Hulu Langat, Selangor · Freehold · 18 transactions
Median Price
RM680K
RM585K – RM890K
Median PSF
RM490
RM421 – RM605
Transactions
18
2021-10 to 2025-08
Size Range
1001 – 1808
sq.ft (built-up)
Data-driven insights for TMN CHERAS PERMATA
Earliest PSF (2021)
RM492
Current PSF (2025)
RM437
Capital Gain
-11.2%
Total Return (est.)
1.4% p.a.
| Capital appreciation (4 years) | -11.2% |
| Annualised capital return | -2.8% p.a. |
| Est. gross rental yield | 4.2% p.a. |
| Est. total return (capital + rental) | 1.4% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | -8.4% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Selangor district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 1,000 sqft | 3 | RM310K | RM310 |
| 1,350 sqft | 2 | RM588K | RM437 |
| 1,400 sqft | 10 | RM695K | RM501 |
| 1,800 sqft | 2 | RM1.35M | RM747 |
PSF Trend: Declining
PSF moved from RM492 (2021) to RM437 (2025)
Liquidity: Low
18 transactions over 4 years (~5/year)
21% above Hulu Langat average
This project: RM490 PSF vs Hulu Langat median: RM404 PSF
Est. Total Return: 1.4% p.a. (below FD)
Capital loss (-2.8% p.a.) + rental yield (~4.2% p.a.)
TMN CHERAS PERMATA delivers a modest estimated total return of 1.4% p.a. — comprising -2.8% capital depreciation and ~4.2% rental yield over 4 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF is 21% above the Hulu Langat average, reflecting its positioning as a premium development in the area. 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 |
|---|---|---|---|---|---|
| Aug 2025 | Condominium/Apartment | Freehold | 1,012 | RM297 | RM300K |
| Apr 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 1,345 | RM437 | RM588K |
| Oct 2024 | 2 - 2 1/2 Storey Terraced | Freehold | 1,496 | RM501 | RM750K |
| Sept 2024 | 2 - 2 1/2 Storey Terraced | Freehold | 1,389 | RM663 | RM920K |
| Aug 2024 | 2 - 2 1/2 Storey Terraced | Freehold | 1,389 | RM864 | RM1.20M |
13 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 18 records
3 interactive charts
Scatter, price & PSF vs Hulu Langat & Selangor
Percentile breakdown
25th, 50th, 75th price & PSF
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