Batu Pahat, Johor · Freehold · 27 transactions
Estimated Market Value
Units (572–2250 sqft) estimated at RM163K – RM639K based on median PSF of RM284/sqft (27 verified transactions)
-29.4%
since 2022
Median Price
RM350K
RM138K – RM615K
Median PSF
RM284
RM154 – RM312
Transactions
27
2022-01 to 2025-05
Size Range
572 – 2250
sq.ft (built-up)
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| May 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 980 | RM312 | RM306K |
| Mar 2025 | Condominium/Apartment | Freehold | 855 | RM167 | RM143K |
| Jan 2025 | Condominium/Apartment | Freehold | 818 | RM86 | RM70K |
| Nov 2024 | Condominium/Apartment | Freehold | 572 | RM154 | RM88K |
| Nov 2024 | Condominium/Apartment | Freehold | 703 | RM147 | RM103K |
| Aug 2024 | 1 - 1 1/2 Storey Terraced | Freehold | 1,066 | RM328 | RM350K |
| May 2024 | Detached | Freehold | 1,916 | RM465 | RM890K |
| Mar 2024 | 2 - 2 1/2 Storey Semi-Detached | Freehold | 2,207 | RM222 | RM490K |
19 more transactions hidden
BANDAR PENGGARAM LOCAL COUNCIL · 27 transactions
vs RM200–500 valuer fee
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 27 transaction records
Complete 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
Data-driven insights for BANDAR PENGGARAM LOCAL COUNCIL
Earliest PSF (2022)
RM237
Current PSF (2025)
RM167
Capital Gain
-29.4%
Total Return (est.)
-5.3% p.a.
| Capital appreciation (3 years) | -29.4% |
| Annualised capital return | -9.8% p.a. |
| Est. gross rental yield | 4.5% p.a. |
| Est. total return (capital + rental) | -5.3% p.a. |
| vs Fixed Deposit (3.5% p.a. x 3yr) | -26.4% |
*Based on earliest recorded transaction (2022). Actual launch price may differ. Rental yield computed from 0 active rental listings.
Median Rent
RM1,300/mo
Rent Range
RM1100-1500
25th – 75th pct
Rent PSF
RM1.07
Est. Yield
4.5% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM1,100/mo |
| Semi Furnished | RM1,300/mo |
| Fully Furnished | RM1,600/mo |
*Estimated rental figures based on Johor district average gross yield (4.5%). Actual rents may vary.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 700 sqft | 4 | RM85K | RM123 |
| 1,050 sqft | 3 | RM350K | RM328 |
| 1,400 sqft | 2 | RM450K | RM324 |
| 2,000 sqft | 2 | RM780K | RM390 |
| 2,150 sqft | 3 | RM615K | RM284 |
PSF Trend: Declining
PSF moved from RM237 (2022) to RM167 (2025)
Liquidity: Moderate
27 transactions over 3 years (~9/year)
11% below Batu Pahat average
This project: RM284 PSF vs Batu Pahat median: RM319 PSF
Est. Total Return: -5.3% p.a. (below FD)
Capital loss (-9.8% p.a.) + rental yield (~4.5% p.a.)
BANDAR PENGGARAM LOCAL COUNCIL delivers a modest estimated total return of -5.3% p.a. — comprising -9.8% capital depreciation and ~4.5% rental yield over 3 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF trades 11% below the Batu Pahat average — potentially undervalued. Best suited for rental investors, long-term holders.
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ROI since first transaction, unit mix breakdown, rental yield, area comparison & market verdict
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