Hulu Langat, Selangor · Leasehold · 33 transactions
Median Price
RM200K
RM185K – RM230K
Median PSF
RM310
RM286 – RM356
Transactions
33
2021-03 to 2025-10
Size Range
646 – 1905
sq.ft (built-up)
Data-driven insights for TMN PANDAN RIA
Earliest PSF (2021)
RM323
Current PSF (2025)
RM263
Capital Gain
-18.5%
Total Return (est.)
-0.4% p.a.
| Capital appreciation (4 years) | -18.5% |
| Annualised capital return | -4.6% p.a. |
| Est. gross rental yield | 4.2% p.a. |
| Est. total return (capital + rental) | -0.4% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | -15.7% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Selangor district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 650 sqft | 27 | RM200K | RM310 |
| 1,550 sqft | 2 | RM1.00M | RM650 |
| 1,850 sqft | 2 | RM1.28M | RM683 |
PSF Trend: Declining
PSF moved from RM323 (2021) to RM263 (2025)
Liquidity: Moderate
33 transactions over 4 years (~8/year)
23% below Hulu Langat average
This project: RM310 PSF vs Hulu Langat median: RM404 PSF
Est. Total Return: -0.4% p.a. (below FD)
Capital loss (-4.6% p.a.) + rental yield (~4.2% p.a.)
TMN PANDAN RIA delivers a modest estimated total return of -0.4% p.a. — comprising -4.6% 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 trades 23% below the Hulu Langat average — potentially undervalued.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Oct 2025 | Low-Cost Flat | Leasehold | 646 | RM263 | RM170K |
| Sept 2024 | 2 - 2 1/2 Storey Terraced | Leasehold | 1,851 | RM459 | RM850K |
| Aug 2024 | Low-Cost Flat | Leasehold | 646 | RM279 | RM180K |
| Mar 2024 | Low-Cost Flat | Leasehold | 646 | RM317 | RM205K |
| Feb 2024 | Low-Cost Flat | Leasehold | 650 | RM292 | RM190K |
28 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 33 records
3 interactive charts
Scatter, price & PSF vs Hulu Langat & Selangor
Percentile breakdown
25th, 50th, 75th price & PSF
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