Dungun, Terengganu · Leasehold · 23 transactions
Median Price
RM232K
RM171K – RM260K
Median PSF
RM206
RM140 – RM278
Transactions
23
2021-09 to 2025-05
Size Range
635 – 2002
sq.ft (built-up)
Data-driven insights for BANDAR AL MUKTAFI BILLAH SHAH (AMBS)
Earliest PSF (2021)
RM332
Current PSF (2025)
RM191
Capital Gain
-42.5%
Total Return (est.)
-6.3% p.a.
| Capital appreciation (4 years) | -42.5% |
| Annualised capital return | -10.6% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | -6.3% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | -39.3% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Terengganu district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 650 sqft | 2 | RM250K | RM394 |
| 750 sqft | 4 | RM107K | RM140 |
| 850 sqft | 2 | RM171K | RM206 |
| 950 sqft | 2 | RM260K | RM278 |
| 1,100 sqft | 2 | RM250K | RM225 |
| 1,250 sqft | 2 | RM302K | RM238 |
PSF Trend: Declining
PSF moved from RM332 (2021) to RM191 (2025)
Liquidity: Moderate
23 transactions over 4 years (~6/year)
35% below Dungun average
This project: RM206 PSF vs Dungun median: RM319 PSF
Est. Total Return: -6.3% p.a. (below FD)
Capital loss (-10.6% p.a.) + rental yield (~4.3% p.a.)
BANDAR AL MUKTAFI BILLAH SHAH (AMBS) delivers a modest estimated total return of -6.3% p.a. — comprising -10.6% capital depreciation and ~4.3% rental yield over 4 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF trades 35% below the Dungun average — potentially undervalued.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| May 2025 | 1 - 1 1/2 Storey Terraced | Leasehold | 829 | RM191 | RM158K |
| Feb 2025 | 1 - 1 1/2 Storey Terraced | Leasehold | 764 | RM124 | RM95K |
| Feb 2025 | 1 - 1 1/2 Storey Terraced | Leasehold | 764 | RM124 | RM95K |
| Feb 2025 | 1 - 1 1/2 Storey Terraced | Leasehold | 829 | RM206 | RM171K |
| Dec 2024 | Detached | Leasehold | 1,270 | RM238 | RM302K |
18 more transactions hidden
Complete NAPIC transaction data with trend analysis — RM69.90 per report
Investment ROI
Capital gain + rental yield since launch
Market verdict
Trend, liquidity, and area comparison
Unit mix breakdown
Price & PSF by unit size
All transactions
Full table of 23 records
3 interactive charts
Scatter, price & PSF vs Dungun & Terengganu
Percentile breakdown
25th, 50th, 75th price & PSF
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