Hulu Langat, Selangor · Leasehold · 25 transactions
Median Price
RM290K
RM180K – RM375K
Median PSF
RM316
RM265 – RM372
Transactions
25
2021-04 to 2025-07
Size Range
592 – 1475
sq.ft (built-up)
TMN AMPANG HILIR
25 transactions · Full ROI analysis
Data-driven insights for TMN AMPANG HILIR
Earliest PSF (2021)
RM384
Current PSF (2025)
RM287
Capital Gain
-25.2%
Total Return (est.)
-2.2% p.a.
| Capital appreciation (4 years) | -25.2% |
| Annualised capital return | -6.3% p.a. |
| Est. gross rental yield | 4.1% p.a. |
| Est. total return (capital + rental) | -2.2% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | -22.8% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield computed from 0 active PropertyGuru listings.
Median Rent
RM1,000/mo
Rent Range
RM800-1200
25th – 75th pct
Rent PSF
RM1.11
Est. Yield
4.1% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM900/mo |
| Semi Furnished | RM1,000/mo |
| Fully Furnished | RM1,300/mo |
*Estimated rental figures based on Selangor district average gross yield (4.1%). Actual rents may vary.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 600 sqft | 7 | RM165K | RM279 |
| 800 sqft | 9 | RM270K | RM334 |
| 1,450 sqft | 9 | RM480K | RM335 |
PSF Trend: Declining
PSF moved from RM384 (2021) to RM287 (2025)
Liquidity: Moderate
25 transactions over 4 years (~6/year)
22% below Hulu Langat average
This project: RM316 PSF vs Hulu Langat median: RM404 PSF
Est. Total Return: -2.2% p.a. (below FD)
Capital loss (-6.3% p.a.) + rental yield (~4.1% p.a.)
TMN AMPANG HILIR delivers a modest estimated total return of -2.2% p.a. — comprising -6.3% capital depreciation and ~4.1% rental yield over 4 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF trades 22% below the Hulu Langat average — potentially undervalued.
Full investment analysis locked
ROI since first transaction, unit mix breakdown, rental yield, area comparison & market verdict
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| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Jul 2025 | Low-Cost Flat | Leasehold | 592 | RM287 | RM170K |
| Nov 2024 | Condominium/Apartment | Leasehold | 807 | RM359 | RM290K |
| May 2024 | Condominium/Apartment | Leasehold | 1,432 | RM335 | RM480K |
| Apr 2024 | Condominium/Apartment | Leasehold | 1,432 | RM262 | RM375K |
| Feb 2024 | 2 - 2 1/2 Storey Terraced | Leasehold | 1,475 | RM610 | RM900K |
20 more transactions hidden
TMN AMPANG HILIR · 25 NAPIC transactions
RM69.90
one-time · no subscription
Investment ROI since first transaction
Capital gain 2021–2025 + est. rental yield
Market verdict
Trend direction, liquidity rating, PSF vs Hulu Langat average
All 25 transaction records
Complete NAPIC data, filterable & sortable
3 interactive charts
Scatter plot, price & PSF vs Hulu Langat & Selangor
Unit mix breakdown
Median price & PSF by size category
Rental yield analysis
Est. monthly rent by furnishing type
Compare with another scheme
Side-by-side PSF, ROI and price trends
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