Muar, Johor · Freehold · 5 transactions
Estimated Market Value
Units (2702–4758 sqft) estimated at RM424K – RM747K based on median PSF of RM157/sqft (5 verified transactions)
+37.1%
since 2022
Median Price
RM550K
RM530K – RM660K
Median PSF
RM157
RM148 – RM178
Transactions
5
2022-06 to 2024-06
Size Range
2702 – 4758
sq.ft (built-up)
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Jun 2024 | 2 - 2 1/2 Storey Shop | Freehold | 2,702 | RM244 | RM660K |
| Mar 2023 | 2 - 2 1/2 Storey Shop | Freehold | 4,758 | RM116 | RM550K |
| Jan 2023 | 2 - 2 1/2 Storey Shop | Freehold | 3,369 | RM148 | RM500K |
| Aug 2022 | 2 - 2 1/2 Storey Shop | Freehold | 3,940 | RM178 | RM700K |
| Jun 2022 | 2 - 2 1/2 Storey Shop | Freehold | 3,369 | RM157 | RM530K |
TMN BANDAR BARU PAGOH JAYA - TR. 428 · 5 transactions
vs RM200–500 valuer fee
RM69.90
one-time · no subscription
Investment ROI since first transaction
Capital gain 2022–2024 + est. rental yield
Market verdict
Trend direction, liquidity rating, PSF vs Muar average
All 5 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 TMN BANDAR BARU PAGOH JAYA - TR. 428
Earliest PSF (2022)
RM178
Current PSF (2024)
RM244
Capital Gain
+37.1%
Total Return (est.)
23.1% p.a.
| Capital appreciation (2 years) | +37.1% |
| Annualised capital return | +18.5% p.a. |
| Est. gross rental yield | 4.6% p.a. |
| Est. total return (capital + rental) | 23.1% p.a. |
| vs Fixed Deposit (3.5% p.a. x 2yr) | +39.3% |
*Based on earliest recorded transaction (2022). Actual launch price may differ. Rental yield computed from 0 active rental listings.
Median Rent
RM2,100/mo
Rent Range
RM1700-2500
25th – 75th pct
Rent PSF
RM0.59
Est. Yield
4.6% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM1,800/mo |
| Semi Furnished | RM2,100/mo |
| Fully Furnished | RM2,600/mo |
*Estimated rental figures based on Johor district average gross yield (4.6%). Actual rents may vary.
PSF Trend: Appreciating
PSF moved from RM178 (2022) to RM244 (2024)
Liquidity: Low
5 transactions over 2 years (~3/year)
63% below Muar average
This project: RM157 PSF vs Muar median: RM425 PSF
Est. Total Return: 23.1% p.a. (beats FD)
Capital gain (18.5% p.a.) + rental yield (~4.6% p.a.)
TMN BANDAR BARU PAGOH JAYA - TR. 428 delivers a strong estimated total return of 23.1% p.a. — comprising +18.5% capital appreciation and ~4.6% rental yield over 2 years. This outperforms fixed deposits (3.5% p.a.) when rental income is factored in. PSF trades 63% below the Muar 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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