Kuala Muda, Kedah · Freehold · 21 transactions
Median Price
RM250K
RM200K – RM369K
Median PSF
RM310
RM251 – RM387
Transactions
21
2021-09 to 2025-11
Size Range
678 – 1033
sq.ft (built-up)
Data-driven insights for TMN RASA SAYANG 1 & 2
Earliest PSF (2021)
RM397
Current PSF (2025)
RM388
Capital Gain
-2.1%
Total Return (est.)
3.8% p.a.
| Capital appreciation (4 years) | -2.1% |
| Annualised capital return | -0.5% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 3.8% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | +1.1% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Kedah district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 700 sqft | 2 | RM170K | RM251 |
| 800 sqft | 7 | RM230K | RM282 |
| 950 sqft | 5 | RM200K | RM216 |
| 1,050 sqft | 6 | RM401K | RM388 |
PSF Trend: Stable
PSF moved from RM397 (2021) to RM388 (2025)
Liquidity: Moderate
21 transactions over 4 years (~5/year)
3% below Kuala Muda average
This project: RM310 PSF vs Kuala Muda median: RM319 PSF
Est. Total Return: 3.8% p.a. (beats FD)
Capital loss (-0.5% p.a.) + rental yield (~4.3% p.a.)
TMN RASA SAYANG 1 & 2 delivers a moderate estimated total return of 3.8% p.a. — comprising -0.5% capital depreciation and ~4.3% rental yield over 4 years. This outperforms fixed deposits (3.5% p.a.) when rental income is factored in. PSF is in line with the Kuala Muda average, suggesting fair market pricing. 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 |
|---|---|---|---|---|---|
| Nov 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 926 | RM378 | RM350K |
| Aug 2025 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 1,033 | RM388 | RM401K |
| Jul 2025 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 1,033 | RM388 | RM401K |
| Mar 2025 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 1,033 | RM387 | RM400K |
| Feb 2025 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 1,033 | RM388 | RM401K |
16 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 21 records
3 interactive charts
Scatter, price & PSF vs Kuala Muda & Kedah
Percentile breakdown
25th, 50th, 75th price & PSF
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