Kuala Muda, Kedah · Freehold · 10 transactions
Median Price
RM195K
RM150K – RM200K
Median PSF
RM226
RM174 – RM232
Transactions
10
2021-12 to 2023-08
Size Range
775 – 936
sq.ft (built-up)
Data-driven insights for TMN MELOR (K.S.M) FASA 2
Earliest PSF (2021)
RM232
Current PSF (2023)
RM218
Capital Gain
-6.0%
Total Return (est.)
1.3% p.a.
| Capital appreciation (2 years) | -6.0% |
| Annualised capital return | -3.0% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 1.3% p.a. |
| vs Fixed Deposit (3.5% p.a. x 2yr) | -4.4% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Kedah district averages.
PSF Trend: Stable
PSF moved from RM232 (2021) to RM218 (2023)
Liquidity: Moderate
10 transactions over 2 years (~5/year)
29% below Kuala Muda average
This project: RM226 PSF vs Kuala Muda median: RM319 PSF
Est. Total Return: 1.3% p.a. (below FD)
Capital loss (-3.0% p.a.) + rental yield (~4.3% p.a.)
TMN MELOR (K.S.M) FASA 2 delivers a modest estimated total return of 1.3% p.a. — comprising -3.0% capital depreciation and ~4.3% rental yield over 2 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF trades 29% below the Kuala Muda 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 |
|---|---|---|---|---|---|
| Aug 2023 | 1 - 1 1/2 Storey Terraced | Freehold | 861 | RM168 | RM145K |
| Jul 2023 | 1 - 1 1/2 Storey Terraced | Freehold | 861 | RM226 | RM195K |
| Apr 2023 | 1 - 1 1/2 Storey Terraced | Freehold | 861 | RM218 | RM188K |
| Mar 2023 | 1 - 1 1/2 Storey Terraced | Freehold | 861 | RM174 | RM150K |
| Mar 2023 | 1 - 1 1/2 Storey Terraced | Freehold | 861 | RM232 | RM200K |
5 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 10 records
3 interactive charts
Scatter, price & PSF vs Kuala Muda & Kedah
Percentile breakdown
25th, 50th, 75th price & PSF
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