Kuala Kangsar, Perak · Leasehold · 23 transactions
Estimated Market Value
Units (678–1927 sqft) estimated at RM186K – RM528K based on median PSF of RM274/sqft (23 verified transactions)
-10.3%
since 2021
Median Price
RM230K
RM190K – RM398K
Median PSF
RM274
RM242 – RM310
Transactions
23
2021-11 to 2025-04
Size Range
678 – 1927
sq.ft (built-up)
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Apr 2025 | 1 - 1 1/2 Storey Terraced | Leasehold | 764 | RM314 | RM240K |
| Oct 2024 | 1 - 1 1/2 Storey Terraced | Leasehold | 764 | RM327 | RM250K |
| Sept 2024 | 1 - 1 1/2 Storey Terraced | Leasehold | 840 | RM310 | RM260K |
| Jun 2024 | 1 - 1 1/2 Storey Terraced | Leasehold | 678 | RM310 | RM210K |
| May 2024 | 2 - 2 1/2 Storey Semi-Detached | Leasehold | 1,690 | RM266 | RM450K |
| Dec 2023 | 1 - 1 1/2 Storey Terraced | Leasehold | 764 | RM255 | RM195K |
| Nov 2023 | 1 - 1 1/2 Storey Terraced | Leasehold | 764 | RM288 | RM220K |
| Sept 2023 | 1 - 1 1/2 Storey Terraced | Leasehold | 764 | RM301 | RM230K |
15 more transactions hidden
TMN MUHIBBAH JAYA, SG. SIPUT · 23 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 Kuala Kangsar average
All 23 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 JAYA, SG. SIPUT
Earliest PSF (2021)
RM350
Current PSF (2025)
RM314
Capital Gain
-10.3%
Total Return (est.)
1.6% p.a.
| Capital appreciation (4 years) | -10.3% |
| Annualised capital return | -2.6% p.a. |
| Est. gross rental yield | 4.2% p.a. |
| Est. total return (capital + rental) | 1.6% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | -7.5% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield computed from 0 active rental listings.
Median Rent
RM800/mo
Rent Range
RM700-900
25th – 75th pct
Rent PSF
RM0.98
Est. Yield
4.2% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM700/mo |
| Semi Furnished | RM800/mo |
| Fully Furnished | RM1,000/mo |
*Estimated rental figures based on Perak district average gross yield (4.2%). Actual rents may vary.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 700 sqft | 3 | RM210K | RM310 |
| 750 sqft | 12 | RM210K | RM275 |
| 850 sqft | 2 | RM260K | RM310 |
| 1,700 sqft | 4 | RM470K | RM278 |
PSF Trend: Declining
PSF moved from RM350 (2021) to RM314 (2025)
Liquidity: Moderate
23 transactions over 4 years (~6/year)
3% above Kuala Kangsar average
This project: RM274 PSF vs Kuala Kangsar median: RM265 PSF
Est. Total Return: 1.6% p.a. (below FD)
Capital loss (-2.6% p.a.) + rental yield (~4.2% p.a.)
TMN MUHIBBAH JAYA, SG. SIPUT delivers a modest estimated total return of 1.6% p.a. — comprising -2.6% capital depreciation and ~4.2% rental yield over 4 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF is in line with the Kuala Kangsar average, suggesting fair market pricing.
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