Kulai, Johor · Freehold · 37 transactions
Median Price
RM350K
RM250K – RM400K
Median PSF
RM360
RM282 – RM400
Transactions
37
2021-07 to 2025-11
Size Range
646 – 1787
sq.ft (built-up)
Data-driven insights for TMN PERMAI
Earliest PSF (2021)
RM191
Current PSF (2025)
RM376
Capital Gain
+96.7%
Total Return (est.)
28.7% p.a.
| Capital appreciation (4 years) | +96.7% |
| Annualised capital return | +24.2% p.a. |
| Est. gross rental yield | 4.5% p.a. |
| Est. total return (capital + rental) | 28.7% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | +100.7% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Johor district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 650 sqft | 5 | RM250K | RM387 |
| 700 sqft | 2 | RM100K | RM143 |
| 800 sqft | 3 | RM155K | RM197 |
| 900 sqft | 14 | RM365K | RM409 |
| 950 sqft | 2 | RM300K | RM316 |
| 1,000 sqft | 2 | RM380K | RM376 |
| 1,250 sqft | 4 | RM450K | RM360 |
| 1,800 sqft | 2 | RM545K | RM305 |
PSF Trend: Appreciating
PSF moved from RM191 (2021) to RM376 (2025)
Liquidity: Moderate
37 transactions over 4 years (~9/year)
13% below Kulai average
This project: RM360 PSF vs Kulai median: RM413 PSF
Est. Total Return: 28.7% p.a. (beats FD)
Capital gain (24.2% p.a.) + rental yield (~4.5% p.a.)
TMN PERMAI delivers a strong estimated total return of 28.7% p.a. — comprising +24.2% capital appreciation and ~4.5% rental yield over 4 years. This outperforms fixed deposits (3.5% p.a.) when rental income is factored in. PSF trades 13% below the Kulai average — potentially undervalued. Best suited for rental investors, capital gain seekers, long-term holders.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Nov 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 893 | RM470 | RM420K |
| Mar 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 1,787 | RM305 | RM545K |
| Jan 2025 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 1,012 | RM376 | RM380K |
| Sept 2024 | 1 - 1 1/2 Storey Terraced | Freehold | 893 | RM381 | RM340K |
| Apr 2024 | 1 - 1 1/2 Storey Terraced | Freehold | 893 | RM425 | RM380K |
32 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 37 records
3 interactive charts
Scatter, price & PSF vs Kulai & Johor
Percentile breakdown
25th, 50th, 75th price & PSF
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