Which is cheaper — TMN UNIVERSITI or TMN MUTIARA RINI?

TMN MUTIARA RINI has a lower median PSF at RM417/sqft, compared to RM518/sqft for TMN UNIVERSITI. Median transacted prices: TMN UNIVERSITI at RM365K, TMN MUTIARA RINI at RM610K.

Which has better capital appreciation — TMN UNIVERSITI or TMN MUTIARA RINI?

Based on NAPIC data, TMN UNIVERSITI recorded +2.4% annualised PSF growth (2021–2025), while TMN MUTIARA RINI recorded +6.5% p.a. (2021–2025). TMN MUTIARA RINI has outperformed in capital appreciation.

How many transactions does TMN UNIVERSITI and TMN MUTIARA RINI each have?

TMN UNIVERSITI has 836 NAPIC transactions recorded (2021–2025), while TMN MUTIARA RINI has 835 transactions (2021–2025). More transactions indicate higher liquidity and market activity in that area.

How do I compare property prices in Malaysia?

Use NewProjek's scheme comparison tool to search any two residential schemes and compare real NAPIC transacted prices side by side. You can see median price, PSF, capital appreciation since launch, and liquidity (number of transactions) for both schemes.

What is PSF and why does it matter for property comparison?

PSF (Price per Square Foot) is the standard way to compare properties of different sizes. A scheme with RM500 PSF is cheaper than one at RM700 PSF, regardless of unit size. PSF trends also reveal capital appreciation — if PSF has risen from RM400 to RM550 over 5 years, that's a 37.5% total gain (7.5% annualised).

Is the comparison data from official sources?

Yes. All transaction data is sourced from NAPIC (National Property Information Centre), the official Malaysian government property transaction registry. These are stamped Sale & Purchase Agreement prices — actual prices paid, not asking prices.

TMN UNIVERSITI

Hulu Langat, Selangor

TMN MUTIARA RINI

Johor Bahru, Johor

1671 NAPIC transactions · Based on official stamped SPA prices

At a Glance

TMN UNIVERSITIlower PSF (cheaper/sqft)TMN MUTIARA RINI

TMN UNIVERSITIhigher annual capital gainTMN MUTIARA RINI

TMN UNIVERSITImore transactions (more liquid)TMN MUTIARA RINI

TMN UNIVERSITI

Hulu Langat, Selangor · 836 transactions

Median Price

RM365K

Median PSF

RM518

Price Range

RM290K – RM440K

25th – 75th %ile

PSF Range

RM400 – RM581

25th – 75th %ile

Capital Appreciation

PSF 2021RM495

PSF 2025RM543

Total gain+9.6%

Annualised+2.4% p.a.

Full Report — RM69.90 →

TMN MUTIARA RINI

Johor Bahru, Johor · 835 transactions

Median Price

RM610K

Median PSF

RM417

Price Range

RM480K – RM730K

25th – 75th %ile

PSF Range

RM318 – RM507

25th – 75th %ile

Capital Appreciation

PSF 2021RM385

PSF 2025RM486

Total gain+26.1%

Annualised+6.5% p.a.

Full Report — RM69.90 →

Median PSF by Year

Official NAPIC transacted prices

Year	TMN UNIVERSITI	TMN MUTIARA RINI	Difference
2021	RM495	RM385	A +RM110
2022	RM472	RM403	A +RM69
2023	RM523	RM417	A +RM105
2024	RM570	RM445	A +RM125
2025	RM543	RM486	A +RM57

TMN UNIVERSITI vs TMN MUTIARA RINI — Which is the Better Investment?

Based on NAPIC transaction records, TMN UNIVERSITI (Hulu Langat, Selangor) has a median transacted price of RM365K at RM518 PSF, while TMN MUTIARA RINI (Johor Bahru, Johor) shows a median of RM610K at RM417 PSF.

In terms of capital appreciation, TMN UNIVERSITI recorded +2.4% annualised PSF growth from 2021 to 2025, compared to +6.5% p.a. for TMN MUTIARA RINI from 2021 to 2025.

These figures are based on stamped Sale & Purchase Agreement prices from NAPIC — actual prices paid, not asking prices. For a full investment analysis of either scheme, unlock the detailed report for RM69.90.

Full Report

TMN UNIVERSITI

836 transactions · Hulu Langat

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Full Report

TMN MUTIARA RINI

835 transactions · Johor Bahru

Unlock for RM69.90 →

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