TMN CEMPAKA (SP)
Kuala Muda, Kedah · Freehold · 14 transactions
Median Price
RM273K
RM220K – RM330K
Median PSF
RM318
RM251 – RM352
Transactions
14
2021-12 to 2025-10
Size Range
797 – 1604
sq.ft (built-up)
Recorded Transactions
Median Price
Median PSF
Market Analysis
Data-driven insights for TMN CEMPAKA (SP)
Investment Return
Earliest PSF (2021)
RM168
Current PSF (2025)
RM414
Capital Gain
+146.6%
Total Return (est.)
40.9% p.a.
| Capital appreciation (4 years) | +146.6% |
| Annualised capital return | +36.6% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 40.9% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | +149.8% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Kedah district averages.
Unit Mix Breakdown
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 800 sqft | 8 | RM275K | RM345 |
| 1,000 sqft | 4 | RM270K | RM267 |
| 1,600 sqft | 2 | RM700K | RM436 |
Market Verdict
PSF Trend: Appreciating
PSF moved from RM168 (2021) to RM414 (2025)
Liquidity: Low
14 transactions over 4 years (~4/year)
1% below Kuala Muda average
This project: RM318 PSF vs Kuala Muda median: RM319 PSF
Est. Total Return: 40.9% p.a. (beats FD)
Capital gain (36.6% p.a.) + rental yield (~4.3% p.a.)
Verdict
TMN CEMPAKA (SP) delivers a strong estimated total return of 40.9% p.a. — comprising +36.6% capital appreciation and ~4.3% rental yield over 4 years. This outperforms fixed deposits (3.5% p.a.) when rental income is factored in. PSF is in line with the Kuala Muda average, suggesting fair market pricing. Best suited for capital gain seekers, long-term holders.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
Transaction History
Showing 5 of 14| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Oct 2025 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 797 | RM414 | RM330K |
| Aug 2024 | 2 - 2 1/2 Storey Semi-Detached | Freehold | 1,604 | RM281 | RM450K |
| Jul 2024 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 797 | RM439 | RM350K |
| Jun 2024 | 2 - 2 1/2 Storey Semi-Detached | Freehold | 1,604 | RM436 | RM700K |
| Mar 2024 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 797 | RM326 | RM260K |
9 more transactions hidden
Full Report Includes
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 14 records
3 interactive charts
Scatter, price & PSF vs Kuala Muda & Kedah
Percentile breakdown
25th, 50th, 75th price & PSF
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