Seberang Perai Tengah, Penang · Freehold · 31 transactions
Median Price
RM85K
RM76K – RM110K
Median PSF
RM158
RM135 – RM186
Transactions
31
2022-04 to 2025-11
Size Range
538 – 797
sq.ft (built-up)
Data-driven insights for TMN MENGKUDU
Earliest PSF (2022)
RM116
Current PSF (2025)
RM211
Capital Gain
+82.4%
Total Return (est.)
31.5% p.a.
| Capital appreciation (3 years) | +82.4% |
| Annualised capital return | +27.5% p.a. |
| Est. gross rental yield | 4.0% p.a. |
| Est. total return (capital + rental) | 31.5% p.a. |
| vs Fixed Deposit (3.5% p.a. x 3yr) | +83.9% |
*Based on earliest recorded transaction (2022). Actual launch price may differ. Rental yield estimated from Penang district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 550 sqft | 5 | RM78K | RM142 |
| 600 sqft | 22 | RM100K | RM169 |
| 650 sqft | 3 | RM76K | RM116 |
PSF Trend: Appreciating
PSF moved from RM116 (2022) to RM211 (2025)
Liquidity: Moderate
31 transactions over 3 years (~10/year)
55% below Seberang Perai Tengah average
This project: RM158 PSF vs Seberang Perai Tengah median: RM350 PSF
Est. Total Return: 31.5% p.a. (beats FD)
Capital gain (27.5% p.a.) + rental yield (~4% p.a.)
TMN MENGKUDU delivers a strong estimated total return of 31.5% p.a. — comprising +27.5% capital appreciation and ~4% rental yield over 3 years. This outperforms fixed deposits (3.5% p.a.) when rental income is factored in. PSF trades 55% below the Seberang Perai Tengah average — potentially undervalued. Best suited for capital gain seekers, long-term holders, those who value liquidity.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Nov 2025 | Low-Cost Flat | Freehold | 592 | RM211 | RM125K |
| Oct 2025 | Low-Cost Flat | Freehold | 538 | RM158 | RM85K |
| Sept 2025 | Low-Cost Flat | Freehold | 592 | RM253 | RM150K |
| Mar 2025 | Low-Cost Flat | Freehold | 549 | RM142 | RM78K |
| Jan 2025 | Low-Cost Flat | Freehold | 592 | RM169 | RM100K |
26 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 31 records
3 interactive charts
Scatter, price & PSF vs Seberang Perai Tengah & Penang
Percentile breakdown
25th, 50th, 75th price & PSF
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