Bandar Uda Utama: a state agency
built this town. Here is what it costs.
Bandar Uda Utama：
一个国家机构盖的市镇，值多少钱
Not a private developer’s showcase estate. Bandar Uda Utama was built by UDA Holdings Berhad — formerly the Urban Development Authority of Malaysia, now a company under Minister of Finance Incorporated. NAPIC records 325 subsale transactions here between 2021 and 2026, median RM650,000 at RM429 psf, and a headline twelve-month reading of −9.0%. That last number needs unpacking — the dominant double-storey terrace is not actually down. This page shows the by-type numbers behind the headline. 这不是私人发展商的样板豪宅区。Bandar Uda Utama 由 UDA Holdings Berhad 建造 —— 前身是马来西亚城市发展局，现为财政部投资控股旗下公司。NAPIC 登记 2021 至 2026 年间共 325 笔成交，中位价 RM650,000、每尺 RM429，12 个月涨幅报 −9.0%。这个数字需要拆开看 —— 主力产品双层排屋其实没有跌。这一页把每尺价背后的分屋型数据摊给你看。
© Chongkian · CC BY-SA 4.0 · Wikimedia CommonsBandar Uda Utama in 30 seconds30 秒看懂 Bandar Uda Utama
- What it is: a new town in Pulai, Johor Bahru, postcode 81200, built by UDA Holdings Berhad — the former Urban Development Authority of Malaysia, a government agency established in 1971 that also built Bandar Baru UDA and Pusat Bandar Tampoi elsewhere in Johor Bahru. UDA was delisted from Bursa Malaysia in 2007 and is now wholly under Minister of Finance Incorporated. 它是什么：位于柔佛新山 Pulai 的一个市镇，邮区 81200，由 UDA Holdings Berhad 开发 —— 其前身为马来西亚城市发展局，1971 年成立的国家机构，同一机构也在新山盖了 Bandar Baru UDA 与 Pusat Bandar Tampoi。UDA 于 2007 年从大马交易所除牌，现为财政部投资控股全资拥有。
- What sold: 325 registered subsale transactions 2021–2026 — 298 residential (224 double-storey terraces, 60 single-storey terraces, 13 condo units, 1 bungalow) and 27 commercial (shops). 成交结构：2021 至 2026 年共 325 笔登记成交 —— 298 笔住宅（224 笔双层排屋、60 笔单层排屋、13 笔公寓、1 笔独立式）与 27 笔商用（店屋）。
- The headline number: all-type median RM650,000 at RM429 psf, with a twelve-month change of −9.0%. That is a blended figure across very different products. 头条数字：全类型中位 RM650,000、每尺 RM429，12 个月变动 −9.0%。这是把差异很大的产品混在一起算出来的数字。
- The number that actually matters: the dominant double-storey terrace — 224 of 298 residential transactions, 69% of the residential stock — recorded a median of RM700,000 at RM436 psf. That is above the blended headline, not below it. Annual residential psf rose every year from RM327 (2021) to RM416 (2024) before a thin-sample dip to RM354 in 2025 on just 10 transactions. 真正重要的数字：主力产品双层排屋 —— 298 笔住宅成交中的 224 笔，占住宅存量 69% —— 中位价为 RM700,000、每尺 RM436。这比混合后的头条数字还高，不是更低。住宅年度每尺中位价逐年上升，从 2021 年的 RM327 涨到 2024 年的 RM416，2025 年在仅 10 笔样本下回落至 RM354。
- The honest catch: because this town is priced well under Johor’s RM2m landed / RM1m strata floor for non-citizens, it is essentially not a foreign-buyer market. If that is what you are searching for, this is the wrong page — and this page will tell you so directly. 诚实提醒：由于本区价位远低于柔佛给非公民设的 RM200 万有地／RM100 万分层门槛，这里基本上不是外籍买家的市场。如果你是为此而来，这一页会直接告诉你：找错地方了。
Bukit Indah — the township this address opens ontoBukit Indah —— 这个门牌通向的城区
Wikimedia Commons has no CC-licensed photography taken inside Bandar Uda Utama’s own terrace rows yet. What it does have is extensive coverage of Bukit Indah, the much larger township immediately next door (1,798 recorded transactions, the biggest name in mukim Pulai) and Taman Perling, the other close neighbour. Every caption below says exactly where the photo was taken — the street-level photography of Bandar Uda Utama itself is further down this page, via verified Google Street View. Wikimedia Commons 目前还没有 Bandar Uda Utama 排屋区内部的 CC 授权实拍照。但它有大量拍摄自紧邻的 Bukit Indah（登记 1,798 笔成交，Pulai 境内最大的名字）以及另一个近邻 Taman Perling 的照片。以下每张图说都清楚写明拍摄地点 —— Bandar Uda Utama 本身的街景实照，在本页后段以已验证的 Google 街景呈现。
A working, low-drama township — priced accordingly一个平实、不张扬的市镇 —— 价格也如实反映
No marina, no golf course, no gate. The 325 recorded transactions here tell you who actually buys and sells in a UDA new town.没有码头、没有高尔夫、也没有门禁。这 325 笔登记成交，说明了在一个 UDA 市镇里，真正在买卖的是什么人。
The upgrader from a single-storey unit从单层排屋换房的买家
The gap between the single-storey median (RM496,500) and the double-storey median (RM700,000) is a clean, well-worn upgrade path within the same road grid — no need to leave the neighbourhood you already know.单层排屋中位价（RM496,500）与双层排屋中位价（RM700,000）之间，是一条同一片路网内、走得很顺的换房路径 —— 不必离开已经熟悉的社区。
The first-time buyer under RM500,000RM50 万以下的首购族
Single-storey terraces here recorded a median of RM496,500 — inside the RM500,000 ceiling for the 2026-2027 first-time-buyer MOT stamp duty exemption. That is a real, quantifiable saving on a real product that actually transacts here.这里单层排屋的中位价是 RM496,500 —— 落在 2026–2027 首购族免印花税的 RM50 万门槛之内。这是一笔实际、可算清楚的省钱，而且是这里真实在成交的产品。
The commercial-strip landlord店屋出租型买家
21 double-storey shops, 5 three-storey shops and 1 single-storey shop have changed hands here, at psf levels well above the residential figures. A UDA town plan always sets aside a commercial spine — this is where it shows up in the data.这里成交过 21 间双层店屋、5 间三层店屋、1 间单层店屋，每尺价明显高于住宅。UDA 的市镇规划一向留有商业带 —— 这就是它在数据里的样子。
Not the foreign-berth buyer不是外籍豪宅买家
If you are a non-citizen shopping for landed property above RM2 million or strata above RM1 million, Bandar Uda Utama’s recorded prices sit well below both floors. This is a domestic-buyer market, and this page says so plainly rather than dressing it up.如果你是在找 RM200 万以上有地或 RM100 万以上分层的外籍买家，Bandar Uda Utama 的登记价位远低于这两道门槛。这里是本地买家的市场，这一页直说，不包装。
A weekday in Bandar Uda UtamaBandar Uda Utama 的一个平日
This is a numbered road grid — Jalan Uda Utama 1 through 7, each with its own sub-lanes — not a themed estate. The rhythm here is set by proximity to Bukit Indah’s retail strip rather than by anything inside the town’s own gates, because it has none.这里是一片编号路网 —— Jalan Uda Utama 1 到 7，各有分支小巷 —— 不是主题式豪宅区。这里的生活节奏，由邻近 Bukit Indah 商业带决定，而不是由社区自己的门禁决定，因为它根本没有门禁。
School run and commute along the numbered lanes — Jalan Uda Utama 1/x through 7/x, each a short row of terraces feeding onto the main road.沿编号巷道送孩子上学、通勤 —— Jalan Uda Utama 1/x 到 7/x，每条都是一小排排屋，接到主干道上。
The commercial stretch on Jalan Uda Utama 3 and 4 handles daily errands — 27 shop units are recorded as having changed hands here over the years.Jalan Uda Utama 3 与 4 一带的商用店屋处理日常事务 —— 这些年登记成交过 27 间。
For a bigger grocery run, AEON and Tesco in Bukit Indah are a short drive away — this town relies on its neighbour for large-format retail.要买大宗日用品，开车到 Bukit Indah 的 AEON 与 Tesco 不远 —— 大型零售靠的是邻区。
A condo tower off Jalan Bestari holds the recorded strata stock — 13 transactions, median RM420,000, the smallest and highest-psf product on record here.Jalan Bestari 一带的公寓大楼是登记中的分层存量 —— 13 笔成交，中位 RM420,000，是这里面积最小、每尺价最高的产品。
Evening traffic funnels toward Jalan Skudai and the Tebrau/Tampoi corridor, the same route Bukit Indah residents use toward JB city.傍晚车流汇向 Jalan Skudai 与 Tebrau／Tampoi 走廊，与 Bukit Indah 居民往新山市区的路线相同。
Quiet, ungated terrace rows. This is not a lifestyle address — it is a working residential grid, and its prices reflect exactly that.安静、无门禁的排屋区。这里不是生活风格门牌 —— 是一片实用的住宅路网，价格也如实反映这一点。
Next door to Pulai’s biggest name紧邻 Pulai 境内最大的名字
Bandar Uda Utama sits in Pulai, Johor Bahru District, postcode 81200, immediately adjoining Bukit Indah — the largest township in mukim Pulai by recorded transaction count (1,798 deals against Uda Utama’s 325). It is reached off the Jalan Skudai / Tampoi corridor that also serves Bukit Indah, Taman Perling and the Tebrau Highway system toward JB city. Bandar Uda Utama 位于新山县 Pulai，邮区 81200，紧邻 Bukit Indah —— Pulai 境内登记成交笔数最多的市镇（1,798 笔，对比 Uda Utama 的 325 笔）。经由服务 Bukit Indah、Taman Perling 与通往新山市区的 Tebrau 高速系统的 Jalan Skudai／Tampoi 走廊进出。
The road network inside the town itself is a numbered grid — Jalan Uda Utama 1 through 7, plus the commercial stretch on Jalan Uda Utama 3/4 and a condo tower off Jalan Bestari — rather than a series of named, gated phases.社区内部的路网是一套编号系统 —— Jalan Uda Utama 1 到 7，加上 Jalan Uda Utama 3／4 一带的商用店屋，以及 Jalan Bestari 旁的一栋公寓大楼 —— 而不是一系列有名字、有门禁的期数。
| Destination目的地 | Drive (via Bukit Indah routes)车程（参照 Bukit Indah 路线） |
|---|---|
| Bukit Indah (AEON / Tesco) | 5–10 min |
| Taman Perling | 10–15 min |
| Tuas Second Link 二关 | 15–20 min |
| Sunway Big Box / Medini | 15–20 min |
| Legoland Malaysia | 18–25 min |
| JB City Centre / CIQ | 25–35 min |
| Senai International Airport | 35–40 min |
Borrowing its neighbour’s infrastructure借用邻区的基础设施
Bandar Uda Utama itself is a residential and light-commercial grid. Almost all of the large-format shopping, schools and healthcare its residents use sit just across the boundary in Bukit Indah.Bandar Uda Utama 本身是一片住宅加轻商用的路网。居民日常用到的大型购物、学校与医疗，几乎都在边界另一侧的 Bukit Indah。
Roads道路
The Jalan Skudai / Tampoi corridor and its connecting highways carry traffic toward the Second Link and toward JB city centre. There is no dedicated highway interchange inside Bandar Uda Utama itself — access runs through the Bukit Indah / Tampoi road system.Jalan Skudai／Tampoi 走廊及其联通高速，将车流带往二关与新山市区。Bandar Uda Utama 本身没有专属的高速交流道 —— 进出都经由 Bukit Indah／Tampoi 路网。
Schools学校便利
National and private kindergartens exist within the town’s own commercial stretch, and the wider choice of primary, secondary and international schools sits in Bukit Indah next door. We have not independently verified specific school names inside Bandar Uda Utama’s own boundary — treat this as a general corridor description rather than a confirmed list.国民学校与私立幼儿园在本区自身的商用地带就有，更多元的小学、中学与国际学校选择在邻区 Bukit Indah。我们尚未逐一核实 Bandar Uda Utama 边界内具体的学校名称 —— 请把这段当作走廊概况，而非已核实名单。
Medical & retail医疗与零售
General practice clinics operate on Bandar Uda Utama’s own commercial stretch; AEON Mall, Tesco and further clinics sit a short drive away in Bukit Indah. We have not confirmed a specific hospital name serving this address directly — verify before relying on any single facility.全科诊所在 Bandar Uda Utama 自身的商用地带就有；AEON Mall、Tesco 与更多诊所在几分钟车程外的 Bukit Indah。我们尚未确认直接服务本区的具体医院名称 —— 请自行核实后再依赖任何单一设施。
What a state-agency town actually offers一个国家机构市镇实际提供什么
No marketing gloss here — just what the data and the developer’s own history support.这里没有行销修辞 —— 只有数据与发展商自身历史能撑得住的说法。
A government-linked developer, not a shell company国联企业开发，不是空壳公司
UDA Holdings Berhad, formerly the Urban Development Authority of Malaysia, built this town. UDA has developed new towns across the country since the 1970s and has been wholly under Minister of Finance Incorporated since 2008 — a very different provenance from a one-project private developer. UDA Holdings Berhad —— 前身为马来西亚城市发展局 —— 建造了这个市镇。UDA 自 1970 年代起在全国各地开发新市镇，2008 年起全资归财政部投资控股 —— 与只做一个项目的私人发展商，来历完全不同。
The double-storey terrace beats its own headline双层排屋跑赢自己的头条数字
224 of 298 residential transactions — 69% — are double-storey terraces, median RM700,000 at RM436 psf. That is above the area’s own blended RM429 psf headline. The “-9.0%” figure is not describing this product. 298 笔住宅成交中有 224 笔 —— 69% —— 是双层排屋，中位价 RM700,000、每尺 RM436。这比本区自己混合算出的 RM429 每尺头条还高。「-9.0%」这个数字，说的不是这个产品。
Under RM500,000 buys a real, transacting productRM50 万以下能买到真实、在成交的产品
Single-storey terraces recorded a median of RM496,500 across 60 transactions — not a theoretical entry tier, an actively traded one, and inside the 2026-2027 first-time-buyer MOT exemption ceiling. 单层排屋 60 笔成交中位价 RM496,500 —— 不是理论上的入门价位，是真实在成交的价位，而且落在 2026–2027 首购族免印花税门槛之内。
Adjoining Pulai’s deepest market紧邻 Pulai 成交量最深的市场
Bukit Indah recorded 1,798 transactions against Uda Utama’s 325 — more than five times the volume, right next door. That depth of comparable sales next to a smaller, cheaper town is a genuine pricing reference point. Bukit Indah 登记 1,798 笔成交，对比 Uda Utama 的 325 笔 —— 五倍以上的量，就在隔壁。这样深的可比成交量，紧邻一个更小、更便宜的市镇，是真实的定价参照。
A live commercial stretch, not a dormitory town一条活的商用带，不是纯睡城
27 recorded shop transactions on Jalan Uda Utama 3 and 4 mean daily errands do not require leaving the town’s own road grid entirely. Jalan Uda Utama 3 与 4 登记 27 笔店屋成交，意味着日常事务不必完全离开本区自己的路网。
Below every foreign-ownership floor — plainly stated在每一道外籍门槛之下 —— 直说不绕
This is the honest inverse of most pages in this series: Bandar Uda Utama’s recorded medians sit under both Johor’s RM2m landed and RM1m strata minimums for non-citizens. That makes it a poor fit for a foreign buyer and a genuinely accessible one for local upgraders. 这是本系列中少见的诚实反面案例：Bandar Uda Utama 的登记中位价，同时低于柔佛给非公民设的 RM200 万有地与 RM100 万分层门槛。这里对外籍买家不合适，但对本地换房族确实可及。
And the questions worth asking before you commit以及承诺之前值得先问的问题
📊 If the -9.0% headline worried you如果 -9.0% 这个头条让你担心
🏠 If you’re buying to live in it如果你是自住买家
Seven numbered roads, not named phases七条编号道路，不是有名字的期数
We found no public record of formally named launch phases for Bandar Uda Utama, unlike newer gated developments. What the transaction records and Google’s own address data confirm is a numbered grid: Jalan Uda Utama 1 through 7, each split into sub-lanes (1/1, 1/2, 1/3…), plus a commercial stretch on Jalan Uda Utama 3 and 4 and a condo tower off Jalan Bestari. Four points on this grid are verified below with real Google Street View coverage and address cards — not estimated. 与较新的门禁项目不同，我们没有查到 Bandar Uda Utama 有正式命名期数的公开纪录。成交纪录与 Google 自己的地址资料确认的，是一套编号路网：Jalan Uda Utama 1 到 7，各自再分小巷（1/1、1/2、1/3……），加上 Jalan Uda Utama 3 与 4 的商用带，以及 Jalan Bestari 旁的一栋公寓大楼。以下四个路网上的点位，均以真实 Google 街景与地点卡核实 —— 不是估算。
| Road / area道路／区域 | Function功能 | Recorded transactions登记成交 | Verified via验证方式 |
|---|---|---|---|
| Jalan Uda Utama 1–2, 5–7 | Terrace rows, single- & double-storey排屋区，单层与双层 | 284 of 298 residential住宅中的 284 笔 | Street View + NAPIC road grouping街景 ＋ NAPIC 道路分组 |
| Jalan Uda Utama 3–4 | Commercial stretch — shops商用带 —— 店屋 | 27 shop transactions笔店屋成交 | NAPIC transaction recordsNAPIC 成交纪录 |
| Off Jalan Bestari | Condo / apartment tower公寓大楼 | 13 condo transactions笔公寓成交 | NAPIC transaction recordsNAPIC 成交纪录 |
| Jalan Uda Utama 2/2 | Larger single lot (bungalow recorded here)较大单一地段（曾成交独立式） | 1 bungalow, RM2,380,000笔独立式，RM2,380,000 | NAPIC transaction recordNAPIC 成交纪录 |
Two terrace tiers, a condo tower, and one outlier两级排屋、一栋公寓、一个异常值
The by-type medians are what the blended RM650,000 / RM429 psf headline hides. Here they are separately.分屋型中位价，正是混合后 RM650,000／RM429 每尺头条数字所掩盖的东西。以下分开列出。
Single-storey terrace单层排屋
Double-storey terrace双层排屋
Condo / apartment · off Jalan Bestari公寓 · Jalan Bestari 旁
The headline, and what it is built from头条数字，与它的构成
The blend hides the winner混合数字盖住了真正的赢家
298 residential, 27 commercial298 笔住宅，27 笔商用
Double-storey terraces alone account for 69% of every residential deal recorded since 2021 — this is the number that should anchor any pricing conversation about this town. 仅双层排屋一项，就占了 2021 年以来每一笔住宅成交的 69% —— 谈这个市镇的定价，应该以这个数字为锚。
By type, not by headline按户型看，不看头条
All figures are NAPIC-recorded subsale medians via List.my, 2021–2026. Rentals below are indicative, not recorded transaction data — Malaysia does not centrally register rental contracts. 以下数字皆为 List.my 呈现的 NAPIC 登记二手成交中位数，涵盖 2021–2026 年。以下租金为参考值，非登记成交数据 —— 马来西亚没有集中登记租约的制度。
| Type类型 | Transactions成交笔数 | Median price中位价 | Median psf中位每尺 | Foreign buyer?外籍可买？ |
|---|---|---|---|---|
| Single-storey terrace单层排屋 | 60 | RM496,500 | RM312 | No不可以 |
| Double-storey terrace双层排屋 | 224 | RM700,000 | RM436 | No不可以 |
| Condo / apartment公寓 | 13 | RM420,000 | RM468 | No不可以 |
| Double-storey shop双层店屋 | 21 | ~RM1.07m | ~RM706 | Possibly — verify可能 —— 请核实 |
| Bungalow (single recorded sale)独立式（唯一一笔登记） | 1 | RM2,380,000 | RM298 | Yes可以 |
| All types, blended全类型混合 | 325 | RM650,000 | RM429 | Mixed视产品而定 |
Five years, one direction, then a thin-sample wobble五年一个方向，随后是薄样本的波动
Source: NAPIC (JPPH) registered subsale records via List.my, residential median psf per year, read 2026-09-07. Years with fewer than 10 recorded transactions are omitted as statistically unreliable — 2026 (3 transactions to date) is excluded on that basis.来源：List.my 呈现的 NAPIC（JPPH）登记二手成交纪录，住宅年度中位每尺价，2026-09-07 读取。登记笔数少于 10 的年份因统计上不可靠而不入图 —— 2026 年（至今 3 笔）因此排除。
Four straight years up, then a small-sample year连四年上涨，随后是一个薄样本年
Residential median psf rose every year from 2021 to 2024 — RM327, RM386, RM392, RM416. The 2025 reading of RM354 is a real recorded number, but it rests on only 10 transactions against 148 in 2023 and 54 in 2024. Read it as a caution flag on sample size, not as confirmation of a trend reversal. 住宅中位每尺价从 2021 到 2024 年连四年上涨 —— RM327、RM386、RM392、RM416。2025 年 RM354 是真实登记数字，但只建立在 10 笔成交上，对比 2023 年的 148 笔与 2024 年的 54 笔。请把它读成「样本量的警示」，而不是「趋势反转的确认」。
Annual trend年度走势
PRICE_INDEX 阵列加一行 {q:"2026 Q3", median:XXX, n:N}（median 填每尺价，n 填笔数），把年度线换成季度线。2025–2026 样本量薄，你自己手上的即时成交是补足这段空白最快的方法。The honest answer: this is probably not your address诚实的答案：这大概不是你要找的门牌
Johor bars non-citizens from landed property below RM2,000,000 and strata property below RM1,000,000. Bandar Uda Utama’s recorded medians — RM700,000 for the dominant double-storey terrace, RM420,000 for condo units — sit under both floors. 柔佛禁止非公民购买 RM200 万 以下的有地住宅与 RM100 万 以下的分层住宅。Bandar Uda Utama 的登记中位价 —— 双层排屋 RM700,000、公寓 RM420,000 —— 都在两道门槛之下。
Monthly repayment每月供款
Defaults set to the double-storey terrace median of RM700,000 — the dominant product here.预设值为双层排屋中位价 RM700,000 —— 这里的主力产品。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM700,000 — a double-storey terrace, the dominant product. Note that at this price a foreigner is not eligible to buy here at all; the foreign toggle below is shown for completeness, not because this unit is open to a non-citizen.预设 RM700,000 —— 双层排屋，主力产品。请注意在这个价位，外籍人士根本没有资格在这里购买；下方的外籍切换仅为完整呈现，不代表这个单位对非公民开放。
At RM700,000 this unit is below Johor’s RM2 million landed floor for non-citizens, so a foreigner is not eligible to buy it at all, regardless of the costs shown above. If your budget is genuinely above RM2 million, ask about the single recorded bungalow-scale lot instead — but expect very limited supply. 在 RM700,000 这个价位，本单位低于柔佛给非公民设的 RM200 万有地门槛，所以无论上面算出的成本是多少，外籍人士根本没有资格购买。如果你的预算真的在 RM200 万以上，请改问登记中唯一那笔独立式大地段 —— 但供给非常有限。
Tell me your budget and citizenship and I will tell you honestly whether anything here fits. 把预算与国籍告诉我，我会诚实告诉你这里有没有适合的选择。
Single-storey or double-storey? That decides the price band.单层还是双层？这决定了价位区间。
Tell me which road grid and which type, and I will pull recent comparables from the actual sub-lane, not the town-wide blend.告诉我哪个路网、哪种户型，我会从实际的小巷段拉近期成交对照，而不是全区混合数字。
A solid, unglamorous domestic-buyer town一个扎实、不华丽的本地买家市镇
✓ Strengths优势
- The dominant product is priced above the town’s own headline. Double-storey terraces (69% of residential stock) recorded RM436 psf against a blended RM429 psf.主力产品的定价高于本区自己的头条数字。双层排屋（占住宅存量 69%）登记每尺 RM436，高于混合后的 RM429。
- Built by a government-linked developer. UDA Holdings Berhad, formerly the Urban Development Authority of Malaysia, now under Minister of Finance Incorporated.由国联企业开发。UDA Holdings Berhad，前身为马来西亚城市发展局，现归财政部投资控股。
- Genuine entry-level pricing. Single-storey terraces at a median RM496,500 sit inside the 2026-2027 first-time-buyer MOT exemption ceiling.真实的入门价位。单层排屋中位价 RM496,500，落在 2026–2027 首购族免印花税门槛之内。
- Adjoins Pulai’s deepest market. Bukit Indah, next door, recorded 1,798 transactions — more than five times Uda Utama’s own volume — supporting valuation confidence.紧邻 Pulai 成交量最深的市场。隔壁的 Bukit Indah 登记 1,798 笔成交 —— 是 Uda Utama 自身量的五倍以上 —— 对估价信心有帮助。
- A live, functioning commercial stretch. 27 recorded shop transactions on Jalan Uda Utama 3 and 4 mean daily errands do not require leaving the grid.一条活的商用带。Jalan Uda Utama 3 与 4 登记 27 笔店屋成交，日常事务不必离开这片路网。
△ Things to weigh需要权衡的
- Almost entirely closed to foreign buyers. Every recorded medians sits below Johor’s RM2m landed / RM1m strata thresholds, except one large-lot outlier.几乎完全对外籍买家关闭。除了一笔大地段异常值，所有登记中位价都在柔佛 RM200 万有地／RM100 万分层门槛之下。
- Thin, volatile recent sample. Only 10 residential transactions in 2025 and 3 so far in 2026, against 148 in 2023 — the twelve-month reading is built on a small base.近期样本薄且波动。2025 年住宅成交只有 10 笔，2026 年至今 3 笔，对比 2023 年的 148 笔 —— 12 个月这个数字建立在很小的基数上。
- No gated-and-guarded scheme found. We located no public record of security management covering the terrace rows — confirm directly if that matters to you.没有查到门禁保安管理。我们没有找到覆盖排屋区的保安管理公开纪录 —— 若这对你重要，请直接确认。
- No dedicated highway interchange. Access runs through the neighbouring Bukit Indah / Tampoi road system rather than a direct link of its own.没有专属高速交流道。进出经由邻区 Bukit Indah／Tampoi 路网，而非自己的直接联外道路。
- Amenities largely borrowed from Bukit Indah. Large-format retail, and much of the school and healthcare choice, sit next door rather than inside the town itself.设施多半借用 Bukit Indah。大型零售，以及多数学校与医疗选择，都在隔壁而非区内本身。
Bandar Uda Utama FAQBandar Uda Utama 常见问题
What is the median price and price per square foot in Bandar Uda Utama?Bandar Uda Utama 的中位价与每尺价是多少？
NAPIC-recorded subsale transactions show 325 registered deals in Bandar Uda Utama between 2021 and 2026, with an all-type median of RM650,000 at RM429 per square foot, and a twelve-month reading of minus 9.0 percent. That figure blends residential and commercial sales together; split by type, the numbers look different, particularly for the dominant double-storey terrace. NAPIC 登记的二手成交纪录显示，2021 至 2026 年间 Bandar Uda Utama 共有 325 笔登记成交，全类型中位价 RM650,000、每平方尺 RM429，12 个月变动报 -9.0%。这个数字把住宅与商用成交混在一起算；分开来看，尤其是主力产品双层排屋，数字并不一样。
Why did prices fall 9.0% over the past twelve months?为什么过去 12 个月价格跌了 9.0%？
Two effects sit inside that single number. First, a mix effect: the all-type median blends 224 double-storey terraces (median RM700,000 at RM436 psf) with 60 single-storey terraces (median RM496,500 at RM312 psf), 13 condo units and one large bungalow, so the blended figure moves whenever the mix of what sold changes. Second, a thin-sample effect: only 10 residential transactions were recorded in 2025 and just 3 so far in 2026, far below the 148 recorded in 2023, so a handful of deals can swing the twelve-month reading sharply. The annual median psf for residential sales actually rose every year from RM327 in 2021 to a peak of RM416 in 2024, before the 2025 dip on a small sample. 这个单一数字里其实有两个效应。第一是组合效应：全类型中位数把 224 栋双层排屋（中位 RM700,000、每尺 RM436）与 60 栋单层排屋（中位 RM496,500、每尺 RM312）、13 个公寓单位、以及一栋大独立式混在一起，所以只要「卖出去的组合」一变，混合数字就会跟着变。第二是薄样本效应：2025 年住宅成交只登记了 10 笔，2026 年至今只有 3 笔，远低于 2023 年的 148 笔，样本一薄，少数几笔成交就能把 12 个月的数字大幅拉动。住宅年度每尺中位价其实逐年上升，从 2021 年的 RM327 涨到 2024 年高点 RM416，才在 2025 年薄样本下回落。
What is the difference between single-storey and double-storey terrace prices here?这里单层与双层排屋的价格差多少？
Single-storey terraces recorded a median of RM496,500 at RM312 per square foot across 60 transactions. Double-storey terraces, the dominant product at 224 transactions, recorded a median of RM700,000 at RM436 per square foot — both figures above the area’s blended RM650,000 and RM429 psf headline. 单层排屋 60 笔成交中位价 RM496,500、每尺 RM312。双层排屋是主力产品，224 笔成交中位价 RM700,000、每尺 RM436 —— 两者都高于本区混合后的 RM650,000 与 RM429 每尺头条数字。
Can foreigners buy property in Bandar Uda Utama?外国人可以买 Bandar Uda Utama 吗？
In practice, rarely. Johor sets a RM2,000,000 minimum for non-citizens buying landed residential property and RM1,000,000 for strata property. Bandar Uda Utama’s recorded medians sit well under both floors — RM700,000 for the dominant double-storey terrace and RM420,000 for condo units — so most stock here does not clear the threshold for a foreign buyer. The one recorded bungalow, at RM2,380,000, would. 实务上很少可以。柔佛对非公民购买有地住宅设有 RM200 万门槛，分层住宅为 RM100 万。Bandar Uda Utama 的登记中位价都远低于这两道门槛 —— 主力产品双层排屋 RM700,000、公寓 RM420,000 —— 所以这里多数存量都跨不过外籍买家的门槛。唯一登记过的独立式（RM2,380,000）则跨得过。
Who developed Bandar Uda Utama?Bandar Uda Utama 是谁开发的？
Bandar Uda Utama, in Pulai, Johor Bahru, was developed by UDA Holdings Berhad, formerly the Urban Development Authority of Malaysia, a government-linked company established in 1971. UDA developed several new towns across Malaysia including Bandar Uda Utama in Pulai and Bandar Baru UDA in Johor Bahru. UDA was delisted from Bursa Malaysia in 2007 and its shares transferred to Minister of Finance Incorporated in 2008. 柔佛新山 Pulai 的 Bandar Uda Utama，由 UDA Holdings Berhad 开发 —— 前身是 1971 年成立的马来西亚城市发展局，一家国联企业。UDA 在全马开发过多个新市镇，包括 Pulai 的 Bandar Uda Utama 与新山的 Bandar Baru UDA。UDA 于 2007 年从大马交易所除牌，股权于 2008 年转予财政部投资控股。
What property types make up the recorded transactions?登记成交里都是什么类型的房产？
Of 325 recorded subsale transactions, 298 are residential and 27 commercial. Within residential: 224 double-storey terraces, 60 single-storey terraces, 13 condo or apartment units, and 1 bungalow. Within commercial: 21 double-storey shops, 5 three-storey shops and 1 single-storey shop. 325 笔登记成交中，298 笔住宅、27 笔商用。住宅中：224 栋双层排屋、60 栋单层排屋、13 个公寓／公寓式单位、1 栋独立式。商用中：21 间双层店屋、5 间三层店屋、1 间单层店屋。
How far is Bandar Uda Utama from Bukit Indah, JB city centre and the Second Link?Bandar Uda Utama 距离 Bukit Indah、新山市区与二关多远？
Bandar Uda Utama sits immediately next to Bukit Indah, Pulai’s largest township by transaction count, within a few minutes’ drive. Using Bukit Indah’s own mapped routes as the nearest reference, the Second Link runs roughly 15 to 20 minutes away and JB city centre or the CIQ crossing roughly 25 to 35 minutes, off-peak. Verify at the hour you would actually travel. Bandar Uda Utama 紧邻 Bukit Indah —— Pulai 境内成交笔数最多的市镇 —— 车程仅数分钟。以 Bukit Indah 自己已核实的路线作为最近参照，二关约 15 至 20 分钟，新山市区或 CIQ 关口约 25 至 35 分钟（非高峰时段）。请在实际会出门的时段亲自核实。
What tax applies when I sell property in Johor?在柔佛卖房要付什么税？
Real Property Gains Tax, charged on the gain, not the sale price. Malaysian citizens and permanent residents pay 30 percent in years 1 to 3, 20 percent in year 4, 15 percent in year 5, and 0 percent from year 6. Non-citizens pay 30 percent in years 1 to 5 and 10 percent from year 6, a permanent floor. Malaysian citizens’ transfer stamp duty is 1 percent on the first RM100,000, 2 percent on RM100,001 to RM500,000, 3 percent on RM500,001 to RM1,000,000 and 4 percent above that; first-time buyers at or below RM500,000 are exempt from MOT stamp duty in 2026 and 2027. 产业盈利税（RPGT），按获利而非售价课征。马来西亚公民与永久居民：第 1 至 3 年 30%、第 4 年 20%、第 5 年 15%，第 6 年起 0%。非公民：第 1 至 5 年 30%，第 6 年起 10%，且为永久底线。公民转让印花税：首 10 万 1%、10 万至 50 万 2%、50 万至 100 万 3%、超过 100 万 4%；2026 与 2027 年，首购族购买 RM50 万以下者免印花税。
Bandar Uda Utama against its mukim Pulai neighboursBandar Uda Utama 与 Pulai 境内邻区比较
Same mukim, same NAPIC data window. Bandar Uda Utama’s -9.0% twelve-month reading is the steepest among a set of otherwise mostly-positive neighbours — worth seeing in context.同一个 mukim，同一批 NAPIC 数据窗口。Bandar Uda Utama 的 -9.0% 十二个月数字，是这组多数为正数的邻区中跌幅最深的 —— 值得放在脉络里看。
| Area区域 | Txns笔数 | Median中位价 | PSF | 12m |
|---|---|---|---|---|
| Bandar Uda Utama | 325 | RM650,000 | RM429 | −9.0% |
| Taman Bukit Indah | 1,798 | RM610,000 | RM460 | +2.6% |
| Horizon Hill | 1,024 | RM1,080,000 | RM498 | +10.5% |
| Taman Ungku Tun Aminah | 905 | RM465,000 | RM312 | +12.0% |
| Taman Universiti | 905 | RM400,000 | RM292 | +9.6% |
| Taman Mutiara Rini | 869 | RM620,000 | RM371 | +9.8% |
| Taman Pulai Mutiara 2 | 857 | RM489,000 | RM371 | +9.0% |
| Taman Perling | 711 | RM480,000 | RM288 | −0.8% |
| Taman Pulai Mutiara | 577 | RM520,000 | RM401 | +3.6% |
| Bandar Selesa Jaya | 573 | RM290,000 | RM290 | +16.9% |
| Taman Skudai Baru | 566 | RM400,000 | RM325 | +8.5% |
| Taman Tampoi Indah | 417 | RM360,000 | RM357 | +7.7% |
| Laman Setia | 411 | RM640,000 | RM394 | −4.3% |
Tell me your type and budget — I’ll pull the real comparables.告诉我户型与预算 —— 我拉真实的对照成交给你。
This town’s headline number hides more than it shows. Send me whether you want single-storey or double-storey, and I will send back recent same-type, same-road transactions rather than the town-wide blend. 这个市镇的头条数字，藏起来的比展示出来的多。告诉我你要单层还是双层，我会回传同类型、同路段的近期成交，而不是全区混合数字。