Batang Padang, Perak · Freehold · 53 transactions
Median Price
RM418K
RM350K – RM479K
Median PSF
RM266
RM231 – RM332
Transactions
53
2021-04 to 2025-11
Size Range
635 – 2906
sq.ft (built-up)
Data-driven insights for TMN BUNGA RAYA, TAPAH
Earliest PSF (2021)
RM274
Current PSF (2025)
RM259
Capital Gain
-5.5%
Total Return (est.)
2.9% p.a.
| Capital appreciation (4 years) | -5.5% |
| Annualised capital return | -1.4% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 2.9% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | -2.3% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Perak district averages.
| 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 | 14 | RM478K | RM258 |
| 2,150 sqft | 2 | RM500K | RM231 |
| 2,900 sqft | 2 | RM989K | RM340 |
PSF Trend: Stable
PSF moved from RM274 (2021) to RM259 (2025)
Liquidity: Moderate
53 transactions over 4 years (~13/year)
3% below Batang Padang average
This project: RM266 PSF vs Batang Padang median: RM275 PSF
Est. Total Return: 2.9% p.a. (below FD)
Capital loss (-1.4% p.a.) + rental yield (~4.3% p.a.)
TMN BUNGA RAYA, TAPAH delivers a modest estimated total return of 2.9% p.a. — comprising -1.4% 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 is in line with the Batang Padang average, suggesting fair market pricing. Best suited for long-term holders, those who value liquidity.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| 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 |
48 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 53 records
3 interactive charts
Scatter, price & PSF vs Batang Padang & Perak
Percentile breakdown
25th, 50th, 75th price & PSF
Instant access. No subscription.