Kuala Muda, Kedah · Freehold · 44 transactions
Median Price
RM170K
RM155K – RM200K
Median PSF
RM243
RM214 – RM272
Transactions
44
2021-11 to 2025-10
Size Range
700 – 1098
sq.ft (built-up)
Data-driven insights for TMN CEMPAKA (TELUI KIRI)
Earliest PSF (2021)
RM240
Current PSF (2025)
RM357
Capital Gain
+48.8%
Total Return (est.)
16.5% p.a.
| Capital appreciation (4 years) | +48.8% |
| Annualised capital return | +12.2% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 16.5% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | +52.0% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Kedah district averages.
PSF Trend: Appreciating
PSF moved from RM240 (2021) to RM357 (2025)
Liquidity: Moderate
44 transactions over 4 years (~11/year)
24% below Kuala Muda average
This project: RM243 PSF vs Kuala Muda median: RM319 PSF
Est. Total Return: 16.5% p.a. (beats FD)
Capital gain (12.2% p.a.) + rental yield (~4.3% p.a.)
TMN CEMPAKA (TELUI KIRI) delivers a strong estimated total return of 16.5% p.a. — comprising +12.2% 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 trades 24% below the Kuala Muda average — potentially undervalued. Best suited for capital gain seekers, long-term holders, those who value liquidity.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Oct 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 700 | RM243 | RM170K |
| Oct 2025 | Low-Cost House | Freehold | 700 | RM243 | RM170K |
| Jul 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 700 | RM429 | RM300K |
| Jul 2025 | Low-Cost House | Freehold | 700 | RM357 | RM250K |
| Dec 2024 | 1 - 1 1/2 Storey Terraced | Freehold | 700 | RM543 | RM380K |
39 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 44 records
3 interactive charts
Scatter, price & PSF vs Kuala Muda & Kedah
Percentile breakdown
25th, 50th, 75th price & PSF
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