Muar, Johor · Freehold · 5 transactions
Estimated Market Value
Units (904–1948 sqft) estimated at RM278K – RM600K based on median PSF of RM308/sqft (5 verified transactions)
-8.8%
since 2021
Median Price
RM365K
RM260K – RM400K
Median PSF
RM308
RM281 – RM394
Transactions
5
2021-10 to 2025-10
Size Range
904 – 1948
sq.ft (built-up)
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Oct 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 926 | RM281 | RM260K |
| Jul 2023 | Low-Cost House | Freehold | 926 | RM151 | RM140K |
| May 2022 | 1 - 1 1/2 Storey Terraced | Freehold | 904 | RM442 | RM400K |
| Feb 2022 | 1 - 1 1/2 Storey Terraced | Freehold | 926 | RM394 | RM365K |
| Oct 2021 | 2 - 2 1/2 Storey Terraced | Freehold | 1,948 | RM308 | RM600K |
TMN CEMPAKA - TR 184 · 5 transactions
vs RM200–500 valuer fee
RM69.90
one-time · no subscription
Investment ROI since first transaction
Capital gain 2021–2025 + 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 CEMPAKA - TR 184
Earliest PSF (2021)
RM308
Current PSF (2025)
RM281
Capital Gain
-8.8%
Total Return (est.)
2.4% p.a.
| Capital appreciation (4 years) | -8.8% |
| Annualised capital return | -2.2% p.a. |
| Est. gross rental yield | 4.6% p.a. |
| Est. total return (capital + rental) | 2.4% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | -4.4% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield computed from 0 active rental listings.
Median Rent
RM1,400/mo
Rent Range
RM1100-1700
25th – 75th pct
Rent PSF
RM1.15
Est. Yield
4.6% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM1,200/mo |
| Semi Furnished | RM1,400/mo |
| Fully Furnished | RM1,800/mo |
*Estimated rental figures based on Johor district average gross yield (4.6%). Actual rents may vary.
PSF Trend: Stable
PSF moved from RM308 (2021) to RM281 (2025)
Liquidity: Low
5 transactions over 4 years (~1/year)
28% below Muar average
This project: RM308 PSF vs Muar median: RM425 PSF
Est. Total Return: 2.4% p.a. (below FD)
Capital loss (-2.2% p.a.) + rental yield (~4.6% p.a.)
TMN CEMPAKA - TR 184 delivers a modest estimated total return of 2.4% p.a. — comprising -2.2% capital depreciation and ~4.6% rental yield over 4 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF trades 28% below the Muar average — potentially undervalued. Best suited for rental investors, long-term holders.
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ROI since first transaction, unit mix breakdown, rental yield, area comparison & market verdict
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