Kuala Muda, Kedah · Freehold · 36 transactions
Median Price
RM225K
RM219K – RM230K
Median PSF
RM195
RM190 – RM203
Transactions
36
2021-07 to 2025-11
Size Range
624 – 1152
sq.ft (built-up)
Data-driven insights for TAMAN MUTIARA BPJ
Earliest PSF (2021)
RM190
Current PSF (2025)
RM274
Capital Gain
+44.1%
Total Return (est.)
15.3% p.a.
| Capital appreciation (4 years) | +44.1% |
| Annualised capital return | +11.0% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 15.3% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | +47.3% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Kedah district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 1,100 sqft | 5 | RM249K | RM231 |
| 1,150 sqft | 30 | RM224K | RM194 |
PSF Trend: Appreciating
PSF moved from RM190 (2021) to RM274 (2025)
Liquidity: Moderate
36 transactions over 4 years (~9/year)
39% below Kuala Muda average
This project: RM195 PSF vs Kuala Muda median: RM319 PSF
Est. Total Return: 15.3% p.a. (beats FD)
Capital gain (11.0% p.a.) + rental yield (~4.3% p.a.)
TAMAN MUTIARA BPJ delivers a strong estimated total return of 15.3% p.a. — comprising +11.0% capital appreciation and ~4.3% rental yield over 4 years. This outperforms fixed deposits (3.5% p.a.) when rental income is factored in. PSF trades 39% below the Kuala Muda average — potentially undervalued. Best suited for capital gain seekers, long-term holders.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Nov 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 1,076 | RM274 | RM295K |
| May 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 1,152 | RM238 | RM274K |
| Apr 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 1,152 | RM304 | RM350K |
| May 2024 | 1 - 1 1/2 Storey Terraced | Freehold | 1,076 | RM250 | RM269K |
| Feb 2024 | 1 - 1 1/2 Storey Terraced | Freehold | 1,152 | RM216 | RM249K |
31 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 36 records
3 interactive charts
Scatter, price & PSF vs Kuala Muda & Kedah
Percentile breakdown
25th, 50th, 75th price & PSF
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