Kuala Muda, Kedah · Freehold · 24 transactions
Estimated Market Value
Units (646–2067 sqft) estimated at RM150K – RM480K based on median PSF of RM232/sqft (24 verified transactions)
-13.8%
since 2021
Median Price
RM270K
RM160K – RM365K
Median PSF
RM232
RM209 – RM294
Transactions
24
2021-10 to 2026-01
Size Range
646 – 2067
sq.ft (built-up)
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Jan 2026 | 2 - 2 1/2 Storey Terraced | Freehold | 1,604 | RM228 | RM365K |
| Jan 2026 | 2 - 2 1/2 Storey Terraced | Freehold | 1,604 | RM228 | RM365K |
| Oct 2025 | Low-Cost House | Freehold | 646 | RM310 | RM200K |
| Jan 2025 | 2 - 2 1/2 Storey Semi-Detached | Freehold | 2,067 | RM218 | RM450K |
| Aug 2024 | Low-Cost House | Freehold | 646 | RM232 | RM150K |
| Aug 2024 | Low-Cost House | Freehold | 646 | RM248 | RM160K |
| Mar 2024 | Low-Cost House | Freehold | 678 | RM96 | RM65K |
| Jan 2024 | 1 - 1 1/2 Storey Terraced | Freehold | 850 | RM294 | RM250K |
16 more transactions hidden
TMN MERBAU · 24 transactions
vs RM200–500 valuer fee
RM69.90
one-time · no subscription
Investment ROI since first transaction
Capital gain 2021–2026 + est. rental yield
Market verdict
Trend direction, liquidity rating, PSF vs Kuala Muda average
All 24 transaction records
Complete data, filterable & sortable
3 interactive charts
Scatter plot, price & PSF vs Kuala Muda & Kedah
Unit mix breakdown
Median price & PSF by size category
Rental yield analysis
Est. monthly rent by furnishing type
Data-driven insights for TMN MERBAU
Earliest PSF (2021)
RM264
Current PSF (2026)
RM228
Capital Gain
-13.8%
Total Return (est.)
1.6% p.a.
| Capital appreciation (5 years) | -13.8% |
| Annualised capital return | -2.8% p.a. |
| Est. gross rental yield | 4.4% p.a. |
| Est. total return (capital + rental) | 1.6% p.a. |
| vs Fixed Deposit (3.5% p.a. x 5yr) | -9.3% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield computed from 0 active rental listings.
Median Rent
RM1,000/mo
Rent Range
RM800-1200
25th – 75th pct
Rent PSF
RM0.83
Est. Yield
4.4% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM900/mo |
| Semi Furnished | RM1,000/mo |
| Fully Furnished | RM1,300/mo |
*Estimated rental figures based on Kedah district average gross yield (4.4%). Actual rents may vary.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 650 sqft | 4 | RM160K | RM248 |
| 700 sqft | 3 | RM70K | RM103 |
| 800 sqft | 2 | RM355K | RM452 |
| 850 sqft | 4 | RM225K | RM265 |
| 1,000 sqft | 3 | RM280K | RM274 |
| 1,600 sqft | 5 | RM365K | RM228 |
PSF Trend: Declining
PSF moved from RM264 (2021) to RM228 (2026)
Liquidity: Low
24 transactions over 5 years (~5/year)
Est. Total Return: 1.6% p.a. (below FD)
Capital loss (-2.8% p.a.) + rental yield (~4.4% p.a.)
TMN MERBAU delivers a modest estimated total return of 1.6% p.a. — comprising -2.8% capital depreciation and ~4.4% rental yield over 5 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. Best suited for long-term holders.
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ROI since first transaction, unit mix breakdown, rental yield, area comparison & market verdict
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