TMN HARMONI (BEDONG)
Kuala Muda, Kedah · Freehold · 17 transactions
Median Price
RM160K
RM150K – RM180K
Median PSF
RM252
RM205 – RM283
Transactions
17
2021-10 to 2025-12
Size Range
635 – 818
sq.ft (built-up)
Recorded Transactions
Median Price
Median PSF
Market Analysis
Data-driven insights for TMN HARMONI (BEDONG)
Investment Return
Earliest PSF (2021)
RM189
Current PSF (2025)
RM299
Capital Gain
+58.3%
Total Return (est.)
18.9% p.a.
| Capital appreciation (4 years) | +58.3% |
| Annualised capital return | +14.6% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 18.9% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | +61.5% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Kedah district averages.
Market Verdict
PSF Trend: Appreciating
PSF moved from RM189 (2021) to RM299 (2025)
Liquidity: Low
17 transactions over 4 years (~4/year)
21% below Kuala Muda average
This project: RM252 PSF vs Kuala Muda median: RM319 PSF
Est. Total Return: 18.9% p.a. (beats FD)
Capital gain (14.6% p.a.) + rental yield (~4.3% p.a.)
Verdict
TMN HARMONI (BEDONG) delivers a strong estimated total return of 18.9% p.a. — comprising +14.6% capital appreciation and ~4.3% rental yield over 4 years. This outperforms fixed deposits (3.5% p.a.) when rental income is factored in. PSF trades 21% 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
Transaction History
Showing 5 of 17| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Dec 2025 | Low-Cost House | Freehold | 635 | RM299 | RM190K |
| Jul 2025 | Low-Cost House | Freehold | 635 | RM236 | RM150K |
| Jul 2025 | Low-Cost House | Freehold | 635 | RM472 | RM300K |
| Jul 2024 | Low-Cost House | Freehold | 635 | RM236 | RM150K |
| May 2024 | Low-Cost House | Freehold | 635 | RM252 | RM160K |
12 more transactions hidden
Full Report Includes
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 17 records
3 interactive charts
Scatter, price & PSF vs Kuala Muda & Kedah
Percentile breakdown
25th, 50th, 75th price & PSF
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