Johor Bahru, Johor · Freehold · 5 transactions
Median Price
RM290K
RM170K – RM300K
Median PSF
RM199
RM189 – RM247
Transactions
5
2022-06 to 2025-05
Size Range
603 – 2067
sq.ft (built-up)
Data-driven insights for KG SG TIRAM
Earliest PSF (2022)
RM247
Current PSF (2025)
RM189
Capital Gain
-23.5%
Total Return (est.)
-3.3% p.a.
| Capital appreciation (3 years) | -23.5% |
| Annualised capital return | -7.8% p.a. |
| Est. gross rental yield | 4.5% p.a. |
| Est. total return (capital + rental) | -3.3% p.a. |
| vs Fixed Deposit (3.5% p.a. x 3yr) | -20.5% |
*Based on earliest recorded transaction (2022). Actual launch price may differ. Rental yield estimated from Johor district averages.
PSF Trend: Declining
PSF moved from RM247 (2022) to RM189 (2025)
Liquidity: Low
5 transactions over 3 years (~2/year)
58% below Johor Bahru average
This project: RM199 PSF vs Johor Bahru median: RM480 PSF
Est. Total Return: -3.3% p.a. (below FD)
Capital loss (-7.8% p.a.) + rental yield (~4.5% p.a.)
KG SG TIRAM delivers a modest estimated total return of -3.3% p.a. — comprising -7.8% 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 58% below the Johor Bahru 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 | Detached | Freehold | 2,067 | RM189 | RM390K |
| May 2024 | Detached | Freehold | 947 | RM317 | RM300K |
| Oct 2023 | Detached | Leasehold | 603 | RM199 | RM120K |
| Nov 2022 | Detached | Leasehold | 689 | RM247 | RM170K |
| Jun 2022 | Detached | Freehold | 1,916 | RM151 | RM290K |
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 5 records
3 interactive charts
Scatter, price & PSF vs Johor Bahru & Johor
Percentile breakdown
25th, 50th, 75th price & PSF
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