Kuala Muda, Kedah · Freehold · 22 transactions
Median Price
RM230K
RM170K – RM290K
Median PSF
RM272
RM222 – RM340
Transactions
22
2021-07 to 2025-10
Size Range
753 – 980
sq.ft (built-up)
Data-driven insights for TMN RIA MESRA FASA 1
Earliest PSF (2021)
RM199
Current PSF (2025)
RM329
Capital Gain
+65.0%
Total Return (est.)
20.6% p.a.
| Capital appreciation (4 years) | +65.0% |
| Annualised capital return | +16.3% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 20.6% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | +68.2% |
*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 | 13 | RM170K | RM226 |
| 900 sqft | 7 | RM300K | RM340 |
| 1,000 sqft | 2 | RM240K | RM245 |
PSF Trend: Appreciating
PSF moved from RM199 (2021) to RM329 (2025)
Liquidity: Moderate
22 transactions over 4 years (~6/year)
15% below Kuala Muda average
This project: RM272 PSF vs Kuala Muda median: RM319 PSF
Est. Total Return: 20.6% p.a. (beats FD)
Capital gain (16.3% p.a.) + rental yield (~4.3% p.a.)
TMN RIA MESRA FASA 1 delivers a strong estimated total return of 20.6% p.a. — comprising +16.3% 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 15% below the Kuala Muda average — potentially undervalued. Best suited for capital gain seekers, long-term holders.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Oct 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 753 | RM272 | RM205K |
| Aug 2025 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 883 | RM317 | RM280K |
| Jul 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 753 | RM345 | RM260K |
| May 2025 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 883 | RM359 | RM317K |
| May 2025 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 883 | RM329 | RM290K |
17 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 22 records
3 interactive charts
Scatter, price & PSF vs Kuala Muda & Kedah
Percentile breakdown
25th, 50th, 75th price & PSF
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