Muar, Johor · Freehold · 5 transactions
Median Price
RM450K
RM435K – RM490K
Median PSF
RM465
RM459 – RM569
Transactions
5
2022-03 to 2025-07
Size Range
861 – 969
sq.ft (built-up)
Data-driven insights for TMN BAHAGIA - TR 323
Earliest PSF (2022)
RM569
Current PSF (2025)
RM420
Capital Gain
-26.1%
Total Return (est.)
-4.2% p.a.
| Capital appreciation (3 years) | -26.1% |
| Annualised capital return | -8.7% p.a. |
| Est. gross rental yield | 4.5% p.a. |
| Est. total return (capital + rental) | -4.2% p.a. |
| vs Fixed Deposit (3.5% p.a. x 3yr) | -23.1% |
*Based on earliest recorded transaction (2022). Actual launch price may differ. Rental yield estimated from Johor district averages.
PSF Trend: Declining
PSF moved from RM569 (2022) to RM420 (2025)
Liquidity: Low
5 transactions over 3 years (~2/year)
16% above Muar average
This project: RM465 PSF vs Muar median: RM401 PSF
Est. Total Return: -4.2% p.a. (below FD)
Capital loss (-8.7% p.a.) + rental yield (~4.5% p.a.)
TMN BAHAGIA - TR 323 delivers a modest estimated total return of -4.2% p.a. — comprising -8.7% 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 is 16% above the Muar average, reflecting its positioning as a premium development in the area. 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 |
|---|---|---|---|---|---|
| Jul 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 904 | RM420 | RM380K |
| Sept 2024 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 969 | RM664 | RM643K |
| Oct 2023 | 1 - 1 1/2 Storey Terraced | Freehold | 947 | RM459 | RM435K |
| Feb 2023 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 969 | RM465 | RM450K |
| Mar 2022 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 861 | RM569 | RM490K |
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 Muar & Johor
Percentile breakdown
25th, 50th, 75th price & PSF
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