Seberang Perai Tengah, Penang · Freehold · 62 transactions
Median Price
RM570K
RM160K – RM660K
Median PSF
RM356
RM248 – RM407
Transactions
62
2021-02 to 2025-10
Size Range
646 – 2207
sq.ft (built-up)
Data-driven insights for TAMAN BAYU MUTIARA
Earliest PSF (2021)
RM232
Current PSF (2025)
RM361
Capital Gain
+55.6%
Total Return (est.)
17.9% p.a.
| Capital appreciation (4 years) | +55.6% |
| Annualised capital return | +13.9% p.a. |
| Est. gross rental yield | 4.0% p.a. |
| Est. total return (capital + rental) | 17.9% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | +57.6% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Penang district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 650 sqft | 23 | RM160K | RM248 |
| 1,550 sqft | 20 | RM640K | RM407 |
| 1,650 sqft | 11 | RM563K | RM344 |
| 2,150 sqft | 7 | RM820K | RM385 |
PSF Trend: Appreciating
PSF moved from RM232 (2021) to RM361 (2025)
Liquidity: High
62 transactions over 4 years (~16/year)
2% above Seberang Perai Tengah average
This project: RM356 PSF vs Seberang Perai Tengah median: RM350 PSF
Est. Total Return: 17.9% p.a. (beats FD)
Capital gain (13.9% p.a.) + rental yield (~4% p.a.)
TAMAN BAYU MUTIARA delivers a strong estimated total return of 17.9% p.a. — comprising +13.9% capital appreciation and ~4% rental yield over 4 years. This outperforms fixed deposits (3.5% p.a.) when rental income is factored in. PSF is in line with the Seberang Perai Tengah average, suggesting fair market pricing. Best suited for capital gain seekers, long-term holders, those who value liquidity.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Oct 2025 | 2 - 2 1/2 Storey Semi-Detached | Freehold | 2,131 | RM361 | RM770K |
| Jul 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 1,636 | RM428 | RM700K |
| Apr 2025 | Low-Cost Flat | Freehold | 646 | RM263 | RM170K |
| Jan 2025 | Low-Cost Flat | Freehold | 646 | RM286 | RM185K |
| Sept 2024 | Low-Cost Flat | Freehold | 646 | RM290 | RM187K |
57 more transactions hidden
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 62 records
3 interactive charts
Scatter, price & PSF vs Seberang Perai Tengah & Penang
Percentile breakdown
25th, 50th, 75th price & PSF
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