Kota Setar, Kedah · Freehold · 12 transactions
Median Price
RM400K
RM360K – RM480K
Median PSF
RM256
RM210 – RM279
Transactions
12
2021-08 to 2025-01
Size Range
1001 – 3574
sq.ft (built-up)
Data-driven insights for TMN MUTIARA (JLN SULTANAH)
Earliest PSF (2021)
RM232
Current PSF (2025)
RM256
Capital Gain
+10.3%
Total Return (est.)
6.9% p.a.
| Capital appreciation (4 years) | +10.3% |
| Annualised capital return | +2.6% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 6.9% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | +13.5% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Kedah district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 1,450 sqft | 3 | RM400K | RM273 |
| 1,850 sqft | 6 | RM480K | RM256 |
PSF Trend: Appreciating
PSF moved from RM232 (2021) to RM256 (2025)
Liquidity: Low
12 transactions over 4 years (~3/year)
26% below Kota Setar average
This project: RM256 PSF vs Kota Setar median: RM347 PSF
Est. Total Return: 6.9% p.a. (beats FD)
Capital gain (2.6% p.a.) + rental yield (~4.3% p.a.)
TMN MUTIARA (JLN SULTANAH) delivers a strong estimated total return of 6.9% p.a. — comprising +2.6% 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 trades 26% below the Kota Setar 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 |
|---|---|---|---|---|---|
| Jan 2025 | 2 - 2 1/2 Storey Semi-Detached | Freehold | 1,873 | RM256 | RM480K |
| Sept 2024 | 2 - 2 1/2 Storey Terraced | Freehold | 1,464 | RM273 | RM400K |
| Jun 2024 | Detached | Freehold | 3,574 | RM210 | RM750K |
| Apr 2024 | 2 - 2 1/2 Storey Semi-Detached | Freehold | 1,862 | RM156 | RM290K |
| Mar 2024 | 2 - 2 1/2 Storey Semi-Detached | Freehold | 1,873 | RM315 | RM590K |
7 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 12 records
3 interactive charts
Scatter, price & PSF vs Kota Setar & Kedah
Percentile breakdown
25th, 50th, 75th price & PSF
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