Kuala Muda, Kedah · Freehold · 32 transactions
Median Price
RM235K
RM180K – RM265K
Median PSF
RM286
RM221 – RM326
Transactions
32
2021-05 to 2025-08
Size Range
646 – 1044
sq.ft (built-up)
Data-driven insights for TMN DESA ENGGANG
Earliest PSF (2021)
RM316
Current PSF (2025)
RM288
Capital Gain
-9.0%
Total Return (est.)
2.0% p.a.
| Capital appreciation (4 years) | -9.0% |
| Annualised capital return | -2.3% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 2.0% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | -5.8% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Kedah district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 650 sqft | 7 | RM162K | RM251 |
| 900 sqft | 19 | RM230K | RM254 |
| 1,050 sqft | 4 | RM370K | RM354 |
PSF Trend: Stable
PSF moved from RM316 (2021) to RM288 (2025)
Liquidity: Moderate
32 transactions over 4 years (~8/year)
10% below Kuala Muda average
This project: RM286 PSF vs Kuala Muda median: RM319 PSF
Est. Total Return: 2.0% p.a. (below FD)
Capital loss (-2.3% p.a.) + rental yield (~4.3% p.a.)
TMN DESA ENGGANG delivers a modest estimated total return of 2.0% p.a. — comprising -2.3% 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 10% 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 |
|---|---|---|---|---|---|
| Aug 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 904 | RM453 | RM410K |
| Aug 2025 | Low-Cost House | Freehold | 646 | RM387 | RM250K |
| May 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 904 | RM260 | RM235K |
| Apr 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 904 | RM288 | RM260K |
| Apr 2025 | Low-Cost House | Freehold | 646 | RM403 | RM260K |
27 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 32 records
3 interactive charts
Scatter, price & PSF vs Kuala Muda & Kedah
Percentile breakdown
25th, 50th, 75th price & PSF
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