Batu Pahat, Johor · Leasehold · 5 transactions
Median Price
RM200K
RM200K – RM250K
Median PSF
RM167
RM156 – RM186
Transactions
5
2022-11 to 2025-04
Size Range
646 – 2400
sq.ft (built-up)
AYER HITAM LOCAL COUNCIL
5 transactions · Full ROI analysis
Data-driven insights for AYER HITAM LOCAL COUNCIL
Earliest PSF (2022)
RM186
Current PSF (2025)
RM150
Capital Gain
-19.4%
Total Return (est.)
-1.7% p.a.
| Capital appreciation (3 years) | -19.4% |
| Annualised capital return | -6.5% p.a. |
| Est. gross rental yield | 4.8% p.a. |
| Est. total return (capital + rental) | -1.7% p.a. |
| vs Fixed Deposit (3.5% p.a. x 3yr) | -15.5% |
*Based on earliest recorded transaction (2022). Actual launch price may differ. Rental yield computed from 0 active PropertyGuru listings.
Median Rent
RM800/mo
Rent Range
RM700-900
25th – 75th pct
Rent PSF
RM0.63
Est. Yield
4.8% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM700/mo |
| Semi Furnished | RM800/mo |
| Fully Furnished | RM1,000/mo |
*Estimated rental figures based on Johor district average gross yield (4.8%). Actual rents may vary.
PSF Trend: Declining
PSF moved from RM186 (2022) to RM150 (2025)
Liquidity: Low
5 transactions over 3 years (~2/year)
48% below Batu Pahat average
This project: RM167 PSF vs Batu Pahat median: RM320 PSF
Est. Total Return: -1.7% p.a. (below FD)
Capital loss (-6.5% p.a.) + rental yield (~4.8% p.a.)
AYER HITAM LOCAL COUNCIL delivers a modest estimated total return of -1.7% p.a. — comprising -6.5% capital depreciation and ~4.8% rental yield over 3 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF trades 48% below the Batu Pahat average — potentially undervalued. Best suited for rental investors.
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ROI since first transaction, unit mix breakdown, rental yield, area comparison & market verdict
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| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Apr 2025 | 1 - 1 1/2 Storey Semi-Detached | Leasehold | 1,335 | RM150 | RM200K |
| Mar 2024 | Detached | Leasehold | 2,400 | RM191 | RM458K |
| Dec 2023 | Detached | Leasehold | 1,195 | RM167 | RM200K |
| Jun 2023 | Detached | Leasehold | 1,604 | RM156 | RM250K |
| Nov 2022 | Detached | Leasehold | 646 | RM186 | RM120K |
AYER HITAM LOCAL COUNCIL · 5 NAPIC transactions
RM69.90
one-time · no subscription
Investment ROI since first transaction
Capital gain 2022–2025 + est. rental yield
Market verdict
Trend direction, liquidity rating, PSF vs Batu Pahat average
All 5 transaction records
Complete NAPIC data, filterable & sortable
3 interactive charts
Scatter plot, price & PSF vs Batu Pahat & Johor
Unit mix breakdown
Median price & PSF by size category
Rental yield analysis
Est. monthly rent by furnishing type
Compare with another scheme
Side-by-side PSF, ROI and price trends
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