TMN BERSATU FASA 4 (BATAS PAIP)
Kota Setar, Kedah · Freehold · 10 transactions
Median Price
RM358K
RM280K – RM469K
Median PSF
RM472
RM343 – RM495
Transactions
10
2021-12 to 2025-04
Size Range
657 – 1991
sq.ft (built-up)
Recorded Transactions
Median Price
Median PSF
Market Analysis
Data-driven insights for TMN BERSATU FASA 4 (BATAS PAIP)
Investment Return
Earliest PSF (2021)
RM495
Current PSF (2025)
RM472
Capital Gain
-4.6%
Total Return (est.)
3.1% p.a.
| Capital appreciation (4 years) | -4.6% |
| Annualised capital return | -1.2% 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 4yr) | -1.4% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Kedah district averages.
Unit Mix Breakdown
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 650 sqft | 5 | RM280K | RM426 |
| 700 sqft | 2 | RM469K | RM660 |
Market Verdict
PSF Trend: Stable
PSF moved from RM495 (2021) to RM472 (2025)
Liquidity: Low
10 transactions over 4 years (~3/year)
36% above Kota Setar average
This project: RM472 PSF vs Kota Setar median: RM347 PSF
Est. Total Return: 3.1% p.a. (below FD)
Capital loss (-1.2% p.a.) + rental yield (~4.3% p.a.)
Verdict
TMN BERSATU FASA 4 (BATAS PAIP) delivers a modest estimated total return of 3.1% p.a. — comprising -1.2% 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 36% above the Kota Setar average, reflecting its positioning as a premium development in the area. Best suited for long-term holders.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
Transaction History
Showing 5 of 10| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Apr 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 657 | RM472 | RM310K |
| Mar 2025 | Detached | Freehold | 1,991 | RM251 | RM500K |
| Oct 2023 | 1 - 1 1/2 Storey Terraced | Freehold | 710 | RM563 | RM400K |
| Jul 2023 | Low-Cost House | Freehold | 657 | RM343 | RM225K |
| Jul 2023 | Low-Cost House | Freehold | 743 | RM482 | RM358K |
5 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 10 records
3 interactive charts
Scatter, price & PSF vs Kota Setar & Kedah
Percentile breakdown
25th, 50th, 75th price & PSF
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