Alor Gajah, Melaka · Freehold · 15 transactions
Median Price
RM200K
RM160K – RM275K
Median PSF
RM223
RM179 – RM272
Transactions
15
2021-12 to 2025-04
Size Range
700 – 2400
sq.ft (built-up)
Data-driven insights for TMN PAYA MENGKUANG
Earliest PSF (2021)
RM248
Current PSF (2025)
RM222
Capital Gain
-10.3%
Total Return (est.)
1.7% 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) | 1.7% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | -7.1% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Melaka district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 700 sqft | 6 | RM190K | RM272 |
| 800 sqft | 5 | RM190K | RM235 |
PSF Trend: Declining
PSF moved from RM248 (2021) to RM222 (2025)
Liquidity: Low
15 transactions over 4 years (~4/year)
22% below Alor Gajah average
This project: RM223 PSF vs Alor Gajah median: RM285 PSF
Est. Total Return: 1.7% p.a. (below FD)
Capital loss (-2.6% p.a.) + rental yield (~4.3% p.a.)
TMN PAYA MENGKUANG delivers a modest estimated total return of 1.7% p.a. — comprising -2.6% capital depreciation and ~4.3% rental yield over 4 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF trades 22% below the Alor Gajah 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 | 990 | RM222 | RM220K |
| Feb 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 1,668 | RM165 | RM275K |
| Nov 2024 | 1 - 1 1/2 Storey Terraced | Freehold | 807 | RM223 | RM180K |
| Sept 2024 | 1 - 1 1/2 Storey Terraced | Freehold | 700 | RM300 | RM210K |
| Jul 2024 | 1 - 1 1/2 Storey Terraced | Freehold | 807 | RM235 | RM190K |
10 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 15 records
3 interactive charts
Scatter, price & PSF vs Alor Gajah & Melaka
Percentile breakdown
25th, 50th, 75th price & PSF
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