TMN BENTONG MAKMUR
Bentong, Pahang · Freehold · 47 transactions
Median Price
RM420K
RM275K – RM495K
Median PSF
RM319
RM277 – RM352
Transactions
47
2021-09 to 2025-03
Size Range
667 – 2659
sq.ft (built-up)
Recorded Transactions
Median Price
Median PSF
Market Analysis
Data-driven insights for TMN BENTONG MAKMUR
Investment Return
Earliest PSF (2021)
RM426
Current PSF (2025)
RM331
Capital Gain
-22.3%
Total Return (est.)
-1.3% p.a.
| Capital appreciation (4 years) | -22.3% |
| Annualised capital return | -5.6% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | -1.3% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | -19.1% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Pahang district averages.
Unit Mix Breakdown
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 650 sqft | 8 | RM130K | RM195 |
| 800 sqft | 7 | RM275K | RM355 |
| 1,400 sqft | 26 | RM460K | RM326 |
| 1,900 sqft | 3 | RM488K | RM259 |
Market Verdict
PSF Trend: Declining
PSF moved from RM426 (2021) to RM331 (2025)
Liquidity: Moderate
47 transactions over 4 years (~12/year)
0% below Bentong average
This project: RM319 PSF vs Bentong median: RM320 PSF
Est. Total Return: -1.3% p.a. (below FD)
Capital loss (-5.6% p.a.) + rental yield (~4.3% p.a.)
Verdict
TMN BENTONG MAKMUR delivers a modest estimated total return of -1.3% p.a. — comprising -5.6% 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 is in line with the Bentong 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
Transaction History
Showing 5 of 47| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Mar 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 1,421 | RM394 | RM560K |
| Mar 2025 | Flat | Freehold | 667 | RM118 | RM79K |
| Feb 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 1,421 | RM324 | RM460K |
| Feb 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 1,410 | RM390 | RM550K |
| Feb 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 1,421 | RM366 | RM520K |
42 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 47 records
3 interactive charts
Scatter, price & PSF vs Bentong & Pahang
Percentile breakdown
25th, 50th, 75th price & PSF
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