Johor Bahru, Johor · Freehold · 279 transactions
Median Price
RM1.10M
RM1.06M – RM1.15M
Median PSF
RM451
RM421 – RM479
Transactions
279
2021-03 to 2025-08
Size Range
1453 – 5403
sq.ft (built-up)
TMN MUTIARA BESTARI
279 transactions · Full ROI analysis
Data-driven insights for TMN MUTIARA BESTARI
Earliest PSF (2021)
RM442
Current PSF (2025)
RM552
Capital Gain
+24.9%
Total Return (est.)
10.7% p.a.
| Capital appreciation (4 years) | +24.9% |
| Annualised capital return | +6.2% p.a. |
| Est. gross rental yield | 4.5% p.a. |
| Est. total return (capital + rental) | 10.7% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | +28.9% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield computed from 0 active PropertyGuru listings.
Median Rent
RM4,100/mo
Rent Range
RM3400-4800
25th – 75th pct
Rent PSF
RM1.69
Est. Yield
4.5% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM3,500/mo |
| Semi Furnished | RM4,100/mo |
| Fully Furnished | RM5,100/mo |
*Estimated rental figures based on Johor district average gross yield (4.5%). Actual rents may vary.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 1,800 sqft | 3 | RM1.15M | RM636 |
| 2,150 sqft | 15 | RM1.15M | RM529 |
| 2,350 sqft | 2 | RM1.09M | RM462 |
| 2,400 sqft | 209 | RM1.08M | RM455 |
| 2,950 sqft | 44 | RM1.17M | RM400 |
| 5,400 sqft | 2 | RM1.73M | RM319 |
PSF Trend: Appreciating
PSF moved from RM442 (2021) to RM552 (2025)
Liquidity: High
279 transactions over 4 years (~70/year)
6% below Johor Bahru average
This project: RM451 PSF vs Johor Bahru median: RM480 PSF
Est. Total Return: 10.7% p.a. (beats FD)
Capital gain (6.2% p.a.) + rental yield (~4.5% p.a.)
TMN MUTIARA BESTARI delivers a strong estimated total return of 10.7% p.a. — comprising +6.2% capital appreciation and ~4.5% rental yield over 4 years. This outperforms fixed deposits (3.5% p.a.) when rental income is factored in. PSF is in line with the Johor Bahru average, suggesting fair market pricing. Best suited for rental investors, capital gain seekers, 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 |
|---|---|---|---|---|---|
| Aug 2025 | Cluster House | Freehold | 2,174 | RM552 | RM1.20M |
| May 2025 | Cluster House | Freehold | 2,400 | RM442 | RM1.06M |
| Oct 2024 | Cluster House | Freehold | 2,400 | RM500 | RM1.20M |
| Sept 2024 | Cluster House | Freehold | 2,928 | RM359 | RM1.05M |
| Aug 2024 | Cluster House | Freehold | 2,400 | RM466 | RM1.12M |
274 more transactions hidden
TMN MUTIARA BESTARI · 279 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 279 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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