Taman Mawar: the +25.0% headline
is one house, sold twice.
Taman Mawar：+25.0% 的标题
是一栋房子，卖了两次。
141 registered subsales since 2021, median RM368,000. The quoted twelve-month psf change on Taman Mawar’s own comparison card reads +25.0% — the highest of any address in its mukim. We opened the full 2026 dataset behind it. It contains exactly one transaction: a 1,066 sq ft terrace at No. 53, Jalan Mawar, sold in January for RM500,000. The same address, same size, sold eleven months earlier for RM410,000. This page shows you that one house, and the 140 other sales List.my’s own headline number leaves out. 2021 年以来登记二手成交 141 笔，中位价 RM368,000。Taman Mawar 自己对照卡上引用的十二个月每尺涨幅是 +25.0% —— 是所属 mukim 里最高的一个。我们打开了这个数字背后完整的 2026 年数据，里面只有一笔成交：Jalan Mawar 53 号，1,066 平方尺排屋，一月以 RM500,000 成交。同一个地址、同一个面积，十一个月前才以 RM410,000 成交过。这一页，让你看清楚这栋房子，以及 List.my 这个标题数字没告诉你的另外 140 笔成交。
© Megnitute · Public domain · Wikimedia CommonsTaman Mawar in 30 seconds30 秒看懂 Taman Mawar
- What it is: a residential estate built along Jalan Mawar and its numbered lanes (Jalan Mawar 2, Jalan Mawar 11 and others, plus a Jalan Mawar Utama) in Pasir Gudang, postcode 81700, Mukim Plentong, Johor Bahru district. It is a mixed estate — mostly terraces, but also flats and low-cost flats. 它是什么：沿 Jalan Mawar 及其编号支路（Jalan Mawar 2、Jalan Mawar 11 等，另有 Jalan Mawar Utama）发展的住宅区，位于 Pasir Gudang，邮区 81700，新山县 Plentong 区。这是一个混合型社区 —— 以排屋为主，但也有公寓与廉价公寓。
- The number that brought you here: a quoted +25.0% twelve-month psf jump, the highest of any address compared against it in Mukim Plentong. We checked it against the site’s own year-by-year figures. Registered volume: 11 sales (2021), 51 (2022, the peak), 49 (2023), 23 (2024), 6 (2025), and exactly 1 so far in 2026. That 2026 sample of one is doing most of the work behind the headline. 把你带来这里的数字：引用的十二个月每尺涨幅 +25.0%，是 Plentong 区对照名单里最高的一个。我们对照了网站自己逐年的数据：登记成交 11 笔（2021）、51 笔（2022，高峰）、49 笔（2023）、23 笔（2024）、6 笔（2025），2026 年至今仅 1 笔。标题数字背后，做主要功的正是这仅仅 1 笔的 2026 年样本。
- The one sale itself: a 1,066 sq ft double-storey terrace at No. 53, Jalan Mawar, RM500,000, RM469 psf, January 2026. The exact same address and size sold eleven months earlier, February 2025, for RM410,000 at RM385 psf. One house, one resale, RM90,000 apart — not 141 houses moving together. 那一笔成交本身：Jalan Mawar 53 号，1,066 平方尺双层排屋，RM500,000，每尺 RM469，成交于 2026 年 1 月。同一个地址、同一个面积，十一个月前的 2025 年 2 月才以 RM410,000、每尺 RM385 成交过。一栋房子、转手一次，价差 RM90,000 —— 不是 141 栋房子一起在涨。
- The detail almost nobody checks: RM469 psf is not even a record for this exact size. A different 1,066 sq ft terrace at No. 57, Jalan Mawar sold for RM520,000 at RM488 psf back in January 2024 — two years before the “record” 2026 sale, and at a higher psf. Identical-size houses on the same street routinely differ by RM100–150 psf depending on condition alone. 几乎没人查的细节：RM469 每尺其实连这个面积的纪录都算不上。另一间同样 1,066 平方尺的排屋，Jalan Mawar 57 号，早在 2024 年 1 月就以 RM520,000、每尺 RM488 成交 —— 比 2026 年这笔「新高」早两年、每尺价还更高。同一条街、同样面积的房子，光是屋况差异，每尺价常常就相差 RM100–150。
- The honest catch: Taman Mawar is not purely landed. Of 137 residential subsales, 108 are double-storey terraces and 10 are single-storey — but 8 are flats and 11 are low-cost flats, almost 14% of the residential total. “Taman Mawar, RM368,000 median” without a type attached could mean a terrace, a flat, or something else entirely. 诚实提醒：Taman Mawar 并非纯有地社区。137 笔住宅成交中，108 笔是双层排屋、10 笔单层排屋 —— 但另有 8 笔公寓、11 笔廉价公寓，占住宅成交近 14%。没标明类型的「Taman Mawar 中位价 RM368,000」，可能指的是排屋，也可能是公寓，甚至完全是别的东西。
Pasir Gudang & Plentong, on the groundPasir Gudang 与 Plentong 实景
No dedicated Wikimedia photographs exist of Taman Mawar itself — it is a small residential estate, not a landmark. These photographs show Pasir Gudang, the industrial port town Taman Mawar’s postcode belongs to, and the wider Plentong mukim; five verified Street View frames further down show Jalan Mawar’s own streets. Wikimedia 上没有专门拍摄 Taman Mawar 本身的照片 —— 这是一个小型住宅区，不是地标。以下照片拍摄于 Taman Mawar 邮区所属的 Pasir Gudang 工业港口市镇，以及更大范围的 Plentong 区；下方另有五张已验证的街景，拍的是 Jalan Mawar 自己的街道。
Five people, one thin dataset五种人，一份薄样本
Six property types, 141 sales, one loud percentage. Sorted by how each buyer actually reads it.六种产品类型、141 笔成交、一个响亮的百分比。以下按每种买家实际的解读方式分类。
The standard-terrace upgrader换标准排屋的自住家庭
Buys a 1,001–1,259 sq ft double-storey terrace for more room than a flat. 108 of 137 residential sales are double-storey terraces — the largest genuine buyer pool here, and the one this page’s price table is built around.为了比公寓更大的空间，买 1,001–1,259 平方尺的双层排屋。137 笔住宅成交中有 108 笔是双层排屋 —— 这里最大的一群真实买家，本页价格表也以此为主轴。
The flat-and-low-cost-flat buyer买公寓／廉价公寓的买家
Not chasing a terrace at all. 8 flat and 11 low-cost-flat subsales sit inside the same “Taman Mawar” statistics as the terraces — a very different product at a very different price point, rarely broken out separately in a quick summary.根本不是在找排屋。8 笔公寓与 11 笔廉价公寓，和排屋一样都算在「Taman Mawar」的统计里 —— 产品与价位完全不同，快速摘要里却很少单独列出。
The single-storey holdout守着单层老屋的屋主
Sits on 1,539 to 3,294 sq ft of land — two to three times a standard double-storey terrace — but sells for less per square foot (RM211 median) because the built-up area is mostly single storey. Only 10 sales in over five years; this size band barely turns over.坐拥 1,539 至 3,294 平方尺土地 —— 是标准双层排屋的两到三倍 —— 但每尺价中位数只有 RM211，因为建筑面积多半是单层。五年多来只有 10 笔成交，这个面积区间几乎不流通。
The skeptical spreadsheet buyer拿着表格核实的买家
Pulls the year-by-year filter and finds registered volume fell from 51 sales (2022) to 6 (2025) to 1 (2026) — and asks what, exactly, a “twelve-month change” is comparing when one side of the comparison is a single house.自己拉出逐年筛选，发现登记笔数从 2022 年 51 笔，一路降到 2025 年 6 笔、2026 年仅 1 笔 —— 然后追问：当比较的一边只有一栋房子时，「十二个月涨幅」到底在比什么。
The one house behind the headline撑起整个标题的那一栋房子
RM410,000 in February 2025, RM500,000 in January 2026 — same address, same 1,066 sq ft size. This single resale is the entire 2026 sample and, more than any market-wide shift, is what is doing the work behind the +25.0% figure quoted elsewhere for the whole estate.2025 年 2 月 RM410,000，2026 年 1 月 RM500,000 —— 同一地址、同样 1,066 平方尺。这一笔转手，就是整个 2026 年的样本，比起任何全区性的涨势，更可能是撑起其他地方引用的 +25.0% 这个数字的主因。
A day around Jalan MawarJalan Mawar 一带的一天
Taman Mawar is a residential grid inside Pasir Gudang — an industrial port town, not a self-contained township. Daily life leans on Pasir Gudang’s own town centre, a short drive from Jalan Mawar.Taman Mawar 是 Pasir Gudang 这个工业港口市镇内的一个住宅路网 —— 不是一个自给自足的小镇。日常生活靠车程不远的 Pasir Gudang 市镇中心支撑。
Terrace rows along Jalan Mawar and its numbered lanes — confirmed by the five Street View points we checked, a mix of double- and single-storey units with a handful of low-cost flat blocks nearby.Jalan Mawar 及其编号支路上的排屋 —— 经我们验证的五个街景点证实，是双层与单层排屋混合，附近还有几栋廉价公寓楼。
A short drive to UTC Pasir Gudang for government services, or the municipal council building for anything requiring the local authority.车程不远即达 UTC Pasir Gudang 办理政府服务，或到市议会大楼处理需要地方政府的事务。
Lunch and groceries around Pasir Gudang’s town centre — Econsave and the surrounding shops serve the wider town, not Taman Mawar exclusively.在 Pasir Gudang 市镇中心一带吃午饭、买日用品 —— Econsave 与周边店铺服务的是整个市镇，不只是 Taman Mawar。
Sport and recreation at the Municipal Field, Indoor Stadium or Corporation Stadium — Pasir Gudang’s civic recreation cluster, a drive from Jalan Mawar rather than inside the estate itself.到市政草场、室内体育馆或市政体育场运动 —— Pasir Gudang 的体育休闲设施群，车程可达，但不在 Jalan Mawar 社区内部。
Evening traffic through a town built around Malaysia’s busiest bulk port — Pasir Gudang is an industrial and logistics hub first, a residential address second. Confirm your own commute at the hour you would actually travel.傍晚车流穿过一个围绕马来西亚最繁忙散货港建立的市镇 —— Pasir Gudang 首先是工业物流枢纽，其次才是住宅门牌。请在你实际会出门的时段亲自核实通勤时间。
Back on Jalan Mawar’s own quiet lanes — the trade-off for an affordable Pasir Gudang address that leans on the town centre for almost everything beyond the house itself.回到 Jalan Mawar 自己安静的支路 —— 这是一个价格亲民的 Pasir Gudang 门牌所换来的好处，代价是除了住房本身，几乎一切都要靠市镇中心支撑。
Pasir Gudang, Mukim Plentong — a numbered-lane grid we verified street by streetPasir Gudang，Plentong 区 —— 我们逐街验证过的编号支路路网
Taman Mawar sits in Mukim Plentong, Johor Bahru district, within postcode 81700 Pasir Gudang. List.my classifies it under the Pasir Gudang township for administrative purposes. Pasir Gudang is Malaysia’s busiest bulk cargo port town — a genuinely industrial-adjacent address, not a quiet suburban township built around a mall. Taman Mawar 位于新山县 Plentong 区，邮区 81700 Pasir Gudang。List.my 在行政分类上把它归在 Pasir Gudang 镇。Pasir Gudang 是马来西亚最繁忙的散货港口市镇 —— 一个真正紧邻工业区的门牌，不是围绕商场发展的安静住宅镇。
The estate is built around Jalan Mawar and its numbered lanes — we independently confirmed Jalan Mawar 2, Jalan Mawar 11 and Jalan Mawar Utama as distinct, separately named roads within the same small grid, each verified by its own Google Street View location card. NAPIC’s transaction records simplify all of these down to plain “Jalan Mawar” plus a house number, which means a listing address alone may not tell you which actual lane a house sits on.社区沿 Jalan Mawar 及其编号支路发展 —— 我们独立确认了 Jalan Mawar 2、Jalan Mawar 11 与 Jalan Mawar Utama，是同一个小路网内三条各自命名的道路，每一条都经 Google 街景地点卡分别验证。NAPIC 的成交纪录把这些全部简化成「Jalan Mawar ＋ 门牌号」，也就是说，单看挂牌地址，未必看得出房子实际在哪一条支路上。
| Destination目的地 | Notes备注 |
|---|---|
| Pasir Gudang town centre (UTC, council, Econsave) | Nearest civic & retail cluster, short drive最近的行政与零售聚集地，车程不远 |
| KPJ Pasir Gudang Specialist Hospital | To be confirmed以实际为准 |
| Pasir Gudang Highway (Jalan Pasir Gudang) | To be confirmed以实际为准 |
| Johor Bahru CIQ / Bukit Chagar (RTS) | To be confirmed — Pasir Gudang is a separate industrial town, not a JB-city-fringe address以实际为准 —— Pasir Gudang 是独立的工业市镇，不是新山市区边缘门牌 |
| Second Link / Tuas checkpoint | To be confirmed — a much longer drive than from JB’s western townships以实际为准 —— 车程明显长于新山西部各区 |
A numbered-lane grid, verified lane by lane经逐条支路验证的路网
Five verified Street View points across Jalan Mawar, Jalan Mawar 2, Jalan Mawar 11 and Jalan Mawar Utama show terrace rows and quiet residential lanes — no shops, schools or clinics confirmed inside the estate itself. Everything else is a drive into Pasir Gudang town.Jalan Mawar、Jalan Mawar 2、Jalan Mawar 11 与 Jalan Mawar Utama 上五个已验证的街景点，看到的是排屋街段与安静的住宅支路 —— 社区内未证实有商店、学校或诊所。其余一切都要开车前往 Pasir Gudang 市镇。
Roads道路
Jalan Mawar and its numbered lanes (2, 11 and others) plus Jalan Mawar Utama form the estate’s internal grid; the nearest arterial and expressway connections were not independently verified for this page.Jalan Mawar 及其编号支路（2、11 等）加上 Jalan Mawar Utama，构成社区内部路网；本页未独立核实最近的主干道与高速公路连接。
Schools学校便利
We could not confirm specific school names or catchment zones for Taman Mawar from the sources checked. Verify directly with the Johor Bahru district education office or on the ground before assuming any particular school serves this address.本页查证的资料来源无法确认 Taman Mawar 具体的学校名称或学区范围。请直接向新山县教育局核实，或实地查证，切勿假设某间学校就服务这个地址。
Medical & retail医疗与零售
KPJ Pasir Gudang Specialist Hospital is the nearest named private hospital we could verify in the wider town. Exact drive time from Jalan Mawar was not independently confirmed for this page.KPJ Pasir Gudang Specialist Hospital 是我们能在更大范围市镇内核实名称的最近私立医院。本页未独立核实从 Jalan Mawar 出发的确切车程。
What actually holds up once you take +25.0% apart拆开 +25.0% 之后，还站得住的是什么
The headline number is one house’s story, not the estate’s. These are what a buyer here is actually paying for. 标题数字讲的是一栋房子的故事，不是整个社区的。以下才是买家在这里真正付钱买的东西。
A genuinely low entry price, still active真正的低入场价，至今仍在成交
797 sq ft double-storey terraces recorded sales as recently as June 2024 (RM350,000) and January 2025 (RM380,000) — a real, current entry point well under the estate’s RM380,000 terrace median. 797 平方尺的双层排屋，最近成交纪录到 2024 年 6 月（RM350,000）与 2025 年 1 月（RM380,000）—— 一个真实、当下仍在成交的入场价，明显低于全区排屋中位价 RM380,000。
A real, occupied, five-lane grid真实、有人居住的五条支路路网
Five independently verified Street View points across Jalan Mawar, Jalan Mawar 2, Jalan Mawar 11 and Jalan Mawar Utama confirm a built, occupied residential grid with its own internal lane naming — not a single paper street. Jalan Mawar、Jalan Mawar 2、Jalan Mawar 11 与 Jalan Mawar Utama 上五个独立验证的街景点，证实这是一个已建成、有人居住、拥有自己内部支路命名系统的住宅区 —— 不是单一一条纸上道路。
A findable, 141-sale market一个查得清楚、仅 141 笔的市场
With only 141 recorded sales over more than five years, a buyer willing to review the full transaction list can plausibly cross-check most of what has actually traded — including, as this page shows, tracing individual houses across multiple sales. 五年多来仅 141 笔登记成交，愿意翻查完整成交清单的买家，有机会大致核对实际成交过什么 —— 包括像本页这样，追踪同一栋房子的多次成交。
Pasir Gudang’s own civic and recreation clusterPasir Gudang 自己的行政与休闲设施群
UTC Pasir Gudang, the city council, a fire station, an indoor stadium, a corporation stadium and an extreme sports park all sit within the same town — genuine civic infrastructure, not borrowed from a neighbouring township. UTC Pasir Gudang、市议会、消防局、室内体育馆、市政体育场与极限运动公园，全都在同一个市镇内 —— 是真正属于本镇的行政与公共设施，不是借用邻镇的。
A wide product range under one name同一个名字底下，产品跨度很广
From a RM250,000 797 sq ft terrace to a 3,294 sq ft single-storey plot to low-cost flats, “Taman Mawar” covers six recorded property types — a genuine choice of entry points for different budgets, if you know which type you are actually being quoted. 从 RM250,000 的 797 平方尺排屋，到 3,294 平方尺的单层地段，再到廉价公寓，「Taman Mawar」涵盖六种登记产品类型 —— 只要你搞清楚对方报的是哪一种，这里其实有不同预算都能进场的选择。
A traceable, single-house honesty test可追溯、以单一房屋验证的诚实测试
Because No. 53, Jalan Mawar sold twice on the public record, this is one of the rare estates in this series where you can verify a “before” and “after” price for the exact same physical house — a level of scrutiny most quoted percentages never get. 因为 Jalan Mawar 53 号在公开纪录上卖了两次，这是本系列少数几个能针对同一栋实体房屋核对「前」与「后」价格的社区 —— 多数被引用的百分比，从来没经过这种程度的检验。
And the questions the listing will not raise以及挂牌不会提的问题
📊 If the +25.0% is why you clicked如果你是被 +25.0% 吸引进来的
✈️ If you’re buying from outside Malaysia如果你人在马来西亚以外
One estate, four numbered lanes, a size band for every house-number range一个社区、四条编号支路、每个门牌区间各有自己的面积带
NAPIC records do not name precincts here — only “Jalan Mawar” plus a house number, plus the sizes we cross-checked from individual transactions. Reading the list by house number tells its own story: lower numbers cluster around older, larger single-storey plots; a wide middle band of numbers holds smaller 797–1,001 sq ft double-storey terraces; and the highest numbers, 47–60, hold the newer 1,066–1,259 sq ft standard terrace size — including No. 53, this page’s central example. NAPIC 纪录在这里没有命名期数 —— 只有「Jalan Mawar ＋ 门牌号」，以及我们从个别成交纪录核对出的面积。按门牌号读成交纪录，本身就是一个故事：较小的门牌号集中在较旧、较大的单层地段；中段一大片门牌号是较小的 797–1,001 平方尺双层排屋；最高的门牌号 47–60，则是较新的 1,066–1,259 平方尺标准排屋 —— 包括本页核心案例的 53 号。
| House-number range门牌号区间 | Size面积 | Product产品 | Trading status交易状态 |
|---|---|---|---|
| No. 5–8, 47 | 1,421–1,668 sq ft | Double-storey terrace, older/larger size双层排屋，较旧／较大面积 | Traded through 2022–20232022–2023 年有成交 |
| No. 8, 11, 13, 38, 42, 43, 45 | 1,539–3,294 sq ft | Single-storey terrace, largest recorded plots单层排屋，登记过最大地段 | Only 10 sales, 2021–2024仅 10 笔成交，2021–2024 年 |
| No. 15–35 (widest band) | 797 & 1,001 sq ft | Double-storey terrace, smallest/most numerous双层排屋，最小、数量最多 | Actively traded, incl. the RM250,000 low持续成交，含 RM250,000 最低价 |
| No. 47–60 | 1,066–1,259 sq ft | Double-storey terrace, newer standard size双层排屋，较新的标准面积 | Actively traded, incl. No. 53 & No. 57持续成交，含 53 号与 57 号 |
| Flat & low-cost flat blocks公寓与廉价公寓楼 | 689 sq ft | Non-landed, level-numbered units非有地，以楼层编号的单位 | Actively traded, 19 sales combined持续成交，合计 19 笔 |
Four residential types, one confusing shared name四种住宅类型，共用一个容易混淆的名字
All four are recorded as residential subsales under “Taman Mawar” in the same public dataset — but a terrace and a low-cost flat are not remotely the same purchase. 这四种都在同一份公开数据里，登记为「Taman Mawar」的住宅二手成交 —— 但排屋和廉价公寓完全是两种不同的购买决定。
Double-storey terrace双层排屋
Single-storey terrace单层排屋
Flat公寓
Low-cost flat廉价公寓
141 sales, four residential types, one year that shrank to one house141 笔成交、四种住宅类型、一个缩到只剩一栋房子的年份
A 98% fall from the 2022 peak从 2022 年高峰暴跌 98%
Terraces dominate, but 19 sales are non-landed排屋占多数，但有 19 笔是非有地产品
Flats and low-cost flats combined outnumber single-storey terraces — Taman Mawar’s non-landed stock is not a footnote, it is nearly a fifth of all residential sales. 公寓与廉价公寓合计的成交笔数，超过单层排屋 —— Taman Mawar 的非有地存量不是脚注，而是接近全部住宅成交的五分之一。
Always name the type, not just “Taman Mawar”开口前，先讲清楚类型，不只是「Taman Mawar」
All figures below are registered subsale medians, 2021–2026. “Taman Mawar price” alone spans a more than 2.5x gap between a flat and a large single-storey terrace — the type tells you almost everything the address alone does not. 以下皆为 2021–2026 年登记二手成交中位数。单说「Taman Mawar 的价格」，公寓与大坪数单层排屋之间就有超过 2.5 倍的价差 —— 类型能告诉你的资讯，远比地址本身多得多。
| Type / size类型／面积 | Sales成交笔数 | Median price中位价 | Median psf中位每尺 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|
| Flat, 689 sq ft公寓，689 平方尺 | 8 | RM145,000 | RM210 | No不行 |
| Low-cost flat, 689 sq ft廉价公寓，689 平方尺 | 11 | RM150,000 | RM218 | No不行 |
| Double-storey terrace, 797–1,259 sq ft双层排屋，797–1,259 平方尺 | 108 | RM380,000 | RM366 | No不行 |
| Single-storey terrace, 1,539–3,294 sq ft单层排屋，1,539–3,294 平方尺 | 10 | RM350,000 | RM211 | No不行 |
| All types, blended全类型混合 | 141 | RM368,000 | RM343 / RM291† | — |
Taking the +25.0% apart, one year — and one house — at a time把 +25.0% 逐年、逐栋房子拆开
Source: registered transaction records via List.my / NAPIC (JPPH). Records lag roughly six months. The line below plots the residential median psf per year for years with at least 10 recorded transactions — 2025 (6 txns) and 2026 (1 txn) are excluded as statistically unreliable, even though they are precisely the years the +25.0% figure depends on. 来源：List.my／NAPIC（JPPH）登记成交纪录。资料约滞后半年。下方曲线绘制的是笔数达到 10 笔以上的年度住宅中位每尺价 —— 2025 年（6 笔）与 2026 年（1 笔）因笔数不足被剔除，尽管 +25.0% 这个数字，依赖的正是这两年。
One house is the entire 2026 line item一栋房子，就是 2026 年的全部
Taman Mawar’s own comparison card, sitting next to eleven other Plentong addresses, quotes a psf of RM291 and a twelve-month change of +25.0% — the single highest change of the group. List.my’s unfiltered area page, elsewhere on the same site, shows a different blended psf of RM343 for the identical 141 transactions. We are not accusing the site of an error — different panels can legitimately use different windows and filters. We are pointing out that the twelve-month window behind +25.0% closes with exactly one recorded sale: No. 53, Jalan Mawar, RM500,000, January 2026. The same house sold eleven months earlier for RM410,000. Whatever the +25.0% is measuring, it is not measuring 141 houses moving together. Taman Mawar 自己的对照卡，与其他十一个 Plentong 门牌并排，引用的每尺价是 RM291，十二个月涨幅 +25.0% —— 是整组里唯一的最高涨幅。同一网站其他地方、未筛选的区域页面，对同样 141 笔成交，显示的混合每尺价却是 RM343。我们不是指控网站算错了 —— 不同栏位合理地使用不同的时间窗口与筛选条件。我们要指出的是：+25.0% 背后的十二个月窗口，收尾时只有一笔登记成交：Jalan Mawar 53 号，RM500,000，2026 年 1 月。同一栋房子，十一个月前才以 RM410,000 成交过。不管 +25.0% 量的是什么，它量的都不是 141 栋房子一起在涨。
Residential median psf, by year住宅中位每尺价，逐年
Every recorded type sits under both foreign-ownership floors每一种登记类型，都在两道外籍持有门槛之下
Johor bars non-citizens from landed property below RM2 million and strata property below RM1 million. Every recorded median at Taman Mawar — RM145,000 to RM380,000 — sits far under both floors. 柔佛禁止非公民购买 RM200 万 以下的有地住宅，以及 RM100 万 以下的分层住宅。Taman Mawar 所有登记中位价 —— RM145,000 至 RM380,000 —— 都远在这两道门槛之下。
Monthly repayment每月供款
Defaults set to the double-storey terrace median of RM380,000 — Taman Mawar’s dominant resale product.预设值为双层排屋中位价 RM380,000 —— Taman Mawar 的主力二手产品。
| Malaysian citizen / PR — cost reference马来西亚公民／PR —— 费用速查 | |
|---|---|
| MOT stamp duty, first RM100,000转让印花税，首 RM100,000 | 1% |
| MOT stamp duty, RM100,001–500,000转让印花税，RM100,001–500,000 | 2% |
| MOT stamp duty, RM500,001–1,000,000转让印花税，RM500,001–1,000,000 | 3% |
| MOT stamp duty, above RM1,000,000转让印花税，超过 RM1,000,000 | 4% |
| Legal fees, first RM500,000律师费，首 RM500,000 | 1% |
| Loan agreement stamp duty贷款合约印花税 | 0.5% |
| RPGT (citizen/PR, years 1–3 / yr 4 / yr 5 / yr 6+)（公民／PR，第1–3年／第4年／第5年／第6年起） | 30% / 20% / 15% / 0% |
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM350,000 — a realistic recent 797 sq ft terrace entry point (June 2024), well under the RM500,000 first-time-buyer stamp duty exemption line.预设 RM350,000 —— 一个较近期、真实的 797 平方尺排屋入场价（2024 年 6 月），明显低于 RM500,000 的首购免印花税门槛。
Every recorded residential median sits under Johor’s RM1 million strata and RM2 million landed floors, with no exception here. Ask about this series’ other, foreign-eligible pages instead. 每一个登记住宅中位价，都在柔佛 RM100 万分层与 RM200 万有地门槛之下，这里没有例外。欢迎改问我们本系列其他对外籍买家开放的页面。
Tell me what you’re looking for and I will point you to the right page in this series. 告诉我你在找什么，我会帮你指向本系列里对的那一页。
Terrace or flat — which are you actually after?排屋还是公寓 —— 你到底要哪一个？
Tell me the type and size band, not just “Taman Mawar” — the estate spans a 2.5x price range across four residential types.请告诉我具体类型与面积区间，不要只讲「Taman Mawar」—— 光是四种住宅类型之间，价格就横跨 2.5 倍。
A genuinely affordable, industrial-adjacent estate — with a headline number built on one house一个真正可负担、紧邻工业区的社区 —— 却挂着一个建立在单一栋房子上的标题数字
✓ Strengths优势
- Genuinely low, currently active entry prices. A 797 sq ft terrace sold for RM350,000 in June 2024 and RM380,000 in January 2025 — recent, real, and under the RM500,000 first-time-buyer stamp duty exemption.真正低、且目前仍在成交的入场价。797 平方尺排屋在 2024 年 6 月以 RM350,000、2025 年 1 月以 RM380,000 成交 —— 近期、真实，且低于 RM500,000 的首购免印花税门槛。
- An unusually traceable market. With only 141 recorded sales, this is one of the few estates where we could trace one specific house — No. 53, Jalan Mawar — across two separate sales and check the site’s own headline number against it directly.一个异常容易追溯的市场。仅 141 笔登记成交，这是少数几个我们能追踪单一栋房子 —— Jalan Mawar 53 号 —— 两笔独立成交，并直接对照网站自己标题数字的社区之一。
- Genuine civic infrastructure in the same town. UTC Pasir Gudang, the city council, a fire station, an indoor stadium and a corporation stadium all sit within Pasir Gudang itself — not borrowed from a neighbouring township.同一个市镇内的真实公共设施。UTC Pasir Gudang、市议会、消防局、室内体育馆与市政体育场，全都在 Pasir Gudang 本镇内 —— 不是借用邻镇的。
- A real range of entry points. From RM145,000 flats to RM380,000 standard terraces to RM350,000-plus large single-storey plots, four distinct residential types give genuinely different budgets a way in.真正跨度多样的入场点。从 RM145,000 的公寓，到 RM380,000 的标准排屋，再到 RM350,000 以上的大坪数单层地段，四种不同的住宅类型，让不同预算都有机会入场。
△ Things to weigh需要权衡的
- The +25.0% headline is one house, not a market. It rests on a 2026 sample of exactly one transaction — a resale of the same unit that changed hands eleven months earlier at a very different price. Do not pay a premium because a listing quotes this number.+25.0% 的标题是一栋房子，不是一个市场。它建立在 2026 年恰好只有一笔成交的样本上 —— 而这笔成交，正是同一个单位十一个月前才以差很多的价格转手过的那一栋。不要因为挂牌引用了这个数字就多付溢价。
- This is an industrial port town address, first. Pasir Gudang is Malaysia’s busiest bulk cargo port town. We have not independently confirmed noise, traffic or air-quality conditions specific to Jalan Mawar — ask directly and visit at different times of day before committing.这首先是一个工业港口市镇的门牌。Pasir Gudang 是马来西亚最繁忙的散货港口市镇。我们未独立核实 Jalan Mawar 具体的噪音、交通或空气品质状况 —— 请直接询问，并在不同时段实地走访后再做决定。
- The developer of record is unknown. We could not find a published source naming a developer, launch year or formal precinct structure for Taman Mawar. Ask directly and get it in writing.开发商身份不明。我们未查到任何公开来源为 Taman Mawar 命名开发商、推出年份或正式期数结构。请直接询问并要求书面确认。
- Tenure is unconfirmed. We could not verify from public sources whether Taman Mawar is freehold or leasehold. Get a copy of the title before assuming either way.地契类型未经核实。我们无法从公开资料确认 Taman Mawar 是永久地契还是租赁地契。假设之前，请务必索取地契副本。
- Almost a fifth of residential stock is non-landed. 19 of 137 residential sales are flats or low-cost flats. If you assumed “Taman Mawar” meant landed by default, confirm the type before you get attached to a listing.近五分之一的住宅存量是非有地的。137 笔住宅成交中有 19 笔是公寓或廉价公寓。若你原本假设「Taman Mawar」等于有地住宅，请先确认类型，再对某个挂牌动心。
- Two conflicting psf figures on the site’s own unfiltered page. RM343 near the top, RM291 on the mukim-comparison card next to the +25.0%. Confirm which figure any quoted valuation is actually using before you rely on it.网站自己未筛选的页面就有两个每尺价数字互相矛盾。上方 RM343，mukim 对照卡（+25.0% 旁边）却是 RM291。在依赖任何引用的估值之前，请先确认对方用的是哪一个数字。
Taman Mawar FAQTaman Mawar 常见问题
Is the +25.0% price jump at Taman Mawar real?Taman Mawar +25.0% 的涨幅是真的吗？
It is one real house, not one real market. Taman Mawar’s public comparison card quotes a trailing 12-month psf change of +25.0% against a base of 141 registered subsales since 2021. Pulled apart year by year, registered volume collapsed from a peak of 51 sales in 2022 to 49 in 2023, 23 in 2024, just 6 in 2025, and exactly 1 transaction in all of 2026 so far — a 1,066 sq ft double-storey terrace at No. 53, Jalan Mawar, sold in January 2026 for RM500,000 at RM469 psf. That single sale is the entire 2026 dataset behind the headline. The same physical address, same 1,066 sq ft size, last changed hands eleven months earlier in February 2025 for RM410,000 at RM385 psf — a RM90,000 move on one house, not a township re-rating. It is not even the highest psf ever recorded for this exact size: a different 1,066 sq ft terrace at No. 57, Jalan Mawar fetched RM520,000 at RM488 psf back in January 2024, two years earlier. 这是一栋房子的真实故事，不是一个市场的真实故事。Taman Mawar 公开对照卡引用的十二个月每尺价变动是 +25.0%，样本是 2021 年以来 141 笔登记成交。逐年拆开看，登记笔数从 2022 年高峰 51 笔，一路降到 2023 年 49 笔、2024 年 23 笔、2025 年仅 6 笔、2026 年至今仅 1 笔 —— 就是 Jalan Mawar 53 号那间 1,066 平方尺双层排屋，2026 年 1 月以 RM500,000、每尺 RM469 成交。这一笔，就是标题数字背后 2026 年的全部数据。同一个实体地址、同样 1,066 平方尺，上一次成交是十一个月前的 2025 年 2 月，RM410,000、每尺 RM385 —— 一栋房子涨了 RM90,000，不是整个小镇重新定价。RM469 每尺甚至连这个面积的历史纪录都算不上：另一间同样 1,066 平方尺的排屋，Jalan Mawar 57 号，早在 2024 年 1 月就以 RM520,000、每尺 RM488 成交 —— 每尺价更高，还早两年。
How much does a house in Taman Mawar cost?Taman Mawar 的房子多少钱？
It depends heavily on which of four recorded types you mean. Double-storey terraces, 108 of 137 residential subsales, carry an all-time median of RM380,000 at RM366 psf, spanning three common sizes: 797 sq ft, 1,001-1,066 sq ft and 1,249-1,421 sq ft. Single-storey terraces, only 10 sales, carry a median of RM350,000 but a much lower RM211 psf, because these are older, larger 1,539-3,294 sq ft plots. Taman Mawar also records 8 flat and 11 low-cost-flat subsales — this is not a purely landed estate. Always confirm the exact type and size before comparing any two quoted prices. 这很大程度取决于你说的是四种登记类型中的哪一种。双层排屋，137 笔住宅成交中的 108 笔，全期中位价 RM380,000、每尺 RM366，涵盖三种常见面积：797 平方尺、1,001–1,066 平方尺，以及 1,249–1,421 平方尺。单层排屋，仅 10 笔成交，中位价 RM350,000，但每尺价低得多，只有 RM211，因为这些是较旧、较大的 1,539–3,294 平方尺地段。Taman Mawar 也登记了 8 笔公寓与 11 笔廉价公寓成交 —— 这不是一个纯有地社区。比较任何两个报价之前，务必先确认具体类型与面积。
What is Taman Mawar?Taman Mawar 是什么？
Taman Mawar is a residential estate built along Jalan Mawar and its numbered lanes (Jalan Mawar 2, Jalan Mawar 11 and others, plus a Jalan Mawar Utama) in Pasir Gudang, Mukim Plentong, Johor Bahru district, Johor, postcode 81700. NAPIC and List.my record 141 subsales here since 2021 across six property types: single- and double-storey terraces, flats, low-cost flats, and two small commercial types (shop units). We could not confirm the developer or launch year from the sources checked for this page; verify directly before relying on either. Taman Mawar 是一个沿 Jalan Mawar 及其编号支路（Jalan Mawar 2、Jalan Mawar 11 等，另有 Jalan Mawar Utama）发展的住宅区，位于 Pasir Gudang，邮区 81700，新山县 Plentong 区。NAPIC 与 List.my 记录了这里 2021 年以来 141 笔成交，涵盖六种产品类型：单层与双层排屋、公寓、廉价公寓，以及两种小型商业产品（店铺单位）。本页查证的资料来源无法确认开发商或推出年份；请直接核实后再依赖这两项资讯。
Can foreigners buy property in Taman Mawar?外国人可以买 Taman Mawar 吗？
In practice, no. Johor sets a RM2 million minimum purchase price for non-citizens buying landed residential property, and a RM1 million minimum for strata property. Every recorded transaction at Taman Mawar, across every type, sits between roughly RM240,000 and RM520,000 — a small fraction of either floor. This is a Malaysian mass-market address, not one aimed at foreign buyers. 实际上不行。柔佛对非公民购买有地住宅设有 RM200 万最低门槛，分层住宅则是 RM100 万。Taman Mawar 所有登记成交，无论哪种类型，都落在约 RM240,000 至 RM520,000 之间 —— 只是两道门槛的一小部分。这是一个马来西亚大众市场门牌，不是瞄准外籍买家的。
What is the cheapest way into Taman Mawar?进入 Taman Mawar 最便宜的方式是什么？
Among double-storey terraces, the lowest recorded sale was RM250,000 in November 2023, for a 797 sq ft unit on Jalan Mawar. More recently, 797 sq ft units traded at RM350,000 in June 2024 and RM380,000 in January 2025 — treat RM250,000 as a historic low rather than today’s floor. Low-cost flats, 11 recorded subsales, were not itemised individually in the source pages checked for this page and are likely cheaper still; ask us for the current list. 在双层排屋里，登记过最低的一笔成交是 2023 年 11 月，RM250,000，Jalan Mawar 一间 797 平方尺单位。较近期，797 平方尺单位在 2024 年 6 月成交 RM350,000、2025 年 1 月成交 RM380,000 —— 请把 RM250,000 视为历史低点，而非现在的地板价。廉价公寓，11 笔登记成交，本页查证的来源页面未逐笔列出，价格可能更低；请向我们索取目前的名单。
Is Taman Mawar freehold or leasehold?Taman Mawar 是永久地契吗？
We could not confirm the tenure of Taman Mawar from the sources checked for this page. Tenure is recorded on the individual title, not the estate as a whole — ask for a copy of the title before signing anything, and do not assume based on neighbouring Pasir Gudang townships. 本页查证的资料来源无法确认 Taman Mawar 的地契类型。地契类型是逐笔登记在个别产业上的，不是整个社区统一标注 —— 签约前请务必索取地契副本，也不要因为邻近的 Pasir Gudang 小镇就自行假设。
Why does one house on Jalan Mawar matter so much to this page’s numbers?为什么 Jalan Mawar 上一栋房子，对这一页的数字影响这么大？
Because it is not one data point among many — it is the entire 2026 sample. Only 1 transaction has been registered at Taman Mawar in all of 2026 so far: No. 53, Jalan Mawar, RM500,000, January 2026. Any trailing-12-month calculation that includes 2026 is, by construction, built substantially around this one sale. We are not disputing the arithmetic — RM469 psf is what NAPIC recorded. We are pointing out that a percentage built on one house describes that house, not a market of hundreds of homes. 因为它不是众多数据点中的一个 —— 它就是整个 2026 年的样本。Taman Mawar 在 2026 年至今只登记了 1 笔成交：Jalan Mawar 53 号，RM500,000，2026 年 1 月。任何包含 2026 年的十二个月滚动计算，本质上都大幅建立在这一笔成交上。我们不是在质疑运算本身 —— RM469 每尺确实是 NAPIC 记录的数字。我们要指出的是：建立在一栋房子上的百分比，描述的是那一栋房子，不是几百栋房子组成的市场。
How does Taman Mawar compare to its Plentong neighbours?Taman Mawar 和 Plentong 区其他邻区比较如何？
At 141 recorded subsales since 2021, Taman Mawar is by far the smallest-volume address among the actively traded townships List.my lists for Mukim Plentong — compare Bandar Baru Permas Jaya’s 1,387 transactions or Taman Kota Masai’s 1,357, both roughly ten times larger. Every other compared address in the mukim posted single-digit-to-high-teens twelve-month psf moves, from Tanjung Puteri Resort’s -29.7% to Taman Megah Ria’s +19.8%. Taman Mawar’s +25.0% is the highest of the group precisely because its sample is the thinnest — smaller denominators swing further on the same-size numerator. 2021 年以来登记成交 141 笔，Taman Mawar 是 List.my 列出的 Plentong 区活跃交易门牌里成交量最小的一个 —— 相比之下 Bandar Baru Permas Jaya 有 1,387 笔、Taman Kota Masai 有 1,357 笔，都大约是它的十倍。区内其他所有拿来对照的门牌，十二个月每尺涨幅都在个位数到十几个百分点之间，从 Tanjung Puteri Resort 的 -29.7% 到 Taman Megah Ria 的 +19.8%。Taman Mawar 的 +25.0% 之所以是整组里最高的，正是因为它的样本最薄 —— 分母越小，同样大小的分子就能让百分比摆动得更大。
Is Taman Mawar a purely landed estate?Taman Mawar 是纯有地社区吗？
No, and this is easy to miss from a headline price alone. Of 137 residential subsales, 118 are terraces (single- or double-storey), but 8 are recorded as flats and 11 as low-cost flats — almost 14% of residential transactions here are non-landed. A buyer quoted “Taman Mawar, RM368,000 median” without a type specified could be looking at a very different product than a landed terrace. 不是，而且光看标题价格很容易忽略这一点。137 笔住宅成交中，118 笔是排屋（单层或双层），但另有 8 笔登记为公寓、11 笔为廉价公寓 —— 这里近 14% 的住宅成交是非有地产品。买家若被报价「Taman Mawar，中位价 RM368,000」而没标明类型，看到的可能是与有地排屋完全不同的产品。
Mukim Plentong’s busiest addresses, side by sidePlentong 区最热门门牌，并排比较
Taman Mawar’s headline +25.0% is the highest twelve-month psf move of any address compared in this mukim — on roughly a tenth of the transaction volume of its largest neighbours, which is exactly why it deserved this level of scrutiny.Taman Mawar 标题式的 +25.0%，是这个 mukim 里所有对照门牌中十二个月每尺涨幅最高的 —— 成交量却只是最大邻区的十分之一左右，这正是它值得被这样细查的原因。
| Taman Mawar | Taman Kota Masai | Taman Megah Ria | Bandar Baru Permas Jaya | |
|---|---|---|---|---|
| Recorded sales登记成交 | 141 | 1,357 | 560 | 1,387 |
| Median price中位价 | RM368,000 | RM360,000 | RM450,000 | RM488,000 |
| Median psf中位每尺 | RM291* | RM335 | RM299 | RM370 |
| 12-month psf change十二个月每尺涨幅 | +25.0% | −3.2% | +19.8% | +9.7% |
| 2026 YTD sample2026 至今样本 | 1 — a single house1 笔 —— 一栋房子 | Much larger base基数大得多 | Larger base基数较大 | Much larger base基数大得多 |
| Product mix产品组合 | Terrace, flat & LC flat排屋、公寓与廉价公寓 | Mixed混合 | Mixed混合 | Mixed混合 |
Four types, one road. Tell me which one you mean.四种类型，一条路。告诉我你说的是哪一个。
Send me your budget and I will tell you honestly which Taman Mawar product it actually buys — a terrace, a flat, or neither — and what the real, un-inflated market looks like for it right now, not the +25.0% headline. 把你的预算告诉我，我会诚实告诉你在 Taman Mawar 这笔钱实际能买到哪一种产品 —— 排屋、公寓，还是都买不到 —— 以及它现在真实、未经膨胀的市场行情，而不是 +25.0% 的标题数字。