Tangkak, Johor · Freehold · 16 transactions
Median Price
RM498K
RM380K – RM593K
Median PSF
RM266
RM250 – RM305
Transactions
16
2021-12 to 2025-11
Size Range
807 – 2626
sq.ft (built-up)
TMN MEGAMAS, TANGKAK
16 transactions · Full ROI analysis
Data-driven insights for TMN MEGAMAS, TANGKAK
Earliest PSF (2021)
RM249
Current PSF (2025)
RM299
Capital Gain
+20.4%
Total Return (est.)
9.7% p.a.
| Capital appreciation (4 years) | +20.4% |
| Annualised capital return | +5.1% p.a. |
| Est. gross rental yield | 4.6% p.a. |
| Est. total return (capital + rental) | 9.7% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | +24.8% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield computed from 0 active PropertyGuru listings.
Median Rent
RM1,900/mo
Rent Range
RM1600-2200
25th – 75th pct
Rent PSF
RM1.00
Est. Yield
4.6% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM1,600/mo |
| Semi Furnished | RM1,900/mo |
| Fully Furnished | RM2,400/mo |
*Estimated rental figures based on Johor district average gross yield (4.6%). Actual rents may vary.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 800 sqft | 2 | RM250K | RM310 |
| 950 sqft | 3 | RM320K | RM338 |
| 2,000 sqft | 9 | RM498K | RM250 |
PSF Trend: Appreciating
PSF moved from RM249 (2021) to RM299 (2025)
Liquidity: Low
16 transactions over 4 years (~4/year)
15% below Tangkak average
This project: RM266 PSF vs Tangkak median: RM315 PSF
Est. Total Return: 9.7% p.a. (beats FD)
Capital gain (5.1% p.a.) + rental yield (~4.6% p.a.)
TMN MEGAMAS, TANGKAK delivers a strong estimated total return of 9.7% p.a. — comprising +5.1% capital appreciation and ~4.6% rental yield over 4 years. This outperforms fixed deposits (3.5% p.a.) when rental income is factored in. PSF trades 15% below the Tangkak 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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| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Nov 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 1,981 | RM299 | RM593K |
| Nov 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 1,981 | RM299 | RM593K |
| Aug 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 947 | RM338 | RM320K |
| Jul 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 947 | RM251 | RM238K |
| Aug 2023 | 2 - 2 1/2 Storey Terraced | Freehold | 1,991 | RM250 | RM498K |
11 more transactions hidden
TMN MEGAMAS, TANGKAK · 16 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 Tangkak average
All 16 transaction records
Complete NAPIC data, filterable & sortable
3 interactive charts
Scatter plot, price & PSF vs Tangkak & 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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