Muar, Johor · Freehold · 201 transactions
Median Price
RM400K
RM165K – RM480K
Median PSF
RM237
RM186 – RM299
Transactions
201
2021-05 to 2025-11
Size Range
366 – 2551
sq.ft (built-up)
Data-driven insights for TMN PAGOH JAYA - TR 428
Earliest PSF (2021)
RM211
Current PSF (2025)
RM278
Capital Gain
+31.6%
Total Return (est.)
12.4% p.a.
| Capital appreciation (4 years) | +31.6% |
| Annualised capital return | +7.9% p.a. |
| Est. gross rental yield | 4.5% p.a. |
| Est. total return (capital + rental) | 12.4% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | +35.6% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Johor district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 700 sqft | 35 | RM42K | RM61 |
| 800 sqft | 9 | RM250K | RM306 |
| 850 sqft | 12 | RM185K | RM218 |
| 900 sqft | 11 | RM80K | RM90 |
| 1,000 sqft | 11 | RM350K | RM353 |
| 1,100 sqft | 21 | RM428K | RM390 |
| 1,150 sqft | 4 | RM327K | RM287 |
| 1,750 sqft | 3 | RM528K | RM299 |
| 1,950 sqft | 8 | RM355K | RM180 |
| 2,000 sqft | 83 | RM480K | RM242 |
PSF Trend: Appreciating
PSF moved from RM211 (2021) to RM278 (2025)
Liquidity: High
201 transactions over 4 years (~50/year)
41% below Muar average
This project: RM237 PSF vs Muar median: RM401 PSF
Est. Total Return: 12.4% p.a. (beats FD)
Capital gain (7.9% p.a.) + rental yield (~4.5% p.a.)
TMN PAGOH JAYA - TR 428 delivers a strong estimated total return of 12.4% p.a. — comprising +7.9% capital appreciation and ~4.5% rental yield over 4 years. This outperforms fixed deposits (3.5% p.a.) when rental income is factored in. PSF trades 41% below the Muar average — potentially undervalued. Best suited for rental investors, capital gain seekers, long-term holders, those who value liquidity.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Nov 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 829 | RM434 | RM360K |
| Nov 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 2,013 | RM291 | RM585K |
| Oct 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 1,765 | RM254 | RM449K |
| Oct 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 2,013 | RM244 | RM492K |
| Oct 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 2,013 | RM291 | RM585K |
196 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 201 records
3 interactive charts
Scatter, price & PSF vs Muar & Johor
Percentile breakdown
25th, 50th, 75th price & PSF
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