Kubang Pasu, Kedah · Freehold · 19 transactions
Median Price
RM394K
RM380K – RM502K
Median PSF
RM324
RM275 – RM341
Transactions
19
2021-05 to 2025-05
Size Range
958 – 1991
sq.ft (built-up)
Data-driven insights for TMN MERBAU (CHANGLOON)
Earliest PSF (2021)
RM239
Current PSF (2025)
RM341
Capital Gain
+42.5%
Total Return (est.)
14.9% p.a.
| Capital appreciation (4 years) | +42.5% |
| Annualised capital return | +10.6% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 14.9% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | +45.7% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Kedah district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 1,000 sqft | 3 | RM298K | RM295 |
| 1,150 sqft | 7 | RM380K | RM324 |
| 1,350 sqft | 2 | RM535K | RM398 |
| 2,000 sqft | 3 | RM528K | RM265 |
PSF Trend: Appreciating
PSF moved from RM239 (2021) to RM341 (2025)
Liquidity: Low
19 transactions over 4 years (~5/year)
5% above Kubang Pasu average
This project: RM324 PSF vs Kubang Pasu median: RM307 PSF
Est. Total Return: 14.9% p.a. (beats FD)
Capital gain (10.6% p.a.) + rental yield (~4.3% p.a.)
TMN MERBAU (CHANGLOON) delivers a strong estimated total return of 14.9% p.a. — comprising +10.6% 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 is in line with the Kubang Pasu 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
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| May 2025 | Detached | Freehold | 1,345 | RM342 | RM460K |
| Feb 2025 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 1,173 | RM341 | RM400K |
| Feb 2025 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 1,173 | RM341 | RM400K |
| Aug 2024 | 1 - 1 1/2 Storey Terraced | Freehold | 958 | RM271 | RM260K |
| May 2024 | 2 - 2 1/2 Storey Semi-Detached | Freehold | 1,991 | RM265 | RM528K |
14 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 19 records
3 interactive charts
Scatter, price & PSF vs Kubang Pasu & Kedah
Percentile breakdown
25th, 50th, 75th price & PSF
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