Penampang, Sabah · Leasehold · 39 transactions
Estimated Market Value
Units (633–945 sqft) estimated at RM231K – RM344K based on median PSF of RM364/sqft (39 verified transactions)
-4.0%
since 2021
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)
| 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 |
| Dec 2023 | Condominium/Apartment | Leasehold | 739 | RM379 | RM280K |
| Nov 2023 | Flat | Leasehold | 633 | RM442 | RM280K |
| Nov 2023 | Flat | Leasehold | 687 | RM386 | RM265K |
31 more transactions hidden
BEVERLY HILLS 2 · 39 transactions
vs RM200–500 valuer fee
RM69.90
one-time · no subscription
Investment ROI since first transaction
Capital gain 2021–2024 + est. rental yield
Market verdict
Trend direction, liquidity rating, PSF vs Penampang average
All 39 transaction records
Complete data, filterable & sortable
3 interactive charts
Scatter plot, price & PSF vs Penampang & Sabah
Unit mix breakdown
Median price & PSF by size category
Rental yield analysis
Est. monthly rent by furnishing type
Data-driven insights for BEVERLY HILLS 2
Earliest PSF (2021)
RM378
Current PSF (2024)
RM363
Capital Gain
-4.0%
Total Return (est.)
3.2% p.a.
| Capital appreciation (3 years) | -4.0% |
| Annualised capital return | -1.3% p.a. |
| Est. gross rental yield | 4.5% p.a. |
| Est. total return (capital + rental) | 3.2% p.a. |
| vs Fixed Deposit (3.5% p.a. x 3yr) | -1.0% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield computed from 0 active rental listings.
Median Rent
RM1,100/mo
Rent Range
RM900-1300
25th – 75th pct
Rent PSF
RM1.31
Est. Yield
4.5% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM900/mo |
| Semi Furnished | RM1,100/mo |
| Fully Furnished | RM1,400/mo |
*Estimated rental figures based on Sabah district average gross yield (4.5%). Actual rents may vary.
| 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)
36% below Penampang average
This project: RM364 PSF vs Penampang median: RM570 PSF
Est. Total Return: 3.2% p.a. (below FD)
Capital loss (-1.3% p.a.) + rental yield (~4.5% p.a.)
BEVERLY HILLS 2 delivers a modest estimated total return of 3.2% p.a. — comprising -1.3% capital depreciation and ~4.5% rental yield over 3 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF trades 36% below the Penampang average — potentially undervalued. Best suited for rental investors, 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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