Batu Pahat, Johor · Freehold · 129 transactions
Median Price
RM130K
RM85K – RM320K
Median PSF
RM203
RM135 – RM357
Transactions
129
2021-04 to 2025-11
Size Range
409 – 2540
sq.ft (built-up)
TMN SOGA
129 transactions · Full ROI analysis
Data-driven insights for TMN SOGA
Earliest PSF (2021)
RM307
Current PSF (2025)
RM267
Capital Gain
-13.2%
Total Return (est.)
1.3% p.a.
| Capital appreciation (4 years) | -13.2% |
| Annualised capital return | -3.3% p.a. |
| Est. gross rental yield | 4.6% p.a. |
| Est. total return (capital + rental) | 1.3% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | -8.8% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield computed from 0 active PropertyGuru listings.
Median Rent
RM500/mo
Rent Range
RM400-600
25th – 75th pct
Rent PSF
RM0.76
Est. Yield
4.6% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM400/mo |
| Semi Furnished | RM500/mo |
| Fully Furnished | RM600/mo |
*Estimated rental figures based on Johor district average gross yield (4.6%). Actual rents may vary.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 400 sqft | 2 | RM180K | RM440 |
| 500 sqft | 17 | RM62K | RM120 |
| 600 sqft | 28 | RM150K | RM249 |
| 650 sqft | 14 | RM100K | RM149 |
| 700 sqft | 19 | RM103K | RM146 |
| 850 sqft | 20 | RM330K | RM393 |
| 900 sqft | 9 | RM330K | RM374 |
| 1,150 sqft | 3 | RM380K | RM333 |
| 1,200 sqft | 10 | RM410K | RM343 |
| 1,450 sqft | 2 | RM600K | RM410 |
PSF Trend: Declining
PSF moved from RM307 (2021) to RM267 (2025)
Liquidity: High
129 transactions over 4 years (~32/year)
37% below Batu Pahat average
This project: RM203 PSF vs Batu Pahat median: RM320 PSF
Est. Total Return: 1.3% p.a. (below FD)
Capital loss (-3.3% p.a.) + rental yield (~4.6% p.a.)
TMN SOGA delivers a modest estimated total return of 1.3% p.a. — comprising -3.3% capital depreciation and ~4.6% rental yield over 4 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF trades 37% below the Batu Pahat average — potentially undervalued. Best suited for rental investors, long-term holders, those who value liquidity.
Full investment analysis locked
ROI since first transaction, unit mix breakdown, rental yield, area comparison & market verdict
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| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Nov 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 840 | RM393 | RM330K |
| Oct 2025 | Flat | Freehold | 689 | RM160 | RM110K |
| Sept 2025 | Condominium/Apartment | Freehold | 721 | RM146 | RM105K |
| Jul 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 840 | RM405 | RM340K |
| Jul 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 1,399 | RM286 | RM400K |
124 more transactions hidden
TMN SOGA · 129 NAPIC transactions
RM69.90
one-time · no subscription
Investment ROI since first transaction
Capital gain 2021–2025 + est. rental yield
Market verdict
Trend direction, liquidity rating, PSF vs Batu Pahat average
All 129 transaction records
Complete NAPIC 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
Compare with another scheme
Side-by-side PSF, ROI and price trends
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