Kota Setar, Kedah · Freehold · 6 transactions
Estimated Market Value
Units (635–958 sqft) estimated at RM180K – RM272K based on median PSF of RM284/sqft (6 verified transactions)
-18.0%
since 2022
Median Price
RM250K
RM220K – RM260K
Median PSF
RM284
RM252 – RM306
Transactions
6
2022-07 to 2026-05
Size Range
635 – 958
sq.ft (built-up)
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| May 2026 | Low-Cost House | Freehold | 883 | RM283 | RM250K |
| Feb 2026 | Low-Cost House | Freehold | 915 | RM284 | RM260K |
| Nov 2024 | 1 - 1 1/2 Storey Terraced | Freehold | 883 | RM306 | RM270K |
| Jan 2024 | Low-Cost House | Freehold | 635 | RM252 | RM160K |
| Oct 2022 | Low-Cost House | Freehold | 958 | RM245 | RM235K |
| Jul 2022 | Low-Cost House | Freehold | 635 | RM346 | RM220K |
TMN CAHAYA (ALOR SETAR) · 6 transactions
vs RM200–500 valuer fee
from RM19.90
per month · or RM69.90 once
Investment ROI since first transaction
Capital gain 2022–2026 + est. rental yield
Market verdict
Trend direction, liquidity rating, PSF vs Kota Setar average
All 6 transaction records
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3 interactive charts
Scatter plot, price & PSF vs Kota Setar & Kedah
Unit mix breakdown
Median price & PSF by size category
Rental yield analysis
Est. monthly rent by furnishing type
Best value
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Data-driven insights for TMN CAHAYA (ALOR SETAR)
Earliest PSF (2022)
RM346
Current PSF (2026)
RM284
Capital Gain
-18.0%
Total Return (est.)
-0.2% p.a.
| Capital appreciation (4 years) | -18.0% |
| Annualised capital return | -4.5% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | -0.2% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | -14.8% |
*Based on earliest recorded transaction (2022). Actual launch price may differ. Rental yield computed from 0 active rental listings.
Median Rent
RM900/mo
Rent Range
RM700-1100
25th – 75th pct
Rent PSF
RM1.02
Est. Yield
4.3% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM800/mo |
| Semi Furnished | RM900/mo |
| Fully Furnished | RM1,100/mo |
*Estimated rental figures based on Kedah district average gross yield (4.3%). Actual rents may vary.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 650 sqft | 2 | RM220K | RM346 |
| 900 sqft | 3 | RM260K | RM284 |
PSF Trend: Declining
PSF moved from RM346 (2022) to RM284 (2026)
Liquidity: Low
6 transactions over 4 years (~2/year)
13% below Kota Setar average
This project: RM284 PSF vs Kota Setar median: RM325 PSF
Est. Total Return: -0.2% p.a. (below FD)
Capital loss (-4.5% p.a.) + rental yield (~4.3% p.a.)
TMN CAHAYA (ALOR SETAR) delivers a modest estimated total return of -0.2% p.a. — comprising -4.5% 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 13% below the Kota Setar average — potentially undervalued. Best suited for long-term holders.
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ROI since first transaction, unit mix breakdown, rental yield, area comparison & market verdict
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