Tampoi Indah II: the address
where “landed” never happened
Tampoi Indah II：
「有地」从没在这里发生过的门牌
Ninety-six recorded subsales here since 2021, and every one of them is a flat, a walk-up town house, a small condo unit or a shop. Not a single-storey terrace. Not a double-storey terrace. Not a semi-D. Not a bungalow. Zero. Its neighbour up the road, Taman Tampoi Indah, at least has a thin 22-record terrace market to point to. This address does not have that fallback — it has never recorded one landed sale in six years. If you came here looking for a house on its own land title, this page’s real job is to tell you that plainly, before you waste a viewing. 这里自 2021 年起共有 96 笔登记成交，而每一笔都是 Flat、多层公寓式 Town House、小坪数公寓单位，或是店铺。没有单层排屋，没有双层排屋，没有半独立式，也没有独立式洋房。零。隔壁的 Taman Tampoi Indah 至少还有一个 22 笔纪录的薄型排屋市场可以说；这个门牌连这条退路都没有 —— 六年纪录里，一笔有地成交都没有。如果你是冲着「有地」两个字来的，这一页真正的任务，是在你白跑一趟之前，把这件事讲清楚。
© Terence Ong · CC BY 2.5 · Wikimedia CommonsTaman Tampoi Indah II in 30 seconds30 秒看懂 Taman Tampoi Indah II
- What it is: a strata apartment, walk-up town-house-block and shop scheme on the Jalan Mawar loop off Jalan Skudai Lama, in Tampoi, Mukim Pulai, postcode 81200. The best-known block is Park Avenue Apartment. It sits under the same List.my page tree as the older, larger Taman Tampoi Indah next door, but NAPIC records the two separately. 它是什么：位于 Tampoi、Pulai 区、邮区 81200 的一个分层公寓、多层 Town House 与店铺组合小区，坐落在 Jalan Skudai Lama 旁的 Jalan Mawar 环状路段。当中较知名的一栋是 Park Avenue Apartment。它在 List.my 的页面架构上与隔壁较旧、较大的 Taman Tampoi Indah 同属一支，但 NAPIC 分开记录两者。
- What it costs: 96 registered transactions from 2021 to 2026, median RM197,500 at RM274 psf. By type: condo/apartment RM180,000, flat RM180,000, town house RM370,000, shop RM200,000. There is no landed entry price to quote — the category does not exist here. 多少钱：2021 至 2026 年 96 笔登记成交，中位 RM197,500、每尺 RM274。分类型：公寓 RM180,000、Flat RM180,000、Town House RM370,000、店铺 RM200,000。这里没有「有地入场价」可以报 — 因为这个类别根本不存在。
- The number that decides it: zero landed transactions in six years, across 96 records. Compare that with next-door Taman Tampoi Indah, which at least records 22 double-storey terrace sales. If your budget or your intention requires a landed title, this specific address does not have the product, full stop. 决定性的数字：六年 96 笔纪录里，零笔有地成交。对照隔壁的 Taman Tampoi Indah，至少还有 22 笔双层排屋成交。如果你的预算或目的一定要「有地地契」，这个门牌就是没有这个产品，没有商量余地。
- The detail almost nobody checks: the internal roads — Jalan Mawar and its 1, 3, 5, 8 branches — have no Google Street View coverage at all. We checked multiple points at search radii up to 80 metres and found nothing. The only verified imagery near this address is on Jalan Skudai Lama, the road it fronts onto. You are buying somewhere you or your agent must physically walk. 几乎没人会去查的细节：小区内部道路 —— Jalan Mawar 及其 1、3、5、8 分支 —— 完全没有 Google 街景覆盖。我们在多个点用最大 80 米的搜寻半径检查，全部「无影像」。唯一查得到街景的，是这个门牌正面临接的 Jalan Skudai Lama。你买的地方，是需要你或你的经纪亲自走一趟的。
- The honest catch: price per square foot is genuinely up over three fuller years — RM260 in 2022 to RM282 in 2024 — but the headline twelve-month figure of +10.7% is riding on just 9 sales in 2025 and 1 so far in 2026. Small base, easy to move, easy to over-read. 诚实提醒：三个数据较完整的年份，每尺价确实在涨 —— 2022 年 RM260 到 2024 年 RM282 —— 但那个 +10.7% 的十二个月标题数字，是建立在 2025 年只有 9 笔、2026 年至今只有 1 笔成交的基础上。基数小，容易被拉动，也容易被过度解读。
No photos of Park Avenue Apartment itself — here is the Tampoi it sits insidePark Avenue Apartment 本身没有照片 —— 这是它所在的 Tampoi
Wikimedia has no photographs of the Jalan Mawar blocks themselves. What it does have is the public Tampoi around it — the market, the mosques, the temple, the post office — which is the neighbourhood this address actually belongs to, separate from Taman Tampoi Indah’s Titiwangsa side. Wikimedia 上没有 Jalan Mawar 那几栋楼本身的照片。有的是它周边的公共 Tampoi —— 市场、清真寺、庙宇、邮局 —— 这才是这个门牌真正所属的邻里，跟 Taman Tampoi Indah 的 Titiwangsa 那一侧是分开的。
Small units, small households, and a landlord’s spreadsheet小单位、小家庭，以及业主的一张出租表
With units running mostly around 710 square feet and a recorded median of RM180,000, the buyer profile here is structurally different from a landed estate. This is an entry-level and investment address, not a family-house address.以约 710 尺为主、登记中位价 RM180,000 的单位组合来看，这里的买家结构跟有地花园区完全不同。这是一个入门与投资型门牌，不是一个「一家人买栋房子」的门牌。
The first-time buyer首购族
A young couple or a single buyer for whom RM180,000 is a realistic entry point into ownership, full stop — not a stepping stone within this address, because there is nothing bigger to step up to here. The step-up happens elsewhere, on a different NAPIC page.对一对年轻夫妻或单身买家来说，RM180,000 是一个「买得起、能拥有地契」的真实起点 —— 不是在这个门牌内部往上爬的第一级，因为这里根本没有更大的产品可以爬。要升级，得换到另一个 NAPIC 页面。
The buy-to-let investor买来出租的投资者
Low absolute price means a lower entry ticket for a rental unit, and the shop lots at RM200,000 median offer a second, commercial route into the same small precinct. The tenant pool is workers and students in the Tampoi–Skudai corridor, not families.总价低意味着入场门槛也低，而中位价 RM200,000 的店铺单位，则提供了在同一个小型地段的另一条商业路径。这里的租客群是 Tampoi–Skudai 走廊一带的上班族与学生，不是家庭客。
The Park Avenue ownerPark Avenue 的业主
Park Avenue Apartment on Jalan Mawar 3 is the one block with a name attached to the public record — an auction listing there in October 2026 carries a reserve of RM190,000 for a unit with no recorded size or psf, which is itself a reminder to verify floor area before you offer on anything here.Jalan Mawar 3 的 Park Avenue Apartment，是公开纪录里唯一有名字的那栋楼 —— 2026 年 10 月有一笔拍卖案例，底价 RM190,000，但没有登记面积与每尺价，这本身就是个提醒：出价前请务必自己核实建筑面积。
The shop-lot operator店铺经营者
Small ground and upper-floor units, 549 to 850 square feet, serving the residential blocks around them plus the Jalan Skudai Lama passing trade. This is a neighbourhood-shop scale, not a destination retail scale.549 至 850 尺的地铺与楼上单位，服务周边住宅楼与 Jalan Skudai Lama 的过路客。这是「街坊小店」的规模，不是「目的地型零售」的规模。
A weekday around Jalan MawarJalan Mawar 一带的平日一天
This is a small precinct servicing itself and the Jalan Skudai Lama corridor — not a destination anyone drives to. That is not a criticism; it is what a RM180,000 median buys.这是一个自给自足、服务 Jalan Skudai Lama 走廊的小地段 —— 不是一个会有人特地开车过来的目的地。这不是批评，而是 RM180,000 中位价买到的东西本来的样子。
School and work traffic filters out onto Jalan Skudai Lama, the arterial road the estate fronts. Internal Jalan Mawar lanes are narrow and were never mapped by Google’s Street View car — a sign of how minor they are in the wider road network.上学与上班车流汇入正门临接的 Jalan Skudai Lama。内部的 Jalan Mawar 巷道狭窄，连 Google 街景车都没进来拍过 —— 这本身说明了它在整体路网里的份量。
Ground-floor shop trade — the 11 recorded shop units — runs on residents and passing traffic rather than destination footfall. It is a service economy scaled to a few hundred households, not a retail draw.地铺生意 —— 也就是那 11 笔登记的店铺单位 —— 靠的是住户与过路客，不是目的地型人流。这是一个服务几百户人家规模的经济，不是零售磁场。
Paradigm Mall Johor Bahru, about 0.4 km away in a straight line, and KIPMall Tampoi, about 0.7 km, cover the actual lunch and shopping trade for most residents rather than anything inside the estate itself.直线约 0.4 公里外的 Paradigm Mall Johor Bahru，以及约 0.7 公里外的 KIPMall Tampoi，才是大多数住户真正的午餐与购物去处，而不是小区内部。
Jalan Skudai Lama carries the evening commute past the estate frontage. This is the same road our verified Street View points sit on — the closest thing to a public face this address has.Jalan Skudai Lama 承接傍晚经过小区正面的通勤车流。这也是我们查证到的街景所在的那条路 —— 是这个门牌唯一称得上「公共门面」的地方。
Small households return to compact units. Turnover here is likely faster than a landed estate simply because the entry ticket is lower and the tenant profile skews younger and more mobile — verify actual occupancy patterns with the management office rather than assuming.小家庭回到坪数不大的单位。这里的换手率大概率比有地花园区快，单纯因为入场门槛低、租客群也偏年轻、流动性高 —— 请直接向管理处核实实际入住模式，不要用猜的。
Quiet. This is not a nightlife or food-street address — the closest comparable entertainment and dining density sits along the Skudai Parade and Taman Universiti corridor, a short drive rather than a walk.安静。这不是夜生活或美食街型门牌 —— 最接近的娱乐与餐饮密度在 Skudai Parade 与 Taman Universiti 一带，是一段车程，不是走路可到。
On Jalan Skudai Lama, inside the Tampoi–Skudai service belt坐落 Jalan Skudai Lama 旁，属于 Tampoi–Skudai 服务走廊
Taman Tampoi Indah II sits in Mukim Pulai, on the Jalan Mawar loop that opens directly onto Jalan Skudai Lama, the older arterial road running parallel to the Skudai Highway corridor. It is a short distance from both the Tampoi retail cluster to the east and the Taman Universiti / Skudai Parade cluster to the south. Taman Tampoi Indah II 位于 Pulai 区，坐落于直接连上 Jalan Skudai Lama 的 Jalan Mawar 环状道路 —— 这是一条与 Skudai Highway 走廊平行的较旧干道。它距离东侧的 Tampoi 零售聚落，以及南侧的 Taman Universiti／Skudai Parade 聚落，都不远。
The honest headline: this is a service-road, in-between address — not fronting the highway itself, and not inside a gated township. What it has is proximity: two malls under a kilometre away, and a national primary school closer still.诚实的重点是：这是一个 临服务道路、位置居中 的门牌 —— 不是直接贴着高速公路，也不在门禁式大型花园区之内。它有的是「近」：两间商场都在一公里内，一所国民小学更近。
| Landmark地标 | Straight-line distance直线距离 |
|---|---|
| SK Taman Tampoi Utama national primary国民小学 | ~0.47 km |
| Paradigm Mall Johor Bahru | ~0.37 km |
| KIPMall Tampoi | ~0.67 km |
| SK Taman Bukit Mewah | ~0.86 km |
| Poliklinik Dan Surgeri / Poliklinik Bintang (private clinics)（私人诊所） | ~0.81–0.85 km |
| Hospital Sultanah Aminah (government tertiary)（政府专科医院） | ~9.2 km |
| Bangunan Sultan Iskandar (JB–Singapore checkpoint)（柔新关卡） | ~10.7 km |
A primary school, two malls and three clinics inside a kilometre一公里内：一所小学、两间商场、三间诊所
None of this is inside the estate itself — it is what sits just outside its front door, verified against OpenStreetMap coordinates for this specific address rather than assumed.以下这些都不在小区内部 —— 而是在门口不远处，且是针对这个确切门牌的坐标去核实的，不是用猜的。
Retail零售
Paradigm Mall Johor Bahru, in Skudai, sits about 0.37 km away in a straight line — genuinely close for a mall of its size. KIPMall Tampoi is a further 0.67 km, and the older Giant Tampoi hypermarket covers daily groceries closer still.Paradigm Mall Johor Bahru（Skudai 分店）直线约 0.37 公里 —— 对这个规模的商场来说算是相当近。KIPMall Tampoi 约再远 0.67 公里，而较旧的 Giant Tampoi 超市则更近，负责日常采买。
Schools学校
SK Taman Tampoi Utama, a national primary school, is the closest campus at about 0.47 km. SK Taman Bukit Mewah is about 0.86 km. Secondary and international options were not independently verified for this specific address and should be confirmed street by street.国民小学 SK Taman Tampoi Utama 是最近的校园，约 0.47 公里；SK Taman Bukit Mewah 约 0.86 公里。中学与国际学校选项未针对这个确切门牌逐一核实，请自行逐街确认。
Medical医疗
Three private clinics — Poliklinik Dan Surgeri, Poliklinik Bintang and Poliklinik WeCare — sit within roughly 0.8 to 0.9 km. The nearest government tertiary hospital, Hospital Sultanah Aminah, is about 9.2 km away in a straight line — this is not a hospital-adjacent address.三间私人诊所 —— Poliklinik Dan Surgeri、Poliklinik Bintang、Poliklinik WeCare —— 都在约 0.8 至 0.9 公里内。最近的政府专科医院 Hospital Sultanah Aminah 直线距离约 9.2 公里 —— 这不是一个「贴着医院」的门牌。
Six things worth knowing before you dismiss a RM180,000 postcode在你划掉这个 RM180,000 门牌之前，六件值得知道的事
This is not a landed estate and this page will not pretend otherwise. What it is, is a low-ticket, well-served strata address with a genuine — if modest — price trend behind it. 这不是一个有地花园区，这一页也不打算假装它是。它是一个入场门槛低、生活机能不差的分层产权门牌，背后有一个真实、虽然温和的价格走势。
Zero landed, stated plainly零有地，说得清清楚楚
Ninety-six records, six years, and not one single-storey terrace, double-storey terrace, semi-detached or bungalow. Most pages in this series report a thin landed market; this one reports none. Knowing that before you view saves everyone a trip. 九十六笔纪录、六年，没有一笔单层排屋、双层排屋、半独立式或独立式洋房。这个系列里多数页面报告的是「薄」的有地市场；这一页报告的是「没有」。看房之前先知道这件事，省下大家一趟。
A genuinely low entry ticket真正低的入场门槛
A recorded condo/apartment median of RM180,000 is one of the lowest entry points on the NAPIC map for Johor Bahru — well under half the median of most landed estates in this same mukim. That is a real, structural affordability advantage for a first buyer. 登记公寓中位价 RM180,000，是新山 NAPIC 地图上数一数二低的入场门槛 —— 不到同一个 mukim 内多数有地花园区中位价的一半。对首购族来说，这是一个真实、结构性的负担能力优势。
A real, if modest, three-year climb真实、虽然温和的三年涨幅
Residential median psf ran RM260 → RM274 → RM282 across 2022, 2023 and 2024 — each year with at least 23 recorded transactions, so this is not a thin-year fluke. About 8.5% over three fuller years is unglamorous but genuine. 2022、2023、2024 三年的住宅中位每尺价是 RM260 → RM274 → RM282 —— 每年至少 23 笔登记，不是薄年份造成的偶然。三个较完整年份合计约 8.5%，不亮眼，但是真的。
Two malls under a kilometre两间商场，都在一公里内
Paradigm Mall Johor Bahru at about 0.37 km and KIPMall Tampoi at about 0.67 km, both straight-line, is genuine mall density for an address at this price point. Most RM180,000-median addresses in Johor Bahru are further from a mall than this. Paradigm Mall Johor Bahru 直线约 0.37 公里、KIPMall Tampoi 约 0.67 公里 —— 以这个价位的门牌来说，商场密度算是相当高。新山多数中位价 RM180,000 的门牌，离商场都比这里远。
A shop-lot layer most buyers ignore多数买家会忽略的店铺层
Eleven recorded shop transactions at a median of RM200,000 and RM300 psf sit alongside the residential stock — a small but real commercial layer that residential-only buyers tend to skip past without checking. 住宅之外，还有十一笔登记店铺成交，中位价 RM200,000、每尺 RM300 —— 一个小但真实的商业层，只看住宅的买家往往直接跳过，没去查过。
A name you can actually search一个你真的搜得到的名字
Park Avenue Apartment on Jalan Mawar 3 is the one block in this record with a public name attached — useful for searching listings, auction notices and, eventually, your own comparables, rather than hunting under a generic “Tampoi Indah II” label. Jalan Mawar 3 的 Park Avenue Apartment，是这份纪录里唯一挂着公开名字的一栋楼 —— 方便你搜寻挂牌、拍卖公告，以及日后自己的可比案例，而不是只能在笼统的「Tampoi Indah II」标签下瞎找。
And the questions the listing will not answer以及挂牌不会回答的问题
🏠 If you are buying to live here如果你是自住
📈 If you’re buying to let如果你是买来出租
One small loop of roads, not six sub-areas一个小型环状路网，不是六个分区
Unlike a large landed township, this address is small enough that “streets” means one main road and four short branches, all off Jalan Skudai Lama. This is also structurally different from Taman Tampoi Indah’s Jalan Titiwangsa grid a few streets south — confirmed by OpenStreetMap and by reverse-geocoding points along each road. 跟大型有地市镇不一样，这个门牌小到「路段」指的就是一条主路加四条短支路，全部接上 Jalan Skudai Lama。这在结构上也跟往南几条街的 Taman Tampoi Indah Jalan Titiwangsa 路网不同 —— 这一点已用 OpenStreetMap 与逐点反查坐标核实过。
| Road路段 | Role角色 | Street View coverage街景覆盖 |
|---|---|---|
| Jalan Skudai Lama | The arterial frontage road the whole estate opens onto整个小区正面临接的主干道 | Yes — verified, 5 points有 —— 已核实 5 个点 |
| Jalan Mawar | Main internal road, connects to Jalan Skudai Lama内部主路，接上 Jalan Skudai Lama | No — checked, no imagery没有 —— 已查证，无影像 |
| Jalan Mawar 1, 5 | Loop branches, mostly town-house block frontage环状支路，多数是 Town House 楼栋门面 | No — checked, no imagery没有 —— 已查证，无影像 |
| Jalan Mawar 3 | Address of Park Avenue Apartment, the named blockPark Avenue Apartment 所在路段，唯一有名字的楼栋 | No — checked, no imagery没有 —— 已查证，无影像 |
| Jalan Mawar 8 | Short connector branch短连接支路 | No — checked, no imagery没有 —— 已查证，无影像 |
Four strata products, and the landed column that stays empty四种分层产品，以及那一栏始终空白的「有地」
Registered transactions break into exactly four types: 45 condo/apartment, 23 town house, 17 flat and 11 shop/retail lot. There is a fifth column on the NAPIC form for terrace, semi-D and bungalow — it has never been filled in for this address. 登记成交恰好分成四种类型：45 笔公寓／服务式公寓、23 笔 Town House、17 笔 Flat、11 笔店铺／零售单位。NAPIC 表格上排屋、半独立式、独立式那一栏，在这个门牌从来没被填过。
Condo / apartment公寓／服务式公寓
FlatFlat
Town house (walk-up strata block)Town House（多层公寓式）
Shop / retail lot (commercial)店铺／零售单位（商业）
Single-storey terrace · double-storey terrace · semi-detached · bungalow单层排屋 · 双层排屋 · 半独立式 · 独立式
Not one recorded transaction of any landed type, in any year from 2021 to 2026. If your search requirement is “landed”, this address does not have inventory to show you — see FAQ 10 for nearby addresses that do.2021 至 2026 年，任何一年都没有任何一笔有地类型的成交纪录。如果你的搜寻条件是「有地」，这个门牌没有存量能给你看 —— 附近真正有有地存量的地方，请见 FAQ 第 10 题。
Low volume, low price, and a growth rate riding on a thin base量少、价低，涨幅建立在薄基数上
Taman Tampoi Indah II against mukim PulaiTaman Tampoi Indah II 与 Pulai 一带对照
RM180,000 to RM370,000 — four products, one small precinctRM180,000 至 RM370,000 —— 一个小地段，四种产品
Registered medians by type, 2021 to 2026. The ladder tops out at RM370,000 — there is no rung above it, because there is no landed product recorded on this address. 2021 至 2026 年各类型登记中位价。这道阶梯到 RM370,000 就到顶了 —— 上面没有下一级，因为这个门牌根本没有有地产品的登记纪录。
What each unit type actually transacted at每一种单位类型，实际成交在多少
Registered subsale transactions, 2021 to 2026, from NAPIC records published by List.my: 96 records, median RM197,500 at RM274 psf. Residential-only figures are close to the blended number because commercial is a small share (11 of 96). Rents were not independently verified for this specific address and are left blank rather than guessed. 2021 至 2026 年登记二手成交，来源为 List.my 公布的 NAPIC 纪录：96 笔，中位 RM197,500、每尺 RM274。因为商业只占很小比例（96 笔中的 11 笔），仅住宅数字与混合数字相当接近。租金因未针对这个确切门牌逐一核实，宁可留白，不用猜的。
| Type类型 | Records笔数 | Recorded median登记中位价 | Middle 50%中间 50% | Typical size典型面积 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|---|
| FlatFlat | 17 | RM180,000 RM256 psf | RM162,000 – 198,000 | 646–743 sq ft | No不行 |
| Condo / apartment公寓／服务式公寓 | 45 | RM180,000 RM253 psf | RM153,000 – 207,000 | ~710 sq ft | No不行 |
| Shop / retail lot店铺／零售单位 | 11 | RM200,000 RM300 psf | RM164,000 – 236,000 | 549–850 sq ft | No不行 |
| Town house (strata block)Town House（分层） | 23 | RM370,000 RM321 psf | RM341,000 – 399,000 | 1,033–1,163 sq ft | No不行 |
| Single/double-storey terrace, semi-D, bungalow单／双层排屋、半独立式、独立式 | 0 | — | — | — | — |
| All types, recorded median全类型登记中位 | 96 | RM197,500 RM274 psf · +10.7% 12m | — | — | Below RM1m strata floor低于分层 RM100 万门槛 |
Six years of records, on a base thin enough to read carefully六年纪录，基数薄到需要小心读
Source: registered subsale records from NAPIC (JPPH), published by List.my. Records lag roughly six months, so the most recent year is always incomplete — doubly so here, where even a full year carries under 30 transactions.来源：NAPIC（JPPH）登记二手成交纪录，由 List.my 公布。资料约滞后半年，因此最近一年永远不完整 —— 在这里更是如此，因为即使是完整的一年，成交也不到 30 笔。
The distribution, and why “median” already hides the ceiling分布，以及「中位数」已经把天花板藏起来了
Half of all recorded sales landed between RM170,000 and RM225,000, with the median at RM197,500. The wider recorded range runs from about RM154,000 to RM241,000. Even the town-house segment’s own median of RM370,000 barely nudges outside that band — this address simply does not have a high-price tail. 全部登记成交中有一半落在 RM170,000 至 RM225,000 之间，中位数为 RM197,500。更宽的纪录区间约为 RM154,000 至 RM241,000。就连 Town House 分类自己的中位价 RM370,000，也只是刚好跳出这个区间一点点 —— 这个门牌，本来就没有一个高价的尾巴。
Recorded transactions by year各年度登记成交笔数
Residential price per square foot, year by year住宅每尺价 · 逐年
Years with fewer than 10 transactions are dropped from the chart rather than drawn, per this page’s own rule — which excludes 2021 (7), 2025 (9) and 2026 (1), leaving three points: 2022, 2023 and 2024.按本页自订的规则，不足十笔的年份不画进图表 —— 因此 2021 年（7 笔）、2025 年（9 笔）与 2026 年（1 笔）被排除，只留下三个点：2022、2023、2024 年。
PRICE_INDEX 阵列加一行，格式 {q:"2026 Q1", median:435, n:12}（median 填每尺价，不是总价；n 填笔数）。💡 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: not even close直说：差得很远
Johor bars non-citizens from landed residential property below RM2 million and from strata below RM1 million. Every recorded median in Taman Tampoi Indah II — from RM180,000 to RM370,000 — sits far under the strata floor alone, before the landed floor even enters the conversation. We would rather tell you 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，以及 RM100 万 以下的分层产权。Taman Tampoi Indah II 每一项登记中位价 —— 从 RM180,000 到 RM370,000 —— 光是分层门槛就远远不到，更不用谈有地门槛。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 condo/apartment median of RM180,000 — the deepest market on this address by transaction count.预设值为公寓类的登记中位价 RM180,000 —— 以成交笔数计，这里最厚的市场。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM180,000, the recorded condo/apartment median. First-time Malaysian buyers at or below RM500,000 are exempt from transfer stamp duty in 2026 and 2027 — every product on this address qualifies comfortably.预设 RM180,000，即公寓类登记中位价。马来西亚首购族在 RM500,000 或以下于 2026 与 2027 年免转让印花税 —— 这个门牌的每一种产品都远远符合条件。
Johor’s minimum purchase price for a non-citizen is RM2 million on landed and RM1 million on strata. Every recorded median in this address is below both, and the highest, the town house at RM370,000, is not even a third of the strata floor. 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、分层 RM100 万。这个门牌每一项登记中位价都在两条线之下，其中最高的 Town House 也只有 RM370,000，连分层门槛的三分之一都不到。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。
Which block, and which unit type? Let’s narrow it fast.哪一栋楼？哪一种单位？我们很快帮你缩小范围。
This is a small address with four real product types and zero landed ones. Tell me what you actually want, including if what you want is a landed house elsewhere, and I will point you the right way.这是一个小门牌，只有四种真实产品，零有地。告诉我你真正要的是什么 —— 如果你要的其实是别处的有地房子，我也会指对方向。
A low door, a low ceiling, and a name that overpromises低门槛、低天花板，以及一个说得比实际好听的名字
✓ Strengths优势
- One of the lowest genuine entry tickets in Johor Bahru — a recorded condo/apartment median of RM180,000. This opens ownership to buyers a landed estate simply prices out.新山数一数二真实的低门槛 —— 公寓类登记中位价 RM180,000。这让有地花园区直接排除在外的买家，也能拥有地契。
- A real three-year climb, not just a headline. Residential psf ran RM260 to RM274 to RM282 across 2022 to 2024, each year with at least 23 recorded sales.真实的三年涨幅，不只是标题数字。2022 至 2024 年住宅每尺价从 RM260 涨到 RM274 再到 RM282，每年至少 23 笔登记。
- Two malls under a kilometre and a national primary school closer still — genuine daily convenience for a low-ticket address.两间商场都在一公里内，国民小学更近 —— 对一个低总价门牌来说，这是真实的生活便利性。
- A named, searchable block. Park Avenue Apartment gives you something concrete to check comparables against, rather than a generic estate label.一个有名字、可以搜寻的楼栋。Park Avenue Apartment 让你有具体的东西可以拿去查可比案例，而不是一个笼统的花园区标签。
△ Things to weigh需要权衡的
- Zero landed transactions in six years. If a landed title is part of your plan, this address structurally cannot deliver it — that is not a negotiating point, it is the record.六年零有地成交。如果有地地契是你计划的一部分，这个门牌在结构上就是给不了 —— 这不是可以议价的事，是纪录本身。
- A hard price ceiling. RM370,000 is the highest anything here has ever recorded. There is no upgrade path within this address for a buyer who outgrows it.价格天花板很硬。RM370,000 是这里有史以来最高的成交纪录。对一个日后想升级的买家来说，这个门牌内部没有升级路径。
- No Street View on any internal road. Jalan Mawar and its branches were never mapped by Google’s coverage car. You cannot desk-review this address the way you can most others in this series — a physical visit is mandatory, not optional.内部任何道路都没有街景。Jalan Mawar 及其支路，Google 的街景车从未拍过。你没办法像这个系列里多数其他门牌那样，坐在电脑前先做初步审查 —— 亲自到场是必须的，不是可选的。
- Rental data genuinely does not exist for this page. Unlike most areas in this series, no reliable portal asking-rent sample specific to this address was found. Verify actual achievable rent with the management office or a local agent before underwriting any yield.本页真的查不到租金数据。跟这个系列的多数区域不同，我们找不到针对这个确切门牌、可信的平台开价样本。计算任何收益率之前，请向管理处或在地经纪核实实际可达成的租金。
- The growth headline rides on a thin, thinning base. The +10.7% twelve-month figure sits on 9 transactions in 2025 and 1 in 2026. A handful of sales either way would move that number materially.涨幅标题建立在薄且持续变薄的基数上。+10.7% 的十二个月数字，背后只有 2025 年 9 笔、2026 年 1 笔成交。多几笔或少几笔成交，这个数字都会明显变动。
- The name invites a false comparison. “Tampoi Indah II” reads like a phase of the landed Taman Tampoi Indah next door. NAPIC treats them as separate addresses with entirely different products — do not let the shared name imply a shared property type.这个名字容易造成误导。「Tampoi Indah II」读起来像是隔壁有地花园区 Taman Tampoi Indah 的一期延伸。但 NAPIC 把两者当作完全不同的门牌，产品也完全不同 —— 不要因为名字像，就以为产品也一样。
Taman Tampoi Indah II FAQTaman Tampoi Indah II 常见问题
How much does a property in Taman Tampoi Indah II cost?Taman Tampoi Indah II 的房子多少钱？
NAPIC recorded 96 subsale transactions in Taman Tampoi Indah II between 2021 and 2026, at an all-property median of RM197,500 and RM274 per square foot, published by List.my. By type the recorded medians are RM180,000 at RM253 per square foot for a condominium or apartment across 45 records, RM180,000 at RM256 for a flat across 17 records, RM370,000 at RM321 for a town house across 23 records, and RM200,000 at RM300 for a shop or retail lot across 11 records. There is no single-storey terrace, double-storey terrace, semi-detached or bungalow transaction on record for this address in six years. NAPIC 纪录显示，Taman Tampoi Indah II 在 2021 至 2026 年间共有 96 笔登记二手成交，全类型中位价 RM197,500、每平方尺 RM274，数据由 List.my 公布。分类型的登记中位价为：公寓／服务式公寓 RM180,000、每尺 RM253（45 笔）；Flat RM180,000、每尺 RM256（17 笔）；Town House RM370,000、每尺 RM321（23 笔）；店铺／零售单位 RM200,000、每尺 RM300（11 笔）。六年纪录中，没有一笔单层排屋、双层排屋、半独立式或独立式洋房的成交。
Is Taman Tampoi Indah II a landed housing estate?Taman Tampoi Indah II 是有地住宅区吗？
No. Of the 96 recorded subsale transactions on this address between 2021 and 2026, 45 are condominiums or apartments, 23 are town houses, 17 are flats and 11 are shops or retail lots. Not one is a single-storey terrace, double-storey terrace, semi-detached house or bungalow. This is the one address in this series with zero landed transactions in the six-year record, not merely a thin one. If the word landed is the reason you are reading this page, this specific address is not where to look. 不是。这个门牌在 2021 至 2026 年间的 96 笔登记成交中，45 笔是公寓／服务式公寓、23 笔是 Town House、17 笔是 Flat、11 笔是店铺／零售单位。没有一笔是单层排屋、双层排屋、半独立式或独立式洋房。在这个系列的所有区域里，这是唯一一个六年纪录里「零」有地成交的门牌，不只是「稀少」而已。如果你读这一页是因为「有地」两个字，这个门牌并不是你要找的地方。
Why does the record show a town house here if there is no landed stock?既然没有有地存量，为什么纪录里会有 Town House？
Because List.my’s town house category is not the same as a landed link house. The 23 recorded town house transactions on this address carry level markers such as Level 1, Level 2, Level G and Level 1 and 2, and sizes of about 979 to 1,593 square feet, mostly in the 1,033 to 1,163 square foot range. That describes a walk-up strata block of stacked units, not a house on its own land title. It is the highest-priced residential product recorded here, at a median of RM370,000 and RM321 per square foot, but it is still strata. 因为 List.my 的「Town House」分类，跟一般认知的「有地排屋」不是同一回事。这个门牌 23 笔登记的 Town House 成交，纪录上都带着「Level 1」「Level 2」「Level G」「Level 1&2」这类楼层标记，面积约 979 至 1,593 平方尺，多数落在 1,033 至 1,163 尺之间。这描述的是一栋分层产权的多层公寓式建筑，而不是拥有独立地契的房子。它是这里登记价最高的住宅产品，中位价 RM370,000、每尺 RM321，但本质上仍是分层产权。
Is Taman Tampoi Indah II the same place as Taman Tampoi Indah?Taman Tampoi Indah II 跟 Taman Tampoi Indah 是同一个地方吗？
They are adjoining addresses under the same List.my page hierarchy but NAPIC records them separately, and the numbers are not interchangeable. Taman Tampoi Indah records 417 transactions with a median of RM360,000 at RM357 per square foot, including 22 genuine double-storey terrace sales on the Jalan Titiwangsa grid. Taman Tampoi Indah II records 96 transactions centred on the Jalan Mawar loop off Jalan Skudai Lama, with a median of RM197,500 at RM274 per square foot, and no landed sales at all. If a listing simply says Tampoi Indah, ask which of the two it means before you compare prices. 两者在 List.my 的页面层级上是相邻门牌，但 NAPIC 分开记录，数字不能直接互换。Taman Tampoi Indah 有 417 笔成交，中位价 RM360,000、每尺 RM357，当中包含 Jalan Titiwangsa 一带 22 笔真正的双层排屋成交。Taman Tampoi Indah II 则有 96 笔成交，集中在 Jalan Skudai Lama 旁的 Jalan Mawar 一带，中位价 RM197,500、每尺 RM274，完全没有有地成交。如果挂牌只写「Tampoi Indah」，请先问清楚是哪一个，才能比价。
Why is the median price so much lower here than at Taman Tampoi Indah or the rest of mukim Pulai?为什么这里的中位价比 Taman Tampoi Indah 或 Pulai 其他区都低那么多？
Because the product is smaller, not because the location is worse. The condo and apartment records here are almost entirely about 710 square feet, which is roughly a third the floor area of a typical double-storey terrace elsewhere in Pulai. Taman Bukit Indah, Horizon Hill and Taman Mutiara Rini post medians from RM465,000 to RM1,080,000 because their record is dominated by landed houses on 1,400 to 2,000 square foot lots. Compare price per square foot rather than price: at RM274 this address sits in the middle of the mukim Pulai range, not at the bottom of it. 因为产品本身比较小，不是因为地点比较差。这里的公寓类成交几乎全是约 710 尺的单位，大概只有 Pulai 其他区典型双层排屋建筑面积的三分之一。Taman Bukit Indah、Horizon Hill 与 Taman Mutiara Rini 的中位价落在 RM465,000 至 RM1,080,000，是因为它们的纪录以 1,400 至 2,000 尺地契的有地住宅为主。请比每尺价，不要只比总价：以每尺 RM274 计，这个门牌落在 Pulai 一带的中段，不是垫底。
Can foreigners buy in Taman Tampoi Indah II?外国人可以在 Taman Tampoi Indah II 买房吗？
No. Johor sets a minimum purchase price of RM2 million for a non-citizen buying landed residential property and RM1 million for strata. The highest recorded median on this address is RM370,000 for a town house, and the single highest individual sale in the six-year record is RM430,000. Every product recorded here, apartment, flat, town house and shop, sits far below the strata floor, let alone the landed one. There is no path to a foreign purchase on the numbers as they stand. 不行。柔佛规定非公民购买有地住宅的最低价为 RM200 万，分层产权为 RM100 万。这个门牌登记中位价最高的是 Town House，为 RM370,000，六年纪录中单笔最高成交也只有 RM430,000。这里所有产品——公寓、Flat、Town House、店铺——都远低于分层门槛，更不用说有地门槛。以目前的数字来看，外籍买家在这里没有可行的购买路径。
How fast are prices moving in Taman Tampoi Indah II?Taman Tampoi Indah II 的价格涨得快吗？
The twelve-month figure published by List.my is plus 10.7 percent on median price per square foot, but that is measured on a small and thinning base, 9 transactions in 2025 and 1 so far in 2026. The steadier read is the residential median price per square foot by year: RM225 in 2021, RM260 in 2022, RM274 in 2023 and RM282 in 2024, each of those years carrying at least 23 recorded transactions. That is a real, if modest, climb of about 8.5 percent across three fuller years, and it is a better basis for judgment than the headline twelve-month number. List.my 公布的十二个月中位每尺价变动是 +10.7%，但这个数字建立在一个正在变薄的小基数上——2025 年只有 9 笔、2026 年至今只有 1 笔。比较稳的读法是逐年住宅中位每尺价：2021 年 RM225、2022 年 RM260、2023 年 RM274、2024 年 RM282，这几年每年都至少有 23 笔登记。三个数据较完整的年份合计涨幅约 8.5%，虽然温和但真实，比起单看那个十二个月的标题数字，是更可靠的判断基础。
What schools, malls and hospitals are near Taman Tampoi Indah II?Taman Tampoi Indah II 附近有哪些学校、商场与医院？
OpenStreetMap places SK Taman Tampoi Utama, a national primary school, about 0.5 km from the estate, SK Taman Bukit Mewah about 0.9 km, and three private clinics, Poliklinik Dan Surgeri, Poliklinik Bintang and Poliklinik WeCare, all within roughly 0.8 to 0.9 km. Paradigm Mall Johor Bahru is about 0.4 km away and KIPMall Tampoi about 0.7 km, both straight-line distances. The nearest government tertiary hospital, Hospital Sultanah Aminah, is about 9.2 km away, and the Johor-Singapore checkpoint at Bangunan Sultan Iskandar is about 10.7 km away, both also straight-line. Drive times were not verified and should be checked at the hour you would actually travel. OpenStreetMap 显示，国民小学 SK Taman Tampoi Utama 距离这个门牌约 0.5 公里，SK Taman Bukit Mewah 约 0.9 公里；三间私人诊所——Poliklinik Dan Surgeri、Poliklinik Bintang 与 Poliklinik WeCare——都在约 0.8 至 0.9 公里内。Paradigm Mall Johor Bahru 约 0.4 公里，KIPMall Tampoi 约 0.7 公里，两者皆为直线距离。最近的政府专科医院 Hospital Sultanah Aminah 约 9.2 公里，柔新关卡 Bangunan Sultan Iskandar 约 10.7 公里，同样是直线距离。车程未经实测，请在你实际会出门的时段自行验证。
Does Google Street View cover the roads inside Taman Tampoi Indah II?Google 街景有拍到 Taman Tampoi Indah II 内部的道路吗？
Not the internal roads. Checks against Google’s Street View coverage at multiple points along Jalan Mawar, Jalan Mawar 1, 3, 5 and 8, the loop of roads inside the estate, returned no imagery at search radii up to 80 metres. The nearest verified Street View coverage sits on Jalan Skudai Lama, the arterial road the estate fronts onto, and that is what the photographs on this page show. Whatever your unit’s frontage looks like, you or your agent will need to see it in person or by video call; it is not on Street View. 内部道路没有。我们在 Jalan Mawar、Jalan Mawar 1、3、5、8——也就是小区内部的环状道路——多个点检查 Google 街景覆盖，搜寻半径拉到 80 米仍全数「无影像」。目前查得到的最近街景，落在小区正面临接的干道 Jalan Skudai Lama 上，这一页用的街景照片也是取自那里。不管你的单位门面长什么样，你或你的经纪都得亲自去看，或用视讯确认——街景是看不到的。
I actually want a landed house near Tampoi, where should I look instead?我想要的其实是附近的有地房子，该看哪里？
Not here, on the record. Within the same mukim, Taman Skudai Baru records a median of RM400,000 at RM325 per square foot across 566 transactions, Bandar Selesa Jaya RM290,000 at RM290 psf across 573, and Taman Tampoi Indah itself has a thin but real 22-record double-storey terrace market at a median of RM550,000. All three carry genuine landed stock; Taman Tampoi Indah II does not. Tell us your budget and we will point you to the nearest address that actually has what you are asking for. 以纪录来看，不是这里。同一个 mukim 内，Taman Skudai Baru 有 566 笔成交，中位价 RM400,000、每尺 RM325；Bandar Selesa Jaya 有 573 笔，中位价 RM290,000、每尺 RM290；Taman Tampoi Indah 本身则有一个虽薄但真实的双层排屋市场，22 笔纪录，中位价 RM550,000。这三个门牌都有真正的有地存量，Taman Tampoi Indah II 没有。把你的预算告诉我们，我们会指向真正有你要找的产品的最近门牌。
Mukim Pulai, on the same NAPIC dataPulai 区，同一份 NAPIC 数据下的对照
Every figure below comes from the same source and the same window. Notice how far Taman Tampoi Indah II sits below every neighbour on price, and how it is the only one with a genuinely thin transaction count.下方每一个数字都来自同一个来源、同一个期间。请留意 Taman Tampoi Indah II 的价格比每一个邻区都低出多少，以及它是唯一成交量真正薄的一个。
| 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 Tampoi Indah II | 96 | RM197,500 | RM274 | +10.7% | Cheapest here, thinnest base, zero landed这里最便宜、基数最薄、零有地 |
| Taman Tampoi Indah (next door) | 417 | RM360,000 | RM357 | +7.7% | Same name family, has a thin 22-record terrace market名字相近，但有 22 笔的薄型排屋市场 |
| Bandar Selesa Jaya | 573 | RM290,000 | RM290 | +16.9% | Fastest mover in the mukim, still landed-capable全区涨最快，仍有有地产品 |
| Taman Skudai Baru | 566 | RM400,000 | RM325 | +8.5% | Genuine landed stock, double the price here有真正的有地存量，价格是这里的两倍 |
| Taman Universiti | 905 | RM400,000 | RM292 | +9.6% | Larger, more established, landed and strata mix规模更大、更成熟，有地与分层混合 |
| Taman Ungku Tun Aminah | 905 | RM465,000 | RM312 | +12.0% | Fast-growing, mostly landed涨幅快，以有地为主 |
| Horizon Hill | 1,024 | RM1,080,000 | RM498 | +10.5% | The mukim’s premium landed address这个 mukim 的顶级有地门牌 |
| Taman Perling | 711 | RM480,000 | RM288 | −0.8% | Similar psf, going backwards, but landed每尺相近但在倒退，仍是有地 |
Tell me what you actually need. I will tell you if this address has it.告诉我你真正需要什么。我会告诉你这个门牌有没有。
Taman Tampoi Indah II has 96 records behind it and exactly four product types. If what you need is the fifth type — landed — I would rather redirect you to an address that has it than sell you a viewing that wastes your afternoon. Taman Tampoi Indah II 背后有 96 笔纪录、恰好四种产品。如果你需要的是第五种 —— 有地 —— 我宁可把你指去真正有这个产品的门牌，也不要卖你一趟浪费下午的看房。