Kubang Pasu, Kedah · Freehold · 5 transactions
Median Price
RM200K
RM185K – RM210K
Median PSF
RM210
RM200 – RM238
Transactions
5
2021-12 to 2025-07
Size Range
818 – 1001
sq.ft (built-up)
Data-driven insights for TMN SAYANG 2 ( 639 CHANGLOON)
Earliest PSF (2021)
RM210
Current PSF (2025)
RM200
Capital Gain
-4.7%
Total Return (est.)
3.1% p.a.
| Capital appreciation (4 years) | -4.7% |
| Annualised capital return | -1.2% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 3.1% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | -1.5% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Kedah district averages.
PSF Trend: Stable
PSF moved from RM210 (2021) to RM200 (2025)
Liquidity: Low
5 transactions over 4 years (~1/year)
32% below Kubang Pasu average
This project: RM210 PSF vs Kubang Pasu median: RM307 PSF
Est. Total Return: 3.1% p.a. (below FD)
Capital loss (-1.2% p.a.) + rental yield (~4.3% p.a.)
TMN SAYANG 2 ( 639 CHANGLOON) delivers a modest estimated total return of 3.1% p.a. — comprising -1.2% capital depreciation and ~4.3% rental yield over 4 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF trades 32% below the Kubang Pasu average — potentially undervalued. Best suited for long-term holders.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Jul 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 1,001 | RM200 | RM200K |
| Sept 2023 | 1 - 1 1/2 Storey Terraced | Freehold | 883 | RM238 | RM210K |
| Oct 2022 | 1 - 1 1/2 Storey Terraced | Freehold | 818 | RM196 | RM160K |
| Aug 2022 | 1 - 1 1/2 Storey Terraced | Freehold | 883 | RM249 | RM220K |
| Dec 2021 | 1 - 1 1/2 Storey Terraced | Freehold | 883 | RM210 | RM185K |
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 5 records
3 interactive charts
Scatter, price & PSF vs Kubang Pasu & Kedah
Percentile breakdown
25th, 50th, 75th price & PSF
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