Batu Pahat, Johor · Freehold · 8 transactions
Estimated Market Value
Units (1221–6265 sqft) estimated at RM178K – RM915K based on median PSF of RM146/sqft (8 verified transactions)
+9.6%
since 2023
Median Price
RM315K
RM125K – RM675K
Median PSF
RM146
RM102 – RM163
Transactions
8
2023-03 to 2026-01
Size Range
1221 – 6265
sq.ft (built-up)
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Jan 2026 | 4 - 4 1/2 Storey Shop | Freehold | 6,265 | RM160 | RM1.00M |
| Feb 2025 | 1 - 1 1/2 Storey Shop | Leasehold | 1,221 | RM102 | RM125K |
| Feb 2025 | 1 - 1 1/2 Storey Shop | Leasehold | 1,221 | RM102 | RM125K |
| Oct 2024 | 2 - 2 1/2 Storey Shop | Freehold | 2,661 | RM254 | RM675K |
| Aug 2024 | 1 - 1 1/2 Storey Shop | Leasehold | 1,221 | RM102 | RM125K |
| Nov 2023 | 1 - 1 1/2 Storey Shop | Leasehold | 1,960 | RM64 | RM125K |
| Aug 2023 | 2 - 2 1/2 Storey Shop | Leasehold | 2,160 | RM146 | RM315K |
| Mar 2023 | 2 - 2 1/2 Storey Shop | Leasehold | 3,059 | RM163 | RM500K |
TONGKANG PECAH LOCAL COUNCIL · 8 transactions
vs RM200–500 valuer fee
from RM19.90
per month · or RM69.90 once
Investment ROI since first transaction
Capital gain 2023–2026 + est. rental yield
Market verdict
Trend direction, liquidity rating, PSF vs Batu Pahat average
All 8 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
Best value
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Data-driven insights for TONGKANG PECAH LOCAL COUNCIL
Earliest PSF (2023)
RM146
Current PSF (2026)
RM160
Capital Gain
+9.6%
Total Return (est.)
7.8% p.a.
| Capital appreciation (3 years) | +9.6% |
| Annualised capital return | +3.2% p.a. |
| Est. gross rental yield | 4.6% p.a. |
| Est. total return (capital + rental) | 7.8% p.a. |
| vs Fixed Deposit (3.5% p.a. x 3yr) | +12.9% |
*Based on earliest recorded transaction (2023). Actual launch price may differ. Rental yield computed from 0 active rental listings.
Median Rent
RM1,200/mo
Rent Range
RM1000-1400
25th – 75th pct
Rent PSF
RM0.55
Est. Yield
4.6% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM1,000/mo |
| Semi Furnished | RM1,200/mo |
| Fully Furnished | RM1,500/mo |
*Estimated rental figures based on Johor district average gross yield (4.6%). Actual rents may vary.
PSF Trend: Stable
PSF moved from RM146 (2023) to RM160 (2026)
Liquidity: Low
8 transactions over 3 years (~3/year)
54% below Batu Pahat average
This project: RM146 PSF vs Batu Pahat median: RM315 PSF
Est. Total Return: 7.8% p.a. (beats FD)
Capital gain (3.2% p.a.) + rental yield (~4.6% p.a.)
TONGKANG PECAH LOCAL COUNCIL delivers a strong estimated total return of 7.8% p.a. — comprising +3.2% capital appreciation and ~4.6% rental yield over 3 years. This outperforms fixed deposits (3.5% p.a.) when rental income is factored in. PSF trades 54% below the Batu Pahat average — potentially undervalued. Best suited for rental investors, capital gain seekers, long-term holders.
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ROI since first transaction, unit mix breakdown, rental yield, area comparison & market verdict
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