TMN MERGONG JAYA (FASA 2)
Kota Setar, Kedah · Freehold · 18 transactions
Median Price
RM270K
RM240K – RM295K
Median PSF
RM382
RM332 – RM432
Transactions
18
2021-07 to 2025-02
Size Range
624 – 904
sq.ft (built-up)
Recorded Transactions
Median Price
Median PSF
Market Analysis
Data-driven insights for TMN MERGONG JAYA (FASA 2)
Investment Return
Earliest PSF (2021)
RM457
Current PSF (2025)
RM356
Capital Gain
-22.0%
Total Return (est.)
-1.2% p.a.
| Capital appreciation (4 years) | -22.0% |
| Annualised capital return | -5.5% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | -1.2% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | -18.8% |
*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 |
|---|---|---|---|
| 600 sqft | 7 | RM250K | RM400 |
| 650 sqft | 2 | RM290K | RM457 |
| 800 sqft | 6 | RM280K | RM356 |
| 900 sqft | 2 | RM400K | RM442 |
Market Verdict
PSF Trend: Declining
PSF moved from RM457 (2021) to RM356 (2025)
Liquidity: Low
18 transactions over 4 years (~5/year)
10% above Kota Setar average
This project: RM382 PSF vs Kota Setar median: RM347 PSF
Est. Total Return: -1.2% p.a. (below FD)
Capital loss (-5.5% p.a.) + rental yield (~4.3% p.a.)
Verdict
TMN MERGONG JAYA (FASA 2) delivers a modest estimated total return of -1.2% p.a. — comprising -5.5% capital depreciation and ~4.3% rental yield over 4 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF is 10% above the Kota Setar average, reflecting its positioning as a premium development in the area. Best suited for long-term holders.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
Transaction History
Showing 5 of 18| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Feb 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 786 | RM356 | RM280K |
| Sept 2024 | Low-Cost House | Freehold | 624 | RM473 | RM295K |
| Aug 2024 | Low-Cost House | Freehold | 624 | RM449 | RM280K |
| Jul 2024 | Low-Cost House | Freehold | 624 | RM384 | RM240K |
| Jun 2024 | 1 - 1 1/2 Storey Terraced | Freehold | 797 | RM414 | RM330K |
13 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 18 records
3 interactive charts
Scatter, price & PSF vs Kota Setar & Kedah
Percentile breakdown
25th, 50th, 75th price & PSF
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