BANDAR MUTIARA
Kuala Muda, Kedah · Freehold · 108 transactions
Median Price
RM285K
RM250K – RM310K
Median PSF
RM273
RM247 – RM306
Transactions
108
2021-01 to 2025-11
Size Range
732 – 1690
sq.ft (built-up)
Recorded Transactions
Median Price
Median PSF
Market Analysis
Data-driven insights for BANDAR MUTIARA
Investment Return
Earliest PSF (2021)
RM266
Current PSF (2025)
RM303
Capital Gain
+13.8%
Total Return (est.)
7.7% p.a.
| Capital appreciation (4 years) | +13.8% |
| Annualised capital return | +3.4% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 7.7% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | +17.0% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Kedah district averages.
Unit Mix Breakdown
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 750 sqft | 6 | RM240K | RM325 |
| 800 sqft | 13 | RM270K | RM348 |
| 850 sqft | 16 | RM250K | RM294 |
| 900 sqft | 22 | RM250K | RM273 |
| 1,000 sqft | 3 | RM300K | RM300 |
| 1,100 sqft | 12 | RM295K | RM266 |
| 1,150 sqft | 14 | RM320K | RM273 |
| 1,200 sqft | 9 | RM310K | RM259 |
| 1,700 sqft | 13 | RM361K | RM215 |
Market Verdict
PSF Trend: Appreciating
PSF moved from RM266 (2021) to RM303 (2025)
Liquidity: High
108 transactions over 4 years (~27/year)
14% below Kuala Muda average
This project: RM273 PSF vs Kuala Muda median: RM319 PSF
Est. Total Return: 7.7% p.a. (beats FD)
Capital gain (3.4% p.a.) + rental yield (~4.3% p.a.)
Verdict
BANDAR MUTIARA delivers a strong estimated total return of 7.7% p.a. — comprising +3.4% 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 trades 14% below the Kuala Muda average — potentially undervalued. Best suited for capital gain seekers, long-term holders, those who value liquidity.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
Transaction History
Showing 5 of 108| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Nov 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 915 | RM271 | RM248K |
| Jul 2025 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 1,206 | RM303 | RM365K |
| Jul 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 775 | RM359 | RM278K |
| Jul 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 1,001 | RM330 | RM330K |
| Jul 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 1,679 | RM220 | RM370K |
103 more transactions hidden
Full Report Includes
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 108 records
3 interactive charts
Scatter, price & PSF vs Kuala Muda & Kedah
Percentile breakdown
25th, 50th, 75th price & PSF
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