Same Skudai. Four estates rising.
One falling 8.3%. This one.
同一个士古来。四个社区在涨，
只有这一个跌了 8.3%。
Taman Ungku Tun Aminah is up 12.0% in a year. Taman Universiti is up 9.6%. Taman Skudai Baru is up 8.5%. Taman Sutera Utama is up too. Taman Sri Skudai — 202 recorded subsales, median RM420,000, RM260 per square foot — is down 8.3%. This page pulls the transaction record apart to show you exactly why: a genuine two-year price pullback, a housing mix a third Low-Cost House, and a thin 2026 sample. All three are true. Taman Ungku Tun Aminah 一年涨 12.0%。Taman Universiti 涨 9.6%。Taman Skudai Baru 涨 8.5%。Taman Sutera Utama 也在涨。Taman Sri Skudai —— 202 笔登记成交、中位价 RM420,000、每尺 RM260 —— 跌了 8.3%。这一页把成交纪录拆开给你看，讲清楚原因：真实的两年回调、三分之一是低成本屋的产品组合，以及一个薄薄的 2026 年样本。三个都是真的。
© henry8882111 · CC BY 3.0 · Wikimedia CommonsTaman Sri Skudai in 30 seconds30 秒看懂 Taman Sri Skudai
- What it is: a freehold landed estate on Jalan Tembaga Merah in Skudai town, mukim Pulai, built mainly as single-storey terraces and government-linked Low-Cost Houses, postcode 81300. It is inside greater Skudai itself, not a satellite township like Ungku Tun Aminah or Taman Universiti. 它是什么：位于士古来镇 Jalan Tembaga Merah、Pulai 县属的永久地契有地社区，主要是单层排屋与政府关联的低成本屋，邮区 81300。它就在士古来镇本身内，不像 Ungku Tun Aminah 或 Taman Universiti 那样是卫星花园。
- The number that matters: NAPIC records 202 subsale transactions from 2021 to 2026, median RM420,000 at RM260 psf. Over the past 12 months that psf is down 8.3% — the only fall among five compared Skudai estates. 关键数字：NAPIC 记录 2021 至 2026 年 202 笔成交，中位价 RM420,000、每尺 RM260。过去 12 个月每尺价下跌 8.3% —— 是所比较的五个士古来社区里唯一在跌的。
- Why it’s cheaper than its neighbours: 53 of 162 recorded residential sales (33%) are Low-Cost House, at a median of just RM300,000. Add 86 single-storey terraces and 22 single-storey semi-detached, and there is not one double-storey terrace in the entire six-year record. 为什么比邻区便宜：162 笔住宅成交中有 53 笔（33%）是低成本屋，中位价仅 RM300,000。加上 86 笔单层排屋与 22 笔单层半独立式，六年的成交纪录里，一笔双层排屋都没有。
- The detail almost nobody checks: residential psf actually peaked at RM287 in 2024 and fell to RM256 in 2025 — a real two-year pullback, not just a mix-shift illusion, though the 2025 (17 records) and 2026 (4 records) samples are much thinner than the 46-64 records typical of 2022-2024. 几乎没人查的细节：住宅每尺价在 2024 年触顶 RM287，2025 年跌至 RM256 —— 这是真实的两年回调，不只是产品组合的错觉；但 2025 年（17 笔）与 2026 年（4 笔）的样本，比 2022–2024 年一贯的 46 至 64 笔薄得多。
- The honest catch: current listings show double-storey terraces for sale on Jalan Emas asking up to RM688,000 — but none has actually resold in six years of NAPIC records. An asking price is not a comparable. Verify every claim against the register, not the signboard. 诚实提醒：目前有挂牌显示 Jalan Emas 有双层排屋在卖，开价高达 RM688,000 —— 但六年 NAPIC 纪录里一笔都没真正转手过。开价不是成交价。任何说法都请对照登记纪录查证，不要只看招牌。
Skudai town — the streets Taman Sri Skudai sits inside士古来镇 —— Taman Sri Skudai 所在的街区
No Wikimedia contributor has photographed inside this specific estate’s gates. What follows is Skudai town itself — the roads, the mall, the highway this estate opens onto — honestly captioned as the surrounding township, not the estate interior. 目前没有 Wikimedia 贡献者拍过这个社区门禁内部。以下是士古来镇本身 —— 这个社区所连接的道路、商场与高速公路 —— 图说诚实标明是周边城镇，不是社区内部。
The cheapest landed title in the mukim, and the people who want exactly that全县最便宜的有地地契，以及正想要它的人
At a RM300,000 Low-Cost House median and a RM420,000 blended median, Taman Sri Skudai is not competing with Bukit Indah or Horizon Hills. It is competing with renting.以 RM300,000 的低成本屋中位价与 RM420,000 的综合中位价，Taman Sri Skudai competing 的对象不是 Bukit Indah 或 Horizon Hills，而是「继续租房」。
The first-time landed buyer首次买有地的人
A Low-Cost House at RM245,000-355,000 is the cheapest freehold landed title recorded anywhere in this mukim. For someone paying RM1,100-1,600 a month in rent — the going range on current Taman Sri Skudai listings — the maths on owning versus renting closes fast.RM245,000 至 355,000 的低成本屋，是这个县里登记过最便宜的永久地契有地产权。对每月付 RM1,100 至 1,600 租金的人 —— 也就是 Taman Sri Skudai 目前挂牌的租金区间 —— 买与租的算术很快就算得过来。
The downgrade-to-own buyer降级换有地的人
A single-storey terrace here at RM440,000 median buys a piece of land, not a share of one, at close to what a two-bedroom condo costs in Bukit Indah or Taman Molek. For a buyer prioritising land over finishes, that trade is the whole point.这里单层排屋中位价 RM440,000，买到的是一整块自己的地，不是一份共有产权，价钱接近 Bukit Indah 或 Taman Molek 一间两房公寓。对把「地皮」看得比装修更重的买家，这笔交易本身就是重点。
The landlord near UTM靠近 UTM 的房东
Universiti Teknologi Malaysia’s main campus sits a few kilometres away in the same Pulai mukim. Current listings show Taman Sri Skudai renting from RM1,100 to RM2,500 — a landed alternative to the student-condo stock closer to campus, for tenants who want a house rather than a unit.马来亚工艺大学（UTM）主校区在同一个 Pulai 县内，仅几公里外。目前挂牌租金 RM1,100 至 2,500 —— 对想要一栋房子而非一个单位的租客，这是比校园附近学生公寓更靠地气的选择。
The contrarian, watching the reversal逆势买家 —— 等着看反转
Every neighbouring Skudai estate is rising. If Taman Sri Skudai’s pullback is mostly a thin 2025-26 sample rather than a structural decline, a buyer today is entering below where four comparable estates already sit — the same bet, priced cheaper, with a genuinely higher risk that the discount is real.士古来周边每一个社区都在涨。如果 Taman Sri Skudai 的回调主要是 2025–26 年样本薄导致，而非结构性下滑，那么今天进场的人，是用比四个可比社区更低的价钱下同一个注 —— 风险是，这个折价也可能是真的。
A Tuesday in Taman Sri SkudaiTaman Sri Skudai 的一个星期二
This is a working, in-town estate, not a weekend destination. The rhythm follows Jalan Sri Skudai and the metal-named grid — Jalan Emas, Jalan Perak, Jalan Tembaga Kuning, Jalan Tembaga Merah — rather than any single landmark. 这是一个还在运作、就在镇上的社区，不是周末才去的目的地。它的节奏跟着 Jalan Sri Skudai 与那片以金属命名的路网走 —— Jalan Emas、Jalan Perak、Jalan Tembaga Kuning、Jalan Tembaga Merah —— 而不是靠某一个单一地标。
School run to SK Sri Skudai or SMK Skudai, both mapped inside or immediately beside the estate — a rarer thing than it sounds among the estates in this series.送孩子去 SK Sri Skudai 或 SMK Skudai —— 两所都标在社区内或紧邻社区，这在本系列里其实并不常见。
The shop rows on Jalan Emas open — a double-storey mix of coffee shops, a mini-market, and the odd renovated unit now listed for sale rather than rent.Jalan Emas 的双层店屋街开门 —— 咖啡店、迷你市场，偶尔还有一间翻新过、挂牌出售而非出租的单位。
Sri Maha Muthu Mariamman Temple, mapped a short walk north-east, and Dataran Sri Skudai — the estate’s own sports ground — sit inside the grid rather than requiring a drive.地图上标在东北方不远处的 Sri Maha Muthu Mariamman 兴都庙，与社区自己的运动场 Dataran Sri Skudai，都在步行范围内，不必开车。
Skudai Parade, the town’s established mall, is a short drive along Jalan Skudai — the same road that gives the whole area its name and its highway noise.士古来镇的老牌商场 Skudai Parade，沿着 Jalan Skudai 开车不远 —— 也正是这条路，给了整个地区它的名字，以及它的高速噪音。
Peak-hour traffic builds on the Skudai corridor. This is not a quiet suburb; it is a working town centre, and the estate’s low prices track that fact as much as anything else.士古来走廊的尖峰车流开始堆积。这不是安静的郊区，是一个还在运作的市镇中心 —— 社区的低价，某种程度上就是在反映这一点。
Quiet by 9pm on the residential streets. The shop rows close early on weekdays; this is a place people live and commute from, not a nightlife address.晚上九点，住宅区的街道就安静下来。店屋街在平日很早打烊 —— 这是一个让人住、让人通勤出发的地方，不是夜生活门牌。
Inside Skudai town, not a satellite of it在士古来镇里面，不是它的卫星区
Taman Sri Skudai sits on Jalan Tembaga Merah, off Jalan Sri Skudai, in Skudai town itself, mukim Pulai, postcode 81300. Where Ungku Tun Aminah, Taman Universiti and Skudai Baru are named districts a short drive from the old town centre, this estate is inside it — closer to the original shop rows, the mosque, and the highway, and closer to the noise that comes with all three. Taman Sri Skudai 位于士古来镇本身、Pulai 县、邮区 81300 的 Jalan Tembaga Merah，接 Jalan Sri Skudai。Ungku Tun Aminah、Taman Universiti 与 Skudai Baru 是离旧镇中心有一小段车程的独立花园区，这一个则在镇中心之内 —— 离老店屋街、清真寺与高速公路都更近，当然也更靠近这三者带来的噪音。
Verified street-level Google imagery exists at four points inside the estate’s own road grid — Jalan Emas, Jalan Perak and Jalan Tembaga Kuning — shown in the Streets section below.在这个社区自己的路网 —— Jalan Emas、Jalan Perak 与 Jalan Tembaga Kuning —— 内，有四个已验证的 Google 实景点，见下方「街道」区块。
| Landmark地标 | Position方位 |
|---|---|
| Jalan Sri Skudai main road主路 | runs through the estate贯穿社区 |
| SK Sri Skudai | mapped inside the grid标在社区路网内 |
| SMK Skudai | immediately adjacent紧邻社区 |
| Sri Maha Muthu Mariamman Temple | north-east东北方 |
| Dataran Sri Skudai sports ground运动场 | within the estate社区内 |
| Skudai Parade mall商场 | along Jalan Skudai沿 Jalan Skudai |
| UTM main campus | same Pulai mukim, a few km同属 Pulai 县，数公里外 |
| Lebuhraya Skudai (Route 1) | the corridor the town is named for这个镇名字的由来 |
Town-centre convenience, town-centre traffic镇中心的便利，也是镇中心的车流
Being inside Skudai town cuts both ways. Everything below is confirmed on OpenStreetMap, Google Maps place data, or a published source; where no verified minute figure exists, this page names the facility and its direction and stops there.身处士古来镇中心，是一体两面的事。以下每一项都在 OpenStreetMap、Google 地图地点资料或公开来源上确认过；没有实测车程的地方，本页只列设施与方位，不往下编。
Roads道路
Johor’s congestion action plan names 77 hotspots in 41 clusters across Greater Johor Bahru, 24 rated serious, with the Tun Aminah intersection — a junction this part of Skudai funnels through — on the priority list for a share of the RM1.28 billion corridor upgrade running to 2027. Being inside the old town grid means shorter trips to daily amenities, and more exposure to that same congestion.柔佛的交通疏导行动计划在大新山点出 77 个热点、41 个群组，24 个评为严重，Tun Aminah 交界 —— 士古来这一带车流会经过的路口 —— 名列至 2027 年、总额 RM12.8 亿 走廊升级工程的优先清单。身处老镇路网内，代表到日常机能的路程更短，但也更贴近同一片塞车。
Schools学校便利
Google Maps place data marks SK Sri Skudai and SMK Skudai directly in or beside the estate’s own street grid. UTM’s main campus is a few kilometres away in the same mukim, reached via the Skudai North interchange. Google 地图地点资料把 SK Sri Skudai 与 SMK Skudai 直接标在社区自己的路网内或紧邻处。UTM 主校区在同一个县内，数公里外，经 Skudai North 交汇处进入。
Medical & retail医疗与零售
Published directory listings name Restoran Bachelor Café, clinics and banks within the estate’s own commercial rows on Jalan Emas. Skudai Parade is the established mall for the wider town, signposted off the corridor at Skudai North I/C. 公开名录列出社区自己在 Jalan Emas 的商业排屋内，有 Restoran Bachelor Café、诊所与银行。Skudai Parade 是整个镇区的老牌商场，在走廊上的 Skudai North 交汇处有指示牌。
Six things the record proves about the only estate that’s falling关于这个唯一在跌的社区，成交纪录能证明的六件事
This page exists to answer one question honestly: why is Taman Sri Skudai down 8.3% while Ungku Tun Aminah, Taman Universiti, Skudai Baru and Sutera Utama are all up? The record gives three answers at once, not one. 这一页存在的目的，就是诚实回答一个问题：为什么 Ungku Tun Aminah、Taman Universiti、Skudai Baru 与 Sutera Utama 都在涨，只有 Taman Sri Skudai 跌了 8.3%？成交纪录同时给出三个答案，不是一个。
A real two-year pullback, not a one-quarter blip真实的两年回调，不是单季波动
Residential median psf rose from RM254 in 2021 to a peak of RM287 in 2024, then fell to RM256 in 2025 — a genuine 11% pullback across two full years, each with 55 and 17 recorded transactions. This is the part of the story that is not a statistical artifact. 住宅中位每尺价从 2021 年的 RM254，一路涨到 2024 年触顶 RM287，然后跌到 2025 年的 RM256 —— 横跨两个完整年份、各有 55 与 17 笔登记成交的真实 11% 回调。这部分不是统计假象。
A third of the stock is Low-Cost House三分之一存量是低成本屋
53 of 162 recorded residential sales (33%) are Low-Cost House at a median RM300,000 — a share far above what shows up in Ungku Tun Aminah or Taman Universiti’s own records. Blend that into one median and the headline number falls even where individual house types do not. 162 笔住宅成交中有 53 笔（33%）是中位价 RM300,000 的低成本屋 —— 这个比例远高于 Ungku Tun Aminah 或 Taman Universiti 自己的纪录。把它混进同一个中位数，即使个别户型没跌，头条数字也会被拉低。
The cheapest landed title in the mukim全县最便宜的有地地契
A Low-Cost House here runs RM245,000-355,000 — the cheapest recorded freehold landed title anywhere among the twelve areas compared in mukim Pulai, cheaper even than the fast-rising Bandar Selesa Jaya’s RM290,000 median. 这里的低成本屋 RM245,000 至 355,000 —— 是 Pulai 县内比较的十二个区域中，登记过最便宜的永久地契有地产权，比涨势最快的 Bandar Selesa Jaya 中位价 RM290,000 还低。
Inside the old town, not a drive from it在旧镇里面，不是离它有段车程
SK Sri Skudai and SMK Skudai sit inside or beside the estate’s own grid, and Skudai Parade and the highway corridor are a short run down Jalan Skudai. Ungku Tun Aminah, Taman Universiti and Skudai Baru are all satellite districts a further step out. SK Sri Skudai 与 SMK Skudai 就在社区自己的路网内或紧邻，Skudai Parade 与高速走廊沿 Jalan Skudai 也不远。Ungku Tun Aminah、Taman Universiti 与 Skudai Baru 都是要再往外一步的卫星花园区。
No double-storey terrace on record, but current listings show some纪录上没有双层排屋，但目前有挂牌
Zero double-storey terrace sales appear in six years of NAPIC records for this estate — yet current listings show double-storey units on Jalan Emas asking up to RM688,000. Either owners of extended houses simply have not sold, or the type is rarer than the listings suggest. 这个社区六年的 NAPIC 纪录里，双层排屋成交是零 —— 但目前挂牌显示 Jalan Emas 有双层单位在卖，开价高达 RM688,000。要么是加建过的屋主一直没卖，要么这个户型其实比挂牌显示的更稀少。
Below the foreign-ownership line, entirely完全在外籍持有门槛之下
Every recorded transaction here, residential and commercial, sits far under Johor’s RM2 million minimum for non-citizen landed purchases. This is a domestic, owner-occupier and local-landlord market — not a foreign-buyer address, and this page does not pretend otherwise. 这里每一笔登记成交，住宅或商业，都远低于柔佛给非公民有地购买设的 RM200 万门槛。这是一个属于本地自住与本地房东的市场 —— 不是外籍买家的门牌，这一页也不打算假装它是。
And the questions the signboard will not raise以及招牌上不会写的问题
📉 If you’re buying because it’s the cheapest如果你是冲着「最便宜」而来
🏚️ If you already own here, or are selling如果你已经在这里有房，或正想卖
A grid named for metals — Emas, Perak, Tembaga以金属命名的路网 —— Emas、Perak、Tembaga
Taman Sri Skudai has no numbered phases in public records. Its road grid runs on a metal-naming theme — Jalan Emas (gold), Jalan Perak (silver), Jalan Tembaga Kuning and Jalan Tembaga Merah (brass and copper), Jalan Timah (tin) and Jalan Gangsa (bronze) — confirmed against Google Maps place data and matched to actual NAPIC transaction addresses below. Taman Sri Skudai 在公开纪录里没有编号分期。它的路网以金属命名 —— Jalan Emas（金）、Jalan Perak（银）、Jalan Tembaga Kuning 与 Jalan Tembaga Merah（黄铜与红铜）、Jalan Timah（锡）、Jalan Gangsa（青铜）—— 均已对照 Google 地图地点资料核实，并与下方实际的 NAPIC 成交地址相符。
| Road道路 | Confirmed on来源核实 | What’s recorded there该处纪录 |
|---|---|---|
| Jalan Emas 1–30+ | Google Maps + NAPICGoogle 地图 + NAPIC | Terrace sale RM500,000 (2026); double-storey shoplot listings2026 年排屋成交 RM500,000；双层店屋挂牌 |
| Jalan Perak 1–7+ | Google Maps + NAPICGoogle 地图 + NAPIC | Single-storey semi-D sale RM445,000 (2023)2023 年单层半独立式成交 RM445,000 |
| Jalan Tembaga Kuning 1–16+ | Google Maps + auction listingGoogle 地图 + 拍卖名单 | Current auction: terrace, reserve RM300,000目前拍卖：排屋，底价 RM300,000 |
| Jalan Tembaga Merah | Google Maps + published listingGoogle 地图 + 公开挂牌 | The estate’s own address on record with property portals房产网站上登记的社区正式地址 |
| Jalan Timah tin锡 | Google MapsGoogle 地图 | Residential grid, east of Jalan Emas住宅路网，Jalan Emas 以东 |
| Jalan Gangsa bronze青铜 | Google MapsGoogle 地图 | Residential grid, south of Jalan Emas住宅路网，Jalan Emas 以南 |
Three recorded types, and one that only exists on a signboard三种有纪录的户型，还有一种只存在于招牌上
Every price below is a NAPIC-recorded median for that specific type, read 7 September 2026 — not a blended or estimated figure. 以下每一个价格，都是该户型自己在 NAPIC 的登记中位数，读取于 2026 年 9 月 7 日 —— 不是综合值，也不是推算值。
Low-Cost House低成本屋
Single-storey terrace单层排屋
Single-storey semi-detached单层半独立式
Cheap, thin, and falling — all three, provably便宜、样本薄、在跌 —— 三者皆可证
Cheapest entry point, and the only one falling最低的入场价，也是唯一在跌的
Peaked 2024, pulled back 2025-262024 触顶，2025–26 回调
2026 (n=4, RM241 psf) is too thin to plot but is directionally consistent with the 2025 pullback.2026 年（n=4，RM241/尺）样本太薄不入图，但方向与 2025 年的回调一致。
RM245,000 to RM582,000, depending which house you meanRM245,000 至 RM582,000，看你说的是哪一种房子
Blended across all 202 recorded transactions: median RM420,000 at RM260 psf. Residential only: median RM394,000 at RM263 psf. Commercial only: median RM500,000 at RM325 psf. 综合全部 202 笔登记成交：中位 RM420,000、每尺 RM260。仅住宅：中位 RM394,000、每尺 RM263。仅商业：中位 RM500,000、每尺 RM325。
| Type类型 | Records笔数 | Price range (25th–75th)价格区间（25–75%） | Median psf中位每尺 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|
| Low-Cost House低成本屋 | 53 | RM245,000 – 355,000 | RM268 | No不可 |
| Single-storey terrace单层排屋 | 86 | RM363,000 – 517,000 | RM260 | No不可 |
| Single-storey semi-D单层半独立式 | 22 | RM418,000 – 582,000 | RM161 | No不可 |
| Double-storey semi-D双层半独立式 | 1 | RM445,000 (single record) | RM139 | No不可 |
| All residential, blended全部住宅，综合 | 162 | RM394,000 | RM263 | No不可 |
Five years, one clear peak, one real pullback五年、一个清楚的高点、一次真实的回调
Source: registered residential transaction records via List.my / NAPIC. Records lag roughly six months. Years with fewer than 10 recorded transactions are omitted as statistically unreliable — 2026 (n=4) is the one year left out.来源：List.my / NAPIC 登记住宅成交纪录。资料约滞后半年。成交笔数少于 10 笔的年份不入图 —— 唯一被排除的是 2026 年（n=4）。
Quarterly resolution is not available — annual is what NAPIC gives this estate季度数据不可得 —— NAPIC 给这个社区的只有年度粒度
Unlike the deeper-traded estates in this series, Sri Skudai’s 46-64 annual transactions do not support a reliable quarterly breakdown. The chart below plots residential median psf by year — five points, all backed by at least 16 recorded sales. 不像本系列成交更活跃的社区，Sri Skudai 一年 46 至 64 笔的成交量，撑不起可靠的季度拆分。下方图表以年为单位画出住宅中位每尺价 —— 五个点，每一个背后至少有 16 笔登记成交撑着。
Honestly: not this estate老实说：不是这里
Johor bars non-citizens from landed property below RM2 million. Taman Sri Skudai’s highest recorded transaction sits nowhere near that line — its most expensive type, single-storey semi-detached, tops out at a RM582,000 75th percentile. 柔佛禁止非公民购买 RM200 万 以下的有地住宅。Taman Sri Skudai 有纪录以来最高的成交，离这条线还差得远 —— 就连它最贵的户型单层半独立式，第 75 百分位也只到 RM582,000。
Monthly repayment每月供款
Defaults set to the residential-only median of RM394,000.预设值为仅住宅成交中位价 RM394,000。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM394,000 — the residential median. The foreign-buyer tab is included for consistency with this series, but see the Foreign Buyers section above: nothing here actually clears the RM2m threshold.预设 RM394,000 —— 住宅中位价。外籍买家分页是为了与本系列一致而保留，但请见上方「外籍买家」区块：这里没有任何一样东西真的跨过 RM200 万门槛。
Johor’s RM2 million minimum for non-citizen landed purchases sits far above every recorded price here. This calculator is shown for consistency with the rest of the series; message me and I will point you to estates in this series where a foreign purchase actually clears the threshold. 柔佛给非公民有地购买设的 RM200 万门槛，远高于这里任何一笔登记价格。这个计算器是为了与本系列保持一致才放的；留言给我，我会指给你本系列里外籍购买真正跨得过门槛的社区。
Tell me your budget and I will point you to an estate where foreign ownership is realistic. 把预算告诉我，我指给你外籍购买真正可行的社区。
Low-cost, terrace, or semi-D? Tell me which market you’re actually in.低成本屋、排屋，还是半独立式？告诉我你到底要哪个市场。
Three very different price points share this estate’s name. Tell me which one and I will send the right list.三个差距很大的价位，共用这一个社区的名字。告诉我你要哪一个，我发对的名单给你。
The cheapest way into a title in Skudai, with a real reason it’s cheap进入士古来最便宜的地契，而且便宜是有真实原因的
✓ Strengths优势
- The cheapest freehold landed title in mukim Pulai. A Low-Cost House at RM245,000-355,000 undercuts even the fast-rising Bandar Selesa Jaya.Pulai 县内最便宜的永久地契有地产权。RM245,000 至 355,000 的低成本屋，比涨势最快的 Bandar Selesa Jaya 还便宜。
- Inside the old town, not a drive from it. SK Sri Skudai, SMK Skudai and Skudai Parade are all in or beside the estate’s own grid.在旧镇里面，不是离它有段车程。SK Sri Skudai、SMK Skudai 与 Skudai Parade 都在社区自己的路网内或紧邻。
- Freehold, per published listings — verify per title, but the tenure claim is consistent across sources.据公开挂牌资料为永久地契 —— 请逐笔核实，但各来源对地契年期的说法一致。
- UTM a few kilometres away, same mukim — a real letting angle for anyone happy with a landed house over a student condo.UTM 就在同一个县内，数公里外 —— 对愿意用一栋有地房子取代学生公寓的房东，这是真实的出租角度。
△ Things to weigh需要权衡的
- It is the only Skudai estate falling. Down 8.3% over 12 months while four comparable estates all rose. Part of that is a real 2024-2025 pullback, part is a housing mix a third Low-Cost House, and part is a thin recent sample — but the direction is real.这是唯一在跌的士古来社区。12 个月跌 8.3%，同时四个可比社区都在涨。部分是真实的 2024–2025 回调，部分是三分之一低成本屋的产品组合，部分是样本薄 —— 但方向是真的。
- Zero double-storey terrace has ever resold here. Any asking price for one is unverified against any actual transaction.这里从未有双层排屋真正转手过。任何双层排屋的开价，都没有一笔实际成交能拿来对照核实。
- Well below the foreign-ownership line, entirely. This closes off the estate to foreign buyers completely — not a caveat, a hard no.完全在外籍持有门槛之下。这直接把外籍买家挡在门外 —— 不是但书，是硬性不可以。
- Inside the old town also means inside its traffic. The Skudai corridor carries some of the 77 identified congestion hotspots in Greater JB.在旧镇里面，也代表在它的车流里面。士古来走廊承载着大新山已点名 77 个塞车热点中的一部分。
- Low-cost titles may carry resale restrictions in their early years under state schemes — confirm the specific title before assuming it is unrestricted.低成本地契早年可能受州计划转售限制 —— 在假设它已无限制之前，请先确认该份地契的实际状况。
Taman Sri Skudai FAQTaman Sri Skudai 常见问题
Why is Taman Sri Skudai’s price falling while every other Skudai estate is rising?为什么士古来其他社区都在涨，只有 Taman Sri Skudai 在跌？
NAPIC records show Taman Sri Skudai’s blended median psf down 8.3% over the past 12 months, while Taman Ungku Tun Aminah (+12.0%), Taman Universiti (+9.6%), Taman Skudai Baru (+8.5%) and Taman Sutera Utama all rose over the same window. Three things are visible in the record at once: a genuine two-year pullback in the residential median psf from RM287 in 2024 to RM256 in 2025; an unusually cheap housing mix, with 53 of 162 residential sales (33%) being Low-Cost House, a category far smaller in the neighbouring estates; and a thin recent sample, with only 4 recorded transactions so far in 2026. All three are real and none excludes the others. NAPIC 纪录显示 Taman Sri Skudai 过去 12 个月综合每尺价跌 8.3%，而同一时期 Taman Ungku Tun Aminah（+12.0%）、Taman Universiti（+9.6%）、Taman Skudai Baru（+8.5%）与 Taman Sutera Utama 都在涨。纪录里同时看得到三件事：住宅中位每尺价从 2024 年的 RM287 真实回调到 2025 年的 RM256；异常便宜的产品组合，162 笔住宅成交中 53 笔（33%）是低成本屋，这个比例在邻区里小得多；以及一个薄薄的近期样本，2026 年至今只有 4 笔登记成交。三个都是真的，彼此并不互斥。
How much does a house in Taman Sri Skudai cost?Taman Sri Skudai 的房子多少钱？
Across all 202 recorded subsale transactions from 2021 to 2026, the median price is RM420,000 at RM260 per square foot. Looking at residential sales only, the median is RM394,000 at RM263 psf. By type: Low-Cost House median RM300,000 at RM268 psf (53 records), single-storey terrace median RM440,000 at RM260 psf (86 records), and single-storey semi-detached median RM500,000 at RM161 psf (22 records). 2021 至 2026 年全部 202 笔登记成交，中位价 RM420,000、每平方尺 RM260。仅看住宅成交，中位 RM394,000、每尺 RM263。按户型：低成本屋中位 RM300,000、每尺 RM268（53 笔）；单层排屋中位 RM440,000、每尺 RM260（86 笔）；单层半独立式中位 RM500,000、每尺 RM161（22 笔）。
What types of houses does Taman Sri Skudai have?Taman Sri Skudai 有哪些户型？
NAPIC’s registered subsale records for Taman Sri Skudai show four residential types: 86 single-storey terraces, 53 Low-Cost Houses, 22 single-storey semi-detached houses, and a single double-storey semi-detached sale. No double-storey terrace transaction appears in the 2021-2026 record at all, even though current listings show double-storey terraces for sale on Jalan Emas — meaning those particular houses simply have not changed hands recently, not that the type does not exist. Taman Sri Skudai 的 NAPIC 登记成交纪录显示四种住宅户型：86 笔单层排屋、53 笔低成本屋、22 笔单层半独立式，以及一笔双层半独立式成交。2021 至 2026 年的纪录里完全没有双层排屋成交 —— 即使目前 Jalan Emas 有双层排屋在挂牌出售 —— 这代表这些房子近期没有转手，不代表这个户型不存在。
Is Taman Sri Skudai freehold?Taman Sri Skudai 是永久地契吗？
Published project listings describe Taman Sri Skudai as freehold. Tenure should still be verified on the individual title before you commit, since it is a per-lot fact and older estates occasionally mix tenures. 公开的项目挂牌资料把 Taman Sri Skudai 列为永久地契。承诺购买前仍应逐笔核实地契年期 —— 这是「逐块地」的事实，较老的社区偶尔会混有不同地契年期。
Are there double-storey houses in Taman Sri Skudai?Taman Sri Skudai 有双层排屋吗？
Current listings show double-storey terraces for sale on Jalan Emas, including a fully renovated unit asking RM688,000 and another asking RM678,000, both around 1,540 sq ft. But zero double-storey terrace transactions appear in NAPIC’s registered subsale record for 2021-2026. That gap most likely means these are single-storey houses that owners extended upward and have not yet resold, rather than a separate double-storey precinct — confirm with the individual owner before assuming a resale comparable exists. 目前挂牌显示 Jalan Emas 有双层排屋在卖，其中一间全翻新单位开价 RM688,000，另一间开价 RM678,000，都约 1,540 平方尺。但 NAPIC 2021 至 2026 年的登记成交纪录里，双层排屋成交是零。这个落差很可能代表这些是屋主自行加建成双层、但还没转手的房子，而不是另一个独立的双层分区 —— 在假设有可比成交纪录之前，请先向屋主本人确认。
Can foreigners buy in Taman Sri Skudai?外国人可以买 Taman Sri Skudai 吗？
Almost never at recorded prices. Johor sets a RM2 million minimum purchase price on landed residential property for non-citizens, and every recorded transaction in Taman Sri Skudai — residential and commercial — sits far below that threshold. This is not a realistic address for a foreign landed purchase; foreign buyers should look toward Bukit Indah, Horizon Hills or the Iskandar Puteri waterfront addresses instead. 按登记价格来看，几乎不行。柔佛对非公民购买有地住宅设有 RM200 万最低门槛，而 Taman Sri Skudai 每一笔登记成交 —— 住宅或商业 —— 都远低于这条线。这不是一个外籍买家买有地住宅的实际选项；外籍买家应改看 Bukit Indah、Horizon Hills 或 Iskandar Puteri 滨水一带的门牌。
How does Taman Sri Skudai compare with its Skudai neighbours?Taman Sri Skudai 和其他士古来社区比较起来如何？
On the same NAPIC dataset read on 7 September 2026: Taman Sri Skudai 202 transactions, RM420,000 median, RM260 psf, -8.3% over 12 months. Taman Ungku Tun Aminah 905 transactions, RM465,000, RM312 psf, +12.0%. Taman Universiti 905 transactions, RM400,000, RM292 psf, +9.6%. Taman Skudai Baru 566 transactions, RM400,000, RM325 psf, +8.5%. Taman Sutera Utama trades at a materially higher band again. Sri Skudai is the cheapest entry point of the five and the only one falling. 同一天（2026 年 9 月 7 日）读取的 NAPIC 数据：Taman Sri Skudai 202 笔成交、中位 RM420,000、每尺 RM260、12 个月 −8.3%。Taman Ungku Tun Aminah 905 笔、RM465,000、每尺 RM312、+12.0%。Taman Universiti 905 笔、RM400,000、每尺 RM292、+9.6%。Taman Skudai Baru 566 笔、RM400,000、每尺 RM325、+8.5%。Taman Sutera Utama 的价位又更高一层。Sri Skudai 是这五者里入场价最低的，也是唯一在跌的。
What is a Low-Cost House, and why is it a third of Sri Skudai’s recorded sales?什么是低成本屋？为什么它占了 Sri Skudai 成交的三分之一？
Low-Cost House (LCH) is a NAPIC property category for government-linked affordable housing, typically smaller single-storey terraces built under state housing schemes with resale conditions attached in the early years. In Taman Sri Skudai, 53 of 162 recorded residential sales (33%) are LCH, at a median of RM300,000 and RM268 psf — a far higher share than in Ungku Tun Aminah or Taman Universiti, and the single biggest reason the estate’s blended median sits below its own single-storey terrace median of RM440,000. 低成本屋（LCH）是 NAPIC 的一个物业分类，指政府关联的可负担房屋，通常是州政府房屋计划下较小的单层排屋，早年附带转售限制。在 Taman Sri Skudai，162 笔住宅成交中有 53 笔（33%）是低成本屋，中位价 RM300,000、每尺 RM268 —— 这个比例远高于 Ungku Tun Aminah 或 Taman Universiti，也是这个社区综合中位价低于自家单层排屋中位价 RM440,000 的最大单一原因。
What tax do I pay when I sell property in Malaysia?在马来西亚卖房要付什么税？
Real Property Gains Tax, charged on the gain rather than the sale price. Malaysian citizens and permanent residents pay 30 percent for disposals in years 1 to 3, 20 percent in year 4, 15 percent in year 5, and 0 percent from year 6 onward. Non-citizens pay 30 percent for years 1 to 5 and 10 percent from year 6, which is a permanent floor. 产业盈利税（RPGT），按获利而非售价课征。马来西亚公民与永久居民：第 1 至 3 年 30%、第 4 年 20%、第 5 年 15%，第 6 年起 0%。非公民：第 1 至 5 年 30%，第 6 年起 10%，且为永久底线。
Five Skudai addresses, one falling五个士古来门牌，一个在跌
If you are reading this page you are almost certainly weighing Taman Sri Skudai against its immediate Skudai neighbours. All figures below come from the same NAPIC dataset read on the same day, so they are directly comparable.你会读到这一页，几乎可以肯定是在把 Taman Sri Skudai 和它的士古来近邻比较。下面的数字取自同一天读取的同一组 NAPIC 数据，可以直接对照。
| Sri Skudai | Ungku Tun Aminah | Taman Universiti | Skudai Baru | |
|---|---|---|---|---|
| Recorded transactions登记成交笔数 | 202 | 905 | 905 | 566 |
| Median price中位成交价 | RM420,000 | RM465,000 | RM400,000 | RM400,000 |
| Median psf中位每尺 | RM260 | RM312 | RM292 | RM325 |
| 12-month psf change每尺 12 个月变化 | −8.3% | +12.0% | +9.6% | +8.5% |
| …in ringgit per sq ft…换算成每尺金额 | −RM24 | +RM33 | +RM26 | +RM25 |
| Cheapest recorded type最便宜的登记户型 | Low-Cost House, RM300,000低成本屋 RM300,000 | Terrace, RM480,000排屋 RM480,000 | Terrace, RM400,000排屋 RM400,000 | Terrace, RM400,000排屋 RM400,000 |
| Position in town在镇上的位置 | Inside the old town grid旧镇路网之内 | Satellite district, south卫星花园，南侧 | Satellite district, near UTM卫星花园，近 UTM | Satellite district, west卫星花园，西侧 |
| Foreign buyers外籍买家 | No不可 | No不可 | No不可 | No不可 |
| The one-line case一句话总结 | Cheapest entry, in town, currently falling入场价最低、在镇内、目前在跌 | Densest amenities, fastest riser here机能最密、这四者里涨最快 | Cheaper terrace, UTM on the doorstep更便宜的排屋、UTM 就在门口 | Highest psf of the four risers四个上涨者中每尺价最高 |
Three prices share one name. Tell me which one you’re actually looking at.三个价位共用一个名字。告诉我你实际在看的是哪一个。
A Low-Cost House at RM300,000 and a semi-detached at RM580,000 are both “Taman Sri Skudai.” Send me the street or the listing and I will confirm the type, whether the title is freehold and unrestricted, and how it actually compares to the estate’s own trend — not the blended headline. RM300,000 的低成本屋，和 RM580,000 的半独立式，都叫「Taman Sri Skudai」。把街名或挂牌发给我，我会确认户型、地契是不是永久且无限制，以及它实际对照这个社区自己的走势 —— 而不是那个综合头条数字。