Kuala Muda, Kedah · Freehold · 141 transactions
Median Price
RM250K
RM215K – RM310K
Median PSF
RM256
RM215 – RM300
Transactions
141
2021-04 to 2025-11
Size Range
603 – 2196
sq.ft (built-up)
Data-driven insights for BANDAR UTAMA
Earliest PSF (2021)
RM232
Current PSF (2025)
RM318
Capital Gain
+36.8%
Total Return (est.)
13.5% p.a.
| Capital appreciation (4 years) | +36.8% |
| Annualised capital return | +9.2% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 13.5% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | +40.0% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Kedah district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 650 sqft | 14 | RM220K | RM330 |
| 800 sqft | 34 | RM190K | RM232 |
| 950 sqft | 22 | 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 RM318 (2025)
Liquidity: High
141 transactions over 4 years (~35/year)
Est. Total Return: 13.5% p.a. (beats FD)
Capital gain (9.2% p.a.) + rental yield (~4.3% p.a.)
BANDAR UTAMA delivers a strong estimated total return of 13.5% p.a. — comprising +9.2% capital appreciation and ~4.3% rental yield over 4 years. This outperforms fixed deposits (3.5% p.a.) when rental income is factored in. 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 | 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 |
136 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 141 records
3 interactive charts
Scatter, price & PSF vs Kuala Muda & Kedah
Percentile breakdown
25th, 50th, 75th price & PSF
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