Kulim, Kedah · Freehold · 12 transactions
Median Price
RM310K
RM228K – RM390K
Median PSF
RM246
RM233 – RM403
Transactions
12
2021-10 to 2025-08
Size Range
797 – 1959
sq.ft (built-up)
Data-driven insights for TMN BESTARI
Earliest PSF (2021)
RM219
Current PSF (2025)
RM314
Capital Gain
+43.2%
Total Return (est.)
15.1% p.a.
| Capital appreciation (4 years) | +43.2% |
| Annualised capital return | +10.8% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 15.1% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | +46.4% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Kedah district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 800 sqft | 2 | RM350K | RM439 |
| 950 sqft | 5 | RM228K | RM246 |
| 1,800 sqft | 2 | RM390K | RM216 |
PSF Trend: Appreciating
PSF moved from RM219 (2021) to RM314 (2025)
Liquidity: Low
12 transactions over 4 years (~3/year)
33% below Kulim average
This project: RM246 PSF vs Kulim median: RM365 PSF
Est. Total Return: 15.1% p.a. (beats FD)
Capital gain (10.8% p.a.) + rental yield (~4.3% p.a.)
TMN BESTARI delivers a strong estimated total return of 15.1% p.a. — comprising +10.8% capital appreciation and ~4.3% rental yield over 4 years. This outperforms fixed deposits (3.5% p.a.) when rental income is factored in. PSF trades 33% below the Kulim average — potentially undervalued. Best suited for capital gain seekers, long-term holders.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Aug 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 797 | RM314 | RM250K |
| Aug 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 1,808 | RM216 | RM390K |
| Oct 2024 | 2 - 2 1/2 Storey Terraced | Freehold | 1,808 | RM171 | RM310K |
| Jan 2024 | 1 - 1 1/2 Storey Terraced | Freehold | 797 | RM439 | RM350K |
| Jun 2023 | 1 - 1 1/2 Storey Terraced | Freehold | 926 | RM403 | RM373K |
7 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 12 records
3 interactive charts
Scatter, price & PSF vs Kulim & Kedah
Percentile breakdown
25th, 50th, 75th price & PSF
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