Penampang, Sabah · Leasehold · 39 transactions
Median Price
RM295K
RM270K – RM338K
Median PSF
RM364
RM338 – RM379
Transactions
39
2021-12 to 2024-03
Size Range
633 – 945
sq.ft (built-up)
Data-driven insights for BEVERLY HILLS 2
Earliest PSF (2021)
RM378
Current PSF (2024)
RM363
Capital Gain
-4.0%
Total Return (est.)
3.0% p.a.
| Capital appreciation (3 years) | -4.0% |
| Annualised capital return | -1.3% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 3.0% p.a. |
| vs Fixed Deposit (3.5% p.a. x 3yr) | -1.6% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Sabah district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 650 sqft | 4 | RM280K | RM433 |
| 750 sqft | 12 | RM280K | RM378 |
| 950 sqft | 22 | RM330K | RM354 |
PSF Trend: Stable
PSF moved from RM378 (2021) to RM363 (2024)
Liquidity: Moderate
39 transactions over 3 years (~13/year)
41% below Penampang average
This project: RM364 PSF vs Penampang median: RM619 PSF
Est. Total Return: 3.0% p.a. (below FD)
Capital loss (-1.3% p.a.) + rental yield (~4.3% p.a.)
BEVERLY HILLS 2 delivers a modest estimated total return of 3.0% p.a. — comprising -1.3% capital depreciation and ~4.3% rental yield over 3 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF trades 41% below the Penampang average — potentially undervalued. Best suited for those who value liquidity.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Mar 2024 | Condominium/Apartment | Leasehold | 770 | RM338 | RM260K |
| Mar 2024 | Condominium/Apartment | Leasehold | 933 | RM375 | RM350K |
| Jan 2024 | Condominium/Apartment | Leasehold | 938 | RM363 | RM340K |
| Jan 2024 | Flat | Leasehold | 727 | RM392 | RM285K |
| Jan 2024 | Flat | Leasehold | 941 | RM314 | RM295K |
34 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 39 records
3 interactive charts
Scatter, price & PSF vs Penampang & Sabah
Percentile breakdown
25th, 50th, 75th price & PSF
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