Johor Bahru, Johor · Freehold · 197 transactions
Median Price
RM840K
RM150K – RM1.35M
Median PSF
RM367
RM150 – RM585
Transactions
197
2021-02 to 2025-10
Size Range
527 – 5070
sq.ft (built-up)
TMN KEMPAS UTAMA
197 transactions · Full ROI analysis
Data-driven insights for TMN KEMPAS UTAMA
Earliest PSF (2021)
RM585
Current PSF (2025)
RM482
Capital Gain
-17.6%
Total Return (est.)
0.2% p.a.
| Capital appreciation (4 years) | -17.6% |
| Annualised capital return | -4.4% p.a. |
| Est. gross rental yield | 4.6% p.a. |
| Est. total return (capital + rental) | 0.2% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | -13.2% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield computed from 0 active PropertyGuru listings.
Median Rent
RM3,200/mo
Rent Range
RM2600-3800
25th – 75th pct
Rent PSF
RM1.38
Est. Yield
4.6% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM2,700/mo |
| Semi Furnished | RM3,200/mo |
| Fully Furnished | RM4,000/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 | 2 | RM355K | RM673 |
| 850 sqft | 39 | RM80K | RM94 |
| 1,000 sqft | 15 | RM150K | RM147 |
| 1,300 sqft | 2 | RM710K | RM550 |
| 1,950 sqft | 22 | RM683K | RM354 |
| 2,300 sqft | 80 | RM1.37M | RM599 |
| 2,450 sqft | 3 | RM700K | RM288 |
| 2,550 sqft | 6 | RM1.50M | RM595 |
| 2,850 sqft | 9 | RM1.10M | RM387 |
| 2,900 sqft | 13 | RM840K | RM290 |
| 4,900 sqft | 2 | RM800K | RM164 |
PSF Trend: Declining
PSF moved from RM585 (2021) to RM482 (2025)
Liquidity: High
197 transactions over 4 years (~49/year)
23% below Johor Bahru average
This project: RM367 PSF vs Johor Bahru median: RM480 PSF
Est. Total Return: 0.2% p.a. (below FD)
Capital loss (-4.4% p.a.) + rental yield (~4.6% p.a.)
TMN KEMPAS UTAMA delivers a modest estimated total return of 0.2% p.a. — comprising -4.4% 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 23% below the Johor Bahru average — potentially undervalued. Best suited for rental investors, long-term holders, those who value liquidity.
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ROI since first transaction, unit mix breakdown, rental yield, area comparison & market verdict
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| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Oct 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 1,927 | RM402 | RM775K |
| Aug 2025 | Cluster House | Freehold | 2,282 | RM482 | RM1.10M |
| Jul 2025 | Cluster House | Freehold | 2,282 | RM526 | RM1.20M |
| Apr 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 2,895 | RM289 | RM838K |
| Jan 2025 | 2 - 2 1/2 Storey Semi-Detached | Freehold | 2,842 | RM475 | RM1.35M |
192 more transactions hidden
TMN KEMPAS UTAMA · 197 NAPIC transactions
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 Johor Bahru average
All 197 transaction records
Complete NAPIC 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
Compare with another scheme
Side-by-side PSF, ROI and price trends
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