Kulim, Kedah · Freehold · 117 transactions
Median Price
RM240K
RM210K – RM270K
Median PSF
RM334
RM298 – RM384
Transactions
117
2021-08 to 2025-11
Size Range
624 – 1098
sq.ft (built-up)
Data-driven insights for TMN MUTIARA FASA 1B
Earliest PSF (2021)
RM298
Current PSF (2025)
RM387
Capital Gain
+30.0%
Total Return (est.)
11.8% p.a.
| Capital appreciation (4 years) | +30.0% |
| Annualised capital return | +7.5% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 11.8% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | +33.2% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Kedah district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 600 sqft | 64 | RM230K | RM368 |
| 700 sqft | 3 | RM220K | RM314 |
| 800 sqft | 16 | RM280K | RM361 |
| 850 sqft | 25 | RM255K | RM304 |
| 1,000 sqft | 5 | RM265K | RM265 |
| 1,100 sqft | 2 | RM350K | RM322 |
PSF Trend: Appreciating
PSF moved from RM298 (2021) to RM387 (2025)
Liquidity: High
117 transactions over 4 years (~29/year)
9% below Kulim average
This project: RM334 PSF vs Kulim median: RM365 PSF
Est. Total Return: 11.8% p.a. (beats FD)
Capital gain (7.5% p.a.) + rental yield (~4.3% p.a.)
TMN MUTIARA FASA 1B delivers a strong estimated total return of 11.8% p.a. — comprising +7.5% capital appreciation and ~4.3% rental yield over 4 years. This outperforms fixed deposits (3.5% p.a.) when rental income is factored in. PSF is in line with the Kulim average, suggesting fair market pricing. Best suited for capital gain seekers, 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 |
|---|---|---|---|---|---|
| Nov 2025 | Low-Cost House | Freehold | 797 | RM377 | RM300K |
| Oct 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 840 | RM357 | RM300K |
| Aug 2025 | Low-Cost House | Freehold | 775 | RM426 | RM330K |
| Aug 2025 | Low-Cost House | Freehold | 624 | RM352 | RM220K |
| Jul 2025 | Low-Cost House | Freehold | 624 | RM432 | RM270K |
112 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 117 records
3 interactive charts
Scatter, price & PSF vs Kulim & Kedah
Percentile breakdown
25th, 50th, 75th price & PSF
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