Kuala Kangsar, Perak · Leasehold · 6 transactions
Median Price
RM240K
RM195K – RM260K
Median PSF
RM300
RM263 – RM323
Transactions
6
2023-05 to 2025-08
Size Range
743 – 1432
sq.ft (built-up)
Data-driven insights for TMN MUHIBBAH AMAN
Earliest PSF (2023)
RM350
Current PSF (2025)
RM293
Capital Gain
-16.2%
Total Return (est.)
-3.8% p.a.
| Capital appreciation (2 years) | -16.2% |
| Annualised capital return | -8.1% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | -3.8% p.a. |
| vs Fixed Deposit (3.5% p.a. x 2yr) | -14.6% |
*Based on earliest recorded transaction (2023). Actual launch price may differ. Rental yield estimated from Perak district averages.
PSF Trend: Declining
PSF moved from RM350 (2023) to RM293 (2025)
Liquidity: Low
6 transactions over 2 years (~3/year)
17% above Kuala Kangsar average
This project: RM300 PSF vs Kuala Kangsar median: RM257 PSF
Est. Total Return: -3.8% p.a. (below FD)
Capital loss (-8.1% p.a.) + rental yield (~4.3% p.a.)
TMN MUHIBBAH AMAN delivers a modest estimated total return of -3.8% p.a. — comprising -8.1% capital depreciation and ~4.3% rental yield over 2 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF is 17% above the Kuala Kangsar average, reflecting its positioning as a premium development in the area.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Aug 2025 | 2 - 2 1/2 Storey Terraced | Leasehold | 1,432 | RM293 | RM420K |
| Aug 2024 | 1 - 1 1/2 Storey Terraced | Leasehold | 743 | RM263 | RM195K |
| Jul 2024 | 1 - 1 1/2 Storey Terraced | Leasehold | 743 | RM229 | RM170K |
| Jun 2024 | 1 - 1 1/2 Storey Terraced | Leasehold | 743 | RM300 | RM223K |
| Nov 2023 | 1 - 1 1/2 Storey Terraced | Leasehold | 743 | RM323 | RM240K |
1 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 6 records
3 interactive charts
Scatter, price & PSF vs Kuala Kangsar & Perak
Percentile breakdown
25th, 50th, 75th price & PSF
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