Kuala Muda, Kedah · Leasehold · 7 transactions
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)
Data-driven insights for TMN CEMPEDAK (KEDA)
Earliest PSF (2022)
RM249
Current PSF (2025)
RM183
Capital Gain
-26.4%
Total Return (est.)
-4.5% p.a.
| Capital appreciation (3 years) | -26.4% |
| Annualised capital return | -8.8% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | -4.5% p.a. |
| vs Fixed Deposit (3.5% p.a. x 3yr) | -24.0% |
*Based on earliest recorded transaction (2022). Actual launch price may differ. Rental yield estimated from Kedah district averages.
PSF Trend: Declining
PSF moved from RM249 (2022) to RM183 (2025)
Liquidity: Low
7 transactions over 3 years (~2/year)
43% below Kuala Muda average
This project: RM183 PSF vs Kuala Muda median: RM319 PSF
Est. Total Return: -4.5% p.a. (below FD)
Capital loss (-8.8% p.a.) + rental yield (~4.3% p.a.)
TMN CEMPEDAK (KEDA) delivers a modest estimated total return of -4.5% p.a. — comprising -8.8% 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 43% below the Kuala Muda average — potentially undervalued.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
| 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 |
2 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 7 records
3 interactive charts
Scatter, price & PSF vs Kuala Muda & Kedah
Percentile breakdown
25th, 50th, 75th price & PSF
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