Kulai, Johor · Freehold · 44 transactions
Estimated Market Value
Units (646–1345 sqft) estimated at RM214K – RM445K based on median PSF of RM331/sqft (44 verified transactions)
-19.4%
since 2021
Median Price
RM320K
RM250K – RM430K
Median PSF
RM331
RM282 – RM398
Transactions
44
2021-03 to 2026-03
Size Range
646 – 1345
sq.ft (built-up)
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Mar 2026 | 2 - 2 1/2 Storey Terraced | Freehold | 1,345 | RM312 | RM420K |
| Nov 2025 | 2 - 2 1/2 Storey Terraced | Leasehold | 1,141 | RM719 | RM820K |
| Oct 2025 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 1,335 | RM374 | RM499K |
| Jul 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 883 | RM283 | RM250K |
| Jul 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 904 | RM589 | RM533K |
| Jul 2025 | 1 - 1 1/2 Storey Terraced | Leasehold | 990 | RM434 | RM430K |
| Jun 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 904 | RM354 | RM320K |
| May 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 1,012 | RM445 | RM450K |
36 more transactions hidden
TMN BINTANG · 44 transactions
vs RM200–500 valuer fee
RM69.90
one-time · no subscription
Investment ROI since first transaction
Capital gain 2021–2026 + est. rental yield
Market verdict
Trend direction, liquidity rating, PSF vs Kulai average
All 44 transaction records
Complete data, filterable & sortable
3 interactive charts
Scatter plot, price & PSF vs Kulai & Johor
Unit mix breakdown
Median price & PSF by size category
Rental yield analysis
Est. monthly rent by furnishing type
Data-driven insights for TMN BINTANG
Earliest PSF (2021)
RM387
Current PSF (2026)
RM312
Capital Gain
-19.4%
Total Return (est.)
0.6% p.a.
| Capital appreciation (5 years) | -19.4% |
| Annualised capital return | -3.9% p.a. |
| Est. gross rental yield | 4.5% p.a. |
| Est. total return (capital + rental) | 0.6% p.a. |
| vs Fixed Deposit (3.5% p.a. x 5yr) | -14.4% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield computed from 0 active rental listings.
Median Rent
RM1,200/mo
Rent Range
RM1000-1400
25th – 75th pct
Rent PSF
RM1.24
Est. Yield
4.5% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM1,000/mo |
| Semi Furnished | RM1,200/mo |
| Fully Furnished | RM1,500/mo |
*Estimated rental figures based on Johor district average gross yield (4.5%). Actual rents may vary.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 650 sqft | 2 | RM180K | RM270 |
| 750 sqft | 4 | RM130K | RM173 |
| 800 sqft | 3 | RM130K | RM161 |
| 900 sqft | 19 | RM288K | RM319 |
| 1,000 sqft | 5 | RM400K | RM404 |
| 1,150 sqft | 2 | RM820K | RM719 |
| 1,200 sqft | 4 | RM570K | RM469 |
| 1,350 sqft | 4 | RM499K | RM372 |
PSF Trend: Declining
PSF moved from RM387 (2021) to RM312 (2026)
Liquidity: Moderate
44 transactions over 5 years (~9/year)
19% below Kulai average
This project: RM331 PSF vs Kulai median: RM407 PSF
Est. Total Return: 0.6% p.a. (below FD)
Capital loss (-3.9% p.a.) + rental yield (~4.5% p.a.)
TMN BINTANG delivers a modest estimated total return of 0.6% p.a. — comprising -3.9% capital depreciation and ~4.5% rental yield over 5 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF trades 19% below the Kulai average — potentially undervalued. Best suited for rental investors, long-term holders.
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ROI since first transaction, unit mix breakdown, rental yield, area comparison & market verdict
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