Kota Setar, Kedah · Freehold · 23 transactions
Estimated Market Value
Units (2664–6093 sqft) estimated at RM621K – RM1.42M based on median PSF of RM233/sqft (23 verified transactions)
+18.5%
since 2022
Median Price
RM650K
RM590K – RM800K
Median PSF
RM233
RM199 – RM276
Transactions
23
2022-01 to 2025-05
Size Range
2664 – 6093
sq.ft (built-up)
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| May 2025 | 2 - 2 1/2 Storey Shop | Freehold | 2,712 | RM232 | RM628K |
| Mar 2025 | 2 - 2 1/2 Storey Shop | Freehold | 2,713 | RM276 | RM750K |
| May 2024 | 2 - 2 1/2 Storey Shop | Freehold | 3,192 | RM204 | RM650K |
| Apr 2024 | 2 - 2 1/2 Storey Shop | Freehold | 2,712 | RM177 | RM480K |
| Apr 2024 | 2 - 2 1/2 Storey Shop | Freehold | 2,664 | RM191 | RM510K |
| Mar 2024 | 2 - 2 1/2 Storey Shop | Freehold | 2,664 | RM263 | RM700K |
| Mar 2024 | 2 - 2 1/2 Storey Shop | Freehold | 2,664 | RM276 | RM735K |
| Mar 2024 | 3 - 3 1/2 Storey Shop | Freehold | 4,060 | RM185 | RM750K |
15 more transactions hidden
BDR BARU MERGONG (STAR CITY) · 23 transactions
vs RM200–500 valuer fee
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Investment ROI since first transaction
Capital gain 2022–2025 + est. rental yield
Market verdict
Trend direction, liquidity rating, PSF vs Kota Setar average
All 23 transaction records
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Scatter plot, price & PSF vs Kota Setar & Kedah
Unit mix breakdown
Median price & PSF by size category
Rental yield analysis
Est. monthly rent by furnishing type
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Data-driven insights for BDR BARU MERGONG (STAR CITY)
Earliest PSF (2022)
RM233
Current PSF (2025)
RM276
Capital Gain
+18.5%
Total Return (est.)
10.4% p.a.
| Capital appreciation (3 years) | +18.5% |
| Annualised capital return | +6.2% p.a. |
| Est. gross rental yield | 4.2% p.a. |
| Est. total return (capital + rental) | 10.4% p.a. |
| vs Fixed Deposit (3.5% p.a. x 3yr) | +20.6% |
*Based on earliest recorded transaction (2022). Actual launch price may differ. Rental yield computed from 0 active rental listings.
Median Rent
RM2,300/mo
Rent Range
RM1900-2700
25th – 75th pct
Rent PSF
RM0.83
Est. Yield
4.2% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM2,000/mo |
| Semi Furnished | RM2,300/mo |
| Fully Furnished | RM2,900/mo |
*Estimated rental figures based on Kedah district average gross yield (4.2%). Actual rents may vary.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 2,650 sqft | 7 | RM620K | RM233 |
| 2,700 sqft | 10 | RM650K | RM240 |
| 3,200 sqft | 2 | RM650K | RM204 |
| 4,650 sqft | 2 | RM1.25M | RM268 |
PSF Trend: Appreciating
PSF moved from RM233 (2022) to RM276 (2025)
Liquidity: Moderate
23 transactions over 3 years (~8/year)
28% below Kota Setar average
This project: RM233 PSF vs Kota Setar median: RM325 PSF
Est. Total Return: 10.4% p.a. (beats FD)
Capital gain (6.2% p.a.) + rental yield (~4.2% p.a.)
BDR BARU MERGONG (STAR CITY) delivers a strong estimated total return of 10.4% p.a. — comprising +6.2% capital appreciation and ~4.2% rental yield over 3 years. This outperforms fixed deposits (3.5% p.a.) when rental income is factored in. PSF trades 28% below the Kota Setar average — potentially undervalued. Best suited for capital gain seekers, long-term holders.
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ROI since first transaction, unit mix breakdown, rental yield, area comparison & market verdict
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