One small estate.
Three NAPIC files, three spellings. 一个小屋苑，
NAPIC 里却拆成三份纪录。

Because NAPIC’s underlying subsale records spell the estate name three ways. List.my, which republishes NAPIC data as-is, shows Taman Tan Sri Yacob with 92 recorded transactions, Taman Tan Sri Yaacob with 58 to 168 depending on which count on the site you read, and Taman Tan Sri Yakob with 18. The three pages sit in the same mukim, Pulai, and the roads that actually appear in the Yaacob transaction records – Jalan Putra, Jalan Wira, Jalan Satria – are confirmed by OpenStreetMap to be inside a single residential estate boundary. This is very likely one physical place, recorded three ways because the original land office or developer paperwork spelled the honorific differently across different phases or years. 因为 NAPIC 的成交纪录本身，把这个屋苑的名字拼成了三种。转载 NAPIC 数据的 List.my，因此显示出 Taman Tan Sri Yacob（92 笔登记成交）、Taman Tan Sri Yaacob（依你看网站上哪个数字，58 至 168 笔），以及 Taman Tan Sri Yakob（18 笔）三个页面。这三个页面同属 Pulai mukim，而 Yaacob 成交纪录里实际出现的路名——Jalan Putra、Jalan Wira、Jalan Satria——经 OpenStreetMap 核实，全部落在同一个住宅屋苑边界之内。这很可能是同一个实体地方，只是原始地政或发展商文件在不同期数或年份把这个敬称拼法拼得不一样，因而被记成三份。

Under the Yacob spelling, NAPIC records 92 subsale transactions with a median of RM279,000 at RM275 per square foot. Under the Yaacob spelling, which carries a fuller type breakdown, the median across all types is RM199,000 to RM350,000 depending on the year, but the actual landed product – double-storey terraces on Jalan Putra – recorded a median of RM380,000 at RM447 per square foot across 60 transactions, with real sales on Jalan Putra 4, 5, 9, 10 and 14 running RM380,000 to RM438,000 in 2024 and 2025. Flats and low-cost flats, the majority of the volume, transacted at RM150,000 and RM170,000 respectively. 在 Yacob 拼法下，NAPIC 登记 92 笔二手成交，中位价 RM279,000、每尺 RM275。在类型拆解较完整的 Yaacob 拼法下，全类型中位价依年份介于 RM199,000 至 RM350,000；而真正的有地产品——Jalan Putra 的双层排屋——在 60 笔成交中登记中位价 RM380,000、每尺 RM447，其中 Jalan Putra 4、5、9、10、14 的真实成交，2024 至 2025 年落在 RM380,000 至 RM438,000。量最大的公寓与廉价屋，则分别成交在 RM150,000 与 RM170,000。

Only partly. Of the 168 records filed under the Yaacob spelling, 60 are double-storey terraces, but 73 are flats or low-cost flats – strata title, not landed. A further 35 records are commercial: shops and, filed separately under the Yakob spelling, 18 semi-detached factory or warehouse units with a median price of RM1,825,000. A buyer searching for landed property here should ask specifically for the terrace stock on the Jalan Putra series, not the estate average. 只有部分是。Yaacob 拼法下的 168 笔纪录中，60 笔是双层排屋，但 73 笔是公寓或廉价屋——分层产权，不是有地。另有 35 笔商业纪录：店屋，以及记在 Yakob 拼法之下、18 笔半独立式厂房或仓库单位，中位价 RM1,825,000。想找有地住宅的买家，应该指名问 Jalan Putra 系列的排屋存量，不是整个屋苑的平均数。

Not the landed stock. Johor sets a RM2,000,000 minimum purchase price for non-citizens buying landed residential property, and the recorded double-storey terrace median here is RM380,000 – roughly one fifth of that floor. Strata carries a RM1,000,000 minimum for non-citizens, and the flats here recorded medians of RM150,000 and RM170,000, also far under the line. Every recorded price band in this estate sits well below both foreign-ownership thresholds. 有地产品不行。柔佛对非公民购买有地住宅设有 RM200 万最低价门槛，而这里登记的双层排屋中位价是 RM380,000——大约只有门槛的五分之一。分层产权对非公民的门槛是 RM100 万，而这里的公寓登记中位价 RM150,000 与 RM170,000，同样远低于门槛。这个屋苑里，每一个登记价格带，都远低于外籍持有的两条门槛。

The estate sits in Mukim Pulai, Johor Bahru district, postcode 81200, off Jalan Sutera Danga near Bandar Uda Utama in Iskandar Puteri. Its internal roads are named Jalan Putra, Jalan Wira, Jalan Satria, Jalan Setia and Jalan Bestari, bounded by Persiaran Perdana. It sits in the same Mukim Pulai corridor as Bandar Selesa Jaya, along Jalan Sutera Danga which runs past Sutera Utama and on toward Skudai. 这个屋苑位于新山县 Mukim Pulai，邮区 81200，就在 Jalan Sutera Danga 旁、Iskandar Puteri 的 Bandar Uda Utama 附近。内部路段名为 Jalan Putra、Jalan Wira、Jalan Satria、Jalan Setia 与 Jalan Bestari，以 Persiaran Perdana 为界。它与 Bandar Selesa Jaya 同属 Mukim Pulai，并位于同一条经过 Sutera Utama、通往 Skudai 的 Jalan Sutera Danga 走廊上。

Treat it with more caution than a large township. The Yacob spelling’s own page could not even render a distribution of individual transactions when checked, despite quoting a median. The Yaacob spelling’s year-by-year residential price per square foot swung from RM218 in 2021 to RM394 in 2022 and back to RM249 in 2024 – a small, thin, mixed-type sample where two or three unusual sales can move the median sharply. Ask for the specific recent sales on the specific road, not the headline median. 请比对待大型市镇更谨慎地看待它。Yacob 拼法自己的页面，在查证时连一笔个别成交的分布都读不出来，尽管首页写着中位价。Yaacob 拼法下逐年的住宅每尺价，从 2021 年的 RM218 摆到 2022 年的 RM394，又跌回 2024 年的 RM249——一个小、薄、屋型混杂的样本，两三笔特殊成交就能明显拉动中位数。请索取具体路段的近期成交，不要只看标题中位价。

Not available under the Yacob spelling – NAPIC’s own published figure for the twelve-month change is blank. Under the Yaacob spelling, List.my shows plus 24.4 percent over twelve months, but on a base of well under sixty transactions a year that figure can be moved by a handful of sales. Neighbouring, larger areas in the same mukim – Taman Ungku Tun Aminah at plus 12.0 percent on 905 transactions, Bandar Selesa Jaya at plus 16.9 percent on 573 – carry more weight because the sample is bigger. Yacob 拼法下没有——NAPIC 公布的十二个月变动数字是空白的。在 Yaacob 拼法下，List.my 显示十二个月上涨 24.4%，但基础是一年不到六十笔的成交量，几笔特殊成交就能拉动这个数字。同一个 mukim 里量更大的邻区——905 笔基础上涨 12.0% 的 Taman Ungku Tun Aminah、573 笔基础上涨 16.9% 的 Bandar Selesa Jaya——因为样本更大，数字更有份量。

Real Property Gains Tax, charged on the gain, not the sale price. For Malaysian citizens and permanent residents the rate is 30 percent in years 1 to 3, 20 percent in year 4, 15 percent in year 5, and nil from year 6. Non-citizens pay 30 percent through years 1 to 5 and 10 percent from year 6 onward. On a RM380,000 terrace the difference between selling in year five and year six is a meaningful share of the property’s value. 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%。在一栋 RM380,000 的排屋上，第五年卖与第六年卖之间的差额，占房产价值的比例并不小。

Tenure has not been independently verified for this page and is not stated on the List.my summary for any of the three spellings. Ask for a copy of the title before signing anything, and check separately whether the specific lot carries a Bumiputera allocation, which is common on low-cost and public housing schemes of this type built from the 1980s onward and materially affects who you can resell to. 地契年期本页未经独立核实，List.my 的摘要在三种拼法下都没有写明。请在签任何文件之前索取地契副本，并另外查清楚这块地是否带有 Bumiputera 配额——这在 1980 年代起兴建的这类廉价与公共房屋计划中很常见，且会实质影响你将来能卖给谁。