Seberang Perai Utara, Penang · Freehold · 7 transactions
Estimated Market Value
Units (786–1841 sqft) estimated at RM252K – RM590K based on median PSF of RM321/sqft (7 verified transactions)
-45.3%
since 2022
Median Price
RM252K
RM237K – RM260K
Median PSF
RM321
RM302 – RM331
Transactions
7
2022-05 to 2025-05
Size Range
786 – 1841
sq.ft (built-up)
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| May 2025 | Condominium/Apartment | Freehold | 786 | RM321 | RM252K |
| Jul 2024 | Condominium/Apartment | Freehold | 786 | RM331 | RM260K |
| Jun 2024 | Condominium/Apartment | Freehold | 786 | RM302 | RM237K |
| Jun 2024 | Condominium/Apartment | Freehold | 786 | RM293 | RM230K |
| Mar 2024 | Condominium/Apartment | Freehold | 786 | RM318 | RM250K |
| Aug 2022 | Condominium/Apartment | Freehold | 786 | RM322 | RM253K |
| May 2022 | 2 - 2 1/2 Storey Semi-Detached | Freehold | 1,841 | RM587 | RM1.08M |
TMN MERBAU JAYA (BUTTERWORTH SEK 1) · 7 transactions
vs RM200–500 valuer fee
RM69.90
one-time · no subscription
Investment ROI since first transaction
Capital gain 2022–2025 + est. rental yield
Market verdict
Trend direction, liquidity rating, PSF vs Seberang Perai Utara average
All 7 transaction records
Complete data, filterable & sortable
3 interactive charts
Scatter plot, price & PSF vs Seberang Perai Utara & Penang
Unit mix breakdown
Median price & PSF by size category
Rental yield analysis
Est. monthly rent by furnishing type
Data-driven insights for TMN MERBAU JAYA (BUTTERWORTH SEK 1)
Earliest PSF (2022)
RM587
Current PSF (2025)
RM321
Capital Gain
-45.3%
Total Return (est.)
-11.3% p.a.
| Capital appreciation (3 years) | -45.3% |
| Annualised capital return | -15.1% p.a. |
| Est. gross rental yield | 3.8% p.a. |
| Est. total return (capital + rental) | -11.3% p.a. |
| vs Fixed Deposit (3.5% p.a. x 3yr) | -44.4% |
*Based on earliest recorded transaction (2022). Actual launch price may differ. Rental yield computed from 0 active rental listings.
Median Rent
RM800/mo
Rent Range
RM700-900
25th – 75th pct
Rent PSF
RM1.07
Est. Yield
3.8% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM700/mo |
| Semi Furnished | RM800/mo |
| Fully Furnished | RM1,000/mo |
*Estimated rental figures based on Penang district average gross yield (3.8%). Actual rents may vary.
PSF Trend: Declining
PSF moved from RM587 (2022) to RM321 (2025)
Liquidity: Low
7 transactions over 3 years (~2/year)
15% below Seberang Perai Utara average
This project: RM321 PSF vs Seberang Perai Utara median: RM375 PSF
Est. Total Return: -11.3% p.a. (below FD)
Capital loss (-15.1% p.a.) + rental yield (~3.8% p.a.)
TMN MERBAU JAYA (BUTTERWORTH SEK 1) delivers a modest estimated total return of -11.3% p.a. — comprising -15.1% capital depreciation and ~3.8% rental yield over 3 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF trades 15% below the Seberang Perai Utara average — potentially undervalued. Best suited for long-term holders.
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