Kubang Pasu, Kedah · Freehold · 6 transactions
Estimated Market Value
Units (1679–2648 sqft) estimated at RM365K – RM575K based on median PSF of RM217/sqft (6 verified transactions)
-13.0%
since 2022
Median Price
RM460K
RM380K – RM470K
Median PSF
RM217
RM178 – RM226
Transactions
6
2022-04 to 2026-02
Size Range
1679 – 2648
sq.ft (built-up)
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Feb 2026 | 2 - 2 1/2 Storey Terraced | Freehold | 1,841 | RM155 | RM285K |
| Feb 2026 | 2 - 2 1/2 Storey Terraced | Freehold | 1,841 | RM217 | RM400K |
| Dec 2023 | 2 - 2 1/2 Storey Terraced | Freehold | 1,679 | RM226 | RM380K |
| Jul 2023 | 2 - 2 1/2 Storey Terraced | Freehold | 2,648 | RM188 | RM499K |
| Sept 2022 | 2 - 2 1/2 Storey Terraced | Freehold | 1,841 | RM250 | RM460K |
| Apr 2022 | 2 - 2 1/2 Storey Terraced | Freehold | 2,648 | RM178 | RM470K |
BELLEZA GARDEN FASA 1 · 6 transactions
vs RM200–500 valuer fee
RM69.90
one-time · no subscription
Investment ROI since first transaction
Capital gain 2022–2026 + est. rental yield
Market verdict
Trend direction, liquidity rating, PSF vs Kubang Pasu average
All 6 transaction records
Complete data, filterable & sortable
3 interactive charts
Scatter plot, price & PSF vs Kubang Pasu & Kedah
Unit mix breakdown
Median price & PSF by size category
Rental yield analysis
Est. monthly rent by furnishing type
Data-driven insights for BELLEZA GARDEN FASA 1
Earliest PSF (2022)
RM250
Current PSF (2026)
RM217
Capital Gain
-13.0%
Total Return (est.)
0.9% p.a.
| Capital appreciation (4 years) | -13.0% |
| Annualised capital return | -3.3% p.a. |
| Est. gross rental yield | 4.2% p.a. |
| Est. total return (capital + rental) | 0.9% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | -10.2% |
*Based on earliest recorded transaction (2022). Actual launch price may differ. Rental yield computed from 0 active rental listings.
Median Rent
RM1,600/mo
Rent Range
RM1300-1900
25th – 75th pct
Rent PSF
RM0.78
Est. Yield
4.2% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM1,400/mo |
| Semi Furnished | RM1,600/mo |
| Fully Furnished | RM2,000/mo |
*Estimated rental figures based on Kedah district average gross yield (4.2%). Actual rents may vary.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 1,850 sqft | 3 | RM400K | RM217 |
| 2,650 sqft | 2 | RM499K | RM188 |
PSF Trend: Declining
PSF moved from RM250 (2022) to RM217 (2026)
Liquidity: Low
6 transactions over 4 years (~2/year)
29% below Kubang Pasu average
This project: RM217 PSF vs Kubang Pasu median: RM305 PSF
Est. Total Return: 0.9% p.a. (below FD)
Capital loss (-3.3% p.a.) + rental yield (~4.2% p.a.)
BELLEZA GARDEN FASA 1 delivers a modest estimated total return of 0.9% p.a. — comprising -3.3% capital depreciation and ~4.2% rental yield over 4 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF trades 29% below the Kubang Pasu average — potentially undervalued. Best suited for long-term holders.
Full investment analysis locked
ROI since first transaction, unit mix breakdown, rental yield, area comparison & market verdict
One-time payment · Instant access · No subscription
Compare with another scheme
Side-by-side PSF, ROI and price trends
Looking for new launches in Kubang Pasu?
Browse developer prices and floor plans