Muallim, Perak · Leasehold · 26 transactions
Estimated Market Value
Units (635–2088 sqft) estimated at RM191K – RM629K based on median PSF of RM301/sqft (26 verified transactions)
-41.4%
since 2021
Median Price
RM290K
RM228K – RM338K
Median PSF
RM301
RM213 – RM374
Transactions
26
2021-05 to 2026-03
Size Range
635 – 2088
sq.ft (built-up)
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Mar 2026 | 2 - 2 1/2 Storey Terraced | Leasehold | 1,593 | RM210 | RM335K |
| Jul 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 915 | RM213 | RM195K |
| Jul 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 1,001 | RM250 | RM250K |
| May 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 1,485 | RM289 | RM430K |
| Apr 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 1,001 | RM290 | RM290K |
| Sept 2024 | 2 - 2 1/2 Storey Terraced | Freehold | 1,528 | RM190 | RM290K |
| Aug 2024 | 1 - 1 1/2 Storey Terraced | Freehold | 797 | RM301 | RM240K |
| Aug 2024 | 1 - 1 1/2 Storey Terraced | Freehold | 883 | RM385 | RM340K |
18 more transactions hidden
TMN CAHAYA · 26 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 Muallim average
All 26 transaction records
Complete data, filterable & sortable
3 interactive charts
Scatter plot, price & PSF vs Muallim & Perak
Unit mix breakdown
Median price & PSF by size category
Rental yield analysis
Est. monthly rent by furnishing type
Data-driven insights for TMN CAHAYA
Earliest PSF (2021)
RM359
Current PSF (2026)
RM210
Capital Gain
-41.4%
Total Return (est.)
-4.2% p.a.
| Capital appreciation (5 years) | -41.4% |
| Annualised capital return | -8.3% p.a. |
| Est. gross rental yield | 4.1% p.a. |
| Est. total return (capital + rental) | -4.2% p.a. |
| vs Fixed Deposit (3.5% p.a. x 5yr) | -38.4% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield computed from 0 active rental listings.
Median Rent
RM1,000/mo
Rent Range
RM800-1200
25th – 75th pct
Rent PSF
RM1.08
Est. Yield
4.1% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM900/mo |
| Semi Furnished | RM1,000/mo |
| Fully Furnished | RM1,300/mo |
*Estimated rental figures based on Perak district average gross yield (4.1%). Actual rents may vary.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 650 sqft | 5 | RM228K | RM359 |
| 900 sqft | 8 | RM338K | RM383 |
| 1,000 sqft | 3 | RM290K | RM290 |
| 1,550 sqft | 3 | RM210K | RM137 |
PSF Trend: Declining
PSF moved from RM359 (2021) to RM210 (2026)
Liquidity: Moderate
26 transactions over 5 years (~5/year)
18% below Muallim average
This project: RM301 PSF vs Muallim median: RM368 PSF
Est. Total Return: -4.2% p.a. (below FD)
Capital loss (-8.3% p.a.) + rental yield (~4.1% p.a.)
TMN CAHAYA delivers a modest estimated total return of -4.2% p.a. — comprising -8.3% capital depreciation and ~4.1% rental yield over 5 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF trades 18% below the Muallim average — potentially undervalued.
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ROI since first transaction, unit mix breakdown, rental yield, area comparison & market verdict
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