Taman Ungku Tun Aminah:
the cheap end is catching up
Taman Ungku Tun Aminah：
便宜的那一端正在补涨
Across the twelve most-traded addresses in mukim Pulai, the pattern is hard to miss: the cheaper the address, the harder it has run this year. UTA is RM312 per square foot and up 12.0%. Bukit Indah is RM460 and up 2.6%. That looks like a law. It is not — and this page shows you both the argument for it and the arithmetic that deflates it, before you spend RM480,000 on a house built in the 1980s. 看 Pulai 县成交量最大的十二个区，规律很难忽略：越便宜的区，今年跑得越凶。UTA 每尺 RM312，涨 12.0%；Bukit Indah 每尺 RM460，只涨 2.6%。这看起来像一条定律。它不是 —— 这一页会把支持它的论点，和拆穿它的算术，一起摊给你看；然后你再决定要不要花 RM480,000 买一栋 1980 年代的房子。
© Chongkian · CC BY-SA 4.0 · Wikimedia CommonsTaman Ungku Tun Aminah in 30 seconds30 秒看懂 Taman Ungku Tun Aminah
- What it is: a freehold landed township laid out in the 1980s by Tasek Maju Realty, named after Sultanah Tun Aminah, in Skudai (mukim Pulai, Iskandar Puteri), postcode 81300. Everybody shortens it to TUTA; the Chinese name is 皇后花园. Streets are named after Malay court titles — Perwira, Nakhoda, Bentara, Pahlawan, Pendekar, Hulubalang, Temenggong, Shahbandar, Hang Tuah. 它是什么：一个 1980 年代由 Tasek Maju Realty 开发的永久地契有地市镇，命名自 Sultanah Tun Aminah，位于士古来（Pulai 县、Iskandar Puteri），邮区 81300。所有人都简称它 TUTA，中文名皇后花园。街道以马来宫廷称号命名 —— Perwira、Nakhoda、Bentara、Pahlawan、Pendekar、Hulubalang、Temenggong、Shahbandar、Hang Tuah。
- The headline: 905 recorded transactions, median RM465,000 at RM311 psf, and psf up 12.0% over twelve months — the fastest of the large-volume addresses in mukim Pulai except Bandar Selesa Jaya at +16.9%. 标题数字：905 笔登记成交，中位 RM465,000、每尺 RM311，每尺价 十二个月涨 12.0% —— 在 Pulai 县的大成交量区域里，仅次于 Bandar Selesa Jaya 的 +16.9%。
- The number under the number: the single most-traded property type here is not a house at all. It is a 494-square-foot low-cost flat, 291 records, median RM140,000. The 905 headline blends that with a RM920,000 cluster house. Landed-only, the recorded medians run RM310,000 to RM920,000. 数字底下的数字：这里成交最多的产品根本不是房子，而是 494 平方尺的低成本组屋 —— 291 笔，中位 RM140,000。那个 905 的标题，是把它和一栋 RM920,000 的 Cluster 田字屋混在一起算的。只看有地，登记中位价区间是 RM310,000 至 RM920,000。
- The volume product: a single-storey terrace on a 1,539 sq ft lot — 251 records, median RM480,000 at RM299 psf, core band RM405,000 to RM555,000. Recent 2025–26 records on that standard lot run roughly RM360,000 to RM608,000 depending on street and condition. 市场主力：1,539 平方尺地段的单层排屋 —— 251 笔纪录，中位 RM480,000、每尺 RM299，核心区间 RM405,000 至 RM555,000。2025–26 年同规格地段的近期成交，视街段与屋况约在 RM360,000 至 RM608,000 之间。
- The honest catch: 12.0% on RM279 psf is about RM33 per square foot. On a 1,539 sq ft terrace that is roughly RM51,000 of movement — real money, but not the same story the percentage tells. And recorded volume fell from 279 transactions in 2023 to 61 in 2025. A thin market moves fast in both directions. 诚实提醒：在 RM279 每尺上涨 12.0%，绝对值约 每尺 RM33。换算到一栋 1,539 尺的排屋，大约是 RM51,000 的变动 —— 是实实在在的钱，但和那个百分比讲的故事不是同一个。而且登记成交量已从 2023 年的 279 笔跌到 2025 年的 61 笔。薄的市场，两个方向都跑得快。
A 1980s township that never went quiet一个从没冷清过的 1980 年代市镇
Most estates of this vintage in Johor Bahru emptied out as the new townships opened. This one did not — the shophouse rows, the wet market, the bus terminal and the Saturday night market kept the footfall. That is the single most important thing to understand before you look at the price. 新山同年代的多数社区，在新市镇陆续开盘后就空掉了。这一个没有 —— 店屋街、巴刹、巴士总站与周六夜市把人流留住了。在你看价格之前，这是最需要先理解的一件事。
Four buyers, and only two of them should be here四种买家，只有两种适合这里
The transaction record makes the buyer profile unusually legible. A market where the top type is a RM140,000 low-cost flat and the deepest landed pool is a RM480,000 single-storey terrace is not a market for everybody, and pretending otherwise wastes your Saturday.成交纪录把这里的买家画像写得异常清楚。一个成交最多的产品是 RM140,000 低成本组屋、有地市场最厚的一层是 RM480,000 单层排屋的地方，不是给所有人的。假装它是，只会浪费你一个周六。
The first landed home第一间有地住宅
Renting a flat, wants a title, a gate and a car porch, and cannot reach RM610,000 for Bukit Indah. A RM480,000 single-storey terrace on a freehold 1,539 sq ft lot with shops in walking distance is a genuinely rational answer to that problem.现在租组屋，想要一份地契、一道铁门、一个车棚，但拿不出 RM610,000 去买 Bukit Indah。一栋 RM480,000、1,539 平方尺永久地契、走路就到商店街的单层排屋，是这个问题真正合理的答案。
The industrial-belt landlord工业带房东
Pulai light industry sits two kilometres away, Tampoi industrial seven, Senai Airport City about ten. UTM’s main campus is five. That is a deep, unglamorous tenant pool of technicians, teachers, nurses and students that has been there for forty years.Pulai 轻工业区在两公里外，Tampoi 工业区七公里，Senai Airport City 约十公里，UTM 主校区五公里。这是一个不光鲜但很厚的租客池 —— 技术员、教师、护士、学生 —— 已经存在四十年了。
The momentum buyer追涨买家
Saw +12.0% and started scrolling. Read section 09 first. The same twelve-area dataset that produces that headline has a correlation of only −0.24 between price level and growth, and two clean counter-examples inside it.看到 +12.0% 就开始翻房源。请先读第 09 节。产生这个标题的同一组十二区数据，价格水平与涨幅之间的相关系数只有 −0.24，而且里面有两个漂亮的反例。
The foreign buyer外籍买家
Johor’s floor is RM2 million for landed and RM1 million for strata. The highest recorded type median here is RM920,000. Nothing in the record clears either line. We would rather say that on the first screen than after a viewing.柔佛的门槛是有地 RM200 万、分层 RM100 万。这里最高的屋型登记中位价是 RM920,000 —— 纪录里没有一项跨得过任何一条线。与其等你看完房再说，我们宁可在第一屏讲清楚。
A Saturday in TUTATUTA 的一个星期六
The reason this estate held its value is not architectural. It is that the shops never left, and one night a week the whole place turns into a market.这个社区守住价值的原因不在建筑，而在于商店从来没有搬走 —— 而且每周有一晚，整个地方变成一个市集。
The daily wet market next to the bus terminal, and the kopitiam rows on Jalan Pendekar and Jalan Nakhoda. This is a walk, not a drive — which in a 1980s Johor estate is worth more than it sounds.巴士总站旁的日常巴刹，以及 Jalan Pendekar 与 Jalan Nakhoda 的咖啡店街。这是走过去，不是开过去 —— 在一个 1980 年代的柔佛社区里，这一点比听起来值钱。
School run to SK or SMK Taman Tun Aminah on Jalan Pahlawan 4, or to SJK(C) Kuo Kuang 1 and SJK(T) Taman Tun Aminah. All inside the estate. No highway, no toll, no forty-minute crawl.送孩子到 Jalan Pahlawan 4 的 SK 或 SMK Taman Tun Aminah，或到国光一校 SJK(C) Kuo Kuang 1 与淡米尔小学 SJK(T) Taman Tun Aminah。全部在社区内 —— 不用上高速、不缴过路费、不塞四十分钟。
Sutera Mall is 1.1 km, Tasek Central 皇后广场 1.0 km, Skudai Parade 2.3 km, Paradigm Mall 2.7 km. Four malls inside a three-kilometre radius is unusual for an estate at this price.Sutera Mall 1.1 公里、Tasek Central 皇后广场 1.0 公里、Skudai Parade 2.3 公里、Paradigm Mall 2.7 公里。三公里半径内四座商场 —— 对这个价位的社区来说不常见。
The mini stadium, the public pool and the community hall, all built into the original 1980s layout with the field the developer called the Promenade. Aging, still used, and free.小型体育场、公共泳池与社区礼堂，都在 1980 年代的原始规划里，还有发展商称为 Promenade 的那片草场。设施老了，还在用，而且免费。
The Saturday night market — the TUTA pasar malam is one of the larger ones in this half of Johor Bahru and is the thing people from outside the estate actually drive here for.周六夜市 —— TUTA 的巴刹马兰是新山这半边规模较大的夜市之一，也是外区的人真的会开车过来的理由。
And the honest half: shophouses back onto houses, so the noise, the parking and the kitchen exhaust are all closer than they would be in a gated scheme. Walk your shortlisted street on a Saturday night, not a Tuesday morning.以及诚实的另一半：店屋的背面就贴着住宅，所以噪音、停车与厨房排烟都比门禁社区近得多。请挑周六晚上去走你锁定的那条街，不要挑星期二早上。
Thirteen kilometres from everything, and close to nothing离每一个地方都十三公里，也离每一个地方都不近
Measure it on a map and the coincidence is almost comic. From the centre of Taman Ungku Tun Aminah it is 13.4 km straight-line to the Causeway checkpoint at Bangunan Sultan Iskandar, 13.6 km to the Second Link checkpoint at Gelang Patah, 13.4 km to Senai International Airport and 13.1 km to Johor Bahru city centre. Wikipedia describes Skudai itself as about 13 km northwest of the JB central business district, which lines up. 在地图上量一遍，这个巧合近乎滑稽。从 Taman Ungku Tun Aminah 的中心算起，直线距离到 Bangunan Sultan Iskandar 的长堤关卡 13.4 公里、到 Gelang Patah 的第二通道关卡 13.6 公里、到 Senai 国际机场 13.4 公里、到新山市中心 13.1 公里。维基百科形容士古来本身位于新山中央商务区西北约 13 公里 —— 对得上。
The practical meaning: you have a choice of crossing, which most Johor Bahru addresses do not. The cost of that choice is that neither crossing is a ten-minute hop, and both routes funnel through the same congested corridor at peak.实际意义是：你有 两个关卡可选 —— 这是多数新山门牌没有的。代价是两个关卡都不是十分钟车程，而且尖峰时段两条路线都得挤同一条走廊。
| Destination目的地 | Straight line直线距离 | Drive车程 |
|---|---|---|
| Tasek Central 皇后广场 | 1.0 km | 3–6 min |
| Sutera Mall | 1.1 km | 4–8 min |
| Pulai light industrial areaPulai 轻工业区 | 2.1 km | 5–10 min |
| Skudai Parade | 2.3 km | 6–12 min |
| Paradigm Mall Johor Bahru | 2.7 km | 7–15 min |
| Southern University College | 2.7 km | 7–14 min |
| AEON Mall Taman Universiti | 4.4 km | 10–18 min |
| Universiti Teknologi Malaysia (UTM) | 5.0 km | 10–20 min |
| Columbia Asia Hospital Iskandar Puteri | 5.4 km | 12–22 min |
| Tampoi industrial areaTampoi 工业区 | 7.3 km | 15–30 min |
| KPJ Puteri Specialist Hospital | 9.6 km | 20–35 min |
| Hospital Sultanah Aminah | 11.6 km | 25–45 min |
| JB city centre / Causeway CIQ / RTS Bukit Chagar | 13.1–13.4 km | 25–45 min |
| Senai International Airport | 13.4 km | 20–35 min |
| Tuas Second Link CIQ 二关 | 13.6 km | 25–40 min |
Everything you need, none of it new你需要的全都有，只是没有一样是新的
The amenity list below is taken from OpenStreetMap features inside and immediately around the estate boundary, not from a brochure. It is dense, and it is forty years old.下面这份生活机能清单，取自社区边界内与紧邻范围的 OpenStreetMap 图资，不是宣传册。它很密，而且四十岁了。
Roads & buses道路与巴士
The estate sits off Jalan Gelang Patah–Skudai (J4) with Lebuhraya Skudai (FT1) as the trunk route into the city and Jalan Kempas Lama (J105) running the other way. All three are named in the state’s road programme. The Tun Aminah junction is one of the priority upgrades announced under the RM1.28 billion pre-RTS road package. 社区位于 Jalan Gelang Patah–Skudai（J4） 旁，进城主干道是 Lebuhraya Skudai（FT1），另一方向是 Jalan Kempas Lama（J105）。三条路都出现在州政府的道路计划里，而 Tun Aminah 交界处 正是那份 RM12.8 亿 RTS 前置道路配套中点名的优先升级项目之一。
Schools学校便利
For a national-stream family this is close to a best case: national, Chinese-medium and Tamil-medium primaries plus a secondary school, all inside walking or five-minute driving distance. For a family that wants an international curriculum, it is the opposite — the nearest cluster is EduCity, on the far side of Iskandar Puteri. 对走国民教育体系的家庭，这几乎是最佳情况：国小、华小、淡米尔小学加一所国中，全部在步行或五分钟车程内。对想要国际课程的家庭，情况恰好相反 —— 最近的国际学校群在 Iskandar Puteri 另一端的 EduCity。
Medical, banks & retail医疗、银行与零售
Inside the estate OpenStreetMap records eight GP and polyclinic entries, six pharmacies including Guardian and Watsons, seven bank branches — AmBank, CIMB, OCBC, Public Bank, RHB and Alliance Islamic — and a police station, Balai Polis Taman Ungku Tun Aminah. What it does not have is a hospital. The nearest private specialist hospital is Columbia Asia Iskandar Puteri at 5.4 km; the nearest government general hospital is Hospital Sultanah Aminah at 11.6 km. 在社区范围内，OpenStreetMap 记录到八家诊所与综合诊疗所、六家药房（含 Guardian 与 Watsons）、七家银行分行（AmBank、CIMB、OCBC、Public Bank、RHB、Alliance Islamic），以及一间警察局 Balai Polis Taman Ungku Tun Aminah。没有的是医院：最近的私立专科医院是 5.4 公里外的 Columbia Asia Iskandar Puteri，最近的政府综合医院是 11.6 公里外的 Hospital Sultanah Aminah。
Cheap places are catching up. Understand what they are catching up on.便宜的地方正在补涨 —— 但要看懂它补的是什么
This is the argument the whole page is built around, so we will state both halves of it plainly and let you decide which one you believe. 整页都建立在这个论点上，所以我们把两半都直说，让你自己决定相信哪一个。
Low-priced stock has the most elasticity when the whole city re-rates当整座城市重新定价时，低价存量的弹性最大
Johor Bahru has been re-rated by the Johor–Singapore Special Economic Zone, signed 7 January 2025, and by the RTS Link, targeted to open in 2027. When a city-wide bid arrives, the constraint is affordability, not desirability — and buyers priced out of RM610,000 Bukit Indah move down the ladder rather than out of the market. In mukim Pulai the five addresses under RM330 psf averaged +9.2% over twelve months; the seven at or above RM330 psf averaged +5.6%. That gap is real and it is in the direction the theory predicts. 新山正被两件事重新定价：2025 年 1 月 7 日签署的柔新经济特区（JS-SEZ），以及预定 2027 年通车的 RTS。当全城性的买盘涌进来，限制条件是负担能力，不是意愿 —— 被 RM610,000 的 Bukit Indah 挤出去的买家，会沿着阶梯往下走，而不是退出市场。在 Pulai 县，每尺低于 RM330 的五个区，十二个月平均涨 +9.2%；每尺 RM330 以上的七个区，平均涨 +5.6%。这个差距是真的，方向也和理论一致。
Percentages flatter small numbers, and last year does not extend百分比会美化小数字，而去年不会自动延长
Run the correlation across all twelve Pulai addresses and it is only −0.24, meaning price level explains about 6% of the variance in growth. The dataset contains two clean counter-examples: Horizon Hill at RM498 psf grew 10.5%, and Taman Perling at RM288 psf fell 0.8%. Meanwhile the absolute arithmetic is unforgiving — 12.0% on RM279 psf is RM33 per square foot. Bukit Indah’s dull-looking 2.6% on RM448 is RM12. The gap in money is nothing like the gap in percent. 把十二个 Pulai 区一起跑相关系数，结果只有 −0.24，也就是价格水平只解释了涨幅变异的约 6%。这组数据里有两个漂亮的反例：每尺 RM498 的 Horizon Hill 涨了 10.5%，每尺 RM288 的 Taman Perling 跌了 0.8%。同时，绝对值的算术不留情面 —— 在 RM279 每尺上的 12.0%，是 每尺 RM33；Bukit Indah 那个看起来很闷的 2.6%，在 RM448 上是 RM12。金额上的差距，完全不是百分比上的差距。
Freehold, and the title is clean永久地契，产权干净
Taman Ungku Tun Aminah is a freehold township. At a RM480,000 entry that is unusual — most Johor Bahru stock at this price is leasehold or low-cost strata. Freehold removes the lease-decay discount that eats resale value in the second half of a leasehold’s life. Taman Ungku Tun Aminah 是 永久地契 市镇。在 RM480,000 的入场价上，这不常见 —— 新山这个价位的多数存量是租赁地契或低成本分层。永久地契去掉了「地契年限折价」，那正是租赁产权后半段吃掉转售价值的东西。
A commercial spine that never emptied从没空掉的商业中轴
Commercial property here trades at a median of RM1,094,500 and RM687 psf across 156 records — more than double the residential psf. Shophouses that expensive do not sit in a dead township. The 107 double-storey shop and 39 three-storey shop transactions are the market pricing in forty years of continuous footfall. 这里的商业产权在 156 笔纪录上的中位价是 RM1,094,500、每尺 RM687 —— 是住宅每尺价的两倍多。这么贵的店屋不会座落在一个死掉的市镇里。107 笔双层店屋 与 39 笔三层店屋 的成交，是市场把四十年不间断的人流定进了价格。
Two crossings, not one两个关卡，不是一个
Causeway 13.4 km, Second Link 13.6 km. Almost no Johor Bahru address is genuinely equidistant from both. When one checkpoint jams, you have an alternative — which is worth real money to a daily commuter and is not priced into a RM299 psf terrace. 长堤 13.4 公里，第二通道 13.6 公里。几乎没有哪个新山门牌是真正对两个关卡等距的。当一个关卡塞死时，你有替代路线 —— 这对每天通勤的人是实实在在的钱，而它并没有被算进一栋每尺 RM299 的排屋里。
RM1.28 billion of road spending aimed at your junctionRM12.8 亿道路预算，对准你家的交界处
The Johor state government has named the Tun Aminah junction, Jalan Kempas Lama and the Perling interchange as priority upgrades in the Skudai corridor, inside a package of more than RM1.28 billion targeted for completion in 2026 and 2027 ahead of the RTS. A six-kilometre weekday contraflow lane on Jalan Skudai is being trialled from 5.30am to 9am. 柔佛州政府已把 Tun Aminah 交界处、Jalan Kempas Lama 与 Perling 交汇处 列为士古来走廊的优先升级项目，纳入一个总额超过 RM12.8 亿、目标 2026 与 2027 年在 RTS 通车前完工的配套。Jalan Skudai 上一条六公里的平日逆向车道也在试行，时段为清晨 5:30 至 9:00。
A tenant pool that predates the hype比这波热度更早存在的租客池
UTM’s main campus is 5.0 km away — the Wikipedia entry for neighbouring Taman Universiti puts UTM at around 30,000 students. Pulai light industry is 2.1 km, Tampoi industrial 7.3 km, Senai Airport City about 9.6 km, Southern University College 2.7 km. None of that depends on the SEZ narrative holding. UTM 主校区在 5.0 公里 外 —— 邻区 Taman Universiti 的维基条目记载 UTM 约有 30,000 名学生。Pulai 轻工业区 2.1 公里，Tampoi 工业区 7.3 公里，Senai Airport City 约 9.6 公里，南方大学学院 2.7 公里。这些都不需要「经济特区叙事」成立才存在。
You are buying land, not built-up你买的是土地，不是建筑面积
The dominant lot here is 1,539 sq ft and the dominant product a single-storey terrace, so a large share of what you pay for is land rather than structure. That is why the single-storey semi-detached houses record RM210 psf against the cluster houses’ RM400 — bigger land, older building, lower psf. Read psf here as a land signal, not a quality signal. 这里的主流地段是 1,539 平方尺，主流产品是单层排屋 —— 所以你付的钱里，土地占的比重远大于建筑。这也是为什么单层半独立式的登记每尺价是 RM210，而 Cluster 田字屋是 RM400：地更大、房子更旧、每尺就更低。在这里，每尺价要读成土地讯号，不是品质讯号。
So: should you buy here?所以，你到底该不该在这里买？
✓ Buy here if这些情况适合买
✕ Do not buy here if这些情况不适合买
There are no phases here. There are street families.这里没有期数，只有街道家族
A 1980s Tasek Maju township was not sold in numbered phases, so the way locals and NAPIC records both navigate it is by street name. Every residential road here carries a Malay court or warrior title — Perwira, Nakhoda, Bentara, Pahlawan, Pendekar, Hulubalang, Temenggong, Shahbandar, Hang Tuah — and the number after it is your precinct. The panoramas below are Google Street View at coordinates we verified individually; the address on each caption is the one Google’s own place card returns. 1980 年代的 Tasek Maju 市镇不是按编号期数销售的，所以当地人与 NAPIC 纪录都用街名来定位。这里每一条住宅街都冠上马来宫廷或武士称号 —— Perwira、Nakhoda、Bentara、Pahlawan、Pendekar、Hulubalang、Temenggong、Shahbandar、Hang Tuah —— 后面那个号码就是你的分区。下面的全景是逐个坐标验证过的 Google 街景，图说上的门牌是 Google 自己的地点卡回传的。
| Street family街道家族 | Appears in recent records出现在近期成交纪录 | What it means名字的意思 | Street View verified街景已验证 |
|---|---|---|---|
| Jalan Perwira 1–19 | Yes — Perwira 8, 11, 12, 14, 15, 16有 —— Perwira 8、11、12、14、15、16 | “Warrior”「勇士」 | ✓ ✓ |
| Jalan Bentara 2–21 | Yes — Bentara 2, 9, 10, 12, 13, 15, 16, 19, 21有 —— Bentara 2、9、10、12、13、15、16、19、21 | “Herald” or court officer「宫廷传令官」 | ✓ |
| Jalan Nakhoda 3–19 | Yes — Nakhoda 14, 16, 18, 19有 —— Nakhoda 14、16、18、19 | “Ship captain”「船长」 | ✓ |
| Jalan Pahlawan 2–17 | Yes — Pahlawan 2, 3, 8, 12, 13, 15有 —— Pahlawan 2、3、8、12、13、15 | “Champion”. SK and SMK Taman Tun Aminah sit on Pahlawan 4.「勇者」。SK 与 SMK Taman Tun Aminah 就在 Pahlawan 4。 | ✓ |
| Jalan Pendekar 1–20 | Yes — Pendekar 3, 4, 8, 18, 19, 20有 —— Pendekar 3、4、8、18、19、20 | “Martial artist”. Pendekar 1 is a bus route stop.「武师」。Pendekar 1 是巴士路线停靠点。 | photographed有实拍照 |
| Jalan Hulubalang 1–10 | Yes — Hulubalang 1, 3, 5, 10有 —— Hulubalang 1、3、5、10 | “Chieftain’s guard”「酋长卫队」 | — |
| Jalan Temenggong 4–8 | Yes — Temenggong 4, 8有 —— Temenggong 4、8 | A senior Johor court title柔佛宫廷高阶官衔 | — |
| Jalan Shahbandar | Yes — Shahbandar 4有 —— Shahbandar 4 | “Harbourmaster”「港务官」 | — |
| Jalan Hang Tuah 1 | Not in the sample we read我们读到的样本中未出现 | Johor’s most famous warrior name柔佛最著名的武士之名 | ✓ |
One estate, a three-times price range一个社区，三倍的价格跨度
Every number in this section is a recorded NAPIC median for that specific property type in this specific area, not an estimate. The spread between the cheapest landed type and the most expensive is almost exactly three times — which is why an area-wide median tells you very little on its own. 这一节的每一个数字，都是 NAPIC 对「这个区、这个屋型」的登记中位价，不是估算。最便宜与最贵的有地屋型之间几乎正好差三倍 —— 这正是为什么一个全区中位价本身几乎什么都没告诉你。
Single-storey terrace单层排屋
Double-storey terrace双层排屋
Low-cost house低成本排屋
Single-storey semi-detached单层半独立式
Cluster houseCluster 田字屋
Low-cost flat低成本组屋
Twelve addresses, one apparent law, and the correlation that breaks it十二个区，一条看似成立的定律，和一个打破它的相关系数
The line slopes down. It just does not slope down very much.这条线是往下斜的。只是斜得没那么厉害。
Each circle is one address; the circle grows with recorded transaction count. The dashed gold line is the least-squares fit through all twelve points. 每一个圆是一个区，圆越大代表登记成交笔数越多。金色虚线是穿过全部十二个点的最小平方拟合线。
Group averages: the cheap half did run harder分组平均：便宜的那一半确实跑得更凶
Split at RM330 psf and the gap is 3.6 percentage points — not nothing. The five cheap addresses are Taman Universiti, Taman Ungku Tun Aminah, Taman Perling, Bandar Selesa Jaya and Taman Skudai Baru. Four of the five are in Skudai. If you believe the catch-up story, this is the chart that supports it. 以每尺 RM330 为界切开，差距是 3.6 个百分点 —— 不是零。那五个便宜的区是 Taman Universiti、Taman Ungku Tun Aminah、Taman Perling、Bandar Selesa Jaya 与 Taman Skudai Baru，其中四个都在士古来。如果你相信补涨论，支持它的就是这张图。
Correlation −0.24. Price level explains about 6% of growth.相关系数 −0.24。价格水平只解释约 6% 的涨幅。
Pearson correlation across all twelve points is −0.24, so r-squared is 0.057. Two points break the pattern outright: Horizon Hill is the second most expensive address in the set and grew 10.5%, while Taman Perling is the second cheapest and fell 0.8%. Whatever is driving these numbers, it is mostly not the price level. 全部十二个点的皮尔森相关系数是 −0.24，决定系数 r² 因此是 0.057。有两个点直接打破了这个规律：Horizon Hill 是这组里第二贵的区，却涨了 10.5%；Taman Perling 是第二便宜的，却跌了 0.8%。不论是什么在驱动这些数字，主要都不是价格水平。
| Address, mukim Pulai区域，Pulai 县 | Records成交笔数 | Median price中位价 | Median psf中位每尺 | 12-month psf change每尺 12 个月变化 | …in ringgit per sq ft…换算成每尺金额 |
|---|---|---|---|---|---|
| Bandar Selesa Jaya | 573 | RM290,000 | RM290 | +16.9% | +42 |
| Taman Ungku Tun Aminah | 905 | RM465,000 | RM312 | +12.0% | +33 |
| Horizon Hill | 1,024 | RM1,080,000 | RM498 | +10.5% | +47 |
| Taman Mutiara Rini | 869 | RM620,000 | RM371 | +9.8% | +33 |
| Taman Universiti | 905 | RM400,000 | RM292 | +9.6% | +26 |
| Taman Pulai Mutiara 2 | 857 | RM489,000 | RM371 | +9.0% | +31 |
| Taman Skudai Baru | 566 | RM400,000 | RM325 | +8.5% | +25 |
| Taman Tampoi Indah | 417 | RM360,000 | RM357 | +7.7% | +26 |
| Taman Pulai Mutiara | 577 | RM520,000 | RM401 | +3.6% | +14 |
| Taman Bukit Indah | 1,798 | RM610,000 | RM460 | +2.6% | +12 |
| Taman Perling | 711 | RM480,000 | RM288 | -0.8% | -2 |
| Laman Setia | 411 | RM640,000 | RM394 | -4.3% | -18 |
Recorded medians, by type, with nothing invented分屋型的登记中位价，没有一个数字是编的
Area-wide: 905 records, median RM465,000 at RM311 psf. Residential only: 749 records, median RM385,000 at RM299 psf. Commercial: 156 records, median RM1,094,500 at RM687 psf. Every row below is that specific type’s own recorded median and its own recorded 25th-to-75th percentile band. 全区：905 笔，中位 RM465,000、每尺 RM311。只看住宅：749 笔，中位 RM385,000、每尺 RM299。商业：156 笔，中位 RM1,094,500、每尺 RM687。下表每一行都是该屋型自己的登记中位价，以及它自己的第 25 至 75 百分位区间。
| Type屋型 | Records笔数 | Median中位价 | Median psf中位每尺 | Core band (P25–P75)核心区间（P25–P75） | Foreign buyer?外籍可买？ |
|---|---|---|---|---|---|
| Low-cost house低成本排屋 | 60 | RM310,000 | RM287 | RM257,000 – 363,000 | No不可 |
| Single-storey terrace单层排屋 | 251 | RM480,000 | RM299 | RM405,000 – 555,000 | No不可 |
| Double-storey terrace双层排屋 | 89 | RM650,000 | RM401 | RM536,000 – 764,000 | No不可 |
| Single-storey semi-detached单层半独立式 | 26 | RM725,500 | RM210 | RM715,000 – 731,000 | No不可 |
| Cluster houseCluster 田字屋 | 25 | RM920,000 | RM400 | RM821,000 – 1,020,000 | No不可 |
| Double-storey semi-detached双层半独立式 | 4 | Four records only — too few to publish a median. Ask for the individual records.只有四笔纪录 —— 太少，不适合公布中位数。请索取逐笔纪录。 | No不可 | ||
| Low-cost flat (strata)低成本组屋 （分层） | 291 | RM140,000 | RM283 | RM114,000 – 166,000 | No不可 |
| Double-storey shop (commercial)双层店屋 （商业） | 107 | Commercial median across all 156 records: RM1,094,500 at RM687 psf全部 156 笔商业成交的中位：RM1,094,500、每尺 RM687 | Different rules apply适用不同规定 | Ask另议 | |
| Three-storey shop (commercial)三层店屋 （商业） | 39 | Commercial psf is more than double residential psf here.这里的商业每尺价，是住宅每尺价的两倍以上。 | Different rules apply适用不同规定 | Ask另议 | |
| All types, area median全类型，全区中位 | 905 | RM465,000 | RM311 | RM194,000 – 736,000 typical range典型市场区间 RM194,000 – 736,000 | No不可 |
What the standard 1,539 sq ft lot actually traded at, 2025–261,539 平方尺标准地段在 2025–26 年的实际成交
Because a single lot size dominates this estate, the single-storey terrace market is unusually easy to read. These are individual recorded sales on the standard lot, by street, taken from the published NAPIC record. 因为这个社区被单一地段尺寸主导，单层排屋市场异常好读。以下是标准地段的逐笔登记成交，按街道列出，取自公开的 NAPIC 纪录。
| Street街道 | Recorded price登记成交价 | psf每尺 | Lot地段 | Date日期 |
|---|---|---|---|---|
| Jalan Pendekar 18 | RM600,000 | RM390 | 1,539 sq ft | Jan 2026 |
| Jalan Perwira 16 | RM580,000 | RM377 | 1,539 sq ft | Jan 2026 |
| Jalan Pahlawan 2 | RM513,000 | RM333 | 1,539 sq ft | Jan 2026 |
| Jalan Perwira 12 | RM500,000 | RM325 | 1,539 sq ft | Jan 2026 |
| Jalan Bentara 19 | RM360,000 | RM234 | 1,539 sq ft | Jan 2026 |
| Jalan Bentara 15 | RM608,000 | RM395 | 1,539 sq ft | Apr 2025 |
| Jalan Nakhoda 16 | RM600,000 | RM390 | 1,539 sq ft | Jul 2025 |
| Jalan Perwira 11 | RM550,000 | RM357 | 1,539 sq ft | Oct 2025 |
| Jalan Shahbandar 4 | RM490,000 | RM318 | 1,539 sq ft | Aug 2025 |
| Jalan Bentara 13 | RM400,000 | RM260 | 1,539 sq ft | Aug 2025 |
| Bigger lot, for contrast对照：大地段 | RM760,000 | RM268 | 2,831 sq ft · Jalan Nakhoda 14 | Aug 2025 |
Five years of residential price per square foot住宅每尺价的五年轨迹
Source: NAPIC (JPPH) registered transaction records published by List.my. Records lag roughly six months, and 2026 is a partial year.来源：NAPIC（JPPH）登记成交纪录，经 List.my 发布。资料约滞后半年，2026 年为不完整年度。
Read the volume bar before you read the price line先看笔数，再看价格线
Residential price per square foot has risen every single year since 2021, from RM266 to RM361 — a genuinely consistent trend, and a stronger one than the twelve-month headline suggests. But look at the transaction counts underneath: 43, 233, 279, 262, 61, 27. The 2025 and 2026 figures are small enough that a handful of unusual sales would move them. Trend, yes. Precision, no. 住宅每尺价自 2021 年起逐年上升，从 RM266 到 RM361 —— 这是一条真正持续的趋势线，而且比那个十二个月的标题更有说服力。但请看下面的成交笔数：43、233、279、262、61、27。2025 与 2026 的数字小到只要几笔异常成交就会推动它。有趋势，但没有精度。
Residential price per square foot, year by year住宅每尺价 · 逐年
Median psf is used here rather than median price, because median price moves with whatever mix of house types happened to sell that year — and in this area that mix swings between a RM140,000 low-cost flat and a RM920,000 cluster house. Price per square foot is the closer thing to a like-for-like comparison. Figures below each point are the number of recorded transactions; years with fewer than 10 are left out.这里用的是中位每尺价，不是中位成交价 —— 中位成交价会随当年恰好成交的屋型组合起伏，而在这个区，那个组合在 RM140,000 的低成本组屋与 RM920,000 的 Cluster 田字屋之间摆荡。每尺价才比较接近同类相比。每个点下方是该年登记成交笔数；少于 10 笔的年份不列入。
PRICE_INDEX 阵列加一行，格式 {q:"2026 Q1", median:372, n:9}（median 填每尺价，不是总价；n 填笔数）。更进一步：这个区最值得分开记的是「1,539 尺标准地段的单层排屋」这一条线 —— 它占了 251 笔成交，而且规格几乎完全一致，是全新山最干净的一条价格指数。💡 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 short answer: you cannot buy here直接的答案：你在这里买不了
Johor bars non-citizens from landed residential property below RM2 million and from strata below RM1 million. The highest recorded type median in Taman Ungku Tun Aminah is RM920,000, for a cluster house. Nothing in this estate clears either line, and nothing legal gets around it. We would rather you read that here than hear it from a lawyer three weeks into a deal. 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 Ungku Tun Aminah 登记的最高屋型中位价是 Cluster 田字屋的 RM920,000 —— 这个社区没有任何一项跨得过任何一条线，也没有任何合法方式能绕过去。与其在交易进行三周后由律师告诉你，我们宁可你在这里读到。
Monthly repayment每月供款
Defaults set to RM480,000 — the recorded median for a single-storey terrace, the deepest market in this estate.预设值为 RM480,000 —— 单层排屋的登记中位价，也是这个社区最厚的一层市场。
And how much cash do I need up front?那我到底要准备多少现金？
Default set to RM480,000. If you are a first-time buyer, note that homes up to RM500,000 are exempt from transfer stamp duty in 2026 and 2027 — which covers the median single-storey terrace here with RM20,000 to spare.预设 RM480,000。如果你是首购族，请注意 RM500,000 以下的住宅在 2026 与 2027 年免转让印花税 —— 而这里单层排屋的中位价，刚好还有 RM20,000 的余裕落在门槛内。
Johor’s minimum purchase price for non-citizens is RM2 million for landed property and RM1 million for strata. The highest recorded type median in Taman Ungku Tun Aminah is RM920,000. Every landed type here sits below both lines, so the transaction cannot proceed regardless of the duties below. For reference, the costs that would apply above the threshold are 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 processing of one to three months, and foreign lending generally capped at 60–70% LTV. 柔佛对非公民设定的最低购买价为有地 RM200 万、分层 RM100 万。Taman Ungku Tun Aminah 登记的最高屋型中位价是 RM920,000 —— 这里每一种有地屋型都低于两条线，所以不论下方的税费如何，交易都无法成立。作为参考，若价格跨过门槛，适用的成本为：自 2026 年 1 月 1 日起 统一 8% 的转让印花税、柔佛州同意书费 估价的 3%、最低 RM30,000、同意书审批 一至三个月，以及外籍贷款成数一般上限 60–70%。
Tell me your budget and passport and I will send you the Johor addresses you can actually buy. 把预算与护照告诉我，我把你真正买得了的柔佛门牌发给你。
Tell me the street, and I will send you what it actually transacts at.告诉我哪条街，我把那条街真实的成交价发给你。
In this estate the street matters more than the type. Same lot, same year, RM360,000 to RM608,000.在这个社区，街道比屋型更重要。同样的地段、同一年，从 RM360,000 到 RM608,000。
A working township with a forty-year-old body一个还在运作、但已经四十岁的市镇
✓ Strengths优势
- Freehold at RM480,000. Very little landed stock in Johor Bahru is freehold at this price. That removes the lease-decay discount that erodes resale value elsewhere.RM480,000 的永久地契。新山这个价位的有地存量，很少是永久地契。这去掉了在别处侵蚀转售价值的「地契年限折价」。
- Six schools inside the estate — national, Chinese-medium, Tamil-medium and a secondary school, plus UTM at 5 km and Southern University College at 2.7 km.社区内六所学校 —— 国小、华小、淡米尔小学与一所国中，另有 5 公里的 UTM 与 2.7 公里的南方大学学院。
- Genuinely walkable. Wet market, bus terminal, banks, pharmacies, clinics and a police station inside the estate. Four malls within 3 km. That is unusual density for this price band.真的可以走路。巴刹、巴士总站、银行、药房、诊所与警察局都在社区内，三公里内四座商场。以这个价格带来说，这样的密度不常见。
- A choice of border crossing. Causeway 13.4 km, Second Link 13.6 km — almost exactly equidistant. Most Johor Bahru addresses are committed to one.过境关卡二选一。长堤 13.4 公里、第二通道 13.6 公里，几乎等距。多数新山门牌只能绑定其中一个。
- Residential psf has risen every year since 2021, RM266 to RM361 — up 35.7% over five years, which is a steadier signal than any single twelve-month figure.住宅每尺价自 2021 年起逐年上升，从 RM266 到 RM361 —— 五年 +35.7%，这比任何单一的十二个月数字都更稳定。
△ Things to weigh需要权衡的
- The houses are from the 1980s. Budget for rewiring, plumbing, roof and often a full kitchen and bathroom rebuild. On this estate the renovation is not optional decoration — it is part of the purchase price, and it is why the same lot trades from RM360,000 to RM608,000.房子是 1980 年代的。请把重新布线、水管、屋顶，以及往往是整套厨房与浴室的重建编进预算。在这个社区，翻新不是可有可无的装修，而是购买成本的一部分 —— 这也正是同一个地段会从 RM360,000 卖到 RM608,000 的原因。
- Jalan Skudai at peak is genuinely bad. The state government has counted 77 congestion hotspots in Greater Johor Bahru and named the Tun Aminah junction among the priority fixes. A weekday contraflow lane is only being trialled. Do the drive before you buy, at the hour you would do it.尖峰时段的 Jalan Skudai 是真的糟。州政府在大新山一共点出 77 个塞车热点，Tun Aminah 交界处名列优先整治项目。平日逆向车道目前只是试行。买之前请自己在你真正会出门的时段跑一趟。
- Not gated, not guarded, and the shops are close. Shophouse rows back onto residential streets, which is exactly why the place is convenient and exactly why it is noisy. Parking, kitchen exhaust and Saturday-night crowds all come with the address.没有门禁、没有保安，而且商店很近。店屋街的背面就是住宅街 —— 这正是它便利的原因，也正是它吵的原因。停车、厨房排烟与周六晚的人潮，都是这个门牌的一部分。
- Transaction volume has thinned sharply. 279 recorded sales in 2023, 262 in 2024, 61 in 2025. Fewer comparables means slower price discovery and a longer marketing period when you sell. Combined with 30% RPGT in years one to three, this is not an address for a short hold.成交量大幅变薄。2023 年 279 笔、2024 年 262 笔、2025 年 61 笔。可比案例更少，意味着价格发现更慢、你卖的时候销售期更长。再加上第 1 至 3 年 30% 的产业盈利税，这不是一个适合短持有的门牌。
- No international school, no hospital, no MRT. The nearest international schools are at EduCity, 30 to 45 minutes away; the nearest specialist hospital is 5.4 km; RTS Bukit Chagar is 13 km and not open until 2027. If any of those three is a requirement, this is not your estate.没有国际学校、没有医院、没有轨道交通。最近的国际学校在 30 至 45 分钟外的 EduCity；最近的专科医院 5.4 公里；RTS Bukit Chagar 13 公里，且要到 2027 年才通车。这三项里只要有一项是你的硬需求，这里就不是你的社区。
Taman Ungku Tun Aminah FAQTaman Ungku Tun Aminah 常见问题
How much does a house in Taman Ungku Tun Aminah cost?Taman Ungku Tun Aminah 的房子多少钱？
NAPIC recorded 905 subsale transactions in Taman Ungku Tun Aminah between 2021 and 2026, at an all-property median of RM465,000 and RM311 per square foot. Residential-only transactions record a median of RM385,000 at RM299 per square foot. By type, the recorded medians are RM140,000 for a low-cost flat, RM310,000 for a low-cost house, RM480,000 for a single-storey terrace, RM650,000 for a double-storey terrace, RM725,500 for a single-storey semi-detached house and RM920,000 for a cluster house. NAPIC 在 2021 至 2026 年间记录了 Taman Ungku Tun Aminah 的 905 笔二手成交，全类型中位价 RM465,000、每平方尺 RM311。只看住宅，中位价为 RM385,000、每尺 RM299。分屋型的登记中位价为：低成本组屋 RM140,000、低成本排屋 RM310,000、单层排屋 RM480,000、双层排屋 RM650,000、单层半独立式 RM725,500、Cluster 田字屋 RM920,000。
Why did prices in Taman Ungku Tun Aminah rise 12 per cent in a year?为什么 Taman Ungku Tun Aminah 一年涨了 12%？
Median price per square foot in Taman Ungku Tun Aminah rose 12.0 per cent over the twelve months to the latest NAPIC reading, from about RM279 to RM312. Two readings of that are honest at the same time. The first is catch-up: this is one of the cheapest large-volume addresses in mukim Pulai, and cheap stock tends to move most when the whole Johor Bahru market is rising. The second is base effect: a 12 per cent gain on a low base is only about RM33 per square foot in absolute terms, which is less money per square foot than a 2.6 per cent move would be in a RM1,300 psf market. Both are true. Neither guarantees the next twelve months. 在 NAPIC 最新一期的滚动十二个月里，Taman Ungku Tun Aminah 的中位每尺价上涨 12.0%，从约 RM279 升至 RM312。有两种同样诚实的读法。第一种是补涨：这是 Pulai 县内最便宜的大成交量区域之一，而当整个新山市场上行时，低价存量的弹性通常最大。第二种是基期效应：低基期上的 12%，绝对值只有约每尺 RM33 —— 换算成金额，比一个 RM1,300 每尺市场里 2.6% 的涨幅还少。两者都成立，而两者都不保证下一个十二个月。
Is Taman Ungku Tun Aminah a good place to buy in 2026?2026 年适合在 Taman Ungku Tun Aminah 买房吗？
It depends entirely on what you are buying it for. Taman Ungku Tun Aminah suits an owner-occupier who wants a freehold landed house with mature shops, schools and a bus terminal inside walking distance, and who can accept a house built in the 1980s that will need work. It also suits a landlord letting to households working in the Pulai, Tampoi and Senai industrial belt. It suits far less well a buyer who needs a new house, a guarded and gated scheme, an international school within ten minutes, or a quick resale, because the recorded transaction volume fell from 279 in 2023 to 61 in 2025 and 27 in the partial 2026 year. 这完全取决于你买来做什么。Taman Ungku Tun Aminah 适合自住买家：想要永久地契有地住宅，步行范围内有成熟商店街、学校与巴士总站，并且能接受一栋 1980 年代的房子需要翻修。它也适合把房子租给在 Pulai、Tampoi 与 Senai 工业带工作的家庭的房东。它相当不适合需要新屋、需要门禁保安社区、需要十分钟内到国际学校，或需要快速转手的买家 —— 因为登记成交量已从 2023 年的 279 笔降到 2025 年的 61 笔，2026 年（不完整年度）为 27 笔。
What are the real drawbacks of Taman Ungku Tun Aminah?Taman Ungku Tun Aminah 真正的缺点是什么？
Four, and none of them are secret. The housing stock dates from the 1980s, so most purchases carry a renovation and rewiring budget on top of the price. Jalan Skudai and the Tun Aminah junction are among the congestion points the Johor state government has named for upgrading before the Rapid Transit System opens, and peak-hour traffic into Johor Bahru is genuinely slow. The estate is not gated or guarded, and shops sit close against houses, which makes it lively and also noisy. Finally, transaction volume has thinned sharply since 2023, so both price discovery and resale take longer than the headline growth figure suggests. 四点，而且都不是秘密。房屋存量建于 1980 年代，因此多数买卖要在房价之上再编一笔翻新与重新布线的预算。Jalan Skudai 与 Tun Aminah 交界处，都在柔佛州政府点名要在 RTS 通车前升级的塞车点名单上，尖峰时段进新山市区确实很慢。这个社区没有门禁保安，商店与住宅贴得很近 —— 因此热闹，也吵。最后，成交量自 2023 年以来大幅变薄，所以价格发现与转手所需的时间，都比那个亮眼的涨幅数字暗示的要长。
Can foreigners buy property in Taman Ungku Tun Aminah?外国人可以在 Taman Ungku Tun Aminah 买房吗？
In practice, no. Johor sets a minimum purchase price of RM2 million on landed residential property for non-citizens and RM1 million on strata property. The highest recorded type median in Taman Ungku Tun Aminah is RM920,000 for a cluster house, and the residential median is RM385,000, so nothing in the recorded transaction record clears either threshold. A foreign buyer who wants landed property in this part of Skudai has to look at Horizon Hills or Leisure Farm instead, where the medians sit above the line. 实际上不行。柔佛对非公民设有门槛：有地住宅最低 RM200 万，分层产权最低 RM100 万。Taman Ungku Tun Aminah 登记的最高屋型中位价是 Cluster 田字屋的 RM920,000，住宅整体中位价是 RM385,000 —— 登记成交纪录里没有任何一项跨得过任何一条线。人在海外、想在士古来这一带买有地住宅的买家，得改看中位价在门槛之上的 Horizon Hills 或 Leisure Farm。
When was Taman Ungku Tun Aminah built, and who developed it?Taman Ungku Tun Aminah 是什么时候建的？谁开发的？
Taman Ungku Tun Aminah was laid out in the 1980s by Tasek Maju Realty and is named after Sultanah Tun Aminah. It sits in Skudai, in mukim Pulai, under Iskandar Puteri, with postcode 81300. Locals and NAPIC records alike shorten it to TUTA, and its Chinese name is 皇后花园. The residential roads are named after Malay court and warrior titles, which is why an address here reads Jalan Perwira, Jalan Nakhoda, Jalan Bentara, Jalan Pahlawan, Jalan Pendekar, Jalan Hulubalang, Jalan Temenggong, Jalan Shahbandar or Jalan Hang Tuah. Taman Ungku Tun Aminah 于 1980 年代由 Tasek Maju Realty 开发规划，命名自 Sultanah Tun Aminah。它位于士古来（Skudai）、Pulai 县内，行政上属 Iskandar Puteri，邮区 81300。当地人与 NAPIC 纪录都把它简称为 TUTA，中文名是皇后花园。区内住宅街道以马来宫廷与武士称号命名 —— 所以这里的门牌读起来是 Jalan Perwira、Jalan Nakhoda、Jalan Bentara、Jalan Pahlawan、Jalan Pendekar、Jalan Hulubalang、Jalan Temenggong、Jalan Shahbandar 或 Jalan Hang Tuah。
What schools are inside Taman Ungku Tun Aminah?Taman Ungku Tun Aminah 里面有哪些学校？
OpenStreetMap and school registries record SMK Taman Tun Aminah and SK Taman Tun Aminah on Jalan Pahlawan 4, plus SK Taman Tun Aminah 2, SK Ungku Tun Aminah, SJK(T) Taman Tun Aminah for Tamil-medium primary schooling and SJK(C) Kuo Kuang 1 for Chinese-medium primary schooling. SMK Taman Tun Aminah was established on 3 December 1989. Universiti Teknologi Malaysia’s main campus is about five kilometres away and Southern University College about three, but there is no international school inside the estate. OpenStreetMap 与学校名录记录到：位于 Jalan Pahlawan 4 的 SMK Taman Tun Aminah 与 SK Taman Tun Aminah，另有 SK Taman Tun Aminah 2、SK Ungku Tun Aminah、淡米尔小学 SJK(T) Taman Tun Aminah，以及华文小学国光一校 SJK(C) Kuo Kuang 1。SMK Taman Tun Aminah 创立于 1989 年 12 月 3 日。马来西亚工艺大学（UTM）主校区约在五公里外，南方大学学院约三公里，但社区内没有国际学校。
How far is Taman Ungku Tun Aminah from Singapore?Taman Ungku Tun Aminah 离新加坡多远？
Taman Ungku Tun Aminah sits almost exactly thirteen kilometres in a straight line from three different places at once: the Causeway checkpoint at Bangunan Sultan Iskandar, the Second Link checkpoint at Gelang Patah, and Senai International Airport. Off peak that is roughly twenty-five to thirty-five minutes to either crossing. At peak hours on Jalan Skudai it can be very much longer, which is why the state government is trialling a six-kilometre contraflow lane into the city between 5.30am and 9am on weekdays. Taman Ungku Tun Aminah 到三个不同地点的直线距离，几乎正好都是十三公里：Bangunan Sultan Iskandar 的长堤关卡、Gelang Patah 的第二通道关卡，以及 Senai 国际机场。非高峰时段，到任一关卡大约二十五至三十五分钟；尖峰时段走 Jalan Skudai 可能远远不止 —— 这也正是州政府在平日清晨 5:30 至 9:00 试行一条六公里进城逆向车道的原因。
The commercial side of Taman Ungku Tun Aminah乌达阿米娜花园的商业面
Shop lots and shop offices on the same streets — ground-floor rent bands, transacted price per square foot, who actually walks past the door, and what the strip is still missing. Taman Ungku Tun Aminah shop lot guide →同一条街上的店屋与商务办公 — 地面层租金区间、成交每尺价、门口走过的到底是什么人、这条街还缺什么。乌达阿米娜花园店屋指南 →
The four Skudai addresses you are really choosing between你真正在比较的四个士古来门牌
If you are reading this page you are almost certainly weighing Taman Ungku Tun Aminah against its immediate neighbours rather than against Puteri Harbour. All four figures below come from the same NAPIC dataset on the same day, so they are directly comparable.你会读到这一页，几乎可以肯定是在把 Taman Ungku Tun Aminah 和它的近邻比较，而不是和 Puteri Harbour 比。下面四栏数字取自同一天、同一组 NAPIC 数据，可以直接对照。
| Ungku Tun Aminah | Taman Universiti | Bandar Selesa Jaya | Taman Bukit Indah | |
|---|---|---|---|---|
| Recorded transactions登记成交笔数 | 905 | 905 | 573 | 1,798 |
| Median price中位成交价 | RM465,000 | RM400,000 | RM290,000 | RM610,000 |
| Median psf中位每尺 | RM312 | RM292 | RM290 | RM460 |
| 12-month psf change每尺 12 个月变化 | +12.0% | +9.6% | +16.9% | +2.6% |
| …in ringgit per sq ft…换算成每尺金额 | +RM33 | +RM26 | +RM42 | +RM12 |
| Tenure地契 | Freehold永久地契 | Check per title逐笔查证 | Check per title逐笔查证 | Check per title逐笔查证 |
| Schools inside the estate社区内学校 | Six, incl. SJK(C) and SJK(T)六所，含华小与淡小 | Yes, incl. SMK Taman Universiti有，含 SMK Taman Universiti | Yes有 | Yes, plus international nearby有，邻近另有国际学校 |
| Foreign buyers外籍买家 | No不可 | No不可 | No不可 | Median below RM2m中位低于 RM200 万 |
| The one-line case一句话总结 | Densest amenities, freehold, oldest housing机能最密、永久地契、房子最旧 | Cheaper, student-driven, UTM on the doorstep更便宜、学生带动、UTM 就在门口 | Cheapest, fastest riser, smallest base最便宜、涨最快、基期最低 | Newest, most expensive, slowest this year最新、最贵、今年最慢 |
Same street, same lot, RM248,000 apart. Let me tell you which side you are on.同一条街、同样的地段，差 RM248,000。让我告诉你，你在哪一边。
The published medians on this page are accurate and free. What they cannot tell you is whether the specific house you are looking at is a RM360,000 house or a RM608,000 house on the same 1,539 square feet. Send me the address and I will send you the recorded sales on that street, the renovation the house will need, and the honest number. 这一页上公开的中位价都是准确的，而且免费。它们没办法告诉你的是：你正在看的那一栋，在同样的 1,539 平方尺上，究竟是一栋 RM360,000 的房子，还是一栋 RM608,000 的房子。把地址发给我，我把那条街的登记成交、那栋房子需要的翻新，以及诚实的数字发给你。