Barat Daya, Penang · Freehold · 16 transactions
Estimated Market Value
Units (1055–1485 sqft) estimated at RM942K – RM1.33M based on median PSF of RM893/sqft (16 verified transactions)
-11.7%
since 2024
Median Price
RM998K
RM780K – RM998K
Median PSF
RM893
RM711 – RM927
Transactions
16
2024-01 to 2026-01
Size Range
1055 – 1485
sq.ft (built-up)
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Jan 2026 | Condominium/Apartment | Freehold | 1,076 | RM706 | RM760K |
| Jan 2026 | Condominium/Apartment | Freehold | 1,076 | RM706 | RM760K |
| Oct 2025 | Condominium/Apartment | Freehold | 1,076 | RM927 | RM998K |
| Oct 2025 | Condominium/Apartment | Freehold | 1,076 | RM711 | RM765K |
| Apr 2025 | Condominium/Apartment | Freehold | 1,076 | RM927 | RM998K |
| Jan 2025 | Condominium/Apartment | Freehold | 1,055 | RM1079 | RM1.14M |
| Jan 2025 | Condominium/Apartment | Freehold | 1,076 | RM927 | RM998K |
| Jan 2025 | Condominium/Apartment | Freehold | 1,076 | RM927 | RM998K |
8 more transactions hidden
MUZE @ PICC · 16 transactions
vs RM200–500 valuer fee
RM69.90
one-time · no subscription
Investment ROI since first transaction
Capital gain 2024–2026 + est. rental yield
Market verdict
Trend direction, liquidity rating, PSF vs Barat Daya average
All 16 transaction records
Complete data, filterable & sortable
3 interactive charts
Scatter plot, price & PSF vs Barat Daya & Penang
Unit mix breakdown
Median price & PSF by size category
Rental yield analysis
Est. monthly rent by furnishing type
Data-driven insights for MUZE @ PICC
Earliest PSF (2024)
RM800
Current PSF (2026)
RM706
Capital Gain
-11.7%
Total Return (est.)
-1.9% p.a.
| Capital appreciation (2 years) | -11.7% |
| Annualised capital return | -5.9% p.a. |
| Est. gross rental yield | 4.0% p.a. |
| Est. total return (capital + rental) | -1.9% p.a. |
| vs Fixed Deposit (3.5% p.a. x 2yr) | -10.7% |
*Based on earliest recorded transaction (2024). Actual launch price may differ. Rental yield computed from 0 active rental listings.
Median Rent
RM3,300/mo
Rent Range
RM2700-3900
25th – 75th pct
Rent PSF
RM2.98
Est. Yield
4.0% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM2,800/mo |
| Semi Furnished | RM3,300/mo |
| Fully Furnished | RM4,100/mo |
*Estimated rental figures based on Penang district average gross yield (4%). Actual rents may vary.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 1,100 sqft | 12 | RM980K | RM893 |
| 1,250 sqft | 2 | RM1.05M | RM834 |
PSF Trend: Declining
PSF moved from RM800 (2024) to RM706 (2026)
Liquidity: Moderate
16 transactions over 2 years (~8/year)
93% above Barat Daya average
This project: RM893 PSF vs Barat Daya median: RM462 PSF
Est. Total Return: -1.9% p.a. (below FD)
Capital loss (-5.9% p.a.) + rental yield (~4% p.a.)
MUZE @ PICC delivers a modest estimated total return of -1.9% p.a. — comprising -5.9% capital depreciation and ~4% rental yield over 2 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF trades at a significant 93% premium over the Barat Daya average — upside may be limited unless the area appreciates. Best suited for long-term holders.
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ROI since first transaction, unit mix breakdown, rental yield, area comparison & market verdict
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