Kota Kinabalu, Sabah · Leasehold · 19 transactions
Median Price
RM760K
RM650K – RM1.10M
Median PSF
RM460
RM427 – RM504
Transactions
19
2021-10 to 2025-09
Size Range
1410 – 2594
sq.ft (built-up)
Data-driven insights for TMN BUKIT SEPANGGAR
Earliest PSF (2021)
RM460
Current PSF (2025)
RM428
Capital Gain
-7.0%
Total Return (est.)
2.5% p.a.
| Capital appreciation (4 years) | -7.0% |
| Annualised capital return | -1.8% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 2.5% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | -3.8% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Sabah district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 1,400 sqft | 2 | RM649K | RM460 |
| 1,500 sqft | 4 | RM700K | RM465 |
| 1,750 sqft | 2 | RM750K | RM427 |
| 2,200 sqft | 3 | RM1.10M | RM503 |
| 2,350 sqft | 3 | RM1.10M | RM469 |
PSF Trend: Stable
PSF moved from RM460 (2021) to RM428 (2025)
Liquidity: Low
19 transactions over 4 years (~5/year)
16% below Kota Kinabalu average
This project: RM460 PSF vs Kota Kinabalu median: RM547 PSF
Est. Total Return: 2.5% p.a. (below FD)
Capital loss (-1.8% p.a.) + rental yield (~4.3% p.a.)
TMN BUKIT SEPANGGAR delivers a modest estimated total return of 2.5% p.a. — comprising -1.8% 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 16% below the Kota Kinabalu average — potentially undervalued.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Sept 2025 | 2 - 2 1/2 Storey Terraced | Leasehold | 1,636 | RM428 | RM700K |
| Jul 2025 | 2 - 2 1/2 Storey Terraced | Leasehold | 1,690 | RM349 | RM590K |
| May 2024 | 2 - 2 1/2 Storey Terraced | Leasehold | 1,755 | RM427 | RM750K |
| Apr 2024 | Detached | Leasehold | 2,594 | RM744 | RM1.93M |
| Aug 2023 | 2 - 2 1/2 Storey Semi-Detached | Leasehold | 2,185 | RM595 | RM1.30M |
14 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 19 records
3 interactive charts
Scatter, price & PSF vs Kota Kinabalu & Sabah
Percentile breakdown
25th, 50th, 75th price & PSF
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