Muar, Johor · Freehold · 7 transactions
Median Price
RM580K
RM561K – RM676K
Median PSF
RM567
RM487 – RM569
Transactions
7
2023-06 to 2025-05
Size Range
990 – 1389
sq.ft (built-up)
Data-driven insights for TMN MUTIARA ~ SRI MENANTI
Earliest PSF (2023)
RM499
Current PSF (2025)
RM567
Capital Gain
+13.5%
Total Return (est.)
11.3% p.a.
| Capital appreciation (2 years) | +13.5% |
| Annualised capital return | +6.8% p.a. |
| Est. gross rental yield | 4.5% p.a. |
| Est. total return (capital + rental) | 11.3% p.a. |
| vs Fixed Deposit (3.5% p.a. x 2yr) | +15.5% |
*Based on earliest recorded transaction (2023). Actual launch price may differ. Rental yield estimated from Johor district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 1,000 sqft | 4 | RM563K | RM569 |
| 1,400 sqft | 3 | RM676K | RM487 |
PSF Trend: Appreciating
PSF moved from RM499 (2023) to RM567 (2025)
Liquidity: Low
7 transactions over 2 years (~4/year)
41% above Muar average
This project: RM567 PSF vs Muar median: RM401 PSF
Est. Total Return: 11.3% p.a. (beats FD)
Capital gain (6.8% p.a.) + rental yield (~4.5% p.a.)
TMN MUTIARA ~ SRI MENANTI delivers a strong estimated total return of 11.3% p.a. — comprising +6.8% capital appreciation and ~4.5% rental yield over 2 years. This outperforms fixed deposits (3.5% p.a.) when rental income is factored in. PSF is 41% above the Muar average, reflecting its positioning as a premium development in the area. Best suited for rental investors, capital gain seekers, long-term holders.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| May 2025 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 990 | RM567 | RM561K |
| Apr 2025 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 990 | RM567 | RM561K |
| Apr 2025 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 990 | RM586 | RM580K |
| Jul 2024 | Detached | Freehold | 1,389 | RM456 | RM633K |
| Jun 2024 | Detached | Freehold | 1,389 | RM487 | RM676K |
2 more transactions hidden
Complete NAPIC transaction data with trend analysis — RM69.90 per report
Investment ROI
Capital gain + rental yield since launch
Market verdict
Trend, liquidity, and area comparison
Unit mix breakdown
Price & PSF by unit size
All transactions
Full table of 7 records
3 interactive charts
Scatter, price & PSF vs Muar & Johor
Percentile breakdown
25th, 50th, 75th price & PSF
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