Taman Gaya: the highest median
in Mukim Tebrau — and the only
one of the twelve going down
Taman Gaya：Tebrau 大区
中位价最高的一个 —— 也是十二区里
唯一在下跌的一个
RM989,000, blended across every type. RM405 per square foot, trailing 12 months. Down 6.8% — the weakest reading of the twelve most-traded areas in Mukim Tebrau, in a year when nine of them rose. It sits on top of the price ladder and it is the one moving the wrong way. That is not a contradiction to explain away; it is the actual shape of this market, and this page measures it in ringgit, not just percent. RM989,000，全类型混合。每尺 RM405，过去十二个月。下跌 6.8% —— 在 Tebrau 大区成交量前十二名的区域里读数最弱，而同一年有九个区在涨。它站在价格阶梯的最顶端，却是唯一往错误方向走的那个。这不是需要被解释掉的矛盾，而是这个市场真实的样子 —— 这一页要用令吉，而不只是百分比，把它量出来。
© Chongkian · CC BY-SA 4.0 · Wikimedia CommonsTaman Gaya in 30 seconds30 秒看懂 Taman Gaya
- What it is: a completed landed estate in Ulu Tiram, on the Tebrau growth corridor, built along Jalan Gaya and numbered side roads — Jalan Ara, Jalan Sasa, Jalan Keris, Jalan Tegap, Jalan Cantik, Jalan Ayu. The mix runs from 1-storey terraces to cluster houses to named semi-detached precincts (Arista, Charisma, Evora) along Jalan Sasa, plus a run of shophouses and a block of older strata flats. 它是什么：位于 Ulu Tiram、Tebrau 发展走廊上的有地社区，沿 Jalan Gaya 与一批编号支路而建 —— Jalan Ara、Jalan Sasa、Jalan Keris、Jalan Tegap、Jalan Cantik、Jalan Ayu。产品从一层排屋、组屋式排屋（Cluster House），到 Jalan Sasa 一带具名的半独立式分区（Arista、Charisma、Evora）都有，另外还有一排店屋与一栋较旧的分层公寓。
- The number that matters: a blended median of RM989,000 — the highest of the twelve most-traded areas in Mukim Tebrau. But it is a blend. Residential-only sales carried a higher median of RM1,089,000; the blended figure is dragged down by 54 commercial transactions and 29 strata flats with their own median of just RM160,000. Read the headline number for what it is: a mix, not a house. 关键数字：全类型混合中位 RM989,000 —— 是 Tebrau 大区成交量前十二名区域里最高的。但这是个混合值。纯住宅成交的中位其实更高，达 RM1,089,000；混合数字被 54 笔商用成交与 29 套中位仅 RM160,000 的旧公寓拉低了。请把标题数字看成一个混合体，而不是一栋具体的房子。
- The direction that matters more: trailing 12-month psf is RM405, down 6.8% — the only one of the twelve leading Mukim Tebrau areas moving down, in a year when nine of its neighbours rose. On a typical cluster or semi-detached lot here, that fall is worth roughly RM85,000 to RM107,000 in one year. 更重要的是方向：过去十二个月每尺 RM405，下跌 6.8% —— 是 Tebrau 大区领先的十二个区域里唯一在下跌的，而同一年有九个邻区在涨。以这里典型的组屋式排屋或半独立式面积计算，这一跌一年就值大约 RM85,000 至 RM107,000。
- The catch almost nobody checks: the sample behind that percentage is thin and getting thinner — 114 transactions in 2023, 55 in 2024, only 12 in 2025, and just 1 so far in 2026. A handful of atypical sales can swing a trailing percentage far more than they swing an actual market. This page shows you the ringgit math and lets you judge for yourself whether −6.8% is a trend or a small sample doing what small samples do. 几乎没人查证的一点：这个百分比背后的样本正在变薄 —— 2023 年 114 笔、2024 年 55 笔、2025 年只有 12 笔，2026 年至今仅 1 笔。少数几笔不典型的成交，足以让一个滚动百分比大幅摆动，摆动幅度远超实际市场的变化。这一页把令吉算法摊开给你看，让你自己判断 −6.8% 是趋势，还是小样本本来就会有的波动。
- Who this page is for: a buyer with the budget to clear Taman Gaya’s entry price, who is not forced to transact this quarter. If your household needs a home in the next six weeks, this is not the page that will tell you what you want to hear. If you can wait for the next print of the data, it might be the most useful page in this series. 这一页写给谁：预算够得着 Taman Gaya 入场价、但不必这个季度就成交的买家。如果你家六周内就要住进新房子，这一页不会说你想听的话。如果你能等下一批数据出炉，它可能是本系列里对你最有用的一页。
Gaya Community Park, and the Ulu Tiram town it sits insideGaya 社区公园，与它所在的 Ulu Tiram 市镇
The community park photographed here carries the estate’s own name. The rest of this gallery is the surrounding Ulu Tiram town centre — captioned honestly as such. 这里拍到的社区公园，名字就是这个社区自己的名字。本区块其余照片是周边的 Ulu Tiram 市中心 —— 图说会诚实标明拍摄地点。
Priced like the top of the mukim, bought by people in no rush价格站在大区顶端，买的人却都不急
A falling top-of-the-table price does not attract the same crowd as a rising one. Here is who actually shows up at this price point, moving this direction.顶端价格往下走，吸引来的不是同一批人。以下是在这个价位、这个方向上，真正会出现的买家。
The patient upgrader不急的换房族
Can clear the semi-detached entry price today, and is comfortable watching the next two or three quarters of data before committing. A falling top-of-mukim price is exactly the situation this buyer was built for.今天就付得起半独立式的入场价，也不介意再看两三个季度的数据再下手。「大区顶端价格在跌」这个局面，正是为这种买家准备的。
The 2023-peak seller2023 高点入手的卖家
2023 recorded this area’s highest full-year residential psf on record so far. A seller from that window is not necessarily underwater — RPGT and holding costs matter more than the headline percentage — but should price against the current RM405 psf, not against memory.2023 年是目前纪录中这一区全年住宅每尺价的高点。那一年入手的卖家未必真的套牢 —— RPGT 与持有成本比标题百分比更重要 —— 但定价时该对照目前的 RM405，而不是记忆中的价格。
The semi-D buyer at Arista, Charisma or EvoraArista、Charisma、Evora 的半独立式买家
Recorded listings on these named precincts along Jalan Sasa run from about RM1.88 million to RM2.38 million — close enough to Johor’s RM2 million foreign-ownership floor that a handful clear it, most do not. Verify per unit; do not assume the precinct name settles it.Jalan Sasa 一带这几个具名分区的挂牌价约 RM188 万至 RM238 万 —— 已经贴近柔佛 RM200 万的外籍持有门槛，少数几套跨过，多数没有。请逐户核实，不要以为分区名字就能定案。
The RM575k–630k entry buyerRM575k–630k 的入门买家
The lowest verified listing found was RM575,000 for a 1.5-storey terrace; four separate agents were quoting around RM630,000 for a similar 1-storey unit in the same weeks. This buyer is stretching into a high-median area at its lowest rung — know exactly which rung you are on.找到最低的实测挂牌价是 RM575,000（一层半排屋）；同一时期有四位不同经纪在报价约 RM630,000 的类似一层单位。这类买家是在一个中位价偏高的区，够着最低那一档 —— 请清楚知道自己站在哪一阶。
A Saturday around Taman GayaTaman Gaya 的一个星期六
This is not a resort-style estate with its own clubhouse. It is a working landed neighbourhood inside a growing satellite town, and the rhythm reflects that.这不是自带会所的度假式社区，而是一个成长中卫星市镇内、货真价实的有地住宅区，节奏也反映这一点。
Gaya Community Park, the estate’s own green space, before the heat sets in. It is a modest neighbourhood park, not a resort amenity — but it carries the estate’s name and is genuinely inside it.Gaya 社区公园，社区自己的绿地，在天气变热之前。这是一座朴实的社区公园，不是度假式设施 —— 但它挂着社区的名字，也确实在社区里。
A five to seven-minute drive to NSK Trade City, the hypermarket and wet-dry market complex at the heart of Ulu Tiram town, or a similar hop to AEON Mall Tebrau City for a fuller retail fix.车程五到七分钟到 NSK Trade City —— Ulu Tiram 市镇核心的量贩超市与湿巴刹综合体，或类似车程到 AEON Mall Tebrau City 补齐零售需求。
Shophouses and small eateries along the older stretches of Ulu Tiram town — the kind of neighbourhood food that does not photograph for a brochure but keeps a household fed on a Tuesday, not just a Saturday.Ulu Tiram 老街一带的店屋与小吃摊 —— 这种邻里美食上不了宣传册，却能让一个家庭在平常的星期二、不只是星期六，都有饭吃。
School run territory. SMK Ulu Tiram and SK Ulu Tiram anchor the national-school option about eight minutes away; Crescendo International College sits further along the same corridor for families wanting an international curriculum without leaving the Tebrau side of town.接送孩子的时段。SMK Ulu Tiram 与 SK Ulu Tiram 是约八分钟车程的国民学校选项；Crescendo International College 在同一走廊再远一点，让想要国际课程、又不想离开 Tebrau 一带的家庭有个选择。
Federal Route 3 — Jalan Kota Tinggi, the old Tebrau Highway — carries most of the traffic in and out. It is the same road every other Tebrau-side estate in this series relies on, and it shows at peak hour.联邦 3 号公路 —— Jalan Kota Tinggi，也就是旧称的 Tebrau Highway —— 承担了大部分进出车流。这条路是本系列里 Tebrau 一侧所有社区共用的主干道，高峰时段拥堵情况看得出来。
Quiet residential streets named after Malay words for style and refinement — Gaya, Ara, Sasa, Cantik, Ayu. A short drive away, Today’s Mall — once a 10-acre, 250-lot shopping centre with Johor Bahru’s first 3D cinema — has stood abandoned since 2019. It is a five-minute reminder that not every retail bet in this corridor paid off.安静的住宅街道，路名取自马来文里代表风格与优雅的词 —— Gaya、Ara、Sasa、Cantik、Ayu。不远处，Today’s Mall —— 曾经占地 10 英亩、250 个店铺、拥有新山第一间 3D 影院的商场 —— 自 2019 年起就荒废至今。开车五分钟就能看到：这条走廊上不是每一个零售赌注都赢了。
On the Tebrau Highway, far from the Causeway在 Tebrau Highway 上，离长堤很远
Taman Gaya sits in Ulu Tiram, on the northeastern Tebrau growth corridor of Johor Bahru, directly on the Federal Route 3 (Jalan Kota Tinggi / Tebrau Highway) corridor and close to the Ulu Tiram Interchange onto the Senai-Desaru Expressway (E22). That gives fast reach north toward Kulai and Senai and east toward Kota Tinggi and Desaru — but a genuinely long haul south to the Causeway and CIQ. Taman Gaya 位于 Ulu Tiram，在新山东北侧的 Tebrau 发展走廊上，紧邻联邦 3 号公路（Jalan Kota Tinggi／Tebrau Highway）走廊，也靠近通往士乃—迪沙鲁大道（E22）的 Ulu Tiram 交流道。这让它北往古来、士乃，东往哥打丁宜、迪沙鲁都快 —— 但往南到长堤与 CIQ 的路途确实很长。
All drive times below were measured live from a verified in-estate address (31, Jalan Sasa 3, Taman Gaya) via Google Maps, off-peak, on the date of writing.以下所有车程，均在写作当天以 Google Maps 从社区内一处已验证地址（31, Jalan Sasa 3, Taman Gaya）实测，非高峰时段。
| Destination目的地 | Drive车程 |
|---|---|
| AEON Mall Tebrau City | 7–8 min · 3.4 km |
| NSK Trade City, Ulu Tiram | 6–7 min · 5.0 km |
| SMK Ulu Tiram | 8–9 min · 6.5 km |
| Ulu Tiram Interchange E22 · 士乃—迪沙鲁大道 | on the corridor走廊上 |
| Columbia Asia Hospital Tebrau | 15–18 min · 11.2 km |
| JB Sentral / RTS Bukit Chagar | 24–27 min · 16–20 km |
| Hospital Sultanah Aminah | 24–28 min · 19–21 km |
| Senai International Airport | 25–26 min · 29.5 km |
Everything a working household needs, nothing a weekend tourist would drive for上班家庭需要的都有，游客不会特地开车来的
Taman Gaya is not a destination address. It is a well-connected, unglamorous place to live near your own kitchen, your own school run and your own hospital of choice.Taman Gaya 不是一个目的地门牌。它是一个交通方便、不花俏的居住地 —— 靠近自己的厨房、自己接送孩子的路线，与自己选定的医院。
Roads道路便利性
Federal Route 3 (Jalan Kota Tinggi) runs past the estate and carries most local traffic. The Ulu Tiram Interchange onto the Senai-Desaru Expressway (E22) gives fast access toward Kulai, Senai and the airport, and east toward Kota Tinggi and Desaru. Going south toward the Causeway and CIQ is a genuinely long drive — this is not a crossing-adjacent address.联邦 3 号公路（Jalan Kota Tinggi）从社区旁经过，承担大部分本地车流。经 Ulu Tiram 交流道上士乃—迪沙鲁大道（E22），往古来、士乃与机场方向都快，往东到哥打丁宜、迪沙鲁也顺。往南到长堤与 CIQ 则确实路途遥远 —— 这不是靠近关口的门牌。
Schools学校便利
Ulu Tiram has a full spread of national and vernacular schools, plus Crescendo International College for families wanting an international curriculum without a long commute to EduCity or Bukit Indah.Ulu Tiram 有完整的国民与华淡小体系，另有 Crescendo International College，让想要国际课程、又不想长途通勤到 EduCity 或 Bukit Indah 的家庭多一个选择。
Medical & retail医疗与零售
Columbia Asia Hospital Tebrau is a 15 to 18-minute drive; the government’s Hospital Sultanah Aminah is 24 to 28 minutes. Day-to-day retail runs through NSK Trade City and AEON Mall Tebrau City — Today’s Mall, a large purpose-built shopping centre in Ulu Tiram, has stood empty since 2019, a useful reminder that not every retail bet in this corridor worked out.Columbia Asia Hospital Tebrau 车程 15 至 18 分钟；政府的 Hospital Sultanah Aminah 则要 24 至 28 分钟。日常零售靠 NSK Trade City 与 AEON Mall Tebrau City —— Ulu Tiram 曾经专门兴建的大型商场 Today’s Mall，自 2019 年起就空置至今，提醒着这条走廊上并非每一个零售赌注都赢了。
Six things that explain the number on the sign六件事，解释招牌上那个数字
RM989,000 is the highest median of any area in this Mukim Tebrau comparison set. Getting to the honest version of that sentence takes six steps. RM989,000 是 Tebrau 大区对照组里最高的中位价。要把这句话讲得诚实，需要走完六步。
Highest median — but it’s a blend中位最高 —— 但那是个混合值
The blended median of RM989,000 covers 274 transactions across every property type recorded here since 2021. Split residential-only, the median is actually higher, at RM1,089,000 — the blend is pulled down by 54 commercial sales and 29 strata flats with a median of just RM160,000. 全类型混合中位 RM989,000，涵盖 2021 年以来登记的 274 笔成交。若只看纯住宅，中位其实更高，达 RM1,089,000 —— 混合值被 54 笔商用成交与 29 套中位仅 RM160,000 的旧公寓拉低了。
The only one of twelve falling十二个里唯一在跌的
Trailing 12-month psf is RM405, down 6.8% — the weakest reading of Mukim Tebrau’s twelve most-traded areas, against a mukim where nine neighbours rose over the same period. On a typical cluster house here (roughly 2,900 sq ft), that fall is worth an estimated RM85,000 to RM90,000 in one year. 过去十二个月每尺 RM405，下跌 6.8% —— 是 Tebrau 大区成交量前十二名区域里读数最弱的一个，而同一时期有九个邻区在涨。以这里典型的组屋式排屋（约 2,900 平方尺）计算，这一跌一年估计值 RM85,000 至 RM90,000。
A ladder, not a price point一道阶梯，不是一个价位
Recorded listings span roughly RM575,000 for the smallest 1.5-storey terrace to RM2,380,000 for the largest named semi-detached lot — a four-fold range inside one taman. Whatever number a portal shows you, ask which rung it sits on. 挂牌价约从最小一层半排屋的 RM575,000，到最大具名半独立式地段的 RM2,380,000 —— 一个社区内四倍的价差。不管挂牌网站给你看到哪个数字，请先问清楚它站在哪一阶。
Cluster houses run the show组屋式排屋才是主力
97 of 220 residential transactions here — 44% — were Cluster House, more than any other single type. This is not a classic terrace-house estate; the dominant product carries a median of RM1,208,000 at RM416 psf, well above the blended headline. 220 笔住宅成交里有 97 笔 —— 44% —— 是组屋式排屋（Cluster House），比任何单一类型都多。这不是典型的排屋型社区；主力产品的中位价是 RM1,208,000、每尺 RM416，明显高于混合标题数字。
Fast to the east, slow to the south往东快，往南慢
The Ulu Tiram Interchange puts the Senai-Desaru Expressway within easy reach — Kulai, Senai, the airport and Kota Tinggi all sit inside a comfortable radius. The Causeway, CIQ and RTS Bukit Chagar are a genuine 24 to 28-minute haul in the other direction. Ulu Tiram 交流道让士乃—迪沙鲁大道近在咫尺 —— 古来、士乃、机场与哥打丁宜都在舒适的车程范围内。往另一个方向，长堤、CIQ 与 RTS Bukit Chagar 则要实实在在开上 24 至 28 分钟。
A headline built on a thinning sample建立在正在变薄的样本上的标题
Recorded transactions: 114 in 2023, 55 in 2024, 12 in 2025, and 1 so far in 2026. The 6.8% fall is real arithmetic on real records — but a trailing percentage built on a dozen sales, some of them possibly atypical, is not the same statistical animal as one built on over a hundred. 登记成交笔数：2023 年 114 笔、2024 年 55 笔，2025 年 12 笔，2026 年至今 1 笔。6.8% 的跌幅是基于真实纪录的真实算术 —— 但建立在十来笔、其中可能还有几笔不典型成交上的滚动百分比，跟建立在上百笔纪录上的，不是同一种统计动物。
And the questions the listing photos will not answer以及挂牌照片不会回答的问题
🏡 If you’re buying at the top of the ladder如果你买的是阶梯顶端
🔑 If you’re buying at the entry rung如果你买的是入门那一阶
Gaya, Ara, Sasa, Keris, Tegap, Cantik, Ayu — and three named semi-D precinctsGaya、Ara、Sasa、Keris、Tegap、Cantik、Ayu —— 以及三个具名半独立式分区
Taman Gaya has no formal phase numbers in public records. What it has is a grid of numbered side roads off Jalan Gaya, verified below with Street View, and — along Jalan Sasa — a set of names (Arista, Charisma, Evora) that subsale agents use to market the semi-detached lots. Taman Gaya 在公开资料里没有正式的期数编号。它有的是 Jalan Gaya 分出去的一批编号支路，以下用街景逐一核实；而在 Jalan Sasa 一带，转售经纪会用几个名字（Arista、Charisma、Evora）来行销那里的半独立式地段。
| Road / precinct路名／分区 | Typical product典型产品 | Recorded / listed range登记／挂牌区间 | Foreign buyer?外籍可买？ |
|---|---|---|---|
| Jalan Gaya 主干道 | 1 to 2-storey terraces一至二层排屋 | RM575k – 1.15m | Usually no通常不可 |
| Jalan Ara / Ayu / Permatang | Terraces, mixed sizes排屋，尺寸不一 | RM600k – 900k est.估 | Usually no通常不可 |
| Jalan Sasa （含 Cluster House 主力） | Cluster houses, plus Arista / Charisma / Evora semi-Ds组屋式排屋为主，另有 Arista／Charisma／Evora 半独立式 | RM963k – 2.38m | Top end only仅顶端可以 |
| Jalan Keris / Tegap / Cantik | Terraces and cluster houses排屋与组屋式排屋 | RM630k – 1.2m est.估 | Usually no通常不可 |
| Arista / Charisma / EvoraArista／Charisma／Evora | Double-storey semi-detached, corner and standard lots双层半独立式，角地与标准地段 | RM1.88m – 2.38m | Often yes多数可以 |
Three products, a four-fold price range三种产品，四倍价差
The recorded and listed spread runs from RM575,000 to RM2,380,000 inside one taman — driven almost entirely by which of these three you are buying. 登记与挂牌的区间从 RM575,000 到 RM2,380,000，都在同一个社区内 —— 几乎完全取决于你买的是这三种里的哪一种。
1 to 2-storey terraced house一至二层排屋
Cluster house组屋式排屋（Cluster House）
Semi-detached · Arista / Charisma / Evora半独立式 · Arista／Charisma／Evora
Priciest by total, not by rate总价最贵，但费率不是
Mid-table on rate — the median wins on size费率排在中段 —— 中位价靠的是面积
114 → 55 → 12 → 1114 → 55 → 12 → 1
The 6.8% fall is calculated on the most recent 12 months of records, which is exactly the window where the sample has shrunk fastest. Treat the percentage as a lead worth investigating, not a verdict. 6.8% 的跌幅是用最近十二个月的纪录算出来的，而这恰好是样本萎缩最快的那段时间。请把这个百分比当成值得深究的线索，而不是定论。
The ladder, priced rung by rung这道阶梯，逐阶定价
Blended median across all 274 recorded transactions: RM989,000 at RM368 psf (all years). Residential-only median: RM1,089,000. Trailing 12-month residential psf: RM405, down 6.8%. 274 笔登记成交全类型混合中位：RM989,000，每尺 RM368（全年份）。纯住宅中位：RM1,089,000。过去十二个月住宅每尺：RM405，下跌 6.8%。
| Type类型 | Land size地契面积 | Price range价格区间 | Est. monthly rent估计月租 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|
| 1 to 2-storey terrace一至二层排屋 | 1,540 – 3,530 sqft | RM575k – 1.15m | RM1,600 – 2,800 | Usually no通常不可 |
| Cluster house组屋式排屋 | ~2,080 – 2,900 sqft est.估 | RM963k – 1.45m | RM2,500 – 3,800 | Check per unit逐户核实 |
| Semi-detached · Arista / Charisma / Evora半独立式 · Arista／Charisma／Evora | 3,200 – 3,743 sqft | RM1.88m – 2.38m | RM4,000 – 5,500 | Often yes多数可以 |
| All types, blended median全类型混合中位 | — | RM989,000 RM368 psf all-years · RM405 psf trailing 12m | — | Highest of 12 mukim areas大区十二区最高 |
Five years, and the sample that thinned in year four五年，而样本在第四年开始变薄
Source: registered transaction records via List.my and NAPIC. Records lag roughly six months.来源：List.my 与 NAPIC 的登记成交纪录。资料约滞后半年。
A wide, blended distribution一个宽而混合的分布
Recorded transactions across every type cluster between roughly RM499,000 and RM1.48 million, with the blended median at RM989,000. That is a wide band for one taman — a direct result of mixing flats, shophouses, terraces, cluster houses and semi-Ds under a single area name. 各类型登记成交大致落在 RM499,000 至 RM148 万 之间，混合中位为 RM989,000。对单一社区而言这是相当宽的区间 —— 直接原因是公寓、店屋、排屋、组屋式排屋与半独立式全都归在同一个区域名字底下。
Annual trend, residential psf年度走势，住宅每尺价
PRICE_INDEX 阵列加一行。这一区最值得追踪的，是接下来每季的成交笔数本身 —— 样本能不能回补，比任何单一价格都更能说明 −6.8% 是不是真的趋势。💡 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。Mostly closed, at the top only多数关闭，只有顶端开放
Johor bars non-citizens from landed property below RM2 million. Taman Gaya’s blended median of RM989,000, and even its residential-only median of RM1,089,000, sit well below that line. 柔佛禁止非公民购买 RM200 万 以下的有地住宅。Taman Gaya 的混合中位 RM989,000，甚至纯住宅中位 RM1,089,000，都远在门槛之下。
Monthly repayment每月供款
Defaults set to the blended median of RM989,000.预设值为混合中位价 RM989,000。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM630,000 — the more consistently quoted entry-level terrace.预设 RM630,000 —— 报价较一致的入门排屋。
Eligibility, not cost, is the usual obstacle here. Only the top semi-detached tier (RM1.88m–2.38m) routinely clears the threshold. Where it does, 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; consent takes one to three months; banks cap foreign lending at 60–70% LTV. 这里通常的障碍是资格，而非成本。只有顶端的半独立式档位（RM1.88m–2.38m）常态跨过门槛。若跨过，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；同意书需时 一至三个月；银行对外籍贷款成数上限 60–70%。
Tell me your budget and I will confirm which units, if any, are open to you. 把预算告诉我，我会确认有哪些单位（如果有的话）对你开放。
Tell me your budget. That places you on the ladder.告诉我你的预算。那就决定了你站在哪一阶。
RM575,000 to RM2,380,000, inside one taman. There is no single “Taman Gaya price” — there is a ladder, and a rung that fits you.RM575,000 到 RM2,380,000，都在同一个社区内。没有单一的「Taman Gaya 价格」—— 只有一道阶梯，和适合你的那一阶。
The priciest address in the mukim, and the one with the least momentum大区里最贵的门牌，也是最没有动能的一个
✓ Strengths优势
- Highest blended median of the mukim’s 12 leading areas. RM989,000 against a next-best of RM800,000 — genuine demand has been paying for something here, even if the number blends several products.大区十二个领先区域中混合中位最高。RM989,000，第二名才 RM800,000 —— 即便这个数字混合了多种产品，真实需求确实在为它买单。
- A real community park carrying the estate’s own name. Gaya Community Park is genuinely inside Taman Gaya, not a nearby borrowed amenity.一座挂着社区自己名字的真实公园。Gaya 社区公园确实在 Taman Gaya 内，不是借来的邻近设施。
- Fast to the Senai-Desaru Expressway via the Ulu Tiram Interchange. Kulai, Senai, the airport and Kota Tinggi all sit within an easy radius — a genuine advantage over estates further from this interchange.经 Ulu Tiram 交流道快速接上士乃—迪沙鲁大道。古来、士乃、机场与哥打丁宜都在舒适车程内 —— 相较离这个交流道更远的社区，这是实在的优势。
- A genuine product ladder. RM575,000 terraces up to RM2.38 million semi-Ds inside one taman means a buyer can trade up without leaving the neighbourhood — schools, roads and community stay familiar.真正的产品阶梯。从 RM575,000 的排屋到 RM238 万的半独立式都在同一个社区内，买家换房不必离开熟悉的学校、道路与街坊。
△ Things to weigh需要权衡的
- The only one of twelve mukim leaders falling. A −6.8% trailing psf reading, against nine rising neighbours, is not a sign of current momentum, whatever the sample-size caveats.大区十二个领先区域里唯一在跌的一个。−6.8% 的滚动每尺价读数，对照九个在涨的邻区，不管样本大小的但书怎么说，都不是当前有动能的迹象。
- Most of the estate is closed to foreign buyers. Only the top semi-detached tier routinely clears Johor’s RM2m threshold — the dominant cluster-house product and every terrace sit below it.多数存量对外籍买家关闭。只有顶端的半独立式档位常态跨过柔佛 RM200 万门槛 —— 主力产品组屋式排屋与每一栋排屋都在门槛之下。
- Genuinely far from the Causeway, CIQ and RTS. 24 to 28 minutes to JB Sentral alone, before you reach the checkpoint itself. This is not an address for a daily Singapore commute.确实远离长堤、CIQ 与 RTS。光是到 JB Sentral 就要 24 至 28 分钟，还没算到关口本身。这不是给每天通勤新加坡的人准备的门牌。
- The headline median is a blend that can mislead. RM989,000 covers everything from RM160,000 flats to RM2.38 million semi-Ds. Anyone quoting “the Taman Gaya price” without specifying a type is not giving you a usable number.标题中位数是个会误导人的混合值。RM989,000 涵盖了从 RM160,000 的公寓到 RM238 万的半独立式。任何不说明户型就报「Taman Gaya 价格」的人，给你的都不是能用的数字。
- Today’s Mall, minutes away in Ulu Tiram, has stood empty since 2019. A 10-acre, 250-lot shopping centre that did not survive is a fair caution about retail overbuild in this corridor — worth remembering before you assume every future amenity announcement here will land.几分钟外的 Ulu Tiram Today’s Mall，自 2019 年起就空置至今。一座占地 10 英亩、250 个店铺的商场没能撑下来，是对这条走廊零售过度开发的合理提醒 —— 在你相信每一个未来设施的宣传都会兑现之前，值得记住这一点。
Taman Gaya FAQTaman Gaya 常见问题
What is the median house price in Taman Gaya?Taman Gaya 的房屋中位价是多少？
Registered subsale transactions in Taman Gaya recorded a blended median of RM989,000 at a trailing 12-month price of RM405 per square foot, from 274 transactions between 2021 and 2026 (NAPIC via List.my, read 7 September 2026). Split by category, residential-only sales carried a higher median of RM1,089,000, while the blended figure is pulled down by 54 commercial transactions and 29 strata flats with their own median of only RM160,000. Taman Gaya 的登记转售成交，在 2021 至 2026 年间共 274 笔，全类型混合中位为 RM989,000，过去十二个月每尺价为 RM405（NAPIC，经 List.my，读取于 2026 年 9 月 7 日）。若按类别拆分，纯住宅成交的中位其实更高，达 RM1,089,000；而混合数字被 54 笔商用成交与 29 套中位仅 RM160,000 的分层公寓拉低了。
Why is Taman Gaya’s median price the highest in Mukim Tebrau?为什么 Taman Gaya 的中位价是 Mukim Tebrau 最高的？
Among the twelve most-traded areas in Mukim Tebrau, Taman Gaya’s blended median of RM989,000 is the highest, ahead of Setia Tropika at RM800,000 and Bandar Dato’ Onn at RM745,000. But Taman Gaya also has the smallest recorded sample of that top group at 274 transactions, and its trailing 12-month price per square foot is the only one among the leaders that is moving down rather than up. 在 Mukim Tebrau 成交量前十二名的区域中，Taman Gaya 的混合中位 RM989,000 最高，领先 Setia Tropika 的 RM800,000 与 Bandar Dato’ Onn 的 RM745,000。但 Taman Gaya 也是这个顶端群组里登记样本最小的一个，仅 274 笔，而它过去十二个月的每平方尺价，是这些领先区域中唯一在下跌、而非上涨的一个。
Why did prices in Taman Gaya fall 6.8% over 12 months?为什么 Taman Gaya 的价格在十二个月内跌了 6.8%？
The minus 6.8% is a trailing 12-month reading on price per square foot, and it is arithmetically real. But the recent sample behind it is thin: List.my recorded 12 transactions in all of 2025 and only 1 so far in 2026, against 114 in 2023 and 55 in 2024. A handful of atypical sales can move a percentage like this more than they would move a market. Applied to a typical Taman Gaya lot size, the fall works out to roughly RM45,000 on a terraced house and RM85,000 to RM107,000 on a cluster or semi-detached house — a real number, but one that should be read against a very small recent sample. −6.8% 是一个过去十二个月的每平方尺价滚动读数，在算术上是真实的。但支撑它的近期样本很薄：List.my 记录 2025 年全年仅 12 笔成交，2026 年至今只有 1 笔，相较 2023 年的 114 笔与 2024 年的 55 笔。少数几笔不典型的成交，对这类百分比的拉动幅度，可能远超它们对实际市场的影响。以 Taman Gaya 典型的地契面积估算，这一跌幅在排屋上约值 RM45,000，在组屋式排屋或半独立式上约值 RM85,000 至 RM107,000 —— 是个真实数字，但应该对照极小的近期样本来读。
What is the cheapest landed house you can buy in Taman Gaya?在 Taman Gaya 能买到的最便宜有地住宅是多少？
The lowest asking price found on the open market in August and September 2026 was RM575,000 for a 1.5-storey terraced house of 1,540 sq ft on Jalan Gaya. At least four separate listings clustered around RM630,000 for a similar 1-storey terraced house of 1,760 sq ft in the same window, which is a more representative floor for the area. 2026 年 8 至 9 月公开市场上找到的最低挂牌价，是 Jalan Gaya 一栋 1,540 平方尺的一层半排屋，RM575,000。同一时期至少有四笔独立挂牌，为类似的 1,760 平方尺一层排屋报价约 RM630,000 —— 这更能代表本区的实际底价。
What precincts or sections make up Taman Gaya?Taman Gaya 由哪些分区或路段组成？
Taman Gaya is laid out along Jalan Gaya and a grid of numbered side roads including Jalan Ara, Jalan Sasa, Jalan Keris, Jalan Tegap, Jalan Cantik, Jalan Ayu and Jalan Permatang. Along Jalan Sasa, subsale listings also reference named double-storey semi-detached precincts including Arista, Charisma and Evora. Taman Gaya 沿着 Jalan Gaya 与一批编号支路铺开，包括 Jalan Ara、Jalan Sasa、Jalan Keris、Jalan Tegap、Jalan Cantik、Jalan Ayu 与 Jalan Permatang。在 Jalan Sasa 一带，转售挂牌资料也提到几个具名的双层半独立式分区，包括 Arista、Charisma 与 Evora。
Can foreigners buy landed property in Taman Gaya?外国人可以在 Taman Gaya 买有地住宅吗？
Rarely. Johor sets a RM2 million minimum purchase price on landed residential property for non-citizens, and Taman Gaya’s recorded median of RM989,000, and even its residential-only median of RM1,089,000, sit well below that line. Only the upper end of the semi-detached precincts, priced from roughly RM1.88 million to RM2.38 million in current listings, comes close to or clears the threshold, and each must still be verified on its own title. 很少能。柔佛对非公民购买有地住宅设有 RM200 万最低价门槛，而 Taman Gaya 的登记中位价 RM989,000，甚至纯住宅中位 RM1,089,000，都远低于这条线。只有半独立式分区的高端，现行挂牌价约 RM188 万至 RM238 万，才接近或跨过门槛，而且仍须逐一核实地契。
Is Taman Gaya close to the RTS Link or CIQ?Taman Gaya 靠近 RTS 关卡或 CIQ 吗？
No. Taman Gaya sits in Ulu Tiram, on the Tebrau growth corridor in the northeastern part of Johor Bahru, on the opposite side of the city from the RTS Link terminus at Bukit Chagar. Driving to JB Sentral, near Bukit Chagar and the Woodlands Causeway, takes about 24 to 27 minutes over roughly 16 to 20 km via the Johor Bahru-Kota Tinggi Highway (Federal Route 3). This is not a CIQ-adjacent or RTS-walkable address. 不靠近。Taman Gaya 位于 Ulu Tiram，在新山东北侧的 Tebrau 发展走廊上，与 RTS 关卡所在的 Bukit Chagar 分处这座城市的两端。开车到靠近 Bukit Chagar 与新柔长堤的 JB Sentral，经新山—哥打丁宜大道（联邦 3 号公路）约需 24 至 27 分钟、16 至 20 公里。这不是靠近 CIQ 或步行可达 RTS 的门牌。
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。
Taman Gaya vs. Setia Tropika — the two closest prices, opposite directionsTaman Gaya 对比 Setia Tropika —— 价格最接近的两个区，方向却相反
Setia Tropika is Taman Gaya’s nearest neighbour by price in the mukim comparison table — RM800,000 against RM989,000 — and it is rising while Taman Gaya is the one area falling. If you are choosing between a higher, softening price and a lower, firmer one, this is the pair to look at.在大区对照表里，Setia Tropika 是 Taman Gaya 价格最接近的邻居 —— RM800,000 对 RM989,000 —— 而它在涨，Taman Gaya 却是唯一在跌的那一个。如果你在「较高但走软的价格」与「较低但较稳的价格」之间抉择，这一组值得对照。
| Taman Gaya | Setia Tropika | |
|---|---|---|
| Blended median混合中位 | RM989,000 | RM800,000 |
| Median psf中位每尺 | RM405 | RM422 |
| 12-month change十二个月变化 | −6.8% | +3.8% |
| Recorded transactions登记成交笔数 | 274 | 610 |
| Dominant product主力产品 | Cluster house (44% of residential)组屋式排屋（住宅占 44%） | Mixed landed混合有地住宅 |
| Foreign buyers外籍买家 | Median below RM2m中位低于 RM200 万 | Median below RM2m中位低于 RM200 万 |
Four figures apart, one taman. Tell me which rung.四倍价差，一个社区。告诉我你站在哪一阶。
RM575,000 to RM2,380,000 is not a useful range to act on by itself. Send me your budget and what you need, and I will confirm which road, which product, and whether a foreign purchase is even on the table. RM575,000 到 RM2,380,000，这个区间本身没办法直接拿来行动。把你的预算与需求发给我，我会确认是哪条路、哪种产品，以及外籍购买是不是可行的选项。