Hulu Langat, Selangor · Freehold · 8 transactions
Median Price
RM725K
RM720K – RM780K
Median PSF
RM341
RM322 – RM348
Transactions
8
2021-12 to 2025-09
Size Range
2110 – 2239
sq.ft (built-up)
Data-driven insights for TMN MEGAH 2(CHERAS)
Earliest PSF (2021)
RM341
Current PSF (2025)
RM348
Capital Gain
+2.2%
Total Return (est.)
4.8% p.a.
| Capital appreciation (4 years) | +2.2% |
| Annualised capital return | +0.6% p.a. |
| Est. gross rental yield | 4.2% p.a. |
| Est. total return (capital + rental) | 4.8% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | +5.0% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Selangor district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 2,100 sqft | 2 | RM725K | RM344 |
| 2,250 sqft | 6 | RM763K | RM341 |
PSF Trend: Stable
PSF moved from RM341 (2021) to RM348 (2025)
Liquidity: Low
8 transactions over 4 years (~2/year)
16% below Hulu Langat average
This project: RM341 PSF vs Hulu Langat median: RM404 PSF
Est. Total Return: 4.8% p.a. (beats FD)
Capital gain (0.6% p.a.) + rental yield (~4.2% p.a.)
TMN MEGAH 2(CHERAS) delivers a moderate estimated total return of 4.8% p.a. — comprising +0.6% capital appreciation and ~4.2% rental yield over 4 years. This outperforms fixed deposits (3.5% p.a.) when rental income is factored in. PSF trades 16% below the Hulu Langat average — potentially undervalued. Best suited for long-term holders.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Sept 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 2,239 | RM348 | RM780K |
| Oct 2024 | 2 - 2 1/2 Storey Terraced | Freehold | 2,239 | RM313 | RM700K |
| Jul 2023 | 2 - 2 1/2 Storey Terraced | Freehold | 2,239 | RM353 | RM790K |
| Mar 2023 | 2 - 2 1/2 Storey Terraced | Freehold | 2,110 | RM318 | RM670K |
| Mar 2023 | 2 - 2 1/2 Storey Terraced | Freehold | 2,110 | RM344 | RM725K |
3 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 8 records
3 interactive charts
Scatter, price & PSF vs Hulu Langat & Selangor
Percentile breakdown
25th, 50th, 75th price & PSF
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