Kuala Muda, Kedah · Freehold · 148 transactions
Median Price
RM280K
RM250K – RM341K
Median PSF
RM280
RM244 – RM310
Transactions
148
2021-07 to 2025-11
Size Range
624 – 1485
sq.ft (built-up)
Data-driven insights for BANDAR PUTERI JAYA SEK 2
Earliest PSF (2021)
RM244
Current PSF (2025)
RM306
Capital Gain
+25.0%
Total Return (est.)
10.6% p.a.
| Capital appreciation (4 years) | +25.0% |
| Annualised capital return | +6.3% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 10.6% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | +28.2% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Kedah district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 800 sqft | 51 | RM250K | RM306 |
| 1,000 sqft | 25 | RM260K | RM260 |
| 1,050 sqft | 36 | RM320K | RM310 |
| 1,100 sqft | 2 | RM312K | RM290 |
| 1,450 sqft | 31 | RM350K | RM244 |
PSF Trend: Appreciating
PSF moved from RM244 (2021) to RM306 (2025)
Liquidity: High
148 transactions over 4 years (~37/year)
12% below Kuala Muda average
This project: RM280 PSF vs Kuala Muda median: RM319 PSF
Est. Total Return: 10.6% p.a. (beats FD)
Capital gain (6.3% p.a.) + rental yield (~4.3% p.a.)
BANDAR PUTERI JAYA SEK 2 delivers a strong estimated total return of 10.6% p.a. — comprising +6.3% 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 12% 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
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Nov 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 1,033 | RM290 | RM300K |
| Oct 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 818 | RM342 | RM280K |
| Aug 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 990 | RM283 | RM280K |
| Jul 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 818 | RM367 | RM300K |
| Jul 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 1,432 | RM272 | RM390K |
143 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 148 records
3 interactive charts
Scatter, price & PSF vs Kuala Muda & Kedah
Percentile breakdown
25th, 50th, 75th price & PSF
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