Bentong, Pahang · Leasehold · 7 transactions
Median Price
RM173K
RM35K – RM230K
Median PSF
RM255
RM49 – RM319
Transactions
7
2022-11 to 2024-11
Size Range
678 – 721
sq.ft (built-up)
Data-driven insights for TMN MEMPAGA UTAMA
Earliest PSF (2022)
RM333
Current PSF (2024)
RM236
Capital Gain
-29.1%
Total Return (est.)
-10.3% p.a.
| Capital appreciation (2 years) | -29.1% |
| Annualised capital return | -14.6% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | -10.3% p.a. |
| vs Fixed Deposit (3.5% p.a. x 2yr) | -27.5% |
*Based on earliest recorded transaction (2022). Actual launch price may differ. Rental yield estimated from Pahang district averages.
PSF Trend: Declining
PSF moved from RM333 (2022) to RM236 (2024)
Liquidity: Low
7 transactions over 2 years (~4/year)
20% below Bentong average
This project: RM255 PSF vs Bentong median: RM320 PSF
Est. Total Return: -10.3% p.a. (below FD)
Capital loss (-14.6% p.a.) + rental yield (~4.3% p.a.)
TMN MEMPAGA UTAMA delivers a modest estimated total return of -10.3% p.a. — comprising -14.6% 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 20% below the Bentong average — potentially undervalued.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Nov 2024 | Low-Cost House | Leasehold | 721 | RM49 | RM35K |
| Oct 2024 | Low-Cost House | Leasehold | 721 | RM49 | RM35K |
| Feb 2024 | Low-Cost House | Leasehold | 678 | RM236 | RM160K |
| Jan 2024 | Low-Cost House | Leasehold | 678 | RM255 | RM173K |
| Mar 2023 | Low-Cost House | Leasehold | 678 | RM280 | RM190K |
2 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 7 records
3 interactive charts
Scatter, price & PSF vs Bentong & Pahang
Percentile breakdown
25th, 50th, 75th price & PSF
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