Taman Sutera Utama: the priciest
square foot in Skudai — set by condos
Taman Sutera Utama：士古来最贵的
一尺 —— 而定价的是公寓
At RM505 per square foot this township sits at the top of the thirteen most-traded addresses in mukim Pulai, above Horizon Hill at RM498 and Taman Bukit Indah at RM460. Then you open the file. 185 of the 355 recorded transactions are condominiums, and they record RM550 psf. The double-storey terrace — the product most buyers actually come here for — records RM418 psf, below the blended Bukit Indah figure. This page separates the strata number from the landed one, because that difference decides whether the premium you are being quoted is real. 以 每尺 RM505 计，这个镇区在 Pulai 县成交量最大的十三个区域中排在最前面 —— 高过 Horizon Hill 的 RM498，也高过 Taman Bukit Indah 的 RM460。然后你把档案打开：355 笔登记成交里有 185 笔是公寓，公寓的登记每尺是 RM550。而双层排屋 —— 多数买家真正为它而来的产品 —— 登记每尺是 RM418，低于 Bukit Indah 的混合数字。这一页把分层的数字和有地的数字分开算，因为这个差别决定了对方报给你的溢价是不是真的。
© Chongkian · CC BY-SA 4.0 · Wikimedia CommonsTaman Sutera Utama in 30 seconds30 秒看懂 Taman Sutera Utama
- What it is: a freehold township in Skudai, mukim Pulai, postcode 81300, developed by Tanah Sutera Development Sdn Bhd (established 1990), whose sales gallery stands inside the estate at No. 29, Jalan Sutera Pulai 2/26. It is built around Sutera Mall — opened August 2008, more than 1.2 million sq ft over three retail floors, over 400 outlets on the developer’s own account, AEON BiG as hypermarket, and My Library, a 35,000 sq ft mall library holding 60,000 books. 它是什么：位于士古来（Skudai）、Pulai 县、邮区 81300 的永久地契市镇，由 Tanah Sutera Development Sdn Bhd（成立于 1990 年）开发，销售艺廊就设在社区内的 No. 29, Jalan Sutera Pulai 2/26。整个镇区围绕 Sutera Mall 展开 —— 2008 年 8 月开幕，三层零售楼面逾 120 万平方尺，发展商公布逾 400 家商户，量贩由 AEON BiG 进驻，商场内还有 My Library：一座 35,000 平方尺、藏书 60,000 册的商场图书馆。
- The headline: NAPIC records 355 subsale transactions from 2021 to 2026, median RM873,000 at RM491 psf across all types and RM853,000 at RM489 psf residential-only. List.my’s mukim league table puts the address at RM505 psf, up 4.5 per cent over twelve months — the highest per-foot figure among the thirteen most-traded addresses in Pulai. 标题数字：NAPIC 记录 2021 至 2026 年共 355 笔二手成交，全类型中位 RM873,000、每尺 RM491，只看住宅为 RM853,000、每尺 RM489。List.my 的县内排行把这个门牌列在 每尺 RM505、十二个月 +4.5% —— 是 Pulai 县成交量最大的十三个区域中最高的每尺价。
- The number under the number: of those 355 records, 185 are condominiums or apartments at RM758,000 and RM550 psf. Only 115 are landed — 70 double-storey terraces, 29 cluster houses, 16 double-storey semi-detached houses — and a further 40 are three-storey shops. The RM505 headline is a strata rate wearing a landed township’s name. 数字底下的数字：那 355 笔当中，185 笔是公寓，中位 RM758,000、每尺 RM550。真正属于有地的只有 115 笔 —— 双层排屋 70、Cluster 田字屋 29、双层半独立式 16 —— 另有 40 笔是三层店屋。RM505 那个标题，其实是一个挂着有地市镇名字的分层数字。
- What the houses record: double-storey terrace RM900,000 at RM418 psf, middle half RM716,000 to RM1,080,000. Cluster house RM1,050,000 at RM447 psf. Double-storey semi-detached RM1,590,000 at RM457 psf. On a like-for-like landed basis the terrace rate here is below Bukit Indah’s blended RM460. What is genuinely higher is the ticket, not the rate. 房子的登记数字：双层排屋 RM900,000、每尺 RM418，中间一半为 RM716,000 至 RM1,080,000。Cluster 田字屋 RM1,050,000、每尺 RM447。双层半独立式 RM1,590,000、每尺 RM457。只比有地的话，这里的排屋每尺价低于 Bukit Indah 的混合值 RM460。真正比较高的是总价，不是每尺价。
- The honest catch: psf here rose 4.5 per cent over twelve months while Taman Ungku Tun Aminah ran 12.0, Taman Mutiara Rini 9.8 and Taman Universiti 9.6. The expensive end of Skudai has been the slow end. Recorded volume also thinned from 126 transactions in 2023 to 85, then 18, then 3 — part reporting lag, part real. 诚实提醒：这里的每尺价十二个月涨 4.5%，而 Taman Ungku Tun Aminah 跑了 12.0%、Taman Mutiara Rini 9.8%、Taman Universiti 9.6%。士古来贵的那一端，这一年是慢的那一端。登记成交量也在变薄：2023 年 126 笔，接着 85、18、3 —— 一部分是登记滞后，一部分是真的。
The mall is not next to the township. It is the township.商场不是在镇区旁边。商场就是这个镇区。
Every photograph below was taken inside Taman Sutera Utama, on the evidence of its own file description on Wikimedia Commons. That is unusual for this series — most Johor townships have no licensed photography at all. Here the reason is simple: Sutera Mall gives people a reason to bring a camera. 以下每一张照片，依其在 Wikimedia Commons 上的档案说明，都是在 Taman Sutera Utama 内拍摄的。这在本系列里并不常见 —— 多数新山市镇根本没有授权影像。这里的原因很简单：Sutera Mall 给了人们带相机出门的理由。
Four buyers, and only two of them are buying a house四种买家，其中只有两种在买房子
The transaction record here is unusually honest about who turns up: 185 strata records, 115 landed records, 40 shop records. That is not one market. It is three, sharing a car park.这里的成交纪录很诚实地说明了谁会出现：185 笔分层、115 笔有地、40 笔店屋。这不是一个市场，是三个市场共用一个停车场。
The Skudai upgrader士古来的换屋客
Sells a 1980s terrace in Taman Ungku Tun Aminah at its recorded median of RM465,000, or a single-storey in Taman Universiti at RM400,000, and buys a double-storey here at RM900,000. Same district, same schools, same commute — roughly double the ticket. Whether that trade is worth it is the whole subject of this page.卖掉 Taman Ungku Tun Aminah 一栋 1980 年代排屋（登记中位 RM465,000），或 Taman Universiti 一栋单层（RM400,000），在这里买一栋双层（RM900,000）。同一个区、同一批学校、同一条通勤路线 —— 总价大约翻倍。这笔交换值不值，就是这一页要谈的全部。
The household that wanted the mall冲着商场来的家庭
Buys the address because Sutera Mall, My Library, Sutera Square and Sutera Sports World are inside the estate rather than a drive away. It is a real amenity and it is genuinely rare in Skudai. It is also, in large part, what the gap between a RM900,000 terrace here and a RM610,000 median across all of Bukit Indah is buying — so price it deliberately, not emotionally.买这个门牌，是因为 Sutera Mall、My Library、Sutera Square 与 Sutera Sports World 就在社区内，而不是要开车去。这是真实的配套，在士古来也确实少见。而它也在很大程度上，就是「这里 RM900,000 的排屋」与「Bukit Indah 全区 RM610,000 中位价」之间那道差额买到的东西 —— 所以请刻意定价，不要凭感觉。
The strata buyer分层产权买家
185 of 355 records. The Seed alone is a 1,230-unit scheme completed in December 2015, with units of 1,240 to 2,760 sq ft. Condominium records here run RM758,000 at RM550 psf — a higher rate per foot than any house in the township, which is exactly why the headline reads the way it does.355 笔中的 185 笔。单是 The Seed 就有 1,230 个单位，2015 年 12 月竣工，面积 1,240 至 2,760 平方尺。这里的公寓登记为 RM758,000、每尺 RM550 —— 比镇区内任何一种房子的每尺价都高，这正是标题会长成那样的原因。
The shop investor店屋投资者
Commercial records here have a median of RM3,188,000. Forty three-storey shop transactions in six years is a working commercial market, not a handful of units — and it is one reason the estate has a weekday daytime population, which matters to anyone letting a house here.这里的商业类别登记中位价是 RM3,188,000。六年内 40 笔三层店屋成交，是一个真正在运作的商业市场，不是零星几间 —— 这也是这个社区在平日白天有人流的原因之一，对要在这里出租房子的人很重要。
A Saturday that never leaves the postcode一个不必离开邮区的星期六
Most Johor townships are a place you sleep and a mall you drive to. Here the mall, the library, the courts and the shop rows are all inside 81300, which changes what a weekend actually looks like.多数新山市镇是「睡觉的地方」加上「要开车去的商场」。这里的商场、图书馆、球场与店屋街全都在 81300 之内 —— 这会实实在在改变一个周末的样子。
Breakfast on a shop row rather than in a car. Say Yes dim sum, Uncle Wang’s food court, Tian Yuan for dessert later — all of them carry a Taman Sutera Utama address on their own Commons file descriptions, which is a small but real proof of how dense the F and B is here.早餐在店屋街解决，不必先上车。Say Yes 港式点心、Uncle Wang 美食广场、稍后的 Tian Yuan 甜品 —— 这几家在 Wikimedia Commons 的档案说明里都写着 Taman Sutera Utama 的地址，这是一个小而实在的证据，说明这里的餐饮密度是真的。
Sutera Sports World for badminton, basketball or futsal, per the developer’s own facilities list. Courts inside the estate rather than a fifteen-minute drive away is the sort of thing that stops being a novelty and starts being the reason you do not move.按发展商公布的配套清单，Sutera Sports World 有羽球、篮球与五人足球场。球场就在社区内，而不是十五分钟车程外 —— 这种事一开始是新鲜，后来会变成你不搬走的理由。
Sutera Mall. Over 1.2 million sq ft, three retail floors, AEON BiG for the week’s groceries. On the developer’s own numbers there are more than 400 outlets; the mall’s own site elsewhere says 500. Either way it is not a neighbourhood strip.Sutera Mall。逾 120 万平方尺、三层零售楼面，AEON BiG 负责一周的杂货。发展商自己的数字是逾 400 家商户，商场网站另一页则写 500 家。无论哪个，它都不是一条社区商店街。
My Library, on the mall’s upper floor: 35,000 sq ft and 60,000 books, described as Johor Bahru’s first full-fledged mall library. If you have primary-school children this is the amenity that quietly justifies the address.商场楼上的 My Library：35,000 平方尺、藏书 60,000 册，被形容为新山第一座正式的商场图书馆。如果家里有小学生，这是那个安静地为这个门牌背书的配套。
The mall runs events rather than just leases space — Sutera Cosplay Fest, Love Art Doujin Show, Yume ACG Fest have all been photographed here. Whether that is your thing or not, an operator programming its own centre is a sign it is still being managed rather than merely owned.这座商场是在办活动，而不只是出租铺位 —— Sutera Cosplay Fest、Love Art Doujin Show、Yume ACG Fest 都有实拍纪录。不管你喜不喜欢这类活动，一个会自己排节目的营运方，说明这座商场还在被「经营」，而不只是被「持有」。
And then the part nobody photographs: getting out. The single published road access is a northbound LILO onto Jalan Skudai at Jalan Sutera Danga. On a Saturday evening that is fine. On a Monday at 7:45 it is the thing you will complain about for the next ten years.然后是没有人拍的那一段：出得去吗。目前有公开记载的道路衔接，是 Jalan Sutera Danga 接上 Jalan Skudai 的北向进出口。周六傍晚没问题；周一早上 7:45，它会是你接下来十年抱怨的那件事。
One published access road, onto the busiest corridor in Johor一条有记载的联外道路，接上柔佛最忙的走廊
Taman Sutera Utama sits on the western side of Jalan Skudai, the 29-kilometre Federal Route 1 corridor between Senai and Johor Bahru that opened in 1985 and was widened to six lanes from Bandar Baru Uda to Skudai in 2001. The published junction schedule for that highway lists exactly one entry for this township: a northbound LILO at Jalan Sutera Danga, sitting between the Jalan Kempas Lama LILO and the Paradigm Mall interchange. Taman Sutera Utama 位于 Jalan Skudai 西侧。这条 29 公里的联邦 1 号公路走廊连接士乃与新山，1985 年通车，2001 年将 Bandar Baru Uda 至士古来一段拓宽为六车道。这条公路的公开交汇点清单里，属于这个镇区的只有一个条目：Jalan Sutera Danga 的北向进出口（LILO），位置在 Jalan Kempas Lama 的 LILO 与 Paradigm Mall 交汇处之间。
That is the honest connectivity picture. It is a good corridor position — the interchange list below is genuinely dense — but it is one access point onto a road the state government is currently trialling a contraflow lane on.这就是诚实的交通图像。走廊位置不错 —— 下方的交汇点清单确实密集 —— 但它只有一个进出口，而它接上的那条路，州政府目前正在试行逆向车道。
| Reference point参照点 | What is published公开记载 |
|---|---|
| Sutera Mall | Inside the township, Jalan Sutera Tanjung 8/4镇区内，Jalan Sutera Tanjung 8/4 |
| Jalan Sutera Danga LILO | The township’s northbound access to Jalan Skudai本镇区接 Jalan Skudai 的北向进出口 |
| Paradigm Mall JB I/C (exit 110) | The next interchange along the corridor走廊上相邻的交汇处 |
| Skudai I/C (exit 111) | km 17.0 from Johor Bahru; J4 to Taman Ungku Tun Aminah距新山 17.0 公里；J4 通往 Taman Ungku Tun Aminah |
| Skudai North I/C (exit 112) | km 19.0; FT5 Skudai–Pontian, UTM, Skudai Parade19.0 公里；FT5 士古来–笨珍公路、UTM、Skudai Parade |
| Tampoi North I/C (exit 109) | FT17 Pasir Gudang Highway and the Second Link ExpresswayFT17 巴西古当大道与第二通道大道 |
| Skudai–NSE I/C (exit 113) | km 23.0; North–South Expressway23.0 公里；南北大道 |
| JB Landmark I/C (exit 101) | km 1.0; the city-centre end of the corridor1.0 公里；走廊的市中心端 |
| Johor Bahru city centre | “About a 20-minute drive”, per the developer发展商说法：约 20 分钟车程 |
Everything inside the fence, and one road out配套都在里面，出口只有一条
This township is unusually self-contained for Skudai. The trade is that its convenience is internal and its congestion is external — and the external part is documented in some detail.以士古来的标准，这个镇区异常地自给自足。代价是：它的便利在内部，它的塞车在外部 —— 而外部那一段，有相当详细的公开记录。
Roads道路
Johor’s congestion action plan identified 77 congestion hotspots in 41 clusters across Greater Johor Bahru, 24 of those clusters rated serious. A 6 km contraflow lane on Jalan Skudai, from Batu 7 to Bandar Baru Uda, weekdays 5.30am to 9.00am, light vehicles only, has been announced as a three-month trial ahead of RTS Link operations in 2027. 柔佛的交通疏导行动计划在大新山一共点出 77 个塞车热点、41 个群组，其中 24 个群组被评为严重。Jalan Skudai 上一条 6 公里的逆向车道（Batu 7 至 Bandar Baru Uda，平日早上 5:30 至 9:00，仅限轻型车辆）已宣布作为三个月试行，以配合 2027 年 RTS 通车。
Schools学校便利
The developer publishes the township’s education cluster as Small Wonder International Preschool, Babaiola Preschool, 100 Lambs International School, New Bridge International School, SJK(C) Kuo Kuang 2 and SMK Taman Sutera. Sekolah Sri Sutera, a private school, carries a Jalan Persisiran Sutera Danga address inside the township. 发展商公布的镇区教育群为：Small Wonder International Preschool、Babaiola Preschool、100 Lambs International School、New Bridge International School、SJK(C) 光光二校（Kuo Kuang 2）与 SMK Taman Sutera。私立的 Sekolah Sri Sutera 地址为镇区内的 Jalan Persisiran Sutera Danga。
Medical & retail医疗与零售
No public source publishes a verified distance or drive time from Taman Sutera Utama to any hospital, so this page lists the addresses and stops there. The developer states that Sutera Square, inside the township, houses healthcare providers and eye-care specialists. 没有任何公开来源提供从 Taman Sutera Utama 到任何一家医院的实测距离或车程，所以本页只列地址，不往下写。发展商表示，镇区内的 Sutera Square 设有医疗服务与眼科专科。
Six reasons the premium exists — and one reason it is smaller than it looks溢价存在的六个理由 —— 以及它其实没那么大的一个理由
Buying the most expensive township inside a cheap district is a specific decision. It is defensible when the premium buys something that cannot be replicated next door. Here is what it actually buys, and what it does not. 在一个整体便宜的大区里买最贵的那个镇区，是一个明确的决定。当溢价买到的是隔壁复制不了的东西时，它站得住。以下是它真正买到的，以及没买到的。
A 1.2 million sq ft mall, inside the fence120 万平方尺的商场，就在社区内
Sutera Mall opened in August 2008: over 1.2 million sq ft, three retail floors, more than 400 outlets on the developer’s own account, AEON BiG as hypermarket. Very few Johor townships own their own regional mall; most borrow one from the next postcode. Sutera Mall 于 2008 年 8 月 开幕：逾 120 万平方尺、三层零售楼面，发展商公布逾 400 家商户，量贩为 AEON BiG。柔佛很少有市镇拥有自己的区域型商场，多数是借用隔壁邮区的。
A library that is not a marketing line一座不是行销话术的图书馆
My Library inside the mall is published at 35,000 sq ft with 60,000 books and around 10,000 members, described as Johor Bahru’s first full-fledged mall library. For a family with primary-school children this is a genuine, unusual, and quietly decisive amenity. 商场内的 My Library 公开数字为 35,000 平方尺、藏书 60,000 册、会员约 10,000 人，被形容为新山第一座正式的商场图书馆。对家里有小学生的家庭，这是一项真实、少见、而且安静地决定成败的配套。
The developer never left发展商没有走
Tanah Sutera Development Sdn Bhd, established 1990, still runs the mall, still sells new phases from a gallery at Jalan Sutera Pulai 2/26, and took Best Township in Southern Malaysia at the 2022 PropertyGuru Asia Property Awards and Best Developer for Southern Malaysia in 2023. Continuity of management is worth real money in a completed township. Tanah Sutera Development Sdn Bhd 成立于 1990 年，至今仍营运这座商场，仍在 Jalan Sutera Pulai 2/26 的艺廊销售新期数，并在 2022 年 PropertyGuru 亚洲房地产大奖获 南马最佳市镇、2023 年获南马最佳发展商。在一个已建成的市镇里，管理的延续性是真的值钱。
Freehold, at a Johor Bahru price永久地契，而且是新山的价
Portal records and published reviews of the township consistently show freehold title. At a median of RM873,000 that removes the lease-decay discount that quietly erodes resale value on leasehold stock elsewhere in the district. 这个镇区的平台挂牌与公开报导一致显示为 永久地契。在中位价 RM873,000 的水平上，这去掉了本区其他租赁地契存量身上那道悄悄侵蚀转售价的「年限折价」。
A dense interchange list密集的交汇点清单
From the Jalan Sutera Danga LILO you are one interchange from Paradigm Mall (exit 110), two from the Pasir Gudang Highway and Second Link Expressway (exit 109), and within the same corridor as the North–South Expressway (exit 113). For a household that crosses in different directions on different days, that optionality is real. 从 Jalan Sutera Danga 的进出口出去，距 Paradigm Mall 交汇处（110 出口）一个路口，距巴西古当大道与第二通道大道（109 出口）两个路口，南北大道（113 出口）也在同一条走廊上。对一个不同日子往不同方向跑的家庭，这种选择权是实在的。
The premium is in the ticket, not the rate溢价在总价，不在每尺
This is the finding that changes how you negotiate. The township records RM505 psf; its double-storey terrace records RM418 psf, below Bukit Indah’s blended RM460. You are not paying a record land rate here. You are paying for a bigger house, on a bigger lot, next to a mall — a RM900,000 median terrace against RM610,000 for all of Bukit Indah. 这一点会改变你谈价的方式。整个镇区登记 每尺 RM505；但它的 双层排屋登记每尺是 RM418，低于 Bukit Indah 的混合值 RM460。你在这里付的不是破纪录的地价率，你付的是「更大的房子、更大的地皮、旁边有商场」—— 排屋中位 RM900,000，而 Bukit Indah 全区中位是 RM610,000。
And the questions the listing will not raise以及挂牌不会提的问题
🧾 If you are paying the Sutera premium如果你要付 Sutera 的溢价
✈️ If you’re buying from outside Malaysia如果你人在马来西亚以外
Named precincts, and which of them are actually houses各个分区，以及其中哪些真的是房子
Taman Sutera Utama is not one estate but a run of named precincts along four street families — Sutera Pulai, Sutera Chengal, Sutera Tanjung and Sutera Danga — each with its own product. Getting the precinct right matters more here than in a uniform township, because the products differ by a factor of two in price. Taman Sutera Utama 不是一个社区，而是沿着四组街道家族展开的一串分区 —— Sutera Pulai、Sutera Chengal、Sutera Tanjung 与 Sutera Danga —— 各有各的产品。在这里搞清楚分区，比在一个规格统一的市镇重要得多，因为不同产品的价格差到两倍。
| Precinct分区 | Street family街道家族 | Product产品 | Landed or strata有地／分层 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|
| Danga Sutera | Jalan Danga Sutera / Persiaran Sutera Danga | 2-storey terrace and semi-detached双层排屋与半独立式 | Landed有地 | Usually no通常不可 |
| Sutera One | Jalan Sutera Chengal 6 | 2-storey semi-detached and cluster双层半独立式与 Cluster 田字屋 | Landed有地 | Largest units only仅最大单位 |
| Sutera Pulai | Jalan Sutera Pulai 2/x | 2.5-storey terrace; the developer’s sales gallery is at 2/262.5 层排屋；发展商艺廊在 2/26 | Landed有地 | Usually no通常不可 |
| Sutera Tanjung | Jalan Sutera Tanjung 8/2, 8/3, 8/4 | The mall frontage and commercial spine商场临街面与商业主干 | Mixed / commercial混合／商业 | Commercial rules differ商业产业规定不同 |
| The Seed @ Sutera Utama | Jalan Sutera Dahlia / Persiaran Sutera Danga | 1,230 units, completed Dec 2015, 1,240–2,760 sq ft1,230 个单位，2015 年 12 月竣工，1,240–2,760 平方尺 | Strata分层 | Larger units only仅较大单位 |
| Kekwa Apartment | Jalan Sutera Kekwa 1/x | Low-cost 5-storey apartment, 646–652 sq ft五层低成本组屋，646–652 平方尺 | Strata分层 | No不可 |
| Current developer phases发展商现行期数 | Sutera Ideal, Inspired, Inspired 2, Joyus, Sutera Garden Village — the last being the developer’s first strata-landed scheme with its own clubhouseSutera Ideal、Inspired、Inspired 2、Joyus、Sutera Garden Village —— 最后一个是发展商的首个分层有地项目，附设会所 | Ask for the current phase list before you buy subsale买二手之前，请先索取现行期数清单 | ||
Three landed products, and the rate per foot barely moves between them三种有地产品，而每尺价在它们之间几乎不动
Terrace RM418, cluster RM447, semi-detached RM457 per square foot. A RM39 spread across the whole landed range — which means the price difference between these products is almost entirely land area, not desirability. That is unusually clean, and it makes the buying decision a size question rather than a status question. 排屋每尺 RM418、Cluster RM447、半独立式 RM457 —— 整个有地区间的跨度只有 RM39。这意味着这几种产品之间的价差，几乎全部来自地皮面积，而不是「受欢迎程度」。这个结构异常干净，也把购买决定从「面子问题」变成了「尺寸问题」。
Double-storey terrace双层排屋
Cluster houseCluster 田字屋
Double-storey semi-detached双层半独立式
The chart that explains the whole page解释整页的那一张图
Top of the table — on the blended figure排在最前面 —— 用的是混合数字
The premium is a condominium那份溢价，是一栋公寓
Read the two charts together. The township ranks first in mukim Pulai at RM505 — but the only product above that line is the condominium, and it accounts for 185 of the 355 records. Every house here records below RM460, which is the figure Bukit Indah posts across 1,798 transactions. If someone quotes you RM505 for a terrace, they are quoting a strata rate. 两张图要一起读。这个镇区以 RM505 在 Pulai 县排第一 —— 但唯一高于那条线的产品是公寓，而公寓占了 355 笔中的 185 笔。这里每一种房子的登记每尺价都低于 RM460，而 RM460 正是 Bukit Indah 用 1,798 笔成交交出来的数字。如果有人拿 RM505 给你报排屋的价，他报的是分层的价。
What each product records, and what it lets for每一种产品的登记价，与它能租多少
Recorded medians and percentile bands are NAPIC registered subsale records via List.my, read 7 September 2026. Asking rents were read from Malaysian property portals in September 2026 — they are asking prices, not achieved rents, and the two are not the same thing. 中位价与百分位区间为 NAPIC 登记二手成交纪录，经 List.my 公布，读取于 2026 年 9 月 7 日。开价租金取自 2026 年 9 月的马来西亚房产平台 —— 那是「开价」，不是「成交租金」，两者不一样。
| Type类型 | Records笔数 | Median中位价 | Median psf中位每尺 | Middle half中间一半 | Asking rent开价租金 |
|---|---|---|---|---|---|
| Condominium / apartment公寓 | 185 | RM758,000 | RM550 | RM543k – 973k | RM2,700 – 4,500 |
| Double-storey terrace双层排屋 | 70 | RM900,000 | RM418 | RM716k – 1.08m | about RM4,000 |
| 3-storey shop三层店屋 | 40 | RM3,188,000 all commercial records全部商业类别 | — | — | — |
| Cluster houseCluster 田字屋 | 29 | RM1,050,000 | RM447 | RM898k – 1.27m | about RM4,800 |
| Double-storey semi-detached双层半独立式 | 16 | RM1,590,000 | RM457 | RM1.38m – 1.81m | RM4,700 – 4,800 |
| Low-cost flat低成本组屋 | 14 | — | — | — | — |
| All types全部类型 | 355 | RM873,000 | RM491 | RM658k – 1.09m | — |
| Residential only只看住宅 | 314 | RM853,000 | RM489 | — | — |
The yield, worked out to the end把回报率算到最后一步
Gross yield is the number in the advertisement. Net yield is the number in your bank account. Assume a quarter of the rent goes to assessment, quit rent, insurance, repairs, agency and one vacant month — a standard, and on a house of this age a generous, assumption. 毛回报是广告里的数字，净回报才是进你户口的数字。假设租金的四分之一花在门牌税、地税、保险、维修、佣金与一个月空置上 —— 这是标准假设，对这个屋龄的房子来说还算宽松。
| Product产品 | Recorded median登记中位价 | Asking rent开价租金 | Gross毛回报 | Net, after 25%扣 25% 后净回报 | Versus a 4.2% loan对比 4.2% 贷款 |
|---|---|---|---|---|---|
| Cluster houseCluster 田字屋 | RM1,050,000 | RM4,800 | 5.49% | 4.11% | Roughly break-even大致打平 |
| Double-storey terrace双层排屋 | RM900,000 | RM4,000 | 5.33% | 4.00% | Roughly break-even大致打平 |
| Condominium (The Seed, 1,390 sq ft)公寓（The Seed，1,390 平方尺） | RM758,000 | RM3,250 | 5.15% | 3.86% | Below, before service charge低于贷款利率，且未计管理费 |
| Double-storey semi-detached双层半独立式 | RM1,590,000 | RM4,750 | 3.58% | 2.69% | Well below明显低于 |
Five years of registered records, and what they do not say五年的登记纪录，以及它们没说的事
Source: NAPIC (JPPH) registered subsale records as published by List.my, read 7 September 2026. Records lag roughly six months, which is why the most recent year always looks thin.来源：NAPIC（JPPH）登记二手成交纪录，经 List.my 公布，读取于 2026 年 9 月 7 日。资料约滞后半年 —— 这也是最近一年总是看起来很薄的原因。
An unusually symmetrical distribution一个异常对称的分布
The middle half of all 355 recorded sales runs from about RM658,000 to about RM1,090,000, with the median at RM873,000 almost exactly in the centre. That matters: a symmetrical distribution means the median is a fair description of a typical sale here, unlike townships where a handful of very large transactions drag the average away from reality. Use it as your starting anchor — then narrow it to your product type, because that is where the real spread lives. 全部 355 笔登记成交的中间一半，落在约 RM658,000 至约 RM1,090,000 之间，中位数 RM873,000 几乎正好在中央。这一点很重要：分布对称，代表中位数确实能描述这里的一笔典型成交 —— 不像某些镇区，几笔超大成交就把平均值拉离现实。请把它当成起点，然后再收窄到你要买的屋型 —— 真正的跨度在那里。
Residential price per square foot, year by year住宅每尺价 · 逐年
Median price per square foot is used here rather than median price, because median price moves with whatever mix of products happened to sell that year — and in this township that mix swings between a RM758,000 condominium and a RM1,590,000 semi-detached house. This series is the residential-only figure, so the shops are out of it. The figure under each point is the number of recorded transactions that year across all property types; years with fewer than 10 are left out, which removes 2026 with its 3 records. Note what the line does: RM478 in 2021 to RM497 in 2025 is 4.0 per cent across five years, and it did not move in a straight line.这里用的是中位每尺价，不是中位成交价 —— 中位成交价会随当年恰好成交的产品组合起伏，而在这个镇区，那个组合在 RM758,000 的公寓与 RM1,590,000 的半独立式之间摆荡。本数列只取住宅，店屋不列入。每个点下方是该年全类型登记成交笔数；少于 10 笔的年份不列入，因此只有 3 笔的 2026 年被剔除。请注意这条线的走势：2021 年 RM478 到 2025 年 RM497，五年合计 4.0%，而且中间并不是一路向上。
PRICE_INDEX 阵列加一行，格式 {q:"2026 Q1", median:430, n:6}（median 填每尺价，不是总价）。这个镇区必须分开记「有地」与「分层」两条线 —— 185 笔公寓与 115 笔有地混在一起的中位数，不描述任何一栋真实存在的房子。💡 加
?draft=1 到网址后面，就能看到本页所有黄色待办备注；一般访客看不到。The threshold, not the price, is your problem here在这里，问题不是价格，是门槛
Johor bars non-citizens from landed residential property below RM2 million and strata below RM1 million. Taman Sutera Utama’s recorded medians — RM900,000 for a terrace, RM1,050,000 for a cluster, RM1,590,000 for a semi-detached house and RM758,000 for a condominium — sit under both lines. 柔佛禁止非公民购买 RM200 万 以下的有地住宅，以及 RM100 万 以下的分层产权。Taman Sutera Utama 的登记中位价 —— 排屋 RM900,000、Cluster RM1,050,000、半独立式 RM1,590,000、公寓 RM758,000 —— 全部在两条线之下。
Monthly repayment每月供款
Defaults set to the recorded double-storey terrace median of RM900,000 — the product most people reading this page are actually pricing.预设值为双层排屋的登记中位价 RM900,000 —— 读到这一页的人，多数在算的就是这个产品。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM2,000,000 — the Johor landed floor for a non-citizen, which is the number a foreign buyer here has to reach before anything else applies.预设 RM200 万 —— 柔佛对非公民设的有地门槛。外籍买家要先跨过这个数字，其他条件才谈得上。
Johor’s minimum for a non-citizen is RM2 million on landed and RM1 million on strata. Every recorded median here is below both. Since 1 January 2026 non-citizens pay a flat 8% transfer stamp duty; Johor’s state consent fee is 3% of valuation, minimum RM30,000, the highest in Malaysia; consent takes one to three months; banks cap foreign lending at 60–70% LTV. On a RM2 million purchase the stamp duty alone is RM160,000 and the consent fee RM60,000. 柔佛对非公民的门槛是有地 RM200 万、分层 RM100 万，而这里每一个登记中位价都在两条线之下。自 2026 年 1 月 1 日起，非公民转让印花税为 统一 8%；柔佛州同意书费为 估价的 3%、最低 RM30,000，全马最高；同意书需时 一至三个月；银行对外籍贷款成数上限 60–70%。以 RM200 万的买入价计，光印花税就是 RM16 万，同意书费 RM6 万。
Tell me your passport and budget and I will tell you honestly whether this township or a neighbouring one fits. 把护照与预算告诉我，我会诚实告诉你该看这个镇区，还是隔壁那个。
Landed or strata? Everything else follows from that.有地还是分层？其余的都跟着这一题走。
185 strata records and 115 landed records share one township name and two completely different price rates. Tell me which one you are actually buying.185 笔分层与 115 笔有地共用一个镇区名字，却是两套完全不同的价格。请告诉我你真正要买的是哪一种。
A genuinely good township, at a price that has stopped outrunning its neighbours一个确实不错的镇区，但它的价格已经跑不赢邻居了
✓ Strengths优势
- A regional mall inside the estate. Sutera Mall, open since August 2008, over 1.2 million sq ft across three floors with AEON BiG and more than 400 outlets on the developer’s own account. Almost no other Skudai township owns its own mall.社区内就有一座区域型商场。Sutera Mall 自 2008 年 8 月营业，三层楼面逾 120 万平方尺，AEON BiG 进驻，发展商公布逾 400 家商户。士古来几乎没有第二个市镇拥有自己的商场。
- My Library. 35,000 sq ft and 60,000 books inside that mall, published as Johor Bahru’s first full-fledged mall library. For a family with school-age children this is a real, unusual amenity, not a brochure line.My Library。商场内 35,000 平方尺、藏书 60,000 册，公开资料称其为新山第一座正式的商场图书馆。对有学龄孩子的家庭，这是真实且少见的配套，不是宣传文案。
- Freehold, and the developer never left. Tanah Sutera Development, established 1990, still operates the mall and still sells new phases from a gallery inside the estate — continuity that matters in a completed township.永久地契，而且发展商还在。Tanah Sutera Development 成立于 1990 年，至今营运这座商场，也仍在社区内的艺廊销售新期数 —— 在一个已建成的市镇里，这种延续性很重要。
- The landed rate is not actually stretched. RM418 psf on a terrace, RM447 on a cluster, RM457 on a semi-detached — all below Bukit Indah’s blended RM460. You are paying for size and location, not for a record land rate.有地的每尺价其实并不紧绷。排屋 RM418、Cluster RM447、半独立式 RM457 —— 全都低于 Bukit Indah 的混合值 RM460。你付的是面积与地点，不是破纪录的地价率。
- A dense interchange list. One interchange from Paradigm Mall, two from the Pasir Gudang Highway and the Second Link Expressway, same corridor as the North–South Expressway.密集的交汇点清单。距 Paradigm Mall 一个交汇处，距巴西古当大道与第二通道大道两个，南北大道也在同一走廊上。
△ Things to weigh需要权衡的
- The headline psf is a strata number. 185 of 355 records are condominiums at RM550 psf. If a listing quotes you RM505 for a house, it is quoting a rate no house here has ever recorded.标题的每尺价是分层的数字。355 笔中有 185 笔是公寓，每尺 RM550。如果一则挂牌拿 RM505 来给你报房子的价，那是一个这里没有任何一栋房子曾经登记过的价。
- The premium stopped widening. psf here rose 4.5 per cent over twelve months while Taman Ungku Tun Aminah ran 12.0, Taman Mutiara Rini 9.8, Taman Universiti 9.6 and Bandar Selesa Jaya 16.9. In mukim Pulai only Bukit Indah, Taman Perling and Laman Setia moved more slowly. Buying the expensive township in a cheap district only works if the premium keeps compounding — this year it did not.溢价停止扩大了。这里的每尺价十二个月涨 4.5%，而 Taman Ungku Tun Aminah 12.0%、Taman Mutiara Rini 9.8%、Taman Universiti 9.6%、Bandar Selesa Jaya 16.9%。在 Pulai 县，只有 Bukit Indah、Taman Perling 与 Laman Setia 比它更慢。在便宜的大区里买贵的镇区，前提是溢价会继续复利 —— 今年它没有。
- Recorded volume has thinned hard. 126 transactions in 2023, 85 in 2024, 18 in 2025 and 3 so far in 2026. Some of that is the six-month reporting lag; some is real. Either way, price discovery on your own street is slower than the growth figure suggests, and the semi-detached market is two to three sales a year.登记成交量明显变薄。2023 年 126 笔、2024 年 85 笔、2025 年 18 笔、2026 年至今 3 笔。其中一部分是半年的登记滞后，一部分是真的。无论如何，你那条街的价格发现比涨幅数字看起来的慢 —— 而半独立式一年只有两三宗成交。
- The semi-detached house does not pay its way. RM1,590,000 recorded median against an asking rent of about RM4,750 is 3.58 per cent gross and near 2.7 per cent net — a long way under a 4.2 per cent loan. Buy it to live in, not to let.半独立式养不起自己。登记中位价 RM1,590,000，开价租金约 RM4,750，毛回报 3.58%、净约 2.7% —— 离 4.2% 的贷款利率还很远。它适合自住，不适合出租。
- One published access road, onto Jalan Skudai. The corridor has a state-identified congestion problem — 77 hotspots across Greater Johor Bahru, a 6 km weekday contraflow trial from 5.30am to 9.00am, and over RM1.28 billion of upgrades running to 2027 including the Tun Aminah intersection nearby. Do the morning drive before you commit.只有一条有记载的联外道路，接上 Jalan Skudai。这条走廊有州政府认定的塞车问题 —— 大新山 77 个热点、一条 6 公里的平日逆向车道试行（早上 5:30 至 9:00），以及至 2027 年逾 RM12.8 亿的升级工程，其中包括附近的 Tun Aminah 交界。签约之前，请先在早上跑一趟。
- Skudai floods, and the drains are old. Flash floods in March 2025 were blamed on drainage 30 to 40 years old, and the local assemblyman said residents face it several times a year. Taman Sutera Utama was not among the roads named in those reports — but the district record is what it is, so ask specifically which drain serves your street and what happened to it in March 2025.士古来会淹水，而且排水系统老旧。2025 年 3 月的闪电水灾被归因于 30 至 40 年屋龄的排水系统，当地州议员表示居民一年会遇上好几次。那些报导点名的路段里没有 Taman Sutera Utama —— 但整个区的纪录就是这样，所以请具体问清楚：服务你那条街的是哪一条沟渠，2025 年 3 月那次它的情况如何。
- Foreign buyers are largely locked out. Every recorded median here sits below Johor’s RM2 million landed floor and RM1 million strata floor. That removes a whole segment of demand on your exit — which is a different risk from the one most sellers here talk about.外籍买家基本被挡在门外。这里每一个登记中位价都低于柔佛的有地 RM200 万与分层 RM100 万门槛。这等于在你将来卖房时，先抽掉了一整块需求 —— 这跟这里多数卖家会谈的风险，不是同一件事。
Taman Sutera Utama FAQTaman Sutera Utama 常见问题
How much does a house in Taman Sutera Utama cost?Taman Sutera Utama 的房子多少钱？
NAPIC recorded 355 subsale transactions in Taman Sutera Utama between 2021 and 2026, at an all-property median of RM873,000 and RM491 per square foot, published by List.my. Residential-only records give a median of RM853,000 at RM489 per square foot. By type the recorded medians are RM900,000 at RM418 per square foot for a double-storey terrace, RM1,050,000 at RM447 for a cluster house, RM1,590,000 at RM457 for a double-storey semi-detached house and RM758,000 at RM550 for a condominium or apartment. The middle half of all recorded sales runs from about RM658,000 to about RM1,090,000. NAPIC 在 2021 至 2026 年间记录了 Taman Sutera Utama 的 355 笔二手成交，全类型中位价 RM873,000、每平方尺 RM491，由 List.my 公布。只看住宅，中位价为 RM853,000、每尺 RM489。分屋型的登记中位价为：双层排屋 RM900,000、每尺 RM418；Cluster 田字屋 RM1,050,000、每尺 RM447；双层半独立式 RM1,590,000、每尺 RM457；公寓 RM758,000、每尺 RM550。全部登记成交的中间一半落在约 RM658,000 至约 RM1,090,000 之间。
Why is Taman Sutera Utama the most expensive address per square foot in mukim Pulai?为什么 Taman Sutera Utama 是 Pulai 县每尺最贵的区？
Because of what trades there, not because the houses carry the highest land rate. List.my ranks Taman Sutera Utama at RM505 per square foot against RM498 for Horizon Hill and RM460 for Taman Bukit Indah, but 185 of the 355 recorded transactions here are condominiums and apartments, which record RM550 per square foot. Only 115 records are landed: 70 double-storey terraces at RM418 per square foot, 29 cluster houses at RM447 and 16 double-storey semi-detached houses at RM457. On a like-for-like landed basis the terrace rate here sits below the blended Bukit Indah figure. What is genuinely higher in Taman Sutera Utama is the ticket price rather than the rate per foot: a median terrace of RM900,000 against RM610,000 for all of Bukit Indah and RM465,000 for Taman Ungku Tun Aminah. 原因在于「这里成交的是什么」，而不是房子的地价率最高。List.my 把 Taman Sutera Utama 排在每尺 RM505，高于 Horizon Hill 的 RM498 与 Taman Bukit Indah 的 RM460；但这里 355 笔登记成交中有 185 笔是公寓，公寓的登记每尺是 RM550。真正属于有地的只有 115 笔：双层排屋 70 笔、每尺 RM418；Cluster 田字屋 29 笔、每尺 RM447；双层半独立式 16 笔、每尺 RM457。若只比有地，这里的排屋每尺价其实低于 Bukit Indah 的混合数字。Taman Sutera Utama 真正比较高的是总价，不是每尺价：排屋中位 RM900,000，而 Bukit Indah 全区中位 RM610,000、Taman Ungku Tun Aminah 是 RM465,000。
Is the Taman Sutera Utama premium still growing?Taman Sutera Utama 的溢价还在扩大吗？
Not over the past twelve months. List.my records median price per square foot up 4.5 per cent here, against 12.0 per cent at Taman Ungku Tun Aminah, 10.5 per cent at Horizon Hill, 9.8 per cent at Taman Mutiara Rini, 9.6 per cent at Taman Universiti and 16.9 per cent at Bandar Selesa Jaya. Of the thirteen most-traded addresses in mukim Pulai only Taman Bukit Indah at 2.6 per cent, Taman Perling at minus 0.8 per cent and Laman Setia at minus 4.3 per cent moved more slowly. Recorded volume also thinned sharply, from 126 transactions in 2023 to 85 in 2024, 18 in 2025 and 3 so far in 2026, part of which is the roughly six-month reporting lag and part of which is real. The gap between the expensive end of Skudai and the cheap end has been closing rather than widening. 过去十二个月没有。List.my 记录这里的中位每尺价上涨 4.5%，而 Taman Ungku Tun Aminah 是 12.0%、Horizon Hill 是 10.5%、Taman Mutiara Rini 是 9.8%、Taman Universiti 是 9.6%、Bandar Selesa Jaya 是 16.9%。在 Pulai 县成交量最大的十三个区里，只有 Taman Bukit Indah 的 2.6%、Taman Perling 的 −0.8% 与 Laman Setia 的 −4.3% 比它更慢。登记成交量也明显变薄：2023 年 126 笔、2024 年 85 笔、2025 年 18 笔、2026 年至今 3 笔 —— 其中一部分是约半年的登记滞后，一部分是真的。士古来贵的一端与便宜一端之间的差距，这一年是在收窄，不是在拉开。
Who built Taman Sutera Utama, and is it freehold?Taman Sutera Utama 是谁开发的？是永久地契吗？
Taman Sutera Utama is developed by Tanah Sutera Development Sdn Bhd, a Johor developer established in 1990 that describes Taman Sutera and Taman Sutera Utama as its two townships. Its sales gallery stands inside the estate at No. 29, Jalan Sutera Pulai 2/26, 81300 Skudai. Portal listings and published reviews record the title as freehold. The same company built and still operates Sutera Mall, which opened in August 2008 with more than 1.2 million square feet across three retail floors, and it won Best Township in Southern Malaysia at the PropertyGuru Asia Property Awards in 2022 and Best Developer for Southern Malaysia in 2023. Taman Sutera Utama 由 Tanah Sutera Development Sdn Bhd 开发。这是一家成立于 1990 年的柔佛发展商，它把 Taman Sutera 与 Taman Sutera Utama 列为自己的两个市镇。它的销售艺廊就设在社区内 —— No. 29, Jalan Sutera Pulai 2/26, 81300 Skudai。房产平台的挂牌与公开报导记载地契为永久地契。同一家公司兴建并至今营运 Sutera Mall；商场于 2008 年 8 月开幕，三层零售楼面、逾 120 万平方尺。该公司在 2022 年 PropertyGuru 亚洲房地产大奖获南马最佳市镇，2023 年获南马最佳发展商。
What is inside Taman Sutera Utama besides houses?除了房子，Taman Sutera Utama 里面有什么？
Sutera Mall is the anchor: over 1.2 million square feet, three retail floors and more than 400 outlets on the developer’s own account, with AEON BiG as the hypermarket. Inside the mall is My Library, described as Johor Bahru’s first full-fledged mall library at 35,000 square feet and 60,000 books. The developer also operates Sutera Square, Sutera Walk and the Sutera Mall Commercial Centre as commercial precincts, and Sutera Sports World for badminton, basketball and futsal. NAPIC has 40 recorded three-storey shop transactions here, and the commercial median across all commercial records is RM3,188,000, which tells you the shop stock is a real market rather than a handful of units. 核心是 Sutera Mall：发展商公布逾 120 万平方尺、三层零售楼面、逾 400 家商户，量贩由 AEON BiG 进驻。商场内设有 My Library，被形容为新山第一座正式的商场图书馆，面积 35,000 平方尺、藏书 60,000 册。发展商同时营运 Sutera Square、Sutera Walk 与 Sutera Mall Commercial Centre 等商业区，以及提供羽球、篮球与五人足球场地的 Sutera Sports World。NAPIC 在这里记录了 40 笔三层店屋成交，全部商业类别的登记中位价为 RM3,188,000 —— 这说明店屋在这里是一个真正的市场，而不是零星几间。
Can foreigners buy in Taman Sutera Utama?外国人可以买 Taman Sutera Utama 吗？
Mostly not, on the recorded numbers. Johor sets a RM2 million minimum purchase price for non-citizens buying landed residential property and RM1 million for strata. The recorded medians here are RM900,000 for a double-storey terrace, RM1,050,000 for a cluster house and RM1,590,000 for a double-storey semi-detached house, so the ordinary landed stock sits below the landed floor. Only the largest semi-detached and cluster units clear RM2 million. On the strata side the condominium median of RM758,000 sits below the RM1 million floor as well, although larger units ask above it. State Authority consent is required per transaction and typically takes one to three months, non-citizens pay a flat 8 per cent transfer stamp duty from 1 January 2026, and Johor charges a state consent fee of 3 per cent of valuation with a RM30,000 minimum. 就登记数字看，多数买不了。柔佛对非公民设有门槛：有地住宅最低 RM200 万、分层产权最低 RM100 万。这里的登记中位价是双层排屋 RM900,000、Cluster 田字屋 RM1,050,000、双层半独立式 RM1,590,000 —— 一般的有地存量都在门槛之下，只有最大的半独立式与 Cluster 才跨得过 RM200 万。分层这一边，公寓中位价 RM758,000 也低于 RM100 万门槛，只有较大的单位开价在门槛之上。此外每笔交易需州政府同意书，通常一至三个月；自 2026 年 1 月 1 日起非公民转让印花税统一 8%；柔佛州同意书费为估价的 3%、最低 RM30,000。
What is the rental yield in Taman Sutera Utama?Taman Sutera Utama 的租金回报率是多少？
Thinner than the headline suggests, and it varies sharply by product. Asking rents observed on Malaysian property portals in September 2026 were about RM4,000 a month for a double-storey terrace, about RM4,800 for a cluster house, about RM4,700 to RM4,800 for a double-storey semi-detached house and about RM2,700 to RM4,500 for a unit at The Seed. Against the recorded medians that is roughly 5.3 per cent gross on a terrace, 5.5 per cent on a cluster and 3.6 per cent on a semi-detached house. Take out a quarter of the rent for assessment, quit rent, insurance, repairs, agency and one vacant month and the terrace lands near 4.0 per cent net, the cluster near 4.1 per cent and the semi-detached house near 2.7 per cent. Against a 4.2 per cent loan rate, none of them is positive carry, and the semi-detached house is the weakest of the three by a wide margin. 比标题数字薄，而且不同产品差很多。2026 年 9 月在马来西亚房产平台上观察到的开价租金：双层排屋约每月 RM4,000，Cluster 田字屋约 RM4,800，双层半独立式约 RM4,700 至 RM4,800，The Seed 的单位约 RM2,700 至 RM4,500。对照登记中位价，排屋毛回报约 5.3%、Cluster 约 5.5%、半独立式约 3.6%。把租金的四分之一扣给门牌税、地税、保险、维修、佣金与一个月空置之后，排屋约剩 4.0%、Cluster 约 4.1%、半独立式约 2.7%。以 4.2% 的贷款利率来看，三者都不是正现金流，而半独立式差得最远。
The commercial side of Taman Sutera Utama实达乌达玛的商业面
Shop lots and shop offices on the same streets — ground-floor rent bands, transacted price per square foot, who actually walks past the door, and what the strip is still missing. Taman Sutera Utama shop lot guide →同一条街上的店屋与商务办公 — 地面层租金区间、成交每尺价、门口走过的到底是什么人、这条街还缺什么。实达乌达玛店屋指南 →
The Skudai ladder, top to bottom士古来的价格阶梯，由上而下
These four addresses sit within a few kilometres of each other in mukim Pulai, share the Jalan Skudai corridor, and span a threefold range in median price. If you are reading this page you are almost certainly choosing between two of them.这四个门牌在 Pulai 县内相距不过几公里，共用 Jalan Skudai 走廊，中位价却相差三倍。你会读到这一页，几乎可以肯定正在其中两个之间做决定。
| Taman Sutera Utama | Taman Bukit Indah | Taman Ungku Tun Aminah | Taman Universiti | |
|---|---|---|---|---|
| Recorded transactions登记成交笔数 | 355 | 1,798 | 905 | 905 |
| Median transacted中位成交价 | RM873,000 | RM610,000 | RM465,000 | RM400,000 |
| Median psf, blended中位每尺（混合） | RM505 | RM460 | RM312 | RM292 |
| psf, twelve months每尺，十二个月 | +4.5% | +2.6% | +12.0% | +9.6% |
| Share of records that are strata分层产权占比 | 52% | Not compiled on this page — see each area page本页未统计 —— 请见各区页面 | ||
| Mall inside the township镇区内有商场 | Yes — Sutera Mall有 —— Sutera Mall | AEON Bukit IndahAEON Bukit Indah | Four malls within 3 km三公里内四座商场 | AEON since 20022002 年起的 AEON |
| The case for it选它的理由 | Amenity and size, on freehold配套与面积，永久地契 | Depth and liquidity深度与流动性 | Cheap freehold, catching up fast便宜的永久地契，正在快速补涨 | Lowest entry, a university next door最低门槛，隔壁就是大学 |
Tell me the product, and I will price it against the right comparable.告诉我你要哪一种，我用对的参考价来帮你算。
The single most expensive mistake in this township is comparing a house to a township average. Send me the unit, the lot size and the precinct, and I will send back the landed comparables for that product only — plus what it would actually let for. 在这个镇区，最贵的一个错误就是拿一栋房子去比镇区的平均值。把单位、地皮面积与分区发给我，我会回给你只属于那个产品的有地参考成交 —— 以及它实际能租多少。