Seremban, Negeri Sembilan · Freehold · 38 transactions
Median Price
RM270K
RM110K – RM320K
Median PSF
RM263
RM170 – RM299
Transactions
38
2021-09 to 2025-11
Size Range
599 – 1711
sq.ft (built-up)
Data-driven insights for TMN CENGAL UTAMA
Earliest PSF (2021)
RM348
Current PSF (2025)
RM222
Capital Gain
-36.3%
Total Return (est.)
-4.8% p.a.
| Capital appreciation (4 years) | -36.3% |
| Annualised capital return | -9.1% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | -4.8% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | -33.1% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Negeri Sembilan district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 600 sqft | 2 | RM92K | RM154 |
| 650 sqft | 11 | RM108K | RM170 |
| 750 sqft | 3 | RM278K | RM364 |
| 850 sqft | 3 | RM260K | RM306 |
| 950 sqft | 4 | RM290K | RM299 |
| 1,150 sqft | 9 | RM320K | RM280 |
| 1,300 sqft | 3 | RM380K | RM294 |
PSF Trend: Declining
PSF moved from RM348 (2021) to RM222 (2025)
Liquidity: Moderate
38 transactions over 4 years (~10/year)
20% below Seremban average
This project: RM263 PSF vs Seremban median: RM330 PSF
Est. Total Return: -4.8% p.a. (below FD)
Capital loss (-9.1% p.a.) + rental yield (~4.3% p.a.)
TMN CENGAL UTAMA delivers a modest estimated total return of -4.8% p.a. — comprising -9.1% capital depreciation and ~4.3% rental yield over 4 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF trades 20% below the Seremban 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 |
|---|---|---|---|---|---|
| Nov 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 1,711 | RM222 | RM380K |
| Nov 2025 | Low-Cost Flat | Freehold | 635 | RM189 | RM120K |
| Oct 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 969 | RM330 | RM320K |
| Oct 2025 | Low-Cost Flat | Freehold | 635 | RM213 | RM135K |
| Jun 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 764 | RM412 | RM315K |
33 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 38 records
3 interactive charts
Scatter, price & PSF vs Seremban & Negeri Sembilan
Percentile breakdown
25th, 50th, 75th price & PSF
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