TMN BACANG UTAMA
Melaka Tengah, Melaka · Leasehold · 15 transactions
Median Price
RM335K
RM90K – RM385K
Median PSF
RM238
RM131 – RM273
Transactions
15
2021-07 to 2025-10
Size Range
689 – 1410
sq.ft (built-up)
Recorded Transactions
Median Price
Median PSF
Market Analysis
Data-driven insights for TMN BACANG UTAMA
Investment Return
Earliest PSF (2021)
RM269
Current PSF (2025)
RM218
Capital Gain
-19.2%
Total Return (est.)
-0.5% p.a.
| Capital appreciation (4 years) | -19.2% |
| Annualised capital return | -4.8% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | -0.5% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | -16.0% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Melaka district averages.
Unit Mix Breakdown
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 700 sqft | 6 | RM90K | RM131 |
| 1,300 sqft | 2 | RM500K | RM387 |
| 1,400 sqft | 7 | RM380K | RM269 |
Market Verdict
PSF Trend: Declining
PSF moved from RM269 (2021) to RM218 (2025)
Liquidity: Low
15 transactions over 4 years (~4/year)
23% below Melaka Tengah average
This project: RM238 PSF vs Melaka Tengah median: RM307 PSF
Est. Total Return: -0.5% p.a. (below FD)
Capital loss (-4.8% p.a.) + rental yield (~4.3% p.a.)
Verdict
TMN BACANG UTAMA delivers a modest estimated total return of -0.5% p.a. — comprising -4.8% 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 23% below the Melaka Tengah average — potentially undervalued.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
Transaction History
Showing 5 of 15| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Oct 2025 | Condominium/Apartment | Leasehold | 689 | RM218 | RM150K |
| Jul 2025 | Condominium/Apartment | Leasehold | 689 | RM160 | RM110K |
| Jul 2024 | Low-Cost Flat | Leasehold | 689 | RM71 | RM49K |
| May 2024 | 2 - 2 1/2 Storey Terraced | Leasehold | 1,410 | RM238 | RM335K |
| Mar 2024 | 2 - 2 1/2 Storey Terraced | Leasehold | 1,410 | RM266 | RM375K |
10 more transactions hidden
Full Report Includes
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 15 records
3 interactive charts
Scatter, price & PSF vs Melaka Tengah & Melaka
Percentile breakdown
25th, 50th, 75th price & PSF
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