Kulai, Johor · Freehold · 118 transactions
Median Price
RM300K
RM260K – RM370K
Median PSF
RM429
RM320 – RM465
Transactions
118
2021-07 to 2025-10
Size Range
560 – 1927
sq.ft (built-up)
TMN MUHIBAH
118 transactions · Full ROI analysis
Data-driven insights for TMN MUHIBAH
Earliest PSF (2021)
RM393
Current PSF (2025)
RM471
Capital Gain
+19.9%
Total Return (est.)
9.4% p.a.
| Capital appreciation (4 years) | +19.9% |
| Annualised capital return | +5.0% p.a. |
| Est. gross rental yield | 4.4% p.a. |
| Est. total return (capital + rental) | 9.4% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | +23.5% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield computed from 0 active PropertyGuru listings.
Median Rent
RM1,100/mo
Rent Range
RM900-1300
25th – 75th pct
Rent PSF
RM1.61
Est. Yield
4.4% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM900/mo |
| Semi Furnished | RM1,100/mo |
| Fully Furnished | RM1,400/mo |
*Estimated rental figures based on Johor district average gross yield (4.4%). Actual rents may vary.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 550 sqft | 50 | RM260K | RM465 |
| 750 sqft | 13 | RM330K | RM444 |
| 950 sqft | 28 | RM385K | RM411 |
| 1,100 sqft | 4 | RM340K | RM316 |
| 1,300 sqft | 11 | RM400K | RM305 |
| 1,800 sqft | 3 | RM360K | RM200 |
| 1,950 sqft | 2 | RM370K | RM192 |
PSF Trend: Appreciating
PSF moved from RM393 (2021) to RM471 (2025)
Liquidity: High
118 transactions over 4 years (~30/year)
4% above Kulai average
This project: RM429 PSF vs Kulai median: RM413 PSF
Est. Total Return: 9.4% p.a. (beats FD)
Capital gain (5.0% p.a.) + rental yield (~4.4% p.a.)
TMN MUHIBAH delivers a strong estimated total return of 9.4% p.a. — comprising +5.0% capital appreciation and ~4.4% rental yield over 4 years. This outperforms fixed deposits (3.5% p.a.) when rental income is factored in. PSF is in line with the Kulai average, suggesting fair market pricing. Best suited for capital gain seekers, long-term holders, those who value liquidity.
Full investment analysis locked
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 | 2 - 2 1/2 Storey Terraced | Freehold | 936 | RM449 | RM420K |
| Oct 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 936 | RM694 | RM650K |
| Oct 2025 | Low-Cost House | Freehold | 560 | RM607 | RM340K |
| Jul 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 743 | RM485 | RM360K |
| Jul 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 936 | RM459 | RM430K |
113 more transactions hidden
TMN MUHIBAH · 118 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 118 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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