Johor Bahru, Johor · Freehold · 5 transactions
Estimated Market Value
Units (4004–10753 sqft) estimated at RM3.72M – RM10.00M based on median PSF of RM930/sqft (5 verified transactions)
-32.9%
since 2021
Median Price
RM8.20M
RM5.70M – RM10.00M
Median PSF
RM930
RM792 – RM1814
Transactions
5
2021-12 to 2024-03
Size Range
4004 – 10753
sq.ft (built-up)
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Mar 2024 | Detached Factory/Warehouse | Freehold | 5,048 | RM624 | RM3.15M |
| Oct 2023 | Detached Factory/Warehouse | Freehold | 4,004 | RM2997 | RM12.00M |
| May 2023 | Detached Factory/Warehouse | Freehold | 7,201 | RM792 | RM5.70M |
| Mar 2023 | Detached Factory/Warehouse | Freehold | 4,521 | RM1814 | RM8.20M |
| Dec 2021 | Detached Factory/Warehouse | Freehold | 10,753 | RM930 | RM10.00M |
OFF MP 11 1/4 JLN J.BAHRU/ULU TIRAM · 5 transactions
vs RM200–500 valuer fee
RM69.90
one-time · no subscription
Investment ROI since first transaction
Capital gain 2021–2024 + est. rental yield
Market verdict
Trend direction, liquidity rating, PSF vs Johor Bahru average
All 5 transaction records
Complete data, filterable & sortable
3 interactive charts
Scatter plot, price & PSF vs Johor Bahru & Johor
Unit mix breakdown
Median price & PSF by size category
Rental yield analysis
Est. monthly rent by furnishing type
Data-driven insights for OFF MP 11 1/4 JLN J.BAHRU/ULU TIRAM
Earliest PSF (2021)
RM930
Current PSF (2024)
RM624
Capital Gain
-32.9%
Total Return (est.)
-6.5% p.a.
| Capital appreciation (3 years) | -32.9% |
| Annualised capital return | -11.0% p.a. |
| Est. gross rental yield | 4.5% p.a. |
| Est. total return (capital + rental) | -6.5% p.a. |
| vs Fixed Deposit (3.5% p.a. x 3yr) | -29.9% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield computed from 0 active rental listings.
Median Rent
RM30,800/mo
Rent Range
RM25300-36300
25th – 75th pct
Rent PSF
RM3.49
Est. Yield
4.5% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM26,200/mo |
| Semi Furnished | RM30,800/mo |
| Fully Furnished | RM38,500/mo |
*Estimated rental figures based on Johor district average gross yield (4.5%). Actual rents may vary.
PSF Trend: Declining
PSF moved from RM930 (2021) to RM624 (2024)
Liquidity: Low
5 transactions over 3 years (~2/year)
88% above Johor Bahru average
This project: RM930 PSF vs Johor Bahru median: RM495 PSF
Est. Total Return: -6.5% p.a. (below FD)
Capital loss (-11.0% p.a.) + rental yield (~4.5% p.a.)
OFF MP 11 1/4 JLN J.BAHRU/ULU TIRAM delivers a modest estimated total return of -6.5% p.a. — comprising -11.0% 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 at a significant 88% premium over the Johor Bahru average — upside may be limited unless the area appreciates. 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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