Kulai, Johor · Freehold · 10 transactions
Estimated Market Value
Units (2669–3272 sqft) estimated at RM638K – RM782K based on median PSF of RM239/sqft (10 verified transactions)
+4.6%
since 2023
Median Price
RM725K
RM580K – RM730K
Median PSF
RM239
RM199 – RM250
Transactions
10
2023-10 to 2025-04
Size Range
2669 – 3272
sq.ft (built-up)
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Apr 2025 | 2 - 2 1/2 Storey Shop | Freehold | 2,917 | RM250 | RM730K |
| Apr 2025 | 2 - 2 1/2 Storey Shop | Freehold | 2,928 | RM249 | RM730K |
| Nov 2024 | 2 - 2 1/2 Storey Shop | Freehold | 2,917 | RM206 | RM600K |
| Oct 2024 | 2 - 2 1/2 Storey Shop | Freehold | 2,928 | RM253 | RM740K |
| Jun 2024 | 2 - 2 1/2 Storey Shop | Freehold | 2,669 | RM197 | RM525K |
| Jun 2024 | 2 - 2 1/2 Storey Shop | Freehold | 2,928 | RM179 | RM525K |
| Jun 2024 | 2 - 2 1/2 Storey Shop | Freehold | 3,272 | RM222 | RM725K |
| Mar 2024 | 2 - 2 1/2 Storey Shop | Freehold | 2,917 | RM411 | RM1.20M |
2 more transactions hidden
TMN BINTANG UTAMA · 10 transactions
vs RM200–500 valuer fee
RM69.90
one-time · no subscription
Investment ROI since first transaction
Capital gain 2023–2025 + est. rental yield
Market verdict
Trend direction, liquidity rating, PSF vs Kulai average
All 10 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 UTAMA
Earliest PSF (2023)
RM239
Current PSF (2025)
RM250
Capital Gain
+4.6%
Total Return (est.)
6.8% p.a.
| Capital appreciation (2 years) | +4.6% |
| Annualised capital return | +2.3% p.a. |
| Est. gross rental yield | 4.5% p.a. |
| Est. total return (capital + rental) | 6.8% p.a. |
| vs Fixed Deposit (3.5% p.a. x 2yr) | +6.6% |
*Based on earliest recorded transaction (2023). Actual launch price may differ. Rental yield computed from 0 active rental listings.
Median Rent
RM2,700/mo
Rent Range
RM2200-3200
25th – 75th pct
Rent PSF
RM0.90
Est. Yield
4.5% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM2,300/mo |
| Semi Furnished | RM2,700/mo |
| Fully Furnished | RM3,400/mo |
*Estimated rental figures based on Johor district average gross yield (4.5%). Actual rents may vary.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 2,900 sqft | 4 | RM730K | RM250 |
| 2,950 sqft | 4 | RM730K | RM249 |
PSF Trend: Stable
PSF moved from RM239 (2023) to RM250 (2025)
Liquidity: Moderate
10 transactions over 2 years (~5/year)
41% below Kulai average
This project: RM239 PSF vs Kulai median: RM407 PSF
Est. Total Return: 6.8% p.a. (beats FD)
Capital gain (2.3% p.a.) + rental yield (~4.5% p.a.)
TMN BINTANG UTAMA delivers a strong estimated total return of 6.8% p.a. — comprising +2.3% capital appreciation and ~4.5% rental yield over 2 years. This outperforms fixed deposits (3.5% p.a.) when rental income is factored in. PSF trades 41% 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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