Taman Sri Putri: the −20.3%,
and the three sales behind it
Taman Sri Putri：那个 −20.3%，
背后其实只有三笔成交
List.my’s own comparison table shows Taman Sri Putri’s residential price per square foot down 20.3% over the past twelve months — by far the worst mover among thirteen Pulai-mukim areas. We pulled the trailing window apart ourselves. Filtered to the double-storey terrace houses that make up three-quarters of this market, the current 12-month window (Apr 2025–Mar 2026) contains exactly 3 recorded sales, median RM288 psf. The prior 12-month window had 17 sales at RM368 psf. That is the −20.3% headline’s real anatomy: a thin, noisy sample replacing a solid one — not a market that fell. The full five-year calendar record shows the opposite direction: RM292 psf in 2021 climbing to RM364 psf so far in 2025. This 118-transaction pocket off Jalan Emas, Skudai, gets pulled apart road by road below. List.my 自己的对照表显示，Taman Sri Putri 住宅每尺价在过去十二个月下跌 20.3%——是十三个 Pulai mukim 对照区域里跌幅最大的一个。我们自己把这个滚动窗口拆开来看：只看占市场四分之三的双层排屋，目前的 12 个月窗口（2025 年 4 月至 2026 年 3 月）里只有 3 笔登记成交，中位每尺 RM288；再前一个 12 个月窗口有 17 笔，中位每尺 RM368。这就是「−20.3%」头条数字的真实解剖：一个薄弱、吵杂的小样本，取代了一个够大的样本——不是市场真的跌了。完整的五年逐年纪录方向恰恰相反：从 2021 年每尺 RM292，一路涨到 2025 年至今的 RM364。这个位于士古来（Skudai）Jalan Emas 一带、共 118 笔成交的社区，下面会一条街一条街地拆给你看。
© henry8882111 · CC BY 3.0 · Wikimedia CommonsTaman Sri Putri in 30 seconds30 秒看懂 Taman Sri Putri
- Where it actually is: a landed precinct inside the wider Taman Impian Emas township, postcode 81300 (some road records tag 81210), Skudai, built around Jalan Emas, Jalan Gangsa, Jalan Timah and Jalan Besi, inside Mukim Pulai. Administered by the Iskandar Puteri City Council (MBIP), not MBJB. 它到底在哪：位于更大范围 Taman Impian Emas 市镇内的一个有地社区，邮区 81300（部分路段登记为 81210），士古来（Skudai），沿 Jalan Emas、Jalan Gangsa、Jalan Timah 与 Jalan Besi 发展，属 Mukim Pulai。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: 118 NAPIC transactions 2021–2026, median RM500,000 at RM306 psf across all types; residential-only median RM505,000 at RM325 psf. The dominant product is the double-storey terrace (88 records, ~75% of residential), all-time median RM550,000 at RM329 psf. 多少钱：2021–2026 年 NAPIC 登记 118 笔（全类型），中位 RM500,000、每尺 RM306；仅住宅中位为 RM505,000、每尺 RM325。主力产品是双层排屋（88 笔，占住宅约 75%），全期中位 RM550,000、每尺 RM329。
- The number that decides it: the published 12-month psf change is −20.3%. Isolate the double-storey terrace product and the trailing window itself explains it: 17 sales at RM368 psf (Apr 2024–Mar 2025) versus just 3 sales at RM288 psf (Apr 2025–Mar 2026). The full calendar-year record runs the other way: RM292 (2021) → RM301 (2022) → RM326 (2023) → RM356 (2024) → RM364 so far in 2025. 决定性的数字：公开的 12 个月每尺价变动是 −20.3%。把双层排屋单独拉出来看，滚动窗口本身就说明了一切：17 笔、每尺 RM368（2024 年 4 月至 2025 年 3 月）对上仅 3 笔、每尺 RM288（2025 年 4 月至 2026 年 3 月）。完整逐年纪录方向相反：RM292（2021）→ RM301（2022）→ RM326（2023）→ RM356（2024）→ RM364（2025 年至今）。
- The detail that proves it’s noise, not a crash: two double-storey terraces on the identical 1,679 sq ft floorplan sold in the same month, October 2025 — Jalan Emas 13 at RM650,000 (RM387 psf) and Jalan Gangsa 6 at RM480,000 (RM286 psf). A 26% psf gap on paper-identical land, in one month, is exactly the kind of swing that can drag a 3-sale median down. 证明这是噪音、不是崩盘的细节：两栋一模一样 1,679 平方尺的双层排屋，同一个月（2025 年 10 月）成交——Jalan Emas 13 卖 RM650,000（每尺 RM387），Jalan Gangsa 6 卖 RM480,000（每尺 RM286）。地皮条件几乎相同，一个月内每尺价差 26%——这正是能把一个只有 3 笔的中位数拉低的那种波动。
- The honest catch: this is a small, genuinely thin-sample market by NAPIC’s own count — annual transaction counts here range from 5 to 41 depending on the year. Any single-year or 12-month statistic on this area should be read with that sample size attached, not taken as a stable price signal on its own. 诚实提醒：按 NAPIC 自己的笔数，这本来就是一个样本偏薄的小型市场——年度成交笔数依年份在 5 至 41 笔之间波动。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, UTM and the Mutiara Rini retail belt around it士古来市镇、UTM，以及周边的美地利花园（Mutiara Rini）零售带
A direct Wikimedia Commons search for “Taman Sri Putri” or “Taman Impian Emas” returns nothing usable — the interior terrace lanes are covered by the verified Street View panels in section 07 instead. What the photographs below show is Skudai town itself (postcode 81300, the town Taman Sri Putri sits within), the Universiti Teknologi Malaysia campus 2.7km away, and the Mutiara Rini retail corridor nearby. Every caption states exactly where the photo was taken. 直接在 Wikimedia Commons 搜寻「Taman Sri Putri」或「Taman Impian Emas」，没有可用的结果——社区内部的排屋巷弄改由第 07 节已验证的街景补上。以下照片拍到的是士古来市镇本身（邮区 81300，Taman Sri Putri 所在的市镇）、2.7 公里外的马来西亚工艺大学（UTM）校园，以及附近的美地利花园（Mutiara Rini）零售走廊。每张图说都清楚写明实际拍摄地点。
A small terrace market next to a mall and a university, not a destination address一个紧邻商场与大学的小型排屋市场——不是一个「目的地」门牌
With only 118 recorded transactions across six years and a mix of terrace, semi-D and a handful of shops, Taman Sri Putri is not marketed as a lifestyle estate. The buyers it reasonably suits are specific.六年下来登记成交只有 118 笔，产品又是排屋、半独立式加上一小撮店屋——Taman Sri Putri 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 mall-and-mosque-on-the-doorstep buyer商场与清真寺就在门口的买家
Skudai Parade, inside the same Taman Impian Emas township, is a straight-line 0.68km away — genuinely close, not a marketing estimate. That is unusual for a terrace estate this size.同属 Taman Impian Emas 市镇内的 Skudai Parade，直线距离只有 0.68 公里——是真的近，不是行销估算。对一个这种规模的排屋社区来说，这并不常见。
The UTM-adjacent household邻近 UTM 的家庭
UTM’s main campus gate is a straight-line 2.69km away. Staff, students and the businesses that serve them are a structural source of demand for terrace and rental units in the surrounding Skudai postcodes.UTM 主校区大门直线距离仅 2.69 公里。教职员、学生与服务他们的商家，是周边士古来邮区排屋与租赁需求的结构性来源。
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 Putri’s RM500,000. Same general mukim, 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 Putri 的 RM500,000。同一个 mukim，入场价却低不少。
The patient, data-literate buyer耐心、看得懂数据的买家
This is not a fast-moving market — annual counts here run 5 to 41 sales. It rewards someone willing to ask for the individual transaction list rather than trust a single 12-month percentage.这不是一个快进快出的市场——年度成交笔数在 5 至 41 笔之间。它适合愿意索取逐笔成交明细、而不是单看一个 12 个月百分比就下判断的买家。
A weekday around Taman Sri PutriTaman Sri Putri 的一个平日
This is a landed precinct inside the wider Taman Impian Emas township in Skudai, not a self-contained gated estate with its own clubhouse. The rhythm is set by the township and the wider Skudai corridor around it.这是士古来 Taman Impian Emas 市镇内的一个有地社区，不是自成一体、有自己会所的门禁社区。生活节奏由这个市镇与周边更大范围的士古来走廊决定。
Morning traffic feeds onto Jalan Skudai, the arterial road carrying the wider corridor’s commute — a 2022 photograph on record shows this stretch 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这一段高峰期堵塞的样子（详见第 15 节的诚实清单）。
Skudai Parade, 0.68km away inside the same township, and the estate’s own small shop row (7 double-storey shops and 1 shop lot on record) open for the day.同属一个市镇、距离 0.68 公里的 Skudai Parade，以及本区自己的一小段店屋（登记有 7 间双层店屋与 1 间店铺），当天开门营业。
UTM’s Skudai campus, 2.69km away, and the AEON Mall Bukit Indah retail corridor, straight-line about 6.4km south, are the larger draws for households in this postcode.直线距离 2.69 公里的 UTM 士古来校区，与直线距离约 6.4 公里南边的 AEON 武吉英达商场走廊，是本邮区住户较大型的去处。
Interior lanes off Jalan Emas, Jalan Gangsa and Jalan Timah — the numbered side streets — are quieter than the main frontage, a genuine terrace-row neighbourhood rather than a through-road.Jalan Emas、Jalan Gangsa 与 Jalan Timah 的内部巷弄——编号支路——比主干道临街要安静得多，是真正的排屋邻里，不是过路干道。
The nearest hospital this research could verify, Columbia Asia Iskandar Puteri in Pulai, is a straight-line 6.98km away — not on the doorstep, a genuine trade-off households here should know.本次查证能确认的最近医院——位于 Pulai 的 Columbia Asia Iskandar Puteri——直线距离 6.98 公里，并非近在咫尺，是本区住户应该知道的真实取舍。
Once Skudai Parade and the shop rows close, the interior lanes settle into an ordinary, established residential quiet.Skudai Parade 与沿线店铺打烊后，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 Putri sits in Mukim Pulai, within the wider Taman Impian Emas township, postcode 81300 Skudai (some road-level OpenStreetMap records tag the neighbouring segment 81210). Skudai is a town northwest of Johor Bahru’s central business district 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 Putri 位于 Mukim Pulai，属更大范围的 Taman Impian Emas 市镇，邮区 81300，士古来（部分道路在 OpenStreetMap 上登记为邻接的 81210）。士古来是新山中心商业区西北方的一个市镇；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 Emas, Jalan Gangsa, Jalan Timah and Jalan Besi — all named after metals (gold, bronze, tin, iron) — with their own numbered side streets. A small commercial row along Jalan Perlaluan Besi and Jalan Emas Puteh sits at the estate’s edge.路网以 Jalan Emas、Jalan Gangsa、Jalan Timah 与 Jalan Besi 为主干——分别以金、铜（青铜）、锡、铁命名——各自有编号支路。Jalan Perlaluan Besi 与 Jalan Emas Puteh 沿线一小段商业店屋，则位于社区边缘。
| Destination目的地 | Straight-line直线距离 |
|---|---|
| Skudai Parade (same township) | 0.68km |
| Universiti Teknologi Malaysia (main gate) | 2.69km |
| AEON Mall, Bukit Indah | 6.42km |
| Columbia Asia Hospital, Iskandar Puteri | 6.98km |
| Bukit Chagar RTS Link / JB CIQ | 14.46km |
A mall inside the same township, UTM a short reach away, the nearest hospital genuinely further商场就在同一市镇内，UTM 不远，最近的医院则是真的有一段距离
No school or clinic was confirmed to sit directly inside Taman Sri Putri’s own street network in this research — that gap is stated plainly rather than guessed at. What is confirmed, with distances, is the mall inside the same township, the university nearby, and the honest distance to the nearest hospital.本次查证没能确认 Taman Sri Putri 自己的街道范围内有学校或诊所——这个缺口直说，不用猜的填。已能确认、并附上距离的，是同一市镇内的商场、不远的大学，以及到最近医院的诚实距离。
Shops商圈
Skudai Parade sits inside the same Taman Impian Emas township as Taman Sri Putri, a straight-line 0.68km away. Taman Sri Putri’s own NAPIC record includes 8 commercial transactions — 7 double-storey shops and 1 shop/retail lot — mostly along Jalan Besi and Jalan Emas Puteh.Skudai Parade 与 Taman Sri Putri 同属一个 Taman Impian Emas 市镇，直线距离 0.68 公里。Taman Sri Putri 自己的 NAPIC 纪录里有 8 笔商业成交——7 间双层店屋、1 间店铺——多数在 Jalan Besi 与 Jalan Emas Puteh 沿线。
UTMUTM 工艺大学
No school was confirmed to sit inside Taman Sri Putri’s own street network in this research. Universiti Teknologi Malaysia’s main Skudai campus gate is a straight-line 2.69km away — the region’s defining institution, and a structural source of rental demand for nearby units. Actual school catchment for any specific street must be confirmed with the district education office.本次查证未能确认 Taman Sri Putri 自己范围内有学校。马来西亚工艺大学士古来主校区大门直线距离 2.69 公里——这一带最具代表性的机构，也是周边单位租赁需求的结构性来源。任何一条特定街道的实际收生范围，须向县教育局确认。
Medical医疗
No clinic or hospital was confirmed to sit inside Taman Sri Putri’s own street network. The nearest hospital this research could verify and geocode is Columbia Asia Hospital, Iskandar Puteri, Pulai — a straight-line 6.98km away. 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 Putri 自己范围内有诊所或医院。查证并完成地理编码后能确认的最近医院，是位于 Pulai 的 Columbia Asia Hospital, Iskandar Puteri——直线距离 6.98 公里。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 −20.3% headline does not tell you「−20.3%」这个标题没告诉你的六件事
Taman Sri Putri 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 Putri 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 dominant type’s psf has risen every year, five years running在过去五年，主力户型的每尺价年年都在涨
Double-storey terrace median psf: RM292 (2021, 5 sales) → RM301 (2022, 30) → RM326 (2023, 27) → RM356 (2024, 20) → RM364 so far in 2025 (6). Five consecutive years, all pointing the same direction — up. 双层排屋每尺中位价：2021 年 RM292（5 笔）→ 2022 年 RM301（30 笔）→ 2023 年 RM326（27 笔）→ 2024 年 RM356（20 笔）→ 2025 年至今 RM364（6 笔）。连续五年，方向一致——都在涨。
The −20.3% rests on a 3-sale trailing window「−20.3%」建立在一个只有 3 笔的滚动窗口上
The trailing 12-month window behind the headline (Apr 2025–Mar 2026) has just 3 double-storey terrace sales, against 17 in the prior 12 months. A median computed on 3 sales moves easily on one unusual price. 头条数字背后的 12 个月滚动窗口（2025 年 4 月至 2026 年 3 月）只有 3 笔双层排屋成交，前一个 12 个月则有 17 笔。用 3 笔算出来的中位数，一笔不寻常的成交价就能把它拉动。
Same floorplan, same month, a 26% psf gap同一个户型、同一个月，每尺价差 26%
October 2025: Jalan Emas 13 (1,679 sq ft) sold for RM650,000, RM387 psf. Jalan Gangsa 6 (also 1,679 sq ft) sold for RM480,000, RM286 psf. Same month, same size, a 26% psf swing — direct evidence of thin-sample noise, not a repriced market. 2025 年 10 月：Jalan Emas 13（1,679 平方尺）卖 RM650,000，每尺 RM387；Jalan Gangsa 6（同样 1,679 平方尺）卖 RM480,000，每尺 RM286。同一个月、同一个尺寸，每尺价差 26%——是薄样本噪音的直接证据，不是市场重新定价。
A mall inside the same township, 0.68km away同一市镇内的商场，0.68 公里
Skudai Parade sits inside the same Taman Impian Emas township as Taman Sri Putri — a genuinely short, verified straight-line distance, not a marketing radius. Skudai Parade 与 Taman Sri Putri 同属一个 Taman Impian Emas 市镇——是真实、已验证的短距离，不是行销半径。
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
Six points across Jalan Emas, Gangsa, Timah and Besi were verified with live Google Street View imagery, each returning a real numbered address on the place card — not a guessed coordinate. Jalan Emas、Gangsa、Timah 与 Besi 上的六个坐标点，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 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 Emas, Gangsa, Timah and Besi, verified point by pointJalan Emas、Gangsa、Timah 与 Besi，逐点验证
Six coordinates across the estate’s four named 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 “No Street View imagery available here,” confirming the method works before it was used here. 社区四条主要街道上的六个坐标，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「此处无街景影像」，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 | Imagery date影像日期 |
|---|---|---|
| Jalan Emas 13 | 2 Jalan Emas 13, Skudai, Johor | May 2026 |
| Jalan Emas 20 | 100 Jalan Emas 20, Skudai, Johor | Dec 2023 |
| Jalan Gangsa 7 | 19 Jalan Gangsa 7, Skudai, Johor | May 2026 |
| Jalan Gangsa 1 | 33 Jalan Gangsa 1, Skudai, Johor | Dec 2023 |
| Jalan Timah 7 | 35 Jalan Timah 7, Skudai, Johor | Dec 2023 |
| Jalan Besi 7 | 30 Jalan Besi 7, Skudai, Johor | Jun 2018 (oldest imagery of the six)（六点中最旧的影像） |
Mostly double-storey terrace, plus a smaller single-storey group and a handful of semi-Ds以双层排屋为主，另有较小的单层排屋群与少量半独立式
Of 118 recorded transactions, 88 (75% of residential) are double-storey terrace houses, 18 (15%) are single-storey terrace houses, and 4 are double-storey semi-detached units on much larger land. The remaining 8 are commercial. 118 笔登记成交中，88 笔（占住宅 75%）是双层排屋，18 笔（15%）是单层排屋，4 笔是地皮大得多的双层半独立式。其余 8 笔是商业。
Double-storey terrace双层排屋
Single-storey terrace单层排屋
The lowest verified transaction on record: RM420,000 for 1,558 sq ft on Jalan Emas 27, May 2025 (RM270 psf). A genuine, lower-ticket entry into the same street network. Foreign buyers: no.纪录中已验证的最低成交：Jalan Emas 27，1,558 平方尺，RM420,000（每尺 RM270），2025 年 5 月。是同一路网内门槛更低的真实入场方式。外籍买家：不行。
Double-storey semi-detached双层半独立式
All 4 recorded sales are on Jalan Emas 16 and Jalan Gangsa 4, 2021–2023, none since. Large land keeps psf low (RM167–175) relative to the terrace product — not comparable on a psf basis.全部 4 笔登记成交都在 Jalan Emas 16 与 Jalan Gangsa 4，2021 至 2023 年，之后未再有成交。地皮大，每尺价（RM167 至 175）相对排屋偏低——不适合用每尺价直接比较。
Small volume, mid-table price, a headline that misreads a thin sample量小、价中，头条数字读错了一个薄样本
Taman Sri Putri against its Mukim Pulai neighboursTaman Sri Putri 与 Mukim Pulai 邻区对照
RM420,000 to RM675,000 — two terrace sizes, one semi-D groupRM420,000 至 RM675,000 —— 两种排屋尺寸，一组半独立式
Registered medians by type, 2021 to 2026, plus the 2025-so-far double-storey terrace figure to show where the dominant product actually sits today versus its own five-year median. 2021 至 2026 年各类型登记中位价，另加 2025 年至今的双层排屋数字，用来对照主力产品「现在」的价位与它自己五年中位数的差别。
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 2026-09-09: 118 records, median RM500,000 at RM306 psf, all types. Rents are not stated below because this research did not find a reliable rental sample specific to this area — left blank rather than guessed. 2021 至 2026 年登记二手成交，来源为 List.my 公布的 NAPIC 纪录，2026-09-09 核实：全类型 118 笔，中位 RM500,000、每尺 RM306。以下未列租金，因为本次查证没有找到这个区域可靠的租金样本——宁可留白，不用猜的填。
| Type类型 | Records笔数 | Recorded median登记中位价 | 2025-so-far median2025 年至今中位 | Lowest verified sale已验证最低成交 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|---|
| Single-storey terrace单层排屋 | 18 | RM420,000 RM273 psf | — | RM420,000 Jalan Emas 27, May-25 | No不行 |
| Double-storey terrace双层排屋 | 88 | RM550,000 RM329 psf | RM650,000 RM364 psf · 6 records笔 | — | No不行 |
| Double-storey semi-detached双层半独立式 | 4 | RM675,000 RM172 psf | — | None since 20232023 年后无成交 | No不行 |
| Double-storey shop双层店屋 | 7 | RM430,000 RM174 psf | — | Ask请询问 | No不行 |
| Shop / retail lot店铺 | 1 | RM181,000 RM366 psf | — | — | No不行 |
| All types, recorded median全类型登记中位 | 118 | RM500,000 RM306 psf | — | — | Landed closed to non-citizens有地对非公民关闭 |
Five years of records, and what they are actually saying五年的纪录，真正说了什么
Source: registered subsale records from NAPIC (JPPH), published by List.my, verified 2026-09-09. Records lag roughly six months, so the most recent year is always incomplete. This section documents exactly how we rebuilt List.my’s own −20.3% figure — not copied from anywhere, computed here from the individual transaction rows.来源：NAPIC（JPPH）登记二手成交纪录，由 List.my 公布，2026-09-09 核实。资料约滞后半年，因此最近一年永远是不完整的。这一节记录了我们如何用逐笔成交自己重建出 List.my 公布的 −20.3% 这个数字——不是抄来的，是在这里用原始成交列一笔一笔算出来的。
Step 1: isolate the dominant product第一步：先只看主力产品
The −20.3% figure List.my publishes is a residential-wide 12-month psf comparison. Double-storey terrace houses are 88 of 110 residential records (80%), so we filtered to that type alone using List.my’s own ?type=2T parameter and re-ran the same two 12-month windows it uses.
List.my 公布的 −20.3%，是全住宅口径的 12 个月每尺价比较。双层排屋占 110 笔住宅纪录中的 88 笔（80%），所以我们用 List.my 自己的 ?type=2T 参数把这个类型单独筛出来，再跑一次它用的那两个 12 个月窗口。
Step 2: the two trailing windows, side by side第二步：把两个滚动窗口并排看
| Window窗口 | Double-storey terrace sales双层排屋成交笔数 | Median psf中位每尺 |
|---|---|---|
| Apr 2024 – Mar 2025 | 17 | RM368 |
| Apr 2025 – Mar 2026 | 3 | RM288 |
RM288 versus RM368 is a −21.7% move on the terrace type alone — close enough to List.my’s blended residential −20.3% that it is almost certainly the main driver, once the smaller single-storey terrace group (which actually rose over the same two windows, RM296 to RM325 psf) is folded back into the residential-wide figure. The prior window’s 17 sales is a genuinely usable sample. The current window’s 3 sales is not. RM288 对上 RM368，单看排屋这一类型就是 −21.7% 的变动——已经很接近 List.my 全住宅口径的 −20.3%，几乎可以肯定是主要驱动因素，只要把样本较小的单层排屋群（同样两个窗口其实是上涨的，RM296 涨到 RM325）折回全住宅数字就说得通。前一个窗口的 17 笔是真正够用的样本，目前窗口的 3 笔则不是。
Step 3: the smoking gun — two identical lots, one month apart, 26% apart in price第三步：关键证据——两块几乎相同的地，同一个月，价差 26%
| Road街道 | Size尺寸 | Date日期 | Price成交价 | PSF每尺 |
|---|---|---|---|---|
| Jalan Emas 13 | 1,679 sqft | Oct-25 | RM650,000 | RM387 |
| Jalan Gangsa 6 | 1,679 sqft | Oct-25 | RM480,000 | RM286 |
Same exact floor size, same month. This is not two different markets — it is ordinary unit-to-unit variation (condition, renovation, urgency of the seller) landing inside a sample of just three. Drop either one of these two sales and the trailing-window median moves sharply. That fragility is the entire story behind the headline. 尺寸完全一样，同一个月成交。这不是两个不同的市场——只是普通的个体差异（屋况、装修、卖家急切程度），刚好都落在一个只有三笔的样本里。拿掉这两笔当中任何一笔，滚动窗口的中位数就会大幅移动。这份脆弱性，就是头条数字背后的全部故事。
Step 4: cross-check against the full calendar-year record第四步：与完整逐年纪录交叉核对
Recorded transactions by year, all types各年度登记成交笔数，全类型
Double-storey terrace price per square foot, year by year双层排屋每尺价 · 逐年
Why per-foot and not price: unit mix and sample size both shift year to year. Every year shown here has at least 5 sales; 2025 (6 sales) is included but is not yet a complete year.为什么用每尺价而不是成交价：每一年的产品组合与样本量都在变。这里列出的每一年至少有 5 笔成交；2025 年（6 笔）已纳入，但还不是完整的一年。
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 下半年与 2026 的资料，这一页就会变成「Taman Sri Putri 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 Putri sits under it柔佛的外国买家门槛，以及 Sri Putri 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 Putri — terrace, semi-D or shop — 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 Putri 目前登记的所有中位价——排屋、半独立式或店屋——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 Putri purchase actually costs买下 Taman Sri Putri 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。Single-storey, double-storey terrace, or semi-D? Tell me which.单层、双层排屋，还是半独立式？告诉我你要哪一种。
This NAPIC area spans a single-storey terrace group, a double-storey terrace majority, a few semi-detached units and a small shop row. Tell me your budget and purpose, and I will narrow it down and check current listings for you.这个 NAPIC 区块里，同时有单层排屋群、占多数的双层排屋、少量半独立式，以及一小段店屋。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 next to a mall and a university — also a small, thin-sample one紧邻商场与大学的一个真实、以有地为主的市场——也是一个小型、样本偏薄的市场
✓ Strengths优势
- Genuinely landed, with a clean multi-year uptrend. 80% of residential transactions are double-storey terrace, and its psf rose every calendar year 2021–2025 (RM292 to RM364) with a usable sample.真正以有地为主，且多年走势干净向上。80% 的住宅成交是双层排屋，其每尺价在样本可用的 2021 至 2025 每一个日历年都在涨（RM292 到 RM364）。
- A mall inside the same township, verified at 0.68km. Skudai Parade is not a marketing radius — it is a straight-line, Haversine-computed distance from six verified coordinates inside the estate.商场就在同一市镇内，已验证 0.68 公里。Skudai Parade 不是行销半径——是从社区内六个已验证坐标算出来的直线 Haversine 距离。
- UTM within a genuine short reach. The university’s main campus gate is 2.69km away, a structural source of rental demand for the surrounding Skudai postcodes.UTM 在真实的近距离内。大学主校区大门距离 2.69 公里，是周边士古来邮区租赁需求的结构性来源。
- A genuine, checkable entry price. RM420,000 for a single-storey terrace on Jalan Emas 27, verified from an individual May 2025 transaction, not an estimate.真实、可查证的入场价。Jalan Emas 27 的单层排屋 RM420,000，来自 2025 年 5 月一笔已验证的个别成交，不是估算。
△ Things to weigh需要权衡的
- The headline 12-month figure is genuinely the worst in its comparison group. Even after our own rebuild explains why (a 3-sale trailing window), the raw number a portal or valuer sees first is still −20.3% — expect to have to explain this to a bank valuer or a nervous buyer.头条的 12 个月数字，在对照组里确实是最差的。即使我们自己重建、解释了原因（一个只有 3 笔的滚动窗口），银行估价师或平台首先看到的原始数字仍然是 −20.3%——预期你需要向银行估价师或紧张的买家解释这一点。
- Annual sample size is genuinely thin and volatile. The area recorded between 5 and 41 transactions a year across 2021–2025, and the double-storey semi-detached group has had zero sales since 2023.年度样本量确实偏薄、也不稳定。2021 至 2025 年间，本区每年成交介于 5 至 41 笔，而双层半独立式群组自 2023 年后再无成交。
- Tenure was not independently verified in this research. We did not find a reliable portal sample to state a freehold/leasehold split, so none is claimed here — confirm the specific title before making an offer.地契年期本次未独立查证。没有找到可靠的平台样本来陈述永久／租赁地契比例，因此本页不作断言——下单前请核实该单位的具体地契。
- The nearest verified hospital is a genuine 6.98km away. Not on the doorstep. Households relying on a nearby emergency facility should weigh this honestly rather than assume proximity.最近已验证的医院真的有 6.98 公里。并非近在咫尺。若住户需要依赖附近的急诊设施，应诚实权衡这一点，不要假设它就在附近。
- No school was confirmed inside the estate boundary in this research. This page deliberately does not name a specific on-estate school 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。本页刻意不指名某间「就在社区内」的学校、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，归依斯干达公主城市政局（MBIP）管辖，不是新山市政局（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 Putri FAQTaman Sri Putri 常见问题
How much does a house in Taman Sri Putri cost?Taman Sri Putri 的房子大概多少钱？
NAPIC-recorded subsale transactions for Taman Sri Putri, published by List.my and verified 2026-09-09, show 118 registrations between 2021 and 2026 across all property types, with a median of RM500,000 at RM306 per square foot. Residential alone (110 of the 118 records) has a median of RM505,000 at RM325 psf. The dominant product is the double-storey terrace house, 88 records (about 75% of residential stock), all-time median RM550,000 at RM329 psf. A smaller single-storey terrace group (18 records) carries a lower median of RM420,000 at RM273 psf, and 4 double-storey semi-detached units recorded a median of RM675,000 on much larger land. Taman Sri Putri 由 List.my 公布、2026-09-09 核实的 NAPIC 登记二手成交，2021 至 2026 年全类型共 118 笔登记，中位价 RM500,000，每尺 RM306。仅住宅（118 笔中的 110 笔）中位价 RM505,000、每尺 RM325。主力产品是双层排屋，共 88 笔（占住宅存量约 75%），全期中位 RM550,000、每尺 RM329。样本较小的单层排屋群（18 笔）中位价较低，为 RM420,000、每尺 RM273；4 笔双层半独立式则在地皮大得多的条件下登记中位价 RM675,000。
Why does List.my show Taman Sri Putri’s price per square foot falling 20.3% in 12 months, when the five-year trend is rising?为什么 List.my 显示 Taman Sri Putri 每尺价 12 个月下跌 20.3%，但五年走势却是上涨的？
We rebuilt this figure ourselves rather than taking the headline at face value. Filtered to the double-storey terrace houses that make up three-quarters of this market, List.my’s own trailing-12-month window (April 2025 to March 2026) contains only 3 recorded sales, median RM288 psf. The prior 12-month window (April 2024 to March 2025) had 17 sales, a genuinely usable sample, at median RM368 psf. That comparison alone, 288 versus 368, is a 21.7% fall, which is what is almost certainly driving List.my’s blended -20.3% headline once the smaller single-storey terrace group (which actually rose over the same two windows) is folded back in. The full calendar-year record tells a different story: double-storey terrace psf climbed every year with a usable sample, RM292 in 2021 (5 sales) to RM301 (2022, 30 sales) to RM326 (2023, 27 sales) to RM356 (2024, 20 sales) to RM364 so far in 2025 (6 sales). We also found the smoking gun for why the thin recent window is noisy, not signal: two sales on the identical 1,679 sq ft floorplan, in the same month, October 2025 — one on Jalan Emas 13 at RM650,000 (RM387 psf) and one on Jalan Gangsa 6 at RM480,000 (RM286 psf), a 26% psf gap on paper-identical land. With only 3 trailing-window sales, one low outlier moves the median a long way. Treat the -20.3% as a sampling artefact until more 2025-2026 transactions are recorded, not as evidence of a falling market. 我们自己重建了这个数字，而不是直接相信头条。只看占市场四分之三的双层排屋，List.my 自己的 12 个月滚动窗口（2025 年 4 月至 2026 年 3 月）只有 3 笔登记成交，中位每尺 RM288。前一个 12 个月窗口（2024 年 4 月至 2025 年 3 月）有 17 笔，是真正够用的样本，中位每尺 RM368。单是这个对比，288 对 368，就是 21.7% 的跌幅——只要把样本较小、同两个窗口其实是上涨的单层排屋群折回全住宅数字，这几乎可以肯定是 List.my 混合口径 −20.3% 头条的主要来源。完整逐年纪录说的是另一个故事：双层排屋每尺价在样本可用的每一年都在涨，2021 年 RM292（5 笔）→ 2022 年 RM301（30 笔）→ 2023 年 RM326（27 笔）→ 2024 年 RM356（20 笔）→ 2025 年至今 RM364（6 笔）。我们还找到了「近期薄样本是噪音而非讯号」的关键证据：两栋一模一样 1,679 平方尺的排屋，同一个月（2025 年 10 月）成交——Jalan Emas 13 卖 RM650,000（每尺 RM387），Jalan Gangsa 6 卖 RM480,000（每尺 RM286），地皮条件几乎相同，每尺价差 26%。只有 3 笔的滚动窗口里，一笔偏低的成交就能把中位数拉走很远。在 2025 至 2026 年有更多成交纪录之前，这个 −20.3% 应被视为抽样瑕疵，不是市场下跌的证据。
What property types are actually sold in Taman Sri Putri?Taman Sri Putri 实际上都在卖什么类型的物业？
Of the 118 NAPIC-recorded subsale transactions 2021-2026, 110 are residential and 8 are commercial. Within the residential total, 88 (about 75%) are double-storey terrace houses, 18 are single-storey terrace houses, and 4 are double-storey semi-detached units on much larger land (2,885 to 4,004 sq ft). Within the commercial total, 7 are double-storey shops and 1 is a shop/retail lot. There is no condominium, cluster or bungalow product recorded in this specific NAPIC area. 在 2021 至 2026 年 118 笔 NAPIC 登记成交中，110 笔是住宅、8 笔是商业。住宅总数中，88 笔（约 75%）是双层排屋，18 笔是单层排屋，4 笔是地皮大得多（2,885 至 4,004 平方尺）的双层半独立式。商业总数中，7 笔是双层店屋，1 笔是店铺／零售单位。这个特定 NAPIC 区块内没有登记到公寓、Cluster 或独立式洋房产品。
Is Taman Sri Putri freehold or leasehold?Taman Sri Putri 是永久地契还是租赁地契？
This research did not independently verify a tenure split for Taman Sri Putri from portal listings, so we are not stating one rather than guessing. Tenure is recorded on the individual title, not on the estate as a whole in Malaysia generally, so confirm the specific title with the seller’s lawyer or the land office before making an offer. 本次查证没有从平台放盘独立核实 Taman Sri Putri 的地契比例，因此本页不作陈述、不用猜的填。在马来西亚，地契一般登记在个别单位上，而不是整个社区统一，因此下单前请向卖方律师或土地局核实该单位的具体地契。
Can foreigners buy property in Taman Sri Putri?外国人可以在 Taman Sri Putri 买房吗？
In practice, no. Johor requires a minimum purchase price of RM2 million for non-citizens buying landed residential property. Every recorded median in Taman Sri Putri, from the RM420,000 single-storey terrace group to the RM675,000 semi-detached group, sits far below that floor. The commercial shop lots here, recorded from about RM181,000 to RM600,000, are likewise nowhere near a threshold that would open them to foreign buyers as an investment class. 实际上不能。柔佛规定非公民购买有地住宅最低须 RM200 万；Taman Sri Putri 目前登记的所有中位价，从 RM420,000 的单层排屋群到 RM675,000 的半独立式群，都远低于这道门槛。这里登记价约 RM181,000 至 RM600,000 的店铺，同样远远够不到能让外国买家把它们当作投资标的的门槛。
Where exactly is Taman Sri Putri, and which local authority covers it?Taman Sri Putri 确切位置在哪里？由哪个地方政府管辖？
Taman Sri Putri (recorded in OpenStreetMap as Taman Sri Puteri) is a landed precinct within the wider Taman Impian Emas township, postcode 81300 (parts of the road network are tagged 81210), Skudai, within Mukim Pulai, Johor Bahru district. Its road network is built around Jalan Emas, Jalan Gangsa, Jalan Timah and Jalan Besi. 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 Putri（在 OpenStreetMap 上登记为 Taman Sri Puteri）是更大范围 Taman Impian Emas 市镇内的一个有地社区，邮区 81300（部分路网登记为 81210），士古来（Skudai），属 Mukim Pulai，新山县。其路网以 Jalan Emas、Jalan Gangsa、Jalan Timah 与 Jalan Besi 为主。士古来不在新山市议会（MBJB）的市镇边界内，而是由依斯干达公主城市政局（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 Putri compare to other areas in Mukim Pulai?Taman Sri Putri 与 Mukim Pulai 其他区域相比如何？
Among the most-traded areas in Mukim Pulai, Taman Sri Putri has the smallest recorded transaction count of the thirteen compared here — 118, against 1,798 for Taman Bukit Indah and 1,024 for Horizon Hill, the two largest. Its RM325 residential median psf ranks in the middle of the group, above Taman Perling (RM288) and Taman Universiti (RM292) but below Taman Bukit Indah (RM460) and Horizon Hill (RM498). Its recorded median price, RM500,000, sits roughly in the middle of the group too. Taman Sri Putri and Laman Setia are the only two areas in this comparison showing a negative 12-month psf move, and both are among the smaller-volume areas — consistent with a thin-sample explanation rather than a mukim-wide downturn. 在 Mukim Pulai 最活跃的区域中，Taman Sri Putri 的登记成交笔数在对照的十三个区域中最少——118 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 RM325 住宅中位每尺价，在这组区域中排在中段，高于 Taman Perling（RM288）与 Taman Universiti（RM292），但低于 Taman Bukit Indah（RM460）与 Horizon Hill（RM498）。其登记中位价 RM500,000，大致也落在整组区域的中段。Taman Sri Putri 与 Laman Setia，是这组对照中仅有的两个 12 个月每尺价下跌的区域——而且两者都是其中成交量较小的区域，这与薄样本的解释一致，而不是整个 mukim 的下行趋势。
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 Putri is its smallest and most thinly-traded corner — 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 Putri 是其中规模最小、成交最薄的一个角落——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 Putri | 118 | RM500,000 | RM325 | −20.3% |
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 Putri spans a RM420,000 single-storey terrace and a RM675,000 semi-detached group, inside one small NAPIC area next to a mall and a university. The published −20.3% headline is, on our own rebuild, almost certainly a 3-sale sampling 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 Putri 涵盖 RM420,000 的单层排屋到 RM675,000 的半独立式群组，全都在紧邻商场与大学的一个小型 NAPIC 区块内。公布的「−20.3%」头条数字，依我们自己的重建，几乎可以肯定是一个只有 3 笔样本造成的假象，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。