Kota Setar, Kedah · Freehold · 102 transactions
Median Price
RM190K
RM165K – RM260K
Median PSF
RM257
RM218 – RM290
Transactions
102
2021-09 to 2025-11
Size Range
603 – 1991
sq.ft (built-up)
Data-driven insights for TMN BERSATU (BATAS PAIP)
Earliest PSF (2021)
RM282
Current PSF (2025)
RM278
Capital Gain
-1.6%
Total Return (est.)
3.9% p.a.
| Capital appreciation (4 years) | -1.6% |
| Annualised capital return | -0.4% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 3.9% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | +1.6% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Kedah district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 600 sqft | 8 | RM180K | RM299 |
| 650 sqft | 4 | RM275K | RM419 |
| 700 sqft | 54 | RM170K | RM243 |
| 800 sqft | 10 | RM280K | RM352 |
| 850 sqft | 7 | RM280K | RM334 |
| 1,150 sqft | 2 | RM210K | RM182 |
| 1,550 sqft | 4 | RM320K | RM204 |
| 1,600 sqft | 3 | RM400K | RM249 |
PSF Trend: Stable
PSF moved from RM282 (2021) to RM278 (2025)
Liquidity: High
102 transactions over 4 years (~26/year)
26% below Kota Setar average
This project: RM257 PSF vs Kota Setar median: RM347 PSF
Est. Total Return: 3.9% p.a. (beats FD)
Capital loss (-0.4% p.a.) + rental yield (~4.3% p.a.)
TMN BERSATU (BATAS PAIP) delivers a moderate estimated total return of 3.9% p.a. — comprising -0.4% capital depreciation and ~4.3% rental yield over 4 years. This outperforms fixed deposits (3.5% p.a.) when rental income is factored in. PSF trades 26% below the Kota Setar 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 |
|---|---|---|---|---|---|
| Nov 2025 | Low-Cost House | Freehold | 689 | RM240 | RM165K |
| Nov 2025 | Low-Cost House | Freehold | 732 | RM246 | RM180K |
| Oct 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 1,604 | RM281 | RM450K |
| Oct 2025 | Low-Cost House | Freehold | 829 | RM278 | RM230K |
| Oct 2025 | Low-Cost House | Freehold | 721 | RM236 | RM170K |
97 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 102 records
3 interactive charts
Scatter, price & PSF vs Kota Setar & Kedah
Percentile breakdown
25th, 50th, 75th price & PSF
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