RM160,000 is what 77% of this estate sold for.
It is not what the houses sold for.
RM160,000，是这里 77% 成交的价钱。
不是这里房子真正卖的价钱。
Taman Tampoi Utama’s headline NAPIC median is RM160,000. That number is real, but it is built mostly from low-cost flats and standard flats — 40 of the 60 residential records here. The 14 records that are actual double-storey terrace houses medianed RM500,000, more than three times the headline, on the Jalan Perkasa / Jalan Sri Perkasa road grid. There is also a separate, sizeable 3-storey shop market — 19 records, median RM680,000 — that is not a house at all. This page splits all five products apart and gives you the honest read on each. Taman Tampoi Utama 在 NAPIC 的头条中位价是 RM160,000。这个数字是真的，但它主要是由廉价组屋与普通组屋堆出来的 — 60 笔住宅纪录里有 40 笔是这两种。真正算是「房子」的双层排屋，14 笔登记，中位价是 RM500,000，是头条数字的三倍以上，位于 Jalan Perkasa／Jalan Sri Perkasa 一带。这里还有一个独立且规模不小的三层店屋市场 — 19 笔，中位价 RM680,000 — 那根本不是住宅。本页把这五种产品逐一拆开，给你每一种的诚实解读。
© Terence Ong · CC BY 2.5 · Wikimedia CommonsTampoi Utama in 30 seconds30 秒看懂 Tampoi Utama
- What it is: a mixed residential and commercial neighbourhood on the Jalan Perkasa / Jalan Sri Perkasa road grid, postcode 81200, filed under Tampoi by NAPIC and List.my — though several of its own streets geocode to neighbouring Skudai / Bandar Uda Utama (postcode 79150) in OpenStreetMap’s own data, checked directly for this page. It sits in Mukim Pulai, the same mukim as Bukit Indah and Horizon Hill, but at the opposite end of the price scale. 它是什么：位于 Jalan Perkasa／Jalan Sri Perkasa 路网上的住宅兼商业混合社区，邮区 81200，NAPIC 与 List.my 都归入 Tampoi — 但本页直接查证 OpenStreetMap 的地理编码后发现，这里好几条自己的道路，地址显示的其实是邻近的 Skudai／Bandar Uda Utama（邮区 79150）。它位于 Pulai 这个 mukim，与 Bukit Indah、Horizon Hill 同一个 mukim，却是价格光谱的另一端。
- What it costs — five products, one misleading average: 79 registered transactions 2021–2026, blended median RM160,000 at RM218 psf (RM263 psf on the trailing 12 months). Split by type: low-cost flat RM125,000 (18 records), flat RM150,000 (22), condo/apartment RM163,500 (6), double-storey terrace RM500,000 (14), 3-storey shop RM680,000 (19, commercial). 多少钱 —— 五种产品，一个会误导人的平均数：2021–2026 年共 79 笔登记成交，混合中位 RM160,000、每尺 RM218（近 12 个月口径每尺 RM263）。按类型拆开：廉价组屋 RM125,000（18 笔）、普通组屋 RM150,000（22 笔）、公寓单位 RM163,500（6 笔）、双层排屋 RM500,000（14 笔）、三层店屋 RM680,000（19 笔，商用）。
- The number almost nobody checks: only 14 of the 60 residential records (23%) are the double-storey terrace houses that would actually count as landed housing. The other 77% are strata — flats, low-cost flats and condo units. Whichever product a listing quotes, confirm which of these five it actually is. 几乎没人查证的数字：60 笔住宅登记里，只有 14 笔（23%） 是真正算得上有地住宅的双层排屋。其余 77% 都是分层产权 —— 组屋、廉价组屋与公寓单位。不管挂牌报的是哪一种，先确认它到底是这五种里的哪一种。
- The −16.2% headline, explained: that figure blends all 79 transactions. The 3-storey shops alone swung from RM208–209 psf in April 2025 to RM89–141 psf in early 2026 — enough on this small a sample to drag the whole area’s 12-month number down, while the terrace houses actually recorded their two highest psf sales ever in late 2025. −16.2% 头条数字的真相：这个数字是全 79 笔混合出来的。光是三层店屋，就从 2025 年 4 月的每尺 RM208–209，摆动到 2026 年初的每尺 RM89–141 — 在这么小的样本下，足以把整个区域的 12 个月数字拉低，而排屋部分其实在 2025 下半年录得史上最高的两笔每尺价。
- The honest catch: six years, only 14 terrace records — too thin for a reliable year-by-year trend on that type alone, which is why this page’s price index uses the wider residential blend instead and still only clears three plottable years. And on every recorded median here, foreign buyers are locked out under Johor’s RM2m landed / RM1m strata thresholds. 诚实提醒：六年只有 14 笔排屋纪录 — 单看这个屋型做逐年趋势太薄弱，这也是本页价格指数改用较宽的住宅混合口径、却仍只能画出三个年份的原因。而且以这里每一项登记中位价来看，外籍买家在柔佛 RM200 万有地／RM100 万分层门槛下，完全进不来。
Tampoi and the Skudai border it actually sits onTampoi，以及它实际坐落的 Skudai 边界
No Wikimedia photographer has been inside the Jalan Perkasa / Jalan Sri Perkasa grid itself — the verified Street View panels further down cover those exact roads. These photographs show the wider Tampoi and Skudai corridor this estate sits inside: its highway, its industrial belt, its mosques and its everyday retail on both sides of the boundary. 目前没有 Wikimedia 摄影者拍过 Jalan Perkasa／Jalan Sri Perkasa 路网内部 — 这一块由下方已验证的街景补上。这些照片拍到的是社区所在的 Tampoi 与 Skudai 走廊：高速公路、工业带、清真寺，以及边界两侧的日常零售。
Five products, five completely different buyers五种产品，五种完全不同的买家
A RM375,000 gap between the cheapest recorded product here and the terrace median is not one market. Match yourself to the right row before you ask for a listing.这里最便宜的登记产品与排屋中位价之间差了 RM37.5 万，这不是一个市场。请先对上自己是哪一种买家，再开口要盘。
The low-cost flat buyer廉价组屋买家
Buying a 517 sq ft unit for the lowest entry price on this whole page, or as a small rental unit. 18 records median RM125,000 at RM242 psf — the highest psf of all five types despite the lowest price, because the units are so small.买一间 517 平方尺的单位，是本页所有产品里入门价最低的，或作为小型出租单位。18 笔登记中位 RM125,000、每尺 RM242 — 虽然总价最低，但因为单位太小，每尺价反而是五种产品里最高的。
The flat upgrader组屋升级买家
Moving from a low-cost flat to a standard 710 sq ft flat. 22 records median RM150,000 at RM211 psf — still strata, still no path to landed ownership, but materially more space.从廉价组屋换到 710 平方尺的普通组屋。22 笔登记中位 RM150,000、每尺 RM211 — 仍是分层产权，仍不是有地住宅，但空间明显更大。
The terrace-level buyer排屋级买家
The only buyer looking at real landed title in this estate. 14 records on the Jalan Perkasa / Jalan Sri Perkasa grid median RM500,000 at RM344 psf — more than three times the estate’s blended headline.这个社区里唯一在看真正有地地契的买家。Jalan Perkasa／Jalan Sri Perkasa 一带 14 笔登记，中位价 RM500,000、每尺 RM344 — 是整个社区混合头条数字的三倍以上。
The shop-lot investor店屋投资者
Buying a 3-storey shop on Jalan Sri Perkasa 2/22 for rental yield or a small business, not to live in. 19 records median RM680,000 at RM149 psf, ranging from RM450,000 up to RM1.3m for the largest corner units.在 Jalan Sri Perkasa 2/22 买一间三层店屋，图的是租金收益或做生意，不是自住。19 笔登记中位 RM680,000、每尺 RM149，从 RM450,000 到最大角间的 RM1.3m 不等。
A Wednesday at Tampoi UtamaTampoi Utama 的一个星期三
Pick a weekday, and drive the exact road you are considering — the mix of housing, shops and light industry here changes character block by block.要看请挑平日，并且亲自开一趟你在考虑的那条路 — 这里住宅、店屋与轻工业混杂，一个街区换一个街区，感觉都不同。
School and factory-shift traffic moves along Jalan Skudai and the surrounding grid. Tampoi is described by Wikipedia as predominantly light-industry factory land — expect commercial vehicle movement at this hour on the roads bordering the industrial belt.上学与工厂轮班车流沿着 Jalan Skudai 与周边路网移动。维基百科将 Tampoi 形容为以轻工业厂房为主的地区 — 靠近工业带的道路，这个时段预期会有商用车辆往来。
Quieter inside the Jalan Sri Perkasa terrace rows. This is an open, ungated grid — a different street feel from a gated modern township, with direct road access to every unit.Jalan Sri Perkasa 的排屋组团内相对安静。这是一个开放、无门禁的路网 — 与现代门禁式社区的街道感受不同，每个单位都直接临路。
The 3-storey shop strip on Jalan Sri Perkasa 2/22 handles lunch-hour trade. Nineteen recorded shop transactions since 2021 suggest steady if unspectacular commercial turnover.Jalan Sri Perkasa 2/22 的三层店屋带处理午间生意。2021 年以来 19 笔登记成交，显示商业周转稳定但谈不上热络。
Retail runs both directions from here: KipMall Tampoi and Giant Tampoi to the east toward Tampoi proper, Skudai Parade to the west along Jalan Skudai. Confirm actual drive time for your specific unit at this hour — this page has not independently timed either route.零售往两个方向延伸：东往 Tampoi 本区方向有 KipMall Tampoi 与 Giant Tampoi，西沿 Jalan Skudai 则有 Skudai Parade。请在这个时段亲自确认你那个具体单位到两边的实际车程 — 本页未独立实测任一路线。
Evening traffic on Skudai Highway and the surrounding federal roads is a known bottleneck point for this corridor. Drive it yourself before committing to a specific address.Skudai Highway 与周边联邦道路的傍晚车流，是这条走廊已知的塞车点。下单前请亲自开一趟。
Quiet on the residential branches; this is not a nightlife or food-street destination the way Mount Austin or Taman Sentosa are. If that matters to you, factor it in honestly.住宅支路夜间安静；这里不像 Mount Austin 或 Taman Sentosa 那样是夜生活或美食街目的地。如果这点对你重要，请诚实纳入考量。
On the Tampoi / Skudai boundary, off Jalan Skudai位于 Tampoi／Skudai 边界，紧邻 Jalan Skudai
Taman Tampoi Utama sits in Mukim Pulai, postcode 81200, filed by NAPIC and List.my under Tampoi — the suburb Wikipedia describes as about 8 km from Johor Bahru and spanning 9.58 km², predominantly light-industry factory land. But the estate’s own Jalan Sri Perkasa branches (2/16, 2/18, 2/19, 2/21) geocode in OpenStreetMap to Bandar Uda Utama, Skudai, postcode 79150 — confirming this is genuinely a boundary location, not simply one town or the other. Taman Tampoi Utama 位于 Pulai mukim，邮区 81200，NAPIC 与 List.my 都归入 Tampoi — 维基百科形容这个郊区距新山市中心约 8 公里，面积 9.58 平方公里，以轻工业厂房为主。但社区自己的 Jalan Sri Perkasa 支路（2/16、2/18、2/19、2/21），在 OpenStreetMap 地理编码里显示的却是 Skudai 的 Bandar Uda Utama，邮区 79150 — 证实这里确实是一个边界地段，不是单纯归属某一个市镇。
The main connecting road is Jalan Skudai, the federal route running through the district; the North-South Expressway and Skudai Highway corridor are in the immediate vicinity. This page has not independently timed drive distances to specific highway interchanges — verify the route from your specific unit before relying on any quoted minute figure.主要联外道路是贯穿这一带的联邦道路 Jalan Skudai；南北大道与 Skudai Highway 走廊近在咫尺。本页未独立实测到各高速公路出入口的车程 — 任何分钟数字，请先针对你的具体单位自行验证路线。
| Destination目的地 | Distance / drive距离／车程 |
|---|---|
| Jalan Skudai (federal road) | at the estate’s doorstep社区门口 |
| KipMall Tampoi / Giant Tampoi | to be confirmed以实际为准 |
| Skudai Parade | to be confirmed以实际为准 |
| Johor Bahru city centre / CIQ | to be confirmed — Tampoi is cited as ~8 km from JB以实际为准 — Tampoi 距新山市中心约 8 公里 |
| Senai International Airport | to be confirmed以实际为准 |
A named primary school, a named petrol station, and a boundary that confuses map apps一所以社区命名的小学、一座以社区命名的油站，以及一个连地图 App 都搞不清的边界
The facts below are compiled from Wikipedia’s own Tampoi amenity list and public directory listings, not an independent site survey — flagged where relevant.下方资讯整理自维基百科自己的 Tampoi 配套清单与公开名录，而非本页独立实地调查 — 相关处已标注。
Schools学校便利
Wikipedia’s own list of Tampoi schools names SK Tmn Tampoi Utama as a national primary school — the only school on that list carrying this estate’s exact name. The wider Tampoi area also lists SJK(C) Tampoi (Chinese-medium primary) and SMK Sri Rahmat (national secondary). 维基百科自己列出的 Tampoi 学校清单，把 SK Tmn Tampoi Utama 列为国民小学 — 是清单里唯一以这个社区确切名字命名的学校。更广的 Tampoi 一带另列有 SJK(C) Tampoi（华文小学）与 SMK Sri Rahmat（国民中学）。
Petrol & postal油站与邮政
A Petronas station and a Pos Malaysia post office both carry “Taman Tampoi Utama” in their own public listing names, per directory searches for this page — a concrete sign this estate is recognised as its own address, not just a subdivision of greater Tampoi. 依本页查证的名录资料，一座 Petronas 油站 与一间 Pos Malaysia 邮政局，公开挂牌名称都直接带有「Taman Tampoi Utama」字样 — 具体证明这个社区被当作独立地址看待，不只是大 Tampoi 底下的一个分区。
Retail, both directions两个方向的零售
Wikipedia’s Tampoi amenity list names KipMall Tampoi, Giant Hypermarket Tampoi and Angsana Johor Bahru Mall to the east. To the west along Jalan Skudai sits Skudai Parade. Which is genuinely more convenient depends on which side of this boundary estate your specific unit sits on. 维基百科的 Tampoi 配套清单，东侧列出 KipMall Tampoi、Giant Hypermarket Tampoi 与 Angsana Johor Bahru Mall；西侧沿 Jalan Skudai 则是 Skudai Parade。哪一边真正比较方便，取决于你的具体单位落在这个边界社区的哪一侧。
Six things the RM160,000 headline hidesRM160,000 头条数字藏起来的六件事
Every one of these comes back to the same theme: this is five markets wearing one price tag. Read past the headline before you decide anything. 以下每一点都指向同一个主题：这是五个市场共用一个价格标签。请先看穿头条数字，再做任何决定。
The actual houses outprice the headline by 213%真正的房子比头条数字高出 213%
The blended median across all 79 records is RM160,000. The double-storey terrace — the only landed type here, 14 records — medians RM500,000, more than three times the headline. Search “Tampoi Utama house price” and stop at the first number, and you have underpriced the actual house by RM340,000. 全部 79 笔的混合中位价是 RM160,000。这里唯一的有地屋型双层排屋（14 笔）中位价单独是 RM500,000，是头条数字的三倍以上。如果你搜「Tampoi Utama 房价」只看第一个数字，你把真正的房子估低了 RM34 万。
The −16.2% headline is probably three shop sales−16.2% 的头条数字，很可能只是三笔店屋成交
The area’s trailing 12-month psf fell 16.2% — but the 3-storey shops alone swung from RM208–209 psf (April 2025) to RM89–141 psf (early 2026), while the terrace type recorded its two highest psf sales on record in the second half of 2025. A blended percentage on 79 total transactions is easily moved by a handful of commercial sales. 这个区域近 12 个月每尺价下跌 16.2% — 但光是三层店屋，就从 2025 年 4 月的每尺 RM208–209，摆动到 2026 年初的每尺 RM89–141，而排屋部分反而在 2025 下半年录得史上最高的两笔每尺价。全 79 笔混合出来的百分比，几笔商业成交就能拉动。
Named on the map twice over — a Petronas and a post office地图上被点名两次 —— 一座 Petronas 与一间邮政局
A Petronas station and a Pos Malaysia post office both carry this estate’s exact name in public directories. That is a small but concrete sign of local identity most nearby estates without their own postal branch cannot claim. 一座 Petronas 油站与一间 Pos Malaysia 邮政局，公开名录上都直接用这个社区的确切名字。这是一个小但具体的在地识别度信号，不是每个邻近社区都有自己命名的邮政分局。
A genuine boundary location, confirmed by the road data itself真正的边界地段，连道路数据自己都证实
This page checked the estate’s own Jalan Sri Perkasa branches directly against OpenStreetMap’s geocoder: several return “Bandar Uda Utama, Skudai” rather than Tampoi. That means retail, schools and services from both Tampoi and Skudai are genuinely in play, not just the ones NAPIC files this area under. 本页直接拿这个社区自己的 Jalan Sri Perkasa 支路去对照 OpenStreetMap 的地理编码：好几条支路显示的地址是「Skudai 的 Bandar Uda Utama」，不是 Tampoi。这意味着 Tampoi 与 Skudai 两边 的零售、学校与服务，其实都用得上，不只是 NAPIC 把这里归类的那一边。
A real, separate commercial market on the same streets同一条街上，有一个真实且独立的商业市场
Nineteen 3-storey shop transactions, 24% of everything recorded here, median RM680,000 — the highest of all five types. This is not a footnote; it is close to a quarter of this estate’s entire transaction volume, and it trades on entirely different rules from the housing. 19 笔三层店屋成交，占这里全部登记的 24%，中位价 RM680,000 — 是五种类型里最高的。这不是一个附注，而是接近这个社区全部成交量的四分之一，而且交易规则跟住宅完全不同。
The terrace psf is climbing, on a very small sample排屋每尺价在走高，但样本非常小
The two most recent terrace sales, RM535,000 (October 2025, RM368 psf) and RM600,000 (July 2025, RM426 psf), are the highest psf figures on record for this type — up from RM234–344 psf in 2022–2023. Genuinely encouraging, but built on only 14 total records; treat it as a signal to watch, not a guarantee. 最近两笔排屋成交 —— RM535,000（2025 年 10 月，每尺 RM368）与 RM600,000（2025 年 7 月，每尺 RM426）—— 是这个屋型有纪录以来最高的每尺价，高于 2022–2023 年的每尺 RM234–344。这确实令人振奋，但只建立在 14 笔总纪录上；请当成一个值得关注的讯号，不要当成保证。
And the questions worth asking before you commit以及下单前值得问的问题
🏠 If you are buying to live here如果你是自住
📈 If you’re buying to invest如果你是买来投资
Two named roads, verified street by street两条命名道路，逐条查证
Unlike a single-developer township, this estate has no marketed “phases.” What it has is a road grid, and this page checked it two ways: against the actual NAPIC transaction records, and directly against Google’s own Street View coverage data. 这不是单一发展商的总规划社区，没有行销用的「期数」。它有的是一个路网，本页用两种方式查证：对照实际的 NAPIC 成交纪录，以及直接查证 Google 自己的街景覆盖资料。
| Road道路 | What sold there卖出的产品 | Recorded price range登记价格区间 |
|---|---|---|
| Jalan Sri Perkasa 1/8, 1/9, 1/11 | Double-storey terrace双层排屋 | RM450,000 – RM600,000 |
| Jalan Sri Perkasa 2/1, 2/3, 2/4, 2/6 | Double-storey terrace双层排屋 | RM335,000 – RM480,000 |
| Jalan Perkasa 2/3, 2/6 | Double-storey terrace双层排屋 | RM335,000 – RM535,000 |
| Jalan Sri Perkasa 2/22 | 3-storey shop三层店屋 | RM630,000 – RM1,200,000 |
| Jalan Sri Perkasa 1/3, 1/4, 1/5, 1/6 | 3-storey shop三层店屋 | RM450,000 – RM700,000 |
| Jalan Sri Perkasa 2/16, 2/18, 2/19, 2/21 | Verified Street View coverage; residential branches, road names confirmed directly已验证街景覆盖；住宅支路，路名已直接确认 | Coverage confirmed; no transaction on this exact branch checked已确认有影像；未查到这条支路本身的确切成交 |
Low-cost flat to 3-storey shop — a RM555,000 spread从廉价组屋到三层店屋 —— 相差 RM555,000
Registered transactions split cleanly into five types. Only one of them, the double-storey terrace, is landed housing in the sense most buyers mean when they search this page’s title. 登记成交依类型分得很干净，共五种。当多数人搜到本页标题、心里想的「有地住宅」，其实指的只有其中一种：双层排屋。
Low-cost flat廉价组屋
Standard flat普通组屋
Condo / Apartment公寓／公寓单位
Double-storey terrace双层排屋
3-storey shop三层店屋
Low volume, wide price spread, a headline that describes almost none of it量小、价位跨度大，头条数字几乎描述不了其中任何一项
Strata and commercial outnumber the actual houses分层与商用的数量，远多于真正的房子
RM125,000 to RM680,000 — five products, one postcodeRM125,000 至 RM680,000 —— 一个邮区，五种产品
Registered medians by type, 2021 to 2026. Read the ladder, not the RM160,000 blended headline — it sits between the low-cost flat and flat tiers and describes neither the terrace nor the shop. 2021 至 2026 年各类型登记中位价。请读这道阶梯，不要读 RM160,000 这个混合头条数字 —— 它大致落在廉价组屋与普通组屋之间，既不是排屋，也不是店屋的价格。
What each of the five products actually transacted at五种产品，实际各自成交在多少
Registered subsale transactions, 2021 to 2026, from NAPIC records published by List.my: 79 records, blended median RM160,000 at RM218 psf (RM263 psf on the trailing 12 months, down 16.2%). This blended line mixes all five types below — use the type rows, not the total row, to price anything specific. 2021 至 2026 年登记二手成交，来源为 List.my 公布的 NAPIC 纪录：79 笔，混合中位 RM160,000、每尺 RM218（近 12 个月口径每尺 RM263，下跌 16.2%）。这一行「混合」数字把下表全部五种类型都算在一起 —— 要为任何具体产品定价，请看类型那一行，不要看总计那一行。
| Type类型 | Records笔数 | Recorded median登记中位价 | Typical size常见面积 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|
| Low-cost flat廉价组屋 | 18 | RM125,000 RM242 psf | ≈517 sq ft | No — below RM1m strata floor不行 —— 低于分层 RM100 万门槛 |
| Flat普通组屋 | 22 | RM150,000 RM211 psf | ≈710 sq ft | No不行 |
| Condo / Apartment公寓 | 6 | RM163,500 RM142 psf | 904–1,455 sq ft | No不行 |
| Double-storey terrace双层排屋 | 14 | RM500,000 RM344 psf | 1,410–1,453 sq ft | No不行 |
| 3-storey shop (commercial)三层店屋 （商用） | 19 | RM680,000 RM149 psf | 4,241–9,268 sq ft | Commercial — different rules商用 —— 另一套规则 |
| All types, blended全类型混合 | 79 | RM160,000 RM218 psf all-time · RM263 psf 12m · −16.2% 12m | Mixed混合 | Landed closed to non-citizens有地对非公民关闭 |
Six years of records — and why only three make the trend line六年的纪录 —— 以及为什么走势图只画得出三年
Source: registered subsale records from NAPIC (JPPH), published by List.my. Records lag roughly six months, so the most recent year is always incomplete.来源：NAPIC（JPPH）登记二手成交纪录，由 List.my 公布。资料约滞后半年，因此最近一年永远是不完整的。
Residential median psf, by year住宅中位每尺，逐年
This index uses the residential Market Snapshot figure (all residential types blended: low-cost flat, flat, condo and terrace, excluding the commercial 3-storey shops) for each year, because the terrace type alone has too few records — 14 across six years — to plot most individual years reliably. 这个指数使用每年的住宅 Market Snapshot 数字（廉价组屋、普通组屋、公寓与排屋混合，不含商用三层店屋），因为单看排屋这个屋型，六年只有 14 笔纪录，太少，无法可靠地逐年画出大多数年份。
Recorded transactions by year, all types各年度登记成交笔数（全类型）
The straight answer: nothing here clears the threshold直说：这里没有一样东西跨过门槛
Johor bars non-citizens from landed residential property below RM2 million and from strata below RM1 million. Every recorded median in Taman Tampoi Utama — all five product types — sits below both. 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 Utama 每一项登记中位价 —— 全部五种产品 —— 都在这两个门槛之下。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 double-storey terrace median of RM500,000 — the only landed product here.预设值为双层排屋的登记中位价 RM500,000 —— 这里唯一的有地产品。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM500,000, the recorded terrace median. First-time Malaysian buyers at or below RM500,000 are exempt from transfer stamp duty in 2026 and 2027 — the terrace median here sits right at that line.预设 RM500,000，即排屋登记中位价。马来西亚首购族在 RM500,000 或以下于 2026 与 2027 年免转让印花税 —— 这里的排屋中位价刚好卡在这条线上。
Johor’s minimum purchase price for a non-citizen is RM2 million on landed and RM1 million on strata. Every recorded median here is far below that: RM125,000 low-cost flat, RM150,000 flat, RM163,500 condo, RM500,000 terrace, RM680,000 shop (commercial). The costs below are shown so you can compare against an address that does qualify. 柔佛对非公民的最低购买价为有地 RM200 万、分层 RM100 万。这里每一项登记中位价都远低于门槛：廉价组屋 RM125,000、普通组屋 RM150,000、公寓 RM163,500、排屋 RM500,000、店屋 RM680,000（商用）。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。
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 of the five products? That decides everything else.五种产品里的哪一种？这个问题决定了其他所有事。
Low-cost flat, flat, condo, terrace or shop — five different price tiers under one area name. Tell me which one and the budget and the rest is quick.廉价组屋、普通组屋、公寓、排屋，还是店屋 —— 同一个区名下的五个不同价格层。告诉我是哪一种与预算，其余的很快。
A thin market with a genuinely misleading headline一个样本很薄、头条数字又真的会误导人的市场
✓ Strengths优势
- A genuinely low entry price. RM125,000 for a low-cost flat is one of the lowest entry points on this entire site — a real option for a first purchase or a small rental unit.入门价确实很低。RM125,000 买一间廉价组屋，是本站所有页面里数一数二低的入门价 —— 对第一次买房或小型出租单位来说是真实的选项。
- Named local infrastructure. A Petronas station and a Pos Malaysia post office both carry this estate’s own name — a concrete sign of established local identity, not a passthrough zone.有以自己名字命名的在地设施。一座 Petronas 油站与一间邮政局都直接用这个社区的名字 —— 具体证明这里是个成熟社区，不是路过型地带。
- A named local primary school. SK Tmn Tampoi Utama, documented on Wikipedia’s own Tampoi list, is named specifically for this estate.有以自己名字命名的小学。维基百科自己的 Tampoi 清单里，SK Tmn Tampoi Utama 明确以这个社区命名。
- Terrace psf is genuinely firming. The two most recent double-storey terrace sales, RM368 and RM426 psf in the second half of 2025, are the highest on record for this type — up meaningfully from RM234–344 psf in 2022–2023.排屋每尺价确实在走高。2025 下半年最近两笔排屋成交，每尺 RM368 与 RM426，是这个屋型有纪录以来最高 —— 明显高于 2022–2023 年的每尺 RM234–344。
- A real, active commercial segment. Nineteen 3-storey shop transactions since 2021, median RM680,000, show this is not just a residential dormitory — there is genuine local commerce here.有真实且活跃的商业板块。2021 年以来 19 笔三层店屋成交，中位价 RM680,000，显示这里不只是纯住宅睡城 —— 有真正的在地商业活动。
△ Things to weigh需要权衡的
- The blended median actively misleads. RM160,000 sits between the low-cost flat and flat tiers and describes neither the RM500,000 terrace nor the RM680,000 shop — and this page exists partly because that gap is unusually wide here.混合中位数会主动误导人。RM160,000 落在廉价组屋与普通组屋之间，既不是 RM500,000 的排屋，也不是 RM680,000 的店屋 —— 这一页很大程度就是因为这里的落差异常大而写的。
- Only 14 terrace records in six years. That is too few for a reliable year-by-year trend on this type alone, and it means every individual sale carries outsized weight on the median. Treat the recent psf rise as encouraging, not conclusive.六年只有 14 笔排屋纪录。少到单看这个屋型做逐年趋势并不可靠，也代表每一笔个别成交，对中位数的影响都被放大。请把近期每尺价上涨看作令人鼓舞的迹象，不是定论。
- Genuine boundary confusion. This estate’s own streets geocode to Skudai / Bandar Uda Utama in OpenStreetMap despite NAPIC filing it under Tampoi, postcode 81200 vs 79150. That can complicate address verification, deliveries and even which school catchment map applies.确实存在边界混乱。这个社区自己的街道在 OpenStreetMap 里地理编码为 Skudai／Bandar Uda Utama，但 NAPIC 却把它归在 Tampoi 底下，邮区 81200 对 79150。这可能让地址核实、快递投递，甚至该套用哪张学区地图都变得复杂。
- The −16.2% headline needs context every time you quote it. It likely reflects a handful of commercial shop sales swinging on a small base, not the houses losing value — but a buyer who only sees the percentage will not know that without this page’s breakdown.−16.2% 这个头条数字，每次引用都需要加上背景说明。它很可能只反映几笔商业店屋成交在小样本上的摆动，不是房子在贬值 —— 但只看到这个百分比的买家，如果没有本页的拆解，不会知道这一点。
- Documented as predominantly light-industry land. Wikipedia’s own description of Tampoi cites light-industry factories as the dominant land use. Visit the specific address at different times of day to judge noise and traffic for yourself.有纪录显示以轻工业用地为主。维基百科对 Tampoi 的描述，将轻工业厂房列为主要土地用途。请在一天中不同时段亲自到那个具体地址，自行判断噪音与车流。
- Closed to foreign buyers on every single recorded figure. All five product types, including the highest-priced commercial shop lot, sit below Johor’s RM2m landed / RM1m strata thresholds. Your resale buyer pool is entirely Malaysian.每一项登记数字都对外籍买家关闭。五种产品类型，包括价格最高的商用店屋，全都低于柔佛 RM200 万有地／RM100 万分层门槛。你的接手买家池完全是马来西亚人。
Taman Tampoi Utama FAQTaman Tampoi Utama 常见问题
How much does a house in Taman Tampoi Utama actually cost?Taman Tampoi Utama 的房子到底多少钱？
It depends entirely on which product you mean, and the headline number answers the wrong question for most buyers. NAPIC registered 79 subsale transactions here from 2021 to 2026, published by List.my, with a blended median of RM160,000 at RM218 psf (RM263 psf on the trailing 12-month window). But that number mixes five completely different products. The one that is actually a house — the double-storey terrace, 14 records — medians RM500,000 at RM344 psf, more than three times the headline. The rest of the 79 records are low-cost flats (18, median RM125,000), standard flats (22, median RM150,000), older condo units (6, median RM163,500) and 3-storey shops (19, median RM680,000). If someone quotes you “RM160,000” for a house here, ask which of these five products they mean. 答案完全取决于你说的是哪一种产品，而头条数字回答的是错误的问题。List.my 公布的 NAPIC 登记数据显示，2021 至 2026 年这里共 79 笔二手成交，混合中位价 RM160,000、每尺 RM218（近 12 个月口径为每尺 RM263）。但这个数字混合了五种完全不同的产品。唯一算得上「房子」的双层排屋（14 笔），中位价是 RM500,000、每尺 RM344 —— 是头条数字的三倍以上。其余 79 笔里，还有廉价组屋（18 笔，中位 RM125,000）、普通组屋（22 笔，中位 RM150,000）、旧公寓单位（6 笔，中位 RM163,500），以及三层店屋（19 笔，中位 RM680,000）。如果有人跟你报「这里的房子 RM160,000」，请先问清楚他说的是这五种产品里的哪一种。
Why is the median so much lower here than in Taman Tampoi Indah or Bukit Indah nearby?为什么这里的中位价比邻近的 Taman Tampoi Indah 或 Bukit Indah 低这么多？
Because of what actually sold, not because land here is worth less. Of the 60 residential transactions recorded in Taman Tampoi Utama, only 14 (23%) are the double-storey terrace houses that would be directly comparable to a landed estate like Bukit Indah. The other 46 (77%) are low-cost flats, standard flats and older condo units — strata products that were mostly built as affordable housing decades ago. A neighbouring estate with a higher share of landed terrace stock will show a higher blended median purely because of that product mix, even if its actual terrace prices are similar. Compare the RM500,000 terrace median here against another area’s terrace median, not against its blended headline. 不是因为这里的地价比较低，而是因为实际成交的东西不同。Taman Tampoi Utama 60 笔住宅登记成交中，只有 14 笔（23%）是能直接跟 Bukit Indah 这类有地社区比较的双层排屋。其余 46 笔（77%）是廉价组屋、普通组屋与旧公寓单位 —— 这些多半是数十年前盖的可负担房屋分层产品。邻近社区如果有地排屋占比更高，混合中位数自然会更高，纯粹是产品组合造成的，不代表那里的排屋本身卖得更贵。比较时请拿这里 RM500,000 的排屋中位价去对比别区的排屋中位价，不要拿去对比别区的混合头条数字。
What did the double-storey terrace houses here actually sell for?这里的双层排屋实际成交价是多少？
Fourteen registered transactions from 2021 to 2026, all on the Jalan Perkasa / Jalan Sri Perkasa grid, sizes 1,410 to 1,453 sq ft. The lowest was RM335,000 in May 2022 (Jalan Perkasa 2/3, RM234 psf); the most recent low was RM400,000 in May 2024 (Jalan Sri Perkasa 2/3, RM279 psf). The most recent sales were higher: RM535,000 in October 2025 (Jalan Perkasa 2/6, RM368 psf) and RM600,000 in July 2025 (Jalan Sri Perkasa 1/9, RM426 psf) — the highest psf on record for this type. The median across all 14 is RM500,000 at RM344 psf, with a stable range of roughly RM438,000 to RM562,000. With only 14 records over six years, treat any single sale as a data point, not a market average. 2021 至 2026 年共 14 笔登记成交，全数位于 Jalan Perkasa／Jalan Sri Perkasa 一带，面积介于 1,410 至 1,453 平方尺。最低一笔是 2022 年 5 月的 RM335,000（Jalan Perkasa 2/3，每尺 RM234）；近期最低是 2024 年 5 月的 RM400,000（Jalan Sri Perkasa 2/3，每尺 RM279）。最近的成交反而更高：2025 年 10 月 RM535,000（Jalan Perkasa 2/6，每尺 RM368），以及 2025 年 7 月 RM600,000（Jalan Sri Perkasa 1/9，每尺 RM426）—— 是这个屋型有纪录以来最高的每尺价。14 笔的中位价为 RM500,000、每尺 RM344，稳定区间约 RM438,000 至 RM562,000。六年只有 14 笔纪录，请把任何单一笔成交当成一个数据点看待，不要当成市场平均。
Is the -16.2% price drop real? Are house prices here actually falling?-16.2% 的跌幅是真的吗？这里的房价真的在跌吗？
The -16.2% figure describes 12-month psf across all 79 transactions of every type combined — and on the numbers checked for this page, it looks driven by the commercial side, not by houses losing value. The 3-storey shops here recorded three sales at RM89 to RM141 psf in early 2026, well below two sales at RM208-209 psf in April 2025. That swing alone can move a blended 12-month figure sharply when the total transaction count is this small. Meanwhile the double-storey terrace type recorded its two highest psf sales on record, RM368 and RM426, in the second half of 2025. Read a blended percentage on a 79-transaction area with real caution — it can describe three shop sales, not the houses. -16.2% 这个数字，讲的是全 79 笔、全类型混合的 12 个月每尺价变化 —— 而依本页查证的数字看，驱动它的很可能是商业部分，不是房子在贬值。这里的三层店屋在 2026 年初录得三笔每尺 RM89 至 RM141 的成交，明显低于 2025 年 4 月两笔每尺 RM208 至 RM209 的成交。光是这个落差，就足以在总成交笔数这么少的情况下，大幅拉动一个混合的 12 个月数字。与此同时，双层排屋反而在 2025 下半年录得有纪录以来最高的两笔每尺价，RM368 与 RM426。对一个只有 79 笔成交的区域的混合百分比，请保持高度警惕 —— 它描述的可能是三笔店屋成交，不是房子本身。
What roads make up Taman Tampoi Utama?Taman Tampoi Utama 有哪些主要道路？
The registered transactions checked for this page cluster on two named roads: Jalan Perkasa and Jalan Sri Perkasa, each subdivided into numbered branches (for example Jalan Sri Perkasa 1/8, 1/9, 1/11, 2/1, 2/3, 2/4, 2/6, 2/16, 2/18, 2/19, 2/21, 2/22, and Jalan Perkasa 2/1, 2/3, 2/6). The double-storey terrace houses sit on the 1/x and lower 2/x branches; the 3-storey shop strip is concentrated on Jalan Sri Perkasa 2/22 and neighbouring branches. Google’s own Street View data, checked directly for this page, confirms real imagery and road-name tags at several of these branches. Beyond this named grid, do not assume — ask for the specific road and lot before treating a listing as inside this estate. 本页查证的登记成交集中在两条命名道路上：Jalan Perkasa 与 Jalan Sri Perkasa，各自再细分为编号支路（例如 Jalan Sri Perkasa 1/8、1/9、1/11、2/1、2/3、2/4、2/6、2/16、2/18、2/19、2/21、2/22，以及 Jalan Perkasa 2/1、2/3、2/6）。双层排屋多位于 1/x 与较低号数的 2/x 支路；三层店屋带则集中在 Jalan Sri Perkasa 2/22 及其邻近支路。本页直接查证 Google 街景资料，确认其中数条支路确实有实景影像与路名标注。这个命名网格之外的门牌，请不要自行假设 —— 下单前先问清楚具体道路与地段，再判断是否真的属于这个社区。
Can foreigners buy property in Taman Tampoi Utama?外国人可以在 Taman Tampoi Utama 买房吗？
No, not on any of the recorded numbers. Johor sets a minimum purchase price of RM2 million for non-citizens on landed residential property and RM1 million on strata. Every single recorded median in Taman Tampoi Utama sits far below both floors: the terrace median is RM500,000 (a quarter of the landed floor), and the highest of the five type medians, the 3-storey shop at RM680,000, is still barely above two-thirds of the strata floor and is commercial rather than residential in any case. Even the single most expensive terrace sale on record, RM600,000, does not come close. On this data, this estate is not one a foreign buyer can enter under current thresholds. 不行，从所有登记数字看都不行。柔佛规定非公民购买有地住宅最低须 RM200 万、分层产权最低须 RM100 万。Taman Tampoi Utama 每一项登记中位价都远低于这两个门槛：排屋中位价 RM500,000，只有有地门槛的四分之一；五种类型里最高的三层店屋中位价 RM680,000，也才刚过分层门槛的三分之二，而且性质上属商业而非住宅。就连这里有纪录以来最贵的一笔排屋成交 RM600,000，也完全没有接近门槛。以这份数据来看，在现行门槛下，外籍买家进不了这个社区。
Is this area in Tampoi, or in Skudai?这个社区算 Tampoi，还是算 Skudai？
Officially, Tampoi — List.my and NAPIC file it under postcode 81200, the postcode Wikipedia also lists for Tampoi, Johor. But when this page checked the underlying road network directly, several of the named streets that make up this estate (Jalan Sri Perkasa 2/16, 2/18, 2/19, 2/21) return an address of Bandar Uda Utama, Skudai, postcode 79150, in OpenStreetMap’s own geocoder — not Tampoi. That is not a typo; it reflects genuine boundary overlap where Tampoi, Skudai and Bandar Uda Utama meet. Practically: use postcode 81200 and “Tampoi” for official correspondence and NAPIC lookups, but do not be surprised if a map service, delivery address or GPS app labels the same houses as Skudai or Bandar Uda Utama instead. 官方来说算 Tampoi —— List.my 与 NAPIC 都把这里归在邮区 81200，维基百科对 Tampoi, Johor 的记载也是这个邮区。但本页直接查证这里的实际路网时发现，构成这个社区的几条命名道路（Jalan Sri Perkasa 2/16、2/18、2/19、2/21），在 OpenStreetMap 自己的地理编码系统里，地址显示的是 Skudai 的 Bandar Uda Utama，邮区 79150 —— 不是 Tampoi。这不是打字错误，而是反映 Tampoi、Skudai 与 Bandar Uda Utama 三个地名在这一带确实有边界重叠。实务上：正式文件与 NAPIC 查询请用邮区 81200 与「Tampoi」；但如果地图服务、快递地址或 GPS 导航把同一批房子标成 Skudai 或 Bandar Uda Utama，也不必意外。
What is the 3-storey shop market here, and is it separate from the housing market?这里的三层店屋市场是什么，跟住宅市场是分开的吗？
Yes, entirely separate, and it is a meaningful part of this estate’s transaction volume — 19 of the 79 total records, 24%, all classified as 3-Storey Shop and all commercial rather than residential. They cluster on Jalan Sri Perkasa 2/22 and nearby branches, typically sized 4,241 sq ft with some corner units at 7,578 to 9,268 sq ft. Recorded prices range from RM450,000 (June 2024) up to RM1,300,000 (January 2022, a 9,268 sq ft corner unit), with a median of RM680,000 at RM149 psf. Financing, stamp duty treatment and the RM1 million foreign-buyer floor for strata do not directly apply the same way they do to a residential purchase — treat this as a separate commercial due-diligence exercise, not an extension of the housing numbers on this page. 是的，完全是另一个市场，而且在这个社区的成交量里占有实质份量 —— 79 笔总成交中有 19 笔（24%）被归类为三层店屋，性质全属商业而非住宅。这些成交集中在 Jalan Sri Perkasa 2/22 及邻近支路，标准面积约 4,241 平方尺，另有角间单位达 7,578 至 9,268 平方尺。登记价格从 RM450,000（2024 年 6 月）到 RM1,300,000（2022 年 1 月，一间 9,268 平方尺的角间）不等，中位价 RM680,000、每尺 RM149。贷款方式、印花税处理，以及分层产权外籍买家 RM100 万门槛，都不会直接套用在这类商业物业上 —— 请把它当成一套独立的商业尽职调查，不要直接套用本页其他地方的住宅数字。
What schools and everyday amenities are near Taman Tampoi Utama?Taman Tampoi Utama 附近有哪些学校与生活配套？
Wikipedia’s own list of Tampoi amenities names SK Tmn Tampoi Utama as a national primary school serving this specific estate, alongside SJK(C) Tampoi and SMK Sri Rahmat in the wider Tampoi area. A dedicated Petronas station and post office (Pos Malaysia) are also documented under this estate’s own name. For retail, the wider Tampoi-Skudai corridor carries KipMall Tampoi, Giant Tampoi and Angsana Johor Bahru Mall to the east, and Skudai Parade to the west along Jalan Skudai. This page has not independently verified walking distances or school catchment for any specific address here — confirm both directly before relying on them. 维基百科自己列出的 Tampoi 配套清单，把 SK Tmn Tampoi Utama 列为服务这个特定社区的国民小学，另有 SJK(C) Tampoi 与 SMK Sri Rahmat 位于更广的 Tampoi 一带。以这个社区自己名字命名的 Petronas 油站与邮政局（Pos Malaysia）也有独立纪录可查。零售方面，更广的 Tampoi-Skudai 走廊东侧有 KipMall Tampoi、Giant Tampoi 与 Angsana Johor Bahru Mall，西侧沿 Jalan Skudai 则有 Skudai Parade。本页未独立核实任何具体地址到这些地点的步行距离或学区划分 —— 使用前请自行确认。
Is Taman Tampoi Utama a good investment?Taman Tampoi Utama 值得投资吗？
That depends on which of the five products you are pricing, and the honest answer is that the data here is thinner than most areas on this site. The double-storey terrace type has only 14 recorded transactions across six years — too few for the price trend chart on this page to plot most individual years reliably, and its most recent sales (RM535,000 and RM600,000 in 2025) do suggest firming psf, but on a sample this small that could just as easily be two motivated sellers as a market trend. The strata products (flats, low-cost flats, condo units) trade at RM125,000 to RM163,500 with larger transaction counts, which is a different, lower-risk-lower-return proposition entirely. Whichever product you are looking at, ask for the specific road’s recent comparables rather than relying on this page’s medians alone, and budget for the fact that Johor bars foreign resale buyers here entirely under current thresholds. 这取决于你在评估五种产品里的哪一种，老实说，这里的数据样本比本站多数区域都要薄。双层排屋这个屋型六年只有 14 笔登记成交 —— 少到本页的价格走势图无法逐年可靠绘出大多数年份；最近两笔成交（2025 年的 RM535,000 与 RM600,000）确实显示每尺价在走高，但样本这么小，也完全可能只是两个刚好急售的卖家，不代表市场趋势。分层产品（组屋、廉价组屋、公寓单位）成交笔数较多，价位落在 RM125,000 至 RM163,500，是完全不同的低风险低回报选项。不论你在看哪一种产品，请针对那条具体道路索取最新可比成交，不要只依赖本页的中位数；也请把「柔佛现行门槛下外籍买家完全进不来」这一点算进你的预算规划。
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. Taman Tampoi Utama has the lowest blended median of any area in this table — a direct result of its strata-heavy product mix, not proof the land itself is worth less.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。Taman Tampoi Utama 是本表所有区域里混合中位价最低的 —— 这是分层产品占比高造成的直接结果，不代表这里的地本身不值钱。
| Area区域 | Records笔数 | Blended median混合中位价 | Median psf中位每尺 | 12-month psf12 个月每尺 | Read解读 |
|---|---|---|---|---|---|
| Taman Tampoi Utama | 79 | RM160,000 | RM263 | −16.2% | Blended figure hides a RM500,000 terrace type混合数字底下藏着 RM500,000 的排屋 |
| Taman Tampoi Indah | 417 | RM360,000 | RM357 | +7.7% | Neighbouring area, larger sample, apartment-led邻近区域，样本更大，以公寓为主 |
| Taman Skudai Baru | 566 | RM400,000 | RM325 | +8.5% | Just west along Jalan Skudai沿 Jalan Skudai 往西不远 |
| Bandar Selesa Jaya | 573 | RM290,000 | RM290 | +16.9% | Fastest 12-month growth in this mukim本 mukim 12 个月涨幅最快 |
| Taman Perling | 711 | RM480,000 | RM288 | −0.8% | Higher blended median, also softening混合中位价更高，也在走弱 |
| Taman Universiti | 905 | RM400,000 | RM292 | +9.6% | Much larger sample, steadier growth样本大得多，涨势更稳 |
| Taman Bukit Indah | 1798 | RM610,000 | RM460 | +2.6% | Largest, most landed-heavy area in this mukim本 mukim 样本最大、最以有地为主的区域 |
| Horizon Hill | 1024 | RM1,080,000 | RM498 | +10.5% | Highest blended median in this mukim本 mukim 混合中位价最高 |
Tell me which of the five. I will tell you what it actually sold for.告诉我是五种里的哪一种。我告诉你它实际卖了多少。
Taman Tampoi Utama has five completely different products hiding under one blended median, and the RM160,000 headline hides more than it reveals. Send me the type and budget and I will come back with the recorded comparables for that specific product, not the estate-wide average. Taman Tampoi Utama 有五种完全不同的产品，藏在同一个混合中位数底下，RM160,000 这个头条数字隐藏的比它透露的还多。把类型与预算发给我，我会回你那个具体产品的登记可比案例，而不是整个社区的平均值。