TMN BISTARI
Kulim, Kedah · Freehold · 69 transactions
Median Price
RM230K
RM60K – RM285K
Median PSF
RM311
RM111 – RM378
Transactions
69
2021-12 to 2025-08
Size Range
510 – 1572
sq.ft (built-up)
Recorded Transactions
Median Price
Median PSF
Market Analysis
Data-driven insights for TMN BISTARI
Investment Return
Earliest PSF (2021)
RM65
Current PSF (2025)
RM405
Capital Gain
+525.2%
Total Return (est.)
135.6% p.a.
| Capital appreciation (4 years) | +525.2% |
| Annualised capital return | +131.3% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 135.6% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | +528.4% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Kedah district averages.
Unit Mix Breakdown
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 550 sqft | 27 | RM55K | RM102 |
| 650 sqft | 12 | RM250K | RM375 |
| 700 sqft | 3 | RM315K | RM450 |
| 750 sqft | 7 | RM250K | RM337 |
| 800 sqft | 9 | RM275K | RM345 |
| 1,200 sqft | 2 | RM385K | RM325 |
| 1,550 sqft | 3 | RM1.35M | RM871 |
Market Verdict
PSF Trend: Appreciating
PSF moved from RM65 (2021) to RM405 (2025)
Liquidity: High
69 transactions over 4 years (~17/year)
15% below Kulim average
This project: RM311 PSF vs Kulim median: RM365 PSF
Est. Total Return: 135.6% p.a. (beats FD)
Capital gain (131.3% p.a.) + rental yield (~4.3% p.a.)
Verdict
TMN BISTARI delivers a strong estimated total return of 135.6% p.a. — comprising +131.3% 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 15% below the Kulim average — potentially undervalued. Best suited for capital gain seekers, long-term holders, those who value liquidity.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
Transaction History
Showing 5 of 69| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Aug 2025 | Low-Cost House | Freehold | 570 | RM491 | RM280K |
| Aug 2025 | Low-Cost House | Freehold | 732 | RM205 | RM150K |
| Apr 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 700 | RM450 | RM315K |
| Apr 2025 | Low-Cost Flat | Freehold | 538 | RM111 | RM60K |
| Apr 2025 | Low-Cost House | Freehold | 570 | RM491 | RM280K |
64 more transactions hidden
Full Report Includes
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 69 records
3 interactive charts
Scatter, price & PSF vs Kulim & Kedah
Percentile breakdown
25th, 50th, 75th price & PSF
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