Batu Pahat, Johor · Leasehold · 7 transactions
Estimated Market Value
Units (1216–3057 sqft) estimated at RM125K – RM315K based on median PSF of RM103/sqft (7 verified transactions)
-29.5%
since 2023
Median Price
RM125K
RM125K – RM500K
Median PSF
RM103
RM103 – RM164
Transactions
7
2023-03 to 2025-02
Size Range
1216 – 3057
sq.ft (built-up)
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Feb 2025 | 1 - 1 1/2 Storey Shop | Leasehold | 1,216 | RM103 | RM125K |
| Feb 2025 | 1 - 1 1/2 Storey Shop | Leasehold | 1,216 | RM103 | RM125K |
| Oct 2024 | 2 - 2 1/2 Storey Shop | Freehold | 2,659 | RM254 | RM675K |
| Aug 2024 | 1 - 1 1/2 Storey Shop | Leasehold | 1,216 | RM103 | RM125K |
| Nov 2023 | 1 - 1 1/2 Storey Shop | Leasehold | 1,959 | RM64 | RM125K |
| Aug 2023 | 2 - 2 1/2 Storey Shop | Leasehold | 2,164 | RM146 | RM315K |
| Mar 2023 | 2 - 2 1/2 Storey Shop | Leasehold | 3,057 | RM164 | RM500K |
TONGKANG PECAH LOCAL COUNCIL · 7 transactions
vs RM200–500 valuer fee
RM69.90
one-time · no subscription
Investment ROI since first transaction
Capital gain 2023–2025 + est. rental yield
Market verdict
Trend direction, liquidity rating, PSF vs Batu Pahat average
All 7 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 TONGKANG PECAH LOCAL COUNCIL
Earliest PSF (2023)
RM146
Current PSF (2025)
RM103
Capital Gain
-29.5%
Total Return (est.)
-9.9% p.a.
| Capital appreciation (2 years) | -29.5% |
| Annualised capital return | -14.7% p.a. |
| Est. gross rental yield | 4.8% p.a. |
| Est. total return (capital + rental) | -9.9% p.a. |
| vs Fixed Deposit (3.5% p.a. x 2yr) | -26.9% |
*Based on earliest recorded transaction (2023). 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
RM0.39
Est. Yield
4.8% 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 (4.8%). Actual rents may vary.
PSF Trend: Declining
PSF moved from RM146 (2023) to RM103 (2025)
Liquidity: Low
7 transactions over 2 years (~4/year)
68% below Batu Pahat average
This project: RM103 PSF vs Batu Pahat median: RM319 PSF
Est. Total Return: -9.9% p.a. (below FD)
Capital loss (-14.7% p.a.) + rental yield (~4.8% p.a.)
TONGKANG PECAH LOCAL COUNCIL delivers a modest estimated total return of -9.9% p.a. — comprising -14.7% capital depreciation and ~4.8% rental yield over 2 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF trades 68% below the Batu Pahat average — potentially undervalued. Best suited for rental investors.
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ROI since first transaction, unit mix breakdown, rental yield, area comparison & market verdict
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