Kuala Kangsar, Perak · Leasehold · 6 transactions
Estimated Market Value
Units (743–1432 sqft) estimated at RM223K – RM430K based on median PSF of RM300/sqft (6 verified transactions)
-16.2%
since 2023
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)
| 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 |
| May 2023 | 1 - 1 1/2 Storey Terraced | Leasehold | 743 | RM350 | RM260K |
TMN MUHIBBAH AMAN · 6 transactions
vs RM200–500 valuer fee
RM69.90
one-time · no subscription
Investment ROI since first transaction
Capital gain 2023–2025 + est. rental yield
Market verdict
Trend direction, liquidity rating, PSF vs Kuala Kangsar average
All 6 transaction records
Complete data, filterable & sortable
3 interactive charts
Scatter plot, price & PSF vs Kuala Kangsar & Perak
Unit mix breakdown
Median price & PSF by size category
Rental yield analysis
Est. monthly rent by furnishing type
Data-driven insights for TMN MUHIBBAH AMAN
Earliest PSF (2023)
RM350
Current PSF (2025)
RM293
Capital Gain
-16.2%
Total Return (est.)
-3.6% p.a.
| Capital appreciation (2 years) | -16.2% |
| Annualised capital return | -8.1% p.a. |
| Est. gross rental yield | 4.5% p.a. |
| Est. total return (capital + rental) | -3.6% p.a. |
| vs Fixed Deposit (3.5% p.a. x 2yr) | -14.2% |
*Based on earliest recorded transaction (2023). Actual launch price may differ. Rental yield computed from 0 active rental listings.
Median Rent
RM900/mo
Rent Range
RM700-1100
25th – 75th pct
Rent PSF
RM1.08
Est. Yield
4.5% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM800/mo |
| Semi Furnished | RM900/mo |
| Fully Furnished | RM1,100/mo |
*Estimated rental figures based on Perak district average gross yield (4.5%). Actual rents may vary.
PSF Trend: Declining
PSF moved from RM350 (2023) to RM293 (2025)
Liquidity: Low
6 transactions over 2 years (~3/year)
13% above Kuala Kangsar average
This project: RM300 PSF vs Kuala Kangsar median: RM265 PSF
Est. Total Return: -3.6% p.a. (below FD)
Capital loss (-8.1% p.a.) + rental yield (~4.5% p.a.)
TMN MUHIBBAH AMAN delivers a modest estimated total return of -3.6% p.a. — comprising -8.1% capital depreciation and ~4.5% rental yield over 2 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF is 13% above the Kuala Kangsar average, reflecting its positioning as a premium development in the area. Best suited for rental investors.
Full investment analysis locked
ROI since first transaction, unit mix breakdown, rental yield, area comparison & market verdict
One-time payment · Instant access · No subscription
Compare with another scheme
Side-by-side PSF, ROI and price trends
Looking for new launches in Kuala Kangsar?
Browse developer prices and floor plans