Kuala Muda, Kedah · Freehold · 142 transactions
Estimated Market Value
Units (603–2196 sqft) estimated at RM154K – RM563K based on median PSF of RM256/sqft (142 verified transactions)
+33.3%
since 2021
Median Price
RM250K
RM215K – RM310K
Median PSF
RM256
RM215 – RM300
Transactions
142
2021-04 to 2026-02
Size Range
603 – 2196
sq.ft (built-up)
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Feb 2026 | 1 - 1 1/2 Storey Terraced | Freehold | 936 | RM310 | RM290K |
| Nov 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 818 | RM318 | RM260K |
| Oct 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 1,055 | RM256 | RM270K |
| Oct 2025 | Low-Cost House | Freehold | 603 | RM498 | RM300K |
| Aug 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 1,055 | RM265 | RM280K |
| Apr 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 818 | RM281 | RM230K |
| Apr 2025 | Detached | Freehold | 1,313 | RM324 | RM425K |
| Dec 2024 | 1 - 1 1/2 Storey Terraced | Freehold | 818 | RM281 | RM230K |
134 more transactions hidden
BANDAR UTAMA · 142 transactions
vs RM200–500 valuer fee
RM69.90
one-time · no subscription
Investment ROI since first transaction
Capital gain 2021–2026 + est. rental yield
Market verdict
Trend direction, liquidity rating, PSF vs Kuala Muda average
All 142 transaction records
Complete data, filterable & sortable
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
Data-driven insights for BANDAR UTAMA
Earliest PSF (2021)
RM232
Current PSF (2026)
RM310
Capital Gain
+33.3%
Total Return (est.)
11.0% p.a.
| Capital appreciation (5 years) | +33.3% |
| Annualised capital return | +6.7% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 11.0% p.a. |
| vs Fixed Deposit (3.5% p.a. x 5yr) | +37.3% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield computed from 0 active rental listings.
Median Rent
RM900/mo
Rent Range
RM700-1100
25th – 75th pct
Rent PSF
RM0.92
Est. Yield
4.3% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM800/mo |
| Semi Furnished | RM900/mo |
| Fully Furnished | RM1,100/mo |
*Estimated rental figures based on Kedah district average gross yield (4.3%). Actual rents may vary.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 650 sqft | 14 | RM220K | RM330 |
| 800 sqft | 34 | RM190K | RM232 |
| 950 sqft | 23 | RM260K | RM278 |
| 1,000 sqft | 12 | RM250K | RM252 |
| 1,050 sqft | 9 | RM270K | RM256 |
| 1,100 sqft | 3 | RM430K | RM384 |
| 1,250 sqft | 4 | RM380K | RM302 |
| 1,300 sqft | 14 | RM400K | RM305 |
| 1,700 sqft | 22 | RM305K | RM177 |
| 2,200 sqft | 3 | RM500K | RM228 |
PSF Trend: Appreciating
PSF moved from RM232 (2021) to RM310 (2026)
Liquidity: High
142 transactions over 5 years (~28/year)
18% below Kuala Muda average
This project: RM256 PSF vs Kuala Muda median: RM313 PSF
Est. Total Return: 11.0% p.a. (beats FD)
Capital gain (6.7% p.a.) + rental yield (~4.3% p.a.)
BANDAR UTAMA delivers a strong estimated total return of 11.0% p.a. — comprising +6.7% capital appreciation and ~4.3% rental yield over 5 years. This outperforms fixed deposits (3.5% p.a.) when rental income is factored in. PSF trades 18% below the Kuala Muda average — potentially undervalued. Best suited for capital gain seekers, long-term holders, those who value liquidity.
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ROI since first transaction, unit mix breakdown, rental yield, area comparison & market verdict
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