Muar, Johor · Freehold · 7 transactions
Estimated Market Value
Units (2842–5350 sqft) estimated at RM739K – RM1.39M based on median PSF of RM260/sqft (7 verified transactions)
-37.3%
since 2022
Median Price
RM1.02M
RM740K – RM1.18M
Median PSF
RM260
RM229 – RM269
Transactions
7
2022-07 to 2023-12
Size Range
2842 – 5350
sq.ft (built-up)
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Dec 2023 | 2 - 2 1/2 Storey Shop | Freehold | 2,842 | RM264 | RM750K |
| Jun 2023 | 3 - 3 1/2 Storey Shop | Freehold | 5,350 | RM269 | RM1.44M |
| Feb 2023 | 2 - 2 1/2 Storey Shop | Freehold | 2,842 | RM260 | RM740K |
| Feb 2023 | 2 - 2 1/2 Storey Shop | Freehold | 2,842 | RM260 | RM740K |
| Feb 2023 | 3 - 3 1/2 Storey Shop | Freehold | 4,467 | RM229 | RM1.02M |
| Feb 2023 | 3 - 3 1/2 Storey Shop | Freehold | 4,467 | RM229 | RM1.02M |
| Jul 2022 | 2 - 2 1/2 Storey Shop | Freehold | 2,842 | RM415 | RM1.18M |
PUSAT PERNIAGAAN MAS MERAH · 7 transactions
vs RM200–500 valuer fee
RM69.90
one-time · no subscription
Investment ROI since first transaction
Capital gain 2022–2023 + est. rental yield
Market verdict
Trend direction, liquidity rating, PSF vs Muar average
All 7 transaction records
Complete data, filterable & sortable
3 interactive charts
Scatter plot, price & PSF vs Muar & Johor
Unit mix breakdown
Median price & PSF by size category
Rental yield analysis
Est. monthly rent by furnishing type
Data-driven insights for PUSAT PERNIAGAAN MAS MERAH
Earliest PSF (2022)
RM415
Current PSF (2023)
RM260
Capital Gain
-37.3%
Total Return (est.)
-32.9% p.a.
| Capital appreciation (1 years) | -37.3% |
| Annualised capital return | -37.3% p.a. |
| Est. gross rental yield | 4.4% p.a. |
| Est. total return (capital + rental) | -32.9% p.a. |
| vs Fixed Deposit (3.5% p.a. x 1yr) | -36.4% |
*Based on earliest recorded transaction (2022). Actual launch price may differ. Rental yield computed from 0 active rental listings.
Median Rent
RM3,800/mo
Rent Range
RM3100-4500
25th – 75th pct
Rent PSF
RM0.98
Est. Yield
4.4% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM3,200/mo |
| Semi Furnished | RM3,800/mo |
| Fully Furnished | RM4,800/mo |
*Estimated rental figures based on Johor district average gross yield (4.4%). Actual rents may vary.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 2,850 sqft | 4 | RM750K | RM264 |
| 4,450 sqft | 2 | RM1.02M | RM229 |
PSF Trend: Declining
PSF moved from RM415 (2022) to RM260 (2023)
Liquidity: Moderate
7 transactions over 1 years (~7/year)
39% below Muar average
This project: RM260 PSF vs Muar median: RM425 PSF
Est. Total Return: -32.9% p.a. (below FD)
Capital loss (-37.3% p.a.) + rental yield (~4.4% p.a.)
PUSAT PERNIAGAAN MAS MERAH delivers a modest estimated total return of -32.9% p.a. — comprising -37.3% capital depreciation and ~4.4% rental yield over 1 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF trades 39% below the Muar average — potentially undervalued. Best suited for long-term holders.
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ROI since first transaction, unit mix breakdown, rental yield, area comparison & market verdict
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