Batu Pahat, Johor · Freehold · 27 transactions
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)
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 estimated from Johor district averages.
| 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: RM320 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.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
| 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 |
22 more transactions hidden
Complete NAPIC transaction data with trend analysis — RM69.90 per report
Investment ROI
Capital gain + rental yield since launch
Market verdict
Trend, liquidity, and area comparison
Unit mix breakdown
Price & PSF by unit size
All transactions
Full table of 27 records
3 interactive charts
Scatter, price & PSF vs Batu Pahat & Johor
Percentile breakdown
25th, 50th, 75th price & PSF
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