Kuala Muda, Kedah · Freehold · 33 transactions
Median Price
RM340K
RM275K – RM360K
Median PSF
RM344
RM300 – RM404
Transactions
33
2022-01 to 2025-10
Size Range
420 – 1485
sq.ft (built-up)
Data-driven insights for TMN BERLIAN
Earliest PSF (2022)
RM357
Current PSF (2025)
RM277
Capital Gain
-22.3%
Total Return (est.)
-3.1% p.a.
| Capital appreciation (3 years) | -22.3% |
| Annualised capital return | -7.4% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | -3.1% p.a. |
| vs Fixed Deposit (3.5% p.a. x 3yr) | -19.9% |
*Based on earliest recorded transaction (2022). Actual launch price may differ. Rental yield estimated from Kedah district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 650 sqft | 3 | RM290K | RM442 |
| 800 sqft | 3 | RM420K | RM527 |
| 850 sqft | 2 | RM258K | RM300 |
| 900 sqft | 8 | RM347K | RM393 |
| 950 sqft | 2 | RM348K | RM359 |
| 1,000 sqft | 3 | RM340K | RM343 |
| 1,050 sqft | 4 | RM350K | RM339 |
| 1,250 sqft | 2 | RM280K | RM222 |
PSF Trend: Declining
PSF moved from RM357 (2022) to RM277 (2025)
Liquidity: Moderate
33 transactions over 3 years (~11/year)
8% above Kuala Muda average
This project: RM344 PSF vs Kuala Muda median: RM319 PSF
Est. Total Return: -3.1% p.a. (below FD)
Capital loss (-7.4% p.a.) + rental yield (~4.3% p.a.)
TMN BERLIAN delivers a modest estimated total return of -3.1% p.a. — comprising -7.4% capital depreciation and ~4.3% rental yield over 3 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF is in line with the Kuala Muda 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 Semi-Detached | Freehold | 969 | RM359 | RM348K |
| Oct 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 1,485 | RM303 | RM450K |
| Jul 2025 | Low-Cost House | Freehold | 1,195 | RM126 | RM150K |
| Mar 2025 | Low-Cost House | Freehold | 1,335 | RM277 | RM370K |
| Jan 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 1,259 | RM222 | RM280K |
28 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 33 records
3 interactive charts
Scatter, price & PSF vs Kuala Muda & Kedah
Percentile breakdown
25th, 50th, 75th price & PSF
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