Kuala Kangsar, Perak · Leasehold · 5 transactions
Median Price
RM210K
RM170K – RM230K
Median PSF
RM188
RM174 – RM232
Transactions
5
2024-02 to 2025-04
Size Range
904 – 2583
sq.ft (built-up)
TMN HAPPY, SG SIPUT
5 transactions · Full ROI analysis
Data-driven insights for TMN HAPPY, SG SIPUT
Earliest PSF (2024)
RM232
Current PSF (2025)
RM188
Capital Gain
-19.0%
Total Return (est.)
-14.4% p.a.
| Capital appreciation (1 years) | -19.0% |
| Annualised capital return | -19.0% p.a. |
| Est. gross rental yield | 4.6% p.a. |
| Est. total return (capital + rental) | -14.4% p.a. |
| vs Fixed Deposit (3.5% p.a. x 1yr) | -17.9% |
*Based on earliest recorded transaction (2024). Actual launch price may differ. Rental yield computed from 0 active PropertyGuru listings.
Median Rent
RM800/mo
Rent Range
RM700-900
25th – 75th pct
Rent PSF
RM0.67
Est. Yield
4.6% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM700/mo |
| Semi Furnished | RM800/mo |
| Fully Furnished | RM1,000/mo |
*Estimated rental figures based on Perak district average gross yield (4.6%). Actual rents may vary.
PSF Trend: Declining
PSF moved from RM232 (2024) to RM188 (2025)
Liquidity: Moderate
5 transactions over 1 years (~5/year)
27% below Kuala Kangsar average
This project: RM188 PSF vs Kuala Kangsar median: RM257 PSF
Est. Total Return: -14.4% p.a. (below FD)
Capital loss (-19.0% p.a.) + rental yield (~4.6% p.a.)
TMN HAPPY, SG SIPUT delivers a modest estimated total return of -14.4% p.a. — comprising -19.0% capital depreciation and ~4.6% rental yield over 1 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF trades 27% below the Kuala Kangsar average — potentially undervalued. Best suited for rental investors.
Full investment analysis locked
ROI since first transaction, unit mix breakdown, rental yield, area comparison & market verdict
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| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Apr 2025 | 1 - 1 1/2 Storey Terraced | Leasehold | 904 | RM188 | RM170K |
| Mar 2025 | 1 - 1 1/2 Storey Terraced | Leasehold | 904 | RM164 | RM148K |
| Oct 2024 | 2 - 2 1/2 Storey Semi-Detached | Leasehold | 2,583 | RM174 | RM450K |
| May 2024 | 1 - 1 1/2 Storey Terraced | Leasehold | 904 | RM232 | RM210K |
| Feb 2024 | 1 - 1 1/2 Storey Terraced | Leasehold | 904 | RM254 | RM230K |
TMN HAPPY, SG SIPUT · 5 NAPIC transactions
RM69.90
one-time · no subscription
Investment ROI since first transaction
Capital gain 2024–2025 + est. rental yield
Market verdict
Trend direction, liquidity rating, PSF vs Kuala Kangsar average
All 5 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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