Kuala Kangsar, Perak · Leasehold · 23 transactions
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)
TMN MUHIBBAH JAYA, SG. SIPUT
23 transactions · Full ROI analysis
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 PropertyGuru 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)
7% above Kuala Kangsar average
This project: RM274 PSF vs Kuala Kangsar median: RM257 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.
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ROI since first transaction, unit mix breakdown, rental yield, area comparison & market verdict
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| 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 |
18 more transactions hidden
TMN MUHIBBAH JAYA, SG. SIPUT · 23 NAPIC transactions
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 NAPIC 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
Compare with another scheme
Side-by-side PSF, ROI and price trends
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