Kubang Pasu, Kedah · Freehold · 19 transactions
Estimated Market Value
Units (958–1991 sqft) estimated at RM310K – RM645K based on median PSF of RM324/sqft (19 verified transactions)
+42.5%
since 2021
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)
| 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 |
| Apr 2024 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 1,173 | RM324 | RM380K |
| Apr 2024 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 1,173 | RM324 | RM380K |
| Feb 2024 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 1,173 | RM324 | RM380K |
11 more transactions hidden
TMN MERBAU (CHANGLOON) · 19 transactions
vs RM200–500 valuer fee
RM69.90
one-time · no subscription
Investment ROI since first transaction
Capital gain 2021–2025 + est. rental yield
Market verdict
Trend direction, liquidity rating, PSF vs Kubang Pasu average
All 19 transaction records
Complete data, filterable & sortable
3 interactive charts
Scatter plot, price & PSF vs Kubang Pasu & 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 (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 computed from 0 active rental listings.
Median Rent
RM1,400/mo
Rent Range
RM1100-1700
25th – 75th pct
Rent PSF
RM1.16
Est. Yield
4.3% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM1,200/mo |
| Semi Furnished | RM1,400/mo |
| Fully Furnished | RM1,800/mo |
*Estimated rental figures based on Kedah district average gross yield (4.3%). Actual rents may vary.
| 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)
6% above Kubang Pasu average
This project: RM324 PSF vs Kubang Pasu median: RM305 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.
Full investment analysis locked
ROI since first transaction, unit mix breakdown, rental yield, area comparison & market verdict
One-time payment · Instant access · No subscription
Compare with another scheme
Side-by-side PSF, ROI and price trends
Looking for new launches in Kubang Pasu?
Browse developer prices and floor plans