Kulai, Johor · Freehold · 19 transactions
Estimated Market Value
Units (1021–2756 sqft) estimated at RM176K – RM474K based on median PSF of RM172/sqft (19 verified transactions)
+11.7%
since 2021
Median Price
RM450K
RM430K – RM495K
Median PSF
RM172
RM159 – RM185
Transactions
19
2021-10 to 2026-04
Size Range
1021 – 2756
sq.ft (built-up)
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Apr 2026 | 2 - 2 1/2 Storey Shop | Freehold | 2,756 | RM172 | RM475K |
| Apr 2026 | 2 - 2 1/2 Storey Shop | Freehold | 2,756 | RM200 | RM550K |
| Jan 2026 | 2 - 2 1/2 Storey Shop | Freehold | 2,756 | RM159 | RM438K |
| Jan 2026 | 2 - 2 1/2 Storey Shop | Freehold | 2,756 | RM181 | RM500K |
| Aug 2025 | 2 - 2 1/2 Storey Shop | Freehold | 2,754 | RM145 | RM400K |
| Apr 2025 | 2 - 2 1/2 Storey Shop | Freehold | 2,754 | RM131 | RM360K |
| Jul 2024 | 2 - 2 1/2 Storey Shop | Freehold | 2,754 | RM156 | RM430K |
| Mar 2024 | 2 - 2 1/2 Storey Shop | Freehold | 2,754 | RM159 | RM438K |
11 more transactions hidden
TMN MUHIBAH · 19 transactions
vs RM200–500 valuer fee
from RM19.90
per month · or RM69.90 once
Investment ROI since first transaction
Capital gain 2021–2026 + est. rental yield
Market verdict
Trend direction, liquidity rating, PSF vs Kulai average
All 19 transaction records
Complete 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
Best value
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Data-driven insights for TMN MUHIBAH
Earliest PSF (2021)
RM162
Current PSF (2026)
RM181
Capital Gain
+11.7%
Total Return (est.)
6.8% p.a.
| Capital appreciation (5 years) | +11.7% |
| Annualised capital return | +2.3% p.a. |
| Est. gross rental yield | 4.5% p.a. |
| Est. total return (capital + rental) | 6.8% p.a. |
| vs Fixed Deposit (3.5% p.a. x 5yr) | +16.7% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield computed from 0 active rental listings.
Median Rent
RM1,700/mo
Rent Range
RM1400-2000
25th – 75th pct
Rent PSF
RM0.65
Est. Yield
4.5% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM1,400/mo |
| Semi Furnished | RM1,700/mo |
| Fully Furnished | RM2,100/mo |
*Estimated rental figures based on Johor district average gross yield (4.5%). Actual rents may vary.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 1,000 sqft | 2 | RM350K | RM343 |
| 2,750 sqft | 17 | RM450K | RM163 |
PSF Trend: Appreciating
PSF moved from RM162 (2021) to RM181 (2026)
Liquidity: Low
19 transactions over 5 years (~4/year)
57% below Kulai average
This project: RM172 PSF vs Kulai median: RM399 PSF
Est. Total Return: 6.8% p.a. (beats FD)
Capital gain (2.3% p.a.) + rental yield (~4.5% p.a.)
TMN MUHIBAH delivers a strong estimated total return of 6.8% p.a. — comprising +2.3% capital appreciation and ~4.5% rental yield over 5 years. This outperforms fixed deposits (3.5% p.a.) when rental income is factored in. PSF trades 57% below the Kulai average — potentially undervalued. 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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