Kuala Muda, Kedah · Freehold · 53 transactions
Median Price
RM375K
RM350K – RM420K
Median PSF
RM300
RM255 – RM342
Transactions
53
2021-09 to 2025-11
Size Range
1001 – 2034
sq.ft (built-up)
Data-driven insights for BANDAR AMANJAYA (ZON MELOR)
Earliest PSF (2021)
RM346
Current PSF (2025)
RM310
Capital Gain
-10.5%
Total Return (est.)
1.7% p.a.
| Capital appreciation (4 years) | -10.5% |
| Annualised capital return | -2.6% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 1.7% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | -7.3% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Kedah district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 1,000 sqft | 14 | RM320K | RM316 |
| 1,050 sqft | 10 | RM370K | RM354 |
| 1,100 sqft | 5 | RM375K | RM342 |
| 1,300 sqft | 3 | RM370K | RM279 |
| 1,350 sqft | 6 | RM400K | RM295 |
| 1,500 sqft | 2 | RM500K | RM334 |
| 2,050 sqft | 11 | RM450K | RM221 |
PSF Trend: Declining
PSF moved from RM346 (2021) to RM310 (2025)
Liquidity: Moderate
53 transactions over 4 years (~13/year)
6% below Kuala Muda average
This project: RM300 PSF vs Kuala Muda median: RM319 PSF
Est. Total Return: 1.7% p.a. (below FD)
Capital loss (-2.6% p.a.) + rental yield (~4.3% p.a.)
BANDAR AMANJAYA (ZON MELOR) delivers a modest estimated total return of 1.7% p.a. — comprising -2.6% 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 is in line with the Kuala Muda average, suggesting fair market pricing. Best suited for long-term holders, those who value liquidity.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Nov 2025 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 1,356 | RM332 | RM450K |
| Oct 2025 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 1,098 | RM337 | RM370K |
| Jul 2025 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 1,012 | RM385 | RM390K |
| Jul 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 1,001 | RM300 | RM300K |
| May 2025 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 1,324 | RM279 | RM370K |
48 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 53 records
3 interactive charts
Scatter, price & PSF vs Kuala Muda & Kedah
Percentile breakdown
25th, 50th, 75th price & PSF
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