Kuala Muda, Kedah · Freehold · 136 transactions
Median Price
RM200K
RM170K – RM240K
Median PSF
RM279
RM244 – RM332
Transactions
136
2021-09 to 2025-12
Size Range
635 – 1066
sq.ft (built-up)
Data-driven insights for TMN RIA JAYA FASA 1
Earliest PSF (2021)
RM263
Current PSF (2025)
RM362
Capital Gain
+37.8%
Total Return (est.)
13.8% p.a.
| Capital appreciation (4 years) | +37.8% |
| Annualised capital return | +9.5% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 13.8% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | +41.0% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Kedah district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 650 sqft | 82 | RM195K | RM307 |
| 700 sqft | 9 | RM130K | RM192 |
| 800 sqft | 3 | RM200K | RM244 |
| 850 sqft | 16 | RM240K | RM279 |
| 900 sqft | 22 | RM208K | RM236 |
| 1,050 sqft | 4 | RM280K | RM263 |
PSF Trend: Appreciating
PSF moved from RM263 (2021) to RM362 (2025)
Liquidity: High
136 transactions over 4 years (~34/year)
13% below Kuala Muda average
This project: RM279 PSF vs Kuala Muda median: RM319 PSF
Est. Total Return: 13.8% p.a. (beats FD)
Capital gain (9.5% p.a.) + rental yield (~4.3% p.a.)
TMN RIA JAYA FASA 1 delivers a strong estimated total return of 13.8% p.a. — comprising +9.5% capital appreciation and ~4.3% rental yield over 4 years. This outperforms fixed deposits (3.5% p.a.) when rental income is factored in. PSF trades 13% below the Kuala Muda average — potentially undervalued. Best suited for capital gain seekers, long-term holders, those who value liquidity.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Dec 2025 | Low-Cost House | Freehold | 635 | RM331 | RM210K |
| Nov 2025 | Low-Cost House | Freehold | 635 | RM409 | RM260K |
| Oct 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 861 | RM279 | RM240K |
| Aug 2025 | Low-Cost House | Freehold | 635 | RM362 | RM230K |
| Aug 2025 | Low-Cost House | Freehold | 635 | RM335 | RM213K |
131 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 136 records
3 interactive charts
Scatter, price & PSF vs Kuala Muda & Kedah
Percentile breakdown
25th, 50th, 75th price & PSF
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