Melaka Tengah, Melaka · Leasehold · 35 transactions
Median Price
RM330K
RM150K – RM450K
Median PSF
RM224
RM181 – RM291
Transactions
35
2021-09 to 2025-10
Size Range
592 – 6469
sq.ft (built-up)
Data-driven insights for TMN ALAI PERDANA (CRISTAL BAY)
Earliest PSF (2021)
RM303
Current PSF (2025)
RM242
Capital Gain
-20.1%
Total Return (est.)
-0.7% p.a.
| Capital appreciation (4 years) | -20.1% |
| Annualised capital return | -5.0% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | -0.7% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | -16.9% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Melaka district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 600 sqft | 4 | RM110K | RM186 |
| 650 sqft | 2 | RM90K | RM135 |
| 750 sqft | 2 | RM150K | RM202 |
| 800 sqft | 4 | RM313K | RM393 |
| 1,500 sqft | 3 | RM300K | RM202 |
| 1,600 sqft | 11 | RM460K | RM291 |
| 1,650 sqft | 4 | RM330K | RM199 |
PSF Trend: Declining
PSF moved from RM303 (2021) to RM242 (2025)
Liquidity: Moderate
35 transactions over 4 years (~9/year)
27% below Melaka Tengah average
This project: RM224 PSF vs Melaka Tengah median: RM307 PSF
Est. Total Return: -0.7% p.a. (below FD)
Capital loss (-5.0% p.a.) + rental yield (~4.3% p.a.)
TMN ALAI PERDANA (CRISTAL BAY) delivers a modest estimated total return of -0.7% p.a. — comprising -5.0% 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 trades 27% below the Melaka Tengah average — potentially undervalued.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Oct 2025 | 1 - 1 1/2 Storey Terraced | Leasehold | 797 | RM242 | RM193K |
| Jul 2025 | Town House | Leasehold | 743 | RM202 | RM150K |
| Nov 2024 | 1 - 1 1/2 Storey Semi-Detached | Leasehold | 1,582 | RM284 | RM450K |
| Nov 2024 | 1 - 1 1/2 Storey Semi-Detached | Leasehold | 1,582 | RM291 | RM460K |
| Aug 2024 | 1 - 1 1/2 Storey Semi-Detached | Leasehold | 1,582 | RM259 | RM410K |
30 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 35 records
3 interactive charts
Scatter, price & PSF vs Melaka Tengah & Melaka
Percentile breakdown
25th, 50th, 75th price & PSF
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