TMN MERAK/ BAYAN
Kulim, Kedah · Freehold · 12 transactions
Median Price
RM270K
RM260K – RM300K
Median PSF
RM340
RM315 – RM417
Transactions
12
2022-02 to 2024-10
Size Range
635 – 1518
sq.ft (built-up)
Recorded Transactions
Median Price
Median PSF
Market Analysis
Data-driven insights for TMN MERAK/ BAYAN
Investment Return
Earliest PSF (2022)
RM236
Current PSF (2024)
RM340
Capital Gain
+43.9%
Total Return (est.)
26.3% p.a.
| Capital appreciation (2 years) | +43.9% |
| Annualised capital return | +22.0% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 26.3% p.a. |
| vs Fixed Deposit (3.5% p.a. x 2yr) | +45.5% |
*Based on earliest recorded transaction (2022). Actual launch price may differ. Rental yield estimated from Kedah district averages.
Unit Mix Breakdown
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 650 sqft | 6 | RM265K | RM417 |
| 850 sqft | 2 | RM290K | RM345 |
| 900 sqft | 2 | RM300K | RM340 |
Market Verdict
PSF Trend: Appreciating
PSF moved from RM236 (2022) to RM340 (2024)
Liquidity: Moderate
12 transactions over 2 years (~6/year)
7% below Kulim average
This project: RM340 PSF vs Kulim median: RM365 PSF
Est. Total Return: 26.3% p.a. (beats FD)
Capital gain (22.0% p.a.) + rental yield (~4.3% p.a.)
Verdict
TMN MERAK/ BAYAN delivers a strong estimated total return of 26.3% p.a. — comprising +22.0% capital appreciation and ~4.3% rental yield over 2 years. This outperforms fixed deposits (3.5% p.a.) when rental income is factored in. PSF is in line with the Kulim average, suggesting fair market pricing. Best suited for capital gain seekers, long-term holders.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
Transaction History
Showing 5 of 12| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Oct 2024 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 1,518 | RM329 | RM500K |
| Sept 2024 | 1 - 1 1/2 Storey Terraced | Freehold | 840 | RM345 | RM290K |
| Aug 2024 | Low-Cost House | Freehold | 635 | RM425 | RM270K |
| Aug 2024 | Low-Cost House | Freehold | 883 | RM317 | RM280K |
| May 2024 | Low-Cost House | Freehold | 635 | RM378 | RM240K |
7 more transactions hidden
Full Report Includes
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 12 records
3 interactive charts
Scatter, price & PSF vs Kulim & Kedah
Percentile breakdown
25th, 50th, 75th price & PSF
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