Kulai, Johor · Freehold · 12 transactions
Estimated Market Value
Units (2671–3274 sqft) estimated at RM665K – RM815K based on median PSF of RM249/sqft (12 verified transactions)
+7.1%
since 2023
Median Price
RM730K
RM600K – RM750K
Median PSF
RM249
RM206 – RM256
Transactions
12
2023-10 to 2026-04
Size Range
2671 – 3274
sq.ft (built-up)
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Apr 2026 | 2 - 2 1/2 Storey Shop | Freehold | 2,928 | RM256 | RM750K |
| Jan 2026 | 2 - 2 1/2 Storey Shop | Freehold | 2,928 | RM256 | RM750K |
| 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 | 2,671 | RM197 | RM525K |
| Jun 2024 | 2 - 2 1/2 Storey Shop | Freehold | 2,928 | RM179 | RM525K |
4 more transactions hidden
TMN BINTANG UTAMA · 12 transactions
vs RM200–500 valuer fee
from RM19.90
per month · or RM69.90 once
Investment ROI since first transaction
Capital gain 2023–2026 + est. rental yield
Market verdict
Trend direction, liquidity rating, PSF vs Kulai average
All 12 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
Best value
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Data-driven insights for TMN BINTANG UTAMA
Earliest PSF (2023)
RM239
Current PSF (2026)
RM256
Capital Gain
+7.1%
Total Return (est.)
6.8% p.a.
| Capital appreciation (3 years) | +7.1% |
| Annualised capital return | +2.4% p.a. |
| Est. gross rental yield | 4.4% p.a. |
| Est. total return (capital + rental) | 6.8% p.a. |
| vs Fixed Deposit (3.5% p.a. x 3yr) | +9.8% |
*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
RM0.93
Est. Yield
4.4% 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 (4.4%). Actual rents may vary.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 2,900 sqft | 4 | RM730K | RM250 |
| 2,950 sqft | 6 | RM740K | RM253 |
PSF Trend: Stable
PSF moved from RM239 (2023) to RM256 (2026)
Liquidity: Low
12 transactions over 3 years (~4/year)
38% below Kulai average
This project: RM249 PSF vs Kulai median: RM399 PSF
Est. Total Return: 6.8% p.a. (beats FD)
Capital gain (2.4% p.a.) + rental yield (~4.4% p.a.)
TMN BINTANG UTAMA delivers a strong estimated total return of 6.8% p.a. — comprising +2.4% capital appreciation and ~4.4% rental yield over 3 years. This outperforms fixed deposits (3.5% p.a.) when rental income is factored in. PSF trades 38% below the Kulai average — potentially undervalued. Best suited for long-term holders.
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ROI since first transaction, unit mix breakdown, rental yield, area comparison & market verdict
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