Kuala Muda, Kedah · Freehold · 121 transactions
Median Price
RM200K
RM170K – RM250K
Median PSF
RM253
RM220 – RM297
Transactions
121
2021-05 to 2025-11
Size Range
603 – 1195
sq.ft (built-up)
Data-driven insights for TMN RIA MESRA 2
Earliest PSF (2021)
RM205
Current PSF (2025)
RM314
Capital Gain
+53.0%
Total Return (est.)
17.6% p.a.
| Capital appreciation (4 years) | +53.0% |
| Annualised capital return | +13.3% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 17.6% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | +56.2% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Kedah district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 750 sqft | 64 | RM180K | RM246 |
| 800 sqft | 32 | RM190K | RM232 |
| 900 sqft | 16 | RM280K | RM313 |
| 1,100 sqft | 5 | RM275K | RM253 |
| 1,200 sqft | 2 | RM350K | RM293 |
PSF Trend: Appreciating
PSF moved from RM205 (2021) to RM314 (2025)
Liquidity: High
121 transactions over 4 years (~30/year)
21% below Kuala Muda average
This project: RM253 PSF vs Kuala Muda median: RM319 PSF
Est. Total Return: 17.6% p.a. (beats FD)
Capital gain (13.3% p.a.) + rental yield (~4.3% p.a.)
TMN RIA MESRA 2 delivers a strong estimated total return of 17.6% p.a. — comprising +13.3% 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 21% 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 |
|---|---|---|---|---|---|
| Nov 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 732 | RM383 | RM280K |
| Oct 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 732 | RM362 | RM265K |
| Jul 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 818 | RM275 | RM225K |
| May 2025 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 1,087 | RM253 | RM275K |
| May 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 732 | RM383 | RM280K |
116 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 121 records
3 interactive charts
Scatter, price & PSF vs Kuala Muda & Kedah
Percentile breakdown
25th, 50th, 75th price & PSF
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