Kuala Muda, Kedah · Freehold · 66 transactions
Median Price
RM180K
RM160K – RM220K
Median PSF
RM244
RM215 – RM294
Transactions
66
2021-03 to 2025-10
Size Range
646 – 1087
sq.ft (built-up)
Data-driven insights for TMN LEMBAH MERBOK
Earliest PSF (2021)
RM229
Current PSF (2025)
RM294
Capital Gain
+28.5%
Total Return (est.)
11.4% p.a.
| Capital appreciation (4 years) | +28.5% |
| Annualised capital return | +7.1% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 11.4% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | +31.7% |
*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 | 19 | RM160K | RM248 |
| 750 sqft | 24 | RM220K | RM296 |
| 850 sqft | 20 | RM190K | RM221 |
| 1,100 sqft | 3 | RM250K | RM230 |
PSF Trend: Appreciating
PSF moved from RM229 (2021) to RM294 (2025)
Liquidity: High
66 transactions over 4 years (~17/year)
24% below Kuala Muda average
This project: RM244 PSF vs Kuala Muda median: RM319 PSF
Est. Total Return: 11.4% p.a. (beats FD)
Capital gain (7.1% p.a.) + rental yield (~4.3% p.a.)
TMN LEMBAH MERBOK delivers a strong estimated total return of 11.4% p.a. — comprising +7.1% 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 24% below the Kuala Muda average — potentially undervalued. Best suited for capital gain seekers, 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 |
|---|---|---|---|---|---|
| Oct 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 743 | RM337 | RM250K |
| Aug 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 850 | RM308 | RM262K |
| Jul 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 743 | RM276 | RM205K |
| Jul 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 743 | RM269 | RM200K |
| Jul 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 861 | RM325 | RM280K |
61 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 66 records
3 interactive charts
Scatter, price & PSF vs Kuala Muda & Kedah
Percentile breakdown
25th, 50th, 75th price & PSF
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