Kuala Muda, Kedah · Freehold · 15 transactions
Median Price
RM280K
RM200K – RM300K
Median PSF
RM225
RM196 – RM274
Transactions
15
2021-12 to 2025-12
Size Range
861 – 1733
sq.ft (built-up)
Data-driven insights for TMN MAKMUR (SP)
Earliest PSF (2021)
RM200
Current PSF (2025)
RM231
Capital Gain
+15.7%
Total Return (est.)
8.2% p.a.
| Capital appreciation (4 years) | +15.7% |
| Annualised capital return | +3.9% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 8.2% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | +18.9% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Kedah district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 850 sqft | 2 | RM270K | RM314 |
| 1,000 sqft | 6 | RM228K | RM223 |
| 1,050 sqft | 2 | RM300K | RM287 |
| 1,450 sqft | 2 | RM290K | RM200 |
| 1,750 sqft | 3 | RM400K | RM231 |
PSF Trend: Appreciating
PSF moved from RM200 (2021) to RM231 (2025)
Liquidity: Low
15 transactions over 4 years (~4/year)
30% below Kuala Muda average
This project: RM225 PSF vs Kuala Muda median: RM319 PSF
Est. Total Return: 8.2% p.a. (beats FD)
Capital gain (3.9% p.a.) + rental yield (~4.3% p.a.)
TMN MAKMUR (SP) delivers a strong estimated total return of 8.2% p.a. — comprising +3.9% 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 30% below the Kuala Muda average — potentially undervalued. Best suited for capital gain seekers, long-term holders.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Dec 2025 | 2 - 2 1/2 Storey Semi-Detached | Freehold | 1,733 | RM231 | RM400K |
| Jul 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 1,023 | RM196 | RM200K |
| Jan 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 1,044 | RM287 | RM300K |
| Aug 2024 | 1 - 1 1/2 Storey Terraced | Freehold | 1,023 | RM274 | RM280K |
| Aug 2024 | 1 - 1 1/2 Storey Terraced | Freehold | 1,044 | RM259 | RM270K |
10 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 15 records
3 interactive charts
Scatter, price & PSF vs Kuala Muda & Kedah
Percentile breakdown
25th, 50th, 75th price & PSF
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