Kota Setar, Kedah · Freehold · 20 transactions
Estimated Market Value
Units (624–904 sqft) estimated at RM236K – RM342K based on median PSF of RM378/sqft (20 verified transactions)
-40.1%
since 2021
Median Price
RM250K
RM230K – RM295K
Median PSF
RM378
RM318 – RM432
Transactions
20
2021-07 to 2026-01
Size Range
624 – 904
sq.ft (built-up)
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Jan 2026 | 1 - 1 1/2 Storey Terraced | Freehold | 786 | RM274 | RM215K |
| Jan 2026 | 1 - 1 1/2 Storey Terraced | Freehold | 786 | RM274 | RM215K |
| 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 |
| May 2024 | 1 - 1 1/2 Storey Terraced | Freehold | 904 | RM332 | RM300K |
12 more transactions hidden
TMN MERGONG JAYA (FASA 2) · 20 transactions
vs RM200–500 valuer fee
RM69.90
one-time · no subscription
Investment ROI since first transaction
Capital gain 2021–2026 + est. rental yield
Market verdict
Trend direction, liquidity rating, PSF vs Kota Setar average
All 20 transaction records
Complete data, filterable & sortable
3 interactive charts
Scatter plot, price & PSF vs Kota Setar & Kedah
Unit mix breakdown
Median price & PSF by size category
Rental yield analysis
Est. monthly rent by furnishing type
Data-driven insights for TMN MERGONG JAYA (FASA 2)
Earliest PSF (2021)
RM457
Current PSF (2026)
RM274
Capital Gain
-40.1%
Total Return (est.)
-3.7% p.a.
| Capital appreciation (5 years) | -40.1% |
| Annualised capital return | -8.0% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | -3.7% p.a. |
| vs Fixed Deposit (3.5% p.a. x 5yr) | -36.1% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield computed from 0 active rental listings.
Median Rent
RM900/mo
Rent Range
RM700-1100
25th – 75th pct
Rent PSF
RM1.35
Est. Yield
4.3% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM800/mo |
| Semi Furnished | RM900/mo |
| Fully Furnished | RM1,100/mo |
*Estimated rental figures based on Kedah district average gross yield (4.3%). Actual rents may vary.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 600 sqft | 7 | RM250K | RM400 |
| 650 sqft | 2 | RM290K | RM457 |
| 800 sqft | 8 | RM250K | RM318 |
| 900 sqft | 2 | RM400K | RM442 |
PSF Trend: Declining
PSF moved from RM457 (2021) to RM274 (2026)
Liquidity: Low
20 transactions over 5 years (~4/year)
13% above Kota Setar average
This project: RM378 PSF vs Kota Setar median: RM335 PSF
Est. Total Return: -3.7% p.a. (below FD)
Capital loss (-8.0% p.a.) + rental yield (~4.3% p.a.)
TMN MERGONG JAYA (FASA 2) delivers a modest estimated total return of -3.7% p.a. — comprising -8.0% capital depreciation and ~4.3% rental yield over 5 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF is 13% above the Kota Setar average, reflecting its positioning as a premium development in the area. Best suited for long-term holders.
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ROI since first transaction, unit mix breakdown, rental yield, area comparison & market verdict
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