Kuala Muda, Kedah · Freehold · 35 transactions
Median Price
RM228K
RM182K – RM280K
Median PSF
RM250
RM211 – RM290
Transactions
35
2021-12 to 2025-10
Size Range
861 – 1539
sq.ft (built-up)
Data-driven insights for TMN BERSATU ( SP )
Earliest PSF (2021)
RM308
Current PSF (2025)
RM260
Capital Gain
-15.5%
Total Return (est.)
0.4% p.a.
| Capital appreciation (4 years) | -15.5% |
| Annualised capital return | -3.9% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 0.4% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | -12.3% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Kedah district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 850 sqft | 25 | RM215K | RM250 |
| 950 sqft | 3 | RM160K | RM165 |
| 1,100 sqft | 5 | RM300K | RM279 |
PSF Trend: Declining
PSF moved from RM308 (2021) to RM260 (2025)
Liquidity: Moderate
35 transactions over 4 years (~9/year)
22% below Kuala Muda average
This project: RM250 PSF vs Kuala Muda median: RM319 PSF
Est. Total Return: 0.4% p.a. (below FD)
Capital loss (-3.9% p.a.) + rental yield (~4.3% p.a.)
TMN BERSATU ( SP ) delivers a modest estimated total return of 0.4% p.a. — comprising -3.9% 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 22% below the Kuala Muda average — potentially undervalued. Best suited for long-term holders.
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 Terraced | Freehold | 861 | RM211 | RM182K |
| Aug 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 861 | RM209 | RM180K |
| Jul 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 861 | RM265 | RM228K |
| May 2025 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 1,076 | RM437 | RM470K |
| May 2025 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 1,076 | RM260 | RM280K |
30 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 35 records
3 interactive charts
Scatter, price & PSF vs Kuala Muda & Kedah
Percentile breakdown
25th, 50th, 75th price & PSF
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