Kulim, Kedah · Freehold · 8 transactions
Estimated Market Value
Units (657–980 sqft) estimated at RM271K – RM404K based on median PSF of RM412/sqft (8 verified transactions)
+0.9%
since 2023
Median Price
RM310K
RM275K – RM400K
Median PSF
RM412
RM408 – RM437
Transactions
8
2023-05 to 2026-02
Size Range
657 – 980
sq.ft (built-up)
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Feb 2026 | Low-Cost House | Freehold | 667 | RM412 | RM275K |
| 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 |
| Oct 2023 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 980 | RM408 | RM400K |
| May 2023 | Low-Cost House | Freehold | 667 | RM255 | RM170K |
TMN BAYAM FASA 1 · 8 transactions
vs RM200–500 valuer fee
RM69.90
one-time · no subscription
Investment ROI since first transaction
Capital gain 2023–2026 + est. rental yield
Market verdict
Trend direction, liquidity rating, PSF vs Kulim average
All 8 transaction records
Complete data, filterable & sortable
3 interactive charts
Scatter plot, price & PSF vs Kulim & Kedah
Unit mix breakdown
Median price & PSF by size category
Rental yield analysis
Est. monthly rent by furnishing type
Data-driven insights for TMN BAYAM FASA 1
Earliest PSF (2023)
RM408
Current PSF (2026)
RM412
Capital Gain
+0.9%
Total Return (est.)
4.6% p.a.
| Capital appreciation (3 years) | +0.9% |
| Annualised capital return | +0.3% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 4.6% p.a. |
| vs Fixed Deposit (3.5% p.a. x 3yr) | +3.3% |
*Based on earliest recorded transaction (2023). Actual launch price may differ. Rental yield computed from 0 active rental listings.
Median Rent
RM1,100/mo
Rent Range
RM900-1300
25th – 75th pct
Rent PSF
RM1.48
Est. Yield
4.3% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM900/mo |
| Semi Furnished | RM1,100/mo |
| Fully Furnished | RM1,400/mo |
*Estimated rental figures based on Kedah district average gross yield (4.3%). Actual rents may vary.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 650 sqft | 5 | RM275K | RM412 |
| 1,000 sqft | 2 | RM400K | RM408 |
PSF Trend: Stable
PSF moved from RM408 (2023) to RM412 (2026)
Liquidity: Low
8 transactions over 3 years (~3/year)
10% above Kulim average
This project: RM412 PSF vs Kulim median: RM375 PSF
Est. Total Return: 4.6% p.a. (beats FD)
Capital gain (0.3% p.a.) + rental yield (~4.3% p.a.)
TMN BAYAM FASA 1 delivers a moderate estimated total return of 4.6% p.a. — comprising +0.3% capital appreciation and ~4.3% rental yield over 3 years. This outperforms fixed deposits (3.5% p.a.) when rental income is factored in. PSF is in line with the Kulim average, suggesting fair market pricing. 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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