Hilir Perak, Perak · Leasehold · 7 transactions
Median Price
RM143K
RM80K – RM150K
Median PSF
RM149
RM125 – RM268
Transactions
7
2021-12 to 2025-02
Size Range
538 – 1141
sq.ft (built-up)
Data-driven insights for TMN MASTIKA
Earliest PSF (2021)
RM149
Current PSF (2025)
RM140
Capital Gain
-5.7%
Total Return (est.)
2.9% p.a.
| Capital appreciation (4 years) | -5.7% |
| Annualised capital return | -1.4% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 2.9% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | -2.5% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Perak district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 550 sqft | 5 | RM108K | RM201 |
| 1,150 sqft | 2 | RM160K | RM140 |
PSF Trend: Stable
PSF moved from RM149 (2021) to RM140 (2025)
Liquidity: Low
7 transactions over 4 years (~2/year)
45% below Hilir Perak average
This project: RM149 PSF vs Hilir Perak median: RM270 PSF
Est. Total Return: 2.9% p.a. (below FD)
Capital loss (-1.4% p.a.) + rental yield (~4.3% p.a.)
TMN MASTIKA delivers a modest estimated total return of 2.9% p.a. — comprising -1.4% capital depreciation and ~4.3% rental yield over 4 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF trades 45% below the Hilir Perak average — potentially undervalued.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Feb 2025 | 2 - 2 1/2 Storey Terraced | Leasehold | 1,141 | RM140 | RM160K |
| May 2024 | 2 - 2 1/2 Storey Terraced | Leasehold | 1,141 | RM125 | RM143K |
| Nov 2023 | Low-Cost Flat | Leasehold | 538 | RM268 | RM144K |
| Sept 2023 | Low-Cost Flat | Leasehold | 538 | RM37 | RM20K |
| Jul 2022 | Low-Cost House | Leasehold | 549 | RM273 | RM150K |
2 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 7 records
3 interactive charts
Scatter, price & PSF vs Hilir Perak & Perak
Percentile breakdown
25th, 50th, 75th price & PSF
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