Johor Bahru, Johor

Neighbourhood Review


Ulu Tiram is a town that grew as a result of Johor Bahru’s outward development. Located about 20km away from the city centre, it is traversed by the Senai-Desaru Expressway (SDE), which goes from the west to the east of Johor, as well as by the trunk road of Tebrau Highway and Jalan Kota Tinggi, connecting Johor Bahru to the North-South Expressway (NSE).

Some of the more well-known neighbourhoods within the town include Taman Desa Cemerlang, situated off the main roads of Jalan Lebuh Cemerlang and Jalan Cemerlang, Taman Pelangi Indah, Taman Bukit Tropika, Taman Puteri Wangsa, Taman Bukit Tiram and Taman Bestari Indah.

In Taman Desa Tebrau, a neighbourhood about 10km away from the Ulu Tiram town centre, residents will be able to find a Tesco Extra store, AEON Tebrau City mall, IKEA Tebrau and Hospital Sultan Ismail. Moving towards Johor Bahru, there are also many amenities all along the main trunk road, Jalan Kota Tinggi.

Nevertheless, on the whole Ulu Tiram is a self-contained town. The central area of Ulu Tiram is comparatively matured, and therefore has most of the urban amenities one would usually need – post offices, a police station, clinic, banks, pharmacies, religious institutions, car workshops, petrol stations, eateries, supermarkets, and several schools – SJK (C) Tiram, SK Ulu Tiram and Sekolah Agama Bandar Tiram.

There is a Today’s Mall, situated at the northern side of Ulu Tiram. Inside this mall is the Tiram Indoor Water Park and Superstar Cinema, in addition to a Giant supermarket. Primary and secondary schools abound in the town too, ranging from a Chinese school to Malay-medium national schools like SMK Puteri Wangsa and SMK Pelangi Indah.

For tertiary education, there is the Crescendo International College in Taman Desa Cemerlang, which specializes in law and accounting programmes. The neighbourhood is also home to an Econsave Cash & Carry supermarket.

Overall, Ulu Tiram is a good place to stay in if you are looking for a location with a more serene atmosphere that is still close to basic amenities. However, public transportation is hard to come by in the town, so it is best if those who choose to stay here have their own means of transport. Also, traffic in the area can be heavy during peak hours, especially along the main roads.

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About This Map

Analysis of properties in the area:

This is a representation of historical transaction prices within the neighbourhood, categorised by non-landed (condominium, serviced apartment, apartment), landed (townhouse, terrace, bungalow, semi-detached, house) and commercial (office, shop).

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Transacted Prices will give you an idea of the neighbourhood’s property price trend.

Analysis & Comparison

Analysis and comparison of average transaction, for sale and for rent prices for landed, non-landed and commercial properties within Ulu Tiram *

* To provide you the most accurate information some columns may appear as ‘Insufficient Data’ due to insufficient transactions in the area

Non-Landed Landed Commercial
Avg Transacted Price
Avg Transacted Price(Psf)
Avg For Sale Listing Price
Avg For Sale Listing Price(Psf)
Avg For Rent Listing Price
Avg For Rent Listing Price(Psf)

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Bandar Baru Permas Jaya Tebrau Taman Pelangi Indah Taman Rinting Setia Tropika Bandar Seri Alam Taman Iskandar Larkin Stulang Jalan Storey

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Consumer Price Index

This is a representation of Johor Consumer Price Index (CPI) for the year of 2011 - 2015

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A consumer price index (CPI) measures changes in the price level of a market basket of consumer goods and services purchased by households. (Wikipedia)

The Consumer Price Index (CPI) line shows an increment in prices of essential goods on a yearly basis, while the Percentage Changes line shows the level of changes in price increments over the years. For example, a dip in the CPI line may indicate a low level of price increment as compared to the previous year while a surge in CPI line shows a high level of price increment as compared to the previous year.

The above graph shows 1.839% of price changes in essential goods such as rice, meat and tobacco between the years 2011 and 2012, while increasing in difference to 2.471% in 2013. Prices of essential goods then increasing to 3.525% in the year 2014 while surging by 2.957% in 2015.

While the prices of essential goods have shown a variation in the Percentage Changes, the Consumer Price Index (CPI) on the other hand indicates a reality of ever increasing prices in essential goods with increments between the years 2011 - 2015 at 102.7 in 2011, 105.2 in 2012, 107.8 in 2013, 111.6 in 2014, 114.9 in 2015.

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Community of Ulu Tiram

A good town to stay with wide range of amenities. Since public transport is not available, need to have own transport to move around Ulu Tiram.
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