TMN MERBAU JAYA (BUTTERWORTH SEK 1)
Seberang Perai Utara, Penang · Freehold · 7 transactions
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)
Recorded Transactions
Median Price
Median PSF
Market Analysis
Data-driven insights for TMN MERBAU JAYA (BUTTERWORTH SEK 1)
Investment Return
Earliest PSF (2022)
RM587
Current PSF (2025)
RM321
Capital Gain
-45.3%
Total Return (est.)
-11.1% p.a.
| Capital appreciation (3 years) | -45.3% |
| Annualised capital return | -15.1% p.a. |
| Est. gross rental yield | 4.0% p.a. |
| Est. total return (capital + rental) | -11.1% p.a. |
| vs Fixed Deposit (3.5% p.a. x 3yr) | -43.8% |
*Based on earliest recorded transaction (2022). Actual launch price may differ. Rental yield estimated from Penang district averages.
Market Verdict
PSF Trend: Declining
PSF moved from RM587 (2022) to RM321 (2025)
Liquidity: Low
7 transactions over 3 years (~2/year)
12% below Seberang Perai Utara average
This project: RM321 PSF vs Seberang Perai Utara median: RM364 PSF
Est. Total Return: -11.1% p.a. (below FD)
Capital loss (-15.1% p.a.) + rental yield (~4% p.a.)
Verdict
TMN MERBAU JAYA (BUTTERWORTH SEK 1) delivers a modest estimated total return of -11.1% p.a. — comprising -15.1% capital depreciation and ~4% rental yield over 3 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF trades 12% below the Seberang Perai Utara average — potentially undervalued. Best suited for long-term holders.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
Transaction History
Showing 5 of 7| 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 |
2 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 7 records
3 interactive charts
Scatter, price & PSF vs Seberang Perai Utara & Penang
Percentile breakdown
25th, 50th, 75th price & PSF
Instant access. No subscription.