Kulai, Johor · Freehold · 37 transactions
Median Price
RM260K
RM228K – RM312K
Median PSF
RM471
RM396 – RM566
Transactions
37
2021-05 to 2025-10
Size Range
441 – 1378
sq.ft (built-up)
TMN MEWAH KULAI
37 transactions · Full ROI analysis
Data-driven insights for TMN MEWAH KULAI
Earliest PSF (2021)
RM471
Current PSF (2025)
RM353
Capital Gain
-25.0%
Total Return (est.)
-1.7% p.a.
| Capital appreciation (4 years) | -25.0% |
| Annualised capital return | -6.3% p.a. |
| Est. gross rental yield | 4.6% p.a. |
| Est. total return (capital + rental) | -1.7% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | -20.6% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield computed from 0 active PropertyGuru listings.
Median Rent
RM1,000/mo
Rent Range
RM800-1200
25th – 75th pct
Rent PSF
RM1.77
Est. Yield
4.6% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM900/mo |
| Semi Furnished | RM1,000/mo |
| Fully Furnished | RM1,300/mo |
*Estimated rental figures based on Johor district average gross yield (4.6%). Actual rents may vary.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 450 sqft | 22 | RM245K | RM555 |
| 600 sqft | 2 | RM230K | RM368 |
| 650 sqft | 2 | RM260K | RM396 |
| 850 sqft | 2 | RM330K | RM398 |
| 900 sqft | 4 | RM400K | RM453 |
| 1,100 sqft | 2 | RM440K | RM409 |
| 1,400 sqft | 2 | RM480K | RM348 |
PSF Trend: Declining
PSF moved from RM471 (2021) to RM353 (2025)
Liquidity: Moderate
37 transactions over 4 years (~9/year)
14% above Kulai average
This project: RM471 PSF vs Kulai median: RM413 PSF
Est. Total Return: -1.7% p.a. (below FD)
Capital loss (-6.3% p.a.) + rental yield (~4.6% p.a.)
TMN MEWAH KULAI delivers a modest estimated total return of -1.7% p.a. — comprising -6.3% capital depreciation and ~4.6% rental yield over 4 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF is 14% above the Kulai average, reflecting its positioning as a premium development in the area. Best suited for rental investors, long-term holders.
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ROI since first transaction, unit mix breakdown, rental yield, area comparison & market verdict
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| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Oct 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 883 | RM353 | RM312K |
| Jul 2024 | Low-Cost House | Freehold | 441 | RM589 | RM260K |
| Mar 2024 | Low-Cost House | Freehold | 441 | RM634 | RM280K |
| Mar 2024 | Low-Cost House | Freehold | 441 | RM646 | RM285K |
| Jan 2024 | Low-Cost House | Freehold | 441 | RM680 | RM300K |
32 more transactions hidden
TMN MEWAH KULAI · 37 NAPIC transactions
RM69.90
one-time · no subscription
Investment ROI since first transaction
Capital gain 2021–2025 + est. rental yield
Market verdict
Trend direction, liquidity rating, PSF vs Kulai average
All 37 transaction records
Complete NAPIC data, filterable & sortable
3 interactive charts
Scatter plot, price & PSF vs Kulai & Johor
Unit mix breakdown
Median price & PSF by size category
Rental yield analysis
Est. monthly rent by furnishing type
Compare with another scheme
Side-by-side PSF, ROI and price trends
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