Seberang Perai Utara, Penang · Freehold · 101 transactions
Median Price
RM400K
RM110K – RM630K
Median PSF
RM385
RM213 – RM484
Transactions
101
2021-08 to 2025-10
Size Range
506 – 2433
sq.ft (built-up)
Data-driven insights for TMN BAGAN
Earliest PSF (2021)
RM462
Current PSF (2025)
RM290
Capital Gain
-37.1%
Total Return (est.)
-5.3% p.a.
| Capital appreciation (4 years) | -37.1% |
| Annualised capital return | -9.3% p.a. |
| Est. gross rental yield | 4.0% p.a. |
| Est. total return (capital + rental) | -5.3% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | -35.1% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Penang district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 500 sqft | 46 | RM104K | RM201 |
| 900 sqft | 25 | RM455K | RM503 |
| 1,600 sqft | 6 | RM640K | RM404 |
| 1,650 sqft | 12 | RM670K | RM404 |
| 1,750 sqft | 7 | RM835K | RM482 |
| 1,850 sqft | 4 | RM1.10M | RM587 |
PSF Trend: Declining
PSF moved from RM462 (2021) to RM290 (2025)
Liquidity: High
101 transactions over 4 years (~25/year)
6% above Seberang Perai Utara average
This project: RM385 PSF vs Seberang Perai Utara median: RM364 PSF
Est. Total Return: -5.3% p.a. (below FD)
Capital loss (-9.3% p.a.) + rental yield (~4% p.a.)
TMN BAGAN delivers a modest estimated total return of -5.3% p.a. — comprising -9.3% capital depreciation and ~4% rental yield over 4 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF is in line with the Seberang Perai Utara average, suggesting fair market pricing. Best suited for long-term holders, those who value liquidity.
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 | Freehold | 904 | RM404 | RM365K |
| Oct 2025 | Low-Cost Flat | Freehold | 506 | RM297 | RM150K |
| Oct 2025 | Low-Cost Flat | Freehold | 517 | RM194 | RM100K |
| Sept 2025 | Low-Cost Flat | Freehold | 517 | RM252 | RM130K |
| Aug 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 904 | RM691 | RM625K |
96 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 101 records
3 interactive charts
Scatter, price & PSF vs Seberang Perai Utara & Penang
Percentile breakdown
25th, 50th, 75th price & PSF
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