Batu Pahat, Johor · Freehold · 53 transactions
Estimated Market Value
Units (960–4155 sqft) estimated at RM184K – RM798K based on median PSF of RM192/sqft (53 verified transactions)
+14.3%
since 2021
Median Price
RM209K
RM200K – RM590K
Median PSF
RM192
RM182 – RM202
Transactions
53
2021-12 to 2026-01
Size Range
960 – 4155
sq.ft (built-up)
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Jan 2026 | 2 - 2 1/2 Storey Shop | Freehold | 2,928 | RM208 | RM610K |
| Nov 2025 | 1 - 1 1/2 Storey Shop | Freehold | 1,055 | RM190 | RM200K |
| Oct 2025 | 2 - 2 1/2 Storey Shop | Freehold | 2,928 | RM225 | RM660K |
| Jun 2025 | 1 - 1 1/2 Storey Shop | Freehold | 1,200 | RM174 | RM209K |
| May 2025 | 2 - 2 1/2 Storey Shop | Freehold | 2,926 | RM202 | RM590K |
| May 2025 | 2 - 2 1/2 Storey Shop | Freehold | 4,155 | RM164 | RM680K |
| May 2025 | 2 - 2 1/2 Storey Shop | Freehold | 4,155 | RM200 | RM830K |
| Apr 2025 | 2 - 2 1/2 Storey Shop | Freehold | 2,926 | RM202 | RM590K |
45 more transactions hidden
TMN MUTIARA PERDANA · 53 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 Batu Pahat average
All 53 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
Best value
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Data-driven insights for TMN MUTIARA PERDANA
Earliest PSF (2021)
RM182
Current PSF (2026)
RM208
Capital Gain
+14.3%
Total Return (est.)
7.5% p.a.
| Capital appreciation (5 years) | +14.3% |
| Annualised capital return | +2.9% p.a. |
| Est. gross rental yield | 4.6% p.a. |
| Est. total return (capital + rental) | 7.5% p.a. |
| vs Fixed Deposit (3.5% p.a. x 5yr) | +19.8% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield computed from 0 active rental listings.
Median Rent
RM800/mo
Rent Range
RM700-900
25th – 75th pct
Rent PSF
RM0.72
Est. Yield
4.6% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM700/mo |
| Semi Furnished | RM800/mo |
| Fully Furnished | RM1,000/mo |
*Estimated rental figures based on Johor district average gross yield (4.6%). Actual rents may vary.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 950 sqft | 4 | RM205K | RM214 |
| 1,050 sqft | 18 | RM200K | RM189 |
| 1,200 sqft | 12 | RM209K | RM174 |
| 2,950 sqft | 16 | RM590K | RM202 |
| 4,150 sqft | 2 | RM830K | RM200 |
PSF Trend: Appreciating
PSF moved from RM182 (2021) to RM208 (2026)
Liquidity: Moderate
53 transactions over 5 years (~11/year)
39% below Batu Pahat average
This project: RM192 PSF vs Batu Pahat median: RM315 PSF
Est. Total Return: 7.5% p.a. (beats FD)
Capital gain (2.9% p.a.) + rental yield (~4.6% p.a.)
TMN MUTIARA PERDANA delivers a strong estimated total return of 7.5% p.a. — comprising +2.9% capital appreciation and ~4.6% rental yield over 5 years. This outperforms fixed deposits (3.5% p.a.) when rental income is factored in. PSF trades 39% below the Batu Pahat 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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