Kuala Muda, Kedah · Freehold · 165 transactions
Median Price
RM180K
RM150K – RM220K
Median PSF
RM270
RM226 – RM315
Transactions
165
2021-07 to 2025-10
Size Range
635 – 1163
sq.ft (built-up)
Data-driven insights for TMN RIA JAYA FASA 2
Earliest PSF (2021)
RM236
Current PSF (2025)
RM329
Capital Gain
+39.2%
Total Return (est.)
14.1% p.a.
| Capital appreciation (4 years) | +39.2% |
| Annualised capital return | +9.8% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 14.1% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | +42.4% |
*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 | 118 | RM180K | RM283 |
| 700 sqft | 7 | RM160K | RM236 |
| 800 sqft | 11 | RM220K | RM269 |
| 850 sqft | 12 | RM190K | RM226 |
| 900 sqft | 5 | RM180K | RM204 |
| 1,050 sqft | 4 | RM300K | RM282 |
| 1,100 sqft | 7 | RM330K | RM307 |
PSF Trend: Appreciating
PSF moved from RM236 (2021) to RM329 (2025)
Liquidity: High
165 transactions over 4 years (~41/year)
15% below Kuala Muda average
This project: RM270 PSF vs Kuala Muda median: RM319 PSF
Est. Total Return: 14.1% p.a. (beats FD)
Capital gain (9.8% p.a.) + rental yield (~4.3% p.a.)
TMN RIA JAYA FASA 2 delivers a strong estimated total return of 14.1% p.a. — comprising +9.8% 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 15% 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 |
|---|---|---|---|---|---|
| Oct 2025 | Low-Cost House | Freehold | 840 | RM226 | RM190K |
| Oct 2025 | Low-Cost House | Freehold | 635 | RM472 | RM300K |
| Aug 2025 | Low-Cost House | Freehold | 635 | RM441 | RM280K |
| Aug 2025 | Low-Cost House | Freehold | 635 | RM378 | RM240K |
| Jul 2025 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 1,076 | RM329 | RM354K |
160 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 165 records
3 interactive charts
Scatter, price & PSF vs Kuala Muda & Kedah
Percentile breakdown
25th, 50th, 75th price & PSF
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