Kuala Muda, Kedah · Freehold · 29 transactions
Median Price
RM660K
RM600K – RM700K
Median PSF
RM307
RM287 – RM323
Transactions
29
2021-07 to 2025-11
Size Range
1722 – 3046
sq.ft (built-up)
Data-driven insights for BANDAR LAGUNA MERBOK (KEMBAR)
Earliest PSF (2021)
RM284
Current PSF (2025)
RM327
Capital Gain
+15.2%
Total Return (est.)
8.1% p.a.
| Capital appreciation (4 years) | +15.2% |
| Annualised capital return | +3.8% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 8.1% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | +18.4% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Kedah district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 2,000 sqft | 6 | RM600K | RM303 |
| 2,100 sqft | 9 | RM660K | RM311 |
| 2,250 sqft | 5 | RM675K | RM300 |
| 2,450 sqft | 2 | RM1.00M | RM409 |
| 3,000 sqft | 3 | RM850K | RM284 |
PSF Trend: Appreciating
PSF moved from RM284 (2021) to RM327 (2025)
Liquidity: Moderate
29 transactions over 4 years (~7/year)
4% below Kuala Muda average
This project: RM307 PSF vs Kuala Muda median: RM319 PSF
Est. Total Return: 8.1% p.a. (beats FD)
Capital gain (3.8% p.a.) + rental yield (~4.3% p.a.)
BANDAR LAGUNA MERBOK (KEMBAR) delivers a strong estimated total return of 8.1% p.a. — comprising +3.8% capital appreciation and ~4.3% rental yield over 4 years. This outperforms fixed deposits (3.5% p.a.) when rental income is factored in. PSF is in line with the Kuala Muda average, suggesting fair market pricing. Best suited for capital gain seekers, long-term holders.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Nov 2025 | 2 - 2 1/2 Storey Semi-Detached | Freehold | 1,722 | RM348 | RM600K |
| Oct 2025 | 2 - 2 1/2 Storey Semi-Detached | Freehold | 1,981 | RM327 | RM648K |
| Aug 2025 | 2 - 2 1/2 Storey Semi-Detached | Freehold | 1,981 | RM251 | RM498K |
| Jul 2024 | 2 - 2 1/2 Storey Semi-Detached | Freehold | 2,250 | RM311 | RM700K |
| Jan 2024 | 2 - 2 1/2 Storey Semi-Detached | Freehold | 2,120 | RM314 | RM665K |
24 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 29 records
3 interactive charts
Scatter, price & PSF vs Kuala Muda & Kedah
Percentile breakdown
25th, 50th, 75th price & PSF
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