Muar, Johor · Freehold · 8 transactions
Median Price
RM650K
RM490K – RM800K
Median PSF
RM586
RM451 – RM722
Transactions
8
2022-03 to 2025-04
Size Range
441 – 1109
sq.ft (built-up)
TMN MUTIARA ( TMN NYUTI ) - TR 449
8 transactions · Full ROI analysis
Data-driven insights for TMN MUTIARA ( TMN NYUTI ) - TR 449
Earliest PSF (2022)
RM2094
Current PSF (2025)
RM722
Capital Gain
-65.5%
Total Return (est.)
-17.4% p.a.
| Capital appreciation (3 years) | -65.5% |
| Annualised capital return | -21.8% p.a. |
| Est. gross rental yield | 4.4% p.a. |
| Est. total return (capital + rental) | -17.4% p.a. |
| vs Fixed Deposit (3.5% p.a. x 3yr) | -62.8% |
*Based on earliest recorded transaction (2022). 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
RM2.20
Est. Yield
4.4% 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 (4.4%). Actual rents may vary.
PSF Trend: Declining
PSF moved from RM2094 (2022) to RM722 (2025)
Liquidity: Low
8 transactions over 3 years (~3/year)
46% above Muar average
This project: RM586 PSF vs Muar median: RM401 PSF
Est. Total Return: -17.4% p.a. (below FD)
Capital loss (-21.8% p.a.) + rental yield (~4.4% p.a.)
TMN MUTIARA ( TMN NYUTI ) - TR 449 delivers a modest estimated total return of -17.4% p.a. — comprising -21.8% capital depreciation and ~4.4% rental yield over 3 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF is 46% above the Muar average, reflecting its positioning as a premium development in the area. Best suited for long-term holders.
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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 |
|---|---|---|---|---|---|
| Apr 2025 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 1,109 | RM722 | RM800K |
| Aug 2024 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 1,109 | RM586 | RM650K |
| May 2024 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 1,109 | RM618 | RM685K |
| Jan 2024 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 1,109 | RM442 | RM490K |
| Sept 2023 | 1 - 1 1/2 Storey Terraced | Freehold | 947 | RM443 | RM420K |
3 more transactions hidden
TMN MUTIARA ( TMN NYUTI ) - TR 449 · 8 NAPIC transactions
RM69.90
one-time · no subscription
Investment ROI since first transaction
Capital gain 2022–2025 + est. rental yield
Market verdict
Trend direction, liquidity rating, PSF vs Muar average
All 8 transaction records
Complete NAPIC data, filterable & sortable
3 interactive charts
Scatter plot, price & PSF vs Muar & 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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