TMN BISTARI UTAMA
Kuala Muda, Kedah · Freehold · 51 transactions
Median Price
RM379K
RM324K – RM420K
Median PSF
RM295
RM272 – RM314
Transactions
51
2021-08 to 2025-11
Size Range
700 – 1507
sq.ft (built-up)
Recorded Transactions
Median Price
Median PSF
Market Analysis
Data-driven insights for TMN BISTARI UTAMA
Investment Return
Earliest PSF (2021)
RM283
Current PSF (2025)
RM315
Capital Gain
+11.1%
Total Return (est.)
7.1% p.a.
| Capital appreciation (4 years) | +11.1% |
| Annualised capital return | +2.8% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 7.1% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | +14.3% |
*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 |
|---|---|---|---|
| 700 sqft | 10 | RM190K | RM272 |
| 1,250 sqft | 27 | RM379K | RM298 |
| 1,500 sqft | 13 | RM424K | RM281 |
Market Verdict
PSF Trend: Appreciating
PSF moved from RM283 (2021) to RM315 (2025)
Liquidity: Moderate
51 transactions over 4 years (~13/year)
8% below Kuala Muda average
This project: RM295 PSF vs Kuala Muda median: RM319 PSF
Est. Total Return: 7.1% p.a. (beats FD)
Capital gain (2.8% p.a.) + rental yield (~4.3% p.a.)
Verdict
TMN BISTARI UTAMA delivers a strong estimated total return of 7.1% p.a. — comprising +2.8% 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 is in line with the Kuala Muda average, suggesting fair market pricing. Best suited for 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 51| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Nov 2025 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 1,270 | RM315 | RM400K |
| Sept 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 915 | RM339 | RM310K |
| Mar 2025 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 1,270 | RM306 | RM389K |
| Oct 2024 | Low-Cost House | Freehold | 700 | RM314 | RM220K |
| Jul 2024 | Low-Cost House | Freehold | 700 | RM286 | RM200K |
46 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 51 records
3 interactive charts
Scatter, price & PSF vs Kuala Muda & Kedah
Percentile breakdown
25th, 50th, 75th price & PSF
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