Taman Nusantara: three in four sales
in Johor Bahru’s smallest mukim
Taman Nusantara：新山最小副县里
四分之三的成交都在这一区
340 registered transactions, median RM400,000 at RM362 psf, down 7.8% in twelve months. Ordinarily the next step is to check that number against its neighbours. Here that is harder than it sounds: Mukim Jelutong is Johor Bahru District’s smallest mukim by land area, and List.my records only 14 registered subsale areas in the whole thing. Taman Nusantara alone is 340 of the mukim’s 454 recorded sales — about 75%. Several of the other 13 areas have traded a single-digit number of times, ever. This page is about what that means for anyone pricing a house here. 340 笔登记成交，中位价 RM400,000、每尺 RM362，最近 12 个月跌了 7.8%。照理接下来该拿这个数字去对照邻区。但在这里没那么容易：Mukim Jelutong（振林山县）是新山县六个副县里面积最小的一个，List.my 整个副县只记录到 14 个有登记成交的区域。Taman Nusantara 一区，就占了全副县 454 笔成交里的 340 笔 —— 大约 75%。其余 13 个区域，有好几个史上加起来只成交个位数笔。这一页要谈的，就是这件事对任何要为这里的房子定价的人，意味着什么。
© Chongkian · CC BY-SA 4.0 · Wikimedia CommonsTaman Nusantara in 30 seconds30 秒看懂 Taman Nusantara
- What it is: a freehold mixed housing estate in Gelang Patah, on the numbered lanes of Jalan Nusaria, developed by Denia Development Sdn Bhd — a boutique developer whose only completed project in Malaysia is this one. 4,297 units in total: mostly 2-storey terrace houses, a few low-cost flats, and a shop-office strip called Smart Junction. 它是什么：位于 Gelang Patah、Jalan Nusaria 编号巷道上的永久地契综合住宅区，由 Denia Development Sdn Bhd 开发 —— 一家在马来西亚只完成过这一个项目的精品发展商。全区共 4,297 个单位：以双层排屋为主，少量廉价组屋，以及名为 Smart Junction 的店屋带。
- What it costs: registered median RM400,000 at RM362 psf across all 340 records; the dominant 2-storey terrace type alone recorded a median of RM395,000 at RM447 psf across 295 sales. 多少钱：全 340 笔登记中位 RM400,000、每尺 RM362；占绝对多数的双层排屋，295 笔纪录中位价为 RM395,000、每尺 RM447。
- The number that matters most: Taman Nusantara is 75% of every recorded sale in Mukim Jelutong — Johor Bahru District’s smallest mukim by land area (15.41 km²). The other 13 registered areas share the remaining quarter, and several have traded fewer than five times, ever. 最关键的数字：Taman Nusantara 占了 Mukim Jelutong（振林山县，新山县面积最小的副县，15.41 平方公里）全部登记成交的 75%。其余 13 个登记区域分掉剩下的四分之一，有几个史上成交不到五笔。
- The detail almost nobody mentions: Sekolah Kebangsaan Nusantara and Sekolah Menengah Kebangsaan Taman Nusajaya both sit inside the estate itself, on Jalan Nusaria, according to OpenStreetMap data — not merely nearby. 几乎没人提到的细节：依 OpenStreetMap 资料，国民小学 Sekolah Kebangsaan Nusantara 与国民中学 Sekolah Menengah Kebangsaan Taman Nusajaya 都直接位于屋苑内的 Jalan Nusaria 上 —— 不只是「附近」。
- The honest catch: recorded volume fell from 73 sales in 2024 to 9 in 2025 and just 2 so far in 2026. The quoted −7.8% twelve-month move is built on that thin a base, and it can move again on the next handful of sales. Nothing here clears Johor’s RM2 million floor for foreign buyers either. 诚实提醒：成交量从 2024 年的 73 笔，掉到 2025 年的 9 笔，2026 年至今仅 2 笔。前述 −7.8% 的 12 个月涨跌幅，就建立在这么薄的基础上，下一批成交随时能把它翻过来。这里也没有任何一项跨过柔佛给外籍买家设的 RM200 万门槛。
Gelang Patah — the township around Taman NusantaraGelang Patah —— Taman Nusantara 所在的市镇
Taman Nusantara’s own gated interior has no Wikimedia-licensed photography. What follows is the surrounding Gelang Patah township, honestly captioned as such — the shops, clinics and terminals a resident here actually uses. Taman Nusantara 屋苑内部没有可用的 Wikimedia 授权照片。以下是周边 Gelang Patah 市镇的实拍，图说会诚实标明拍摄地点 —— 都是住在这里的人实际会用到的商店、诊所与车站。
An entry-level freehold estate, not a trophy address一个入门级永久地契屋苑，不是豪宅门牌
Nothing here is aimed at a foreign buyer or an investor chasing capital appreciation on a scarce product. The buyers below are what a RM400,000 freehold terrace, inside a 15.41 km² mukim, actually selects for.这里没有一样东西是为外籍买家或追逐稀缺资产增值的投资客准备的。以下这些买家画像，是一栋位于 15.41 平方公里副县里、中位价 RM400,000 的永久地契排屋，实际会筛出来的人群。
The first house, own key人生第一间房
A young Johor family priced out of Bukit Indah or Taman Molek, buying a freehold 2-storey terrace under RM450,000 with a school inside the estate. This is most of the 295 recorded terrace sales.被 Bukit Indah 或 Taman Molek 价格挡在门外的年轻柔佛家庭，买一栋 RM450,000 以下的永久地契双层排屋，学校就在屋苑里。这是 295 笔排屋成交里的大多数。
The industrial-belt landlord工业带房东
Mukim Jelutong is also home to SiLC Nusajaya and the Port of Tanjung Pelepas hinterland. A landlord here is renting to shift workers and logistics staff, not to a lifestyle tenant — the pitch is proximity to jobs, not amenities.Mukim Jelutong 内也有 SiLC Nusajaya 与丹绒柏勒巴斯港（PTP）的腹地。这里的房东租给的是轮班工人与物流从业者，不是追求生活配套的租客 —— 卖点是离工作近，不是设施好。
The Second Link commuter走二关通勤的人
Gelang Patah is one of the Second Link Expressway’s own listed primary destinations. Someone crossing to Singapore for work weighs this against Taman Molek or Bukit Indah on total commute, not proximity to the causeway.Gelang Patah 本身就是二关高速公路列明的主要目的地之一。要过关到新加坡上班的人，比的是总通勤时间，而不是离长堤有多近，会拿这里和 Taman Molek 或 Bukit Indah 做对照。
The buyer who reads NAPIC data会看 NAPIC 数据的买家
Someone refinancing or preparing to sell who wants to understand why a bank valuation here may lean heavily on Taman Nusantara’s own history rather than genuinely independent comparables — because there mostly aren’t any nearby.正在办理再融资或准备放售、想搞懂为什么银行估价在这里往往得大量依赖 Taman Nusantara 自身的成交纪录、而非真正独立的邻区可比案例 —— 因为附近多半也没有。
A weekday at Taman NusantaraTaman Nusantara 的一个平日
This is a numbered-lane terrace estate, not a lifestyle township. The rhythm is set by two schools inside the estate and a commercial strip that is genuinely walkable.这是一个编号巷道的排屋屋苑，不是生活风格市镇。它的节奏，由屋苑内的两所学校和一条真正走得到的商业带决定。
A short walk down Jalan Nusaria to SK Nusantara or SMK Taman Nusajaya — both inside the estate boundary. For a family, this removes the school run most Johor townships still require.沿 Jalan Nusaria 走几步就到 SK Nusantara 或 SMK Taman Nusajaya —— 两所都在屋苑范围内。对一个家庭来说，这省掉了多数柔佛市镇仍需要的接送路程。
Smart Junction’s shop-offices handle groceries, clinics and daily errands without leaving the estate. This is the commercial component the developer built alongside the houses.Smart Junction 的店屋处理日常采买、诊所与琐事，不必离开屋苑。这是发展商在建房子的同时一并规划的商业部分。
Gelang Patah’s old town, a few minutes out, for the otak-otak stalls and older shophouse trade the wider township is known for.几分钟外的 Gelang Patah 老街，是当地闻名的 otak-otak 摊档与老字号店屋所在。
Bigger shopping — AEON Bukit Indah or Legoland Malaysia’s retail strip — is a routed 10 to 12 minutes away. Close enough for a weekday evening trip, far enough that it is not walkable.较大型的购物，如 AEON Bukit Indah 或 Legoland Malaysia 周边商场，路网估算约 10 至 12 分钟车程。够近，能平日晚上去一趟；也够远，走不到。
Quiet, residential, low-rise. There is no marina, no golf course, no gated clubhouse here — the estate’s entire pitch is an affordable freehold roof with two schools on the doorstep.安静、低楼层、纯住宅。这里没有码头、没有高尔夫球场、没有门禁会所 —— 整个屋苑的卖点，就是一个负担得起的永久地契屋顶，加上家门口两所学校。
Industrial traffic on the roads serving SiLC Nusajaya and the Tanjung Pelepas hinterland is a fact of this mukim, even if it does not run directly through the estate’s own lanes. Drive the actual approach roads before you commit.服务 SiLC Nusajaya 与丹绒柏勒巴斯港腹地的工业车流，是这个副县的现实存在，即使不直接穿过屋苑本身的巷道。签约前请实际开一趟真正会用到的联外道路。
What Mukim Jelutong actually isMukim Jelutong 到底是什么
A mukim is a Malaysian land-administration subdivision, one level below a district. Johor Bahru District has six of them — Jelutong, Plentong, Pulai, Sungai Tiram, Tanjung Kupang and Tebrau — plus two towns. Jelutong is the smallest by land area, at 15.41 km², against Tebrau’s 214.3 km² or Plentong’s 253 km². Its 2020 census population was 24,765, the second-smallest of the six after Sungai Tiram. Mukim（副县）是马来西亚的土地行政区划单位，级别在县之下。新山县共有六个副县 —— Jelutong（振林山）、Plentong、Pulai、Sungai Tiram、Tanjung Kupang 与 Tebrau —— 再加两个镇。Jelutong 是面积最小的一个，只有 15.41 平方公里，相比之下 Tebrau 有 214.3 平方公里、Plentong 有 253 平方公里。2020 年人口普查为 24,765 人，是六个副县中人口第二少的，仅高于 Sungai Tiram。
Jelutong sits under the jurisdiction of the Iskandar Puteri City Council (MBIP), which also governs Skudai, Gelang Patah town, Taman Perling, Kangkar Pulai, Tanjung Kupang and Tanjung Pelepas. Taman Nusantara’s own postcode, 81550, is shared with the whole of Gelang Patah. Jelutong 归属 Iskandar Puteri 市议会（MBIP） 管辖，该市议会同时管理 Skudai、Gelang Patah 市镇、Taman Perling、Kangkar Pulai、Tanjung Kupang 与 Tanjung Pelepas。Taman Nusantara 所在的邮区 81550，是整个 Gelang Patah 共用的邮编。
| Mukim, Johor Bahru District新山县辖下副县 | Land area面积 |
|---|---|
| Jelutong ← Taman Nusantara | 15.41 km² |
| Sungai Tiram | 197.1 km² |
| Tanjung Kupang | 85.50 km² |
| Tebrau | 214.3 km² |
| Pulai | 204.4 km² |
| Plentong | 253 km² |
Small land area with a concentrated population means fewer distinct residential pockets to begin with — and Taman Nusantara, as the mukim’s single largest freehold terrace estate, absorbs most of what little transaction volume exists. That is the structural reason behind the thin-comparables story on this page, not a quirk of any one year’s data. 土地面积小、人口集中，意味着这个副县本来能分出的独立住宅聚落就不多 —— 而 Taman Nusantara 作为副县内最大的单一永久地契排屋屋苑，几乎吸收了本来就有限的成交量。这是这一页「可比案例稀薄」这件事背后的结构性原因，不是某一年数据的偶然。
Gelang Patah also sits inside the wider Johor-Singapore Special Economic Zone (JS-SEZ), signed on 7 January 2025, which spans nine flagship zones across southern Johor and offers qualifying businesses a reduced corporate tax rate as low as 5% — against a standard 24% — for up to 15 years. That is a macro story about the corridor’s economy, not a promise about this estate’s own transaction data; the mukim-level numbers above are what actually moved. Gelang Patah 同时位于更大范围的柔新经济特区（JS-SEZ）内 —— 该特区于 2025 年 1 月 7 日签署，涵盖柔佛南部九大旗舰区，符合资格的企业最长可享 15 年、低至 5% 的企业税率（对比标准税率 24%）。这是整个走廊经济面的宏观叙事，不是对这个屋苑本身成交数据的承诺；上文副县层级的数字，才是实际动起来的部分。
Two schools inside the estate, everything else a short drive out两所学校在屋苑内，其他都要开一小段车
Drive times below are routed, off-peak estimates between Taman Nusantara’s centre and each destination — not live traffic. Verify the ones that matter to you at the hour you would actually travel.以下车程为 Taman Nusantara 中心到各目的地的路网估算、非高峰车程 —— 不是实时路况。对你重要的路段，请在实际会出门的时段亲自验证。
Roads & the Second Link道路与二关
Gelang Patah is one of the Second Link Expressway’s own listed primary destinations, but the routed distance from inside the estate to the Kompleks Sultan Abu Bakar checkpoint at Tanjung Kupang is still about 26 km. The estate sits on the inland side of the township, not right at the interchange.Gelang Patah 是二关高速公路列明的主要目的地之一，但从屋苑内部到 Tanjung Kupang 的 Kompleks Sultan Abu Bakar 关卡，路网估算距离仍约 26 公里。屋苑位于市镇较内陆的一侧，不是紧贴交流道。
Schools学校便利
According to OpenStreetMap data, SK Nusantara (national primary) sits on Jalan Nusaria 9 and SMK Taman Nusajaya (national secondary) on Jalan Nusaria 9/5 — both inside the estate’s own street grid, not merely close by. 依 OpenStreetMap 资料，SK Nusantara（国民小学）位于 Jalan Nusaria 9，SMK Taman Nusajaya（国民中学）位于 Jalan Nusaria 9/5 —— 两者都在屋苑自己的街道网格内，不只是「附近」。
Medical & retail医疗与零售
Daily errands are handled inside the estate at Smart Junction. For a hospital or a larger mall, Columbia Asia Iskandar Puteri and AEON Bukit Indah are both a routed 10 minutes out.日常琐事可在屋苑内的 Smart Junction 解决。要去医院或较大型商场，Columbia Asia Iskandar Puteri 与 AEON Bukit Indah 路网估算都约 10 分钟。
You are not buying into a submarket. You are buying most of one.你买的不是某个子市场，你买的是它的大半
Six things actually differentiate Taman Nusantara from a generic Johor terrace estate — and one of them cuts both ways. 六件事让 Taman Nusantara 和一般的柔佛排屋屋苑真正不同 —— 其中一件是双刃剑。
75% of the mukim’s own market占副县市场的 75%
340 of Mukim Jelutong’s 454 recorded sales are here. That makes Taman Nusantara the most liquid address in its own mukim by a wide margin — and it means a valuer has very little else nearby to compare it against. Mukim Jelutong 全部 454 笔登记成交里，340 笔在这里。这让 Taman Nusantara 成为自己副县内流动性最好的门牌，遥遥领先 —— 但也代表估价师在附近几乎找不到别的东西可以对照。
Two national schools inside the estate两所国民学校就在屋苑内
SK Nusantara and SMK Taman Nusajaya both sit on the estate’s own Jalan Nusaria grid, per OpenStreetMap. For a family this removes the school-run problem most Johor terrace estates still have. 依 OpenStreetMap，SK Nusantara 与 SMK Taman Nusajaya 都在屋苑自己的 Jalan Nusaria 街网内。对一个家庭来说，这解决了多数柔佛排屋屋苑仍要面对的接送问题。
Freehold, under RM450,000永久地契，RM450,000 以内
A recorded median of RM395,000 for the dominant 2-storey terrace type, on freehold land, is a genuinely low entry point for landed property anywhere in the Iskandar Puteri corridor. 主力双层排屋型的登记中位价 RM395,000，且是永久地契 —— 在整个 Iskandar Puteri 走廊，这是相当低的有地住宅入门价。
On the Second Link’s own destination list列在二关自己的目的地清单上
Gelang Patah is named as one of the Second Link Expressway’s primary destinations. The routed drive to the checkpoint itself is still around 21 minutes — real, but not doorstep. Gelang Patah 被列为二关高速公路的主要目的地之一。到关卡本身的路网估算车程约 21 分钟 —— 是真实优势，但不是家门口。
Its own commercial strip, Smart Junction自带商业带 Smart Junction
42 recorded shop-office and shop transactions sit inside the estate’s own commercial component, handling daily errands without a drive out. 屋苑自己的商业部分录得 42 笔店屋与商铺成交，日常琐事不必开车出去。
Sitting inside Johor’s industrial hinterland身处柔佛工业腹地之内
SiLC Nusajaya and the Port of Tanjung Pelepas hinterland are within the same mukim, recorded at wildly different price points (Silc Nusajaya’s own median: RM4,150,000). That is rental demand from a working population, not a lifestyle amenity. SiLC Nusajaya 与丹绒柏勒巴斯港腹地都在同一个副县内，登记价位天差地别（Silc Nusajaya 自己的中位价：RM4,150,000）。这代表的是劳动人口带来的租赁需求，而不是生活配套。
And the questions worth asking before you sign签约前值得先问的问题
📐 If you are relying on a bank valuation如果你要靠银行估价
🏠 If you are the first-time buyer this estate is built for如果你就是这个屋苑瞄准的首购族
One road system, numbered one to ten-plus一套街道系统，编号一到十以上
There are no named phases here — the entire estate runs off a single road, Jalan Nusaria, with numbered lanes (Jalan Nusaria 1 through 10 and beyond, each with further sub-numbered branches such as Jalan Nusaria 5/3). All six panoramas below were located and confirmed via Google Street View metadata, with the road name taken exactly as Google’s own location card displays it. 这里没有命名的期数 —— 整个屋苑靠一条主干道 Jalan Nusaria 串起，编号巷道从 1 到 10 以上，各自再有子编号分支（例如 Jalan Nusaria 5/3）。以下六幅街景，都是透过 Google 街景元数据定位与核实的，路名照 Google 自己地点卡显示的写法。
| Component组成部分 | Product产品 | Recorded transactions登记成交 | Foreign buyer?外籍可买？ |
|---|---|---|---|
| Jalan Nusaria lanes | 2-storey terrace houses, ≈840–950 sq ft双层排屋，约 840–950 尺 | 295 | No — below RM2m floor不行 —— 低于 RM200 万门槛 |
| Jalan Nusaria lanes | Low-cost flats, ≈650 sq ft廉价组屋，约 650 尺 | 3 | No不行 |
| Smart Junction | Shop-offices & shops店屋与商铺 | 42 | Separate commercial rules — verify适用另一套商业规则 —— 须核实 |
| Whole estate全屋苑 | — | 340 | 75% of the entire mukim占全副县 75% |
Almost one product, in three sizes几乎是同一种产品，三种尺寸
295 of 298 recorded residential sales are the same 2-storey terrace type, clustered at roughly 850, 900 and 950 sq ft. That homogeneity makes within-estate comparisons unusually clean — it is the between-area comparisons, across the mukim, that are thin. 298 笔住宅登记成交里，295 笔是同一种双层排屋型，面积大致落在约 850、900、950 尺三档。这种同质性让屋苑内部的比较异常干净 —— 稀薄的是跨区域、跨副县的比较。
2-storey terrace, ≈850 sq ft双层排屋，约 850 尺
2-storey terrace, ≈900 sq ft双层排屋，约 900 尺
Shop-office · Smart Junction店屋 · Smart Junction
One area, three quarters of a whole mukim’s market一个区域，占了整个副县市场的四分之三
340 here. 114 spread across the other 13.这里 340 笔。其余 13 区加起来 114 笔。
Not substitutes — different products entirely不是替代品 —— 完全是不同的产品
Their medians span from RM280,000 (a kampung settlement) to RM4,150,000 (an industrial park). None is a like-for-like alternative to a Jalan Nusaria terrace house — which is precisely why Taman Nusantara’s own transaction history has to carry most of the weight in any valuation done here. 它们的中位价从 RM280,000（一处甘榜聚落）跨到 RM4,150,000（一座工业园区）。没有一个能真正替代 Jalan Nusaria 的排屋 —— 这正是为什么在这里做估价，几乎都得靠 Taman Nusantara 自己的成交纪录扛起大部分重量。
Put another way: Mukim Jelutong’s entire 2020 census population was 24,765 people, spread across 15.41 km². A single estate here recording 340 transactions against that small a population base is not a coincidence — it is what happens when almost all of a mukim’s housing stock, and almost all of its liquidity, sits in one place. 换个角度说：Mukim Jelutong 2020 年人口普查总人口只有 24,765 人，分布在 15.41 平方公里内。在这么小的人口基数下，一个屋苑就录得 340 笔成交，不是巧合 —— 而是当一个副县几乎所有的住宅存量、以及几乎所有的流动性，都集中在同一个地方时，会发生的事。
A market you can afford to be wrong about一个即使判断失准，代价也不算太高的市场
Registered transactions: median RM400,000 at RM362 psf across all 340 records, 2021–2026. The dominant 2-storey terrace type alone: median RM395,000 at RM447 psf across 295 records. 登记成交：全 340 笔中位 RM400,000、每尺 RM362，2021–2026 年。占绝对多数的双层排屋型：295 笔中位 RM395,000、每尺 RM447。
| Type类型 | Size面积 | Price range价格区间 | Recorded登记笔数 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|
| 2-storey terrace双层排屋 | ≈850 sf | RM310k – 530k | ≈134 | No不行 |
| 2-storey terrace双层排屋 | ≈900 sf | RM350k – 500k | ≈95 | No不行 |
| 2-storey terrace双层排屋 | ≈950 sf | RM400k – 482k | ≈66 | No不行 |
| Low-cost flat廉价组屋 | ≈650 sf | RM90k – 250k | 3 | No不行 |
| Shop-office, Smart JunctionSmart Junction 店屋 | ≤4,620 sf | RM1.18m – 1.88m | 42 | Separate rules另一套规则 |
| All types, recorded median全类型，登记中位 | — | RM400,000 RM362 psf · 2021–2026 | 340 | Below RM2m floor低于 RM200 万门槛 |
Four years of rising psf, then the sample thins out四年每尺价上涨，然后样本变薄
Source: registered transaction records via List.my and NAPIC. Records lag roughly six months, so the most recent points are the least complete.来源：List.my 与 NAPIC 的登记成交纪录。资料约滞后半年，因此最新的几个点最不完整。
Residential median psf by year住宅中位每尺价，逐年
From the Market Snapshot → Residential view on List.my, filtered year by year. 2025 (9 transactions) and 2026 (2 transactions so far) are omitted from the chart below the 10-transaction reliability threshold used across this site — but the collapse in volume is itself the story. 取自 List.my「Market Snapshot → Residential」逐年筛选的数值。2025 年（9 笔）与 2026 年至今（2 笔）低于本站统一采用的 10 笔可靠性门槛，未纳入下方图表 —— 但成交量本身的骤减，就是这一页要说的重点。
PRICE_INDEX 阵列加一行，格式 {q:"2026", median:???, n:??}。做满一年更完整数据，这一页就会变成「Taman Nusantara 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。The straight answer: this residential market is closed to you直说：这个住宅市场，外籍买家进不来
Johor bars non-citizens from landed residential property below RM2 million. Taman Nusantara’s recorded median is RM400,000, and even the highest recorded 2-storey terrace sale was RM530,000. Nothing here clears the line. We would rather say that on the first screen than after a viewing. 柔佛禁止非公民购买 RM200 万 以下的有地住宅。Taman Nusantara 的登记中位价是 RM400,000，就连历来最高的双层排屋成交也只有 RM530,000。这里没有一样东西跨得过门槛。与其等你看完房才说，我们宁可在第一屏就讲清楚。
Monthly repayment每月供款
Defaults set to the recorded median for the dominant 2-storey terrace type, RM395,000.预设值为占多数的双层排屋型登记中位价 RM395,000。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM395,000 — the recorded median for the dominant 2-storey terrace type. Most buyers here are first-time Malaysian citizens, who currently enjoy a full MOT stamp duty exemption at this price level.预设 RM395,000 —— 主力双层排屋型的登记中位价。这里多数买家是首购的马来西亚公民，在这个价位目前可享 MOT 印花税全免。
At RM395,000 this purchase would not be legally available to you regardless of cost: Johor’s RM2 million minimum for non-citizen landed purchases makes the entire residential market at Taman Nusantara off-limits. The figures below are shown for reference only. 以 RM395,000 计，这笔交易在法规上你根本无法进行：柔佛给非公民有地住宅设的 RM200 万门槛，已使 Taman Nusantara 整个住宅市场对你关闭。以下数字仅供参考。
Tell me which lane, and what you actually need to know告诉我哪条巷道，以及你真正想搞清楚的事
Every unit here is a variation on the same terrace house. The differences that matter are lane, size band and how recently the neighbours sold.这里每个单位都是同一种排屋的变体。真正重要的差别，是巷道、面积区间，以及邻居最近一次成交是什么时候。
Affordable and liquid within itself — but thinly checked against everything else自成一格，流动性尚可 —— 但几乎没有外部对照
✓ Strengths优势
- Genuinely affordable freehold landed. Recorded median RM395,000 for the dominant terrace type — a real entry point, not a marketing figure.真正负担得起的永久地契有地住宅。主力排屋型登记中位价 RM395,000 —— 是实际入门价，不是行销数字。
- Two national schools inside the estate. SK Nusantara and SMK Taman Nusajaya both sit on the estate’s own street grid, per OpenStreetMap.两所国民学校就在屋苑内。依 OpenStreetMap，SK Nusantara 与 SMK Taman Nusajaya 都在屋苑自己的街网上。
- The deepest, most liquid market in its own mukim. 340 of Mukim Jelutong’s 454 recorded sales are here — if you need to sell, there is real transaction history to point to.自己副县内流动性最好、成交最深的市场。Mukim Jelutong 全部 454 笔登记成交，340 笔在这里 —— 要放售时，有真实的成交历史可以引用。
- Self-contained daily needs. Smart Junction’s 42 recorded shop-office transactions handle groceries and clinics without a drive out.日常需求自给自足。Smart Junction 登记 42 笔店屋成交，日常采买与诊所不必开车出去。
- Gelang Patah is a listed Second Link destination, giving genuine, if not doorstep, access to the Malaysia–Singapore crossing.Gelang Patah 是二关列明的目的地之一，提供真实、但并非家门口的马新过境通道。
△ Things to weigh需要权衡的
- Almost no independent comparables. Taman Nusantara is 75% of its own mukim’s transactions; the other 13 areas are mostly different products at wildly different prices.几乎没有独立的可比案例。Taman Nusantara 占了自己副县 75% 的成交；其余 13 个区域多半是价位天差地别的不同产品。
- Recorded volume fell sharply. 73 sales in 2024, 9 in 2025, 2 so far in 2026. Partly a reporting-lag artifact, partly a genuinely quieter market — ask which applies to your timing.登记成交量骤减。2024 年 73 笔，2025 年 9 笔，2026 年至今 2 笔。部分是申报滞后，部分是市场确实转淡 —— 请问清楚你的时间点适用哪一种。
- Closed to foreign buyers. Every recorded residential sale sits far below Johor’s RM2 million landed floor. This is a Malaysian-citizen market, full stop.对外籍买家关闭。每一笔登记住宅成交都远低于柔佛 RM200 万的有地门槛。这就是一个马来西亚公民的市场，没有例外。
- Single-project developer. Denia Development has no other completed project in Malaysia to check its track record against.单一项目发展商。Denia Development 在马来西亚没有其他已完成项目可供对照。
- Not an RTS location and not close to central JB. Bukit Chagar and the JB CIQ are a routed ≈23 minutes; this runs on the Second Link corridor, not the Causeway.不是 RTS 地段，也不靠近新山市中心。Bukit Chagar 与新山 CIQ 路网估算约 23 分钟；这里靠的是二关走廊，不是长堤。
- Sits inside an industrial mukim. SiLC Nusajaya and the Tanjung Pelepas port hinterland are in the same mukim — a source of tenants, but also of industrial traffic on some approach roads.身处工业副县内。SiLC Nusajaya 与丹绒柏勒巴斯港腹地在同一个副县 —— 是租客的来源，但部分联外道路也有工业车流。
Taman Nusantara FAQTaman Nusantara 常见问题
How much does a house in Taman Nusantara cost?Taman Nusantara 的房子多少钱？
Registered subsale transactions in Taman Nusantara show a median of RM400,000 at RM362 per square foot across 340 records from 2021 to 2026, published by List.my from NAPIC data. Almost the entire market is one product: a 2-storey terrace house of roughly 840 to 950 square feet on Jalan Nusaria, with a recorded median of RM395,000 at RM447 per square foot across 295 records. A handful of low-cost flats and 42 shop-office and shop transactions in the Smart Junction commercial strip make up the rest. Taman Nusantara 的登记二手成交，2021 至 2026 年共 340 笔，中位价 RM400,000、每平方尺 RM362，数据来自 List.my 整理的 NAPIC 纪录。这里几乎是单一产品的市场：一栋约 840 至 950 平方尺、位于 Jalan Nusaria 的双层排屋，295 笔纪录的中位价为 RM395,000、每尺 RM447。其余为少量廉价组屋，以及 Smart Junction 商业带的 42 笔店屋／商铺成交。
Why does Taman Nusantara have so few comparable areas?为什么 Taman Nusantara 的可比区域这么少？
Taman Nusantara sits in Mukim Jelutong, the smallest of the six mukims in the Johor Bahru District by land area at 15.41 square kilometres, with a 2020 census population of 24,765. List.my records only 14 registered subsale areas across the entire mukim, and Taman Nusantara alone accounts for 340 of the mukim’s 454 recorded transactions, or about 75 percent. The other 13 areas range from Taman Nusantara Prima with 17 transactions down to Nusajaya Square and Taman Industri Nusajaya 1 with a single recorded transaction each. A valuer asked to find comparable sales outside Taman Nusantara itself, within the same mukim, has very little to work with. Taman Nusantara 位于 Mukim Jelutong（振林山县），是新山县六个副县里面积最小的一个，仅 15.41 平方公里，2020 年人口普查为 24,765 人。List.my 在整个副县只记录到 14 个有登记成交的区域，而 Taman Nusantara 一区就占了全副县 454 笔成交中的 340 笔，约 75%。其余 13 个区域，从 Taman Nusantara Prima 的 17 笔，到 Nusajaya Square 与 Taman Industri Nusajaya 1 各只有 1 笔成交。若估价师要在 Taman Nusantara 本身之外、同一个副县内找可比案例，能用的样本非常少。
Is the price in Taman Nusantara falling?Taman Nusantara 的房价在下跌吗？
The headline number is a 7.8 percent drop in median price per square foot over the trailing 12 months, on a mixed-type basis across all 340 records. But the annual pattern behind it is not a simple decline: residential median psf rose from RM410 in 2021 to RM423 in 2022, RM447 in 2023 and RM489 in 2024. Transaction volume then fell sharply, from 73 in 2024 to 9 in 2025 and just 2 recorded so far in 2026. A 12-month change built on that few transactions can swing on the next handful of sales, and NAPIC records also lag roughly six months, so the most recent readings are the least complete. 头条数字是最近 12 个月中位每尺价下跌 7.8%，这是全 340 笔、所有类型混合计算的结果。但背后逐年的走势并非单纯下跌：住宅中位每尺价从 2021 年的 RM410，涨到 2022 年 RM423、2023 年 RM447、2024 年 RM489。之后成交量骤减，从 2024 年的 73 笔，掉到 2025 年的 9 笔，2026 年至今仅 2 笔。建立在这么少笔数上的 12 个月涨跌幅，下一笔成交就可能把它翻转。加上 NAPIC 纪录本身约有半年滞后，最新的读数其实最不完整。
Can foreigners buy a house in Taman Nusantara?外国人可以在 Taman Nusantara 买房吗？
In practice, no. Johor sets a RM2 million minimum purchase price for non-citizens buying landed residential property, and the recorded median at Taman Nusantara is RM400,000, with even the highest recorded 2-storey terrace sale at RM530,000. Nothing in the residential market here is within reach of a foreign buyer under current rules. The commercial shop-offices in the Smart Junction strip, which have recorded prices up to around RM1.88 million, are governed by separate commercial foreign-ownership rules that should be checked individually rather than assumed. 实际上不行。柔佛规定非公民购买有地住宅的最低价为 RM200 万，而 Taman Nusantara 的登记中位价只有 RM400,000，就连历来最高的双层排屋成交也只有 RM530,000。以现行规定，这里的住宅市场没有一项在外籍买家可承受范围内。Smart Junction 商业带的店屋，登记价可达约 RM188 万，适用另一套商业物业外籍持有规则，须逐案核实，不可套用住宅门槛假设可行。
Who developed Taman Nusantara?Taman Nusantara 是谁开发的？
Taman Nusantara is a freehold mixed housing estate in Gelang Patah developed by Denia Development Sdn Bhd, a privately held boutique developer whose only completed project in Malaysia is this one. The estate comprises 4,297 units in total: 2-storey terrace houses and low-cost flats along the numbered Jalan Nusaria lanes, plus a shop-office and retail component known as Smart Junction. Because the developer has no other completed project, there is no separate track record to compare it against. Taman Nusantara 是位于 Gelang Patah 的永久地契综合住宅区，由 Denia Development Sdn Bhd 开发 —— 一家私人持有的精品发展商，在马来西亚完成的项目只有这一个。整个屋苑共 4,297 个单位：编号 Jalan Nusaria 巷道沿线的双层排屋与廉价组屋，加上名为 Smart Junction 的店屋与零售部分。由于这家发展商没有其他已完成项目，也就没有另一份纪录可供对照。
What schools are in Taman Nusantara?Taman Nusantara 有哪些学校？
Sekolah Kebangsaan Nusantara, a national primary school, sits on Jalan Nusaria 9 inside the estate itself, and Sekolah Menengah Kebangsaan Taman Nusajaya, a national secondary school, is on Jalan Nusaria 9/5, also within the estate boundary, according to OpenStreetMap data. SJK(T) Gelang Patah is nearby in the wider Gelang Patah township. Both schools sitting inside the estate rather than merely nearby is unusual for a development this size, and worth walking past before you decide. 国民小学 Sekolah Kebangsaan Nusantara 就位于屋苑内的 Jalan Nusaria 9，国民中学 Sekolah Menengah Kebangsaan Taman Nusajaya 位于 Jalan Nusaria 9/5，同样在屋苑范围内 —— 依据 OpenStreetMap 的资料。SJK(T) Gelang Patah 则在较大范围的 Gelang Patah 市镇内。两所学校直接落在屋苑内、而非只是「附近」，对这个规模的屋苑并不常见，值得亲自走一趟确认。
Is Taman Nusantara freehold?Taman Nusantara 是永久地契吗？
Yes. Property listing aggregators consistently describe Taman Nusantara as a freehold estate. Tenure is still recorded on the individual title rather than the estate as a whole, so ask for a copy of the title before signing anything, and check separately whether any specific lot carries a Bumiputera or other restriction. 是的。多个房产资讯平台一致将 Taman Nusantara 列为永久地契项目。地契仍以个别单位为准，而非整个屋苑统一记载，因此签约前请务必索取地契副本，并另行确认该单位是否带有土著保留或其他限制。
How far is Taman Nusantara from the Second Link and Singapore?Taman Nusantara 离二关和新加坡有多远？
Gelang Patah is one of the Second Link Expressway’s listed primary destinations, and a routed estimate from Taman Nusantara to the Kompleks Sultan Abu Bakar checkpoint at Tanjung Kupang runs about 26 kilometres and 21 minutes off-peak. That is materially further than the Bukit Indah or Gelang Patah interchange itself sits from central Gelang Patah, because the estate is on the inland side of the township. Drive it yourself at the hour you would actually cross before relying on the figure. Gelang Patah 是二关（Second Link Expressway）沿线主要目的地之一，从 Taman Nusantara 到 Tanjung Kupang 的 Kompleks Sultan Abu Bakar 关卡，路网估算约 26 公里、非高峰 21 分钟。这比 Bukit Indah 或 Gelang Patah 交流道本身到 Gelang Patah 市中心的距离要远一些，因为屋苑位于市镇较内陆的一侧。真正会通关的时段，请亲自开一趟确认。
What tax do I pay when I sell a house 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, a permanent floor. First-time Malaysian buyers of homes at or below RM500,000, which covers most of what trades in Taman Nusantara, are fully exempt from MOT stamp duty for 2026 to 2027. 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 年起为永久的 10%。首次购屋的马来西亚公民，购买 RM500,000 以下的住宅 —— 这涵盖了 Taman Nusantara 多数成交 —— 在 2026 至 2027 年可全免 MOT 印花税。
What is SiLC Nusajaya and does it affect Taman Nusantara?SiLC Nusajaya 是什么？会影响 Taman Nusantara 吗？
SiLC Nusajaya (Southern Industrial and Logistics Clusters) is an industrial and logistics park within the same Mukim Jelutong, with its own recorded median transaction price of RM4,150,000 across 15 sales — an entirely different, much larger-scale product from the terrace houses on Jalan Nusaria. It does not sit inside Taman Nusantara, but it is part of the same mukim’s economy, and is one reason rental demand here draws on a working, industrial population rather than a lifestyle one. SiLC Nusajaya（南部工业与物流集群）是同一个 Mukim Jelutong 内的工业物流园区，自身登记中位成交价 RM4,150,000（15 笔）—— 与 Jalan Nusaria 的排屋完全是不同规模、不同类型的产品。它不在 Taman Nusantara 屋苑内，但属于同一个副县的经济体系，也是这里租赁需求主要来自劳动人口、而非生活方式租客的原因之一。
The other areas in Mukim Jelutong — not really alternativesMukim Jelutong 内的其他区域 —— 其实算不上替代品
These are every registered area in the same mukim, for context. None of them is a genuine like-for-like comparable to a Jalan Nusaria terrace house — which is exactly the point of this page.以下是同一副县内每一个登记区域，作为背景参考。没有一个真正能和 Jalan Nusaria 的排屋相提并论 —— 这正是这一页想说的重点。
| Area区域 | Txns笔数 | Median中位价 | PSF每尺 | What it actually is实际上是什么 |
|---|---|---|---|---|
| Taman Nusantara | 340 | RM400,000 | RM362 | This estate本屋苑 |
| Taman Nusantara Prima | 17 | RM530,000 | RM443 | Adjacent, similar product邻近，产品类似 |
| Taman Nusa Perintis I | 16 | RM504,500 | RM107 | Different product mix产品组合不同 |
| Taman Gelang Emas | 15 | RM310,000 | RM240 | Older, lower-priced estate较旧、较低价的屋苑 |
| Silc Nusajaya | 15 | RM4,150,000 | RM193 | Industrial & logistics park工业物流园区 |
| Taman Mas | 14 | RM370,000 | RM318 | Similar-tier estate同级屋苑 |
| Taman Perindustrian Nusa Jaya | 8 | RM925,000 | RM552 | Industrial park工业园区 |
| Taman Gp Prima | 7 | RM360,000 | RM429 | Small estate, thin sample小型屋苑，样本薄 |
| Taman Nusa Mas | 6 | RM400,000 | RM362 | Small estate, thin sample小型屋苑，样本薄 |
| Bandar Nusajaya | 6 | RM3,050,000 | RM253 | Mixed commercial township综合商业市镇 |
| Kampung Melayu Gelang Patah | 5 | RM280,000 | RM56 | Kampung settlement, land-heavy甘榜聚落，地皮为主 |
| Kampung Baru Wawasan | 3 | RM295,000 | RM50 | Kampung settlement, land-heavy甘榜聚落，地皮为主 |
| Nusajaya Square | 1 | RM1,281,000 | RM832 | Single recorded sale, commercial仅一笔纪录，商业性质 |
| Taman Industri Nusajaya 1 | 1 | RM3,250,000 | RM151 | Single recorded sale, industrial仅一笔纪录，工业性质 |
340 sales, one street system. Tell me which lane.340 笔成交，一套街道系统。告诉我哪条巷道。
With comparables this thin outside the estate itself, generic advice is close to useless. Send me the lane and size band and I will pull the actual nearby sales history, not a mukim-wide average. 屋苑之外的可比案例这么薄，泛泛的建议基本没用。把巷道与面积区间发给我，我会拉出真正邻近的成交纪录，而不是整个副县的平均值。