Batu Pahat, Johor · Freehold · 132 transactions
Estimated Market Value
Units (409–2540 sqft) estimated at RM81K – RM506K based on median PSF of RM199/sqft (132 verified transactions)
-52.1%
since 2021
Median Price
RM120K
RM85K – RM320K
Median PSF
RM199
RM135 – RM357
Transactions
132
2021-04 to 2026-02
Size Range
409 – 2540
sq.ft (built-up)
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Feb 2026 | Condominium/Apartment | Freehold | 701 | RM121 | RM85K |
| Feb 2026 | Flat | Freehold | 581 | RM172 | RM100K |
| Jan 2026 | Condominium/Apartment | Freehold | 646 | RM147 | RM95K |
| 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 · 132 transactions
vs RM200–500 valuer fee
RM69.90
one-time · no subscription
Investment ROI since first transaction
Capital gain 2021–2026 + est. rental yield
Market verdict
Trend direction, liquidity rating, PSF vs Batu Pahat average
All 132 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 SOGA
Earliest PSF (2021)
RM307
Current PSF (2026)
RM147
Capital Gain
-52.1%
Total Return (est.)
-5.4% p.a.
| Capital appreciation (5 years) | -52.1% |
| Annualised capital return | -10.4% p.a. |
| Est. gross rental yield | 5.0% p.a. |
| Est. total return (capital + rental) | -5.4% p.a. |
| vs Fixed Deposit (3.5% p.a. x 5yr) | -44.6% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield computed from 0 active rental listings.
Median Rent
RM500/mo
Rent Range
RM400-600
25th – 75th pct
Rent PSF
RM0.75
Est. Yield
5.0% 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 (5%). Actual rents may vary.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 400 sqft | 2 | RM180K | RM440 |
| 500 sqft | 17 | RM62K | RM120 |
| 600 sqft | 29 | RM140K | RM232 |
| 650 sqft | 15 | RM97K | RM147 |
| 700 sqft | 20 | 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 RM147 (2026)
Liquidity: High
132 transactions over 5 years (~26/year)
38% below Batu Pahat average
This project: RM199 PSF vs Batu Pahat median: RM319 PSF
Est. Total Return: -5.4% p.a. (below FD)
Capital loss (-10.4% p.a.) + rental yield (~5% p.a.)
TMN SOGA delivers a modest estimated total return of -5.4% p.a. — comprising -10.4% capital depreciation and ~5% rental yield over 5 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF trades 38% below the Batu Pahat average — potentially undervalued. Best suited for rental investors, long-term holders, those who value liquidity.
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ROI since first transaction, unit mix breakdown, rental yield, area comparison & market verdict
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