Johor Bahru, Johor · Freehold · 56 transactions
Estimated Market Value
Units (904–5970 sqft) estimated at RM197K – RM1.30M based on median PSF of RM218/sqft (56 verified transactions)
-20.5%
since 2021
Median Price
RM560K
RM450K – RM800K
Median PSF
RM218
RM192 – RM281
Transactions
56
2021-12 to 2026-04
Size Range
904 – 5970
sq.ft (built-up)
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Apr 2026 | 2 - 2 1/2 Storey Shop | Freehold | 2,347 | RM213 | RM500K |
| Feb 2026 | 2 - 2 1/2 Storey Shop | Freehold | 2,874 | RM177 | RM510K |
| Jan 2026 | 2 - 2 1/2 Storey Shop | Freehold | 3,218 | RM218 | RM700K |
| Aug 2025 | 2 - 2 1/2 Storey Shop | Freehold | 2,346 | RM234 | RM550K |
| Aug 2025 | 2 - 2 1/2 Storey Shop | Freehold | 2,845 | RM282 | RM801K |
| Apr 2025 | 2 - 2 1/2 Storey Shop | Freehold | 2,845 | RM197 | RM560K |
| Apr 2025 | 2 - 2 1/2 Storey Shop | Freehold | 2,845 | RM211 | RM600K |
| Jan 2025 | 2 - 2 1/2 Storey Shop | Freehold | 3,724 | RM228 | RM850K |
48 more transactions hidden
TMN MEGAH RIA · 56 transactions
vs RM200–500 valuer fee
from RM19.90
per month · or RM69.90 once
Investment ROI since first transaction
Capital gain 2021–2026 + est. rental yield
Market verdict
Trend direction, liquidity rating, PSF vs Johor Bahru average
All 56 transaction records
Complete 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
Best value
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Data-driven insights for TMN MEGAH RIA
Earliest PSF (2021)
RM268
Current PSF (2026)
RM213
Capital Gain
-20.5%
Total Return (est.)
0.4% p.a.
| Capital appreciation (5 years) | -20.5% |
| Annualised capital return | -4.1% p.a. |
| Est. gross rental yield | 4.5% p.a. |
| Est. total return (capital + rental) | 0.4% p.a. |
| vs Fixed Deposit (3.5% p.a. x 5yr) | -15.5% |
*Based on earliest recorded transaction (2021). 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
RM0.82
Est. Yield
4.5% 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 (4.5%). Actual rents may vary.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 900 sqft | 9 | RM765K | RM846 |
| 1,850 sqft | 6 | RM450K | RM241 |
| 2,350 sqft | 13 | RM450K | RM192 |
| 2,500 sqft | 2 | RM680K | RM273 |
| 2,850 sqft | 6 | RM600K | RM211 |
| 3,200 sqft | 3 | RM700K | RM218 |
| 3,700 sqft | 3 | RM600K | RM161 |
| 4,250 sqft | 2 | RM875K | RM205 |
PSF Trend: Declining
PSF moved from RM268 (2021) to RM213 (2026)
Liquidity: Moderate
56 transactions over 5 years (~11/year)
54% below Johor Bahru average
This project: RM218 PSF vs Johor Bahru median: RM475 PSF
Est. Total Return: 0.4% p.a. (below FD)
Capital loss (-4.1% p.a.) + rental yield (~4.5% p.a.)
TMN MEGAH RIA delivers a modest estimated total return of 0.4% p.a. — comprising -4.1% capital depreciation and ~4.5% rental yield over 5 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF trades 54% 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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