Johor Bahru, Johor · Leasehold · 13 transactions
Estimated Market Value
Units (1690–6512 sqft) estimated at RM585K – RM2.25M based on median PSF of RM346/sqft (13 verified transactions)
-61.0%
since 2022
Median Price
RM1.20M
RM580K – RM1.25M
Median PSF
RM346
RM263 – RM386
Transactions
13
2022-08 to 2025-10
Size Range
1690 – 6512
sq.ft (built-up)
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Oct 2025 | 2 - 2 1/2 Storey Shop | Leasehold | 1,970 | RM228 | RM450K |
| Dec 2024 | 3 - 3 1/2 Storey Shop | Freehold | 5,479 | RM219 | RM1.20M |
| Oct 2024 | 2 - 2 1/2 Storey Shop | Leasehold | 1,690 | RM343 | RM580K |
| Jun 2024 | 3 - 3 1/2 Storey Shop | Freehold | 3,498 | RM386 | RM1.35M |
| May 2024 | 2 - 2 1/2 Storey Shop | Leasehold | 2,659 | RM199 | RM528K |
| Feb 2024 | 2 - 2 1/2 Storey Shop | Freehold | 2,659 | RM263 | RM700K |
| Feb 2024 | 2 - 2 1/2 Storey Shop | Freehold | 2,142 | RM560 | RM1.20M |
| Feb 2024 | 2 - 2 1/2 Storey Shop | Leasehold | 2,024 | RM346 | RM700K |
5 more transactions hidden
PEKAN MASAI · 13 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 Johor Bahru average
All 13 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 PEKAN MASAI
Earliest PSF (2022)
RM584
Current PSF (2025)
RM228
Capital Gain
-61.0%
Total Return (est.)
-15.8% p.a.
| Capital appreciation (3 years) | -61.0% |
| Annualised capital return | -20.3% p.a. |
| Est. gross rental yield | 4.5% p.a. |
| Est. total return (capital + rental) | -15.8% p.a. |
| vs Fixed Deposit (3.5% p.a. x 3yr) | -58.0% |
*Based on earliest recorded transaction (2022). Actual launch price may differ. Rental yield computed from 0 active rental listings.
Median Rent
RM4,500/mo
Rent Range
RM3700-5300
25th – 75th pct
Rent PSF
RM1.30
Est. Yield
4.5% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM3,800/mo |
| Semi Furnished | RM4,500/mo |
| Fully Furnished | RM5,600/mo |
*Estimated rental figures based on Johor district average gross yield (4.5%). Actual rents may vary.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 2,000 sqft | 2 | RM700K | RM346 |
| 2,150 sqft | 2 | RM1.25M | RM584 |
| 2,650 sqft | 2 | RM700K | RM263 |
| 3,500 sqft | 3 | RM1.35M | RM386 |
PSF Trend: Declining
PSF moved from RM584 (2022) to RM228 (2025)
Liquidity: Low
13 transactions over 3 years (~4/year)
30% below Johor Bahru average
This project: RM346 PSF vs Johor Bahru median: RM495 PSF
Est. Total Return: -15.8% p.a. (below FD)
Capital loss (-20.3% p.a.) + rental yield (~4.5% p.a.)
PEKAN MASAI delivers a modest estimated total return of -15.8% p.a. — comprising -20.3% 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 30% below the Johor Bahru 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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