TMN BISTARI JAYA
Kuala Muda, Kedah · Freehold · 34 transactions
Median Price
RM195K
RM170K – RM215K
Median PSF
RM259
RM229 – RM280
Transactions
34
2021-06 to 2025-02
Size Range
635 – 1012
sq.ft (built-up)
Recorded Transactions
Median Price
Median PSF
Market Analysis
Data-driven insights for TMN BISTARI JAYA
Investment Return
Earliest PSF (2021)
RM213
Current PSF (2025)
RM250
Capital Gain
+17.5%
Total Return (est.)
8.7% p.a.
| Capital appreciation (4 years) | +17.5% |
| Annualised capital return | +4.4% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 8.7% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | +20.7% |
*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 |
|---|---|---|---|
| 650 sqft | 15 | RM170K | RM268 |
| 850 sqft | 15 | RM210K | RM253 |
| 1,000 sqft | 3 | RM250K | RM250 |
Market Verdict
PSF Trend: Appreciating
PSF moved from RM213 (2021) to RM250 (2025)
Liquidity: Moderate
34 transactions over 4 years (~9/year)
19% below Kuala Muda average
This project: RM259 PSF vs Kuala Muda median: RM319 PSF
Est. Total Return: 8.7% p.a. (beats FD)
Capital gain (4.4% p.a.) + rental yield (~4.3% p.a.)
Verdict
TMN BISTARI JAYA delivers a strong estimated total return of 8.7% p.a. — comprising +4.4% 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 19% below the Kuala Muda 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
Transaction History
Showing 5 of 34| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Feb 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 1,001 | RM250 | RM250K |
| Nov 2024 | 1 - 1 1/2 Storey Terraced | Freehold | 1,001 | RM230 | RM230K |
| May 2024 | 1 - 1 1/2 Storey Terraced | Freehold | 829 | RM278 | RM230K |
| Apr 2024 | 1 - 1 1/2 Storey Terraced | Freehold | 786 | RM255 | RM200K |
| Mar 2024 | Low-Cost House | Freehold | 635 | RM299 | RM190K |
29 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 34 records
3 interactive charts
Scatter, price & PSF vs Kuala Muda & Kedah
Percentile breakdown
25th, 50th, 75th price & PSF
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