Batu Pahat, Muar, Pontian, Tangkak · NAPIC transactions to 2026-06 · refreshed each quarter.
The western districts run up the Straits of Malacca from Pontian through Batu Pahat and Muar to Tangkak. These are established town markets rather than metropolitan ones: almost entirely landed housing, almost entirely freehold, and priced well below Greater Johor Bahru.
Freehold title is close to universal here — around 98% of recorded sales — which makes tenure a non-issue in a way it is not further south.
| District | Sales | Median, all types | Median terraced | High-rise share | vs prior 12 mths |
|---|---|---|---|---|---|
| Batu Pahat | 624 | RM426,000 | RM413,000 | 4% | +2.7% |
| Muar | 386 | RM566,500 | RM500,000 | 2% | +13.3% |
| Pontian | 105 | RM450,000 | RM380,000 | 4% | -10.0% |
| Tangkak | 192 | RM461,500 | RM448,000 | 0% | +2.6% |
The terraced column is the fairer comparison between districts: the all-types median moves with whatever happened to sell, while terraced houses are a consistent product across all of Johor. The high-rise share shows how much of each market is apartments and flats rather than landed housing.
Western Johor produced the strongest five-year price growth in the state, and not by a small margin. Comparing 2021 with 2025 medians, Tangkak rose 32% and Muar 29%, both ahead of Johor Bahru's 24%. Pontian's recorded median rose further still, though on under a hundred sales a year that figure carries real uncertainty.
Batu Pahat is the outlier in the other direction: the busiest western district by volume, but up only 11% over the same five years. Volume and price growth are separate questions, and this region shows the difference plainly. The five-year growth study works through why, including how much of the headline growth survives a like-for-like comparison.
| Property type | Sales | Median price | Median RM/sq.m |
|---|---|---|---|
| 1 1/2 Storey Terraced | 394 | RM375,000 | RM4,231 |
| 2 1/2 Storey Terraced | 338 | RM558,500 | RM3,258 |
| 1 1/2 Storey Semi-Detached | 131 | RM490,000 | RM4,500 |
| 2 1/2 Storey Shop | 113 | RM752,000 | RM2,778 |
| Low-Cost House | 95 | RM175,000 | RM2,941 |
| 2 1/2 Storey Semi-Detached | 79 | RM880,000 | RM4,056 |
| Detached | 35 | RM520,000 | RM3,404 |
| 1 1/2 Storey Shop | 23 | RM240,000 | RM2,041 |
Schemes with at least 12 recorded sales in the last 12 months. A high count means there is enough evidence here for a reliable estimate; a scheme absent from this list is not necessarily quiet, only thinly recorded.
| Scheme | Sales | Median price |
|---|---|---|
| TAMAN PUTERA INDAH | 79 | RM440,000 |
| TAMAN BKT PERDANA | 20 | RM444,000 |
| TAMAN PAGOH JAYA - TR 428 | 18 | RM465,000 |
| TAMAN SOGA | 18 | RM115,000 |
| TAMAN PUTERI JAYA | 17 | RM500,000 |
| TAMAN MUTIARA PERDANA | 15 | RM450,000 |
| TAMAN PUTERA INDAH - TR. 146 | 14 | RM770,500 |
| TAMAN BUKIT INDAH ( TR314 ) | 13 | RM250,000 |
| TAMAN NILAM SARI -TR767 | 13 | RM350,000 |
| Quarter | Median price | Transactions |
|---|---|---|
| 2024-Q3 | RM448,000 | 817 |
| 2024-Q4 | RM460,000 | 317 |
| 2025-Q1 | RM468,000 | 256 |
| 2025-Q2 | RM460,000 | 292 |
| 2025-Q3 | RM464,000 | 346 |
| 2025-Q4 | RM458,000 | 387 |
| 2026-Q1 | RM466,000 | 221 |
| 2026-Q2 | RM485,000 | 353 |
The most recent quarter is always under-reported: transactions take time to be registered and released, so its count will rise in later NAPIC releases. Read the last row as incomplete rather than as a fall in activity.
Everything above is area-level. For one property, the free price estimator finds the sales nearest to it — same road first, then the surrounding scheme — and shows them to you alongside the figure. See a worked example.