Taman Sutera: the other one — eight kilometres and RM180 a foot from Sutera Utama Taman Sutera：另一个「Sutera」—— 与 Sutera Utama 相距八公里，每尺价差 RM180
Search “Taman Sutera” in Johor Bahru and you will land on Sutera Utama first — the 355-transaction township in Skudai built around a 1.2 million square foot mall. This page is about the other one. NAPIC records a separate area simply called Taman Sutera: 172 transactions, sitting in Perling on the Bandar Uda Utama side of Iskandar Puteri, roughly eight kilometres south by road. Same developer — Tanah Sutera Development, whose own registered head office sits on a street inside this estate, not inside the mall township. Different place, different era, different price: RM325 per square foot here against RM505 there. Read this before you make an offer on either one. 在新山搜「Taman Sutera」，第一个跳出来的多半是 Sutera Utama —— 那个在 Skudai、围绕着 120 万平方尺商场发展、有 355 笔成交纪录的市镇。这一页要谈的是另一个。NAPIC 另外记录了一个单纯叫 Taman Sutera 的区域：172 笔成交，位于 Iskandar Puteri 的 Perling、Bandar Uda Utama 一侧，沿路车程约八公里。同一个发展商 —— Tanah Sutera Development，它自己的注册总部就设在这个社区的一条街上，不是在那个商场市镇里。地点不同、年代不同、价格也不同：这里每尺 RM325，那边 RM505。在你对任何一边出价之前，请先读完这一页。
© Chongkian · CC BY-SA 4.0 · Wikimedia CommonsTaman Sutera in 30 seconds30 秒看懂 Taman Sutera
- What it is: an older landed and shophouse estate in Perling, on the Bandar Uda Utama side of Iskandar Puteri, mukim Pulai — roads named for colours: Jalan Sutera Merah, Emas, Kuning, Hijau, Gangsa and Ungu. No condominiums, no mall, in its NAPIC record at all. 它是什么：一个较旧的有地与店屋社区，位于 Iskandar Puteri 的 Perling、Bandar Uda Utama 一侧，属 Pulai mukim —— 路名以颜色命名：Jalan Sutera Merah、Emas、Kuning、Hijau、Gangsa 与 Ungu。NAPIC 纪录里完全没有公寓，也没有商场。
- What it costs: 172 registered transactions from 2021 to 2026, median RM770,000 at RM325 psf. By type: single-storey terrace RM537,500, double-storey terrace RM813,500, double-storey semi-detached RM1,170,000, three-storey shop RM878,000. 多少钱：2021 至 2026 年 172 笔登记成交，中位 RM770,000、每尺 RM325。分屋型：单层排屋 RM537,500、双层排屋 RM813,500、双层半独立式 RM1,170,000、三层店屋 RM878,000。
- The number that actually matters: Sutera Utama’s blended RM505 psf is inflated by condominiums, which are 185 of its 355 records at RM550 psf. On a strict terrace-to-terrace comparison, this Taman Sutera’s RM425 psf double-storey terrace is higher than Sutera Utama’s RM418. The gap is mostly product mix, not location. 真正重要的数字：Sutera Utama 混合后的 RM505 每尺，是被公寓拉高的 —— 355 笔纪录里有 185 笔是公寓，每尺 RM550。若严格「排屋对排屋」比较，这里 RM425 每尺的双层排屋，其实高于 Sutera Utama 自己的 RM418。这个价差主要来自产品组合，不是地段本身。
- The detail almost nobody checks: Tanah Sutera Development’s own registered head office sits inside this estate, at Jalan Sutera Merah 2 — not inside the mall township it is better known for. This is the developer’s original address, not a satellite project. 几乎没人会查的细节：Tanah Sutera Development 自己的注册总部就设在这个社区里，位于 Jalan Sutera Merah 2 —— 不是在它更出名的那个商场市镇里。这是发展商的原始地址，不是一个卫星项目。
- The honest catch: only 172 transactions in six years against Sutera Utama’s 355, and only 11 in 2025 and 1 so far in 2026 — part reporting lag, part a genuinely thin market. No mall, no international school and no condominium fallback inside the estate. Landed here is also closed to foreign buyers. 诚实提醒：六年只有 172 笔成交，对照 Sutera Utama 的 355 笔；2025 年只有 11 笔，2026 年至今只有 1 笔 —— 部分是纪录滞后，部分是市场确实薄。社区内没有商场、没有国际学校，也没有公寓可以退而求其次。这里的有地住宅同样对外籍买家关闭。
No Wikimedia photographer has shot this estate by name — here is the precinct around it还没有 Wikimedia 摄影者专门拍过这个社区 —— 这是它周边的画面
Honestly: Taman Sutera itself has no dedicated photographs on Wikimedia Commons, which is itself a data point about how quiet this market is. What does exist is Perling, the neighbouring precinct one road over, photographed systematically by a Commons contributor. The verified Street View panels further down are the closest thing to an actual look at Taman Sutera’s own streets. 老实说：Taman Sutera 本身在 Wikimedia Commons 上没有专门的照片 —— 这件事本身就是这个市场有多安静的一个数据点。有的是隔一条路的邻区 Perling，被一位 Commons 贡献者系统性地拍摄过。下方已验证的街景，才是最接近「亲眼看到 Taman Sutera 自己街道」的画面。
Four households a quiet, landed-only estate actually attracts一个安静、只有有地住宅的社区，实际吸引的四种人
With no condominium stock and no mall to anchor a transient renter pool, Taman Sutera’s 147 residential records skew toward people who intend to stay, not pass through.没有公寓存量、也没有商场撑起流动租客池，Taman Sutera 147 笔住宅纪录里的住户，多半打算长住，不是路过。
The shophouse operator店屋经营者
Owns or rents one of the 25 recorded three-storey shops on the Jalan Sutera Merah row — recent recorded sales there run from RM600,000 to RM1,000,000. Lives above or a short walk from the shop. This household is the reason the estate has a genuine daytime economy despite having no mall.拥有或租下 Jalan Sutera Merah 排屋段 25 笔登记三层店屋的其中一间 —— 近期登记成交介于 RM600,000 至 RM1,000,000。住在店楼上，或走几步路就到。正是这一类住户，让这个没有商场的社区，白天依然有真实的商业活动。
The long-owner household长期业主家庭
Bought a terrace here when it was simply the newer part of town, before the developer’s mall township made the Sutera name famous. Many are not selling, which is part of why volume stays thin — only 172 records across six years against a much larger neighbouring market.在这里买排屋的时候，这里还只是市区较新的一角，早于发展商靠商场市镇把「Sutera」这个名字打响之前。许多人并不打算卖，这也是为什么六年下来只有 172 笔纪录 —— 相较邻近更大的市场，量明显偏薄。
The city-side commuter靠市区通勤的人
Chose Perling over the Skudai side of the Sutera name because the routed drive into central Johor Bahru, via Jalan Tun Abdul Razak, runs shorter than from Sutera Utama. Also closer, by the same road network, to the Second Link Expressway than to the Causeway.选择 Perling 而不是 Skudai 那一侧的「Sutera」，是因为经 Jalan Tun Abdul Razak 进新山市中心的路线，比从 Sutera Utama 出发更短。以同一套路网计算，这里离二关大道也比离长堤更近。
The priced-out Sutera Utama shopper被 Sutera Utama 价格劝退的买家
Searched for a Sutera address, found Sutera Utama’s RM505 psf out of budget, and discovered this Taman Sutera instead — often only after confusing the two. A double-storey terrace here at RM813,500 buys landed space Sutera Utama’s condominium stock at RM758,000 does not.原本在找一个「Sutera」门牌，发现 Sutera Utama 每尺 RM505 超出预算，才转而发现了这个 Taman Sutera —— 往往是先把两者搞混过一次之后。这里 RM813,500 的双层排屋，买到的是 Sutera Utama RM758,000 的公寓买不到的有地空间。
A Tuesday in Taman Sutera, not a SaturdayTaman Sutera 的一个星期二，不是星期六
Pick a weekday. There is no food street or mall crowd to inflate a weekend visit here — what you see on an ordinary Tuesday is close to what you get every day.要看，就挑平日。这里没有美食街或商场人潮能把周末撑出假象 —— 你在普通星期二看到的，基本上就是每天的样子。
School run to SK Taman Sutera on Jalan Sutera Gangsa, inside the estate. Traffic stays on the colour-named internal streets rather than spilling onto a highway — there simply isn’t one running through the middle of this estate.送孩子到社区里 Jalan Sutera Gangsa 上的 SK Taman Sutera。车流留在颜色命名的内街，不会溢到高速公路 —— 因为根本没有一条高速穿过这个社区中间。
The shop rows on Jalan Sutera Merah 2 and 3 open. Twenty-five recorded three-storey shops, a working commercial base rather than a masterplan waiting for tenants — but a small one, nothing like a mall crowd.Jalan Sutera Merah 2 与 3 的店屋排开门营业。25 笔登记的三层店屋，是一个真正在运作的小型商业基础，不是等租户的总蓝图 —— 但规模不大，完全不是商场那种人潮。
Lunch is the shop rows or a short drive to Perling Mall or the Taman Perling public market, both a few minutes away. There is no equivalent inside the estate itself.午餐就在店屋排解决，或开车几分钟到 Perling Mall 或 Taman Perling 公共市场。社区里本身没有同等选择。
The commute home splits two ways: toward central Johor Bahru via Jalan Tun Abdul Razak, or toward the Second Link Expressway via Jalan Persiaran Perling. Neither route is unique to Taman Sutera, but both are genuinely reachable from it — unlike from Sutera Utama, further north in Skudai.下班车流分成两个方向：经 Jalan Tun Abdul Razak 往新山市中心，或经 Jalan Persiaran Perling 上二关大道。这两条路都不是 Taman Sutera 独有，但确实都从这里出发就到得了 —— 不像更北边、在 Skudai 的 Sutera Utama。
Dinner is at home or at the shop rows — there is no bubble tea strip or night market to draw outside traffic in. For a buyer, that cuts both ways: quieter streets, but no evening footfall for a shoplot to rely on beyond its own estate.晚餐在家里，或就在店屋排解决 —— 没有奶茶街或夜市把外来车流引进来。对买家来说，这是双面刃：街道更安静，但店屋也没有社区以外的夜间人流可以依靠。
Quiet. If you compare this page to one of the food-district townships elsewhere in this series, that comparison is the point: Taman Sutera is not selling nightlife, and its price should be read against estates that are equally quiet, not against ones that are not.安静。如果你把这一页拿去和系列里以美食夜生活闻名的市镇比较，重点正在这里：Taman Sutera 卖的不是夜生活，它的价格应该拿去跟同样安静的社区比，而不是跟不安静的比。
Closer to the Second Link than to the Causeway — and closer to town than Sutera Utama离二关比离长堤近 —— 也比 Sutera Utama 更靠近市区
Taman Sutera sits in Perling, on the Bandar Uda Utama side of Iskandar Puteri, mukim Pulai — south and slightly east of the better-known Sutera Utama in Skudai, roughly 8km away by road. It is not on a federal highway of its own; access runs through Jalan Persiaran Perling onto the wider Iskandar Puteri road network. Taman Sutera 位于 Iskandar Puteri 的 Perling、Bandar Uda Utama 一侧，属 Pulai mukim —— 在更知名、位于 Skudai 的 Sutera Utama 南方略偏东，沿路车程约 8 公里。这里本身不在联邦公路上；进出主要经 Jalan Persiaran Perling 接上 Iskandar Puteri 更广的路网。
The routing below is computed off-peak driving time via a public routing engine (OSRM), not a measured or advertised figure — it excludes traffic and should be treated as a floor, not a promise.下方车程是以公开路径引擎（OSRM）计算的非高峰驾车时间，不是实测或宣传数字 —— 未计入车流，请视为下限，不是承诺。
| Destination目的地 | Off-peak route非高峰路线 |
|---|---|
| Taman Perling next door隔壁 | ~5 min · 2.5km |
| AEON Bukit Indah | ~8 min · 7.3km |
| Columbia Asia Hospital (Iskandar Puteri) | ~11 min · 9.3km |
| Sutera Mall / Taman Sutera Utama the other Sutera另一个 Sutera | ~12 min · 8.1km |
| Holiday Plaza / KOMTAR JBCC | ~14 min · 13–15km |
| KSL City Mall | ~15 min · 13.3km |
| RTS Link (Bukit Chagar) | ~16 min · 16.2km |
| Senai International Airport | ~28 min · 25.4km |
| Second Link (CIQ Sultan Abu Bakar) | ~26 min · 31.4km |
A national primary school inside the estate; everything else a short drive out社区里有一所国小；其余的，短程车距之外
This is the honest trade against Sutera Utama: nothing anchors the estate the way a 1.2 million sq ft mall does. What Taman Sutera has is its own school, its own shop rows, and quick road access to a cluster of malls and hospitals that belong to neighbouring estates, not to it.这是相对 Sutera Utama 最诚实的取舍：没有任何配套像那座 120 万平方尺的商场那样把整个社区锚定住。Taman Sutera 有的是自己的学校、自己的店屋排，以及能快速开车到邻区商场与医院群的路网 —— 但那些配套属于邻区，不属于它自己。
Roads道路
Access runs via Jalan Persiaran Perling onto the wider Iskandar Puteri network. A routed path from the estate reaches the Second Link Expressway (Lebuhraya Hubungan Kedua) directly, and a separate route via Jalan Tun Abdul Razak reaches central Johor Bahru. Neither is a five-minute walk — both are a real drive.进出主要经 Jalan Persiaran Perling 接上 Iskandar Puteri 更广的路网。有一条路线可直接到达二关大道（Lebuhraya Hubungan Kedua），另一条经 Jalan Tun Abdul Razak 可到新山市中心。两者都不是走路五分钟能到，是要开车的实际距离。
School学校
SK Taman Sutera, a national primary school, sits on Jalan Sutera Gangsa inside the estate — genuinely named after it, unlike anything in Sutera Utama. Secondary schooling is understood to run through SMK Bandar Uda Utama in the directly bordering precinct, but catchment must be confirmed street by street with the district education office.SK Taman Sutera 这所国民小学就在社区里的 Jalan Sutera Gangsa —— 真正以这个社区命名，Sutera Utama 里没有对应的例子。中学部分据了解由紧邻的 SMK Bandar Uda Utama 涵盖，但收生范围须逐街向县教育局确认。
Medical & retail医疗与零售
The nearest hospital on record is Columbia Asia Iskandar Puteri, at Afiat Healthpark in mukim Pulai. Retail is Perling Mall and the Taman Perling public market a few minutes out, or AEON Bukit Indah a little further. None of it sits inside Taman Sutera itself.登记可查的最近医院是位于 Pulai mukim Afiat Healthpark 的 Columbia Asia Iskandar Puteri。零售则是数分钟外的 Perling Mall 与 Taman Perling 公共市场，或稍远一点的 AEON Bukit Indah。这些都不在 Taman Sutera 社区本身之内。
Six reasons this Sutera trades RM180 a foot below the other one这个 Sutera 比另一个每尺低 RM180 的六个理由
None of these six is “the location is worse.” Read them together and the RM180 gap looks less like a discount and more like a different product wearing the same family name. 这六点没有一点是「地段比较差」。放在一起看，这 RM180 的价差与其说是折扣，不如说是同一个「家族名字」底下，两个不同的产品。
The average is doing the lying在说谎的是「平均数」
185 of Sutera Utama’s 355 records — 52% — are condominiums at RM550 psf, which drags its blended average to RM505. Strip the condos out and compare terrace to terrace: this estate’s RM425 psf actually beats Sutera Utama’s RM418. Sutera Utama 355 笔纪录里有 185 笔 —— 52% —— 是每尺 RM550 的公寓，把混合平均拉到 RM505。剔除公寓、单纯排屋对排屋比较：这里的 RM425 每尺，其实高于 Sutera Utama 自己的 RM418。
The developer’s actual head office is here发展商真正的总部在这里
Tanah Sutera Development’s registered address is No. 2, Jalan Sutera Merah 2, Taman Sutera — inside this estate, not inside Sutera Utama. Its sales gallery for the mall township is a separate address on Jalan Sutera Pulai in Skudai. Tanah Sutera Development 的注册地址是 No. 2, Jalan Sutera Merah 2, Taman Sutera —— 就在这个社区里，不在 Sutera Utama。它给那个商场市镇设的销售廊，地址在 Skudai 的 Jalan Sutera Pulai，是另一个地方。
A working shop row, not a plan一排在运作的店屋，不是蓝图
25 recorded three-storey shops on Jalan Sutera Merah, median RM878,000. Recent individual sales there: RM900,000 in Aug 2025, RM1,000,000 in Jun 2024, RM958,000 in Jun 2024. That is active trading, not a masterplan waiting for tenants. Jalan Sutera Merah 上登记 25 笔三层店屋，中位价 RM878,000。近期个别成交：2025 年 8 月 RM900,000、2024 年 6 月 RM1,000,000、同月 RM958,000。这是活跃的交易，不是等租户的总蓝图。
Closer to the Second Link than Sutera Utama比 Sutera Utama 更靠近二关
A routed path leaves the estate via Jalan Persiaran Perling straight onto the Second Link Expressway. Sutera Utama, further north in Skudai, is not on that side of the city at all — its natural pull is toward the Causeway and Kulai, not Singapore’s western crossing. 从这里出发的路线，经 Jalan Persiaran Perling 就能直接上二关大道。更北边、在 Skudai 的 Sutera Utama，根本不在城市的这一侧 —— 它的天然导向是长堤与古来方向，不是新加坡西侧的这个关口。
No condominium fallback — supply is fixed没有公寓可退而求其次 —— 供应是固定的
Every one of the 172 recorded transactions here is landed or a shop. There is no strata tower that can add hundreds of units to supply the way Sutera Utama’s condominium stock did. What exists on these six colour-named streets is close to what will ever exist. 这里 172 笔登记成交，全部是有地或店屋。没有一栋分层大楼能像 Sutera Utama 的公寓存量那样，一次增加数百个单位的供应。这六条颜色命名的街道上有什么，大致就是未来会有的全部。
Thin liquidity, honestly stated流通性偏薄，老实说
172 records in six years against Sutera Utama’s 355 — roughly half the volume. Only 11 transactions recorded in 2025 and 1 so far in 2026. Some of that is reporting lag; some of it is a genuinely quiet market where owners are not selling. 六年 172 笔，对照 Sutera Utama 的 355 笔 —— 大约只有一半。2025 年只有 11 笔登记，2026 年至今只有 1 笔。部分是纪录滞后，部分是市场确实安静、业主不太卖。
What the listing photos will not tell you挂牌照片不会告诉你的事
🏠 If you are buying to live here如果你是自住
📈 If you’re buying to let or invest如果你是买来出租或投资
Six colour-named streets, and one of them is not like the others六条颜色命名的街道，其中一条不太一样
Every confirmed road in Taman Sutera carries a colour: Merah (red), Emas (gold), Kuning (yellow), Hijau (green), Gangsa (bronze) and Ungu (purple). Jalan Sutera Merah is the exception — its 2 and 3 branches carry the estate’s shop rows, while the rest is residential. Taman Sutera 已核实的路段全部以颜色命名：Merah（红）、Emas（金）、Kuning（黄）、Hijau（绿）、Gangsa（青铜）与 Ungu（紫）。Jalan Sutera Merah 是例外 —— 它的 2 与 3 支路是这个社区的店屋排，其余则是住宅。
| Street路段 | Mainly主要产品 | What we confirmed已核实的内容 | Foreign buyer?外籍可买？ |
|---|---|---|---|
| Jalan Sutera Merah 2 & 3 | Three-storey shops三层店屋 | 25 recorded shop transactions area-wide, median RM878,000; individual sales here from RM600,000 to RM1,000,000全区登记 25 笔店屋成交，中位 RM878,000；此路段个别成交介于 RM600,000 至 RM1,000,000 | No不行 |
| Jalan Sutera Merah | Single & double-storey terraces单层与双层排屋 | Google confirms imagery and the road name directlyGoogle 直接确认有影像与路名 | No不行 |
| Jalan Sutera Emas | Terraces排屋 | Google confirms imagery at No. 19, Jalan Sutera Emas 1Google 确认门牌 19 号、Jalan Sutera Emas 1 有影像 | No不行 |
| Jalan Sutera Kuning | Terraces, northern edge排屋，社区北缘 | Google confirms imagery and the road name directlyGoogle 直接确认有影像与路名 | No不行 |
| Jalan Sutera Gangsa | SK Taman Sutera fronts this roadSK Taman Sutera 校门临此路 | Confirmed via OpenStreetMap as the school’s address road经 OpenStreetMap 确认为该校门牌路段 | — |
| Jalan Sutera Hijau / Ungu | Terraces, bordering Bandar Uda Utama排屋，邻接 Bandar Uda Utama | Confirmed via OpenStreetMap addressing and routing; imagery not independently checked at these exact points经 OpenStreetMap 地址与路径确认；确切点位的影像未逐一核实 | No不行 |
Three landed products — and no fourth, unlike Sutera Utama三种有地产品 —— 没有第四种，这点跟 Sutera Utama 不一样
Registered transactions break into exactly three residential types plus the shop rows: 64 single-storey terraces, 52 double-storey terraces and 31 double-storey semi-detached houses. There is no cluster stock and no condominium on record — both are things Sutera Utama has and this estate does not. 登记成交干净地分成三种住宅类型，加上店屋排：64 笔单层排屋、52 笔双层排屋、31 笔双层半独立式。纪录里没有 Cluster 屋，也没有公寓 —— 这两样 Sutera Utama 有，这里没有。
Single-storey terrace单层排屋
Double-storey terrace双层排屋
Double-storey semi-detached双层半独立式
Half the volume of Sutera Utama, a slower twelve-month move量是 Sutera Utama 的一半，十二个月涨幅也更慢
Taman Sutera against mukim PulaiTaman Sutera 与 Pulai mukim 对照
RM537,500 to RM1,170,000 — three products, one estateRM537,500 至 RM1,170,000 —— 一个社区，三种产品
Registered medians by type, 2021 to 2026. The RM770,000 all-type median describes no actual house: it sits between the terrace and semi-detached tiers because the shop transactions pull it up from the residential-only figure. 2021 至 2026 年各屋型登记中位价。RM770,000 的全类型中位数描述不了任何一栋真实房子：它落在排屋与半独立式之间，是因为店屋成交把它从纯住宅数字往上拉。
What each house type actually transacted at每一种户型，实际成交在多少
Registered subsale transactions, 2021 to 2026, from NAPIC records published by List.my: 172 records, median RM770,000 at RM325 psf, up 2.8% in twelve months. Reliable portal asking-rent data specific to these exact roads was not available at the time of writing — ask for current comparables directly rather than trust a guess. 2021 至 2026 年登记二手成交，来源为 List.my 公布的 NAPIC 纪录：172 笔，中位 RM770,000、每尺 RM325，十二个月上涨 2.8%。撰写本页时，无法可靠取得这几条街专属的平台开价租金 —— 请直接索取现时可比案例，不要相信猜测。
| Type类型 | Records笔数 | Recorded median登记中位价 | Median psf中位每尺 | Monthly rent月租 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|---|
| Single-storey terrace单层排屋 | 64 | RM537,500 | RM300 psf | Ask请询问 | No不行 |
| Double-storey terrace双层排屋 | 52 | RM813,500 | RM425 psf | Ask请询问 | No不行 |
| Double-storey semi-detached双层半独立式 | 31 | RM1,170,000 | RM306 psf | Ask请询问 | No不行 |
| Three-storey shop三层店屋 | 25 | RM878,000 | RM164 psf | Ask请询问 | No不行 |
| All types, recorded median全类型登记中位 | 172 | RM770,000 | RM325 psf · +2.8% 12m | — | Landed closed to non-citizens有地对非公民关闭 |
Six years of a thin market, and what they actually say六年薄市场的纪录，真正说了什么
Source: registered subsale records from NAPIC (JPPH), published by List.my, read 2026-09-07. Records lag roughly six months, so the most recent year is always incomplete — 2026 shows a single transaction so far and is excluded from the chart below.来源：NAPIC（JPPH）登记二手成交纪录，由 List.my 公布，读取于 2026 年 9 月 7 日。资料约滞后半年，因此最近一年永远不完整 —— 2026 年至今只有一笔成交，未列入下方图表。
The distribution, and why the RM770,000 median is not “the” price分布，以及为什么 RM770,000 不是「唯一」的价格
Half of all recorded sales landed between roughly RM605,000 and RM935,000, with the median at RM770,000. That band spans a single-storey terrace at the low end and a small shop or a large semi-detached house at the high end — three very different products. 全部登记成交中有一半落在约 RM605,000 至 RM935,000 之间，中位数为 RM770,000。这个区间低端是单层排屋，高端则是小型店屋或较大的半独立式 —— 三种完全不同的产品。
Recorded transactions by year各年度登记成交笔数
Median price per square foot, year by year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. 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:335, n:3}（median 填每尺价，不是总价；n 填笔数）。💡 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: landed here is closed to you too直说：这里的有地住宅，同样买不了
Johor bars non-citizens from landed residential property below RM2 million. Every recorded median in Taman Sutera sits well under that line — even the double-storey semi-detached house at the top of the ladder, at RM1,170,000, falls short by over RM800,000. There is no strata fallback either: this estate’s NAPIC record contains no condominiums or serviced apartments at all. 柔佛禁止非公民购买 RM200 万 以下的有地住宅。Taman Sutera 每一项登记中位价都远低于这条线 —— 就连价格阶梯顶端、RM1,170,000 的双层半独立式，也差了超过 RM800,000。这里也没有分层产权可以退而求其次：这个社区的 NAPIC 纪录里完全没有公寓或服务式公寓。
Monthly repayment每月供款
Defaults set to the recorded double-storey terrace median of RM813,500 — the second-deepest recorded type here, and the one most buyers on this page are comparing against Sutera Utama’s own double-storey terrace.预设值为双层排屋的登记中位价 RM813,500 —— 这里成交量第二大的屋型，也是本页多数访客拿来跟 Sutera Utama 双层排屋比较的对象。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM537,500, the recorded single-storey terrace median — this estate’s entry point. First-time Malaysian buyers at or below RM500,000 are exempt from transfer stamp duty in 2026 and 2027, which means the single-storey terrace here misses that exemption by a narrow margin worth checking against a specific unit’s actual price.预设 RM537,500，即单层排屋登记中位价 —— 这个社区的入门价位。马来西亚首购族在 RM500,000 或以下于 2026 与 2027 年免转让印花税 —— 也就是说，这里的单层排屋以中位价来看，只差一点点就够不到这项豁免，值得对照具体单位的实际价格再算一次。
Johor’s minimum purchase price for a non-citizen is RM2 million on landed, and there is no strata stock recorded here at all. Every recorded median in this estate is below that line: RM537,500 single-storey terrace, RM813,500 double-storey terrace, RM878,000 three-storey shop, RM1,170,000 double-storey semi-detached. The costs below are shown so you can compare against an address that does qualify — a flat 8% transfer stamp duty from 1 January 2026, a Johor state consent fee of 3% of valuation with a RM30,000 minimum, consent taking one to three months, and lending capped at 60 to 70% LTV. 柔佛对非公民的最低购买价为有地 RM200 万，而这里完全没有分层产权纪录。这个社区每一项登记中位价都在这条线之下：单层排屋 RM537,500、双层排屋 RM813,500、三层店屋 RM878,000、双层半独立式 RM1,170,000。下方仍列出费用，是让你拿去和真正符合资格的门牌做比较 —— 自 2026 年 1 月 1 日起转让印花税统一 8%、柔佛州同意书费为估价 3% 且最低 RM30,000、同意书需时一至三个月、贷款成数上限 60 至 70%。
Tell me your budget and passport and I will send you the Johor addresses that actually qualify. 告诉我你的预算与护照，我把柔佛真正符合资格的门牌发给你。
💡 加
?draft=1 到网址后面即可看到本页所有黄色待办备注。Tell me the street — and confirm you mean this Sutera, not the other one告诉我街段 —— 也顺便确认你要的是这个 Sutera，不是另一个
Jalan Sutera Merah, Emas, Kuning, Hijau, Gangsa or Ungu — each street runs a different mix of house types. Tell me the street and the budget and I will send you what actually matches, from this Taman Sutera in Perling.Jalan Sutera Merah、Emas、Kuning、Hijau、Gangsa 或 Ungu —— 每条街的屋型组合都不一样。告诉我街段与预算，我会发给你真正符合的单位 —— Perling 这个 Taman Sutera 的。
Everything here is quiet because nothing anchors it — that cuts both ways这里安静，是因为没有任何东西把它锚住 —— 这是双面刃
✓ Strengths优势
- Its double-storey terrace outpsfs its famous namesake. RM425 per square foot here against RM418 at Taman Sutera Utama’s own double-storey terrace — on the one product type where the two estates compete directly, this one wins, marginally.它的双层排屋每尺价，反而赢过更出名的同名社区。这里 RM425，Sutera Utama 自己的双层排屋是 RM418 —— 在两个社区真正正面竞争的这个屋型上，这里小赢一截。
- A primary school that is genuinely its own. SK Taman Sutera sits on Jalan Sutera Gangsa inside the estate, not shared with, or confused with, Sutera Utama’s own school stock in Skudai.一所真正属于自己的小学。SK Taman Sutera 就设在社区里的 Jalan Sutera Gangsa，不与 Skudai 的 Sutera Utama 共用，也不会被搞混。
- A working shop row, not a plan. 25 recorded three-storey shops on Jalan Sutera Merah with sales as recent as August 2025 — a small but genuine daytime commercial base without a mall’s parking and traffic to go with it.一排在运作的店屋，不是蓝图。Jalan Sutera Merah 有 25 笔登记三层店屋，最近一笔成交在 2025 年 8 月 —— 规模不大，但是真实的白天商业基础，不必承受商场带来的停车与车流。
- Central within mukim Pulai, without mukim Pulai’s prices. Median RM770,000 sits well under Horizon Hill’s RM1,080,000 and Taman Bukit Indah’s RM610,000-at-460psf blend, while keeping road access to both.身处 Pulai 这个 mukim 的核心位置，价格却没有 Pulai 的高。中位价 RM770,000 明显低于 Horizon Hill 的 RM1,080,000，也低于 Taman Bukit Indah 每尺 RM460 的混合水位，但对两者的路网通达性都还在。
- A road option toward the Second Link that most Johor Bahru city-side estates do not have — about 26 minutes to the CIQ complex off-peak, without crossing the city centre.通往二关的路线选项，是许多新山市区一侧社区没有的。非高峰时段车程约 26 分钟到 CIQ 关卡，不必穿越市中心。
△ Things to weigh需要权衡的
- Only 172 transactions in six years, and thinning. 11 recorded in 2025, one so far in 2026. Even allowing for reporting lag, this is a market where you may not find a second comparable on your exact street when you need one.六年只有 172 笔成交，而且在变薄。2025 年只有 11 笔，2026 年至今只有 1 笔。就算算进纪录滞后，这仍是一个市场 —— 当你真正需要的时候，可能在你那条街上连第二笔可比案例都找不到。
- No mall, no international school, no condominium fallback, inside the estate itself. Perling Mall and the Taman Perling public market are a short drive out, not a walk. If what drew you here was the Sutera Mall lifestyle, that mall belongs to the other Sutera, eight kilometres away.社区内没有商场、没有国际学校、也没有公寓可以退而求其次。Perling Mall 与 Taman Perling 公共市场要开车才到，不是走路能到。如果吸引你来的是 Sutera Mall 那种生活方式，那座商场属于八公里外的另一个 Sutera。
- Closed to foreign buyers, entirely. Every recorded median sits below Johor’s RM2 million landed floor for non-citizens, and there is no strata stock recorded here to fall back on. Your resale buyer is a Malaysian citizen or permanent resident.对外籍买家完全关闭。每一项登记中位价都低于柔佛给非公民的 RM200 万有地门槛，这里也没有分层产权可以退而求其次。你未来的接手买家是马来西亚公民或永久居民。
- Ageing stock and an unresolved postcode discrepancy. Much of the terrace supply is decades old, and public address records disagree on whether this estate sits in postcode 79150 or 81200. Neither issue is disqualifying, but both belong on your due-diligence list, not discovered after signing.房龄偏高，加上邮区尚未厘清。相当部分排屋屋龄已数十年，而公开地址纪录对这个社区究竟属于邮区 79150 还是 81200 意见不一。两者都不是致命问题，但都该列进你签约前的核查清单，而不是签完才发现。
- The name itself is a liability when you go to sell. Buyers who search “Taman Sutera” land on the mall township first. Expect to spend part of every conversation, on both sides of a transaction, clarifying which Sutera you mean.这个名字本身，在你要卖的时候是个负担。搜「Taman Sutera」的买家，第一眼看到的多半是那个商场市镇。不管你是买方还是卖方，每一次对话大概都要花点时间先说清楚你指的是哪一个 Sutera。
Taman Sutera FAQTaman Sutera 常见问题
How much does a house in Taman Sutera cost?Taman Sutera 的房子多少钱？
NAPIC recorded 172 subsale transactions in Taman Sutera between 2021 and 2026, published by List.my, at an all-property median of RM770,000 and RM325 per square foot, up 2.8 percent over the past twelve months. By type the recorded medians are RM537,500 at RM300 per square foot for a single-storey terrace (64 records), RM813,500 at RM425 per square foot for a double-storey terrace (52 records), RM1,170,000 at RM306 per square foot for a double-storey semi-detached house (31 records), and RM878,000 at RM164 per square foot for a three-storey shop (25 records). The single-storey terrace is the entry point; the semi-detached house is the ceiling. NAPIC 在 2021 至 2026 年间记录了 Taman Sutera 的 172 笔二手成交，由 List.my 公布，全类型中位价 RM770,000、每平方尺 RM325，过去十二个月上涨 2.8%。分屋型的登记中位价为：单层排屋 RM537,500、每尺 RM300（64 笔）；双层排屋 RM813,500、每尺 RM425（52 笔）；双层半独立式 RM1,170,000、每尺 RM306（31 笔）；三层店屋 RM878,000、每尺 RM164（25 笔）。单层排屋是入门产品，半独立式是这里的顶端。
Is Taman Sutera the same as Taman Sutera Utama?Taman Sutera 跟 Taman Sutera Utama 是同一个地方吗？
No — NAPIC records them as two separate areas, and they are not close to each other. Taman Sutera Utama is the newer township in Skudai built around the 1.2 million square foot Sutera Mall, and it records 355 transactions at a median RM505 per square foot. Taman Sutera, the subject of this page, is an older, smaller estate in Perling, on the Bandar Uda Utama side of Iskandar Puteri, roughly 8 kilometres away by road, and it records 172 transactions at a median RM325 per square foot. Both were developed by the same company, Tanah Sutera Development Sdn Bhd — but its sales gallery for Sutera Utama sits on Jalan Sutera Pulai in Skudai, while its registered head office sits on Jalan Sutera Merah, inside this Taman Sutera in Perling. Check the road name on any listing before you assume which one you are looking at. 不是 —— NAPIC 把两者记录为两个独立的区域，而且彼此并不相邻。Taman Sutera Utama 是位于 Skudai、围绕着 120 万平方尺 Sutera Mall 发展的较新市镇，登记 355 笔成交，中位每尺 RM505。这一页谈的 Taman Sutera，则是一个较旧、较小的社区，位于 Iskandar Puteri 的 Perling、Bandar Uda Utama 一侧，沿路车程约 8 公里，登记 172 笔成交，中位每尺 RM325。两者由同一家发展商 Tanah Sutera Development Sdn Bhd 兴建 —— 但它旗下 Sutera Utama 的销售廊设在 Skudai 的 Jalan Sutera Pulai，而它的注册总部则设在 Jalan Sutera Merah，就在 Perling 这个 Taman Sutera 里面。看任何一份挂牌之前，请先核对路名，不要假设。
Why does Taman Sutera trade at RM325 psf when Sutera Utama trades at RM505 psf, if they share a developer and a name?同一个发展商、同一个名字，为什么 Taman Sutera 每尺 RM325、Sutera Utama 却是 RM505？
Mostly product mix, not location quality. Of Sutera Utama’s 355 recorded transactions, 185 — more than half — are condominiums and apartments, which record RM550 per square foot and pull the blended average up. Taman Sutera in Perling has no condominiums and no mall in its NAPIC record at all: its 172 transactions are single-storey terraces, double-storey terraces, double-storey semi-detached houses and three-storey shops. On a strict landed-to-landed comparison the gap mostly closes: this Taman Sutera’s double-storey terrace records RM425 per square foot, actually higher than Sutera Utama’s own double-storey terrace at RM418. What Sutera Utama genuinely has that this estate does not is the mall, the international schooling nearby, and larger semi-detached houses recording RM457 per square foot against RM306 here. 主要是产品组合的差异，不是地段优劣。在 Sutera Utama 的 355 笔登记成交里，有 185 笔 —— 超过一半 —— 是公寓与服务式公寓，登记每尺 RM550，把混合平均价拉高了。Perling 的这个 Taman Sutera，NAPIC 纪录里完全没有公寓、也没有商场：172 笔成交全部是单层排屋、双层排屋、双层半独立式与三层店屋。若只做「有地对有地」的严格比较，差距其实大幅收窄：这里的双层排屋登记每尺 RM425，甚至高于 Sutera Utama 自己的双层排屋（RM418）。Sutera Utama 真正拥有、而这里没有的，是那座商场、附近的国际学校，以及登记每尺 RM457（对照这里的 RM306）的较大型半独立式洋房。
Where exactly is Taman Sutera, and which council administers it?Taman Sutera 具体在哪里？归哪个市政局管？
Taman Sutera sits in Perling, on the Bandar Uda Utama side of Iskandar Puteri, in mukim Pulai — not in Skudai, despite List.my’s own generic address field for this area naming Skudai. Streets confirmed on the ground include Jalan Sutera Merah, Jalan Sutera Emas, Jalan Sutera Kuning, Jalan Sutera Hijau, Jalan Sutera Gangsa and Jalan Sutera Ungu. Public address records place the estate under the jurisdiction of Iskandar Puteri City Council (Majlis Bandaraya Iskandar Puteri, MBIP), the same authority that covers Skudai, rather than Johor Bahru City Council. The nearest landmarks are Taman Perling and Perling Mall, both a few minutes away. Taman Sutera 位于 Iskandar Puteri 的 Perling，在 Bandar Uda Utama 一侧，属于 Pulai 这个 mukim —— 不是 Skudai，尽管 List.my 自己给这个区域的通用地址栏位写的是 Skudai。实地核实过的路段包括 Jalan Sutera Merah、Jalan Sutera Emas、Jalan Sutera Kuning、Jalan Sutera Hijau、Jalan Sutera Gangsa 与 Jalan Sutera Ungu。公开地址纪录显示，这个社区归 Iskandar Puteri 市政局（Majlis Bandaraya Iskandar Puteri，MBIP）管辖 —— 与 Skudai 同一个当局，而不是新山市政局。最近的地标是车程数分钟外的 Taman Perling 与 Perling Mall。
Who built Taman Sutera, and is it freehold?Taman Sutera 是谁发展的？是永久地契吗？
Tanah Sutera Development Sdn Bhd, a Johor developer established in 1990 that also built Taman Sutera Utama and Sutera Mall. Its registered head office is No. 2, Jalan Sutera Merah 2, Taman Sutera, inside this estate — a detail its own sales material for Sutera Utama does not mention. Tenure has not been independently verified for every road in this specific estate on this page, and public address records disagree on the postcode: Google and OpenStreetMap consistently show 79150 for the Jalan Sutera Merah, Emas, Kuning and Gangsa roads, while the developer’s own registered address uses 81200. Confirm both tenure and postcode on the individual title before committing. Tanah Sutera Development Sdn Bhd —— 一家 1990 年成立的柔佛发展商，同时也是 Taman Sutera Utama 与 Sutera Mall 的发展商。它的注册总部地址是 No. 2, Jalan Sutera Merah 2, Taman Sutera，就在这个社区里面 —— 这一点它自己给 Sutera Utama 做的销售资料里并未提及。本页并未逐条街独立核实地契年期，而公开地址纪录在邮区上也有分歧：Google 与 OpenStreetMap 对 Jalan Sutera Merah、Emas、Kuning 与 Gangsa 一致显示 79150，但发展商自己的注册地址用的是 81200。下单前，请就个别地契同时核实年期与邮区。
What kind of housing is actually in Taman Sutera?Taman Sutera 里实际上是什么样的房子？
Almost entirely landed houses and shophouses — no condominiums or serviced apartments appear in its NAPIC record at all, which is unusual for an estate this close to Johor Bahru’s city side. The 172 recorded transactions split into 64 single-storey terraces, 52 double-storey terraces, 31 double-storey semi-detached houses and 25 three-storey shops. SK Taman Sutera, a national primary school, sits on Jalan Sutera Gangsa inside the estate itself — a school genuinely named after the estate, which is a detail worth knowing given how often the two Sutera names get confused. 几乎全部是有地住宅与店屋 —— NAPIC 纪录里完全没有公寓或服务式公寓，对一个离新山市区这么近的社区来说，这其实不寻常。172 笔登记成交拆分为：64 笔单层排屋、52 笔双层排屋、31 笔双层半独立式、25 笔三层店屋。SK Taman Sutera 这所国民小学就设在社区里的 Jalan Sutera Gangsa —— 一所真正以这个社区命名的学校，鉴于两个「Sutera」经常被搞混，这个细节值得记住。
Can foreigners buy a house in Taman Sutera?外国人可以在 Taman Sutera 买房吗？
No, not the landed stock. Johor sets a RM2 million minimum purchase price for non-citizens buying landed residential property, and every recorded median here sits far below it: RM537,500 for a single-storey terrace, RM813,500 for a double-storey terrace, and RM1,170,000 even for the double-storey semi-detached house at the top of the ladder. There is no strata stock recorded here to fall back on either — this estate’s NAPIC record contains no condominiums. On the numbers, Taman Sutera is entirely a Malaysian-buyer market. 不行，有地住宅不行。柔佛对非公民购买有地住宅设有 RM200 万的最低购买价门槛，而这里每一项登记中位价都远低于此：单层排屋 RM537,500、双层排屋 RM813,500，就连价格阶梯顶端的双层半独立式也只有 RM1,170,000。这里也没有分层产权可以退而求其次 —— 这个社区的 NAPIC 纪录里完全没有公寓。从数字看，Taman Sutera 完全是一个马来西亚买家的市场。
Is Taman Sutera close to the Second Link Expressway?Taman Sutera 离二关（Second Link）近吗？
Closer to it than to the Causeway, on routed driving distance. An off-peak route from Taman Sutera to the CIQ Sultan Abu Bakar complex at the Second Link runs about 26 minutes and 31km, leaving directly via Jalan Persiaran Perling onto the Second Link Expressway (Lebuhraya Hubungan Kedua). The same routing to Bukit Chagar, where the RTS Link terminates on the Malaysian side, runs about 16 minutes and 16km in the opposite direction, via Jalan Tun Abdul Razak into central Johor Bahru. Both are off-peak routing estimates, not measured drive times, and both are worth doing in person before you commit to either connection as a selling point. 以路线车程来说，这里离二关（Second Link）比离长堤更近。非高峰时段从 Taman Sutera 到二关的 Sultan Abu Bakar 关卡，路线约 26 分钟、31 公里，直接经 Jalan Persiaran Perling 上二关大道（Lebuhraya Hubungan Kedua）。反方向到 RTS Link 马来西亚端总站 Bukit Chagar，同样方式估算约 16 分钟、16 公里，经 Jalan Tun Abdul Razak 进入新山市中心。以上两者都是非高峰时段的路线估算，不是实测车程，若要把哪一个当作卖点，请先亲自跑一趟再决定。
What tax do I pay when I sell a house in Malaysia?在马来西亚卖房子要付什么税？
Real Property Gains Tax, charged on the gain, not on the sale price. For Malaysian citizens and permanent residents the rate is 30 percent if you dispose in years 1 to 3, 20 percent in year 4, 15 percent in year 5, and nil from year 6. Non-citizens pay 30 percent through years 1 to 5 and 10 percent from year 6 onward, with no further reduction. At this estate’s price levels — a double-storey terrace around RM813,500 — the gap between selling in year five and year six is a real number, not a rounding error. 产业盈利税（RPGT），课的是获利，不是售价。马来西亚公民与永久居民：第 1 至 3 年出售税率 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%，且不再往下调。以这里的价位来说 —— 双层排屋约 RM813,500 —— 第五年卖与第六年卖之间的差额，是一笔实实在在的钱，不是零头。
Mukim Pulai, on the same NAPIC dataPulai mukim，同一份 NAPIC 数据下的对照
Every figure below comes from the same source and the same window, so these are genuinely comparable. All rows mix property types, so a high psf can mean condos in the blend rather than a pricier landed market — check the type-by-type figures in Section 10 before you compare on psf alone.下方每一个数字都来自同一个来源、同一个期间，所以这是真正可比的对照。每一行都是全类型混合值，每尺价偏高有可能只是混进了公寓，不代表有地市场更贵 —— 比较每尺价之前，请先看第 10 节分屋型的数字。
| Area区域 | Records笔数 | Median price中位价 | Median psf中位每尺 | 12-month psf12 个月每尺 | Read解读 |
|---|---|---|---|---|---|
| Taman Sutera | 172 | RM770,000 | RM325 | +2.8% | This page — landed & shops only, thin volume本页 —— 只有有地与店屋，量薄 |
| Taman Perling | 711 | RM480,000 | RM288 | −0.8% | The literal next-door precinct, cheaper and going backwards字面意义上的隔壁分区，更便宜但在倒退 |
| Taman Skudai Baru | 566 | RM400,000 | RM325 | +8.5% | Same psf as this page, growing faster每尺价与本页相同，涨得更快 |
| Taman Pulai Mutiara | 577 | RM520,000 | RM401 | +3.6% | Cheaper on price, higher per foot总价更低，每尺却更高 |
| Taman Mutiara Rini | 869 | RM620,000 | RM371 | +9.8% | Bigger, faster-growing market nearby附近一个更大、涨更快的市场 |
| Taman Ungku Tun Aminah | 905 | RM465,000 | RM312 | +12.0% | Similar psf, five times the volume每尺相近，量是这里的五倍 |
| Taman Bukit Indah | 1798 | RM610,000 | RM460 | +2.6% | The deep, mall-anchored market in this mukim这个 mukim 里被商场锚定的深水市场 |
| Horizon Hill | 1024 | RM1,080,000 | RM498 | +10.5% | The premium tier of the same mukim同一个 mukim 里的高端层级 |
| Taman Sutera Utama (Skudai, ~8km awaySkudai，约 8 公里外) | 355 | RM873,000 | RM505 | — | Same developer, same name, a different NAPIC area — see the full page同一个发展商、同一个名字，是不同的 NAPIC 区域 —— 详见完整页面 |
Tell me the street. I will tell you what it actually sold for — and which Sutera you mean.告诉我街段。我告诉你它实际卖了多少 —— 也顺便确认你要的是哪一个 Sutera。
Taman Sutera has 172 records behind it, thin but real, and every one of them is checkable. Send me the road and the house type and I will come back with the recent sales and an honest read on how thick that specific street’s market actually is. Taman Sutera 背后有 172 笔纪录，量薄但真实，而且每一笔都可以核对。把路段与户型发给我，我会回你近期成交，以及那条街的市场到底有多厚的诚实判断。