Kulai, Johor · Freehold · 10 transactions
Estimated Market Value
Units (2056–3444 sqft) estimated at RM380K – RM637K based on median PSF of RM185/sqft (10 verified transactions)
-12.8%
since 2022
Median Price
RM410K
RM320K – RM450K
Median PSF
RM185
RM154 – RM216
Transactions
10
2022-02 to 2025-10
Size Range
2056 – 3444
sq.ft (built-up)
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Oct 2025 | 2 - 2 1/2 Storey Shop | Freehold | 2,056 | RM136 | RM280K |
| Nov 2024 | 2 - 2 1/2 Storey Shop | Freehold | 2,056 | RM185 | RM380K |
| Jul 2024 | 2 - 2 1/2 Storey Shop | Freehold | 2,056 | RM221 | RM455K |
| Jun 2024 | 2 - 2 1/2 Storey Shop | Freehold | 2,056 | RM219 | RM450K |
| May 2024 | 2 - 2 1/2 Storey Shop | Freehold | 2,056 | RM216 | RM445K |
| Jun 2023 | 2 - 2 1/2 Storey Shop | Freehold | 2,056 | RM141 | RM290K |
| Feb 2023 | 2 - 2 1/2 Storey Shop | Freehold | 2,056 | RM199 | RM410K |
| Oct 2022 | 2 - 2 1/2 Storey Shop | Freehold | 2,056 | RM175 | RM360K |
2 more transactions hidden
TMN AMAN · 10 transactions
vs RM200–500 valuer fee
RM69.90
one-time · no subscription
Investment ROI since first transaction
Capital gain 2022–2025 + est. rental yield
Market verdict
Trend direction, liquidity rating, PSF vs Kulai average
All 10 transaction records
Complete data, filterable & sortable
3 interactive charts
Scatter plot, price & PSF vs Kulai & Johor
Unit mix breakdown
Median price & PSF by size category
Rental yield analysis
Est. monthly rent by furnishing type
Data-driven insights for TMN AMAN
Earliest PSF (2022)
RM156
Current PSF (2025)
RM136
Capital Gain
-12.8%
Total Return (est.)
0.1% p.a.
| Capital appreciation (3 years) | -12.8% |
| Annualised capital return | -4.3% p.a. |
| Est. gross rental yield | 4.4% p.a. |
| Est. total return (capital + rental) | 0.1% p.a. |
| vs Fixed Deposit (3.5% p.a. x 3yr) | -10.1% |
*Based on earliest recorded transaction (2022). Actual launch price may differ. Rental yield computed from 0 active rental listings.
Median Rent
RM1,500/mo
Rent Range
RM1200-1800
25th – 75th pct
Rent PSF
RM0.69
Est. Yield
4.4% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM1,300/mo |
| Semi Furnished | RM1,500/mo |
| Fully Furnished | RM1,900/mo |
*Estimated rental figures based on Johor district average gross yield (4.4%). Actual rents may vary.
PSF Trend: Declining
PSF moved from RM156 (2022) to RM136 (2025)
Liquidity: Low
10 transactions over 3 years (~3/year)
55% below Kulai average
This project: RM185 PSF vs Kulai median: RM407 PSF
Est. Total Return: 0.1% p.a. (below FD)
Capital loss (-4.3% p.a.) + rental yield (~4.4% p.a.)
TMN AMAN delivers a modest estimated total return of 0.1% p.a. — comprising -4.3% capital depreciation and ~4.4% rental yield over 3 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF trades 55% below the Kulai average — potentially undervalued. Best suited for long-term holders.
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ROI since first transaction, unit mix breakdown, rental yield, area comparison & market verdict
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