Kubang Pasu, Kedah · Leasehold · 5 transactions
Median Price
RM270K
RM185K – RM320K
Median PSF
RM246
RM105 – RM291
Transactions
5
2023-10 to 2025-02
Size Range
1098 – 1765
sq.ft (built-up)
Data-driven insights for TMN DESA BAYANMAS FASA 2A
Earliest PSF (2023)
RM344
Current PSF (2025)
RM105
Capital Gain
-69.6%
Total Return (est.)
-30.5% p.a.
| Capital appreciation (2 years) | -69.6% |
| Annualised capital return | -34.8% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | -30.5% p.a. |
| vs Fixed Deposit (3.5% p.a. x 2yr) | -68.0% |
*Based on earliest recorded transaction (2023). Actual launch price may differ. Rental yield estimated from Kedah district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 1,100 sqft | 3 | RM320K | RM291 |
| 1,750 sqft | 2 | RM185K | RM105 |
PSF Trend: Declining
PSF moved from RM344 (2023) to RM105 (2025)
Liquidity: Low
5 transactions over 2 years (~3/year)
20% below Kubang Pasu average
This project: RM246 PSF vs Kubang Pasu median: RM307 PSF
Est. Total Return: -30.5% p.a. (below FD)
Capital loss (-34.8% p.a.) + rental yield (~4.3% p.a.)
TMN DESA BAYANMAS FASA 2A delivers a modest estimated total return of -30.5% p.a. — comprising -34.8% capital depreciation and ~4.3% rental yield over 2 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF trades 20% below the Kubang Pasu average — potentially undervalued.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Feb 2025 | 1 - 1 1/2 Storey Terraced | Leasehold | 1,765 | RM105 | RM185K |
| Oct 2024 | 1 - 1 1/2 Storey Semi-Detached | Leasehold | 1,098 | RM246 | RM270K |
| Sept 2024 | 1 - 1 1/2 Storey Semi-Detached | Leasehold | 1,098 | RM291 | RM320K |
| Jun 2024 | 1 - 1 1/2 Storey Terraced | Leasehold | 1,765 | RM96 | RM170K |
| Oct 2023 | 1 - 1 1/2 Storey Semi-Detached | Leasehold | 1,098 | RM344 | RM378K |
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 5 records
3 interactive charts
Scatter, price & PSF vs Kubang Pasu & Kedah
Percentile breakdown
25th, 50th, 75th price & PSF
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