TMN DESA AMAN (SG LALANG) FASA 2
Kuala Muda, Kedah · Freehold · 12 transactions
Median Price
RM215K
RM180K – RM250K
Median PSF
RM277
RM229 – RM339
Transactions
12
2021-12 to 2025-08
Size Range
635 – 904
sq.ft (built-up)
Recorded Transactions
Median Price
Median PSF
Market Analysis
Data-driven insights for TMN DESA AMAN (SG LALANG) FASA 2
Investment Return
Earliest PSF (2021)
RM294
Current PSF (2025)
RM189
Capital Gain
-35.9%
Total Return (est.)
-4.7% p.a.
| Capital appreciation (4 years) | -35.9% |
| Annualised capital return | -9.0% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | -4.7% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | -32.7% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Kedah district averages.
Unit Mix Breakdown
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 750 sqft | 3 | RM170K | RM229 |
| 850 sqft | 6 | RM250K | RM294 |
| 900 sqft | 2 | RM250K | RM277 |
Market Verdict
PSF Trend: Declining
PSF moved from RM294 (2021) to RM189 (2025)
Liquidity: Low
12 transactions over 4 years (~3/year)
13% below Kuala Muda average
This project: RM277 PSF vs Kuala Muda median: RM319 PSF
Est. Total Return: -4.7% p.a. (below FD)
Capital loss (-9.0% p.a.) + rental yield (~4.3% p.a.)
Verdict
TMN DESA AMAN (SG LALANG) FASA 2 delivers a modest estimated total return of -4.7% p.a. — comprising -9.0% 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 13% 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
Transaction History
Showing 5 of 12| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Aug 2025 | Low-Cost House | Freehold | 850 | RM388 | RM330K |
| Jul 2025 | Low-Cost House | Freehold | 904 | RM188 | RM170K |
| Feb 2025 | Low-Cost House | Freehold | 743 | RM189 | RM140K |
| Oct 2024 | Low-Cost House | Freehold | 850 | RM294 | RM250K |
| Sept 2024 | Low-Cost House | Freehold | 850 | RM223 | RM190K |
7 more transactions hidden
Full Report Includes
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 12 records
3 interactive charts
Scatter, price & PSF vs Kuala Muda & Kedah
Percentile breakdown
25th, 50th, 75th price & PSF
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