Kuala Kangsar, Perak · Freehold · 39 transactions
Median Price
RM178K
RM178K – RM217K
Median PSF
RM223
RM223 – RM261
Transactions
39
2021-07 to 2025-10
Size Range
506 – 1518
sq.ft (built-up)
TMN EMAS FASA 2 (SERI EMAS JAYA)
39 transactions · Full ROI analysis
Data-driven insights for TMN EMAS FASA 2 (SERI EMAS JAYA)
Earliest PSF (2021)
RM223
Current PSF (2025)
RM178
Capital Gain
-20.4%
Total Return (est.)
-1.1% p.a.
| Capital appreciation (4 years) | -20.4% |
| Annualised capital return | -5.1% p.a. |
| Est. gross rental yield | 4.0% p.a. |
| Est. total return (capital + rental) | -1.1% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | -18.4% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield computed from 0 active PropertyGuru listings.
Median Rent
RM600/mo
Rent Range
RM500-700
25th – 75th pct
Rent PSF
RM0.80
Est. Yield
4.0% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM500/mo |
| Semi Furnished | RM600/mo |
| Fully Furnished | RM800/mo |
*Estimated rental figures based on Perak district average gross yield (4%). Actual rents may vary.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 600 sqft | 4 | RM160K | RM265 |
| 800 sqft | 31 | RM178K | RM223 |
| 1,500 sqft | 3 | RM280K | RM184 |
PSF Trend: Declining
PSF moved from RM223 (2021) to RM178 (2025)
Liquidity: Moderate
39 transactions over 4 years (~10/year)
13% below Kuala Kangsar average
This project: RM223 PSF vs Kuala Kangsar median: RM257 PSF
Est. Total Return: -1.1% p.a. (below FD)
Capital loss (-5.1% p.a.) + rental yield (~4% p.a.)
TMN EMAS FASA 2 (SERI EMAS JAYA) delivers a modest estimated total return of -1.1% p.a. — comprising -5.1% capital depreciation and ~4% 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 Kangsar average — potentially undervalued. Best suited for long-term holders.
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ROI since first transaction, unit mix breakdown, rental yield, area comparison & market verdict
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| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Oct 2025 | Low-Cost House | Freehold | 506 | RM178 | RM90K |
| Nov 2024 | 1 - 1 1/2 Storey Terraced | Freehold | 797 | RM251 | RM200K |
| Nov 2024 | 1 - 1 1/2 Storey Terraced | Freehold | 797 | RM239 | RM190K |
| Oct 2024 | 2 - 2 1/2 Storey Terraced | Freehold | 1,518 | RM184 | RM280K |
| Mar 2024 | Low-Cost House | Freehold | 603 | RM415 | RM250K |
34 more transactions hidden
TMN EMAS FASA 2 (SERI EMAS JAYA) · 39 NAPIC transactions
RM69.90
one-time · no subscription
Investment ROI since first transaction
Capital gain 2021–2025 + est. rental yield
Market verdict
Trend direction, liquidity rating, PSF vs Kuala Kangsar average
All 39 transaction records
Complete NAPIC data, filterable & sortable
3 interactive charts
Scatter plot, price & PSF vs Kuala Kangsar & Perak
Unit mix breakdown
Median price & PSF by size category
Rental yield analysis
Est. monthly rent by furnishing type
Compare with another scheme
Side-by-side PSF, ROI and price trends
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