Kerian, Perak · Leasehold · 11 transactions
Median Price
RM140K
RM87K – RM179K
Median PSF
RM131
RM111 – RM165
Transactions
11
2021-09 to 2024-09
Size Range
315 – 2110
sq.ft (built-up)
BUKIT MERAH LAKE TOWN
11 transactions · Full ROI analysis
Data-driven insights for BUKIT MERAH LAKE TOWN
Earliest PSF (2021)
RM133
Current PSF (2024)
RM140
Capital Gain
+5.1%
Total Return (est.)
6.0% p.a.
| Capital appreciation (3 years) | +5.1% |
| Annualised capital return | +1.7% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 6.0% p.a. |
| vs Fixed Deposit (3.5% p.a. x 3yr) | +7.5% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield computed from 0 active PropertyGuru listings.
Median Rent
RM500/mo
Rent Range
RM400-600
25th – 75th pct
Rent PSF
RM0.47
Est. Yield
4.3% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM400/mo |
| Semi Furnished | RM500/mo |
| Fully Furnished | RM600/mo |
*Estimated rental figures based on Perak district average gross yield (4.3%). Actual rents may vary.
PSF Trend: Stable
PSF moved from RM133 (2021) to RM140 (2024)
Liquidity: Low
11 transactions over 3 years (~4/year)
63% below Kerian average
This project: RM131 PSF vs Kerian median: RM357 PSF
Est. Total Return: 6.0% p.a. (beats FD)
Capital gain (1.7% p.a.) + rental yield (~4.3% p.a.)
BUKIT MERAH LAKE TOWN delivers a moderate estimated total return of 6.0% p.a. — comprising +1.7% capital appreciation and ~4.3% rental yield over 3 years. This outperforms fixed deposits (3.5% p.a.) when rental income is factored in. PSF trades 63% below the Kerian average — potentially undervalued.
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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 |
|---|---|---|---|---|---|
| Sept 2024 | Condominium/Apartment | Leasehold | 1,141 | RM140 | RM160K |
| Feb 2024 | Condominium/Apartment | Leasehold | 1,141 | RM118 | RM135K |
| Dec 2023 | Condominium/Apartment | Freehold | 803 | RM118 | RM95K |
| Dec 2022 | Condominium/Apartment | Leasehold | 465 | RM52 | RM24K |
| Dec 2022 | Condominium/Apartment | Leasehold | 1,716 | RM111 | RM190K |
6 more transactions hidden
BUKIT MERAH LAKE TOWN · 11 NAPIC transactions
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 Kerian average
All 11 transaction records
Complete NAPIC data, filterable & sortable
3 interactive charts
Scatter plot, price & PSF vs Kerian & 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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