Kulai, Johor · Freehold · 15 transactions
Estimated Market Value
Units (1023–2756 sqft) estimated at RM167K – RM449K based on median PSF of RM163/sqft (15 verified transactions)
-9.9%
since 2021
Median Price
RM445K
RM400K – RM480K
Median PSF
RM163
RM156 – RM185
Transactions
15
2021-10 to 2025-08
Size Range
1023 – 2756
sq.ft (built-up)
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Aug 2025 | 2 - 2 1/2 Storey Shop | Freehold | 2,756 | RM145 | RM400K |
| Apr 2025 | 2 - 2 1/2 Storey Shop | Freehold | 2,756 | RM131 | RM360K |
| Jul 2024 | 2 - 2 1/2 Storey Shop | Freehold | 2,756 | RM156 | RM430K |
| Mar 2024 | 2 - 2 1/2 Storey Shop | Freehold | 2,756 | RM159 | RM438K |
| Nov 2023 | 2 - 2 1/2 Storey Shop | Freehold | 2,756 | RM185 | RM510K |
| Oct 2023 | 2 - 2 1/2 Storey Shop | Freehold | 2,756 | RM174 | RM480K |
| Jul 2023 | 2 - 2 1/2 Storey Shop | Freehold | 2,756 | RM156 | RM430K |
| May 2023 | 2 - 2 1/2 Storey Shop | Freehold | 2,756 | RM180 | RM495K |
7 more transactions hidden
TMN MUHIBAH · 15 transactions
vs RM200–500 valuer fee
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 15 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
Data-driven insights for TMN MUHIBAH
Earliest PSF (2021)
RM161
Current PSF (2025)
RM145
Capital Gain
-9.9%
Total Return (est.)
2.1% p.a.
| Capital appreciation (4 years) | -9.9% |
| Annualised capital return | -2.5% p.a. |
| Est. gross rental yield | 4.6% p.a. |
| Est. total return (capital + rental) | 2.1% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | -5.5% |
*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
RM0.61
Est. Yield
4.6% 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 (4.6%). Actual rents may vary.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 1,000 sqft | 2 | RM350K | RM342 |
| 2,750 sqft | 13 | RM450K | RM163 |
PSF Trend: Stable
PSF moved from RM161 (2021) to RM145 (2025)
Liquidity: Low
15 transactions over 4 years (~4/year)
60% below Kulai average
This project: RM163 PSF vs Kulai median: RM407 PSF
Est. Total Return: 2.1% p.a. (below FD)
Capital loss (-2.5% p.a.) + rental yield (~4.6% p.a.)
TMN MUHIBAH delivers a modest estimated total return of 2.1% p.a. — comprising -2.5% 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 trades 60% 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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