Kota Setar, Kedah · Freehold · 5 transactions
Median Price
RM270K
RM200K – RM390K
Median PSF
RM442
RM332 – RM448
Transactions
5
2021-11 to 2025-11
Size Range
603 – 883
sq.ft (built-up)
Data-driven insights for TMN MERGONG INDAH(FASA 1)
Earliest PSF (2021)
RM226
Current PSF (2025)
RM510
Capital Gain
+125.3%
Total Return (est.)
35.6% p.a.
| Capital appreciation (4 years) | +125.3% |
| Annualised capital return | +31.3% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 35.6% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | +128.5% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Kedah district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 600 sqft | 2 | RM270K | RM448 |
| 900 sqft | 2 | RM450K | RM510 |
PSF Trend: Appreciating
PSF moved from RM226 (2021) to RM510 (2025)
Liquidity: Low
5 transactions over 4 years (~1/year)
27% above Kota Setar average
This project: RM442 PSF vs Kota Setar median: RM347 PSF
Est. Total Return: 35.6% p.a. (beats FD)
Capital gain (31.3% p.a.) + rental yield (~4.3% p.a.)
TMN MERGONG INDAH(FASA 1) delivers a strong estimated total return of 35.6% p.a. — comprising +31.3% 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 27% above the Kota Setar average, reflecting its positioning as a premium development in the area. 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 |
|---|---|---|---|---|---|
| Nov 2025 | Low-Cost House | Freehold | 603 | RM448 | RM270K |
| Oct 2025 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 883 | RM510 | RM450K |
| Aug 2022 | Low-Cost House | Freehold | 603 | RM332 | RM200K |
| Feb 2022 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 883 | RM442 | RM390K |
| Nov 2021 | Low-Cost House | Freehold | 840 | RM226 | RM190K |
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 5 records
3 interactive charts
Scatter, price & PSF vs Kota Setar & Kedah
Percentile breakdown
25th, 50th, 75th price & PSF
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