Kota Setar, Kedah · Freehold · 14 transactions
Median Price
RM350K
RM330K – RM380K
Median PSF
RM433
RM414 – RM439
Transactions
14
2022-07 to 2025-03
Size Range
678 – 1109
sq.ft (built-up)
Data-driven insights for TMN MERGONG JAYA (FASA 3)
Earliest PSF (2022)
RM490
Current PSF (2025)
RM477
Capital Gain
-2.6%
Total Return (est.)
3.4% p.a.
| Capital appreciation (3 years) | -2.6% |
| Annualised capital return | -0.9% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 3.4% p.a. |
| vs Fixed Deposit (3.5% p.a. x 3yr) | -0.2% |
*Based on earliest recorded transaction (2022). Actual launch price may differ. Rental yield estimated from Kedah district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 800 sqft | 11 | RM350K | RM439 |
| 1,100 sqft | 2 | RM480K | RM433 |
PSF Trend: Stable
PSF moved from RM490 (2022) to RM477 (2025)
Liquidity: Low
14 transactions over 3 years (~5/year)
25% above Kota Setar average
This project: RM433 PSF vs Kota Setar median: RM347 PSF
Est. Total Return: 3.4% p.a. (below FD)
Capital loss (-0.9% p.a.) + rental yield (~4.3% p.a.)
TMN MERGONG JAYA (FASA 3) delivers a modest estimated total return of 3.4% p.a. — comprising -0.9% 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 is 25% 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
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Mar 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 797 | RM477 | RM380K |
| Mar 2025 | Town House | Freehold | 678 | RM246 | RM167K |
| Oct 2024 | 1 - 1 1/2 Storey Terraced | Freehold | 797 | RM439 | RM350K |
| May 2024 | 1 - 1 1/2 Storey Terraced | Freehold | 797 | RM439 | RM350K |
| Apr 2024 | 1 - 1 1/2 Storey Terraced | Freehold | 797 | RM414 | RM330K |
9 more transactions hidden
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 14 records
3 interactive charts
Scatter, price & PSF vs Kota Setar & Kedah
Percentile breakdown
25th, 50th, 75th price & PSF
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