PADANG EMBON
Pasir Mas, Kelantan · Freehold · 7 transactions
Median Price
RM270K
RM200K – RM340K
Median PSF
RM262
RM200 – RM318
Transactions
7
2023-01 to 2025-11
Size Range
797 – 1432
sq.ft (built-up)
Recorded Transactions
Median Price
Median PSF
Market Analysis
Data-driven insights for PADANG EMBON
Investment Return
Earliest PSF (2023)
RM318
Current PSF (2025)
RM200
Capital Gain
-37.1%
Total Return (est.)
-14.2% p.a.
| Capital appreciation (2 years) | -37.1% |
| Annualised capital return | -18.5% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | -14.2% p.a. |
| vs Fixed Deposit (3.5% p.a. x 2yr) | -35.5% |
*Based on earliest recorded transaction (2023). Actual launch price may differ. Rental yield estimated from Kelantan district averages.
Unit Mix Breakdown
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 800 sqft | 2 | RM200K | RM251 |
| 1,250 sqft | 2 | RM340K | RM277 |
Market Verdict
PSF Trend: Declining
PSF moved from RM318 (2023) to RM200 (2025)
Liquidity: Low
7 transactions over 2 years (~4/year)
9% below Pasir Mas average
This project: RM262 PSF vs Pasir Mas median: RM288 PSF
Est. Total Return: -14.2% p.a. (below FD)
Capital loss (-18.5% p.a.) + rental yield (~4.3% p.a.)
Verdict
PADANG EMBON delivers a modest estimated total return of -14.2% p.a. — comprising -18.5% capital depreciation and ~4.3% rental yield over 2 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF is in line with the Pasir Mas average, suggesting fair market pricing. Best suited for long-term holders.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
Transaction History
Showing 5 of 7| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Nov 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 1,001 | RM200 | RM200K |
| Oct 2025 | Cluster House | Freehold | 797 | RM251 | RM200K |
| Apr 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 797 | RM188 | RM150K |
| Jul 2024 | Detached | Freehold | 1,432 | RM349 | RM500K |
| Jan 2024 | Detached | Freehold | 1,259 | RM262 | RM330K |
2 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 7 records
3 interactive charts
Scatter, price & PSF vs Pasir Mas & Kelantan
Percentile breakdown
25th, 50th, 75th price & PSF
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