Sandakan, Sabah · Leasehold · 35 transactions
Median Price
RM450K
RM400K – RM520K
Median PSF
RM261
RM234 – RM303
Transactions
35
2021-12 to 2025-09
Size Range
1130 – 3175
sq.ft (built-up)
Data-driven insights for TMN GRANDVIEW
Earliest PSF (2021)
RM567
Current PSF (2025)
RM381
Capital Gain
-32.7%
Total Return (est.)
-3.9% p.a.
| Capital appreciation (4 years) | -32.7% |
| Annualised capital return | -8.2% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | -3.9% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | -29.5% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Sabah district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 1,450 sqft | 8 | RM400K | RM277 |
| 1,600 sqft | 3 | RM400K | RM249 |
| 1,700 sqft | 3 | RM450K | RM268 |
| 1,800 sqft | 4 | RM450K | RM253 |
| 1,850 sqft | 2 | RM520K | RM278 |
| 1,900 sqft | 2 | RM550K | RM290 |
PSF Trend: Declining
PSF moved from RM567 (2021) to RM381 (2025)
Liquidity: Moderate
35 transactions over 4 years (~9/year)
22% below Sandakan average
This project: RM261 PSF vs Sandakan median: RM335 PSF
Est. Total Return: -3.9% p.a. (below FD)
Capital loss (-8.2% p.a.) + rental yield (~4.3% p.a.)
TMN GRANDVIEW delivers a modest estimated total return of -3.9% p.a. — comprising -8.2% 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 22% below the Sandakan average — potentially undervalued.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Sept 2025 | 2 - 2 1/2 Storey Terraced | Leasehold | 1,442 | RM381 | RM550K |
| Nov 2024 | 2 - 2 1/2 Storey Terraced | Leasehold | 1,938 | RM253 | RM490K |
| Sept 2024 | 2 - 2 1/2 Storey Terraced | Leasehold | 1,798 | RM367 | RM660K |
| Sept 2024 | 2 - 2 1/2 Storey Terraced | Leasehold | 2,400 | RM212 | RM510K |
| Aug 2024 | 2 - 2 1/2 Storey Terraced | Leasehold | 1,808 | RM249 | RM450K |
30 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 35 records
3 interactive charts
Scatter, price & PSF vs Sandakan & Sabah
Percentile breakdown
25th, 50th, 75th price & PSF
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