Kuala Muda, Kedah · Freehold · 16 transactions
Median Price
RM337K
RM327K – RM343K
Median PSF
RM285
RM276 – RM290
Transactions
16
2021-09 to 2025-07
Size Range
1184 – 1281
sq.ft (built-up)
Data-driven insights for TMN CINDAI JAYA
Earliest PSF (2021)
RM285
Current PSF (2025)
RM274
Capital Gain
-3.6%
Total Return (est.)
3.4% p.a.
| Capital appreciation (4 years) | -3.6% |
| Annualised capital return | -0.9% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 3.4% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | -0.4% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Kedah district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 1,200 sqft | 12 | RM333K | RM281 |
| 1,300 sqft | 4 | RM400K | RM312 |
PSF Trend: Stable
PSF moved from RM285 (2021) to RM274 (2025)
Liquidity: Low
16 transactions over 4 years (~4/year)
11% below Kuala Muda average
This project: RM285 PSF vs Kuala Muda median: RM319 PSF
Est. Total Return: 3.4% p.a. (below FD)
Capital loss (-0.9% p.a.) + rental yield (~4.3% p.a.)
TMN CINDAI JAYA delivers a modest estimated total return of 3.4% p.a. — comprising -0.9% 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 11% below the Kuala Muda 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 |
|---|---|---|---|---|---|
| Jul 2025 | 2 - 2 1/2 Storey Semi-Detached | Freehold | 1,184 | RM274 | RM325K |
| Oct 2023 | Cluster House | Leasehold | 1,184 | RM281 | RM333K |
| Sept 2023 | 2 - 2 1/2 Storey Semi-Detached | Freehold | 1,281 | RM312 | RM400K |
| Sept 2023 | 2 - 2 1/2 Storey Semi-Detached | Leasehold | 1,184 | RM276 | RM327K |
| Aug 2023 | 2 - 2 1/2 Storey Semi-Detached | Leasehold | 1,281 | RM255 | RM327K |
11 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 16 records
3 interactive charts
Scatter, price & PSF vs Kuala Muda & Kedah
Percentile breakdown
25th, 50th, 75th price & PSF
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