Kulim, Kedah · Freehold · 7 transactions
Median Price
RM310K
RM200K – RM400K
Median PSF
RM408
RM305 – RM437
Transactions
7
2023-05 to 2025-11
Size Range
657 – 980
sq.ft (built-up)
Data-driven insights for TMN BAYAM FASA 1
Earliest PSF (2023)
RM408
Current PSF (2025)
RM465
Capital Gain
+13.7%
Total Return (est.)
11.2% p.a.
| Capital appreciation (2 years) | +13.7% |
| Annualised capital return | +6.9% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 11.2% p.a. |
| vs Fixed Deposit (3.5% p.a. x 2yr) | +15.3% |
*Based on earliest recorded transaction (2023). Actual launch price may differ. Rental yield estimated from Kedah district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 650 sqft | 4 | RM280K | RM420 |
| 1,000 sqft | 2 | RM400K | RM408 |
PSF Trend: Appreciating
PSF moved from RM408 (2023) to RM465 (2025)
Liquidity: Low
7 transactions over 2 years (~4/year)
12% above Kulim average
This project: RM408 PSF vs Kulim median: RM365 PSF
Est. Total Return: 11.2% p.a. (beats FD)
Capital gain (6.9% p.a.) + rental yield (~4.3% p.a.)
TMN BAYAM FASA 1 delivers a strong estimated total return of 11.2% p.a. — comprising +6.9% capital appreciation and ~4.3% rental yield over 2 years. This outperforms fixed deposits (3.5% p.a.) when rental income is factored in. PSF is 12% above the Kulim average, reflecting its positioning as a premium development in the area. Best suited for capital gain seekers, long-term holders.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Nov 2025 | Low-Cost House | Freehold | 915 | RM437 | RM400K |
| Jan 2025 | Low-Cost House | Freehold | 667 | RM465 | RM310K |
| May 2024 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 980 | RM408 | RM400K |
| May 2024 | Low-Cost House | Freehold | 657 | RM305 | RM200K |
| May 2024 | Low-Cost House | Freehold | 667 | RM420 | RM280K |
2 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 7 records
3 interactive charts
Scatter, price & PSF vs Kulim & Kedah
Percentile breakdown
25th, 50th, 75th price & PSF
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