Kulim, Kedah · Freehold · 70 transactions
Median Price
RM300K
RM235K – RM350K
Median PSF
RM313
RM249 – RM355
Transactions
70
2021-12 to 2025-12
Size Range
517 – 1561
sq.ft (built-up)
Data-driven insights for TMN BERSATU
Earliest PSF (2021)
RM421
Current PSF (2025)
RM340
Capital Gain
-19.3%
Total Return (est.)
-0.5% p.a.
| Capital appreciation (4 years) | -19.3% |
| Annualised capital return | -4.8% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | -0.5% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | -16.1% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Kedah district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 500 sqft | 3 | RM285K | RM552 |
| 600 sqft | 6 | RM188K | RM312 |
| 800 sqft | 16 | RM280K | RM342 |
| 850 sqft | 2 | RM170K | RM202 |
| 900 sqft | 6 | RM385K | RM426 |
| 1,000 sqft | 12 | RM320K | RM323 |
| 1,050 sqft | 8 | RM310K | RM297 |
| 1,200 sqft | 3 | RM275K | RM228 |
| 1,250 sqft | 2 | RM590K | RM473 |
| 1,550 sqft | 8 | RM460K | RM295 |
PSF Trend: Declining
PSF moved from RM421 (2021) to RM340 (2025)
Liquidity: High
70 transactions over 4 years (~18/year)
14% below Kulim average
This project: RM313 PSF vs Kulim median: RM365 PSF
Est. Total Return: -0.5% p.a. (below FD)
Capital loss (-4.8% p.a.) + rental yield (~4.3% p.a.)
TMN BERSATU delivers a modest estimated total return of -0.5% p.a. — comprising -4.8% 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 trades 14% below the Kulim average — potentially undervalued. 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 |
|---|---|---|---|---|---|
| Dec 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 818 | RM330 | RM270K |
| Nov 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 818 | RM342 | RM280K |
| Nov 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 818 | RM367 | RM300K |
| Nov 2025 | Low-Cost House | Freehold | 603 | RM299 | RM180K |
| Oct 2025 | Detached | Leasehold | 786 | RM368 | RM289K |
65 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 70 records
3 interactive charts
Scatter, price & PSF vs Kulim & Kedah
Percentile breakdown
25th, 50th, 75th price & PSF
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