MUTIARA HEIGHTS
Timur Laut, Penang · Leasehold · 326 transactions
Median Price
RM530K
RM397K – RM530K
Median PSF
RM424
RM344 – RM424
Transactions
326
2021-02 to 2025-10
Size Range
775 – 2917
sq.ft (built-up)
Recorded Transactions
Median Price
Median PSF
Market Analysis
Data-driven insights for MUTIARA HEIGHTS
Investment Return
Earliest PSF (2021)
RM417
Current PSF (2025)
RM325
Capital Gain
-22.1%
Total Return (est.)
-1.5% p.a.
| Capital appreciation (4 years) | -22.1% |
| Annualised capital return | -5.5% p.a. |
| Est. gross rental yield | 4.0% p.a. |
| Est. total return (capital + rental) | -1.5% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | -20.1% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Penang district averages.
Unit Mix Breakdown
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 800 sqft | 48 | RM335K | RM432 |
| 1,050 sqft | 18 | RM508K | RM487 |
| 1,200 sqft | 7 | RM558K | RM471 |
| 1,250 sqft | 172 | RM530K | RM424 |
| 1,300 sqft | 68 | RM400K | RM310 |
| 1,400 sqft | 2 | RM580K | RM414 |
| 2,900 sqft | 8 | RM900K | RM309 |
Market Verdict
PSF Trend: Declining
PSF moved from RM417 (2021) to RM325 (2025)
Liquidity: High
326 transactions over 4 years (~82/year)
7% below Timur Laut average
This project: RM424 PSF vs Timur Laut median: RM459 PSF
Est. Total Return: -1.5% p.a. (below FD)
Capital loss (-5.5% p.a.) + rental yield (~4% p.a.)
Verdict
MUTIARA HEIGHTS delivers a modest estimated total return of -1.5% p.a. — comprising -5.5% capital depreciation and ~4% rental yield over 4 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF is in line with the Timur Laut average, suggesting fair market pricing. Best suited for those who value liquidity.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
Transaction History
Showing 5 of 326| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Oct 2025 | Flat | Leasehold | 775 | RM426 | RM330K |
| Aug 2025 | Condominium/Apartment | Freehold | 1,292 | RM217 | RM280K |
| Aug 2025 | Flat | Leasehold | 775 | RM490 | RM380K |
| Jul 2025 | Condominium/Apartment | Freehold | 1,249 | RM360 | RM450K |
| Jul 2025 | Condominium/Apartment | Freehold | 1,249 | RM359 | RM448K |
321 more transactions hidden
Full Report Includes
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 326 records
3 interactive charts
Scatter, price & PSF vs Timur Laut & Penang
Percentile breakdown
25th, 50th, 75th price & PSF
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