Bandar Baru Kangkar Pulai
Kulai, Johor · Terraced house · Leasehold
Homes in Bandar Baru Kangkar Pulai have sold for a median of
RM488,000
RM346 psf on the recorded floor area
Half of the 474 recorded sales fell between RM427,525 and RM588,000. One in ten went under RM400,000, one in ten over RM669,200. Sales run from 5 January 2021 to 20 January 2026.
Up 24% from a RM443,000 median in 2021 to RM551,410 in 2025.
These are transacted prices from the land-office record, not asking prices from ads. An ad’s number is a wish; this is the record. What terraced house sell for across Johor, beside what ads ask.
How to read this page
The median is the middle sale when every recorded sale here is lined up cheapest to dearest — half sold for less, half for more. The band (p25–p75) is the middle half of those sales. Neither figure is an asking price from an ad, and neither is a valuation of a specific unit. Asking vs transacted.
What kind of home, and what title
The land office groups these sales as terraced house under a Leasehold title. Landed homes here are usually compared by whole-house price rather than psf alone; title type still matters when you sell or borrow — strata vs individual title.
Year by year
| Year | Median sold | Per sq ft | Sales |
|---|---|---|---|
| 2021 | RM443,000 | RM288 psf | 30 |
| 2022 | RM426,700 | RM277 psf | 85 |
| 2023 | RM488,000 | RM368 psf | 208 |
| 2024 | RM518,000 | RM395 psf | 139 |
| 2025 | RM551,410 | RM449 psf | 10 |
| 2026 | RM725,000 | RM468 psf | 2 |
A year with only a handful of sales is a handful of sales, not a trend — the movement above is drawn only between years with five or more.
Nearby, and where this one sits
Other terraced house schemes in Kulai with enough recorded sales, cheapest first. By median sold price, Bandar Baru Kangkar Pulai sits 33 of 44 in that set.
26 cheaper schemes above
5 dearer schemes below
Against Johor
Across Johor, the median recorded sale for terraced house is RM480,000 (RM392 psf), from 13,180 sales. Bandar Baru Kangkar Pulai’s own median is RM488,000 — higher than that state median. Full Johor table.
Cash and monthly on the RM488,000 median
Same worksheet as /cost/, using this scheme’s recorded median, 90% LTV, and the illustrative rate. Not a bank quote.
Cash at offer
- Down payment (10%): RM48,800
- Transfer duty (MOT): RM8,760
- Loan duty (0.5%): RM2,196
- Total cash: RM59,756
- Qualifying first home: RM48,800 (duties exempt)
Monthly carry
- Instalment (35y @ 4.00%): RM1,945
- Total monthly: RM1,945
4.00% p.a. illustrative (rough SBR + bank margin); not a bank quote
Questions this record answers
- What have homes in Bandar Baru Kangkar Pulai sold for?
- A median of RM488,000 (RM346 psf), from 474 land-office transactions between 5 January 2021 and 20 January 2026.
- What is a typical band here?
- Half of recorded sales fell between RM427,525 and RM588,000. One in ten went under RM400,000; one in ten over RM669,200.
- Has the median moved?
- From RM443,000 in 2021 to RM551,410 in 2025 (+24%), using only years with five or more sales.
Read next
From NAPIC’s open transaction data (Jabatan Penilaian dan Perkhidmatan Harta), extract published 19 May 2026. A scheme appears only with at least 20recorded sales. Scheme names are the land office’s own. How we work this out.