TMN MERBOK PERMAI
Kuala Muda, Kedah · Freehold · 7 transactions
Median Price
RM190K
RM130K – RM210K
Median PSF
RM286
RM257 – RM453
Transactions
7
2021-08 to 2024-11
Size Range
420 – 818
sq.ft (built-up)
Recorded Transactions
Median Price
Median PSF
Market Analysis
Data-driven insights for TMN MERBOK PERMAI
Investment Return
Earliest PSF (2021)
RM453
Current PSF (2024)
RM257
Capital Gain
-43.3%
Total Return (est.)
-10.1% p.a.
| Capital appreciation (3 years) | -43.3% |
| Annualised capital return | -14.4% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | -10.1% p.a. |
| vs Fixed Deposit (3.5% p.a. x 3yr) | -40.9% |
*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 |
|---|---|---|---|
| 400 sqft | 4 | RM190K | RM453 |
| 800 sqft | 3 | RM210K | RM257 |
Market Verdict
PSF Trend: Declining
PSF moved from RM453 (2021) to RM257 (2024)
Liquidity: Low
7 transactions over 3 years (~2/year)
10% below Kuala Muda average
This project: RM286 PSF vs Kuala Muda median: RM319 PSF
Est. Total Return: -10.1% p.a. (below FD)
Capital loss (-14.4% p.a.) + rental yield (~4.3% p.a.)
Verdict
TMN MERBOK PERMAI delivers a modest estimated total return of -10.1% p.a. — comprising -14.4% capital depreciation and ~4.3% rental yield over 3 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF trades 10% below the Kuala Muda 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 |
|---|---|---|---|---|---|
| Nov 2024 | 1 - 1 1/2 Storey Terraced | Freehold | 818 | RM275 | RM225K |
| Jun 2024 | 1 - 1 1/2 Storey Terraced | Freehold | 818 | RM196 | RM160K |
| Jan 2024 | 1 - 1 1/2 Storey Terraced | Freehold | 818 | RM257 | RM210K |
| Jan 2023 | 1 - 1 1/2 Storey Terraced | Freehold | 420 | RM476 | RM200K |
| Oct 2022 | 1 - 1 1/2 Storey Terraced | Freehold | 420 | RM310 | RM130K |
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 Kuala Muda & Kedah
Percentile breakdown
25th, 50th, 75th price & PSF
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