Kuala Muda, Kedah · Freehold · 47 transactions
Median Price
RM442K
RM325K – RM541K
Median PSF
RM296
RM239 – RM370
Transactions
47
2021-02 to 2025-11
Size Range
635 – 3843
sq.ft (built-up)
Data-driven insights for TMN KEKWA
Earliest PSF (2021)
RM360
Current PSF (2025)
RM322
Capital Gain
-10.5%
Total Return (est.)
1.7% p.a.
| Capital appreciation (4 years) | -10.5% |
| Annualised capital return | -2.6% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 1.7% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | -7.3% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Kedah district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 650 sqft | 3 | RM170K | RM268 |
| 700 sqft | 2 | RM250K | RM357 |
| 800 sqft | 3 | RM190K | RM239 |
| 900 sqft | 4 | RM470K | RM520 |
| 1,000 sqft | 4 | RM442K | RM432 |
| 1,100 sqft | 4 | RM541K | RM503 |
| 1,350 sqft | 2 | RM500K | RM375 |
| 1,550 sqft | 2 | RM330K | RM210 |
| 1,650 sqft | 7 | RM418K | RM251 |
| 1,750 sqft | 3 | RM490K | RM278 |
| 2,100 sqft | 3 | RM680K | RM322 |
| 2,150 sqft | 3 | RM660K | RM308 |
| 2,200 sqft | 2 | RM780K | RM352 |
PSF Trend: Declining
PSF moved from RM360 (2021) to RM322 (2025)
Liquidity: Moderate
47 transactions over 4 years (~12/year)
7% below Kuala Muda average
This project: RM296 PSF vs Kuala Muda median: RM319 PSF
Est. Total Return: 1.7% p.a. (below FD)
Capital loss (-2.6% p.a.) + rental yield (~4.3% p.a.)
TMN KEKWA delivers a modest estimated total return of 1.7% p.a. — comprising -2.6% 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 is in line with the Kuala Muda average, suggesting fair market pricing. Best suited for long-term holders, those who value liquidity.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Nov 2025 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 1,076 | RM418 | RM450K |
| Apr 2025 | 2 - 2 1/2 Storey Semi-Detached | Freehold | 2,110 | RM322 | RM680K |
| Apr 2025 | 2 - 2 1/2 Storey Semi-Detached | Freehold | 2,142 | RM317 | RM680K |
| Apr 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 1,765 | RM238 | RM420K |
| Dec 2024 | 2 - 2 1/2 Storey Semi-Detached | Freehold | 2,110 | RM261 | RM550K |
42 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 47 records
3 interactive charts
Scatter, price & PSF vs Kuala Muda & Kedah
Percentile breakdown
25th, 50th, 75th price & PSF
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