Seberang Perai Tengah, Penang · Freehold · 83 transactions
Median Price
RM330K
RM80K – RM440K
Median PSF
RM288
RM152 – RM387
Transactions
83
2021-08 to 2025-11
Size Range
517 – 2777
sq.ft (built-up)
Data-driven insights for BANDAR MACANG BUBOK
Earliest PSF (2021)
RM387
Current PSF (2025)
RM360
Capital Gain
-7.0%
Total Return (est.)
2.3% p.a.
| Capital appreciation (4 years) | -7.0% |
| Annualised capital return | -1.7% p.a. |
| Est. gross rental yield | 4.0% p.a. |
| Est. total return (capital + rental) | 2.3% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | -5.0% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Penang district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 500 sqft | 4 | RM100K | RM194 |
| 600 sqft | 24 | RM70K | RM118 |
| 700 sqft | 3 | RM150K | RM214 |
| 750 sqft | 3 | RM300K | RM410 |
| 800 sqft | 18 | RM338K | RM424 |
| 1,400 sqft | 9 | RM478K | RM344 |
| 1,450 sqft | 9 | RM460K | RM321 |
| 1,550 sqft | 6 | RM450K | RM290 |
| 1,800 sqft | 2 | RM498K | RM277 |
| 2,150 sqft | 2 | RM750K | RM347 |
PSF Trend: Stable
PSF moved from RM387 (2021) to RM360 (2025)
Liquidity: High
83 transactions over 4 years (~21/year)
18% below Seberang Perai Tengah average
This project: RM288 PSF vs Seberang Perai Tengah median: RM350 PSF
Est. Total Return: 2.3% p.a. (below FD)
Capital loss (-1.7% p.a.) + rental yield (~4% p.a.)
BANDAR MACANG BUBOK delivers a modest estimated total return of 2.3% p.a. — comprising -1.7% capital depreciation and ~4% rental yield over 4 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF trades 18% below the Seberang Perai Tengah average — potentially undervalued. 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 | 2 - 2 1/2 Storey Terraced | Freehold | 1,389 | RM356 | RM495K |
| Nov 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 1,389 | RM360 | RM500K |
| Oct 2025 | Low-Cost Flat | Freehold | 700 | RM214 | RM150K |
| Aug 2025 | Low-Cost Flat | Freehold | 646 | RM71 | RM46K |
| Jul 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 732 | RM451 | RM330K |
78 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 83 records
3 interactive charts
Scatter, price & PSF vs Seberang Perai Tengah & Penang
Percentile breakdown
25th, 50th, 75th price & PSF
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