Kuala Muda, Kedah · Freehold · 9 transactions
Median Price
RM410K
RM276K – RM480K
Median PSF
RM276
RM250 – RM276
Transactions
9
2022-01 to 2025-06
Size Range
1001 – 1981
sq.ft (built-up)
Data-driven insights for TMN CEMARA
Earliest PSF (2022)
RM276
Current PSF (2025)
RM263
Capital Gain
-4.7%
Total Return (est.)
2.7% p.a.
| Capital appreciation (3 years) | -4.7% |
| Annualised capital return | -1.6% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 2.7% p.a. |
| vs Fixed Deposit (3.5% p.a. x 3yr) | -2.3% |
*Based on earliest recorded transaction (2022). Actual launch price may differ. Rental yield estimated from Kedah district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 1,000 sqft | 3 | RM276K | RM276 |
| 2,000 sqft | 4 | RM495K | RM250 |
PSF Trend: Stable
PSF moved from RM276 (2022) to RM263 (2025)
Liquidity: Low
9 transactions over 3 years (~3/year)
14% below Kuala Muda average
This project: RM276 PSF vs Kuala Muda median: RM319 PSF
Est. Total Return: 2.7% p.a. (below FD)
Capital loss (-1.6% p.a.) + rental yield (~4.3% p.a.)
TMN CEMARA delivers a modest estimated total return of 2.7% p.a. — comprising -1.6% capital depreciation and ~4.3% rental yield over 3 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF trades 14% below the Kuala Muda average — potentially undervalued. 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 |
|---|---|---|---|---|---|
| Jun 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 1,561 | RM263 | RM410K |
| Nov 2023 | 2 - 2 1/2 Storey Semi-Detached | Freehold | 1,981 | RM232 | RM460K |
| Mar 2023 | 2 - 2 1/2 Storey Semi-Detached | Freehold | 1,981 | RM347 | RM688K |
| Aug 2022 | 2 - 2 1/2 Storey Semi-Detached | Freehold | 1,981 | RM242 | RM480K |
| Aug 2022 | 2 - 2 1/2 Storey Semi-Detached | Freehold | 1,981 | RM250 | RM495K |
4 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 9 records
3 interactive charts
Scatter, price & PSF vs Kuala Muda & Kedah
Percentile breakdown
25th, 50th, 75th price & PSF
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