Sandakan, Sabah · Leasehold · 12 transactions
Median Price
RM450K
RM435K – RM520K
Median PSF
RM313
RM288 – RM364
Transactions
12
2022-02 to 2025-08
Size Range
1238 – 1916
sq.ft (built-up)
Data-driven insights for TAMAN MEGAH JAYA
Earliest PSF (2022)
RM364
Current PSF (2025)
RM293
Capital Gain
-19.4%
Total Return (est.)
-2.2% p.a.
| Capital appreciation (3 years) | -19.4% |
| Annualised capital return | -6.5% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | -2.2% p.a. |
| vs Fixed Deposit (3.5% p.a. x 3yr) | -17.0% |
*Based on earliest recorded transaction (2022). Actual launch price may differ. Rental yield estimated from Sabah district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 1,250 sqft | 4 | RM450K | RM364 |
| 1,600 sqft | 2 | RM470K | RM293 |
| 1,900 sqft | 2 | RM600K | RM313 |
PSF Trend: Declining
PSF moved from RM364 (2022) to RM293 (2025)
Liquidity: Low
12 transactions over 3 years (~4/year)
7% below Sandakan average
This project: RM313 PSF vs Sandakan median: RM335 PSF
Est. Total Return: -2.2% p.a. (below FD)
Capital loss (-6.5% p.a.) + rental yield (~4.3% p.a.)
TAMAN MEGAH JAYA delivers a modest estimated total return of -2.2% p.a. — comprising -6.5% capital depreciation and ~4.3% rental yield over 3 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF is in line with the Sandakan average, suggesting fair market pricing.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Aug 2025 | 2 - 2 1/2 Storey Terraced | Leasehold | 1,604 | RM293 | RM470K |
| Jun 2024 | 2 - 2 1/2 Storey Terraced | Leasehold | 1,238 | RM323 | RM400K |
| Jun 2024 | 2 - 2 1/2 Storey Terraced | Leasehold | 1,916 | RM313 | RM600K |
| Dec 2023 | 2 - 2 1/2 Storey Terraced | Leasehold | 1,475 | RM292 | RM430K |
| Aug 2023 | 2 - 2 1/2 Storey Terraced | Leasehold | 1,916 | RM251 | RM480K |
7 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 12 records
3 interactive charts
Scatter, price & PSF vs Sandakan & Sabah
Percentile breakdown
25th, 50th, 75th price & PSF
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