Hulu Langat, Selangor · Freehold · 44 transactions
Median Price
RM250K
RM201K – RM330K
Median PSF
RM285
RM237 – RM458
Transactions
44
2021-05 to 2025-04
Size Range
700 – 1098
sq.ft (built-up)
TMN BKT MUTIARA
44 transactions · Full ROI analysis
Data-driven insights for TMN BKT MUTIARA
Earliest PSF (2021)
RM241
Current PSF (2025)
RM215
Capital Gain
-10.5%
Total Return (est.)
1.7% p.a.
| Capital appreciation (4 years) | -10.5% |
| Annualised capital return | -2.6% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 1.7% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | -7.3% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield computed from 0 active PropertyGuru listings.
Median Rent
RM900/mo
Rent Range
RM700-1100
25th – 75th pct
Rent PSF
RM1.00
Est. Yield
4.3% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM800/mo |
| Semi Furnished | RM900/mo |
| Fully Furnished | RM1,100/mo |
*Estimated rental figures based on Selangor district average gross yield (4.3%). Actual rents may vary.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 700 sqft | 18 | RM350K | RM485 |
| 800 sqft | 9 | RM230K | RM285 |
| 900 sqft | 12 | RM240K | RM272 |
| 1,000 sqft | 3 | RM235K | RM237 |
| 1,100 sqft | 2 | RM289K | RM263 |
PSF Trend: Declining
PSF moved from RM241 (2021) to RM215 (2025)
Liquidity: Moderate
44 transactions over 4 years (~11/year)
29% below Hulu Langat average
This project: RM285 PSF vs Hulu Langat median: RM404 PSF
Est. Total Return: 1.7% p.a. (below FD)
Capital loss (-2.6% p.a.) + rental yield (~4.3% p.a.)
TMN BKT MUTIARA delivers a modest estimated total return of 1.7% p.a. — comprising -2.6% capital depreciation and ~4.3% rental yield over 4 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF trades 29% below the Hulu Langat average — potentially undervalued. Best suited for long-term holders, those who value liquidity.
Full investment analysis locked
ROI since first transaction, unit mix breakdown, rental yield, area comparison & market verdict
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| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Apr 2025 | Condominium/Apartment | Freehold | 1,023 | RM215 | RM220K |
| Apr 2025 | Flat | Freehold | 807 | RM242 | RM195K |
| Apr 2025 | Low-Cost Flat | Freehold | 700 | RM214 | RM150K |
| Oct 2024 | Flat | Freehold | 883 | RM295 | RM260K |
| Sept 2024 | Flat | Freehold | 883 | RM289 | RM255K |
39 more transactions hidden
TMN BKT MUTIARA · 44 NAPIC transactions
RM69.90
one-time · no subscription
Investment ROI since first transaction
Capital gain 2021–2025 + est. rental yield
Market verdict
Trend direction, liquidity rating, PSF vs Hulu Langat average
All 44 transaction records
Complete NAPIC data, filterable & sortable
3 interactive charts
Scatter plot, price & PSF vs Hulu Langat & Selangor
Unit mix breakdown
Median price & PSF by size category
Rental yield analysis
Est. monthly rent by furnishing type
Compare with another scheme
Side-by-side PSF, ROI and price trends
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