Kuala Muda, Kedah · Freehold · 69 transactions
Estimated Market Value
Units (646–1087 sqft) estimated at RM158K – RM266K based on median PSF of RM245/sqft (69 verified transactions)
+20.6%
since 2021
Median Price
RM180K
RM160K – RM220K
Median PSF
RM245
RM215 – RM289
Transactions
69
2021-03 to 2026-03
Size Range
646 – 1087
sq.ft (built-up)
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Mar 2026 | Low-Cost House | Freehold | 646 | RM279 | RM180K |
| Jan 2026 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 1,087 | RM276 | RM300K |
| Jan 2026 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 1,087 | RM276 | RM300K |
| 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
TMN LEMBAH MERBOK · 69 transactions
vs RM200–500 valuer fee
RM69.90
one-time · no subscription
Investment ROI since first transaction
Capital gain 2021–2026 + est. rental yield
Market verdict
Trend direction, liquidity rating, PSF vs Kuala Muda average
All 69 transaction records
Complete data, filterable & sortable
3 interactive charts
Scatter plot, price & PSF vs Kuala Muda & Kedah
Unit mix breakdown
Median price & PSF by size category
Rental yield analysis
Est. monthly rent by furnishing type
Data-driven insights for TMN LEMBAH MERBOK
Earliest PSF (2021)
RM229
Current PSF (2026)
RM276
Capital Gain
+20.6%
Total Return (est.)
8.1% p.a.
| Capital appreciation (5 years) | +20.6% |
| Annualised capital return | +4.1% p.a. |
| Est. gross rental yield | 4.0% p.a. |
| Est. total return (capital + rental) | 8.1% p.a. |
| vs Fixed Deposit (3.5% p.a. x 5yr) | +23.1% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield computed from 0 active rental listings.
Median Rent
RM600/mo
Rent Range
RM500-700
25th – 75th pct
Rent PSF
RM0.88
Est. Yield
4.0% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM500/mo |
| Semi Furnished | RM600/mo |
| Fully Furnished | RM800/mo |
*Estimated rental figures based on Kedah district average gross yield (4%). Actual rents may vary.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 650 sqft | 20 | RM168K | RM260 |
| 750 sqft | 24 | RM220K | RM296 |
| 850 sqft | 20 | RM190K | RM221 |
| 1,100 sqft | 5 | RM300K | RM276 |
PSF Trend: Appreciating
PSF moved from RM229 (2021) to RM276 (2026)
Liquidity: Moderate
69 transactions over 5 years (~14/year)
22% below Kuala Muda average
This project: RM245 PSF vs Kuala Muda median: RM313 PSF
Est. Total Return: 8.1% p.a. (beats FD)
Capital gain (4.1% p.a.) + rental yield (~4% p.a.)
TMN LEMBAH MERBOK delivers a strong estimated total return of 8.1% p.a. — comprising +4.1% capital appreciation and ~4% rental yield over 5 years. This outperforms fixed deposits (3.5% p.a.) when rental income is factored in. PSF trades 22% below the Kuala Muda average — potentially undervalued. Best suited for capital gain seekers, long-term holders, those who value liquidity.
Full investment analysis locked
ROI since first transaction, unit mix breakdown, rental yield, area comparison & market verdict
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