Kulai, Johor · Leasehold · 15 transactions
Median Price
RM1.30M
RM1.15M – RM1.50M
Median PSF
RM336
RM298 – RM388
Transactions
15
2022-07 to 2025-10
Size Range
3864 – 5038
sq.ft (built-up)
Data-driven insights for TMN BUKIT PULAI (CUBE ON HILL)
Earliest PSF (2022)
RM516
Current PSF (2025)
RM388
Capital Gain
-24.8%
Total Return (est.)
-3.8% p.a.
| Capital appreciation (3 years) | -24.8% |
| Annualised capital return | -8.3% p.a. |
| Est. gross rental yield | 4.5% p.a. |
| Est. total return (capital + rental) | -3.8% p.a. |
| vs Fixed Deposit (3.5% p.a. x 3yr) | -21.8% |
*Based on earliest recorded transaction (2022). Actual launch price may differ. Rental yield estimated from Johor district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 3,850 sqft | 13 | RM1.30M | RM336 |
| 5,050 sqft | 2 | RM2.60M | RM516 |
PSF Trend: Declining
PSF moved from RM516 (2022) to RM388 (2025)
Liquidity: Moderate
15 transactions over 3 years (~5/year)
19% below Kulai average
This project: RM336 PSF vs Kulai median: RM413 PSF
Est. Total Return: -3.8% p.a. (below FD)
Capital loss (-8.3% p.a.) + rental yield (~4.5% p.a.)
TMN BUKIT PULAI (CUBE ON HILL) delivers a modest estimated total return of -3.8% p.a. — comprising -8.3% capital depreciation and ~4.5% rental yield over 3 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF trades 19% below the Kulai average — potentially undervalued. Best suited for rental investors.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| 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 |
10 more transactions hidden
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 15 records
3 interactive charts
Scatter, price & PSF vs Kulai & Johor
Percentile breakdown
25th, 50th, 75th price & PSF
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