Lipis, Pahang · Freehold · 42 transactions
Median Price
RM252K
RM252K – RM275K
Median PSF
RM277
RM175 – RM296
Transactions
42
2021-10 to 2025-08
Size Range
829 – 1507
sq.ft (built-up)
Data-driven insights for TAMAN EMAS FASA 2
Earliest PSF (2021)
RM302
Current PSF (2025)
RM259
Capital Gain
-14.2%
Total Return (est.)
0.8% p.a.
| Capital appreciation (4 years) | -14.2% |
| Annualised capital return | -3.5% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 0.8% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | -11.0% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Pahang district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 850 sqft | 19 | RM252K | RM297 |
| 900 sqft | 2 | RM253K | RM280 |
| 1,500 sqft | 21 | RM264K | RM175 |
PSF Trend: Declining
PSF moved from RM302 (2021) to RM259 (2025)
Liquidity: Moderate
42 transactions over 4 years (~11/year)
1% below Lipis average
This project: RM277 PSF vs Lipis median: RM280 PSF
Est. Total Return: 0.8% p.a. (below FD)
Capital loss (-3.5% p.a.) + rental yield (~4.3% p.a.)
TAMAN EMAS FASA 2 delivers a modest estimated total return of 0.8% p.a. — comprising -3.5% capital depreciation and ~4.3% 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 Lipis average, suggesting fair market pricing. Best suited for 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 |
|---|---|---|---|---|---|
| Aug 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 829 | RM257 | RM213K |
| Aug 2025 | 2 - 2 1/2 Storey Semi-Detached | Freehold | 1,507 | RM291 | RM438K |
| Jan 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 1,507 | RM259 | RM390K |
| Dec 2024 | 1 - 1 1/2 Storey Terraced | Freehold | 829 | RM281 | RM233K |
| Sept 2024 | 2 - 2 1/2 Storey Terraced | Freehold | 1,507 | RM262 | RM395K |
37 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 42 records
3 interactive charts
Scatter, price & PSF vs Lipis & Pahang
Percentile breakdown
25th, 50th, 75th price & PSF
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