TMN MERBAU
Kuala Muda, Kedah · Freehold · 22 transactions
Median Price
RM250K
RM160K – RM315K
Median PSF
RM248
RM196 – RM294
Transactions
22
2021-10 to 2025-10
Size Range
646 – 2067
sq.ft (built-up)
Recorded Transactions
Median Price
Median PSF
Market Analysis
Data-driven insights for TMN MERBAU
Investment Return
Earliest PSF (2021)
RM264
Current PSF (2025)
RM310
Capital Gain
+17.3%
Total Return (est.)
8.6% p.a.
| Capital appreciation (4 years) | +17.3% |
| Annualised capital return | +4.3% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 8.6% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | +20.5% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Kedah district averages.
Unit Mix Breakdown
| 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 | 3 | RM315K | RM196 |
Market Verdict
PSF Trend: Appreciating
PSF moved from RM264 (2021) to RM310 (2025)
Liquidity: Moderate
22 transactions over 4 years (~6/year)
22% below Kuala Muda average
This project: RM248 PSF vs Kuala Muda median: RM319 PSF
Est. Total Return: 8.6% p.a. (beats FD)
Capital gain (4.3% p.a.) + rental yield (~4.3% p.a.)
Verdict
TMN MERBAU delivers a strong estimated total return of 8.6% p.a. — comprising +4.3% capital appreciation and ~4.3% rental yield over 4 years. This outperforms fixed deposits (3.5% p.a.) when rental income is factored in. PSF trades 22% below the Kuala Muda average — potentially undervalued. 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 22| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| 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 |
17 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 22 records
3 interactive charts
Scatter, price & PSF vs Kuala Muda & Kedah
Percentile breakdown
25th, 50th, 75th price & PSF
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