Kulim, Kedah · Freehold · 120 transactions
Median Price
RM439K
RM360K – RM498K
Median PSF
RM366
RM266 – RM425
Transactions
120
2021-02 to 2025-11
Size Range
753 – 2293
sq.ft (built-up)
Data-driven insights for TMN KULIM UTAMA
Earliest PSF (2021)
RM352
Current PSF (2025)
RM315
Capital Gain
-10.6%
Total Return (est.)
1.6% p.a.
| Capital appreciation (4 years) | -10.6% |
| Annualised capital return | -2.7% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 1.6% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | -7.4% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Kedah district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 750 sqft | 11 | RM325K | RM431 |
| 800 sqft | 2 | RM335K | RM415 |
| 950 sqft | 6 | RM385K | RM411 |
| 1,000 sqft | 7 | RM485K | RM474 |
| 1,050 sqft | 18 | RM439K | RM425 |
| 1,100 sqft | 15 | RM439K | RM408 |
| 1,350 sqft | 13 | RM200K | RM150 |
| 1,600 sqft | 14 | RM420K | RM260 |
| 1,750 sqft | 4 | RM500K | RM285 |
| 1,800 sqft | 18 | RM498K | RM277 |
| 2,250 sqft | 2 | RM700K | RM313 |
| 2,300 sqft | 7 | RM819K | RM357 |
PSF Trend: Declining
PSF moved from RM352 (2021) to RM315 (2025)
Liquidity: High
120 transactions over 4 years (~30/year)
0% above Kulim average
This project: RM366 PSF vs Kulim median: RM365 PSF
Est. Total Return: 1.6% p.a. (below FD)
Capital loss (-2.7% p.a.) + rental yield (~4.3% p.a.)
TMN KULIM UTAMA delivers a modest estimated total return of 1.6% p.a. — comprising -2.7% 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 Kulim 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 | 2 - 2 1/2 Storey Semi-Detached | Freehold | 2,293 | RM344 | RM789K |
| Nov 2025 | 2 - 2 1/2 Storey Semi-Detached | Freehold | 2,293 | RM414 | RM950K |
| Oct 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 1,798 | RM308 | RM554K |
| Jul 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 1,798 | RM277 | RM498K |
| May 2025 | 2 - 2 1/2 Storey Semi-Detached | Freehold | 2,293 | RM351 | RM805K |
115 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 120 records
3 interactive charts
Scatter, price & PSF vs Kulim & Kedah
Percentile breakdown
25th, 50th, 75th price & PSF
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