Kuala Muda, Kedah · Freehold · 5 transactions
Estimated Market Value
Units (1055–1066 sqft) estimated at RM327K – RM330K based on median PSF of RM310/sqft (5 verified transactions)
-20.4%
since 2021
Median Price
RM330K
RM260K – RM330K
Median PSF
RM310
RM246 – RM310
Transactions
5
2021-11 to 2026-01
Size Range
1055 – 1066
sq.ft (built-up)
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Jan 2026 | 1 - 1 1/2 Storey Terraced | Freehold | 1,055 | RM246 | RM260K |
| Dec 2023 | 1 - 1 1/2 Storey Terraced | Freehold | 1,066 | RM375 | RM400K |
| Mar 2023 | 1 - 1 1/2 Storey Terraced | Freehold | 1,066 | RM310 | RM330K |
| Jun 2022 | 1 - 1 1/2 Storey Terraced | Freehold | 1,066 | RM235 | RM250K |
| Nov 2021 | 1 - 1 1/2 Storey Terraced | Freehold | 1,066 | RM310 | RM330K |
BANDAR MUTIARA (PPA1M) · 5 transactions
vs RM200–500 valuer fee
from RM19.90
per month · or RM69.90 once
Investment ROI since first transaction
Capital gain 2021–2026 + est. rental yield
Market verdict
Trend direction, liquidity rating, PSF vs Kuala Muda average
All 5 transaction records
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3 interactive charts
Scatter plot, price & PSF vs Kuala Muda & Kedah
Unit mix breakdown
Median price & PSF by size category
Rental yield analysis
Est. monthly rent by furnishing type
Best value
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Data-driven insights for BANDAR MUTIARA (PPA1M)
Earliest PSF (2021)
RM310
Current PSF (2026)
RM246
Capital Gain
-20.4%
Total Return (est.)
0.3% p.a.
| Capital appreciation (5 years) | -20.4% |
| Annualised capital return | -4.1% p.a. |
| Est. gross rental yield | 4.4% p.a. |
| Est. total return (capital + rental) | 0.3% p.a. |
| vs Fixed Deposit (3.5% p.a. x 5yr) | -15.9% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield computed from 0 active rental listings.
Median Rent
RM1,200/mo
Rent Range
RM1000-1400
25th – 75th pct
Rent PSF
RM1.11
Est. Yield
4.4% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM1,000/mo |
| Semi Furnished | RM1,200/mo |
| Fully Furnished | RM1,500/mo |
*Estimated rental figures based on Kedah district average gross yield (4.4%). Actual rents may vary.
PSF Trend: Declining
PSF moved from RM310 (2021) to RM246 (2026)
Liquidity: Low
5 transactions over 5 years (~1/year)
2% below Kuala Muda average
This project: RM310 PSF vs Kuala Muda median: RM314 PSF
Est. Total Return: 0.3% p.a. (below FD)
Capital loss (-4.1% p.a.) + rental yield (~4.4% p.a.)
BANDAR MUTIARA (PPA1M) delivers a modest estimated total return of 0.3% p.a. — comprising -4.1% capital depreciation and ~4.4% rental yield over 5 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.
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ROI since first transaction, unit mix breakdown, rental yield, area comparison & market verdict
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