Batu Pahat, Johor · Freehold · 20 transactions
Median Price
RM170K
RM150K – RM370K
Median PSF
RM271
RM229 – RM328
Transactions
20
2021-08 to 2025-11
Size Range
549 – 1615
sq.ft (built-up)
TMN SRI SAGA
20 transactions · Full ROI analysis
Data-driven insights for TMN SRI SAGA
Earliest PSF (2021)
RM419
Current PSF (2025)
RM273
Capital Gain
-34.8%
Total Return (est.)
-4.5% p.a.
| Capital appreciation (4 years) | -34.8% |
| Annualised capital return | -8.7% p.a. |
| Est. gross rental yield | 4.2% p.a. |
| Est. total return (capital + rental) | -4.5% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | -32.0% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield computed from 0 active PropertyGuru listings.
Median Rent
RM600/mo
Rent Range
RM500-700
25th – 75th pct
Rent PSF
RM1.02
Est. Yield
4.2% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM500/mo |
| Semi Furnished | RM600/mo |
| Fully Furnished | RM800/mo |
*Estimated rental figures based on Johor district average gross yield (4.2%). Actual rents may vary.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 550 sqft | 9 | RM160K | RM291 |
| 600 sqft | 2 | RM120K | RM199 |
| 800 sqft | 2 | RM210K | RM271 |
| 850 sqft | 2 | RM440K | RM511 |
| 1,600 sqft | 3 | RM378K | RM234 |
PSF Trend: Declining
PSF moved from RM419 (2021) to RM273 (2025)
Liquidity: Moderate
20 transactions over 4 years (~5/year)
15% below Batu Pahat average
This project: RM271 PSF vs Batu Pahat median: RM320 PSF
Est. Total Return: -4.5% p.a. (below FD)
Capital loss (-8.7% p.a.) + rental yield (~4.2% p.a.)
TMN SRI SAGA delivers a modest estimated total return of -4.5% p.a. — comprising -8.7% capital depreciation and ~4.2% rental yield over 4 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF trades 15% below the Batu Pahat average — potentially undervalued. Best suited for long-term holders.
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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 | Low-Cost House | Freehold | 549 | RM273 | RM150K |
| Apr 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 1,615 | RM234 | RM378K |
| Aug 2024 | Low-Cost House | Freehold | 549 | RM291 | RM160K |
| Jun 2024 | Low-Cost House | Freehold | 549 | RM219 | RM120K |
| May 2024 | 1 - 1 1/2 Storey Terraced | Freehold | 861 | RM511 | RM440K |
15 more transactions hidden
TMN SRI SAGA · 20 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 20 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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