Taman Nora: the cheapest landed
title on this entire site Taman Nora：
这整个网站里最便宜的有地地契

Recorded subsale transactions in Taman Nora, Ulu Tiram, show a median of RM250,000 at RM297 per square foot across 58 records from 2021 to 2026, published by List.my from NAPIC data. Of those, 56 are Low-Cost House transactions with a median of RM245,000 at RM302 psf, and the middle 50 percent of low-cost house sales fell between RM191,000 and RM299,000. The other 2 records are double-storey shop lots on Jalan Berlian, at RM300,000 and RM420,000. This is the lowest median of every area recorded in Mukim Plentong, well below the next-cheapest, Tanjung Puteri Resort at RM358,000. Taman Nora（乌鲁地南）的登记二手成交显示：2021 至 2026 年共 58 笔纪录，中位价 RM250,000、每平方尺 RM297，资料由 List.my 依 NAPIC 数据公布。其中 56 笔是「廉价屋」（Low-Cost House）成交，中位价 RM245,000、每尺 RM302，中间 50% 的廉价屋成交价落在 RM191,000 至 RM299,000 之间。另外 2 笔是 Jalan Berlian 的双层店屋，成交价分别为 RM300,000 与 RM420,000。这是整个 Plentong 这个 mukim 里登记中位价最低的一个区，比第二低的 Tanjung Puteri Resort（RM358,000）还要低不少。

Almost the entire recorded stock is single-storey low-cost terrace houses (Rumah Kos Rendah) on two roads, Jalan Berlian and Jalan Permata, each with numbered branch lanes. Recorded sizes for most units run 732 to 840 square feet, the standard footprint for this housing type in Johor. A handful of records show much larger sizes, 1,612 to 3,143 square feet, which are likely extended, combined, or double-storey-converted lots rather than the original as-built size, so always confirm the actual built-up area before comparing price per square foot. The only non-residential records are two double-storey shop lots on Jalan Berlian. 登记纪录里几乎全部都是单层廉价排屋，分布在两条路：Jalan Berlian 与 Jalan Permata，各自再细分出多条编号巷弄。大多数单位的登记面积是 732 至 840 平方尺，是柔佛这类廉价屋的标准建筑面积。另有少数纪录面积大得多，介于 1,612 至 3,143 平方尺之间，这些很可能是加建、合并地契或已改建成双层的单位，而不是原始建筑面积 —— 比较每尺价之前，请务必先确认实际建筑面积。唯一的非住宅纪录，是 Jalan Berlian 上的两间双层店屋。

NAPIC classifies 56 of the 58 recorded transactions here as Low-Cost House, a distinct valuation category generally built under a state or federal affordable-housing scheme, which at first allocation typically carries an income ceiling and sometimes a Bumiputera quota or a resale moratorium. The fact that NAPIC has recorded 58 arms-length subsale transactions here since 2021, at prices from RM140,000 to RM420,000, shows the open subsale market is clearly active. It does not tell you whether a specific lot still carries a quota, an income-eligibility condition, or a Bumiputera restriction. Verify the status of the individual title with Pejabat Tanah dan Galian Johor or the relevant housing authority before signing anything. NAPIC 把这里 58 笔纪录中的 56 笔归类为「廉价屋」（Low-Cost House），这是一个独立的估价分类，通常是在州或联邦的可负担房屋计划下兴建，首次分配时一般附带收入门槛，有时还有 Bumiputera 配额或转售禁售期。NAPIC 自 2021 年以来在这里录得 58 笔公开市场二手成交，成交价从 RM140,000 到 RM420,000 不等，说明公开转售市场明显是活跃的。但这不代表某一间特定单位就一定没有配额、收入资格或 Bumi 限制。签任何文件之前，请向柔佛地政局（PTG）或相关房屋主管单位核实该地契的实际状态。

No. Johor sets a RM2 million minimum purchase price for non-citizens buying landed residential property, and the recorded median in Taman Nora is RM250,000 — about one-eighth of that floor. Even the single highest recorded transaction here, a RM420,000 shop lot, is nowhere close. This is a Malaysian-buyer market, full stop, and will remain one unless the state threshold changes. 不行。柔佛对非公民购买有地住宅设有 RM200 万的最低价门槛，而 Taman Nora 的登记中位价是 RM250,000 —— 大约只是门槛的八分之一。即使是这里登记过的最高一笔成交（一间 RM420,000 的店屋），也完全够不着。这里彻头彻尾是一个马来西亚人的市场，而且只要柔佛的门槛不变，情况就不会改变。

Taman Nora sits inside Ulu Tiram, a suburb along the Tebrau Highway about 18km north of Johor Bahru. The nearest shopping is NSK Trade City on Jalan Kota Tinggi, a single-level hypermarket with an attached McDonald’s, plus the wet market, shophouses and bus and taxi terminal in Ulu Tiram town centre. The honest gap: Today’s Mall, a 3-storey, roughly 800,000 sq ft shopping centre with an indoor water park that once anchored the area, has stood abandoned since 2019 because of low population in the surrounding area, according to published sources. For a full shopping mall or a private hospital, residents drive toward Tebrau or Johor Bahru. Taman Nora 位于乌鲁地南（Ulu Tiram）—— 沿着 Tebrau 大道、距新山市中心约 18 公里的一个市镇。最近的购物点是 Jalan Kota Tinggi 上的 NSK Trade City，一间附设麦当劳的单层量贩超市，此外乌鲁地南镇中心还有巴刹、店屋与巴士德士总站。诚实的一面是：曾经是这一带地标的 Today’s Mall —— 一座三层楼、约八十万平方尺、附设室内水上乐园的商场 —— 据公开资料，因周边人口不足，自 2019 年起就一直空置荒废。要找一间完整营业的商场或私立医院，居民得开车前往 Tebrau 或新山市区。

Ulu Tiram’s published school list includes SK Ulu Tiram and SMK Ulu Tiram, the national primary and secondary schools, alongside SJK(C) Ban Foo, SJK(C) Pei Chih and SJK(T) Ladang Ulu Tiram for Chinese and Tamil medium primary education, and Crescendo International College for private and international options. Exact catchment for a national school is drawn street by street by the district education office, so confirm directly with the school for the specific address on Jalan Berlian or Jalan Permata rather than assuming. 乌鲁地南公开的学校名单包括国民源流的 SK Ulu Tiram（小学）与 SMK Ulu Tiram（中学），华小方面有 SJK(C) Ban Foo 与 SJK(C) Pei Chih，淡小方面有 SJK(T) Ladang Ulu Tiram，私立与国际路线则有 Crescendo International College。国民学校的收生范围由县教育局逐条街划定，请直接向学校确认 Jalan Berlian 或 Jalan Permata 这个具体地址的归属，不要自行假设。

Not in Ulu Tiram itself. The town has a government primary care facility, Klinik Kesihatan Ulu Tiram, but the nearest full government hospital is Hospital Sultanah Aminah in Johor Bahru, roughly 21km away on mapped routes — call it 20 to 35 minutes depending on traffic. There is no private hospital in the immediate area either. For anything beyond a clinic visit, budget the drive time into Tebrau or Johor Bahru. 乌鲁地南本身没有医院。镇上有一间政府基层医疗设施 Klinik Kesihatan Ulu Tiram，但最近的政府综合医院是新山的 Hospital Sultanah Aminah，依地图路线距离约 21 公里 —— 视路况约 20 至 35 分钟车程。附近也没有私立医院。除了普通门诊，其余医疗需求都要把车程算进去，往 Tebrau 或新山市区跑。

Ulu Tiram sits on the Tebrau Highway, Federal Route 3, with Jalan Kota Tinggi and the Senai-Desaru Expressway as the other two main roads out. On mapped, off-peak routes the drive to the CIQ complex and the RTS Link terminal at Bukit Chagar runs about 18 to 30 minutes, and AEON Tebrau City is closer, around 12 to 20 minutes. These are free-flow estimates, not peak-hour figures, and the Tebrau Highway corridor is a known bottleneck at rush hour, so drive the route yourself at the time you would actually travel before you commit. 乌鲁地南位于 Tebrau 大道（联邦 3 号公路）上，另外两条主要出入道路是 Jalan Kota Tinggi 与 Senai–Desaru 大道。依地图路线、非高峰时段估算，开到 CIQ 关卡与武吉查卡（Bukit Chagar）RTS 站大约 18 至 30 分钟；AEON Tebrau City 较近，约 12 至 20 分钟。这些都是路况顺畅时的估算，不是高峰期数字，而 Tebrau 大道这条走廊在上下班时段是出了名的塞 —— 下决定前，请在你实际会出门的时段自己开一趟。

Treat it as a thin, entry-price market rather than a rental play with hard numbers behind it. Only 58 transactions were recorded over six years, roughly 10 to 17 a year, so comparables are scarce and a single quarter’s sales can move the median noticeably. Median price per square foot did rise from about RM277 in 2021 to RM385 in 2024, a real move, but it sits on a small base and is not something to extrapolate confidently. Public rental-portal data for units this specific is too thin to quote reliably here — ask for current asking rents on a particular street before you model a yield. 请把这里当成一个「入场价低、但市场很薄」的地方，而不是有扎实数字支撑的租赁标的。六年只有 58 笔登记成交，平均一年 10 到 17 笔，可比案例很少，单一季度的几笔成交就能明显拉动中位数。中位每尺价确实从 2021 年约 RM277 涨到 2024 年 RM385，是真实的涨幅，但基数很小，不适合直接外推。公开房产平台上这个具体地点的租金数据太薄，不足以在这里给出可靠数字 —— 想算租金回报率，请先问清楚某条街目前的实际开价租金。

Real Property Gains Tax, charged on the gain rather than the sale price. Malaysian citizens and permanent residents pay 30 percent in years 1 to 3, 20 percent in year 4, 15 percent in year 5, and nil from year 6 onward. Non-citizens pay 30 percent through years 1 to 5 and 10 percent from year 6, though as noted above this is not realistically a foreign-buyer market. On a house bought for RM200,000, and separately: a first-time Malaysian buyer purchasing at or below RM500,000 is fully exempt from transfer stamp duty (MOT) in 2026 and 2027, and every recorded price in Taman Nora falls under that ceiling. 产业盈利税（RPGT），课的是获利而不是售价。马来西亚公民与永久居民：第 1 至 3 年出售 30%、第 4 年 20%、第 5 年 15%，第 6 年起为零。非公民第 1 至 5 年 30%，第 6 年起 10%，不过如前面所说，这里实际上不太可能是一个外籍买家市场。另外要注意：马来西亚首购族购买 RM500,000 或以下的住宅，在 2026 与 2027 年可全免转让印花税（MOT）—— 而 Taman Nora 每一笔登记价都在这个门槛之下。

There is very little to go on: only two recorded transactions, both 2,110 square feet, at RM300,000 in February 2021 and RM420,000 in September 2022. That 40 percent gap over 19 months could reflect renovation, a better unit, or simply a thin market moving on one data point at a time. Two sales are not a commercial market. Before buying, check current occupancy, the rent the existing tenant pays if any, and whether any other shop lots on the same road have changed hands off the NAPIC record. 能用的数据非常少：只有两笔登记成交，都是 2,110 平方尺，分别是 2021 年 2 月的 RM300,000 与 2022 年 9 月的 RM420,000。19 个月内 40% 的差距，可能是装修、单位条件不同，或者只是薄市场里一个数据点接着一个数据点在跳动。两笔成交还构不成一个商业市场。买之前，请先查目前的入驻情况、现有租客（如果有）付的租金，以及同一条路上是否还有其他店屋成交但没有出现在 NAPIC 纪录里。

No, they are different places that both sit within the broader Ulu Tiram area named on Wikipedia’s Ulu Tiram entry. FELDA Ulu Tebrau is a separate Federal Land Development Authority settlement scheme, distinct from Taman Nora, which covers Jalan Berlian and Jalan Permata specifically. If you see both names while researching this area, they are neighbours, not synonyms — always match the exact road name to the exact scheme before assuming a transaction record applies to Taman Nora. 不是，两者是不同的地方，都属于维基百科乌鲁地南条目所列的更大范围「乌鲁地南」之内。FELDA Ulu Tebrau 是另一个独立的联邦土地发展局（FELDA）垦殖计划，跟具体涵盖 Jalan Berlian 与 Jalan Permata 的 Taman Nora 是两回事。如果你在查这一带资料时同时看到这两个名字，它们是邻居，不是同义词 —— 请务必先核对确切路名对应哪一个计划，再判断某笔成交纪录是否真的属于 Taman Nora。