Klang, Selangor · Freehold · 5 transactions
Median Price
RM430K
RM400K – RM450K
Median PSF
RM380
RM270 – RM422
Transactions
5
2022-12 to 2025-04
Size Range
947 – 1776
sq.ft (built-up)
Data-driven insights for TMN MUTIARA, BUKIT KEMUNING
Earliest PSF (2022)
RM454
Current PSF (2025)
RM422
Capital Gain
-7.0%
Total Return (est.)
1.9% p.a.
| Capital appreciation (3 years) | -7.0% |
| Annualised capital return | -2.3% p.a. |
| Est. gross rental yield | 4.2% p.a. |
| Est. total return (capital + rental) | 1.9% p.a. |
| vs Fixed Deposit (3.5% p.a. x 3yr) | -4.9% |
*Based on earliest recorded transaction (2022). Actual launch price may differ. Rental yield estimated from Selangor district averages.
PSF Trend: Stable
PSF moved from RM454 (2022) to RM422 (2025)
Liquidity: Low
5 transactions over 3 years (~2/year)
12% below Klang average
This project: RM380 PSF vs Klang median: RM430 PSF
Est. Total Return: 1.9% p.a. (below FD)
Capital loss (-2.3% p.a.) + rental yield (~4.2% p.a.)
TMN MUTIARA, BUKIT KEMUNING delivers a modest estimated total return of 1.9% p.a. — comprising -2.3% capital depreciation and ~4.2% rental yield over 3 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF trades 12% below the Klang average — potentially undervalued. Best suited for long-term holders.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Apr 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 947 | RM422 | RM400K |
| Sept 2024 | 2 - 2 1/2 Storey Terraced | Freehold | 1,679 | RM268 | RM450K |
| Aug 2024 | 1 - 1 1/2 Storey Terraced | Freehold | 947 | RM380 | RM360K |
| Aug 2023 | 2 - 2 1/2 Storey Terraced | Freehold | 1,776 | RM270 | RM480K |
| Dec 2022 | 1 - 1 1/2 Storey Terraced | Freehold | 947 | RM454 | RM430K |
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 5 records
3 interactive charts
Scatter, price & PSF vs Klang & Selangor
Percentile breakdown
25th, 50th, 75th price & PSF
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