Kulai, Johor · Leasehold · 16 transactions
Estimated Market Value
Units (3864–5038 sqft) estimated at RM1.30M – RM1.69M based on median PSF of RM336/sqft (16 verified transactions)
-24.8%
since 2022
Median Price
RM1.30M
RM1.18M – RM1.50M
Median PSF
RM336
RM305 – RM388
Transactions
16
2022-07 to 2026-01
Size Range
3864 – 5038
sq.ft (built-up)
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Jan 2026 | 2 - 2 1/2 Storey Semi-Detached | Leasehold | 3,864 | RM388 | RM1.50M |
| Oct 2025 | Detached | Leasehold | 5,038 | RM516 | RM2.60M |
| Jul 2025 | 2 - 2 1/2 Storey Semi-Detached | Leasehold | 3,864 | RM388 | RM1.50M |
| Jul 2025 | 2 - 2 1/2 Storey Semi-Detached | Leasehold | 3,864 | RM388 | RM1.50M |
| Mar 2024 | 2 - 2 1/2 Storey Semi-Detached | Freehold | 3,864 | RM305 | RM1.18M |
| Jan 2024 | 2 - 2 1/2 Storey Semi-Detached | Leasehold | 3,864 | RM336 | RM1.30M |
| Nov 2023 | 2 - 2 1/2 Storey Semi-Detached | Leasehold | 3,864 | RM285 | RM1.10M |
| Nov 2023 | 2 - 2 1/2 Storey Semi-Detached | Leasehold | 3,864 | RM336 | RM1.30M |
8 more transactions hidden
TMN BUKIT PULAI (CUBE ON HILL) · 16 transactions
vs RM200–500 valuer fee
RM69.90
one-time · no subscription
Investment ROI since first transaction
Capital gain 2022–2026 + est. rental yield
Market verdict
Trend direction, liquidity rating, PSF vs Kulai average
All 16 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
Data-driven insights for TMN BUKIT PULAI (CUBE ON HILL)
Earliest PSF (2022)
RM516
Current PSF (2026)
RM388
Capital Gain
-24.8%
Total Return (est.)
-1.7% p.a.
| Capital appreciation (4 years) | -24.8% |
| Annualised capital return | -6.2% p.a. |
| Est. gross rental yield | 4.5% p.a. |
| Est. total return (capital + rental) | -1.7% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | -20.8% |
*Based on earliest recorded transaction (2022). Actual launch price may differ. Rental yield computed from 0 active rental listings.
Median Rent
RM4,900/mo
Rent Range
RM4000-5800
25th – 75th pct
Rent PSF
RM1.26
Est. Yield
4.5% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM4,200/mo |
| Semi Furnished | RM4,900/mo |
| Fully Furnished | RM6,100/mo |
*Estimated rental figures based on Johor district average gross yield (4.5%). Actual rents may vary.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 3,850 sqft | 14 | RM1.30M | RM336 |
| 5,050 sqft | 2 | RM2.60M | RM516 |
PSF Trend: Declining
PSF moved from RM516 (2022) to RM388 (2026)
Liquidity: Low
16 transactions over 4 years (~4/year)
17% below Kulai average
This project: RM336 PSF vs Kulai median: RM407 PSF
Est. Total Return: -1.7% p.a. (below FD)
Capital loss (-6.2% p.a.) + rental yield (~4.5% p.a.)
TMN BUKIT PULAI (CUBE ON HILL) delivers a modest estimated total return of -1.7% p.a. — comprising -6.2% capital depreciation and ~4.5% rental yield over 4 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF trades 17% below the Kulai average — potentially undervalued. Best suited for rental investors.
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ROI since first transaction, unit mix breakdown, rental yield, area comparison & market verdict
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