Melaka Tengah, Melaka · Freehold · 20 transactions
Median Price
RM468K
RM464K – RM471K
Median PSF
RM359
RM356 – RM362
Transactions
20
2021-10 to 2023-07
Size Range
1195 – 1302
sq.ft (built-up)
Data-driven insights for TMN MUHIBBAH (BKT RAMBAI)
Earliest PSF (2021)
RM468
Current PSF (2023)
RM358
Capital Gain
-23.5%
Total Return (est.)
-7.5% p.a.
| Capital appreciation (2 years) | -23.5% |
| Annualised capital return | -11.8% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | -7.5% p.a. |
| vs Fixed Deposit (3.5% p.a. x 2yr) | -21.9% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Melaka district averages.
PSF Trend: Declining
PSF moved from RM468 (2021) to RM358 (2023)
Liquidity: Moderate
20 transactions over 2 years (~10/year)
17% above Melaka Tengah average
This project: RM359 PSF vs Melaka Tengah median: RM307 PSF
Est. Total Return: -7.5% p.a. (below FD)
Capital loss (-11.8% p.a.) + rental yield (~4.3% p.a.)
TMN MUHIBBAH (BKT RAMBAI) delivers a modest estimated total return of -7.5% p.a. — comprising -11.8% 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 Melaka Tengah average, reflecting its positioning as a premium development in the area. Best suited for long-term holders, those who value liquidity.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Jul 2023 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 1,302 | RM320 | RM417K |
| Jun 2023 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 1,302 | RM357 | RM465K |
| Jun 2023 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 1,302 | RM357 | RM465K |
| Apr 2023 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 1,302 | RM356 | RM464K |
| Apr 2023 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 1,302 | RM356 | RM464K |
15 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 20 records
3 interactive charts
Scatter, price & PSF vs Melaka Tengah & Melaka
Percentile breakdown
25th, 50th, 75th price & PSF
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