Kuala Muda, Kedah · Leasehold · 7 transactions
Estimated Market Value
Units (603–764 sqft) estimated at RM110K – RM140K based on median PSF of RM183/sqft (7 verified transactions)
-26.4%
since 2022
Median Price
RM115K
RM85K – RM150K
Median PSF
RM183
RM141 – RM249
Transactions
7
2022-01 to 2025-10
Size Range
603 – 764
sq.ft (built-up)
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Oct 2025 | Low-Cost House | Leasehold | 764 | RM183 | RM140K |
| Aug 2024 | 1 - 1 1/2 Storey Terraced | Leasehold | 603 | RM191 | RM115K |
| Jan 2024 | 1 - 1 1/2 Storey Terraced | Leasehold | 603 | RM182 | RM110K |
| Sept 2022 | Low-Cost House | Leasehold | 603 | RM274 | RM165K |
| Aug 2022 | Low-Cost House | Leasehold | 603 | RM141 | RM85K |
| Jul 2022 | Low-Cost House | Freehold | 603 | RM141 | RM85K |
| Jan 2022 | 1 - 1 1/2 Storey Terraced | Leasehold | 603 | RM249 | RM150K |
TMN CEMPEDAK (KEDA) · 7 transactions
vs RM200–500 valuer fee
RM69.90
one-time · no subscription
Investment ROI since first transaction
Capital gain 2022–2025 + est. rental yield
Market verdict
Trend direction, liquidity rating, PSF vs Kuala Muda average
All 7 transaction records
Complete data, filterable & sortable
3 interactive charts
Scatter plot, price & PSF vs Kuala Muda & Kedah
Unit mix breakdown
Median price & PSF by size category
Rental yield analysis
Est. monthly rent by furnishing type
Data-driven insights for TMN CEMPEDAK (KEDA)
Earliest PSF (2022)
RM249
Current PSF (2025)
RM183
Capital Gain
-26.4%
Total Return (est.)
-4.6% p.a.
| Capital appreciation (3 years) | -26.4% |
| Annualised capital return | -8.8% p.a. |
| Est. gross rental yield | 4.2% p.a. |
| Est. total return (capital + rental) | -4.6% p.a. |
| vs Fixed Deposit (3.5% p.a. x 3yr) | -24.3% |
*Based on earliest recorded transaction (2022). Actual launch price may differ. Rental yield computed from 0 active rental listings.
Median Rent
RM400/mo
Rent Range
RM300-500
25th – 75th pct
Rent PSF
RM0.66
Est. Yield
4.2% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM300/mo |
| Semi Furnished | RM400/mo |
| Fully Furnished | RM500/mo |
*Estimated rental figures based on Kedah district average gross yield (4.2%). Actual rents may vary.
PSF Trend: Declining
PSF moved from RM249 (2022) to RM183 (2025)
Liquidity: Low
7 transactions over 3 years (~2/year)
41% below Kuala Muda average
This project: RM183 PSF vs Kuala Muda median: RM313 PSF
Est. Total Return: -4.6% p.a. (below FD)
Capital loss (-8.8% p.a.) + rental yield (~4.2% p.a.)
TMN CEMPEDAK (KEDA) delivers a modest estimated total return of -4.6% p.a. — comprising -8.8% capital depreciation and ~4.2% rental yield over 3 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF trades 41% below the Kuala Muda average — potentially undervalued.
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ROI since first transaction, unit mix breakdown, rental yield, area comparison & market verdict
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