Batang Padang, Perak · Freehold · 55 transactions
Estimated Market Value
Units (635–2906 sqft) estimated at RM169K – RM772K based on median PSF of RM266/sqft (55 verified transactions)
-5.9%
since 2021
Median Price
RM420K
RM350K – RM479K
Median PSF
RM266
RM231 – RM332
Transactions
55
2021-04 to 2026-01
Size Range
635 – 2906
sq.ft (built-up)
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Jan 2026 | 2 - 2 1/2 Storey Terraced | Freehold | 1,851 | RM258 | RM477K |
| Jan 2026 | 2 - 2 1/2 Storey Terraced | Freehold | 1,851 | RM258 | RM477K |
| Nov 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 2,164 | RM216 | RM468K |
| Oct 2025 | 1 - 1 1/2 Storey Terraced | Leasehold | 635 | RM220 | RM140K |
| Jul 2025 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 1,249 | RM364 | RM454K |
| Jul 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 1,851 | RM259 | RM479K |
| Jun 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 1,851 | RM214 | RM397K |
| May 2025 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 1,755 | RM259 | RM454K |
47 more transactions hidden
TMN BUNGA RAYA, TAPAH · 55 transactions
vs RM200–500 valuer fee
RM69.90
one-time · no subscription
Investment ROI since first transaction
Capital gain 2021–2026 + est. rental yield
Market verdict
Trend direction, liquidity rating, PSF vs Batang Padang average
All 55 transaction records
Complete data, filterable & sortable
3 interactive charts
Scatter plot, price & PSF vs Batang Padang & Perak
Unit mix breakdown
Median price & PSF by size category
Rental yield analysis
Est. monthly rent by furnishing type
Data-driven insights for TMN BUNGA RAYA, TAPAH
Earliest PSF (2021)
RM274
Current PSF (2026)
RM258
Capital Gain
-5.9%
Total Return (est.)
3.1% p.a.
| Capital appreciation (5 years) | -5.9% |
| Annualised capital return | -1.2% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 3.1% p.a. |
| vs Fixed Deposit (3.5% p.a. x 5yr) | -1.9% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield computed from 0 active rental listings.
Median Rent
RM1,500/mo
Rent Range
RM1200-1800
25th – 75th pct
Rent PSF
RM0.95
Est. Yield
4.3% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM1,300/mo |
| Semi Furnished | RM1,500/mo |
| Fully Furnished | RM1,900/mo |
*Estimated rental figures based on Perak district average gross yield (4.3%). Actual rents may vary.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 950 sqft | 13 | RM350K | RM370 |
| 1,200 sqft | 2 | RM260K | RM220 |
| 1,250 sqft | 5 | RM454K | RM364 |
| 1,750 sqft | 7 | RM454K | RM259 |
| 1,850 sqft | 16 | RM477K | RM258 |
| 2,150 sqft | 2 | RM500K | RM231 |
| 2,900 sqft | 2 | RM989K | RM340 |
PSF Trend: Stable
PSF moved from RM274 (2021) to RM258 (2026)
Liquidity: Moderate
55 transactions over 5 years (~11/year)
3% above Batang Padang average
This project: RM266 PSF vs Batang Padang median: RM258 PSF
Est. Total Return: 3.1% p.a. (below FD)
Capital loss (-1.2% p.a.) + rental yield (~4.3% p.a.)
TMN BUNGA RAYA, TAPAH delivers a modest estimated total return of 3.1% p.a. — comprising -1.2% capital depreciation and ~4.3% rental yield over 5 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF is in line with the Batang Padang average, suggesting fair market pricing. Best suited for long-term holders, those who value liquidity.
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ROI since first transaction, unit mix breakdown, rental yield, area comparison & market verdict
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