Kulim, Kedah · Freehold · 11 transactions
Estimated Market Value
Units (1109–2196 sqft) estimated at RM350K – RM693K based on median PSF of RM316/sqft (11 verified transactions)
-21.8%
since 2022
Median Price
RM430K
RM380K – RM600K
Median PSF
RM316
RM273 – RM340
Transactions
11
2022-07 to 2026-01
Size Range
1109 – 2196
sq.ft (built-up)
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Jan 2026 | 2 - 2 1/2 Storey Semi-Detached | Freehold | 2,196 | RM273 | RM600K |
| Jan 2026 | 2 - 2 1/2 Storey Semi-Detached | Freehold | 2,196 | RM273 | RM600K |
| Oct 2025 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 1,410 | RM340 | RM480K |
| Mar 2025 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 1,130 | RM329 | RM372K |
| Nov 2023 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 1,109 | RM316 | RM350K |
| Aug 2023 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 1,410 | RM269 | RM380K |
| Apr 2023 | 2 - 2 1/2 Storey Semi-Detached | Freehold | 2,196 | RM296 | RM650K |
| Dec 2022 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 1,130 | RM349 | RM395K |
3 more transactions hidden
TMN KEMPAS INDAH FASA 2 · 11 transactions
vs RM200–500 valuer fee
RM69.90
one-time · no subscription
Investment ROI since first transaction
Capital gain 2022–2026 + est. rental yield
Market verdict
Trend direction, liquidity rating, PSF vs Kulim average
All 11 transaction records
Complete data, filterable & sortable
3 interactive charts
Scatter plot, price & PSF vs Kulim & Kedah
Unit mix breakdown
Median price & PSF by size category
Rental yield analysis
Est. monthly rent by furnishing type
Data-driven insights for TMN KEMPAS INDAH FASA 2
Earliest PSF (2022)
RM349
Current PSF (2026)
RM273
Capital Gain
-21.8%
Total Return (est.)
-1.3% p.a.
| Capital appreciation (4 years) | -21.8% |
| Annualised capital return | -5.5% p.a. |
| Est. gross rental yield | 4.2% p.a. |
| Est. total return (capital + rental) | -1.3% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | -19.0% |
*Based on earliest recorded transaction (2022). Actual launch price may differ. Rental yield computed from 0 active rental listings.
Median Rent
RM1,500/mo
Rent Range
RM1200-1800
25th – 75th pct
Rent PSF
RM1.13
Est. Yield
4.2% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM1,300/mo |
| Semi Furnished | RM1,500/mo |
| Fully Furnished | RM1,900/mo |
*Estimated rental figures based on Kedah district average gross yield (4.2%). Actual rents may vary.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 1,150 sqft | 4 | RM395K | RM349 |
| 1,400 sqft | 3 | RM430K | RM305 |
| 2,200 sqft | 3 | RM600K | RM273 |
PSF Trend: Declining
PSF moved from RM349 (2022) to RM273 (2026)
Liquidity: Low
11 transactions over 4 years (~3/year)
16% below Kulim average
This project: RM316 PSF vs Kulim median: RM375 PSF
Est. Total Return: -1.3% p.a. (below FD)
Capital loss (-5.5% p.a.) + rental yield (~4.2% p.a.)
TMN KEMPAS INDAH FASA 2 delivers a modest estimated total return of -1.3% p.a. — comprising -5.5% capital depreciation and ~4.2% rental yield over 4 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF trades 16% below the Kulim average — potentially undervalued. Best suited for long-term holders.
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ROI since first transaction, unit mix breakdown, rental yield, area comparison & market verdict
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