Dungun, Terengganu · Leasehold · 26 transactions
Estimated Market Value
Units (484–2002 sqft) estimated at RM108K – RM446K based on median PSF of RM223/sqft (26 verified transactions)
-25.1%
since 2021
Median Price
RM230K
RM171K – RM250K
Median PSF
RM223
RM150 – RM278
Transactions
26
2021-09 to 2026-03
Size Range
484 – 2002
sq.ft (built-up)
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Mar 2026 | Detached | Leasehold | 484 | RM341 | RM165K |
| Jan 2026 | 1 - 1 1/2 Storey Semi-Detached | Leasehold | 926 | RM248 | RM230K |
| Jan 2026 | 1 - 1 1/2 Storey Semi-Detached | Leasehold | 926 | RM248 | RM230K |
| 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
BANDAR AL MUKTAFI BILLAH SHAH (AMBS) · 26 transactions
vs RM200–500 valuer fee
RM69.90
one-time · no subscription
Investment ROI since first transaction
Capital gain 2021–2026 + est. rental yield
Market verdict
Trend direction, liquidity rating, PSF vs Dungun average
All 26 transaction records
Complete data, filterable & sortable
3 interactive charts
Scatter plot, price & PSF vs Dungun & Terengganu
Unit mix breakdown
Median price & PSF by size category
Rental yield analysis
Est. monthly rent by furnishing type
Data-driven insights for BANDAR AL MUKTAFI BILLAH SHAH (AMBS)
Earliest PSF (2021)
RM332
Current PSF (2026)
RM248
Capital Gain
-25.1%
Total Return (est.)
-0.8% p.a.
| Capital appreciation (5 years) | -25.1% |
| Annualised capital return | -5.0% p.a. |
| Est. gross rental yield | 4.2% p.a. |
| Est. total return (capital + rental) | -0.8% p.a. |
| vs Fixed Deposit (3.5% p.a. x 5yr) | -21.6% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield computed from 0 active rental listings.
Median Rent
RM800/mo
Rent Range
RM700-900
25th – 75th pct
Rent PSF
RM0.80
Est. Yield
4.2% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM700/mo |
| Semi Furnished | RM800/mo |
| Fully Furnished | RM1,000/mo |
*Estimated rental figures based on Terengganu district average gross yield (4.2%). Actual rents may vary.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 650 sqft | 2 | RM250K | RM394 |
| 750 sqft | 4 | RM107K | RM140 |
| 850 sqft | 2 | RM171K | RM206 |
| 950 sqft | 4 | RM230K | RM248 |
| 1,100 sqft | 2 | RM250K | RM225 |
| 1,250 sqft | 2 | RM302K | RM238 |
PSF Trend: Declining
PSF moved from RM332 (2021) to RM248 (2026)
Liquidity: Moderate
26 transactions over 5 years (~5/year)
33% below Dungun average
This project: RM223 PSF vs Dungun median: RM334 PSF
Est. Total Return: -0.8% p.a. (below FD)
Capital loss (-5.0% p.a.) + rental yield (~4.2% p.a.)
BANDAR AL MUKTAFI BILLAH SHAH (AMBS) delivers a modest estimated total return of -0.8% p.a. — comprising -5.0% capital depreciation and ~4.2% rental yield over 5 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF trades 33% below the Dungun average — potentially undervalued.
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ROI since first transaction, unit mix breakdown, rental yield, area comparison & market verdict
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