Kuala Muda, Kedah · Freehold · 171 transactions
Estimated Market Value
Units (635–1195 sqft) estimated at RM172K – RM324K based on median PSF of RM271/sqft (171 verified transactions)
+66.7%
since 2021
Median Price
RM185K
RM150K – RM230K
Median PSF
RM271
RM228 – RM315
Transactions
171
2021-07 to 2026-01
Size Range
635 – 1195
sq.ft (built-up)
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Jan 2026 | Low-Cost House | Freehold | 635 | RM394 | RM250K |
| Jan 2026 | Low-Cost House | Freehold | 635 | RM394 | RM250K |
| Jan 2026 | Low-Cost House | Freehold | 1,195 | RM251 | RM300K |
| Jan 2026 | Low-Cost House | Freehold | 635 | RM394 | RM250K |
| Jan 2026 | Low-Cost House | Freehold | 635 | RM394 | RM250K |
| Jan 2026 | Low-Cost House | Freehold | 1,195 | RM251 | RM300K |
| Oct 2025 | Low-Cost House | Freehold | 840 | RM226 | RM190K |
| Oct 2025 | Low-Cost House | Freehold | 635 | RM472 | RM300K |
163 more transactions hidden
TMN RIA JAYA FASA 2 · 171 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 Kuala Muda average
All 171 transaction records
Complete data, filterable & sortable
3 interactive charts
Scatter plot, price & PSF vs Kuala Muda & Kedah
Unit mix breakdown
Median price & PSF by size category
Rental yield analysis
Est. monthly rent by furnishing type
Data-driven insights for TMN RIA JAYA FASA 2
Earliest PSF (2021)
RM236
Current PSF (2026)
RM394
Capital Gain
+66.7%
Total Return (est.)
17.8% p.a.
| Capital appreciation (5 years) | +66.7% |
| Annualised capital return | +13.3% p.a. |
| Est. gross rental yield | 4.5% p.a. |
| Est. total return (capital + rental) | 17.8% p.a. |
| vs Fixed Deposit (3.5% p.a. x 5yr) | +71.7% |
*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
RM0.97
Est. Yield
4.5% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM600/mo |
| Semi Furnished | RM700/mo |
| Fully Furnished | RM900/mo |
*Estimated rental figures based on Kedah district average gross yield (4.5%). Actual rents may vary.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 650 sqft | 122 | 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 |
| 1,200 sqft | 2 | RM300K | RM251 |
PSF Trend: Appreciating
PSF moved from RM236 (2021) to RM394 (2026)
Liquidity: High
171 transactions over 5 years (~34/year)
13% below Kuala Muda average
This project: RM271 PSF vs Kuala Muda median: RM313 PSF
Est. Total Return: 17.8% p.a. (beats FD)
Capital gain (13.3% p.a.) + rental yield (~4.5% p.a.)
TMN RIA JAYA FASA 2 delivers a strong estimated total return of 17.8% p.a. — comprising +13.3% capital appreciation and ~4.5% rental yield over 5 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 rental investors, capital gain seekers, long-term holders, those who value liquidity.
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ROI since first transaction, unit mix breakdown, rental yield, area comparison & market verdict
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