Kuala Muda, Kedah · Freehold · 11 transactions
Median Price
RM398K
RM270K – RM546K
Median PSF
RM239
RM166 – RM315
Transactions
11
2022-01 to 2025-11
Size Range
1076 – 1841
sq.ft (built-up)
Data-driven insights for TMN MELATI FASA 1
Earliest PSF (2022)
RM239
Current PSF (2025)
RM392
Capital Gain
+64.5%
Total Return (est.)
25.8% p.a.
| Capital appreciation (3 years) | +64.5% |
| Annualised capital return | +21.5% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 25.8% p.a. |
| vs Fixed Deposit (3.5% p.a. x 3yr) | +66.9% |
*Based on earliest recorded transaction (2022). Actual launch price may differ. Rental yield estimated from Kedah district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 1,650 sqft | 4 | RM270K | RM166 |
| 1,750 sqft | 2 | RM680K | RM392 |
| 1,850 sqft | 4 | RM480K | RM261 |
PSF Trend: Appreciating
PSF moved from RM239 (2022) to RM392 (2025)
Liquidity: Low
11 transactions over 3 years (~4/year)
25% below Kuala Muda average
This project: RM239 PSF vs Kuala Muda median: RM319 PSF
Est. Total Return: 25.8% p.a. (beats FD)
Capital gain (21.5% p.a.) + rental yield (~4.3% p.a.)
TMN MELATI FASA 1 delivers a strong estimated total return of 25.8% p.a. — comprising +21.5% 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 25% 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 |
|---|---|---|---|---|---|
| Nov 2025 | 2 - 2 1/2 Storey Semi-Detached | Freehold | 1,733 | RM392 | RM680K |
| May 2025 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 1,076 | RM370 | RM398K |
| Nov 2024 | 2 - 2 1/2 Storey Terraced | Freehold | 1,830 | RM191 | RM350K |
| Jan 2024 | 2 - 2 1/2 Storey Semi-Detached | Freehold | 1,841 | RM261 | RM480K |
| Oct 2023 | 2 - 2 1/2 Storey Terraced | Freehold | 1,625 | RM183 | RM298K |
6 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 11 records
3 interactive charts
Scatter, price & PSF vs Kuala Muda & Kedah
Percentile breakdown
25th, 50th, 75th price & PSF
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