Batu Pahat, Johor · Freehold · 14 transactions
Estimated Market Value
Units (1345–2917 sqft) estimated at RM300K – RM650K based on median PSF of RM223/sqft (14 verified transactions)
-24.9%
since 2022
Median Price
RM400K
RM270K – RM510K
Median PSF
RM223
RM154 – RM297
Transactions
14
2022-01 to 2025-11
Size Range
1345 – 2917
sq.ft (built-up)
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Nov 2025 | 2 - 2 1/2 Storey Shop | Freehold | 2,917 | RM175 | RM510K |
| Oct 2025 | 2 - 2 1/2 Storey Shop | Freehold | 2,917 | RM223 | RM650K |
| May 2025 | Shop Unit/Retail Lot | Freehold | — | — | RM285K |
| Oct 2024 | Shop Unit/Retail Lot | Freehold | — | — | RM355K |
| Aug 2024 | Shop Unit/Retail Lot | Freehold | — | — | RM115K |
| Jul 2024 | 2 - 2 1/2 Storey Shop | Freehold | 2,228 | RM316 | RM705K |
| Apr 2024 | 2 - 2 1/2 Storey Shop | Freehold | 2,917 | RM230 | RM670K |
| Mar 2024 | 2 - 2 1/2 Storey Shop | Freehold | 2,917 | RM146 | RM425K |
6 more transactions hidden
TMN SOGA - TR 516 · 14 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 14 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 - TR 516
Earliest PSF (2022)
RM297
Current PSF (2025)
RM223
Capital Gain
-24.9%
Total Return (est.)
-3.8% p.a.
| Capital appreciation (3 years) | -24.9% |
| Annualised capital return | -8.3% p.a. |
| Est. gross rental yield | 4.5% p.a. |
| Est. total return (capital + rental) | -3.8% p.a. |
| vs Fixed Deposit (3.5% p.a. x 3yr) | -21.9% |
*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
RM0.84
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.
PSF Trend: Declining
PSF moved from RM297 (2022) to RM223 (2025)
Liquidity: Low
14 transactions over 3 years (~5/year)
30% below Batu Pahat average
This project: RM223 PSF vs Batu Pahat median: RM319 PSF
Est. Total Return: -3.8% p.a. (below FD)
Capital loss (-8.3% p.a.) + rental yield (~4.5% p.a.)
TMN SOGA - TR 516 delivers a modest estimated total return of -3.8% p.a. — comprising -8.3% capital depreciation and ~4.5% rental yield over 3 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF trades 30% below the Batu Pahat average — potentially undervalued. Best suited for rental investors, long-term holders.
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ROI since first transaction, unit mix breakdown, rental yield, area comparison & market verdict
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