TMN LEMBAH PERMAI
Kuala Muda, Kedah · Freehold · 67 transactions
Median Price
RM185K
RM160K – RM230K
Median PSF
RM274
RM222 – RM312
Transactions
67
2021-04 to 2025-10
Size Range
657 – 3477
sq.ft (built-up)
Recorded Transactions
Median Price
Median PSF
Market Analysis
Data-driven insights for TMN LEMBAH PERMAI
Investment Return
Earliest PSF (2021)
RM222
Current PSF (2025)
RM305
Capital Gain
+37.1%
Total Return (est.)
13.6% p.a.
| Capital appreciation (4 years) | +37.1% |
| Annualised capital return | +9.3% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 13.6% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | +40.3% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Kedah district averages.
Unit Mix Breakdown
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 650 sqft | 21 | RM170K | RM259 |
| 750 sqft | 40 | RM218K | RM294 |
| 800 sqft | 2 | RM208K | RM265 |
| 900 sqft | 2 | RM350K | RM387 |
Market Verdict
PSF Trend: Appreciating
PSF moved from RM222 (2021) to RM305 (2025)
Liquidity: High
67 transactions over 4 years (~17/year)
14% below Kuala Muda average
This project: RM274 PSF vs Kuala Muda median: RM319 PSF
Est. Total Return: 13.6% p.a. (beats FD)
Capital gain (9.3% p.a.) + rental yield (~4.3% p.a.)
Verdict
TMN LEMBAH PERMAI delivers a strong estimated total return of 13.6% p.a. — comprising +9.3% 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 14% 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
Transaction History
Showing 5 of 67| 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 | 743 | RM303 | RM225K |
| Aug 2025 | Low-Cost House | Freehold | 657 | RM274 | RM180K |
| Jul 2025 | Low-Cost House | Freehold | 657 | RM305 | RM200K |
| Feb 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 743 | RM316 | RM235K |
62 more transactions hidden
Full Report Includes
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 67 records
3 interactive charts
Scatter, price & PSF vs Kuala Muda & Kedah
Percentile breakdown
25th, 50th, 75th price & PSF
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