Muallim, Perak · Freehold · 85 transactions
Median Price
RM240K
RM210K – RM300K
Median PSF
RM324
RM283 – RM387
Transactions
85
2021-11 to 2025-12
Size Range
603 – 2142
sq.ft (built-up)
BEHRANG 2020 / TMN WAWASAN
85 transactions · Full ROI analysis
Data-driven insights for BEHRANG 2020 / TMN WAWASAN
Earliest PSF (2021)
RM310
Current PSF (2025)
RM333
Capital Gain
+7.4%
Total Return (est.)
6.4% p.a.
| Capital appreciation (4 years) | +7.4% |
| Annualised capital return | +1.9% p.a. |
| Est. gross rental yield | 4.5% p.a. |
| Est. total return (capital + rental) | 6.4% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | +11.4% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield computed from 0 active PropertyGuru listings.
Median Rent
RM900/mo
Rent Range
RM700-1100
25th – 75th pct
Rent PSF
RM1.16
Est. Yield
4.5% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM800/mo |
| Semi Furnished | RM900/mo |
| Fully Furnished | RM1,100/mo |
*Estimated rental figures based on Perak district average gross yield (4.5%). Actual rents may vary.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 600 sqft | 45 | RM220K | RM365 |
| 750 sqft | 18 | RM230K | RM310 |
| 800 sqft | 4 | RM230K | RM289 |
| 1,600 sqft | 13 | RM335K | RM209 |
| 2,150 sqft | 2 | RM373K | RM174 |
PSF Trend: Stable
PSF moved from RM310 (2021) to RM333 (2025)
Liquidity: High
85 transactions over 4 years (~21/year)
16% above Muallim average
This project: RM324 PSF vs Muallim median: RM279 PSF
Est. Total Return: 6.4% p.a. (beats FD)
Capital gain (1.9% p.a.) + rental yield (~4.5% p.a.)
BEHRANG 2020 / TMN WAWASAN delivers a strong estimated total return of 6.4% p.a. — comprising +1.9% capital appreciation and ~4.5% rental yield over 4 years. This outperforms fixed deposits (3.5% p.a.) when rental income is factored in. PSF is 16% above the Muallim average, reflecting its positioning as a premium development in the area. Best suited for rental investors, 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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| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Dec 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 603 | RM398 | RM240K |
| Dec 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 603 | RM597 | RM360K |
| Jul 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 603 | RM448 | RM270K |
| Jul 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 603 | RM415 | RM250K |
| Jul 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 1,604 | RM233 | RM373K |
80 more transactions hidden
BEHRANG 2020 / TMN WAWASAN · 85 NAPIC transactions
RM69.90
one-time · no subscription
Investment ROI since first transaction
Capital gain 2021–2025 + est. rental yield
Market verdict
Trend direction, liquidity rating, PSF vs Muallim average
All 85 transaction records
Complete NAPIC data, filterable & sortable
3 interactive charts
Scatter plot, price & PSF vs Muallim & Perak
Unit mix breakdown
Median price & PSF by size category
Rental yield analysis
Est. monthly rent by furnishing type
Compare with another scheme
Side-by-side PSF, ROI and price trends
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