Johor Bahru, Johor · Freehold · 177 transactions
Median Price
RM632K
RM340K – RM880K
Median PSF
RM401
RM363 – RM457
Transactions
177
2021-03 to 2025-11
Size Range
495 – 2390
sq.ft (built-up)
TMN MUTIARA MAS
177 transactions · Full ROI analysis
Data-driven insights for TMN MUTIARA MAS
Earliest PSF (2021)
RM401
Current PSF (2025)
RM445
Capital Gain
+10.9%
Total Return (est.)
7.3% p.a.
| Capital appreciation (4 years) | +10.9% |
| Annualised capital return | +2.7% p.a. |
| Est. gross rental yield | 4.6% p.a. |
| Est. total return (capital + rental) | 7.3% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | +15.3% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield computed from 0 active PropertyGuru listings.
Median Rent
RM2,400/mo
Rent Range
RM2000-2800
25th – 75th pct
Rent PSF
RM1.50
Est. Yield
4.6% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM2,000/mo |
| Semi Furnished | RM2,400/mo |
| Fully Furnished | RM3,000/mo |
*Estimated rental figures based on Johor district average gross yield (4.6%). Actual rents may vary.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 500 sqft | 10 | RM260K | RM514 |
| 650 sqft | 12 | RM280K | RM438 |
| 750 sqft | 7 | RM350K | RM458 |
| 800 sqft | 5 | RM300K | RM364 |
| 850 sqft | 9 | RM338K | RM408 |
| 900 sqft | 11 | RM180K | RM201 |
| 950 sqft | 5 | RM415K | RM446 |
| 1,150 sqft | 12 | RM450K | RM391 |
| 1,300 sqft | 6 | RM530K | RM410 |
| 1,350 sqft | 2 | RM500K | RM375 |
| 1,450 sqft | 3 | RM950K | RM644 |
| 1,750 sqft | 11 | RM632K | RM362 |
| 1,800 sqft | 4 | RM1.17M | RM652 |
| 1,850 sqft | 3 | RM920K | RM503 |
| 2,050 sqft | 4 | RM900K | RM440 |
| 2,100 sqft | 3 | RM850K | RM405 |
| 2,150 sqft | 30 | RM900K | RM420 |
| 2,350 sqft | 35 | RM900K | RM380 |
| 2,400 sqft | 4 | RM830K | RM347 |
PSF Trend: Appreciating
PSF moved from RM401 (2021) to RM445 (2025)
Liquidity: High
177 transactions over 4 years (~44/year)
16% below Johor Bahru average
This project: RM401 PSF vs Johor Bahru median: RM480 PSF
Est. Total Return: 7.3% p.a. (beats FD)
Capital gain (2.7% p.a.) + rental yield (~4.6% p.a.)
TMN MUTIARA MAS delivers a strong estimated total return of 7.3% p.a. — comprising +2.7% 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 16% below the Johor Bahru average — potentially undervalued. Best suited for rental investors, long-term holders, those who value liquidity.
Full investment analysis locked
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 | Cluster House | Freehold | 2,045 | RM587 | RM1.20M |
| Oct 2025 | Cluster House | Leasehold | 2,045 | RM440 | RM900K |
| Aug 2025 | Service Apartment | Freehold | 764 | RM445 | RM340K |
| Jul 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 2,368 | RM549 | RM1.30M |
| Jul 2025 | 2 - 2 1/2 Storey Terraced | Leasehold | 2,390 | RM368 | RM880K |
172 more transactions hidden
TMN MUTIARA MAS · 177 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 177 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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