Kuala Muda, Kedah · Freehold · 22 transactions
Median Price
RM150K
RM100K – RM170K
Median PSF
RM214
RM160 – RM250
Transactions
22
2022-02 to 2025-04
Size Range
624 – 840
sq.ft (built-up)
Data-driven insights for TMN MALINJA ( BEDONG )
Earliest PSF (2022)
RM176
Current PSF (2025)
RM250
Capital Gain
+42.3%
Total Return (est.)
18.4% p.a.
| Capital appreciation (3 years) | +42.3% |
| Annualised capital return | +14.1% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 18.4% p.a. |
| vs Fixed Deposit (3.5% p.a. x 3yr) | +44.7% |
*Based on earliest recorded transaction (2022). Actual launch price may differ. Rental yield estimated from Kedah district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 600 sqft | 5 | RM100K | RM160 |
| 650 sqft | 5 | RM150K | RM236 |
| 700 sqft | 11 | RM150K | RM214 |
PSF Trend: Appreciating
PSF moved from RM176 (2022) to RM250 (2025)
Liquidity: Moderate
22 transactions over 3 years (~7/year)
33% below Kuala Muda average
This project: RM214 PSF vs Kuala Muda median: RM319 PSF
Est. Total Return: 18.4% p.a. (beats FD)
Capital gain (14.1% p.a.) + rental yield (~4.3% p.a.)
TMN MALINJA ( BEDONG ) delivers a strong estimated total return of 18.4% p.a. — comprising +14.1% capital appreciation and ~4.3% rental yield over 3 years. This outperforms fixed deposits (3.5% p.a.) when rental income is factored in. PSF trades 33% 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 |
|---|---|---|---|---|---|
| Apr 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 700 | RM250 | RM175K |
| Aug 2024 | 1 - 1 1/2 Storey Terraced | Freehold | 700 | RM250 | RM175K |
| Jul 2024 | 1 - 1 1/2 Storey Terraced | Freehold | 700 | RM257 | RM180K |
| Jul 2024 | Low-Cost House | Freehold | 635 | RM268 | RM170K |
| Mar 2024 | 1 - 1 1/2 Storey Terraced | Freehold | 624 | RM144 | RM90K |
17 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 22 records
3 interactive charts
Scatter, price & PSF vs Kuala Muda & Kedah
Percentile breakdown
25th, 50th, 75th price & PSF
Instant access. No subscription.