Sandakan, Sabah · Leasehold · 35 transactions
Estimated Market Value
Units (1130–3175 sqft) estimated at RM295K – RM830K based on median PSF of RM261/sqft (35 verified transactions)
-32.7%
since 2021
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)
| 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 |
| Aug 2024 | 2 - 2 1/2 Storey Terraced | Leasehold | 2,013 | RM224 | RM450K |
| Jul 2024 | 2 - 2 1/2 Storey Terraced | Leasehold | 1,604 | RM249 | RM400K |
| Jun 2024 | 2 - 2 1/2 Storey Terraced | Leasehold | 1,873 | RM278 | RM520K |
27 more transactions hidden
TMN GRANDVIEW · 35 transactions
vs RM200–500 valuer fee
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 Sandakan average
All 35 transaction records
Complete data, filterable & sortable
3 interactive charts
Scatter plot, price & PSF vs Sandakan & Sabah
Unit mix breakdown
Median price & PSF by size category
Rental yield analysis
Est. monthly rent by furnishing type
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 computed from 0 active rental listings.
Median Rent
RM1,600/mo
Rent Range
RM1300-1900
25th – 75th pct
Rent PSF
RM0.94
Est. Yield
4.3% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM1,400/mo |
| Semi Furnished | RM1,600/mo |
| Fully Furnished | RM2,000/mo |
*Estimated rental figures based on Sabah district average gross yield (4.3%). Actual rents may vary.
| 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)
17% below Sandakan average
This project: RM261 PSF vs Sandakan median: RM316 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 17% below the Sandakan average — potentially undervalued.
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ROI since first transaction, unit mix breakdown, rental yield, area comparison & market verdict
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