Taman Universiti: the cheapest
square foot with a captive tenant
Taman Universiti：全 Pulai 最便宜的一尺
—— 而且门口就有租客
Country View bought 1,080 acres in mukim Pulai in 1984, launched the first phase in December 1986 and has delivered 11,891 units here. The land it chose faces the Johor Bahru campus of Universiti Teknologi Malaysia. Four decades later that decision is still the whole investment case: RM287 per square foot, one of the three lowest among the twelve most-traded addresses in this mukim, and a university that published 32,004 students at the end of 2025. This page works out what that combination is actually worth — including the part where the yield stops being impressive. Country View 在 1984 年买下 Pulai 县 1,080 英亩土地，1986 年 12 月推出第一期，至今在这里交付了 11,891 个单位。它选的这块地，正对着马来西亚工艺大学（UTM）新山校区。四十年后，那个决定仍然是整个投资论点的全部：每尺 RM287，在本县成交量最大的十二个区域里属最低的三个之一；对面那所大学，2025 年底公布的学生人数是 32,004 人。这一页要算的，就是这个组合到底值多少 —— 包括回报率不再好看的那一段。
© Dotalim0204 · CC BY-SA 4.0 · Wikimedia CommonsTaman Universiti in 30 seconds30 秒看懂 Taman Universiti
- What it is: a freehold township of roughly 1,080 acres in Skudai, mukim Pulai, bought by Country View Berhad in 1984 and launched in December 1986. Country View states it has delivered 11,891 residential and commercial units here. The layout is ten named zones — Pertanian, Penyiaran, Perubatan, Perdagangan, Kebangsaan, Kejayaan, Kebudayaan, Kemajuan, Kemuliaan and Pendidikan. 它是什么：位于 Skudai、Pulai 县内约 1,080 英亩 的永久地契花园，Country View Berhad 于 1984 年购地、1986 年 12 月推出。Country View 表示已在此交付 11,891 个住宅与商业单位。规划为十个分区：Pertanian、Penyiaran、Perubatan、Perdagangan、Kebangsaan、Kejayaan、Kebudayaan、Kemajuan、Kemuliaan、Pendidikan。
- What it costs: NAPIC records 905 subsale transactions between 2021 and 2026, median RM400,000 at RM287 psf across all types, and RM370,000 at RM287 psf for residential only. The middle half of sales runs RM303,000 to RM498,000. Median psf is up 9.6 per cent over twelve months. 多少钱：NAPIC 记录 2021 至 2026 年共 905 笔二手成交，全类型中位 RM400,000、每尺 RM287；只看住宅为 RM370,000、每尺 RM287。成交的中间一半落在 RM303,000 至 RM498,000。中位每尺价十二个月上涨 9.6%。
- The stock is unusual: of 905 records, 329 are single-storey terraces and 290 are low-cost houses — together 68 per cent of everything that traded. Double-storey terraces are only 81 records. This is a single-storey township with a low-cost spine running through it, and the median reflects that, not a shortage of demand. 存量结构很特别：905 笔纪录中，单层排屋 329 笔、低成本屋 290 笔 —— 两者合计占全部成交的 68%。双层排屋只有 81 笔。这是一个「以单层排屋为主、中间穿过一条低成本屋脊」的花园，中位价反映的是这个结构，而不是需求不足。
- The tenant is across the road: UTM published 32,004 students as at 31 December 2025 across all campuses, including 4,852 international students, against ten residential colleges on the Johor Bahru campus published as accommodating up to 14,774 in one academic session. Rooms here were asking RM300 to RM790 a month in September 2026; whole houses RM1,200 to RM2,800. 租客就在对街：UTM 公布截至 2025 年 12 月 31 日全校（各校区合计）32,004 名学生，其中国际学生 4,852 名；新山校区十所住宿学院公布一个学年最多可容纳 14,774 人。2026 年 9 月，这里的单间房开价 每月 RM300 至 RM790，整栋屋 RM1,200 至 RM2,800。
- The honest catch: a single-storey terrace at its recorded median of RM410,000, let whole at RM1,700 a month, is 4.98 per cent gross and about 3.73 per cent net — below the 4.2 per cent loan rate. The best gross number in this township is a double-storey terrace let whole at RM2,550 against a RM550,000 median: 5.56 per cent. The room-by-room premium is real on some houses and negative on others, and it is a job, not a yield. 诚实提醒：一栋单层排屋，以登记中位价 RM410,000 买入、整栋每月 RM1,700 出租，毛回报 4.98%、净回报约 3.73% —— 低于 4.2% 的贷款利率。这个花园最好的毛回报数字是双层排屋：中位价 RM550,000，整栋出租 RM2,550，毛回报 5.56%。分房出租的溢价，在某些房子上是正的，在另一些房子上是负的；而且那是一份工作，不是一个回报率。
A mall, a school, a gym and a cookie shop一间商场、一所中学、一间健身房、一家饼干店
Every photograph in this first row was taken inside Taman Universiti and is licensed for reuse. They are unglamorous on purpose: a forty-year-old working township looks like this, and if the pictures were prettier they would be someone else’s. 第一排每一张照片都拍摄于 Taman Universiti 之内，并且是可再利用的授权影像。它们刻意不漂亮：一个四十年的生活型花园本来就长这样 —— 如果照片更好看，那多半就不是这里了。
And across the road: the reason the township exists再看对街：这个花园存在的理由
These four were taken on the UTM Johor Bahru campus, which is not inside Taman Universiti — it is the neighbour the whole estate was built to face. 以下四张拍摄于 UTM 新山校区，不在 Taman Universiti 之内 —— 它是整个花园当初正对着建起来的那个邻居。
Two economies sharing one letterbox两种经济，共用一个信箱
Most Johor Bahru townships have one resident type. Taman Universiti has two that barely meet: the households who bought here in the late 1980s and never left, and a rolling population that arrives in September and leaves in June. Both set the price of your house, in opposite directions. 多数新山花园只有一种住户。Taman Universiti 有两种，而且几乎不打照面：1980 年代末买下来就没搬走的家庭，以及九月来、六月走的流动人口。两者都在决定你这栋房子的价格 —— 方向却相反。
The original owner第一手屋主
The reason 329 single-storey terraces and 290 low-cost houses have changed hands since 2021 is that this generation is finally moving on. They are the supply, and they are unhurried. Expect a house that works, wiring that does not, and a seller who has heard the RM498,000 number from a neighbour.2021 年以来能有 329 笔单层排屋与 290 笔低成本屋成交，原因是这一代人终于开始换手。他们就是供给方，而且不急。你会看到一栋能住的房子、一套不太行的电线，以及一位听邻居讲过「RM498,000」这个数字的屋主。
The room tenant分租房客
Undergraduates who did not get a college bed, postgraduates who prefer not to, and staff. They pay monthly, furnish nothing, and move when the semester does. They are the most reliable demand in this township and the least reliable cash flow in any single month.没排到宿舍床位的本科生、宁可不住宿舍的研究生，以及教职员。他们按月付、不添家具、跟着学期搬。他们是这个花园里最可靠的需求，也是任何单一月份里最不可靠的现金流。
The whole-house family整栋出租的家庭
Households working in Skudai, Tampoi and the Pulai industrial belt, and academic families. Lower headline rent than a full room stack, far lower management, and no July hole in the calendar. For most landlords this is the better deal and nobody says so.在 Skudai、Tampoi 与 Pulai 工业带上班的家庭，以及教职员家庭。表面租金比把房间租满低，但管理成本低得多，而且行事历上不会出现七月的那个洞。对多数房东来说，这才是更好的选择 —— 只是没人这样讲。
The owner-occupier buying in now现在进场的自住买家
Buying a freehold landed house in a township with its own mall, its own government clinic and four primary schools inside the same grid — a low-cost house at a recorded median of RM296,500, or a single-storey terrace at RM410,000. This is a genuinely good deal, and it has nothing to do with students. If that is you, ignore the yield sections and read the honest read.在一个自带商场、自带政府诊所、同一片街廓内还有四所小学的花园里，买一栋永久地契有地住宅 —— 低成本屋登记中位价 RM296,500，单层排屋 RM410,000。这确实划算，而且跟学生完全无关。如果这是你，请跳过回报率那几段，直接看「诚实的一面」。
A Tuesday in week three of semester开学第三周的一个星期二
Choose your viewing week carefully. This township has two completely different personalities and the estate agent will show you the quieter one. 看房那一周挑仔细一点。这个花园有两种截然不同的性格，而经纪会带你看比较安静的那一种。
The queue onto Jalan Skudai starts. Since August 2026 a contraflow lane runs about six kilometres from the MBJB Gateway to Bandar Baru Uda on weekdays, 5.30am to 9am, cars and vans only — a state response to a corridor that a May 2026 study named among 24 clusters categorised as serious.往 Jalan Skudai 的车龙开始了。自 2026 年 8 月起，平日早上 5 时 30 分至 9 时，MBJB Gateway 至 Bandar Baru Uda 约六公里实施逆向行车道，仅限轿车与厢型车 —— 这是州政府对一条走廊的回应；2026 年 5 月一份研究把它列入 24 个「严重」群组之一。
Two school runs overlap. SMK Taman Universiti on Jalan Pendidikan runs a double session and has recorded an enrolment of 2,276; SK Taman Universiti 1 to 4 sit inside the same grid. If you are buying to live, walk the school gate at this hour before you sign.两场接送重叠。Jalan Pendidikan 的 SMK Taman Universiti 采双班制，曾录得 2,276 名学生；SK Taman Universiti 1 至 4 也都在同一片街廓内。如果你是买来自住，签约前请在这个时段到校门口走一趟。
Klinik Kesihatan Taman Universiti on Jalan Kebudayaan 28 — a government clinic inside the township, not a drive away. For a retiree or a young family that single fact is worth more than most of the marketing on this page.Jalan Kebudayaan 28 的 Klinik Kesihatan Taman Universiti —— 政府诊所就在花园内，不必开车过去。对退休人士或年轻家庭来说，光这一件事，就比这一页上多数行销语句都值钱。
AEON Taman University on Jalan Pendidikan, trading since July 2002 and reported at about 22,870 square metres of retail space. It is not a destination mall; it is the township’s kitchen, chemist and air-conditioning.Jalan Pendidikan 上的 AEON Taman University，2002 年 7 月营业至今，报导指零售面积约 22,870 平方米。它不是目的地型商场，它是这个花园的厨房、药房与冷气房。
The shophouse rows on Jalan Kebudayaan and Jalan Kejayaan fill up. Fifty double-storey shop units and eight shop lots have changed hands here since 2021 at a recorded commercial median of RM1,080,000 — more than double the residential median. The commerce is not incidental to this place.Jalan Kebudayaan 与 Jalan Kejayaan 的店屋街热起来。2021 年以来这里成交过 50 个双层店屋与 8 个店铺单位，登记商业中位价 RM1,080,000 —— 是住宅中位价的两倍多。商业不是这里的附属品。
Quiet on the residential streets, busy on the shop rows, and the difference between the two is about two hundred metres. Which side of that line your house sits on will matter to you every night for the next twenty years.住宅街上很安静，店屋街上很热闹，而两者之间大约相距两百米。你的房子落在这条线的哪一边，未来二十年的每一个晚上你都会感觉到。
Its own interchange, and a long road to the Causeway有自己的交汇处，也有一段很长的路通往长堤
Taman Universiti sits on the Skudai to Pontian Highway, Federal Route 5, which carries a signed interchange for Jalan Universiti, UTM and AEON Taman Universiti — few townships in this series have their own name on a federal route sign. Federal Route 1, Jalan Skudai, runs east into Johor Bahru; the North South Expressway is reached at Exit 254 Skudai, and the Second Link Expressway at Exit 305 Kangkar Pulai. Taman Universiti 位于 Skudai–Pontian 大道（联邦 5 号公路）上，该公路设有指示 Jalan Universiti、UTM、AEON Taman Universiti 的交汇处 —— 本系列里少有花园能把自己的名字挂上联邦公路指示牌。联邦 1 号公路 Jalan Skudai 往东进入新山市区；南北大道由 254 号出口 Skudai 进入，第二通道大道由 305 号出口 Kangkar Pulai 进入。
The distances below are road distances and free-flow driving times computed from OpenStreetMap data in September 2026, measured from the centre of the township. They are not peak-hour times, and on the Johor Bahru direction the peak-hour difference is large. Treat the kilometres as fact and the minutes as a floor.下表是 2026 年 9 月依 OpenStreetMap 路网从花园中心点算出的 道路距离与无壅塞行车时间。它们不是尖峰时段的时间；而在往新山市区的方向，尖峰的落差很大。请把公里数当事实，把分钟数当下限。
| Destination目的地 | Road km道路公里 | Free-flow无壅塞 |
|---|---|---|
| Klinik Kesihatan Taman Universiti | 0.6 | 1 min |
| Terminal Bas Taman Universiti | 0.4 | 1 min |
| UTM Johor Bahru main gate | 3.1 | 5 min |
| Skudai Parade | 6.2 | 9 min |
| Taman Ungku Tun Aminah | 6.5 | 9 min |
| Sutera Mall, Taman Sutera Utama | 7.3 | 10 min |
| AEON Bukit Indah | 10.7 | 15 min |
| Paradigm Mall Johor Bahru | 13.4 | 16 min |
| Columbia Asia Iskandar Puteri | 15.1 | 18 min |
| Gleneagles Hospital Medini | 17.5 | 19 min |
| Hospital Sultanah Aminah | 19.2 | 20 min |
| JB CIQ / Bangunan Sultan Iskandar | 20.9 | 20 min |
| Bukit Chagar RTS terminus | 21.9 | 21 min |
| Senai International Airport | 22.2 | 28 min |
| Sultan Abu Bakar CIQ (Second Link) | 23.2 | 23 min |
| Hospital Sultan Ismail | 24.0 | 26 min |
Everything within the grid, nothing branded格子里什么都有，只是没有名牌
A mall, a bus terminal, a government clinic, six national schools and a library, all inside the same ten zones. What it does not have is an international school, a private hospital or a gated scheme — and pretending otherwise would waste your Saturday. 一间商场、一个巴士总站、一间政府诊所、六所国民学校与一间图书馆，全部在同样这十个分区之内。它没有的是国际学校、私人医院与门禁社区 —— 假装它有，只会浪费你一个周六。
Roads & buses道路与巴士
Terminal Bas Taman Universiti sits on Jalan Kebudayaan 16 and reopened in 2015 after the Taman Sri Putri stop on Jalan Skudai closed. Route J31 runs from here to JB Sentral via Skudai, Tampoi and Danga Bay, roughly every 20 minutes, with a maximum fare of RM4.80. Two free Bas Muafakat Johor routes, P-201 and P-211, also start here. Terminal Bas Taman Universiti 位于 Jalan Kebudayaan 16，在 Jalan Skudai 的 Taman Sri Putri 站关闭后，于 2015 年重启。J31 路线由此经 Skudai、Tampoi、Danga Bay 前往 JB Sentral，约每 20 分钟一班，最高车资 RM4.80。另有两条 免费的 Bas Muafakat Johor 路线 P-201 与 P-211 也由此发车。
Schools学校便利
Two secondary and four primary national schools sit inside the township. There is no SJK(C) and no SJK(T) in Taman Universiti itself — that is a real gap for many buyers here and we would rather flag it than let you find out at registration. 花园内有两所国中与四所国小。Taman Universiti 本身没有华小，也没有淡小 —— 对这里的许多买家来说这是一个实际的缺口，与其让你到报名时才发现，我们宁可先讲。
Medical & retail医疗与零售
Klinik Kesihatan Taman Universiti is at Jalan Kebudayaan 28, inside the township. For anything serious it is a drive: Hospital Sultanah Aminah (857 beds, founded 1882) is 19.2 km, Hospital Sultan Ismail (704 beds) 24.0 km. A new 1,500-bed Hospital Sultanah Aminah 2 is planned on a 28.33-hectare site in Taman Nesa, Skudai — preliminary work was reported complete in August 2025, with construction hoped to start in 2026. Klinik Kesihatan Taman Universiti 位于花园内的 Jalan Kebudayaan 28。真要看重症就得开车：Hospital Sultanah Aminah（857 张病床，1882 年创立）19.2 公里，Hospital Sultan Ismail（704 张病床）24.0 公里。另有一所 1,500 张病床的 Hospital Sultanah Aminah 2 规划在 Skudai 的 Taman Nesa、占地 28.33 公顷 —— 2025 年 8 月报导前期工作完成，动工时间盼在 2026 年。
The yield, worked out in public把回报率摊开来算
Every listing site tells you Taman Universiti is a student rental play. None of them finishes the sum. Below is the sum, using the recorded transaction medians and the asking rents actually visible on Malaysian portals in September 2026. Some of it is better than the pitch. Some of it is worse. 每一个挂牌网站都会告诉你 Taman Universiti 是学生租赁盘，但没有一个把算式做完。下面就是那个算式 —— 用登记成交的中位数，加上 2026 年 9 月在马来西亚房产平台上实际看得到的开价租金。有几项比推销词更好，也有几项更差。
Gross yield: 5.0 to 5.6 per cent毛回报率：5.0% 至 5.6%
Two honest starting points. A single-storey terrace, recorded median RM410,000 across 329 sales, let whole at RM1,700 a month is RM20,400 a year — 4.98 per cent gross. A double-storey terrace, recorded median RM550,000 across 81 sales, let whole at the RM2,550 that five-bedroom doubles were asking in September 2026 is RM30,600 a year — 5.56 per cent gross. The bigger house is the better yield here, which is the reverse of most of Johor Bahru. 两个诚实的起点。单层排屋：329 笔成交、登记中位价 RM410,000，整栋以每月 RM1,700 出租，一年 RM20,400 —— 毛回报 4.98%。双层排屋：81 笔成交、登记中位价 RM550,000，整栋以 2026 年 9 月五房双层的开价 RM2,550 出租，一年 RM30,600 —— 毛回报 5.56%。在这里，大房子的回报反而更好 —— 这跟新山多数地方相反。
Net yield: 3.7 to 4.2 per cent净回报率：3.7% 至 4.2%
Now subtract. Assessment and quit rent, insurance, repairs, one month of agency on a new tenancy and one vacant month a year comes to roughly a quarter of the rent. That turns 4.98 per cent into 3.73 per cent and 5.56 per cent into 4.17 per cent — against the 4.2 per cent loan rate used in the calculator further down this page. The famous line about the rent covering the mortgage survives on gross and does not survive on net. 现在开始扣。门牌税与地税、保险、维修、新租约一个月佣金，再加一年一个月空置，合计大约是租金的四分之一。于是 4.98% 变成 3.73%，5.56% 变成 4.17% —— 对照本页下方试算器采用的 4.2% 贷款利率。那句「租金能覆盖房贷」的名言，在毛回报上成立，在净回报上不成立。
Room letting does not always win分房出租不一定赢
The counterintuitive part. Five-bedroom double-storey terraces here were asking RM2,550 to RM2,600 whole in September 2026 — 5.56 per cent gross on the RM550,000 recorded median. Filling five rooms at the observed rates — four singles at RM350 plus a master at RM650 — is about RM2,050, or 4.47 per cent gross. On those particular listings the whole house wins by more than a percentage point, before you buy a single mattress. 反直觉的一段。2026 年 9 月，这里的五房双层排屋整栋开价 RM2,550 至 RM2,600 —— 以双层排屋登记中位价 RM550,000 计，毛回报 5.56%。而把五个房间按观察到的行情租满 —— 四间普通房 RM350、一间主人房 RM650 —— 约为 RM2,050，毛回报 4.47%。就这几笔挂牌而言，整栋出租赢超过一个百分点 —— 而且你连一张床垫都还没买。
Where room letting does win分房出租真正赢的地方
A six-bedroom double-storey on Jalan Kemajuan was asking RM1,800 as a whole house — only 3.93 per cent gross on the RM550,000 median. Six rooms at the observed rates is roughly RM2,400, or 5.24 per cent gross: a third more rent and 1.3 percentage points more yield. The rule that falls out is simple. Room letting pays when a house has more bedrooms than the whole-house market will pay for — and that is a findable, filterable kind of house. Jalan Kemajuan 上一栋六房双层排屋，整栋开价 RM1,800 —— 以中位价 RM550,000 计，毛回报只有 3.93%。六个房间按观察行情租出去约 RM2,400，毛回报 5.24%：租金多三分之一，回报率多 1.3 个百分点。由此得到的规则很简单：当一栋房子的 房间数超过整栋租赁市场愿意为它付的价 时，分房才划算 —— 而那是一种找得到、筛得出来的房子。
Demand you can count数得出来的需求
UTM published 32,004 students as at 31 December 2025 across all campuses, including 4,852 international, and 3,831 new full-time undergraduates registered at the Johor Bahru campus for the 2025/26 intake. On-campus, ten residential colleges are published as holding up to 14,774 in one session at RM300 to RM600 a month. Off-campus rent has to compete with that price, not with Johor Bahru rents generally. UTM 公布截至 2025 年 12 月 31 日全校（各校区合计）32,004 名学生，其中国际学生 4,852 名；2025/26 学年有 3,831 名新生在新山校区注册。校内十所住宿学院公布一个学年最多容纳 14,774 人，每月 RM300 至 RM600。校外租金要竞争的是这个价位，而不是新山的一般租金水平。
Freehold, and a real township underneath永久地契，底下是一个真正的市镇
Strip the students out and what remains still works: 11,891 delivered units, a mall since 2002, a bus terminal with a free council route, a government clinic on Jalan Kebudayaan 28, six national schools, a library and 125 recorded commercial transactions at a median of RM1,080,000. Listings and auction records consistently show freehold title. 把学生这一层抽掉，剩下的仍然成立：已交付 11,891 个单位、2002 年起营业的商场、有免费市议会路线的巴士总站、Jalan Kebudayaan 28 的政府诊所、六所国民学校、一间图书馆，以及 125 笔中位价 RM1,080,000 的商业成交。挂牌与拍卖纪录一致显示为 永久地契。
The questions a listing page will never put to you挂牌页面永远不会问你的问题
🛏️ If you are buying to let by the room如果你是买来分房出租
🏠 If you are buying to live here如果你是买来自住
Ten zones, and the letter at the front tells you where you are十个分区 —— 名字的第一个字母就告诉你在哪一边
Taman Universiti is not built in phases. It is built in ten named zones, and published descriptions place the P zones broadly west of the Jalan Pendidikan spine and the K zones broadly east. Every street is that zone name plus a number, which is why an address here reads like a grid reference. The three panoramas below were verified individually against Google’s panorama service; the street name under each is the one Google’s own place card returns. Taman Universiti 不是按「期」建的，是按十个命名分区建的；公开资料描述 P 开头的分区大致在 Jalan Pendidikan 主轴以西，K 开头的大致在以东。每条街就是分区名加一个编号，所以这里的地址读起来像座标。下面三幅街景都逐一向 Google 全景服务查证过；每幅下方的路名，取自 Google 自己的地点卡。
| Zone分区 | Broad position大致位置 | Numbered streets seen in the records成交纪录中出现的街号 | Character性格 |
|---|---|---|---|
| Jalan Pendidikan | The spine主轴 | 3, 8 | The address of AEON Taman University and SMK Taman Universiti. Almost no residential subsales — this is the commercial and institutional axis.AEON Taman University 与 SMK Taman Universiti 的门牌所在。几乎没有住宅二手成交 —— 这是商业与机构轴线。 |
| Jalan Kebangsaan | East东 | 5 – 81 | The widest street-number spread in the records, 25 numbered streets. If you want choice rather than a particular street, start here.纪录中街号跨度最大的分区，共 25 条编号街。如果你要的是选择而不是某一条街，从这里开始。 |
| Jalan Kejayaan | South-central中南 | 2 – 65 | 23 numbered streets, and a shophouse frontage. Convenience and noise in the same postcode.23 条编号街，并有店屋临街面。便利与噪音在同一个邮区。 |
| Jalan Penyiaran | West西 | 3 – 52 | 22 numbered streets on the far western side, furthest from the shop rows and from Jalan Skudai.西侧最外围的 22 条编号街，距店屋街与 Jalan Skudai 都最远。 |
| Jalan Perubatan | West西 | 1 – 46 | 17 numbered streets. Quiet residential grid; the panorama below is on Perubatan 22.17 条编号街。安静的住宅街廓；下方街景拍摄于 Perubatan 22。 |
| Jalan Pertanian | West-central中西 | 10 – 53 | 17 numbered streets, sitting between the western zones and the spine.17 条编号街，位于西部各区与主轴之间。 |
| Jalan Kemuliaan | South南 | 4 – 40 | 16 numbered streets in the southern block, the part of the township furthest from UTM.南侧街区的 16 条编号街 —— 这是花园里距 UTM 最远的一块。 |
| Jalan Kebudayaan | East东 | 1, 1A, 4 – 33 | 14 numbered streets — and the township’s two civic anchors: the government clinic at Kebudayaan 28 and the bus terminal at Kebudayaan 16.14 条编号街 —— 也是花园两个公共支点所在：Kebudayaan 28 的政府诊所、Kebudayaan 16 的巴士总站。 |
| Jalan Kemajuan | Central中 | 2 – 22 | 10 numbered streets. The six-bedroom double-storey asking RM1,800 whole in September 2026 was on this zone.10 条编号街。2026 年 9 月那栋整栋开价 RM1,800 的六房双层排屋，就在这个分区。 |
| Jalan Perdagangan | West-central中西 | 1 – 16 | 9 numbered streets. The name means commerce; U Mall sits on the Jalan Perdagangan side of the township boundary, in Taman Pulai Utama.9 条编号街。名字的意思是「商贸」；U Mall 位于 Jalan Perdagangan 一侧的花园边界外，属 Taman Pulai Utama。 |
| Recorded totals纪录合计 | 905 | 155 road-and-type groups条「街段 × 屋型」组合 | 834 of the 905 records carry a road name. Median RM400,000 at RM287 psf.905 笔纪录中有 834 笔带路名。中位价 RM400,000、每尺 RM287。 |
Two thirds of this market is one storey high这个市场三分之二只有一层楼
Of 905 recorded sales, 329 were single-storey terraces and 290 were low-cost houses — 68 per cent between them. Double-storey terraces account for 81. If you arrive expecting a double-storey township you will spend six months waiting for stock that rarely comes up. 905 笔登记成交中，单层排屋 329 笔、低成本屋 290 笔 —— 两者合计 68%。双层排屋只有 81 笔。如果你带着「这是一个双层排屋花园」的预期进来，你会花半年等一批很少出现的房子。
Single-storey terrace单层排屋
Low-cost house低成本屋
Double-storey terrace双层排屋
| Type屋型 | Records笔数 | Median price中位价 | Median psf中位每尺 | Recorded band登记区间 | Implied size推算面积 |
|---|---|---|---|---|---|
| Bungalow独立式洋房 | 2 | RM2,260,000 | RM178 | RM1.84m – RM2.68m | 11,001 & 14,133 sq ft (actual)（实际） |
| Double-storey shop双层店屋 | 50 | RM875,000 | RM327 | RM546,000 – RM1.20m | ≈ 2,680 sq ft |
| Double-storey semi-detached双层半独立式 | 15 | RM800,000 | RM239 | RM667,000 – RM933,000 | 3,197 sq ft on 13 of 15（15 笔中 13 笔） |
| Double-storey terrace双层排屋 | 81 | RM550,000 | RM393 | RM484,000 – RM616,000 | ≈ 1,400 sq ft |
| Single-storey terrace单层排屋 | 329 | RM410,000 | RM307 | RM341,000 – RM479,000 | ≈ 1,340 sq ft |
| Low-cost house低成本屋 | 290 | RM296,500 | RM276 | RM246,000 – RM347,000 | ≈ 1,070 sq ft |
| Condominium / apartment公寓 | 44 | RM274,000 | RM252 | RM252,000 – RM296,000 | 990 & 1,163 sq ft (actual)（实际） |
| Flat组屋 | 19 | RM165,000 | RM240 | RM139,000 – RM191,000 | 689 sq ft (actual, all 19)（实际，全部 19 笔） |
| All 905 records全部 905 笔 | 905 | RM400,000 | RM287 | RM303,000 – RM498,000 | ≈ 1,390 sq ft |
Cheap by the foot, deep by the record count按尺算很便宜，按笔数算很厚
Third cheapest of the twelve most-traded addresses成交量最大的十二个区域中，第三便宜
RM303,000 to RM498,000 — and what sits at each endRM303,000 至 RM498,000 —— 两端各是什么
The two bungalow records are the reason the all-property spread looks wider than the market feels. Strip them out and 899 of 905 recorded sales sit under RM1.3 million. This is a narrow, legible market with two outliers, not a diverse one. 那两笔独立式成交，正是「全类型区间」看起来比市场实际感受更宽的原因。把它们剔掉，905 笔中有 899 笔落在 RM130 万以下。这是一个窄而清楚、带两个极端值的市场，而不是一个多元的市场。
Where the middle half actually sits中间那一半到底在哪里
Recorded prices on the left, asking rents on the right, yields worked out左边是登记成交价，右边是开价租金，回报率算给你看
Prices are NAPIC registered transactions. Rents are asking rents read off Malaysian portals on 7 September 2026 — asking, not achieved, and the difference is usually one month of vacancy plus a haggle. Yields are gross: rent times twelve, divided by the recorded median. Nothing has been deducted. 价格是 NAPIC 登记成交。租金是 2026 年 9 月 7 日在马来西亚房产平台上读到的 开价 租金 —— 是开价，不是成交价，两者之间通常差一个月空置加一轮议价。回报率是毛的：租金乘十二，除以登记中位价。什么都还没扣。
| What you buy你买什么 | Recorded median登记中位价 | Asking rent, whole house整栋开价租金 | Gross yield毛回报率 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|
| Low-cost house低成本屋 290 records笔 | RM296,500 | RM1,200 – 1,300 | 4.9% – 5.3% | No不可 |
| Single-storey terrace单层排屋 329 records · the deepest market here笔 · 这里最厚的市场 | RM410,000 | RM1,400 – 2,000 | 4.1% – 5.9% | No不可 |
| Double-storey terrace, 5 bedrooms双层排屋，五房 81 records for the type笔（该屋型） | RM550,000 | RM2,550 – 2,600 | 5.6% | No不可 |
| Double-storey terrace, 6 bedrooms双层排屋，六房 one listing, Jalan Kemajuan一笔挂牌，Jalan Kemajuan | RM550,000 | RM1,800 whole整栋 | 3.9% whole整栋 · 5.2% by room分房 | No不可 |
| Double-storey semi-detached双层半独立式 15 records笔 | RM800,000 | RM2,800 top of range区间顶端 | 4.2% | No不可 |
| Per room, let individually单间房，分租 observed Sept 20262026 年 9 月观察 | — | RM280 – 430 single普通房 · RM599 – 790 master主人房 | depends on the house看是哪一栋房子 | No不可 |
| The competition: a UTM hostel bed竞争对手：UTM 宿舍床位 | — | RM360 – 600 | This is the price your room has to beat你的房间要打赢的就是这个价 | — |
Five years up, one year down, and only thirteen records in the down year五年上行，一年回落 —— 而回落那一年只有十三笔
Source: NAPIC registered subsale records published by List.my, read 7 September 2026. Records lag roughly six months, which is why the 2026 point is thin and should be read as provisional rather than as a turn.来源：NAPIC 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 —— 这就是 2026 年那个点很薄的原因；它应该被读成暂定值，而不是一个转折。
What the volume is telling you, and it is not what the price is telling you成交量在说的话，和价格在说的话不一样
Recorded transactions ran 63, 249, 300, 216, 64 and 13 from 2021 to 2026. The price line rises almost all the way through; the volume line collapses after 2023. Some of that is the six-month reporting lag, and some of it is real. A rising median on a falling count means fewer sellers, not more buyers — and it means price discovery on your particular street is getting harder, not easier. Ask for the individual records before you accept the average. 2021 至 2026 年的登记成交笔数依序是 63、249、300、216、64、13。价格线几乎一路向上，成交量线在 2023 年之后塌下来。其中一部分是半年的申报滞后，另一部分是真的。在笔数下降的同时中位价上升，意味着卖方变少，而不是买方变多 —— 也意味着在你那条街上做价格发现，只会更难，不会更容易。在你接受一个平均值之前，请先索取逐笔纪录。
Residential price per square foot, year by year住宅每尺价 · 逐年
Median price per square foot is used here rather than median price, because median price moves with whatever mix of house types happened to sell that year — and in this township that mix swings between a RM165,000 flat and a RM2,260,000 bungalow. Price per square foot is the closer thing to a like-for-like comparison. The figure under each point is the number of recorded transactions that year; years with fewer than 10 are left out. The 2026 point rests on 13 records and should be read as provisional.这里用的是中位每尺价，不是中位成交价 —— 中位成交价会随当年恰好成交的屋型组合起伏，而在这个花园，那个组合在 RM165,000 的组屋与 RM2,260,000 的独立式洋房之间摆荡。每尺价才比较接近同类相比。每个点下方是该年登记成交笔数；少于 10 笔的年份不列入。2026 年那个点只有 13 笔，请当作暂定值来读。
PRICE_INDEX 阵列加一行，格式 {q:"2026 Q1", median:325, n:9}（median 填每尺价，不是总价；n 填笔数）。这个区最值得分开记的两条线是「单层排屋」与「低成本屋」 —— 它们合计占 68% 的成交，规格接近、可比性强；把双层排屋（六年只有 81 笔）混进去，会让整条线随屋型组合乱跳。💡 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。Straight answer: this township is closed to you直说：这个花园对你是关着的
Johor bars non-citizens from landed residential property below RM2 million and from strata below RM1 million. The highest recorded residential median here is RM800,000 for a semi-detached house on fifteen records. The only recorded sales above RM2 million in six years are two bungalows. We would rather say that on the first screen than after you have flown in. 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。这里最高的住宅登记中位价，是 15 笔纪录的半独立式 RM800,000。六年间唯一跨过 RM200 万的登记成交，是 两栋独立式洋房。与其等你飞过来才说，我们宁可在第一屏就讲清楚。
Monthly repayment每月供款
Default set to RM410,000, the recorded median for a single-storey terrace — the type that makes up 36 per cent of everything sold here. Change it to RM296,500 for a low-cost house or RM550,000 for a double-storey terrace.预设值为 RM410,000，即单层排屋的登记中位价 —— 这个屋型占了这里全部成交的 36%。低成本屋请改成 RM296,500，双层排屋请改成 RM550,000。
And how much cash do I need up front?那我到底要准备多少现金？
At this price level a Malaysian first-time buyer is in the most favourable bracket the tax code offers. Default set to RM410,000 at a 90 per cent margin.在这个价位，马来西亚首购族落在税制里最有利的一档。预设 RM410,000、贷款成数 90%。
Johor’s minimum for a non-citizen is RM2 million on landed residential property and RM1 million on strata. The recorded medians here are RM296,500 to RM800,000 for landed residential and RM165,000 to RM274,000 for strata. The calculator will still run the numbers so you can see what the transaction would cost — the flat 8 per cent transfer stamp duty from 1 January 2026, the Johor state consent fee of 3 per cent of valuation with a RM30,000 minimum, consent taking one to three months, and lending capped at 60 to 70 per cent LTV — but eligibility is the wall, not cost. 柔佛对非公民的最低门槛是有地住宅 RM200 万、分层产权 RM100 万。这里的登记中位价：有地住宅 RM296,500 至 RM800,000，分层产权 RM165,000 至 RM274,000。试算器仍然会把数字算给你看 —— 2026 年 1 月 1 日起统一 8% 的转让印花税、柔佛州同意书费（估价 3%、最低 RM30,000）、同意书需时一至三个月、贷款成数上限 60 至 70% —— 但挡住你的是资格，不是成本。
Tell me your passport and budget and I will point you at the addresses in mukim Pulai that are actually open to you. 把你的护照与预算告诉我，我直接指给你看 Pulai 县里真正对你开放的那几个地址。
Tell me the zone and how many bedrooms. That is the whole brief.告诉我分区，和几间房。这就是全部需求。
In this township those two answers decide the price, the rent and whether letting by the room is worth doing.在这个花园，这两个答案就决定了价格、租金，以及分房出租值不值得做。
A working township with one very large tenant, and everything that follows from that一个有一位超大房客的生活型花园 —— 以及由此而来的一切
✓ Strengths优势
- RM287 per square foot across 905 records — among the three cheapest of the twelve most-traded addresses in mukim Pulai, with median psf up 9.6 per cent in twelve months.每尺 RM287，905 笔纪录 —— 是 Pulai 县成交量最大的十二个区域中最便宜的三个之一，中位每尺价十二个月上涨 9.6%。
- Demand you can name. UTM published 32,004 students at the end of 2025 and 3,831 new undergraduates registering at the Johor Bahru campus for 2025/26. Very few Johor Bahru addresses have a tenant source you can look up.叫得出名字的需求。UTM 公布 2025 年底全校 32,004 名学生，2025/26 学年有 3,831 名新生在新山校区注册。在新山，很少有地址的租客来源是你可以查得到的。
- A complete township, not a dormitory suburb. AEON since 2002, a bus terminal with a free council route, a government clinic on Jalan Kebudayaan 28, six national schools, a library, and 125 recorded commercial transactions.一个完整的市镇，不是睡城。2002 年起的 AEON、有免费市议会路线的巴士总站、Jalan Kebudayaan 28 的政府诊所、六所国民学校、一间图书馆，以及 125 笔登记商业成交。
- Freehold, on the evidence available. Auction proclamations and portal listings for the township consistently record freehold title.就现有证据看是永久地契。这个花园的拍卖公告与平台挂牌一致记载为永久地契。
- Priced inside the first-time buyer relief. Most of what trades here is under RM500,000, which is the ceiling for the 2026–2027 exemption from transfer stamp duty for Malaysian first-time buyers.价格落在首购优惠范围内。这里多数成交在 RM50 万以下 —— 那正是马来西亚首购族 2026–2027 年免转让印花税的上限。
△ Things to weigh需要权衡的
- The yield does not beat the loan on a net basis. 4.98 per cent gross on a single-storey terrace becomes about 3.73 per cent after costs and one vacant month, against 4.2 per cent borrowing. Anyone selling you this as positive carry has not done the second half of the sum.净回报打不过贷款利率。单层排屋 4.98% 的毛回报，扣掉成本与一个月空置之后约剩 3.73%，而借款成本是 4.2%。任何把这里说成「正现金流」的人，都没有把算式的下半段做完。
- Volume has collapsed since 2023. Recorded transactions went 300 in 2023, 216 in 2024, 64 in 2025 and 13 so far in 2026. Part of that is the six-month reporting lag; part is real. Either way, price discovery and resale on your specific street are slower than the growth figure suggests.成交量自 2023 年起塌下来。登记成交：2023 年 300 笔、2024 年 216 笔、2025 年 64 笔、2026 年至今 13 笔。其中一部分是半年的申报滞后，一部分是真的。无论如何，在你那条街上做价格发现与转手，都比那个涨幅数字暗示的要慢。
- Student tenancies have a hole in the calendar. Every yield on this page assumes twelve months of rent. A student let does not deliver twelve months, and nobody publishes what it does deliver. Ask a seller for month-by-month occupancy and confirm semester dates with UTM rather than assuming them.学生租约的行事历上有一个洞。本页每一个回报率都假设一年收十二个月租金。学生租约做不到十二个月，而没有人公布它实际做到几个月。请向卖方索取逐月出租纪录，并向 UTM 确认学期起讫，不要用猜的。
- Room letting carries a fire-safety exposure. Malaysia’s fire department has been enforcing against subdivided rental rooms under the Fire Services Act 1988, and more than 500 premises nationwide have been identified since 2023 with Johor named among the prevalent states. Those cases have been commercial shoplots rather than houses, and we could not find any Johor by-law or enforcement action aimed at student room rentals in residential terraces. That absence is not permission — it is an unregulated space, and unregulated spaces get regulated.分房出租有消防上的风险敞口。马来西亚消拯局一直在依《1988 年消防服务法令》取缔被分隔出租的房间；自 2023 年以来全国已辨识出五百多个场所，柔佛被点名为较普遍的州属之一。那些案例都是商业店屋而不是住宅，而我们也找不到任何针对「住宅排屋内学生分房」的柔佛法规或执法行动。但「没有规定」不等于「获得许可」 —— 那是一个尚未被规管的空间，而尚未被规管的空间最终都会被规管。
- Jalan Skudai at the morning peak. A May 2026 study put the Skudai corridor among 24 clusters categorised as serious, and the state opened a six-kilometre contraflow lane on Jalan Skudai in August 2026. Free-flow to the JB CIQ is 20 minutes; at 7.30am it is not.早高峰的 Jalan Skudai。2026 年 5 月的一份研究把 Skudai 走廊列入 24 个「严重」群组之一；州政府在 2026 年 8 月于 Jalan Skudai 开设了六公里的逆向行车道。无壅塞时到新山 CIQ 是 20 分钟；早上七点半不是。
- No SJK(C), no SJK(T), no international school, no gated scheme. Six national schools inside the grid and nothing else. For a large share of the buyers who read pages like this one, that is the deciding fact.没有华小、没有淡小、没有国际学校、没有门禁社区。格子里有六所国民学校，其余没有。对相当大一部分会读这种页面的买家来说，这就是决定性的一件事。
- The housing stock is late 1980s to 1990s. The first phase launched in December 1986. Rewiring, plumbing, roof and windows are the usual budget, and on a room-let house the electrical load is the specific risk, not a general one.房屋存量属 1980 年代末至 1990 年代。第一期于 1986 年 12 月推出。重新布线、水管、屋顶与窗户是常见的预算项；而在一栋分房出租的房子上，电力负载不是泛泛的风险，是那个具体的风险。
Taman Universiti FAQTaman Universiti 常见问题
How much does a house in Taman Universiti cost?Taman Universiti 的房子多少钱？
NAPIC recorded 905 subsale transactions in Taman Universiti between 2021 and 2026, at an all-property median of RM400,000 and RM287 per square foot, published by List.my. Residential-only transactions record a median of RM370,000 at the same RM287 per square foot. The middle half of all recorded sales sits between RM303,000 and RM498,000, and the middle half of price per square foot between RM244 and RM330. By type the recorded medians are RM165,000 for a flat, RM274,000 for a condominium, RM296,500 for a low-cost house, RM410,000 for a single-storey terrace, RM550,000 for a double-storey terrace, RM800,000 for a double-storey semi-detached house and RM875,000 for a double-storey shop. Median price per square foot rose 9.6 per cent over the past twelve months, the fifth fastest of the twelve most-traded addresses in mukim Pulai. NAPIC 在 2021 至 2026 年间记录了 Taman Universiti 的 905 笔二手成交，全类型中位价 RM400,000、每平方尺 RM287，由 List.my 公布。只看住宅，中位价为 RM370,000，每尺同为 RM287。全部登记成交的中间一半落在 RM303,000 至 RM498,000 之间，每尺价的中间一半落在 RM244 至 RM330 之间。分屋型的登记中位价为：组屋 RM165,000、公寓 RM274,000、低成本屋 RM296,500、单层排屋 RM410,000、双层排屋 RM550,000、双层半独立式 RM800,000、双层店屋 RM875,000。过去十二个月中位每尺价上涨 9.6%，在 Pulai 县成交量最大的十二个区域中排第五快。
Is Taman Universiti a good place to buy a house to rent to UTM students?买 Taman Universiti 的房子租给 UTM 学生，划算吗？
It is the most obvious student-letting address in Johor Bahru, and the arithmetic is tighter than the headline suggests. Universiti Teknologi Malaysia publishes a total of 32,004 students as at 31 December 2025 across all of its campuses, including 4,852 international students, and its ten residential colleges on the Johor Bahru campus are published as accommodating up to 14,774 students in one academic session. Asking rents observed on Malaysian property portals in September 2026 run about RM300 to RM790 a month for a room in Taman Universiti and about RM1,200 to RM2,800 a month for a whole house. Against the recorded single-storey terrace median of RM410,000, a house let whole at RM1,700 a month is a gross yield of 4.98 per cent, which falls to about 3.73 per cent once a quarter of the rent goes to assessment, quit rent, insurance, repairs, vacancy and agency. A double-storey terrace at its recorded median of RM550,000, let whole at the RM2,550 asked for five-bedroom units, is 5.56 per cent gross and about 4.17 per cent net. On a net basis both sit at or below a 4.2 per cent loan rate, so the case here rests on the price per square foot and the depth of demand rather than on carry. 这是新山最明显的学生租赁地址，而算术比标题紧。马来西亚工艺大学（UTM）公布截至 2025 年 12 月 31 日全校共 32,004 名学生（涵盖其所有校区），其中国际学生 4,852 名；新山校区的十所住宿学院公布可在一个学年内容纳最多 14,774 名学生。2026 年 9 月在马来西亚房产平台上观察到的开价租金：Taman Universiti 的单间房约每月 RM300 至 RM790，整栋屋约每月 RM1,200 至 RM2,800。以单层排屋登记中位价 RM410,000 计，整栋以每月 RM1,700 出租，毛回报率 4.98%；把租金的四分之一付给门牌税、地税、保险、维修、空置与佣金之后，约剩 3.73%。双层排屋以登记中位价 RM550,000 计，整栋按五房单位的开价 RM2,550 出租，毛回报 5.56%、净回报约 4.17%。两者的净回报都落在 4.2% 贷款利率之下或与之相当 —— 所以这里的论点建立在每尺价与需求厚度上，而不是建立在正向现金差。
Does renting by the room actually earn more than renting the whole house here?在这里分房出租，真的比整栋出租赚得多吗？
Not automatically, and this is the calculation most buyers skip. On listings observed in September 2026, five-bedroom double-storey terraces in Taman Universiti were asking RM2,550 to RM2,600 a month as a whole house, while individual rooms in the same township were asking RM300 to RM430 for a single and RM599 to RM790 for a master room. Filling five rooms at those rates produces roughly RM2,050 a month, which against the recorded double-storey median of RM550,000 is 4.47 per cent gross versus 5.56 per cent for the whole house, and that is before you pay for furniture, electricity, water, internet, cleaning, turnover and management. Where it does pay is a house with more bedrooms than the whole-house market will pay for: a six-bedroom double-storey on Jalan Kemajuan asking RM1,800 whole is 3.93 per cent gross, while six rooms at the observed rates is about RM2,400, or 5.24 per cent. Room-by-room letting can beat whole-house letting here, but on a thinner margin than the headline room rate implies, and it turns a passive asset into a small business with twelve-odd tenancies a year. 不一定 —— 而这正是多数买家跳过的一道算术。2026 年 9 月观察到的挂牌显示：Taman Universiti 的五房双层排屋整栋开价每月 RM2,550 至 RM2,600；而同一个花园内的单间房开价，普通房 RM300 至 RM430、主人房 RM599 至 RM790。把五个房间都租满，按上述价位约为每月 RM2,050；以双层排屋登记中位价 RM550,000 计，毛回报 4.47%，而整栋出租是 5.56% —— 而且这还没扣家具、电、水、网络、清洁、换租与管理。真正划算的情况是「房间数超过整栋市场愿意付的价」：Jalan Kemajuan 上一栋六房双层排屋整栋开价 RM1,800，毛回报只有 3.93%；六个房间按观察行情租出去约 RM2,400，毛回报 5.24%。在这里，分房出租可以赢过整栋出租，但赢的幅度比那个房租数字暗示的薄得多，而且它会把一项被动资产变成一门一年要处理十几份租约的小生意。
Who developed Taman Universiti and when?Taman Universiti 是谁开发的？什么时候？
Country View Berhad, incorporated in November 1981 as Country View Realty Sdn Bhd. The company acquired approximately 1,080 acres in the Mukim of Pulai in 1984 and launched the first phase of Taman Universiti in December 1986. Country View states that it has completed and delivered 11,891 residential and commercial units with certificates of completion and compliance in Taman Universiti. The township is laid out in ten named zones: Pertanian, Penyiaran, Perubatan, Perdagangan, Kebangsaan, Kejayaan, Kebudayaan, Kemajuan, Kemuliaan and Pendidikan. Country View Berhad —— 1981 年 11 月以 Country View Realty Sdn Bhd 之名注册成立。该公司于 1984 年在柔佛 Pulai 县购入约 1,080 英亩土地，并于 1986 年 12 月推出 Taman Universiti 第一期。Country View 表示，已在 Taman Universiti 完成并交付 11,891 个住宅与商业单位（附竣工与合格证书 CCC）。整个花园以十个分区命名：Pertanian、Penyiaran、Perubatan、Perdagangan、Kebangsaan、Kejayaan、Kebudayaan、Kemajuan、Kemuliaan、Pendidikan。
What schools are in Taman Universiti?Taman Universiti 有哪些学校？
SMK Taman Universiti on Jalan Pendidikan, which began operations on 1 December 1994 with 1,001 students and 46 teachers and has recorded an enrolment of 2,276 running a double session, together with SMK Taman Universiti 2 and the national primary schools SK Taman Universiti 1, 2, 3 and 4. There is no Chinese national-type or Tamil national-type primary school inside Taman Universiti itself. The nearest SJK(C) schools carry Skudai addresses: Kuo Kuang at Batu 8 and a half Jalan Skudai, Pu Sze at Batu 10, Kuo Kuang 2 at Taman Sutera Utama and Thorburn at Taman Mutiara Rini. The nearest Tamil school is SJK(T) Taman Tun Aminah on Jalan Perkasa 1. If school choice decides your purchase, confirm the catchment with the district education office street by street. SMK Taman Universiti 位于 Jalan Pendidikan，1994 年 12 月 1 日开课，起初 1,001 名学生、46 位教师，曾录得 2,276 名学生并采双班制；另有 SMK Taman Universiti 2，以及国民小学 SK Taman Universiti 1、2、3、4。Taman Universiti 内部没有华文小学，也没有淡米尔文小学。最近的华小地址都在 Skudai：Kuo Kuang（八条半 Jalan Skudai）、Pu Sze（十条）、Kuo Kuang 2（Taman Sutera Utama）、Thorburn（Taman Mutiara Rini）。最近的淡小是 Jalan Perkasa 1 的 SJK(T) Taman Tun Aminah。如果学校是你买房的决定因素，请逐条街向县教育局确认收生范围。
Can foreigners buy a house in Taman Universiti?外国人可以在 Taman Universiti 买房吗？
No, not landed. Johor sets a RM2 million minimum purchase price for non-citizens buying landed residential property, and RM1 million for strata. The recorded median in Taman Universiti is RM400,000 across all property types and RM370,000 for residential, and even the 75th percentile of all recorded sales is RM498,000. Nothing in this township approaches either threshold, and the recorded commercial median of RM1,080,000 does not help, because the landed floor applies to residential title. On the numbers this is a Malaysian-buyer market, and we would rather say so on the first screen than after a viewing. 不行 —— 至少有地住宅不行。柔佛对非公民购买有地住宅设有 RM200 万最低价门槛，分层产权则是 RM100 万。Taman Universiti 全类型登记中位价为 RM400,000，住宅为 RM370,000，连全部登记成交的第 75 百分位也只有 RM498,000。这个花园里没有任何一项接近任何一条门槛；登记商业中位价 RM1,080,000 也帮不上忙，因为有地门槛针对的是住宅地契。从数字看，这是一个马来西亚人的市场 —— 与其等你看完房才说，我们宁可在第一屏就讲清楚。
What is the traffic like getting out of Taman Universiti?从 Taman Universiti 出去，交通状况如何？
Slow at the morning peak, and being actively worked on. Taman Universiti is served by the Skudai to Pontian Highway, Federal Route 5, which has its own signed interchange for Jalan Universiti, UTM and AEON Taman Universiti, and by Federal Route 1, Jalan Skudai, running into Johor Bahru. A traffic study reported in May 2026 identified 77 congestion hotspots across Greater Johor Bahru, grouped into 41 clusters of which 24 were categorised as serious, and named the Skudai corridor among the priorities before the Rapid Transit System opens. Since August 2026 a contraflow lane has operated on about six kilometres of Jalan Skudai from the MBJB Gateway to Bandar Baru Uda, on weekdays from 5.30am to 9am, for cars and vans only. Drive the route you would actually use, at the hour you would actually use it, before you commit. 尖峰时段很慢，而且政府正在处理。Taman Universiti 主要由 Skudai–Pontian 大道（联邦 5 号公路）服务 —— 该公路设有指示「Jalan Universiti、UTM、AEON Taman Universiti」的专属交汇处；另一条是通往新山市区的联邦 1 号公路 Jalan Skudai。2026 年 5 月见报的一份交通研究，在大新山一带点出 77 个塞车热点，归并为 41 个群组，其中 24 组被列为严重，并把 Skudai 走廊列为 RTS 通车前的优先处理对象。自 2026 年 8 月起，Jalan Skudai 上约六公里路段（MBJB Gateway 至 Bandar Baru Uda）在平日早上 5 时 30 分至 9 时实施逆向行车道，仅限轿车与厢型车。下单之前，请用你实际会走的路线、在你实际会出门的时段，自己开一趟。
Is property in Taman Universiti freehold?Taman Universiti 是永久地契吗？
Listings and auction records for Taman Universiti consistently show freehold titles. An auction proclamation for a 1,539 square foot lot on Jalan Pendidikan 3 records the tenure as freehold, and property portal listings for the township are marked freehold. Tenure is nevertheless recorded on the individual title rather than on the estate, so ask for a copy of the title before you sign anything, and check separately whether the lot carries a Bumiputera restriction, because that decides who you are allowed to resell to later. Taman Universiti 的挂牌与拍卖纪录一致显示为永久地契。一份 Jalan Pendidikan 3 上 1,539 平方尺地段的拍卖公告，地契年期记载为永久；房产平台上这个花园的挂牌也标示为永久地契。但地契年期是记载在个别地契上，不是记在「整个花园」上，所以签任何文件之前请先索取地契副本；另外要单独查这块地有没有 Bumi lot 限制，因为那会决定你将来能卖给谁。
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 and not on the sale price. Malaysian citizens and permanent residents pay 30 per cent on a disposal in years 1 to 3, 20 per cent in year 4, 15 per cent in year 5 and nothing from year 6. Non-citizens pay 30 per cent through years 1 to 5 and 10 per cent from year 6 onward, with no further reduction. On a Taman Universiti house bought at the recorded median, the difference between selling in year five and year six is often close to a year of gross rent, which is a reason to build the holding period into the plan rather than discover it at the exit. 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 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。以登记中位价买入的一栋 Taman Universiti 房子来说，第五年卖与第六年卖的差额，往往接近一整年的毛租金 —— 所以持有年期应该一开始就写进计划，而不是到要卖的时候才发现。
The commercial side of Taman Universiti大学城的商业面
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 Universiti 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。大学城店屋指南 →
The twelve busiest addresses in mukim Pulai, ranked by what they actually costPulai 县成交最多的十二个区域，按实际价格排列
Same mukim, same NAPIC source, same reading date. If you are choosing between Skudai addresses this is the whole decision on one screen — and note how weakly price per square foot tracks the twelve-month growth figure.同一个县、同一个 NAPIC 来源、同一个读取日期。如果你正在 Skudai 一带的几个地址之间做选择，这一屏就是全部 —— 另请注意：每尺价与十二个月涨幅之间的关联有多弱。
| Area区域 | Records笔数 | Median price中位价 | Median psf中位每尺 | 12-month psf12 个月每尺 |
|---|---|---|---|---|
| Horizon Hill | 1,024 | RM1,080,000 | RM498 | +10.5% |
| Taman Bukit Indah | 1,798 | RM610,000 | RM460 | +2.6% |
| Taman Pulai Mutiara | 577 | RM520,000 | RM401 | +3.6% |
| Laman Setia | 411 | RM640,000 | RM394 | −4.3% |
| Taman Mutiara Rini | 869 | RM620,000 | RM371 | +9.8% |
| Taman Pulai Mutiara 2 | 857 | RM489,000 | RM371 | +9.0% |
| Taman Tampoi Indah | 417 | RM360,000 | RM357 | +7.7% |
| Taman Skudai Baru | 566 | RM400,000 | RM325 | +8.5% |
| Taman Ungku Tun Aminah | 905 | RM465,000 | RM312 | +12.0% |
| Taman Universiti | 905 | RM400,000 | RM292 | +9.6% |
| Bandar Selesa Jaya | 573 | RM290,000 | RM290 | +16.9% |
| Taman Perling | 711 | RM480,000 | RM288 | −0.8% |
Send me a bedroom count. I will send you back a yield.给我一个房间数，我回你一个回报率。
This township rewards one specific search: a five- or six-bedroom double-storey terrace whose whole-house asking rent is under RM2,000. That is where letting by the room earns its keep, and it is a filter, not a hunch. Tell me the zone and the budget and I will run it against the recent transactions and the live rental asks. 这个花园只奖励一种很具体的搜寻：五房或六房的双层排屋，而且整栋开价租金低于 RM2,000。那才是分房出租真正赚得到钱的地方 —— 而且那是一个筛选条件，不是一种直觉。把分区与预算告诉我，我拿近期成交与实时租金开价帮你跑一遍。