Taman Molek: the only area
in this series where psf went down
Taman Molek：本系列唯一
每尺价格下跌的区
Registered subsales: median RM539,000 at RM344 psf, and that per-foot figure is 1.5% lower than a year ago. Next door, Taman Mount Austin has almost the identical median price — RM540,000 — but at RM428 psf, and it rose 6.3%. Same money, and in Taman Molek you get roughly a fifth more house. We are not going to bury that minus sign, because which side of it you should stand on depends entirely on whether you are going to live in the house or rent it out. 登记成交：中位 RM539,000、每尺 RM344，而这个每尺数字比一年前 低了 1.5%。隔壁的 Taman Mount Austin 中位价几乎一模一样 —— RM540,000 —— 但每尺 RM428，而且涨了 6.3%。同样的钱，在 Taman Molek 大约多买到五分之一的房子。我们不会把这个负号藏起来，因为你该站在它的哪一边，完全取决于这栋房子你是要自己住，还是要租出去。
© Levtchenkov · CC BY 4.0 · Wikimedia CommonsTaman Molek in 30 seconds — the minus sign first30 秒看懂 Taman Molek —— 先讲那个负号
- The number nobody else will lead with: the median price per square foot in Taman Molek is down 1.5% over twelve months, to RM344. Taman Mount Austin, ten minutes away, is up 6.3% to RM428. Setia Tropika is up 3.8%, Nusa Bestari up 3.2%. Taman Molek is the one that went backwards. 没有人会拿来当开头的数字：Taman Molek 的中位每尺价过去 12 个月 下跌 1.5%，来到 RM344。十分钟外的 Taman Mount Austin 上涨 6.3% 至 RM428，Setia Tropika 涨 3.8%，Nusa Bestari 涨 3.2%。往后退的是 Taman Molek。
- Why that is good news for one buyer: the median price here — RM539,000 across 537 recorded subsales — is within RM1,000 of Mount Austin’s RM540,000. Identical budget, and RM84 less per square foot. On a standard 22 × 70 lot of about 1,540 sq ft that is roughly RM129,000 of house you are not paying for. Over a 30-year loan at 4.2%, not borrowing that RM129,000 saves about RM228,000 of total repayment. 为什么这对一种买家是好消息：这里的中位成交价 —— 537 笔登记成交、中位 RM539,000 —— 与 Mount Austin 的 RM540,000 只差 RM1,000。预算一模一样，每尺却便宜 RM84。以标准 22 × 70、约 1,540 尺的地来算，那是大约 RM129,000 你不必付的房价。以 4.2%、30 年贷款计，不用借这 RM129,000，还款总额少约 RM228,000。
- Why it is a warning for the other: if those two trends simply continue, a Molek house drifts down about RM8,000 a year in per-foot terms while the Mount Austin equivalent gains about RM41,000. That is roughly RM49,000 of divergence a year — which eats the RM129,000 head start in under three years. One year of index movement is not a forecast, but it is the arithmetic you should be arguing with. 为什么这对另一种买家是警告：如果这两条走势就这样延续下去，以每尺计，一栋 Molek 的房子一年约往下走 RM8,000，而同价位的 Mount Austin 房子一年约往上走 RM41,000 —— 一年拉开约 RM49,000。那 RM129,000 的领先，不到三年就被吃完。一年的指数变动不是预测，但这就是你该拿来反驳自己的算术。
- What the place actually is: a 1990s freehold township by the Pelangi Berhad Group, laid out along Jalan Molek 1, 2 and 3 with Persiaran Molek Utama as its spine. Single-storey terraces are the most traded product — 153 of the 537 records. The shophouse rows carry one of the denser food-and-bank clusters on JB’s east side, and SK and SMK Taman Molek are both inside the township. 这地方到底是什么：1990 年代由 Pelangi Berhad Group 开发的永久地契社区，沿 Jalan Molek 1、2、3 布局，以 Persiaran Molek Utama 为主干。单层排屋是成交最多的产品 —— 537 笔中有 153 笔。商店街拥有新山东侧最密集的餐饮与银行聚落之一，SK 与 SMK Taman Molek 两所学校都在社区内。
- The blunt read: Taman Molek today is a buyer’s market inside a mature suburb. That is an excellent place to buy a home and a mediocre place to park capital. If you are choosing between the two, read the two columns below and stop reading the other one. 直白的结论：今天的 Taman Molek 是一个成熟郊区里的买方市场。这是买自住房的好地方，是停放资本的普通地方。如果你在两者之间犹豫，请读下面两栏中属于你的那一栏，然后别再读另一栏。
Thirty-year-old streets, and a food row that never emptied out三十年的街道，与一条从没冷掉的食街
Taman Molek does not photograph like a launch brochure, and that is the point. What you are looking at is a township that finished being built in the 1990s and has been lived in ever since — mature trees, full shoplots, a temple, a mosque, a Japanese barbecue restaurant with a queue. Taman Molek 拍起来不像新盘宣传册 —— 而这正是重点。你看到的是一个在 1990 年代就盖完、之后一直有人住的社区：长成的树、满租的店屋、一间庙、一座清真寺，还有一家排队的日式烧肉店。
The same data point, read two opposite ways同一个数据，两种相反的读法
Most area pages pretend one story fits everyone. A minus sign in front of the growth number makes that impossible. So here are the two columns — pick yours.多数区域页假装一套说法适合所有人。当涨幅前面挂着一个负号，这就不可能了。所以这里给两栏 —— 挑你的那一栏。
🏠 If you are going to live in it如果你是自住
- You are buying in a soft market. A −1.5% twelve-month move is not a crash, but it is the difference between a seller who thinks time is on their side and a seller who does not. Ask for the discount. In this area you will often get some of it.你在一个偏软的市场里买。12 个月 −1.5% 不是崩盘，但它决定了卖方觉得时间站在自己这边、还是不在。请开口议价 —— 在这个区，你通常拿得到一部分。
- You get floor area instead of a brand. RM344 psf against Mount Austin’s RM428 is a 19.6% discount per foot on essentially the same median budget.你换到的是面积，不是品牌。每尺 RM344 对 Mount Austin 的 RM428，在几乎相同的中位预算下，每尺便宜 19.6%。
- Everything is already built. Schools, banks, clinics, temples, mosque, a full food row. You are not buying a masterplan and waiting five years for the shops to open.一切都已经盖好了。学校、银行、诊所、庙宇、清真寺、一整条食街。你买的不是一张总蓝图，不必等五年等店开。
- 537 recorded subsales means there is stock, and stock means choice. You are not bidding against three other families for the only unit on the market.537 笔登记成交代表有货，有货就有选择。你不必和另外三组家庭抢市场上唯一一间。
📉 If you are buying it to let如果你是买来出租
- Capital growth is not currently doing the work. −1.5% on the per-foot index means the appreciation half of your return is, for now, absent. Everything has to come from rent.目前资本增值没有在帮你干活。每尺指数 −1.5% 代表你回报中「增值」那一半，眼下是缺席的。一切都得靠租金。
- And rent will not carry a loan. Terraces advertise at roughly RM1,400–2,200 a month. Against the RM539,000 median that is a gross yield of about 3–4%, before quit rent, assessment, repairs and vacancy — against a mortgage rate near 4.2%.而租金撑不起贷款。排屋挂牌租金约 RM1,400–2,200／月。对上 RM539,000 中位价，毛回报约 3–4%，还没扣地税、门牌税、维修与空置 —— 而房贷利率约 4.2%。
- The honest condition: this area works for an investor who buys with cash, buys below the recorded median, and holds past year six so RPGT falls to zero. It does not work as a leveraged growth play.诚实的前提：这个区适合现金买入、买在登记中位价以下、并持有过第六年让产业盈利税归零的投资者。它不适合当作杠杆型的增值操作。
- Where the yield actually is: the strata stock. Molek Pine apartments have transacted around RM337–512 psf and advertise from about RM2,500 a month. That is a different arithmetic from the landed — ask for it separately.回报实际在哪里：在分层产品。Molek Pine 的登记成交约每尺 RM337–512，挂牌租金约 RM2,500 起。那是与有地住宅完全不同的一笔账 —— 请另外向我索取。
The upgrader from Johor Jaya or Kota Masai从 Johor Jaya 或 Kota Masai 升级的家庭
Molek’s RM539,000 median is the highest of the big established estates in Mukim Plentong — above Johor Jaya at RM470,000 and Kota Masai at RM360,000. Moving here is a step up in address without leaving the east side or the school routine.Molek 的 RM539,000 中位价是 Plentong 各大成熟社区里最高的 —— 高于 Johor Jaya 的 RM470,000 与 Kota Masai 的 RM360,000。搬来这里是门牌的升级，但不必离开东区，也不必换掉接送路线。
The shophouse operator店屋经营者
Commercial stock here transacts at a median of RM1,900,000 and RM819 psf — more than double the residential per-foot figure. The food row is the reason. If your business needs footfall on JB’s east side, this is one of the few rows that reliably has it.这里的商业产品中位成交 RM1,900,000、每尺 RM819 —— 是住宅每尺的两倍以上。原因就是那条食街。如果你的生意需要新山东侧的人流，这是少数几条真的有人流的店街。
The cash yield buyer现金收租买家
No loan, so the 4.2% mortgage rate stops mattering and a 3–4% gross yield on a fully-built, fully-tenanted suburb becomes a reasonable proposition. The soft price index is your bargaining tool on entry, not your exit plan.没有贷款，4.2% 的房贷利率就不再是问题；在一个完全建成、出租率稳定的郊区，3–4% 的毛回报就变得合理。偏软的价格指数是你进场时的议价工具，不是你的退场计划。
The foreign buyer外籍买家
Johor’s floor is RM2 million landed and RM1 million strata. Molek’s landed median is RM539,000 and even its semi-detached median of RM1,768,000 falls short. There is almost nothing here you are legally permitted to buy.柔佛的门槛是有地 RM200 万、分层 RM100 万。Molek 的有地中位价是 RM539,000，连半独立式的中位 RM1,768,000 都不够。这里几乎没有你在法律上买得到的东西。
A Saturday in Taman MolekTaman Molek 的一个星期六
The township is small enough to walk and old enough that everything in it has been open for years. That is the whole product.这个社区小到可以走路，也老到里面每一间店都开了很多年。这就是它全部的产品。
Kopitiam breakfast on the shophouse row. Jalan Molek 1, 2 and 3 are lined with them, and unlike a new township you are not choosing between two units that happen to be open.在商店街吃早餐。Jalan Molek 1、2、3 沿街都是咖啡店 —— 与新社区不同，你不是在两间刚好有开的店之间做选择。
Banking, groceries, a haircut, the clinic — all inside the township. Taman Molek carries an unusually deep bank cluster for a suburb of this size, a legacy of it being the commercial centre for the eastern estates in the 1990s.办银行、买菜、剪头发、看诊 —— 全在社区内。以这个规模的郊区来说，Taman Molek 的银行密度异常地高，这是它在 1990 年代作为东区商业中心留下的遗产。
AEON Tebrau City, IKEA and Toppen are a short drive up the Tebrau corridor. This is one of the reasons Molek never needed its own mall.AEON Tebrau City、IKEA 与 Toppen 沿 Tebrau 走廊开车一小段就到。这也是 Molek 从来不需要自己盖商场的原因之一。
Ponderosa Golf and Country Resort and Daiman 18 both sit against the township’s edge. Green frontage without a resort-estate price tag is genuinely rare on this side of Johor Bahru.Ponderosa Golf and Country Resort 与 Daiman 18 都紧贴社区边缘。在新山东侧，有绿地景观却不必付度假社区的价钱，其实相当少见。
Dinner is the reason people who moved away still come back. Japanese barbecue, seafood, wanton mee, nasi kandar, Javanese — the density is the point, not any single restaurant.晚餐是搬走的人还会回来的理由。日式烧肉、海鲜、云吞面、印度扁担饭、爪哇菜 —— 重点是密度，不是某一家店。
Quiet residential streets, thirty-year-old trees, and — honestly — thirty-year-old drains and wiring too. Walk the specific street at night before you commit; condition varies house by house here far more than in a newer estate.安静的住宅街、三十年的老树 —— 老实说，也有三十年的沟渠与线路。下手前请在晚上去走那一条街；在这里，房子的状况逐间差异远大于新社区。
East side, car side — 17 km from the Causeway东区，靠车的一侧 —— 距长堤 17 公里
Taman Molek sits in Mukim Plentong, between the Tebrau commercial corridor and the Permas Jaya / Pasir Gudang side of Johor Bahru. Persiaran Molek Utama is the spine; it feeds Jalan Masai Baru and Tebrau Highway, and from there the Eastern Dispersal Link or the Inner Ring Road takes you to the CIQ. Taman Molek 位于 Mukim Plentong，夹在 Tebrau 商业走廊与新山的 Permas Jaya／Pasir Gudang 一侧之间。Persiaran Molek Utama 是主干道，接上 Jalan Masai Baru 与 Tebrau Highway，再经 EDL 或内环路前往 CIQ。
Be clear about what this address is not: it is not an RTS address. Bukit Chagar is on the far side of the city centre. Anyone buying here on a Singapore-commuting thesis is buying a car journey, not a rail journey.请先弄清楚这个门牌不是什么：它不是 RTS 地段。Bukit Chagar 在市中心的另一侧。任何以「通勤新加坡」为理由买在这里的人，买的是一段车程，不是一段轨道。
| Destination目的地 | Drive车程 |
|---|---|
| AEON Tebrau City / IKEA / Toppen | 6–12 min |
| Ponderosa Golf & Country Resort | 3–8 min |
| Taman Mount Austin | 8–15 min |
| Bandar Baru Permas Jaya | 10–18 min |
| Hospital Sultan Ismail, Pandan | 8–15 min |
| Pasir Gudang | 20–30 min |
| JB City Centre / CIQ ≈17 km | 16–25 min off-peak |
| RTS Link (Bukit Chagar) | 20–30 min off-peak |
| Senai International Airport | 30–40 min |
Nothing here is coming soon. It is all already open.这里没有「即将落成」。全部已经开着。
This is the specific advantage of buying a thirty-year-old township, and the fair trade against a soft price index: you can verify every claim on this page by driving there on a Tuesday.这就是买一个三十年老社区的具体好处，也是对上偏软价格指数的公平交换：这一页上的每一句话，你都可以在某个星期二开车过去自己验证。
Roads & crossings道路与过关
Persiaran Molek Utama feeds Jalan Masai Baru and the Tebrau corridor. To the CIQ is about 17 km, roughly 16 to 25 minutes off-peak via the Eastern Dispersal Link or the Inner Ring Road. In peak hours, budget a great deal more.Persiaran Molek Utama 接上 Jalan Masai Baru 与 Tebrau 走廊。到 CIQ 约 17 公里，非高峰经 EDL 或内环路约 16 至 25 分钟。高峰时段请多留很多时间。
Schools学校便利
Sekolah Kebangsaan Taman Molek is on Persiaran Molek Utama and SMK Taman Molek is on Jalan Molek 1/34 — both national schools, both inside the estate. Sekolah Agama Taman Molek and several kindergartens operate here too. What Molek does not have is an international school. Sekolah Kebangsaan Taman Molek 在 Persiaran Molek Utama，SMK Taman Molek 在 Jalan Molek 1/34 —— 两所国民学校都在社区内。Sekolah Agama Taman Molek 与数间幼儿园也在这里。Molek 没有的，是国际学校。
Medical & retail医疗与零售
Hospital Sultan Ismail in Pandan is the nearest major public hospital. Private options — Columbia Asia Tebrau, KPJ Johor Specialist, Regency Specialist in the Masai direction — are all within the wider eastern catchment. Retail is the Tebrau corridor: AEON Tebrau City, IKEA and Toppen.最近的大型公立医院是 Pandan 的 Hospital Sultan Ismail。私立选项 —— Columbia Asia Tebrau、KPJ Johor Specialist、Masai 方向的 Regency Specialist —— 都在东区这个范围内。零售靠的是 Tebrau 走廊：AEON Tebrau City、IKEA 与 Toppen。
What RM84 per square foot actually buys you每尺便宜 RM84，实际买到什么
Taman Molek and Taman Mount Austin have almost the same median transacted price. They do not have the same price per foot. Everything worth saying about this area lives in that gap. Taman Molek 与 Taman Mount Austin 的中位成交价几乎一样，但每尺价不一样。关于这个区值得讲的一切，都住在那道差距里。
RM344 psf against RM428 next door每尺 RM344，隔壁 RM428
Mount Austin: median RM540,000 at RM428 psf. Taman Molek: median RM539,000 at RM344 psf. A RM1,000 difference in price and an RM84 difference per foot — 19.6% cheaper. On a 1,540 sq ft standard lot that is about RM129,000; on 2,000 sq ft, about RM168,000. Mount Austin：中位 RM540,000、每尺 RM428。Taman Molek：中位 RM539,000、每尺 RM344。价格差 RM1,000，每尺差 RM84 —— 便宜 19.6%。以 1,540 尺标准地计约 RM129,000；以 2,000 尺计约 RM168,000。
A soft index is a negotiating position偏软的指数就是议价筹码
−1.5% over twelve months is small in absolute terms and large in psychological terms. A seller looking at a flat-to-falling index has a different view of “wait for a better offer” than one watching +6.3%. This is the one area in the series where asking for the discount is the correct opening move. 12 个月 −1.5%，在绝对值上很小，在心理上很大。一个看着持平偏跌指数的卖方，对「再等一个更好的价」的看法，跟一个看着 +6.3% 的卖方完全不同。这是本系列唯一一个「开口砍价」就是正确开局的区。
537 records means real liquidity537 笔代表真实流动性
Five hundred and thirty-seven recorded subsales, of which 433 are residential — 153 single-storey terraces, 71 double-storey, 104 condominium units. That is a market with price discovery. You can benchmark what you are being asked, and so can the bank’s valuer. 537 笔登记成交，其中 433 笔是住宅 —— 单层排屋 153 笔、双层排屋 71 笔、公寓 104 笔。这是一个有价格发现的市场。你能对照卖方开的价，银行的估价师也能。
Two national schools inside the estate社区内两所国民学校
SK Taman Molek on Persiaran Molek Utama and SMK Taman Molek on Jalan Molek 1/34 — primary and secondary, both within the township. For a family, walking distance to a secondary school is worth more than a clubhouse, and it is the reason Molek’s tenant base is stable. Persiaran Molek Utama 的 SK Taman Molek 与 Jalan Molek 1/34 的 SMK Taman Molek —— 小学与中学都在社区内。对一个家庭来说，走路能到的中学比会所值钱，这也是 Molek 租客基础稳定的原因。
The commercial row prices at RM819 psf商店街每尺 RM819
Molek’s 104 commercial records transact at a median of RM1,900,000 and RM819 psf — more than twice the residential per-foot figure. That is the market pricing footfall. A residential area whose shops are worth that much is an area whose shops are open. Molek 的 104 笔商业成交中位为 RM1,900,000、每尺 RM819 —— 是住宅每尺的两倍以上。那是市场在为人流定价。一个店铺值这么多钱的住宅区，是一个店铺真的有在开的住宅区。
Freehold, built out, and no new supply永久地契、已建满、没有新供给
A 1990s Pelangi Berhad Group township on freehold land, fully developed. Nobody is launching 400 units next door to reprice your street. That cuts both ways — it is why the area is stable, and also why it is not growing. 1990 年代由 Pelangi Berhad Group 开发的永久地契社区，已完全建成。不会有人在你隔壁推 400 个单位来重新定价你这条街。这是双面的 —— 它让这个区稳定，也让它不成长。
And the questions a soft index makes compulsory以及指数偏软时，非问不可的问题
🏠 If you are buying to live here如果你是买来自住
📊 If you are buying it as an investment如果你是买来投资
Molek 1, Molek 2, Molek 3 — and why the averages lieMolek 1、Molek 2、Molek 3 —— 以及平均值为什么骗人
Taman Molek is not one market. It is three numbered street systems plus a spine road and a set of apartment blocks, and the registered prices between them differ enormously. Jalan Molek 1 alone recorded 79 transactions at a median of RM990,000 and RM347 psf — nearly double the RM539,000 area median. Quoting the area figure at a Jalan Molek 1 house, or the reverse, is the most common mistake made on this estate. Taman Molek 不是一个市场。它是三套编号街道系统，加上一条主干道与几座公寓，彼此之间的登记价格差异极大。光是 Jalan Molek 1 就有 79 笔成交，中位 RM990,000、每尺 RM347 —— 接近全区中位 RM539,000 的两倍。拿全区数字去套 Jalan Molek 1 的房子（或反过来），是这个社区最常见的错误。
| Street system街道系统 | Typical product主要产品 | Recorded data登记数据 | Who it suits适合谁 |
|---|---|---|---|
| Jalan Molek 1/1 – 1/41 | Larger lots, semi-detached and wide terraces; SMK Taman Molek is on 1/34较大地段、半独立式与宽间排屋；SMK Taman Molek 在 1/34 | 79 txns median RM990,000 · RM347 psf中位 RM990,000 · 每尺 RM347 |
Upgraders; families wanting land升级型买家；要地的家庭 |
| Jalan Molek 2/1 – 2/42 | Terraced housing and the shophouse frontage toward Jalan Persiaran Molek排屋，以及靠 Jalan Persiaran Molek 一侧的店屋立面 | Per-street data not published separately — ask for the comparables未单独公布分街数据 —— 请索取对照成交 | Owner-occupiers wanting the food row on foot想走路到食街的自住客 |
| Jalan Molek 3/1 – 3/19 | Terraced housing, generally the tighter end of the estate排屋，一般是社区中较紧凑的一段 | Per-street data not published separately — ask for the comparables未单独公布分街数据 —— 请索取对照成交 | Entry buyers; the lowest ticket in Molek入门买家；Molek 最低总价的一段 |
| Persiaran Molek Utama / Jalan Persiaran MolekPersiaran Molek Utama／Jalan Persiaran Molek | The spine roads. SK Taman Molek sits on Persiaran Molek Utama主干道。SK Taman Molek 位于 Persiaran Molek Utama | Frontage lots price differently from interior lots临路单位与内街单位定价不同 | Convenience over quiet — check traffic noise要便利不要安静 —— 请留意路噪 |
| Molek Pine 1 · 2 · 3 · 4 | Condominium blocks by Berinda Properties, inside the townshipBerinda Properties 开发的公寓，位于社区内 | 104 condo txns笔公寓成交 listed range about RM337–512 psf公开区间约每尺 RM337–512 |
Yield buyers; the per-foot inversion sits here收租买家；每尺倒挂就发生在这里 |
A single-storey terrace estate, with a thin tail of big houses一个以单层排屋为主的社区，尾巴上挂着少量大房子
Of 537 records: 153 single-storey terraces, 71 double-storey terraces, 104 condominium units, 42 flats, 41 low-cost flats, 12 low-cost houses, 7 semi-detached and 2 bungalows, plus 104 commercial. The single-storey terrace is what this estate actually is; everything above it trades too rarely to price confidently. 537 笔纪录中：单层排屋 153 笔、双层排屋 71 笔、公寓 104 笔、组屋 42 笔、廉价组屋 41 笔、廉价屋 12 笔、半独立式 7 笔、独立式 2 笔，另有商业 104 笔。单层排屋才是这个社区真正的样子；再往上的产品成交太少，无法有信心地定价。
Single-storey terrace单层排屋
Double-storey terrace双层排屋
Semi-detached & bungalow半独立式与独立式
Highest median in its mukim. Lowest growth in this series.全 mukim 中位价最高。本系列涨幅最低。
Mid-table on price. Bottom of the table on growth.价格排中段，涨幅排末段。
The only minus sign among the four areas in this batch本批四个区里唯一的负号
Molek is not alone in Mukim Plentong — Taman Kota Masai fell 3.2% and Taman Rinting 2.3% over the same window. But among the four areas covered in this batch of guides, it is the only one that went down, and pretending otherwise would make every other number on this page less believable. 在 Mukim Plentong 里 Molek 并不孤单 —— 同期 Taman Kota Masai 跌 3.2%、Taman Rinting 跌 2.3%。但在本批四份指南所涵盖的四个区里，它是唯一往下走的。假装不是这样，只会让这一页其他每一个数字都更不可信。
RM328,000 to RM750,000 is where this market actually livesRM328,000 至 RM750,000，这个市场真正的所在
Registered subsales across all types: median RM539,000 at RM344 psf, with the middle of the market between about RM328,000 and RM750,000 and the core per-foot band between RM249 and RM417. Residential only: median RM500,000 at RM319 psf. Commercial: median RM1,900,000 at RM819 psf. 全类型登记成交：中位 RM539,000、每尺 RM344，市场中段约在 RM328,000 至 RM750,000 之间，核心每尺区间 RM249 至 RM417。仅住宅：中位 RM500,000、每尺 RM319。商业：中位 RM1,900,000、每尺 RM819。
| Type类型 | Records笔数 | Price range价格区间 | Monthly rent月租 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|
| Single-storey terrace单层排屋 | 153 | RM420k – 660k | RM1,400 – 1,900 | No不行 |
| Double-storey terrace双层排屋 | 71 | RM660k – 1.2m | RM1,600 – 2,500 | No不行 |
| Double-storey semi-detached双层半独立式 | 7 | RM1.28m – 1.8m median RM1,768,000 · RM594 psf中位 RM1,768,000 · 每尺 RM594 | RM3,000 – 5,000 | No — under RM2m不行 —— 低于 RM200 万 |
| Molek Pine apartmentMolek Pine 公寓 | 104 | ≈ RM337 – 512 psf | RM2,500 – 6,500 | No — under RM1m不行 —— 低于 RM100 万 |
| Shophouse (2- and 3-storey)店屋（双层与三层） | 104 | RM1,900,000 median中位 RM819 psf | By negotiation面议 | Commercial rules differ — ask商业规则不同 —— 请询问 |
| All types, recorded median全类型登记中位 | 537 | RM539,000 RM344 psf · psf −1.5% over 12 months每尺 12 个月 −1.5% | — | Effectively closed实质上关闭 |
The arithmetic of a 1.5% decline, done properly把 1.5% 的下跌，认真算一遍
Source: registered transaction records via List.my and brickz.my from NAPIC (JPPH). Records lag roughly six months.来源：NAPIC（JPPH）登记成交纪录，经 List.my 与 brickz.my 公布。资料约滞后半年。
Work it through, because nobody else will把它算完，因为没有别人会算给你听
Take a standard 22 × 70 lot, about 1,540 sq ft. In Taman Molek at RM344 psf that is RM529,760. The same footprint in Taman Mount Austin at RM428 psf is RM659,120. You save RM129,360 on day one — and because you borrow that much less, at 4.2% over 30 years you avoid roughly RM228,000 of total repayment. That part is certain, and it is the owner-occupier case in one line. 拿一块标准 22 × 70、约 1,540 尺的地。在 Taman Molek 以每尺 RM344 计是 RM529,760。同样面积在 Taman Mount Austin 以每尺 RM428 计是 RM659,120。你在第一天就省下 RM129,360 —— 而且因为少借这么多，以 4.2%、30 年计，你少还约 RM228,000 的还款总额。这一段是确定的，也是自住论点的一句话总结。
Now the other side. If the last twelve months simply repeat, the Molek house drifts down 1.5% — about RM7,900 a year — while the Mount Austin house gains 6.3%, about RM41,500. That is roughly RM49,400 of divergence per year, and RM129,360 divided by RM49,400 is 2.6 years. One year of index movement is not a forecast and trends do not extend in straight lines. But if you are buying here as an investment, this is the number you have to argue with — not the RM129,000 saving. 现在讲另一面。如果过去 12 个月原样重演，Molek 的房子往下走 1.5%，一年约 RM7,900；而 Mount Austin 的房子上涨 6.3%，约 RM41,500。一年拉开约 RM49,400，而 RM129,360 除以 RM49,400 是 2.6 年。一年的指数变动不是预测，走势也不会走直线。但如果你是买来投资，你要反驳的是这个数字 —— 不是那 RM129,000 的节省。
Residential price per square foot, year by year住宅每尺价 · 逐年
Why per-foot and not price: the mix of what sold changes every year, and median price follows the mix rather than the market. Per-foot pricing is the nearest available like-for-like. The number beneath each year is the transaction count behind that point; years thinner than ten sales are dropped rather than drawn.为什么用每尺价而不是成交价：每一年成交的屋型组合都不一样，中位成交价跟着组合走，不是跟着市场走。每尺价是现有资料里最接近「同类相比」的量尺。每个年份下方的数字是该点背后的成交笔数；不足十笔的年份宁可不画。
PRICE_INDEX 阵列加一行，格式 {q:"2026 Q1", median:435, n:12}（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 Molek 价格指数」的事实来源 —— 媒体、买家与 AI 搜索引擎会引用你，而不是引用挂牌网站。💡 加
?draft=1 到网址后面，就能看到本页所有黄色待办备注；一般访客看不到。The short answer: not here简短的答案：不是这里
Johor bars non-citizens from landed property below RM2 million and strata below RM1 million. Taman Molek’s landed median is RM539,000. Its semi-detached median is RM1,768,000. Its apartments transact well under RM1 million. There is, in practice, almost nothing here you are permitted to buy — and any agent who tells you otherwise is costing you a wasted trip. 柔佛禁止非公民购买 RM200 万 以下的有地住宅，以及 RM100 万 以下的分层产权。Taman Molek 的有地中位价是 RM539,000，半独立式中位是 RM1,768,000，公寓成交远低于 RM100 万。实际上，这里几乎没有你被允许买的东西 —— 任何告诉你相反答案的经纪，都是在浪费你一趟车程。
Monthly repayment每月供款
Defaults set to the recorded median of RM539,000. Try RM659,000 as well — that is what the same 1,540 sq ft footprint costs at Mount Austin’s RM428 psf. The gap in the monthly figure is the whole owner-occupier argument.预设值为登记中位价 RM539,000。也请试试 RM659,000 —— 那是同样 1,540 尺面积在 Mount Austin 每尺 RM428 下的价钱。两个月供数字的差距，就是自住论点的全部。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM539,000, the recorded median. Note for Malaysian first-time buyers: homes at or below RM500,000 are fully exempt from MOT stamp duty for 2026–2027, and a good part of Molek’s single-storey terrace stock sits under that line.预设 RM539,000，即登记中位价。大马首购族请注意：RM500,000 以下的住宅在 2026–2027 年全免 MOT 印花税，而 Molek 相当一部分的单层排屋存量就落在这条线以下。
Johor requires a minimum of RM2 million for landed property and RM1 million for strata. Taman Molek’s landed median is RM539,000 and its apartments transact well below RM1 million, so nothing in the ranges on this page is available to a non-citizen. The figures below are shown for completeness only: a flat 8% transfer stamp duty from 1 January 2026, a Johor state consent fee of 3% of valuation, minimum RM30,000, consent taking one to three months, and lending capped at 60–70% LTV. 柔佛要求有地住宅最低 RM200 万、分层产权最低 RM100 万。Taman Molek 的有地中位价是 RM539,000，公寓成交远低于 RM100 万 —— 本页任何价格区间对非公民都不开放。下面的数字仅为完整性而列：自 2026 年 1 月 1 日起 统一 8% 转让印花税；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；贷款成数上限 60–70%。
Tell me your budget and passport and I will send you the Johor addresses that are actually open to you. 把预算与护照告诉我，我直接发给你柔佛真正对你开放的门牌清单。
Living in it, or letting it out? Tell me that first.自住，还是出租？先告诉我这个。
In an area with a soft price index the advice genuinely splits in two. Answer this one question and everything I send you changes.在一个价格指数偏软的区，建议是真的会一分为二的。回答这一题，我发给你的东西就会完全不同。
A good place to live, in a market that has stopped growing一个适合住的地方，一个停止成长的市场
✓ Strengths优势
- RM84 per square foot cheaper than Mount Austin on an almost identical median price — roughly RM129,000 on a standard 1,540 sq ft lot, and about RM228,000 less total repayment over a 30-year loan.在中位价几乎相同的情况下，每尺比 Mount Austin 便宜 RM84 —— 以标准 1,540 尺地计约 RM129,000，30 年贷款的还款总额少约 RM228,000。
- Everything is already built and open. Two national schools inside the estate, a bank cluster, clinics, a temple, a mosque, and a food row dense enough that people who moved away still drive back for dinner.一切都已建成并营业中。社区内两所国民学校、银行聚落、诊所、庙宇、清真寺，以及一条密到让搬走的人还开车回来吃晚饭的食街。
- 537 recorded subsales means real price discovery and real choice. You can benchmark any asking price against registered records rather than against a brochure.537 笔登记成交代表真实的价格发现与真实的选择。任何开价你都能拿登记纪录去对，而不是拿宣传册去对。
- Freehold, fully built out, no new supply. Nobody is launching 400 units next door to reprice your street either way.永久地契、已完全建成、没有新供给。不会有人在隔壁推 400 个单位，往任何一个方向重新定价你这条街。
- Commercial stock at RM819 psf. Shops worth twice the residential per-foot figure are shops that are open — the most reliable evidence a suburb is still functioning.商业产品每尺 RM819。值住宅每尺两倍的店铺，是有在营业的店铺 —— 这是一个郊区仍在运作最可靠的证据。
△ Things to weigh需要权衡的
- Median psf fell 1.5% over twelve months. Mount Austin rose 6.3%, Setia Tropika 3.8%, Nusa Bestari 3.2%. If capital growth is why you are buying, the recent record does not support it and you should say so out loud before you sign.中位每尺过去 12 个月下跌 1.5%。Mount Austin 涨 6.3%、Setia Tropika 涨 3.8%、Nusa Bestari 涨 3.2%。如果你买的理由是资本增值，近期纪录不支持这个理由 —— 签字之前请先把这句话说出口。
- Rent will not carry a loan. Roughly RM1,400–2,200 a month against a RM539,000 median is a 3–4% gross yield, before quit rent, assessment, repairs and vacancy — against a mortgage near 4.2%. Leveraged investment here is negative carry from day one.租金撑不起贷款。月租约 RM1,400–2,200 对上 RM539,000 中位价，毛回报 3–4%，还没扣地税、门牌税、维修与空置 —— 而房贷约 4.2%。在这里做杠杆投资，从第一天就是负利差。
- The houses are thirty years old. Wiring, roofing, plumbing and drains all date from the 1990s. Condition varies enormously house to house; budget RM40,000 to RM120,000 for a full refurbishment and inspect properly rather than trusting listing photos.房子有三十年了。电线、屋顶、水管与沟渠都是 1990 年代的。屋况逐间差异极大；请为全面翻新预留 RM40,000 至 RM120,000，并认真验屋，不要相信挂牌照片。
- Not an RTS address, and car-dependent. Bukit Chagar is 20 to 30 minutes off-peak on the far side of the city centre, and Tebrau Highway at peak hour is its own subject. There is no rail story here to price in.不是 RTS 地段，而且高度依赖开车。Bukit Chagar 在市中心另一侧，非高峰 20 至 30 分钟，而 Tebrau Highway 的高峰时段是另一个话题。这里没有可以计入价格的轨道题材。
- Effectively closed to foreign buyers, and no international school inside the estate. If your household needs either of those, Taman Molek is the wrong page and I would rather you found that out here than after a viewing.实质上对外籍买家关闭，社区内也没有国际学校。如果你的家庭需要其中任何一项，Taman Molek 就是错的一页 —— 我宁可你在这里发现，而不是看完房才发现。
Taman Molek FAQTaman Molek 常见问题
Why are prices per square foot in Taman Molek falling?Taman Molek 的每尺价为什么在跌？
Registered subsale transactions in Taman Molek show a median of RM539,000 at RM344 per square foot, and that median price per square foot is 1.5 percent lower than twelve months earlier. Over the same period neighbouring Taman Mount Austin rose 6.3 percent to RM428 per square foot. Taman Molek is an established township built by the Pelangi Berhad Group in the 1990s, so the stock is thirty years old, the land is fully built out and there is no new supply to reprice the area upward. Buyers who want new gated product are choosing newer addresses. That leaves more negotiating room in Taman Molek and slower capital growth. Taman Molek 的登记成交中位为 RM539,000、每平方尺 RM344，而这个中位每尺价比 12 个月前低了 1.5%。同期，邻近的 Taman Mount Austin 上涨 6.3% 至每尺 RM428。Taman Molek 是 Pelangi Berhad Group 在 1990 年代建成的成熟社区，房龄三十年、土地已完全建满，没有新供给可以把这个区往上重新定价。想要新式门禁产品的买家转向了较新的门牌。这为 Taman Molek 留下了更多议价空间，也留下了较慢的资本增值。
How much does a house in Taman Molek cost?Taman Molek 的房子多少钱？
Across 537 recorded subsale transactions the median is RM539,000 at RM344 per square foot, with the middle of the market falling roughly between RM328,000 and RM750,000. Single-storey terraced houses are the most traded type with 153 recorded sales, and the most common layout, a three-bedroom home on a lot of about 1,540 square feet, has transacted at a median of roughly RM310 per square foot. Double-storey terraced houses account for 71 recorded sales. Double-storey semi-detached houses recorded a median of RM1,768,000 at RM594 per square foot, but from only seven sales, so treat that figure as thin. 在 537 笔登记成交中，中位为 RM539,000、每平方尺 RM344，市场中段大约落在 RM328,000 至 RM750,000 之间。单层排屋是成交最多的类型，共 153 笔；最常见的格局是 3 房、约 1,540 平方尺地，成交中位约每尺 RM310。双层排屋有 71 笔登记成交。双层半独立式的登记中位为 RM1,768,000、每尺 RM594，但只有七笔成交，请视为样本极薄。
Is Taman Molek a good investment?Taman Molek 适合投资吗？
It depends what you want the money to do. The median price per square foot fell 1.5 percent over the past twelve months, so this is not at present an area where capital growth carries the return. Terraced houses are advertised for rent at roughly RM1,400 to RM2,200 a month, which against a RM539,000 median is a gross yield of about 3 to 4 percent before maintenance, quit rent, assessment and vacancy. With home loan rates around 4 percent, a leveraged purchase here does not pay for itself out of rent. A cash buyer who wants a mature, liquid address with real bargaining room is a better fit for Taman Molek than a buyer relying on price appreciation. 看你要这笔钱做什么。过去 12 个月中位每尺价下跌 1.5%，所以目前这不是一个靠资本增值带来回报的区。排屋的挂牌租金约每月 RM1,400 至 RM2,200，对上 RM539,000 的中位价，在扣除维修、地税、门牌税与空置之前，毛回报约 3% 至 4%。在房贷利率约 4% 的情况下，这里的杠杆式买入无法靠租金自给。比起依赖价格上涨的买家，一位想要成熟、流动性好、且有真实议价空间的现金买家，更适合 Taman Molek。
Can foreigners buy a house in Taman Molek?外国人可以在 Taman Molek 买房吗？
Realistically, no. Johor sets a minimum purchase price of RM2 million for non-citizens buying landed residential property and RM1 million for strata property. The landed median in Taman Molek is RM539,000, and even the semi-detached median of RM1,768,000 sits below the landed threshold. Molek Pine apartments have transacted well under RM1 million. A foreign buyer who wants this side of Johor Bahru has to look at higher-priced addresses or newer strata projects that clear the RM1 million line, and should budget for a flat 8 percent transfer stamp duty from 1 January 2026 plus a Johor state consent fee of 3 percent of valuation with a RM30,000 minimum. 实际上不行。柔佛对非公民购买有地住宅设有 RM200 万最低价门槛，分层产权则为 RM100 万。Taman Molek 的有地中位价是 RM539,000，连半独立式的中位 RM1,768,000 都低于有地门槛。Molek Pine 的公寓成交也远低于 RM100 万。想要新山这一侧的外籍买家，必须转向价格更高的门牌，或跨过 RM100 万门槛的较新分层项目，并须预算自 2026 年 1 月 1 日起统一 8% 的转让印花税，以及柔佛州同意书费（估价的 3%、最低 RM30,000）。
What schools are there in Taman Molek?Taman Molek 有哪些学校？
Sekolah Kebangsaan Taman Molek is on Persiaran Molek Utama and Sekolah Menengah Kebangsaan Taman Molek is on Jalan Molek 1/34, so national primary and secondary schooling are both inside the township. Sekolah Agama Taman Molek and several kindergartens, including Smart Reader Kids, Cherie Hearts and Gem Preschool, also operate here. There is no international school inside Taman Molek itself, so families who want one look outside the township. Confirm current intake, catchment and fees directly with each school. Sekolah Kebangsaan Taman Molek 位于 Persiaran Molek Utama，Sekolah Menengah Kebangsaan Taman Molek 位于 Jalan Molek 1/34，因此国民小学与国民中学都在社区内。Sekolah Agama Taman Molek 与多间幼儿园（包括 Smart Reader Kids、Cherie Hearts 与 Gem Preschool）也设在这里。Taman Molek 本身没有国际学校，有需要的家庭必须往社区外找。请直接向各校确认目前的招生、学区与学费。
How far is Taman Molek from the Causeway and Singapore?Taman Molek 距离长堤与新加坡多远？
Taman Molek sits in Mukim Plentong on the eastern side of Johor Bahru, roughly 17 kilometres by road from the Johor Bahru CIQ at Bangunan Sultan Iskandar. Mapped off-peak driving time is about 16 to 25 minutes using Persiaran Molek Utama, Tebrau Highway and either the Eastern Dispersal Link or the Inner Ring Road. Peak-hour and school-run traffic is materially slower. The Bukit Chagar RTS Link terminus is on the far side of the city centre from here, so this is a car-dependent address rather than an RTS address. Verify the journey at the hour you would actually travel. Taman Molek 位于新山东侧的 Mukim Plentong，距 Bangunan Sultan Iskandar 的新山 CIQ 约 17 公里车程。依路线估算，非高峰时段经 Persiaran Molek Utama、Tebrau Highway，再走 EDL 或内环路，约 16 至 25 分钟。高峰时段与接送时段明显更慢。RTS 的 Bukit Chagar 总站在市中心的另一侧，所以这是一个依赖开车的门牌，不是 RTS 门牌。请在你实际会出门的时段亲自验证这段车程。
What is Taman Molek known for?Taman Molek 以什么闻名？
Food and everyday convenience. Taman Molek was developed by the Pelangi Berhad Group in the 1990s, and its shophouse rows along Jalan Molek 1, Jalan Molek 2 and Jalan Molek 3 now hold one of the denser restaurant and cafe clusters on the eastern side of Johor Bahru, alongside a long list of bank branches. It also carries an unusual piece of history: for about half a century the site housed the main Far East transmitting station of the BBC, known locally as BBC Tebrau, before it was moved to Singapore. 餐饮与日常便利。Taman Molek 由 Pelangi Berhad Group 在 1990 年代开发，沿 Jalan Molek 1、Jalan Molek 2 与 Jalan Molek 3 的商店街，如今拥有新山东侧最密集的餐厅与咖啡馆聚落之一，另有一长串银行分行。它还带着一段不寻常的历史：这块地曾有约半个世纪是 BBC 在远东的主要发射站所在，当地称为 BBC Tebrau，后来才迁往新加坡。
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. In an area where the price per square foot has been drifting down, the holding period matters more than usual: a short hold can turn a small paper gain into a loss once RPGT and transaction costs are counted. 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。在一个每尺价格正在缓慢下行的区，持有期比平常更重要：短期持有很可能在计入产业盈利税与交易成本后，把帐面上的小赚变成实亏。
The commercial side of Taman Molek美乐花园的商业面
Shop lots and shop offices on the same streets — ground-floor rent bands, transacted price per square foot, who actually walks past the door, and what the strip is still missing. Taman Molek shop lot guide →同一条街上的店屋与商务办公 — 地面层租金区间、成交每尺价、门口走过的到底是什么人、这条街还缺什么。美乐花园店屋指南 →
Same budget, four different answers同样的预算，四个不同的答案
If you are reading this page you are almost certainly also looking at Mount Austin. Here is the comparison with nothing left out — including the row that does not flatter Taman Molek.你会读到这一页，几乎可以肯定同时也在看 Mount Austin。这里给出完整对照，一项也没删 —— 包括对 Taman Molek 不利的那一行。
| Taman Molek | Taman Mount Austin | Setia Tropika | Taman Nusa Bestari 2 | |
|---|---|---|---|---|
| Recorded subsales登记成交笔数 | 537 | 777 | 610 | 252 |
| Median transacted中位成交价 | RM539,000 | RM540,000 | RM800,000 | RM500,000 |
| Median psf中位每尺 | RM344 | RM428 | RM422 | RM350 |
| psf, past 12 months每尺，过去 12 个月 | −1.5% | +6.3% | +3.8% | +3.2% |
| Side of the city城市方位 | East · Plentong东侧 · Plentong | East · Tebrau东侧 · Tebrau | North · Tebrau北侧 · Tebrau | West · Iskandar Puteri西侧 · Iskandar Puteri |
| Foreign buyers外籍买家 | Effectively no实质上不行 | Median below RM2m中位低于 RM200 万 | Median below RM2m中位低于 RM200 万 | Median below RM2m中位低于 RM200 万 |
| Best for最适合 | Owner-occupiers who want floor area and room to negotiate要面积、要议价空间的自住买家 | Buyers who want the growth number on their side要涨幅站在自己这边的买家 | Buyers trading up in a planned township在规划型社区里换大房的买家 | Second Link commuters, deepest liquidity走二关的通勤者，流动性最深 |
Tell me the street and the square footage. Then we can talk price.告诉我街道与面积。然后我们再谈价钱。
In Taman Molek the area median is close to useless on its own — Jalan Molek 1 records a median of RM990,000 against RM539,000 for the estate. Send me the specific unit and I will pull the registered comparables on that street, tell you what the per-foot figure really is, and give you a straight answer on how much room there is to negotiate. 在 Taman Molek，单看全区中位价几乎没有用 —— Jalan Molek 1 的中位是 RM990,000，全区却是 RM539,000。把具体单位发给我，我会调出那条街的登记对照成交，告诉你每尺的真实数字，并直接回答你还有多少议价空间。