Johor Bahru, Johor · Freehold · 9 transactions
Estimated Market Value
Units (1421–2024 sqft) estimated at RM620K – RM883K based on median PSF of RM436/sqft (9 verified transactions)
+33.5%
since 2023
Median Price
RM700K
RM685K – RM700K
Median PSF
RM436
RM412 – RM458
Transactions
9
2023-07 to 2025-11
Size Range
1421 – 2024
sq.ft (built-up)
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Nov 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 1,421 | RM570 | RM810K |
| Aug 2024 | 2 - 2 1/2 Storey Terraced | Freehold | 1,604 | RM436 | RM700K |
| Apr 2024 | 2 - 2 1/2 Storey Terraced | Freehold | 1,421 | RM491 | RM698K |
| Apr 2024 | 2 - 2 1/2 Storey Terraced | Freehold | 2,024 | RM346 | RM700K |
| Feb 2024 | 2 - 2 1/2 Storey Terraced | Freehold | 1,604 | RM458 | RM735K |
| Dec 2023 | 2 - 2 1/2 Storey Terraced | Freehold | 1,604 | RM412 | RM660K |
| Dec 2023 | 2 - 2 1/2 Storey Terraced | Freehold | 1,604 | RM412 | RM660K |
| Dec 2023 | 2 - 2 1/2 Storey Terraced | Freehold | 1,604 | RM436 | RM700K |
1 more transactions hidden
TAMAN MUTIARA UTAMA (PRECINT 2) · 9 transactions
vs RM200–500 valuer fee
RM69.90
one-time · no subscription
Investment ROI since first transaction
Capital gain 2023–2025 + est. rental yield
Market verdict
Trend direction, liquidity rating, PSF vs Johor Bahru average
All 9 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 TAMAN MUTIARA UTAMA (PRECINT 2)
Earliest PSF (2023)
RM427
Current PSF (2025)
RM570
Capital Gain
+33.5%
Total Return (est.)
21.2% p.a.
| Capital appreciation (2 years) | +33.5% |
| Annualised capital return | +16.7% p.a. |
| Est. gross rental yield | 4.5% p.a. |
| Est. total return (capital + rental) | 21.2% p.a. |
| vs Fixed Deposit (3.5% p.a. x 2yr) | +35.5% |
*Based on earliest recorded transaction (2023). Actual launch price may differ. Rental yield computed from 0 active rental listings.
Median Rent
RM2,600/mo
Rent Range
RM2100-3100
25th – 75th pct
Rent PSF
RM1.64
Est. Yield
4.5% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM2,200/mo |
| Semi Furnished | RM2,600/mo |
| Fully Furnished | RM3,300/mo |
*Estimated rental figures based on Johor district average gross yield (4.5%). Actual rents may vary.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 1,400 sqft | 2 | RM810K | RM570 |
| 1,600 sqft | 6 | RM700K | RM436 |
PSF Trend: Appreciating
PSF moved from RM427 (2023) to RM570 (2025)
Liquidity: Low
9 transactions over 2 years (~5/year)
12% below Johor Bahru average
This project: RM436 PSF vs Johor Bahru median: RM495 PSF
Est. Total Return: 21.2% p.a. (beats FD)
Capital gain (16.7% p.a.) + rental yield (~4.5% p.a.)
TAMAN MUTIARA UTAMA (PRECINT 2) delivers a strong estimated total return of 21.2% p.a. — comprising +16.7% capital appreciation and ~4.5% rental yield over 2 years. This outperforms fixed deposits (3.5% p.a.) when rental income is factored in. PSF trades 12% below the Johor Bahru average — potentially undervalued. Best suited for rental investors, capital gain seekers, long-term holders.
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ROI since first transaction, unit mix breakdown, rental yield, area comparison & market verdict
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