Hulu Langat, Selangor · Leasehold · 56 transactions
Median Price
RM280K
RM229K – RM345K
Median PSF
RM329
RM297 – RM357
Transactions
56
2021-07 to 2025-05
Size Range
474 – 1884
sq.ft (built-up)
TMN CAHAYA (AMPANG)
56 transactions · Full ROI analysis
Data-driven insights for TMN CAHAYA (AMPANG)
Earliest PSF (2021)
RM313
Current PSF (2025)
RM299
Capital Gain
-4.6%
Total Return (est.)
3.2% p.a.
| Capital appreciation (4 years) | -4.6% |
| Annualised capital return | -1.1% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 3.2% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | -1.4% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield computed from 0 active PropertyGuru listings.
Median Rent
RM1,000/mo
Rent Range
RM800-1200
25th – 75th pct
Rent PSF
RM1.15
Est. Yield
4.3% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM900/mo |
| Semi Furnished | RM1,000/mo |
| Fully Furnished | RM1,300/mo |
*Estimated rental figures based on Selangor district average gross yield (4.3%). Actual rents may vary.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 500 sqft | 5 | RM130K | RM268 |
| 550 sqft | 5 | RM450K | RM804 |
| 600 sqft | 6 | RM160K | RM265 |
| 850 sqft | 22 | RM280K | RM334 |
| 950 sqft | 3 | RM293K | RM313 |
| 1,050 sqft | 7 | RM360K | RM348 |
| 1,300 sqft | 4 | RM630K | RM484 |
PSF Trend: Stable
PSF moved from RM313 (2021) to RM299 (2025)
Liquidity: Moderate
56 transactions over 4 years (~14/year)
19% below Hulu Langat average
This project: RM329 PSF vs Hulu Langat median: RM404 PSF
Est. Total Return: 3.2% p.a. (below FD)
Capital loss (-1.1% p.a.) + rental yield (~4.3% p.a.)
TMN CAHAYA (AMPANG) delivers a modest estimated total return of 3.2% p.a. — comprising -1.1% 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 19% below the Hulu Langat average — potentially undervalued. Best suited for 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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| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| May 2025 | Flat | Leasehold | 603 | RM299 | RM180K |
| Apr 2025 | Flat | Leasehold | 840 | RM298 | RM250K |
| Jan 2025 | 2 - 2 1/2 Storey Terraced | Leasehold | 1,302 | RM461 | RM600K |
| Aug 2024 | Condominium/Apartment | Leasehold | 840 | RM310 | RM260K |
| Jul 2024 | Flat | Leasehold | 603 | RM249 | RM150K |
51 more transactions hidden
TMN CAHAYA (AMPANG) · 56 NAPIC transactions
RM69.90
one-time · no subscription
Investment ROI since first transaction
Capital gain 2021–2025 + est. rental yield
Market verdict
Trend direction, liquidity rating, PSF vs Hulu Langat average
All 56 transaction records
Complete NAPIC data, filterable & sortable
3 interactive charts
Scatter plot, price & PSF vs Hulu Langat & Selangor
Unit mix breakdown
Median price & PSF by size category
Rental yield analysis
Est. monthly rent by furnishing type
Compare with another scheme
Side-by-side PSF, ROI and price trends
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