Batu Pahat, Johor · Freehold · 18 transactions
Median Price
RM340K
RM210K – RM380K
Median PSF
RM393
RM289 – RM416
Transactions
18
2022-02 to 2025-02
Size Range
549 – 2110
sq.ft (built-up)
TMN BKT MUTIARA - TR. 638
18 transactions · Full ROI analysis
Data-driven insights for TMN BKT MUTIARA - TR. 638
Earliest PSF (2022)
RM348
Current PSF (2025)
RM441
Capital Gain
+26.7%
Total Return (est.)
13.5% p.a.
| Capital appreciation (3 years) | +26.7% |
| Annualised capital return | +8.9% p.a. |
| Est. gross rental yield | 4.6% p.a. |
| Est. total return (capital + rental) | 13.5% p.a. |
| vs Fixed Deposit (3.5% p.a. x 3yr) | +30.0% |
*Based on earliest recorded transaction (2022). Actual launch price may differ. Rental yield computed from 0 active PropertyGuru listings.
Median Rent
RM1,300/mo
Rent Range
RM1100-1500
25th – 75th pct
Rent PSF
RM1.47
Est. Yield
4.6% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM1,100/mo |
| Semi Furnished | RM1,300/mo |
| Fully Furnished | RM1,600/mo |
*Estimated rental figures based on Johor district average gross yield (4.6%). Actual rents may vary.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 550 sqft | 3 | RM160K | RM291 |
| 600 sqft | 2 | RM270K | RM448 |
| 850 sqft | 9 | RM353K | RM410 |
| 2,100 sqft | 3 | RM560K | RM265 |
PSF Trend: Appreciating
PSF moved from RM348 (2022) to RM441 (2025)
Liquidity: Moderate
18 transactions over 3 years (~6/year)
23% above Batu Pahat average
This project: RM393 PSF vs Batu Pahat median: RM320 PSF
Est. Total Return: 13.5% p.a. (beats FD)
Capital gain (8.9% p.a.) + rental yield (~4.6% p.a.)
TMN BKT MUTIARA - TR. 638 delivers a strong estimated total return of 13.5% p.a. — comprising +8.9% capital appreciation and ~4.6% rental yield over 3 years. This outperforms fixed deposits (3.5% p.a.) when rental income is factored in. PSF is 23% above the Batu Pahat average, reflecting its positioning as a premium development in the area. Best suited for rental investors, capital gain seekers, long-term holders.
Full investment analysis locked
ROI since first transaction, unit mix breakdown, rental yield, area comparison & market verdict
One-time payment · Instant access · No subscription
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Feb 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 861 | RM441 | RM380K |
| Sept 2024 | 1 - 1 1/2 Storey Terraced | Freehold | 603 | RM448 | RM270K |
| Jul 2024 | 1 - 1 1/2 Storey Terraced | Freehold | 861 | RM395 | RM340K |
| Jun 2024 | 2 - 2 1/2 Storey Terraced | Freehold | 2,110 | RM265 | RM560K |
| Feb 2024 | 1 - 1 1/2 Storey Terraced | Freehold | 861 | RM393 | RM338K |
13 more transactions hidden
TMN BKT MUTIARA - TR. 638 · 18 NAPIC transactions
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 Batu Pahat average
All 18 transaction records
Complete NAPIC data, filterable & sortable
3 interactive charts
Scatter plot, price & PSF vs Batu Pahat & Johor
Unit mix breakdown
Median price & PSF by size category
Rental yield analysis
Est. monthly rent by furnishing type
Compare with another scheme
Side-by-side PSF, ROI and price trends
Looking for new launches in Batu Pahat?
Browse developer prices and floor plans