Taman Johor: the RM499,500 median
that isn’t what it looks like
Taman Johor：那个 RM499,500 中位价，
其实不是你想的那样
Divide Taman Johor’s median price by its median psf (RM499,500 ÷ RM236) and you get roughly 2,100 sq ft — a landed mansion for half a million ringgit. Check the actual transaction rows and the picture changes: the most commonly traded house here is a 1,540 sq ft terrace, and the blended number is dragged up by a handful of bungalows and industrial factory lots recorded under the same NAPIC area name. 96 registered transactions 2021–2026, median RM499,500 at RM236 psf, up 17.8% in 12 months — on postcode 81200, in Kempas, about 1km from Paradigm Mall Johor Bahru. 把 Taman Johor 的中位价除以中位每尺价（RM499,500 ÷ RM236），得出的是大约 2,100 平方尺 —— 半百万就能买一栋有地豪宅？看看实际的逐笔成交纪录，画面就不一样了：这里最常见的成交是一栋 1,540 平方尺的排屋，而这个混合数字，是被同一个 NAPIC 区块名下的几笔独立式洋房与工业厂房拉高的。2021–2026 年登记 96 笔，中位 RM499,500、每尺 RM236，12 个月涨幅 +17.8%——邮区 81200，位于 Kempas，距 Paradigm Mall Johor Bahru 约 1 公里。
© Chongkian · CC BY-SA 4.0 · Wikimedia CommonsTaman Johor in 30 seconds30 秒看懂 Taman Johor
- Where it actually is: postcode 81200, built around the Jalan Ledang / Jalan Panti / Jalan Beremban road grid in Kempas, west-central Johor Bahru — confirmed by an OpenStreetMap neighbourhood node and Google’s own place card for the same address. Grouped under Mukim Tebrau for NAPIC reporting, but nowhere near the Mount Austin / Impian Emas / Bandar Dato’ Onn belt most people picture when they hear “Tebrau”. 它到底在哪：邮区 81200，沿 Jalan Ledang／Jalan Panti／Jalan Beremban 路网发展，位于新山中西部的 Kempas ——由 OpenStreetMap 的社区节点与 Google 自己的地点卡双重确认。NAPIC 统计上归入 Mukim Tebrau，但离大家一听「Tebrau」就联想到的 Mount Austin／Impian Emas／Bandar Dato’ Onn 走廊完全不沾边。
- The number that matters: 96 NAPIC subsale transactions 2021–2026, median RM499,500 at RM236 psf (all types), up 17.8% over the past 12 months — on a small base, worth reading with care. 关键数字：2021–2026 年 NAPIC 登记 96 笔（全类型），中位 RM499,500、每尺 RM236，12 个月涨幅 +17.8%——基数较小，请谨慎解读。
- The trap almost every reader falls into: RM499,500 ÷ RM236 ≈ 2,100 sq ft. But the actual transaction rows show the typical Taman Johor terrace is about 1,540 sq ft, trading RM300,000–580,000. The blended median is pulled up by bungalows and industrial factory lots recorded under the same area name — see section 03 for the full breakdown. 几乎每个读者都会踩的坑：RM499,500 ÷ RM236 ≈ 2,100 平方尺。但实际逐笔纪录显示，Taman Johor 常见的排屋大约是 1,540 平方尺，成交价 RM300,000 至 580,000。这个混合中位价，是被同一区块名下的独立式洋房与工业厂房拉高的——完整拆解见第 03 节。
- What’s genuinely close: Paradigm Mall Johor Bahru (1.05km) and KIPMall Tampoi (1.04km) are both a short drive away. SK Taman Cempaka, a national primary school, is 0.54km away; a secondary school, Dato’ Abdul Rahman Yassin High School, is 1.28km away. All straight-line, computed 2026-09-09. 真正近的：Paradigm Mall Johor Bahru（1.05 公里）与 KIPMall Tampoi（1.04 公里）都在短车程内。国民小学 SK Taman Cempaka 距 0.54 公里；中学 Dato’ Abdul Rahman Yassin High School 距 1.28 公里。均为直线距离，2026-09-09 计算。
- The honest catch: Taman Johor is about 19.6km / 36 minutes’ drive from the CIQ checkpoint — not a Causeway-adjacent address — and a light-industrial zone, Perindustrian Taman Johor, sits inside the same NAPIC boundary as the houses. 诚实提醒：Taman Johor 距 CIQ 关卡约 19.6 公里、车程 36 分钟——不是靠近新柔长堤的门牌——而且一个轻工业区 Perindustrian Taman Johor，就在与住宅同一个 NAPIC 区块内。
A working Kempas pocket — terrace rows, a mall belt and a factory zone一个运作中的 Kempas 小社区——排屋、商场带与工厂区
Taman Johor sits in the Kempas retail and light-industrial belt, a short reach from Paradigm Mall, KIPMall Tampoi and Giant Tampoi. The photographs below are Wikimedia Commons street photography of Kempas and the wider Tampoi commercial strip the estate sits within — not staged marketing shots. Interior terrace lanes are shown separately in section 07 via verified Street View. Taman Johor 位于 Kempas 商圈与轻工业带内，离 Paradigm Mall、KIPMall Tampoi 与 Giant Tampoi 都不远。以下照片是 Wikimedia Commons 拍摄的 Kempas 与社区所在的 Tampoi 商业带街拍——不是行销摆拍。社区内部排屋巷弄见第 07 节的已验证街景。
Buyers who checked the size before trusting the median在相信中位价之前，先查了尺寸的买家
With a headline median that overstates typical unit size, the buyer who does well here is the one who reads the transaction rows, not just the summary card.这里的头条中位价高估了典型单位尺寸——在这里买得好的人，是会去看逐笔成交纪录、而不是只看摘要卡片的人。
The math-checker会算数的买家
Noticed that RM499,500 ÷ RM236 doesn’t match a normal terrace house, asked why, and found the answer in the transaction rows: a handful of bungalows and factory lots recorded under the same area name. Buys the actual 1,540 sq ft terrace with eyes open.发现 RM499,500 除以 RM236 对不上一栋正常排屋，追问原因，在逐笔纪录里找到答案：几笔同一区块名下的独立式洋房与厂房。清楚状况后，买下真正的 1,540 平方尺排屋。
The Kempas / Tampoi worker在 Kempas／Tampoi 上班的人
Works in or around the Kempas / Tampoi retail and industrial belt and wants a landed house within a short reach, without moving to a satellite township further out.在 Kempas／Tampoi 商圈或工业带附近上班，想在附近拥有一栋有地住宅，不必搬到更远的卫星市镇。
The multi-generation family三代同堂的家庭
Specifically hunting the corner-lot terraces (2,100–3,420 sq ft) or the older bungalows (6,000–8,000 sq ft) recorded in Taman Johor — genuinely large land for the price, once you filter past the small standard terrace.专门找 Taman Johor 里登记有案的大地段转角排屋（2,100 至 3,420 平方尺）或老牌独立式洋房（6,000 至 8,000 平方尺）——过滤掉标准小排屋后，这里的地段以价格而言确实大。
The factory-lot investor厂房型投资者
Not every buyer here wants a house. Semi-detached factory lots inside Perindustrian Taman Johor recorded sales up to RM2.5 million — a different, industrial-tenant play inside the same NAPIC boundary as the houses.不是每个买家都要住宅。Perindustrian Taman Johor 内的半独立式厂房，登记成交价高达 RM2.5 百万——是同一个 NAPIC 区块内，另一种针对工业租户的玩法。
The confused mukim cross-shopper被 mukim 名字搞混的比价者
Landed on this page expecting a short drive to Mount Austin or Setia Tropika because List.my groups all of them under the same mukim. Learns, before wasting a viewing trip, that Taman Johor is in Kempas, roughly 15–20km from that belt.因为 List.my 把大家都归在同一个 mukim，以为离 Mount Austin 或 Setia Tropika 很近。在浪费一趟看屋行程之前，先弄清楚 Taman Johor 其实在 Kempas，离那一带约 15 至 20 公里。
A weekday in Taman JohorTaman Johor 的一个平日
This is a working Kempas residential pocket next to a light-industrial zone, not a gated suburban estate — the rhythm is factory shifts, a school run and a mall trip, not a clubhouse.这是紧邻轻工业区的运作中 Kempas 住宅小社区，不是围栏式郊区社区——节奏是工厂轮班、上学接送与逛商场，不是会所生活。
School run to SK Taman Cempaka in the adjoining Taman Cempaka, and Dato’ Abdul Rahman Yassin High School a little further out. Terrace lanes off Jalan Ledang and Jalan Panti start their day quietly.送孩子上学，SK Taman Cempaka 就在邻近的 Taman Cempaka，Dato’ Abdul Rahman Yassin High School 稍远一些。Jalan Ledang 与 Jalan Panti 沿线的排屋巷弄安静地开始一天。
Shift traffic into Perindustrian Taman Johor, the light-industrial pocket inside the same NAPIC boundary as the houses — a real, checkable fact, not a rumour about the area.车流驶入 Perindustrian Taman Johor，这个与住宅同属一个 NAPIC 区块的轻工业区——是真实、可查证的事实，不是关于这一区的传言。
Jalan Ledang currently carries a routing note for a road closure (checked live 2026-09-09) — drivers heading toward the CIQ checkpoint were rerouted around it. Worth checking the current status before you commit to a specific street.Jalan Ledang 目前有路线规划系统标注的封路提示（2026-09-09 实时核实）——往 CIQ 方向的车流被绕道。选定特定街道前，值得先查一下现况。
Paradigm Mall and KIPMall Tampoi, both about 1km away, cover the bigger errands. Kempas Health Clinic, a government clinic about 1.53km away, covers routine healthcare.Paradigm Mall 与 KIPMall Tampoi，两处都约 1 公里，处理较大宗的采购。Kempas Health Clinic 这家政府诊所，约 1.53 公里外，处理日常医疗。
Interior lanes along Jalan Beremban and Jalan Sumalayang — where most of the standard 1,540 sq ft terrace sales are recorded — are quieter than the Jalan Ledang frontage nearer the industrial zone.Jalan Beremban 与 Jalan Sumalayang 一带的内部巷弄——大多数标准 1,540 平方尺排屋成交都在这里登记——比靠近工业区的 Jalan Ledang 临街要安静。
Once the factory shift traffic clears, the residential lanes settle into an older, established estate rhythm — not a nightlife strip, not a gated show village.工厂轮班车流散去后，住宅巷弄归于一种老牌、成熟社区的节奏——不是夜生活聚集地，也不是围栏式示范社区。
Kempas, not the eastern Tebrau corridorKempas，不是东侧的 Tebrau 走廊
Taman Johor is grouped under Mukim Tebrau for NAPIC reporting — Johor Bahru district’s third-largest mukim, which historically runs from Tampoi in the west to Ulu Tiram in the east. This specific address sits at the far western end, in Kempas, built around Jalan Ledang off Jalan Tampoi — independently confirmed by both an OpenStreetMap neighbourhood node and Google’s place card for “Taman Johor, 81200 Johor Bahru”. It is not the eastern Austin/Impian Emas township belt most people associate with the “Tebrau” name today. Taman Johor 在 NAPIC 统计上归入 Mukim Tebrau——新山县面积第三大的 mukim，历史上西起 Tampoi、东至乌鲁地南。这个门牌位于这个 mukim 最西端的 Kempas，沿 Jalan Tampoi 旁的 Jalan Ledang 发展——由 OpenStreetMap 社区节点与 Google「Taman Johor, 81200 Johor Bahru」地点卡双重独立确认。这不是大家如今一听「Tebrau」就联想到的东侧 Austin／Impian Emas 市镇带。
The distances below are straight-line, computed via Haversine from Taman Johor’s OpenStreetMap-verified centre (1.5139832, 103.6950527) to each destination’s own Google Maps coordinates, checked 2026-09-09 — not routed driving distances. The one exception is the CIQ checkpoint figure, which is a live-routed driving distance and time, because that commute genuinely matters here.以下距离为直线距离，以 Taman Johor 经 OpenStreetMap 核实的中心点（1.5139832, 103.6950527）到各目的地 Google Maps 坐标以 Haversine 公式计算，2026-09-09 核实——不是路网车程。唯一的例外是 CIQ 关卡那一项，那是实时路线规划的车程距离与时间，因为这段车程确实重要。
| Destination目的地 | Distance距离 |
|---|---|
| SK Taman Cempaka (primary school, next door)（小学，紧邻） | 0.54km |
| KiPMall Tampoi | 1.04km |
| Paradigm Mall Johor Bahru | 1.05km |
| Dato’ Abdul Rahman Yassin High School (secondary)（中学） | 1.28km |
| Kempas Health Clinic (government clinic)（政府诊所） | 1.53km |
| Kempas Baru KTM Station (electrified rail)（电动火车） | 3.98km |
| CIQ Johor Bahru checkpoint (live-routed drive)（实时路线车程） | 19.6km / ≈36 min |
Two malls, two schools — and no confirmed general hospital nearby两座商场、两所学校——但附近没有查到综合医院
Retail and schooling are genuinely close. General hospital access is the honest gap.购物与教育确实很近。综合医院是诚实说明的缺口。
Shops & malls商场与购物
Paradigm Mall Johor Bahru (1.05km) and KIPMall Tampoi (1.04km) are both a short reach. Giant Tampoi and Kempas Community Centre’s @mart cover daily groceries closer to home.Paradigm Mall Johor Bahru（1.05 公里）与 KIPMall Tampoi（1.04 公里）都不远。Giant Tampoi 与 Kempas Community Centre 旁的 @mart，则处理更贴近家门口的日常采购。
Schools学校
SK Taman Cempaka, a national primary school in the adjoining Taman Cempaka, is about 0.54km away. Dato’ Abdul Rahman Yassin High School, a secondary school, is about 1.28km away. Both distances straight-line, checked 2026-09-09.国民小学 SK Taman Cempaka，位于邻近的 Taman Cempaka，约 0.54 公里外。中学 Dato’ Abdul Rahman Yassin High School，约 1.28 公里外。均为直线距离，2026-09-09 核实。
Healthcare & worship医疗与信仰
Kempas Health Clinic, a government clinic, is about 1.53km away, and Kempas Medical Centre, a private clinic, sits in the same locality. No general hospital was confirmed at a short distance in this research — left unstated rather than guessed.政府诊所 Kempas Health Clinic 约 1.53 公里外，私人诊所 Kempas Medical Centre 也在同一地区。查证范围内没有在短距离内确认综合医院——本页选择不写，而不是用猜的。
A misleading headline number, hiding a genuinely decent entry point一个容易误导的头条数字，藏着一个真正不错的入场点
Taman Johor’s median price and psf look strange together until you check the transaction rows. What it has once you do: a real 1,540 sq ft terrace at a fair price, two malls within a kilometre, and schools within easy reach. Four concrete reasons, not a sales pitch. Taman Johor 的中位价与每尺价放在一起看很怪，直到你去查逐笔纪录。查完之后它有的是：一栋价格公道的真正 1,540 平方尺排屋、一公里内两座商场、以及触手可及的学校。四个具体理由，不是行销话术。
The blended-stats trap, decoded混合数字的陷阱，已拆解
RM499,500 ÷ RM236 implies 2,100 sq ft. The transaction rows show the typical terrace is 1,540 sq ft at RM300,000–580,000 — a fair, checkable price once you know what you’re actually buying. RM499,500 除以 RM236，算出来是 2,100 平方尺。逐笔纪录显示，典型排屋是 1,540 平方尺，成交价 RM300,000 至 580,000——一旦你知道自己实际在买什么，这是一个公道、可查证的价格。
Two malls within about a kilometre一公里内两座商场
Paradigm Mall Johor Bahru (1.05km) and KIPMall Tampoi (1.04km) are both a short reach — genuine convenience, verified by Haversine calculation, not a marketing radius. Paradigm Mall Johor Bahru（1.05 公里）与 KIPMall Tampoi（1.04 公里）都不远——真实的便利，经 Haversine 计算核实，不是行销画的圈。
A school next door, a second within reach隔壁有小学，中学也不远
SK Taman Cempaka sits 0.54km away in the adjoining Taman Cempaka. Dato’ Abdul Rahman Yassin High School, a secondary option, is 1.28km away — both a coordinate check against Google Maps, not a guess. SK Taman Cempaka 就在邻近的 Taman Cempaka，距 0.54 公里。中学选项 Dato’ Abdul Rahman Yassin High School，距 1.28 公里——都是对照 Google Maps 坐标算出来的，不是用猜的。
Genuinely large land, once you look past the entry terrace一旦看过入门排屋，地段可以真的很大
Corner-lot terraces (2,100–3,420 sq ft) and older bungalows (6,000–8,000 sq ft) are recorded in the same 96 transactions — genuinely large plots for a Kempas address, at prices well below Setia Tropika or Bandar Dato’ Onn. 转角大地段排屋（2,100 至 3,420 平方尺）与老牌独立式洋房（6,000 至 8,000 平方尺），都在同一批 96 笔登记成交里——对一个 Kempas 门牌而言，地段真的很大，价格却远低于 Setia Tropika 或 Bandar Dato’ Onn。
A rail option this corner of the mukim has这个角落有的铁路选项
Kempas Baru KTM Station, on the electrified line toward JB Sentral, is about 3.98km away — a public-transport option the eastern Austin/Impian Emas belt of the same mukim does not have on its own doorstep. 通往 JB Sentral 方向的电动火车站 Kempas Baru KTM Station，约 3.98 公里外——这是同一 mukim 东侧 Austin／Impian Emas 走廊家门口没有的公共交通选项。
Essentially closed to foreign landed buyers对外籍有地买家实质关闭
A structural fact worth stating plainly: the median (RM499,500) sits far below Johor’s RM2 million threshold for non-citizens. Read as an edge for a Malaysian buyer: prices here are set by local demand, not external capital. 这是一个值得直说的结构性事实：中位价（RM499,500）远低于柔佛给非公民设的 RM200 万门槛。反过来看，这对马来西亚买家是优势：这里的价格由本地需求决定，不是外部资金。
The Jalan Ledang – Jalan Panti grid, checked on the groundJalan Ledang 至 Jalan Panti 路网，实地核对过
Taman Johor’s interior streets fan out from Jalan Ledang and Jalan Panti — Jalan Panti alone runs to at least a Lorong 7. The four panoramas below were injected and screenshotted directly from Google Maps (not the embed API), and each place card returned a real, numbered address on these lanes; a deep-ocean control point was cross-checked first to confirm the method correctly reports no imagery where none exists. Taman Johor 内部街道从 Jalan Ledang 与 Jalan Panti 向外延伸——单是 Jalan Panti 就编号到至少 Lorong 7。以下四张全景，是直接从 Google Maps（非嵌入 API）注入并截图核对的，每一张地点卡都回传了这些巷弄上真实的门牌号；另以深海控制点先行交叉验证，确认此方法在无影像处会正确回报无影像。
| Street / lane街道／巷弄 | Character特色 | Street View街景 |
|---|---|---|
| Jalan Ledang | Main frontage, shophouses, nearest to the industrial zone; sales recorded here span the full size range主干道临街，多为店屋，最靠近工业区；此处成交涵盖各种尺寸 | Verified live imagery已核实实时影像 |
| Jalan Beremban (also spelt Berembam) | Interior terrace row, standard 1,540–1,760 sq ft lots, sales recorded here内部排屋列，标准 1,540 至 1,760 平方尺地段，此处有成交纪录 | Verified live imagery已核实实时影像 |
| Jalan Sumalayang | Terrace row, mix of 1,540 and 1,750–1,765 sq ft lots, sales recorded here排屋列，1,540 与 1,750 至 1,765 平方尺地段混合，此处有成交纪录 | Verified live imagery已核实实时影像 |
| Jalan Panti (incl. Lorong 1–7) | The estate’s largest street network by sales volume — standard terraces through to corner lots以成交量计，社区内最大的街道网络——从标准排屋到转角大地段都有 | Verified live imagery已核实实时影像 |
One standard terrace size, and the bigger lots that skew the median一种标准排屋尺寸，以及拉高中位价的大地段
Most of Taman Johor’s 96 recorded transactions are standard terrace houses around 1,540 sq ft. The area’s blended median is pulled upward by a smaller number of much larger corner-lot terraces, semi-detached houses, bungalows and industrial factory lots, all recorded under the same NAPIC area name. Taman Johor 96 笔登记成交里，多数是约 1,540 平方尺的标准排屋。区块的混合中位价，是被数量较少、尺寸大得多的转角排屋、半独立式住宅、独立式洋房与工业厂房拉高的——全部登记在同一个 NAPIC 区块名下。
Terrace, ~1,540 sq ft排屋，约 1,540 平方尺
Terrace, ~1,750–1,765 sq ft排屋，约 1,750–1,765 平方尺
Corner terrace / semi-D / bungalow, 2,100–8,000 sq ft转角排屋／半独立式／独立式，2,100–8,000 平方尺
Small, fast-moving on paper, and priced in the middle of its mukim comparison group小、纸面涨幅快，价格落在同 mukim 对照组的中段
Squarely mid-table, not the cheapest or the most expensive稳居中段，不是最便宜也不是最贵
The smallest recorded market of the thirteen十三区中登记笔数最少
Fewer transactions here means the 12-month +17.8% headline is built on a genuinely small base — a handful of high-value corner-lot or bungalow sales can move the median more than in a 700–900-transaction market. 登记笔数较少，意味着 12 个月 +17.8% 这个头条数字，建立在真正小的基数上——几笔高价的转角地段或洋房成交，对中位价的拉动，会比一个 700 至 900 笔的市场明显得多。
The full Mukim Tebrau comparison, all 13 areasMukim Tebrau 完整对照，全部 13 区
Every area below is grouped under Mukim Tebrau by List.my / NAPIC. Taman Johor sits in the middle of the price range but at the very bottom of the transaction-count range — the rest sit predominantly in the eastern Austin/Impian Emas township belt.以下每一区都被 List.my／NAPIC 归入 Mukim Tebrau。Taman Johor 价格落在中段，但登记笔数排在最末——其余多数位于东侧的 Austin／Impian Emas 市镇带。
| Area区域 | Transactions笔数 | Median price中位价 | Median psf中位每尺 | 12-month change12 个月涨幅 |
|---|---|---|---|---|
| Taman Impian Emas | 959 | RM724,000 | RM328 | +7.5% |
| Taman Daya | 856 | RM450,000 | RM295 | +11.0% |
| Bandar Dato’ Onn | 815 | RM745,000 | RM436 | +5.2% |
| Taman Mount Austin | 777 | RM540,000 | RM428 | +6.3% |
| Taman Setia Indah | 731 | RM560,000 | RM372 | +4.0% |
| Bandar Jaya Putra | 697 | RM660,000 | RM520 | +5.2% |
| Taman Desa Tebrau | 673 | RM704,000 | RM400 | −6.4% |
| Setia Tropika | 610 | RM800,000 | RM422 | +3.8% |
| Taman Puteri Wangsa | 555 | RM450,000 | RM299 | +0.9% |
| Taman Seri Austin | 485 | RM650,000 | RM429 | +3.8% |
| Taman Pelangi Indah | 411 | RM666,000 | RM292 | −2.1% |
| D’summit Residences | 395 | RM441,000 | RM582 | −15.1% |
| Taman Johor | 96 | RM499,500 | RM236 | +17.8% |
RM300,000 buys the entry terrace; RM2.5m buys the biggest recorded factory lotRM300,000 买入门排屋；RM2.5 百万买登记纪录中最大的厂房地段
Registered transactions, all types: median RM499,500 at RM236 psf (2021–2026, 96 sales, verified 2026-09-07/09). The standard terrace (~1,540 sq ft) trades RM300,000–580,000 — treat that as the realistic entry price, not the headline median. 登记成交，全类型：中位 RM499,500、每尺 RM236（2021–2026，96 笔，2026-09-07／09 核实）。标准排屋（约 1,540 平方尺）成交 RM300,000 至 580,000——请把这个当作实际的入场价，而不是头条中位价。
| Type类型 | Approx. size大约尺寸 | Sample price range样本价格区间 | Est. rent估算月租 |
|---|---|---|---|
| Terrace (the estate’s most common sale)排屋（本区最常见成交） | ~1,540 sq ft | RM300,000–580,000 | Not verified for this page — ask Louis for current asking rents本页未查证——请向 Louis 询问目前的开租行情 |
| Terrace, larger lot排屋，较大地段 | ~1,750–1,765 sq ft | RM300,000–520,000 | |
| Corner-lot terrace转角大地段排屋 | 2,100–3,420 sq ft | RM430,000–750,000 | |
| Semi-detached house半独立式住宅 | ~4,000–4,200 sq ft | RM440,000–750,000 | |
| Bungalow独立式洋房 | 6,000–8,000 sq ft | RM650,000–1,100,000 | |
| Semi-D Factory (industrial, not residential)Semi-D Factory（工业，非住宅） | ~8,000 sq ft | RM1,140,000–2,500,000 | — |
| All types, median全类型，中位 | — | RM499,500 | — |
Up through 2024, a pullback in 2025 — both years on a thin sample2024 年前上涨，2025 年回落——两年都建立在薄样本上
Source: NAPIC (JPPH) registered transaction records via List.my, Market Snapshot (residential) view. Records lag roughly six months. 2021 (7 transactions) and 2026 year-to-date (2 transactions) are shown in this page’s own research but excluded from the chart below as statistically unreliable.来源：NAPIC（JPPH）登记成交纪录，经 List.my Market Snapshot（住宅）视图。资料约滞后半年。2021 年（7 笔）与 2026 年至今（2 笔）在本页查证过程中出现过，但因统计上不可靠而未纳入下方图表。
Read every year here with care这里每一年都请谨慎解读
Only 2023 (43 transactions) sits on what could be called a solid base. 2022 (18) and 2024 (16) are moderate; 2025 (10) is thin; 2021 (7) and 2026 (2) are too few to chart at all. Median psf moved RM247 → RM244 → RM265 → RM221 across 2022–2025 — not a smooth trend in either direction. Treat the 12-month +17.8% headline as a small-sample signal to watch, not a locked-in rate. 只有 2023 年（43 笔）算得上基数扎实。2022 年（18 笔）与 2024 年（16 笔）算中等；2025 年（10 笔）偏薄；2021 年（7 笔）与 2026 年（2 笔）少到完全无法入图。2022 至 2025 年每尺中位价走势是 RM247 → RM244 → RM265 → RM221——不是单向的平滑走势。请把 12 个月 +17.8% 这个头条数字，当作值得关注的小样本信号，而不是锁定的涨幅。
Annual trend年度走势
PRICE_INDEX 阵列加一行，格式 {q:"2026 Q1", median:230, n:8}（median 填每尺价，不是总价；n 填笔数）。做满两年，这一页就会变成「Taman Johor 价格指数」的事实来源。💡 加
?draft=1 到网址后面，就能看到本页所有黄色待办备注；一般访客看不到。Read this before you get excited about the “2,100 sq ft for RM500k” math在你为「RM50 万买 2,100 平方尺」这个算法兴奋之前，请先读完这一节
Johor bars non-citizens from landed property below RM2 million. Taman Johor’s median is RM499,500 — and even the largest bungalow sales this page reviewed (about RM1.1 million) sit well below that threshold. 柔佛禁止非公民购买 RM200 万 以下的有地住宅。Taman Johor 的中位价是 RM499,500 —— 就连本页查证到最大的独立式洋房成交（约 RM110 万），也远低于这个门槛。
Monthly repayment每月供款
Defaults set to the area’s all-type median of RM499,500 — check section 08 for what the standard 1,540 sq ft terrace actually costs (RM300,000–580,000).预设值为本区全类型中位成交价 RM499,500——标准 1,540 平方尺排屋的实际价位（RM300,000 至 580,000）请见第 08 节。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM450,000 — near the middle of the standard 1,540 sq ft terrace’s observed price range.预设 RM450,000 —— 落在标准 1,540 平方尺排屋观察价格区间的中段。
At RM450,000 this purchase does not clear Johor’s RM2 million landed minimum for non-citizens at all — the figures below are for reference only. Raise the price above to see what a qualifying purchase would actually cost in duties and consent fees. 在 RM450,000 这个价位，这笔交易根本没有跨过柔佛给非公民设的 RM200 万有地门槛——以下数字仅供参考。请把上方价格调高，看看一笔真正符合资格的交易在税费与同意书费上要花多少。
Ask me about qualifying alternatives in the same corridor. 问我同一走廊内符合资格的替代方案。
Standard terrace, corner lot, or the industrial pocket? Tell me which.标准排屋、转角大地段，还是工业区那一块？告诉我你要哪一种。
This area spans a RM300,000 terrace and a RM2.5 million factory lot, all under one NAPIC name. Tell me your budget and what you actually want, and I will narrow it down.这个区块跨度很大，从 RM300,000 的排屋到 RM2.5 百万的厂房地段都在同一个 NAPIC 名字底下。告诉我你的预算与真正想要的，我来帮你缩小范围。
Genuinely well-located, also genuinely confusing to price — and not close to the Causeway地点真的不错，价格也真的容易看混——而且离长堤不近
✓ Strengths优势
- Two malls within about a kilometre. Paradigm Mall Johor Bahru (1.05km) and KIPMall Tampoi (1.04km) — genuine convenience, checked by Haversine calculation.一公里内两座商场。Paradigm Mall Johor Bahru（1.05 公里）与 KIPMall Tampoi（1.04 公里）——真实的便利，经 Haversine 计算核实。
- A school next door, a second within reach. SK Taman Cempaka (0.54km) and Dato’ Abdul Rahman Yassin High School (1.28km), both a coordinate check against Google Maps.隔壁有小学，中学也不远。SK Taman Cempaka（0.54 公里）与 Dato’ Abdul Rahman Yassin High School（1.28 公里），都经 Google Maps 坐标核实。
- The standard terrace is genuinely fairly priced once you know the real size. ~1,540 sq ft for RM300,000–580,000 — a normal Johor Bahru landed entry price, once you stop being misled by the blended median.一旦知道真实尺寸，标准排屋的价格其实公道。约 1,540 平方尺，RM300,000 至 580,000——一旦不再被混合中位价误导，这是一个正常的新山有地入场价。
- Genuinely large land is available, at a discount to the eastern Tebrau belt. Corner-lot terraces and bungalows here trade well below Setia Tropika or Bandar Dato’ Onn prices for comparable land.真的能买到大地段，而且比东侧 Tebrau 走廊便宜。这里的转角大地段排屋与独立式洋房，同等地段的价格明显低于 Setia Tropika 或 Bandar Dato’ Onn。
- A rail option most of the same mukim does not have nearby. Kempas Baru KTM Station, on the electrified line toward JB Sentral, is about 3.98km away.同一 mukim 大多数区域家门口没有的铁路选项。通往 JB Sentral 方向的电动火车站 Kempas Baru KTM Station，约 3.98 公里外。
△ Things to weigh需要权衡的
- The headline median is genuinely misleading if you don’t check the transaction rows. RM499,500 ÷ RM236 implies a 2,100 sq ft house that essentially does not exist in normal residential form — it is a blend that includes bungalows and industrial factory lots.如果不去查逐笔纪录，头条中位价真的会误导人。RM499,500 除以 RM236，算出来的 2,100 平方尺住宅，在一般住宅形态里基本不存在——那是混入了独立式洋房与工业厂房的结果。
- A light-industrial zone sits inside the same NAPIC boundary as the houses. Perindustrian Taman Johor is not a business park down the road — it is recorded under the same area name, and its own driving-directions match confirms the industrial address is genuinely inside Taman Johor. Weigh heavy-vehicle traffic and noise before committing to a street near it.轻工业区就在与住宅同一个 NAPIC 区块内。Perindustrian Taman Johor 不是马路对面的独立工业园——它登记在同一个区块名下，路线规划的比对结果也确认这个工业地址确实在 Taman Johor 内。选定靠近这一带的街道前，请权衡重型车辆车流与噪音。
- 19.6km / about 36 minutes from the CIQ checkpoint, live-routed. Not a Causeway-adjacent address — and the fastest route checked was itself detouring around a road closure on Jalan Ledang.距 CIQ 关卡实时路线 19.6 公里／约 36 分钟。不是靠近新柔长堤的门牌——而且当时查到的最快路线，本身正绕过 Jalan Ledang 的一处封路。
- 96 transactions over five-plus years is a thin sample. The +17.8% 12-month headline and the year-to-year psf swings (RM247 → RM244 → RM265 → RM221) both rest on small bases — treat both as signals, not locked-in rates.五年多只有 96 笔成交，样本偏薄。+17.8% 这个 12 个月头条数字，以及逐年每尺价的起伏（RM247 → RM244 → RM265 → RM221），都建立在小基数上——两者都请当作信号，而不是锁定的涨幅。
- No general hospital was confirmed nearby in this research. Kempas Health Clinic (government, 1.53km) and Kempas Medical Centre (private) cover routine care; a genuine emergency-hospital gap for a family weighing healthcare access.查证范围内附近没有确认综合医院。Kempas Health Clinic（政府，1.53 公里）与 Kempas Medical Centre（私立）处理日常医疗；对权衡医疗可及性的家庭而言，急症医院是真实的缺口。
- “Mukim Tebrau” on a listing site is not a promise of proximity. Taman Johor and the eastern Austin/Impian Emas belt share one administrative mukim but sit roughly 15–20km apart — do not plan a single afternoon of viewings across both.挂盘网站上的「Mukim Tebrau」不代表距离近。Taman Johor 与东侧的 Austin／Impian Emas 走廊共享同一个行政 mukim，但相距约 15 至 20 公里——不要计划同一个下午跨两边看屋。
Taman Johor FAQTaman Johor 常见问题
What is Taman Johor in Johor Bahru, and where exactly is it?新山的 Taman Johor 到底在哪里？
Taman Johor is a residential estate with a light-industrial pocket on postcode 81200, built around the Jalan Ledang, Jalan Panti and Jalan Beremban road grid in the Kempas–Skudai corridor of west-central Johor Bahru. This is confirmed independently by OpenStreetMap (a neighbourhood node at 1.5139832, 103.6950527, described as “Taman Johor, Kempas, Skudai, Johor Bahru”) and Google’s own place card for the same address. For NAPIC subsale reporting it is grouped under Mukim Tebrau — but it borders Taman Cempaka, Taman Dahlia and Taman Melor, and sits nowhere near the Mount Austin / Taman Impian Emas / Bandar Dato’ Onn “Tebrau corridor” most buyers picture when they hear that name. Taman Johor 是邮区 81200 内一个带有轻工业角落的住宅区，沿 Jalan Ledang、Jalan Panti 与 Jalan Beremban 路网发展，位于新山中西部的 Kempas–Skudai 一带。这一点由 OpenStreetMap（一个位于 1.5139832, 103.6950527 的社区节点，描述为「Taman Johor, Kempas, Skudai, Johor Bahru」）与 Google 自己对同一地址的地点卡，两个独立来源共同确认。在 NAPIC 二手成交统计里，它被归入 Mukim Tebrau——但它紧邻 Taman Cempaka、Taman Dahlia 与 Taman Melor，和大家一听「Tebrau 走廊」就联想到的 Mount Austin／Taman Impian Emas／Bandar Dato’ Onn 完全不沾边。
How much does a house in Taman Johor cost?Taman Johor 的房子多少钱？
NAPIC-recorded subsale transactions for Taman Johor, all types combined, show 96 registrations between 2021 and 2026 at a median of RM499,500 and RM236 per square foot, up 17.8% over the past 12 months — verified 2026-09-07/09. That 12-month figure sits on a small base of registered sales and should be read with care, not treated as a locked-in rate. Taman Johor 的 NAPIC 登记成交（全类型），2021 至 2026 年共 96 笔，中位 RM499,500、每尺 RM236，12 个月涨幅 +17.8%——2026-09-07／09 核实。这个 12 个月数字建立在较小的登记基数上，应该谨慎解读，不要当作锁定的涨幅。
Does RM499,500 really buy a 2,000+ sq ft landed house in Taman Johor?RM499,500 真的能在 Taman Johor 买到 2,000 平方尺以上的有地住宅吗？
Not typically. Divide the headline median by the headline psf (RM499,500 ÷ RM236) and you get roughly 2,100 sq ft, but that is an artifact of blending very different products under one NAPIC area name. The transaction rows published on List.my show the most commonly traded terrace house in Taman Johor is about 1,540 sq ft, selling for roughly RM300,000–580,000 across 2021–2025. The blended stats are pulled upward by a handful of much larger sales recorded under the same area name — bungalows on 6,000–8,000 sq ft lots up to about RM1.1 million, and industrial “Semi-D Factory” lots that fetched RM1.14–2.5 million. 通常不能。把头条中位价除以头条每尺价（RM499,500 ÷ RM236），算出来大约是 2,100 平方尺——但这只是把截然不同的产品混在同一个 NAPIC 区块名下的结果。List.my 公开的逐笔成交纪录显示，Taman Johor 最常见的成交是一栋约 1,540 平方尺的排屋，2021 至 2025 年间成交价大致 RM300,000 至 580,000。这个混合数字，是被同一区块名下数量较少、金额大得多的成交拉高的——6,000 至 8,000 平方尺地段的独立式洋房，最高约 RM110 万；以及成交价高达 RM114 万至 250 万的工业「Semi-D Factory」地段。
Is Taman Johor near Paradigm Mall or KIPMall Tampoi?Taman Johor 离 Paradigm Mall 或 KIPMall Tampoi 近吗？
Yes. Paradigm Mall Johor Bahru is about 1.05km and KIPMall Tampoi about 1.04km straight-line from Taman Johor’s OpenStreetMap-verified centre, both computed via Haversine distance from coordinates checked 2026-09-09. Both are a short drive away, not inside the estate itself. 是的。以 Taman Johor 经 OpenStreetMap 核实的中心点计算，Paradigm Mall Johor Bahru 直线约 1.05 公里、KIPMall Tampoi 约 1.04 公里，均以 Haversine 公式计算，坐标于 2026-09-09 核实。两者都是短车程可达，不是在社区内部。
Are there schools near Taman Johor?Taman Johor 附近有学校吗？
Yes. Sekolah Kebangsaan Taman Cempaka, a national-curriculum primary school in the immediately adjoining Taman Cempaka, is about 0.54km away. Dato’ Abdul Rahman Yassin High School, a secondary school, is about 1.28km away. Both distances are straight-line, computed from Google Maps coordinates checked 2026-09-09, not drive time. 有。国民型小学 Sekolah Kebangsaan Taman Cempaka，位于紧邻的 Taman Cempaka，约 0.54 公里外。中学 Dato’ Abdul Rahman Yassin High School，约 1.28 公里外。两者均为直线距离，以 2026-09-09 核实的 Google Maps 坐标计算，不是车程时间。
Can foreigners buy property in Taman Johor?外国人可以买 Taman Johor 吗？
In practice, no, for landed property. Johor sets a RM2 million minimum purchase price for non-citizens buying landed residential property. Taman Johor’s median transacted price is RM499,500, and even the largest bungalow sales observed in the public transaction sample (up to roughly RM1.1 million) sit well below that threshold. This is a market for Malaysian citizens and permanent residents. 实际上不能买有地住宅。柔佛规定非公民购买有地住宅最低 RM200 万。Taman Johor 的中位成交价是 RM499,500，就连公开成交样本中最大的独立式洋房成交（约 RM110 万），也远低于这个门槛。这是给马来西亚公民与永久居民的市场。
How far is Taman Johor from the CIQ checkpoint to Singapore?Taman Johor 离 CIQ 关卡有多远？
About 19.6km and roughly 36 minutes by the fastest live-routed driving option, checked 2026-09-09 — a route that was itself rerouting around a road closure on Jalan Ledang, one of Taman Johor’s own streets. That is a genuine daily commute, not a “close to the Causeway” address; areas such as Bukit Indah or the eastern Tebrau/Austin corridor sit considerably closer to Singapore-bound traffic. 按 2026-09-09 核实的最快实时路线，约 19.6 公里、车程约 36 分钟——而当时查到的这条路线，本身正绕过 Taman Johor 自己一条街道 Jalan Ledang 的封路。这是真实的日常通勤距离，不是「靠近长堤」的门牌；像 Bukit Indah 或东侧 Tebrau／Austin 走廊，离新加坡方向的车流明显近得多。
How has the price in Taman Johor trended between 2021 and 2026?Taman Johor 2021 至 2026 年价格走势如何？
NAPIC’s registered residential median psf (Market Snapshot view) moved from RM247 in 2022 (18 transactions) to RM244 in 2023 (43), up to RM265 in 2024 (16), then down to RM221 in 2025 (10). 2021 (7 transactions) and 2026 year-to-date (2) are excluded as statistically unreliable. That is a real but bumpy path on a genuinely small base, not a smooth line — the widely quoted +17.8% 12-month figure should be read against that volatility. NAPIC 登记的住宅每尺中位价（Market Snapshot 视图），从 2022 年的 RM247（18 笔）到 2023 年 RM244（43 笔），2024 年涨到 RM265（16 笔），2025 年再降到 RM221（10 笔）。2021 年（7 笔）与 2026 年至今（2 笔）因统计上不可靠而剔除。这是建立在真正小基数上、真实但起伏的走势，不是一条平滑的线——广为引用的 +17.8% 这个 12 个月数字，应该对照这个波动性来理解。
Is there an industrial area inside Taman Johor?Taman Johor 内有工业区吗？
Yes. Perindustrian Taman Johor (Taman Johor Industrial Area) sits within the same NAPIC-registered boundary as the residential grid, not in a separate business park down the road — confirmed when a driving-directions query from the estate’s centre snapped to an industrial address on Jalan Arung inside “Perindustrian Taman Johor, 81200”. Some of the highest sale prices recorded under the Taman Johor name are for industrial semi-detached factory lots, up to RM2.5 million, which is part of why the area’s blended statistics read unusually high in places. Buyers sensitive to heavy-vehicle traffic or noise should check a specific lot’s proximity to this zone before committing. 有。Perindustrian Taman Johor（Taman Johor Industrial Area）就在与住宅路网同一个 NAPIC 登记区块内，不是马路对面另一个独立工业园——本页从社区中心点查询驾车路线时，系统把起点自动对应到 Jalan Arung 一个位于「Perindustrian Taman Johor, 81200」内的工业地址，确认了这一点。在 Taman Johor 名下登记的最高成交价，有部分正是工业用半独立式厂房，最高达 RM250 万，这也是这一区的混合统计数字在某些地方看起来偏高的原因之一。对重型车辆车流或噪音敏感的买家，下手前应先查证特定地段与这个工业区的距离。
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。
Same mukim on paper, a different corner of Johor Bahru in reality纸面上同一个 mukim，现实里是新山不同的角落
Mukim Tebrau is not one market. Here is Taman Johor set against three of the mukim’s other most-traded areas, all in the eastern Austin/Impian Emas township belt.Mukim Tebrau 不是单一市场。以下把 Taman Johor 与同一 mukim 其他三个最活跃区域对比，三者都在东侧的 Austin／Impian Emas 市镇带。
| Taman Johor | Taman Daya | Taman Mount Austin | Setia Tropika | |
|---|---|---|---|---|
| Location within mukim在 mukim 内的位置 | Kempas (far west)（极西） | Eastern Austin/Impian Emas belt东侧 Austin／Impian Emas 走廊 | ||
| Transactions 2021–262021–26 登记笔数 | 96 | 856 | 777 | 610 |
| Median transacted中位成交价 | RM499,500 | RM450,000 | RM540,000 | RM800,000 |
| Median psf中位每尺 | RM236 | RM295 | RM428 | RM422 |
| 12-month psf change12 个月每尺涨幅 | +17.8% | +11.0% | +6.3% | +3.8% |
| Standard terrace size标准排屋尺寸 | ~1,540 sq ft (this page’s own research)约 1,540 平方尺（本页自行查证） | Not verified for this page本页未查证 | ||
| Foreign buyers外籍买家 | Far below RM2m landed line远低于 RM200 万有地门槛 | Below RM2m landed line低于 RM200 万有地门槛 | Below RM2m landed line低于 RM200 万有地门槛 | Below RM2m landed line低于 RM200 万有地门槛 |
Tell me your budget, and I will tell you the real size it buys.告诉我你的预算，我会告诉你它真正能买到多大。
This area spans a RM300,000 terrace and a RM2.5 million factory lot, all under one NAPIC name. Generic advice from the headline median is close to useless here. Send me your number and I will tell you honestly what it buys, in real square footage. 这个区块跨度很大，从 RM300,000 的排屋到 RM2.5 百万的厂房地段，全都在同一个 NAPIC 名字底下。只看头条中位价给的泛泛建议，在这里几乎没用。把你的预算发给我，我会诚实告诉你，用真实的平方尺来说，它能买到什么。