Alor Gajah, Melaka · Freehold · 16 transactions
Estimated Market Value
Units (700–2400 sqft) estimated at RM156K – RM535K based on median PSF of RM223/sqft (16 verified transactions)
-34.7%
since 2021
Median Price
RM200K
RM180K – RM275K
Median PSF
RM223
RM179 – RM272
Transactions
16
2021-12 to 2026-03
Size Range
700 – 2400
sq.ft (built-up)
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Mar 2026 | 2 - 2 1/2 Storey Terraced | Freehold | 1,668 | RM162 | RM270K |
| 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 |
| Jun 2024 | 1 - 1 1/2 Storey Terraced | Freehold | 700 | RM272 | RM190K |
| Jan 2024 | 1 - 1 1/2 Storey Terraced | Freehold | 700 | RM214 | RM150K |
8 more transactions hidden
TMN PAYA MENGKUANG · 16 transactions
vs RM200–500 valuer fee
RM69.90
one-time · no subscription
Investment ROI since first transaction
Capital gain 2021–2026 + est. rental yield
Market verdict
Trend direction, liquidity rating, PSF vs Alor Gajah average
All 16 transaction records
Complete data, filterable & sortable
3 interactive charts
Scatter plot, price & PSF vs Alor Gajah & Melaka
Unit mix breakdown
Median price & PSF by size category
Rental yield analysis
Est. monthly rent by furnishing type
Data-driven insights for TMN PAYA MENGKUANG
Earliest PSF (2021)
RM248
Current PSF (2026)
RM162
Capital Gain
-34.7%
Total Return (est.)
-2.7% p.a.
| Capital appreciation (5 years) | -34.7% |
| Annualised capital return | -6.9% p.a. |
| Est. gross rental yield | 4.2% p.a. |
| Est. total return (capital + rental) | -2.7% p.a. |
| vs Fixed Deposit (3.5% p.a. x 5yr) | -31.2% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield computed from 0 active rental listings.
Median Rent
RM700/mo
Rent Range
RM600-800
25th – 75th pct
Rent PSF
RM0.80
Est. Yield
4.2% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM600/mo |
| Semi Furnished | RM700/mo |
| Fully Furnished | RM900/mo |
*Estimated rental figures based on Melaka district average gross yield (4.2%). Actual rents may vary.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 700 sqft | 6 | RM190K | RM272 |
| 800 sqft | 5 | RM190K | RM235 |
| 1,650 sqft | 2 | RM275K | RM165 |
PSF Trend: Declining
PSF moved from RM248 (2021) to RM162 (2026)
Liquidity: Low
16 transactions over 5 years (~3/year)
25% below Alor Gajah average
This project: RM223 PSF vs Alor Gajah median: RM298 PSF
Est. Total Return: -2.7% p.a. (below FD)
Capital loss (-6.9% p.a.) + rental yield (~4.2% p.a.)
TMN PAYA MENGKUANG delivers a modest estimated total return of -2.7% p.a. — comprising -6.9% capital depreciation and ~4.2% rental yield over 5 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF trades 25% below the Alor Gajah average — potentially undervalued. Best suited for long-term holders.
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ROI since first transaction, unit mix breakdown, rental yield, area comparison & market verdict
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