Hulu Langat, Selangor · Freehold · 88 transactions
Median Price
RM230K
RM185K – RM420K
Median PSF
RM315
RM283 – RM424
Transactions
88
2021-09 to 2025-10
Size Range
495 – 1528
sq.ft (built-up)
TMN MEGAH (CHERAS)
88 transactions · Full ROI analysis
Data-driven insights for TMN MEGAH (CHERAS)
Earliest PSF (2021)
RM323
Current PSF (2025)
RM303
Capital Gain
-6.1%
Total Return (est.)
2.7% p.a.
| Capital appreciation (4 years) | -6.1% |
| Annualised capital return | -1.5% p.a. |
| Est. gross rental yield | 4.2% p.a. |
| Est. total return (capital + rental) | 2.7% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | -3.3% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield computed from 0 active PropertyGuru listings.
Median Rent
RM800/mo
Rent Range
RM700-900
25th – 75th pct
Rent PSF
RM1.10
Est. Yield
4.2% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM700/mo |
| Semi Furnished | RM800/mo |
| Fully Furnished | RM1,000/mo |
*Estimated rental figures based on Selangor district average gross yield (4.2%). Actual rents may vary.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 500 sqft | 14 | RM140K | RM283 |
| 550 sqft | 2 | RM360K | RM643 |
| 600 sqft | 5 | RM220K | RM365 |
| 700 sqft | 23 | RM220K | RM314 |
| 750 sqft | 4 | RM230K | RM301 |
| 800 sqft | 17 | RM245K | RM303 |
| 900 sqft | 3 | RM250K | RM280 |
| 1,250 sqft | 14 | RM580K | RM473 |
| 1,300 sqft | 2 | RM650K | RM503 |
| 1,550 sqft | 2 | RM611K | RM400 |
PSF Trend: Stable
PSF moved from RM323 (2021) to RM303 (2025)
Liquidity: High
88 transactions over 4 years (~22/year)
22% below Hulu Langat average
This project: RM315 PSF vs Hulu Langat median: RM404 PSF
Est. Total Return: 2.7% p.a. (below FD)
Capital loss (-1.5% p.a.) + rental yield (~4.2% p.a.)
TMN MEGAH (CHERAS) delivers a modest estimated total return of 2.7% p.a. — comprising -1.5% capital depreciation and ~4.2% rental yield over 4 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF trades 22% below the Hulu Langat average — potentially undervalued. Best suited for long-term holders, those who value liquidity.
Full investment analysis locked
ROI since first transaction, unit mix breakdown, rental yield, area comparison & market verdict
One-time payment · Instant access · No subscription
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Oct 2025 | Low-Cost Flat | Freehold | 495 | RM315 | RM156K |
| Aug 2025 | Flat | Freehold | 689 | RM283 | RM195K |
| Jul 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 1,173 | RM580 | RM680K |
| May 2025 | Flat | Freehold | 689 | RM290 | RM200K |
| May 2025 | Flat | Freehold | 808 | RM309 | RM250K |
83 more transactions hidden
TMN MEGAH (CHERAS) · 88 NAPIC transactions
RM69.90
one-time · no subscription
Investment ROI since first transaction
Capital gain 2021–2025 + est. rental yield
Market verdict
Trend direction, liquidity rating, PSF vs Hulu Langat average
All 88 transaction records
Complete NAPIC data, filterable & sortable
3 interactive charts
Scatter plot, price & PSF vs Hulu Langat & Selangor
Unit mix breakdown
Median price & PSF by size category
Rental yield analysis
Est. monthly rent by furnishing type
Compare with another scheme
Side-by-side PSF, ROI and price trends
Looking for new launches in Hulu Langat?
Browse developer prices and floor plans