Hulu Langat, Selangor · Freehold · 10 transactions
Median Price
RM380K
RM310K – RM430K
Median PSF
RM472
RM423 – RM531
Transactions
10
2021-10 to 2025-08
Size Range
603 – 990
sq.ft (built-up)
TMN MEGAH (KAJANG)
10 transactions · Full ROI analysis
Data-driven insights for TMN MEGAH (KAJANG)
Earliest PSF (2021)
RM531
Current PSF (2025)
RM385
Capital Gain
-27.4%
Total Return (est.)
-2.8% p.a.
| Capital appreciation (4 years) | -27.4% |
| Annualised capital return | -6.9% p.a. |
| Est. gross rental yield | 4.1% p.a. |
| Est. total return (capital + rental) | -2.8% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | -25.0% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield computed from 0 active PropertyGuru listings.
Median Rent
RM1,300/mo
Rent Range
RM1100-1500
25th – 75th pct
Rent PSF
RM1.65
Est. Yield
4.1% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM1,100/mo |
| Semi Furnished | RM1,300/mo |
| Fully Furnished | RM1,600/mo |
*Estimated rental figures based on Selangor district average gross yield (4.1%). Actual rents may vary.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 600 sqft | 3 | RM320K | RM531 |
| 650 sqft | 2 | RM310K | RM472 |
| 900 sqft | 4 | RM430K | RM487 |
PSF Trend: Declining
PSF moved from RM531 (2021) to RM385 (2025)
Liquidity: Low
10 transactions over 4 years (~3/year)
17% above Hulu Langat average
This project: RM472 PSF vs Hulu Langat median: RM404 PSF
Est. Total Return: -2.8% p.a. (below FD)
Capital loss (-6.9% p.a.) + rental yield (~4.1% p.a.)
TMN MEGAH (KAJANG) delivers a modest estimated total return of -2.8% p.a. — comprising -6.9% capital depreciation and ~4.1% rental yield over 4 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF is 17% above the Hulu Langat average, reflecting its positioning as a premium development in the area. Best suited for long-term holders.
Full investment analysis locked
ROI since first transaction, unit mix breakdown, rental yield, area comparison & market verdict
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| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Aug 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 990 | RM384 | RM380K |
| May 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 883 | RM385 | RM340K |
| Apr 2024 | 1 - 1 1/2 Storey Terraced | Freehold | 883 | RM448 | RM395K |
| Jan 2024 | Low-Cost House | Freehold | 603 | RM826 | RM498K |
| Oct 2023 | Low-Cost House | Freehold | 603 | RM423 | RM255K |
5 more transactions hidden
TMN MEGAH (KAJANG) · 10 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 10 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
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