Lipis, Pahang · Freehold · 25 transactions
Median Price
RM290K
RM228K – RM338K
Median PSF
RM301
RM230 – RM374
Transactions
25
2021-05 to 2025-07
Size Range
635 – 2088
sq.ft (built-up)
Data-driven insights for TMN CAHAYA
Earliest PSF (2021)
RM359
Current PSF (2025)
RM289
Capital Gain
-19.4%
Total Return (est.)
-0.5% p.a.
| Capital appreciation (4 years) | -19.4% |
| Annualised capital return | -4.8% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | -0.5% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | -16.2% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Pahang district averages.
| 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 RM289 (2025)
Liquidity: Moderate
25 transactions over 4 years (~6/year)
8% above Lipis average
This project: RM301 PSF vs Lipis median: RM280 PSF
Est. Total Return: -0.5% p.a. (below FD)
Capital loss (-4.8% p.a.) + rental yield (~4.3% p.a.)
TMN CAHAYA delivers a modest estimated total return of -0.5% p.a. — comprising -4.8% 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 is in line with the Lipis average, suggesting fair market pricing. Best suited for long-term holders.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| 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 |
20 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 25 records
3 interactive charts
Scatter, price & PSF vs Lipis & Pahang
Percentile breakdown
25th, 50th, 75th price & PSF
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