Batu Pahat, Johor · Freehold · 15 transactions
Estimated Market Value
Units (2164–2820 sqft) estimated at RM351K – RM457K based on median PSF of RM162/sqft (15 verified transactions)
+30.3%
since 2022
Median Price
RM400K
RM350K – RM423K
Median PSF
RM162
RM150 – RM185
Transactions
15
2022-04 to 2025-08
Size Range
2164 – 2820
sq.ft (built-up)
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Aug 2025 | 2 - 2 1/2 Storey Shop | Freehold | 2,325 | RM228 | RM530K |
| Apr 2025 | 2 - 2 1/2 Storey Shop | Freehold | 2,164 | RM185 | RM400K |
| Apr 2025 | 2 - 2 1/2 Storey Shop | Freehold | 2,336 | RM171 | RM400K |
| Nov 2024 | 2 - 2 1/2 Storey Shop | Freehold | 2,164 | RM156 | RM338K |
| Aug 2024 | 2 - 2 1/2 Storey Shop | Freehold | 2,164 | RM162 | RM350K |
| Jul 2024 | 2 - 2 1/2 Storey Shop | Freehold | 2,207 | RM308 | RM680K |
| Jun 2024 | 2 - 2 1/2 Storey Shop | Freehold | 2,325 | RM140 | RM325K |
| Feb 2024 | 2 - 2 1/2 Storey Shop | Freehold | 2,325 | RM288 | RM670K |
7 more transactions hidden
TMN NIRA - TR 478 · 15 transactions
vs RM200–500 valuer fee
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 Batu Pahat average
All 15 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 NIRA - TR 478
Earliest PSF (2022)
RM142
Current PSF (2025)
RM185
Capital Gain
+30.3%
Total Return (est.)
14.6% p.a.
| Capital appreciation (3 years) | +30.3% |
| Annualised capital return | +10.1% p.a. |
| Est. gross rental yield | 4.5% p.a. |
| Est. total return (capital + rental) | 14.6% p.a. |
| vs Fixed Deposit (3.5% p.a. x 3yr) | +33.3% |
*Based on earliest recorded transaction (2022). Actual launch price may differ. Rental yield computed from 0 active rental listings.
Median Rent
RM1,500/mo
Rent Range
RM1200-1800
25th – 75th pct
Rent PSF
RM0.61
Est. Yield
4.5% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM1,300/mo |
| Semi Furnished | RM1,500/mo |
| Fully Furnished | RM1,900/mo |
*Estimated rental figures based on Johor district average gross yield (4.5%). Actual rents may vary.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 2,150 sqft | 4 | RM360K | RM166 |
| 2,350 sqft | 7 | RM380K | RM163 |
| 2,800 sqft | 3 | RM400K | RM142 |
PSF Trend: Appreciating
PSF moved from RM142 (2022) to RM185 (2025)
Liquidity: Moderate
15 transactions over 3 years (~5/year)
49% below Batu Pahat average
This project: RM162 PSF vs Batu Pahat median: RM319 PSF
Est. Total Return: 14.6% p.a. (beats FD)
Capital gain (10.1% p.a.) + rental yield (~4.5% p.a.)
TMN NIRA - TR 478 delivers a strong estimated total return of 14.6% p.a. — comprising +10.1% capital appreciation and ~4.5% rental yield over 3 years. This outperforms fixed deposits (3.5% p.a.) when rental income is factored in. PSF trades 49% below the Batu Pahat average — potentially undervalued. Best suited for rental investors, capital gain seekers, long-term holders.
Full investment analysis locked
ROI since first transaction, unit mix breakdown, rental yield, area comparison & market verdict
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