taman Sri Orkid 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。Johor’s foreign-buyer floor, and why Sri Orkid sits under it柔佛的外国买家门槛，以及 Sri Orkid 为何在门槛之下
Johor sets a minimum purchase price for foreign buyers: RM2,000,000 for landed property and RM1,000,000 for high-rise/strata, under the state’s foreign ownership guidelines. Every recorded median in Taman Sri Orkid — terrace, shop or flat — is well under both thresholds, which in practice means foreign individuals cannot buy into this area at market price. The homes here are bought by Malaysian citizens and Malaysian companies. 柔佛对外国买家设有最低购买价：有地物业 RM2,000,000，高楼／分层地契 RM1,000,000，依据州属外国人拥产指南订定。Taman Sri Orkid 目前登记的所有中位价——排屋、店屋或组屋——都远低于这两道门槛，实际上意味着外国人无法以市价购入这个区域。这里的房子由马来西亚公民与马来西亚公司购买。
Foreign minimum purchase price外国人最低购买价
Figures are Johor state guideline minimums as commonly published for the state’s foreign ownership framework; a purchaser should confirm the current gazetted figure and any district-level variation with a licensed conveyancing lawyer before relying on it.数字为柔佛州外国人拥产框架常见公布的最低门槛；买家在依赖此数字前，应向执业产业律师确认现行宪报数字及任何地区差异。
Singapore-dollar quick check新币快速换算
Not a foreign-purchase pathway — just a currency reference for Singapore-based readers sizing up the ringgit figures on this page.这不是外国人购买管道，只是给新加坡读者换算本页令吉数字用的参考工具。
Enter the day’s actual rate before quoting this anywhere — the default above is illustrative only, not a live feed.在任何场合引用前，请自行输入当天实际汇率——以上预设值仅供示意，并非即时汇率。
What a Taman Sri Orkid purchase actually costs买下 Taman Sri Orkid 的房子，实际要付多少
Monthly instalment estimate每月供款估算
Cash needed to close交割所需现金
tune_script() 的参数，让数字更贴近现况。Terrace house, low-cost flat, or the shop row? Tell me which.排屋、廉价组屋，还是店铺？告诉我你要哪一种。
This NAPIC area spans a low-cost flat block and a double-storey terrace market on Jalan Seri Orkid. Tell me your budget and purpose, and I will narrow it down and check current listings for you.这个 NAPIC 区块里，同时有廉价组屋楼和 Jalan Seri Orkid 的双层排屋市场。告诉我你的预算与用途，我来帮你缩小范围，并核对目前的放盘。
A real, mostly-landed market on the Jalan Skudai corridor — also a small, mixed, thinly-traded oneJalan Skudai 走廊上一个真实、以有地为主的市场——也是一个小型、混合、成交偏薄的市场
✓ Strengths优势
- Genuinely landed-majority, not a token terrace row. 107 of 138 recorded residential transactions (about 78%) are double-storey terrace houses — this is a terrace market with a small flat component, not the reverse.真正以有地为主，不是象征性的几排排屋。138 笔住宅登记成交中有 107 笔（约 78%）是双层排屋——这是一个以排屋为主、带一小部分组屋的市场，而不是相反。
- The dominant product has a clean, rising multi-year trend. Filtered to double-storey terraces with adequate sample sizes, psf rose every year from RM368 (2022, 32 records) to RM393 (2023, 32 records) to RM415 (2024, 36 records).主力产品的多年走势干净且上涨。只看样本足够的双层排屋，每尺价逐年上涨：2022 年 RM368（32 笔）、2023 年 RM393（32 笔）、2024 年 RM415（36 笔）。
- Established shopping anchors within a genuine straight-line radius. AEON Bukit Indah is about 3.77km away and Tesco/Lotus’s Bukit Indah about 4.14km, both computed by Haversine formula from geocoded coordinates.已成熟的购物据点在真实的直线半径内。AEON Bukit Indah 约 3.77 公里，Tesco／Lotus’s Bukit Indah 约 4.14 公里，均以地理坐标用 Haversine 公式计算。
- On the Jalan Skudai corridor, with a rail option further out. The Bukit Chagar RTS/CIQ terminus toward Singapore is about 14.54km away in a straight line — a genuine cross-border option, if a distant one.位于 Jalan Skudai 走廊上，再远一点还有铁路选项。通往新加坡的 Bukit Chagar RTS／CIQ 站直线距离约 14.54 公里——是真实存在的跨境选项，只是较远。
△ Things to weigh需要权衡的
- Tenure is mixed within the same street. Portal listings observed in September 2026 show both freehold and leasehold double-storey terraces on Jalan Seri Orkid at similar asking prices — confirm the specific title before making an offer, do not assume from the estate name.同一条街上地契不一致。2026 年 9 月观察到的放盘显示，Jalan Seri Orkid 上的双层排屋同时有永久地契与租赁地契、开价相近——下单前请核实该单位的具体地契，不要以社区名称推断。
- This is not a pure landed enclave. 22% of residential transactions (30 low-cost flats, 1 standard flat) plus a separate commercial component (18 shop/shoplot transactions) sit inside the same NAPIC area — a buyer expecting a uniform terrace-only estate should know this in advance.这不是一个纯有地小区。22% 的住宅成交（30 间廉价组屋、1 间标准组屋），加上另外的商业成分（18 笔店铺／店屋成交），都落在同一个 NAPIC 区块内——期待纯排屋社区的买家应该提前知道。
- Annual sample size is genuinely thin and volatile. The area recorded only 7 transactions in all of 2025 and 0 through the checked part of 2026, against 42-51 a year in 2022-2024 — the −4.5% headline figure sits on that thin recent base, not on a large sample.年度样本量确实偏薄、也不稳定。2025 年全年只有 7 笔成交，查证范围内的 2026 年为 0 笔，相较 2022 至 2024 年每年 42 至 51 笔——「−4.5%」这个头条数字，正是建立在这个薄弱的近期基数上，而非大样本。
- Sitting on the Jalan Skudai corridor cuts both ways. The same highway that gives the area its connectivity also carries heavy regional traffic — congestion on Jalan Skudai has been documented and photographed by others in this stretch, not just estate-level traffic.坐落在 Jalan Skudai 走廊，是把双面刃。为本区带来连通性的同一条主干道，也承载着大量区域车流——Jalan Skudai 这一段的塞车情况已被他人记录、拍摄，不只是社区本身的车流。
- No school or hospital was confirmed inside the estate boundary in this research. This page deliberately does not name a specific on-estate school or hospital or state a distance to one, because none could be confirmed as sitting inside the NAPIC area itself — left blank rather than guessed.本页查证范围内，无法确认社区边界内有学校或医院。本页刻意不指名某间「就在社区内」的学校或医院、也不给出到该设施的距离，因为无法确认有相关设施位于这个 NAPIC 区块本身之内——宁可留白，不用猜的。
- Local authority may be a surprise. Skudai, including this area, falls under Iskandar Puteri City Council (MBIP), not Johor Bahru City Council (MBJB) — a factor for anyone assuming a Johor Bahru postcode means Johor Bahru city jurisdiction.管辖当局可能出乎意料。士古来，包括本区，归依斯干达布特里市议会（MBIP）管辖，不是新山市议会（MBJB）——对以为「新山邮区」就等于「新山市管辖」的人，这是需要留意的一点。
Taman Sri Orkid FAQTaman Sri Orkid 常见问题
How much does a house in Taman Sri Orkid cost?Taman Sri Orkid 的房子大概多少钱？
NAPIC-recorded subsale transactions for Taman Sri Orkid, published by List.my and verified 2026-09-07, show 156 registrations between 2021 and 2026 across all property types, with a median of RM500,000 at RM387 per square foot. The residential segment (138 of the 156 records) is dominated by double-storey terrace houses, 107 records, which is the only landed product recorded here. The remaining residential stock is 30 low-cost flats and 1 standard flat. On current asking prices observed on property portals in September 2026, a double-storey terrace in Taman Sri Orkid lists from about RM588,000. Taman Sri Orkid 由 List.my 公布、2026-09-07 核实的 NAPIC 登记二手成交，2021 至 2026 年全类型共 156 笔登记，中位价 RM500,000，每尺 RM387。住宅部分（156 笔中的 138 笔）以双层排屋为主，共 107 笔，是这里唯一的有地产品。其余住宅存量是 30 间廉价组屋与 1 间标准组屋。以 2026 年 9 月在房产平台上观察到的现售价，Taman Sri Orkid 的双层排屋开价约从 RM588,000 起。
Why does the 12-month figure show Taman Sri Orkid’s price per square foot falling 4.5%, when the multi-year trend is rising?为什么 12 个月数字显示 Taman Sri Orkid 每尺价下跌 4.5%，但多年走势却是上涨的？
List.my’s own comparison of Mukim Pulai areas shows Taman Sri Orkid’s median psf down 4.5% over the trailing 12 months. Read alongside the yearly data, that figure looks like a thin-sample artefact rather than a genuine reversal. Taman Sri Orkid recorded only 7 total transactions in 2025 and 0 through the first part of 2026, against 42, 51 and 48 in 2022, 2023 and 2024 respectively. Filtered to the double-storey terrace houses that make up most of this market, the median psf rose every year with a usable sample: RM368 in 2022 (32 records), RM393 in 2023 (32 records), RM415 in 2024 (36 records). Current property-portal asking prices in September 2026 for double-storey terraces here run RM588,000 to RM680,000, at roughly RM400 to RM518 per square foot, consistent with continued strength rather than a pullback. Treat the 12-month figure as noise from a very small recent sample until more 2025-2026 transactions are recorded. List.my 自己对 Mukim Pulai 各区的比较显示，Taman Sri Orkid 的中位每尺价在过去 12 个月下跌 4.5%。但对照逐年数据来看，这个数字更像是薄样本造成的假象，而不是真正的反转。Taman Sri Orkid 在 2025 年只录得 7 笔成交，2026 年至今为 0 笔，相较之下 2022、2023、2024 年分别有 42、51、48 笔。若只看占市场多数的双层排屋，样本足够的年份中每尺价逐年上涨：2022 年 RM368（32 笔）、2023 年 RM393（32 笔）、2024 年 RM415（36 笔）。2026 年 9 月房产平台上双层排屋的现售价介于 RM588,000 至 RM680,000，约合每尺 RM400 至 RM518，与持续走强而非回落一致。在 2025 至 2026 年有更多成交纪录之前，这个 12 个月数字应被视为小样本的噪音。
What property types are actually sold in Taman Sri Orkid?Taman Sri Orkid 实际上都在卖什么类型的物业？
Of the 156 NAPIC-recorded subsale transactions 2021-2026, 138 are residential and 18 are commercial. Within the residential total, 107 (about 78%) are double-storey terrace houses, 30 are low-cost flats, and 1 is a standard flat. Within the commercial total, 8 are three-storey shops, 8 are shop/retail lots, and 2 are double-storey shops. There is no condominium, semi-detached or bungalow product recorded in this specific NAPIC area. 在 2021 至 2026 年 156 笔 NAPIC 登记成交中，138 笔是住宅、18 笔是商业。住宅总数中，107 笔（约 78%）是双层排屋，30 笔是廉价组屋，1 笔是标准组屋。商业总数中，8 笔是三层店屋，8 笔是店铺／零售单位，2 笔是双层店屋。这个特定 NAPIC 区块内没有登记到公寓、半独立式或独立式洋房产品。
Is Taman Sri Orkid freehold or leasehold?Taman Sri Orkid 是永久地契还是租赁地契？
Both tenures are recorded here, on the same road and at similar price points. Property-portal listings observed in September 2026 for double-storey terrace houses on Jalan Seri Orkid show both freehold (Pegangan Bebas) and leasehold (Pegangan Pajakan) titles asking around RM588,000 for comparable units. Tenure is recorded on the individual title, not on the estate as a whole, so confirm the specific title before making an offer. 两种地契在这里都有登记，而且在同一条路上、价位也相近。2026 年 9 月观察到的房产平台放盘显示，Jalan Seri Orkid 上的双层排屋同时有永久地契（Pegangan Bebas）与租赁地契（Pegangan Pajakan）单位，同类型单位开价都在约 RM588,000 左右。地契登记在个别地契上，而不是整个社区统一，因此下单前请务必核实该单位的具体地契。
Can foreigners buy property in Taman Sri Orkid?外国人可以在 Taman Sri Orkid 买房吗？
In practice, no, not for landed property, and the strata product here does not clear the threshold either. Johor requires a minimum purchase price of RM2 million for non-citizens buying landed residential property; Taman Sri Orkid’s landed (double-storey terrace) median runs RM498,000 to RM632,500 depending on the year, far below that floor. The low-cost flats here, recorded from about RM180,000, are also nowhere near Johor’s RM1 million strata floor for non-citizens. 实际上不能，有地物业不行，这里的分层产品也达不到门槛。柔佛规定非公民购买有地住宅最低须 RM200 万；Taman Sri Orkid 的有地（双层排屋）中位价依年份介于 RM498,000 至 RM632,500，远低于这道门槛。这里登记价约从 RM180,000 起的廉价组屋，也远远够不到柔佛对非公民设下的 RM100 万分层地契门槛。
Where exactly is Taman Sri Orkid, and which local authority covers it?Taman Sri Orkid 确切位置在哪里？由哪个地方政府管辖？
Taman Sri Orkid (also recorded as Taman Seri Orkid) sits on postcode 81300, Skudai, within Mukim Pulai, Johor Bahru district. Its road network is built around Jalan Seri Orkid, bordering Jalan Persiaran Mutiara Mas. Skudai falls outside Johor Bahru city’s own municipal boundary and is administered by the Iskandar Puteri City Council (Majlis Bandaraya Iskandar Puteri, MBIP) rather than MBJB, though it remains part of the wider Johor Bahru district and the Iskandar Malaysia development region. Taman Sri Orkid（也登记作 Taman Seri Orkid）位于邮区 81300，士古来（Skudai），属 Mukim Pulai，新山县。其路网以 Jalan Seri Orkid 为主，邻接 Jalan Persiaran Mutiara Mas。士古来不在新山市议会（MBJB）的市镇边界内，而是由依斯干达布特里市议会（Majlis Bandaraya Iskandar Puteri，MBIP）管辖，但仍属于更大范围的新山县与依斯干达大马发展区。
How does Taman Sri Orkid compare to other areas in Mukim Pulai?Taman Sri Orkid 与 Mukim Pulai 其他区域相比如何？
Among the most-traded areas in Mukim Pulai, Taman Sri Orkid has by far the smallest recorded transaction count — 156, against 1,798 for Taman Bukit Indah and 1,024 for Horizon Hill, the two largest. Its RM387 median psf ranks fifth of thirteen compared areas, above Taman Mutiara Rini (RM371) and Taman Pulai Mutiara 2 (RM371) but below Taman Bukit Indah (RM460) and Horizon Hill (RM498). Its recorded median price, RM500,000, sits roughly in the middle of the group. 在 Mukim Pulai 最活跃的区域中，Taman Sri Orkid 的登记成交笔数明显最少——156 笔，相较最大的两个区域 Taman Bukit Indah 的 1,798 笔与 Horizon Hill 的 1,024 笔。其 RM387 中位每尺价，在对照的十三个区域中排第五，高于 Taman Mutiara Rini（RM371）与 Taman Pulai Mutiara 2（RM371），但低于 Taman Bukit Indah（RM460）与 Horizon Hill（RM498）。其登记中位价 RM500,000，大致落在整组区域的中段。
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, a permanent floor with no further reduction. 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，不再进一步调降。
Thirteen areas, one mukim, very different scales十三个区域，同一个 mukim，规模截然不同
Mukim Pulai runs from Skudai through Bukit Indah to Pulai proper. Taman Sri Orkid is one of its smallest and most thinly-traded corners — here is how it sits against the other most-traded areas.Mukim Pulai 从士古来延伸经 Bukit Indah 到 Pulai 本区。Taman Sri Orkid 是其中规模最小、成交最薄的角落之一——以下是它与其他最活跃区域的对照。
| Area区域 | Txns 2021–262021–26 笔数 | Median中位价 | Median psf中位每尺 | 12m change12 个月涨跌 |
|---|---|---|---|---|
| Taman Bukit Indah | 1,798 | RM610,000 | RM460 | +2.6% |
| Horizon Hill | 1,024 | RM1,080,000 | RM498 | +10.5% |
| Taman Ungku Tun Aminah | 905 | RM465,000 | RM312 | +12.0% |
| Taman Universiti | 905 | RM400,000 | RM292 | +9.6% |
| Taman Mutiara Rini | 869 | RM620,000 | RM371 | +9.8% |
| Taman Pulai Mutiara 2 | 857 | RM489,000 | RM371 | +9.0% |
| Taman Perling | 711 | RM480,000 | RM288 | −0.8% |
| Taman Pulai Mutiara | 577 | RM520,000 | RM401 | +3.6% |
| Bandar Selesa Jaya | 573 | RM290,000 | RM290 | +16.9% |
| Taman Skudai Baru | 566 | RM400,000 | RM325 | +8.5% |
| Taman Tampoi Indah | 417 | RM360,000 | RM357 | +7.7% |
| Laman Setia | 411 | RM640,000 | RM394 | −4.3% |
| Taman Sri Orkid | 156 | RM500,000 | RM387 | −4.5% |
Tell me your budget, and I will tell you what it actually buys here.告诉我你的预算，我会诚实告诉你在这里能买到什么。
Taman Sri Orkid spans a low-cost flat and a RM680,000 terrace house, mixed tenure, inside one small NAPIC area. The published −4.5% headline is almost certainly a thin-sample artefact, not a falling market — but you should still verify the specific unit and title yourself. Send me your number and I will check current listings honestly. Taman Sri Orkid 涵盖廉价组屋到 RM680,000 的排屋，地契种类不一，全都在同一个小型 NAPIC 区块内。公布的「−4.5%」头条数字，几乎可以肯定是薄样本造成的假象，而不是市场真的在下跌——但你仍应亲自核实具体单位与地契。把你的预算发给我，我会诚实核对目前的放盘。