Kuala Muda, Kedah · Freehold · 23 transactions
Median Price
RM198K
RM170K – RM230K
Median PSF
RM235
RM214 – RM298
Transactions
23
2021-12 to 2024-10
Size Range
635 – 1539
sq.ft (built-up)
Data-driven insights for TMN EMAS (BEDONG)
Earliest PSF (2021)
RM208
Current PSF (2024)
RM283
Capital Gain
+36.1%
Total Return (est.)
16.3% p.a.
| Capital appreciation (3 years) | +36.1% |
| Annualised capital return | +12.0% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 16.3% p.a. |
| vs Fixed Deposit (3.5% p.a. x 3yr) | +38.5% |
*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 | 5 | RM210K | RM331 |
| 800 sqft | 3 | RM170K | RM208 |
| 850 sqft | 9 | RM191K | RM225 |
| 1,000 sqft | 3 | RM280K | RM283 |
| 1,550 sqft | 2 | RM459K | RM298 |
PSF Trend: Appreciating
PSF moved from RM208 (2021) to RM283 (2024)
Liquidity: Moderate
23 transactions over 3 years (~8/year)
26% below Kuala Muda average
This project: RM235 PSF vs Kuala Muda median: RM319 PSF
Est. Total Return: 16.3% p.a. (beats FD)
Capital gain (12.0% p.a.) + rental yield (~4.3% p.a.)
TMN EMAS (BEDONG) delivers a strong estimated total return of 16.3% p.a. — comprising +12.0% capital appreciation and ~4.3% rental yield over 3 years. This outperforms fixed deposits (3.5% p.a.) when rental income is factored in. PSF trades 26% below the Kuala Muda average — potentially undervalued. Best suited for capital gain seekers, long-term holders.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Oct 2024 | 1 - 1 1/2 Storey Terraced | Freehold | 850 | RM188 | RM160K |
| Oct 2024 | Low-Cost House | Freehold | 635 | RM331 | RM210K |
| Sept 2024 | 1 - 1 1/2 Storey Terraced | Freehold | 635 | RM339 | RM215K |
| Sept 2024 | 1 - 1 1/2 Storey Terraced | Freehold | 850 | RM233 | RM198K |
| Jun 2024 | 1 - 1 1/2 Storey Terraced | Freehold | 850 | RM235 | RM200K |
18 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 23 records
3 interactive charts
Scatter, price & PSF vs Kuala Muda & Kedah
Percentile breakdown
25th, 50th, 75th price & PSF
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