Batu Pahat, Johor · Freehold · 7 transactions
Estimated Market Value
Units (2928–2928 sqft) estimated at RM905K – RM905K based on median PSF of RM309/sqft (7 verified transactions)
-17.8%
since 2022
Median Price
RM905K
RM875K – RM1.02M
Median PSF
RM309
RM299 – RM348
Transactions
7
2022-01 to 2024-04
Size Range
2928 – 2928
sq.ft (built-up)
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Apr 2024 | 2 - 2 1/2 Storey Shop | Freehold | 2,928 | RM254 | RM744K |
| Jul 2023 | 2 - 2 1/2 Storey Shop | Freehold | 2,928 | RM348 | RM1.02M |
| Jul 2023 | 2 - 2 1/2 Storey Shop | Freehold | 2,928 | RM338 | RM989K |
| Sept 2022 | 2 - 2 1/2 Storey Shop | Freehold | 2,928 | RM299 | RM875K |
| Jan 2022 | 2 - 2 1/2 Storey Shop | Freehold | 2,928 | RM299 | RM875K |
| Jan 2022 | 2 - 2 1/2 Storey Shop | Freehold | 2,928 | RM309 | RM905K |
| Jan 2022 | 2 - 2 1/2 Storey Shop | Freehold | 2,928 | RM573 | RM1.68M |
TMN MUTIARA GADING ( TR 277) · 7 transactions
vs RM200–500 valuer fee
RM69.90
one-time · no subscription
Investment ROI since first transaction
Capital gain 2022–2024 + est. rental yield
Market verdict
Trend direction, liquidity rating, PSF vs Batu Pahat average
All 7 transaction records
Complete data, filterable & sortable
3 interactive charts
Scatter plot, price & PSF vs Batu Pahat & Johor
Unit mix breakdown
Median price & PSF by size category
Rental yield analysis
Est. monthly rent by furnishing type
Data-driven insights for TMN MUTIARA GADING ( TR 277)
Earliest PSF (2022)
RM309
Current PSF (2024)
RM254
Capital Gain
-17.8%
Total Return (est.)
-4.4% p.a.
| Capital appreciation (2 years) | -17.8% |
| Annualised capital return | -8.9% p.a. |
| Est. gross rental yield | 4.5% p.a. |
| Est. total return (capital + rental) | -4.4% p.a. |
| vs Fixed Deposit (3.5% p.a. x 2yr) | -15.8% |
*Based on earliest recorded transaction (2022). Actual launch price may differ. Rental yield computed from 0 active rental listings.
Median Rent
RM3,400/mo
Rent Range
RM2800-4000
25th – 75th pct
Rent PSF
RM1.16
Est. Yield
4.5% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM2,900/mo |
| Semi Furnished | RM3,400/mo |
| Fully Furnished | RM4,300/mo |
*Estimated rental figures based on Johor district average gross yield (4.5%). Actual rents may vary.
PSF Trend: Declining
PSF moved from RM309 (2022) to RM254 (2024)
Liquidity: Low
7 transactions over 2 years (~4/year)
3% below Batu Pahat average
This project: RM309 PSF vs Batu Pahat median: RM319 PSF
Est. Total Return: -4.4% p.a. (below FD)
Capital loss (-8.9% p.a.) + rental yield (~4.5% p.a.)
TMN MUTIARA GADING ( TR 277) delivers a modest estimated total return of -4.4% p.a. — comprising -8.9% capital depreciation and ~4.5% rental yield over 2 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF is in line with the Batu Pahat average, suggesting fair market pricing. 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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