TMN MERGONG JAYA (FASA 1)
Kota Setar, Kedah · Freehold · 25 transactions
Median Price
RM230K
RM200K – RM250K
Median PSF
RM327
RM288 – RM347
Transactions
25
2022-01 to 2025-02
Size Range
560 – 1109
sq.ft (built-up)
Recorded Transactions
Median Price
Median PSF
Market Analysis
Data-driven insights for TMN MERGONG JAYA (FASA 1)
Investment Return
Earliest PSF (2022)
RM328
Current PSF (2025)
RM340
Capital Gain
+3.6%
Total Return (est.)
5.5% p.a.
| Capital appreciation (3 years) | +3.6% |
| Annualised capital return | +1.2% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 5.5% p.a. |
| vs Fixed Deposit (3.5% p.a. x 3yr) | +6.0% |
*Based on earliest recorded transaction (2022). Actual launch price may differ. Rental yield estimated from Kedah district averages.
Unit Mix Breakdown
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 600 sqft | 6 | RM200K | RM332 |
| 700 sqft | 3 | RM250K | RM347 |
| 750 sqft | 9 | RM250K | RM327 |
| 800 sqft | 2 | RM250K | RM318 |
| 950 sqft | 2 | RM250K | RM261 |
| 1,100 sqft | 2 | RM200K | RM180 |
Market Verdict
PSF Trend: Stable
PSF moved from RM328 (2022) to RM340 (2025)
Liquidity: Moderate
25 transactions over 3 years (~8/year)
6% below Kota Setar average
This project: RM327 PSF vs Kota Setar median: RM347 PSF
Est. Total Return: 5.5% p.a. (beats FD)
Capital gain (1.2% p.a.) + rental yield (~4.3% p.a.)
Verdict
TMN MERGONG JAYA (FASA 1) delivers a moderate estimated total return of 5.5% p.a. — comprising +1.2% capital appreciation and ~4.3% rental yield over 3 years. This outperforms fixed deposits (3.5% p.a.) when rental income is factored in. PSF is in line with the Kota Setar average, suggesting fair market pricing. Best suited for long-term holders.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
Transaction History
Showing 5 of 25| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Feb 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 764 | RM288 | RM220K |
| Jan 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 764 | RM340 | RM260K |
| Jan 2025 | Low-Cost House | Freehold | 764 | RM366 | RM280K |
| Oct 2024 | 1 - 1 1/2 Storey Terraced | Freehold | 764 | RM458 | RM350K |
| Jul 2024 | 1 - 1 1/2 Storey Terraced | Freehold | 786 | RM318 | RM250K |
20 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 25 records
3 interactive charts
Scatter, price & PSF vs Kota Setar & Kedah
Percentile breakdown
25th, 50th, 75th price & PSF
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