Kuala Muda, Kedah · Freehold · 5 transactions
Median Price
RM488K
RM400K – RM600K
Median PSF
RM241
RM232 – RM331
Transactions
5
2022-11 to 2025-08
Size Range
1173 – 2594
sq.ft (built-up)
Data-driven insights for TMN SEMANGAT FASA 1
Earliest PSF (2022)
RM331
Current PSF (2025)
RM232
Capital Gain
-29.8%
Total Return (est.)
-5.6% p.a.
| Capital appreciation (3 years) | -29.8% |
| Annualised capital return | -9.9% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | -5.6% p.a. |
| vs Fixed Deposit (3.5% p.a. x 3yr) | -27.4% |
*Based on earliest recorded transaction (2022). Actual launch price may differ. Rental yield estimated from Kedah district averages.
PSF Trend: Declining
PSF moved from RM331 (2022) to RM232 (2025)
Liquidity: Low
5 transactions over 3 years (~2/year)
24% below Kuala Muda average
This project: RM241 PSF vs Kuala Muda median: RM319 PSF
Est. Total Return: -5.6% p.a. (below FD)
Capital loss (-9.9% p.a.) + rental yield (~4.3% p.a.)
TMN SEMANGAT FASA 1 delivers a modest estimated total return of -5.6% p.a. — comprising -9.9% capital depreciation and ~4.3% rental yield over 3 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF trades 24% below the Kuala Muda 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 |
|---|---|---|---|---|---|
| Aug 2025 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 1,206 | RM232 | RM280K |
| Jun 2024 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 1,173 | RM341 | RM400K |
| Feb 2024 | 2 - 2 1/2 Storey Semi-Detached | Freehold | 2,594 | RM231 | RM600K |
| Mar 2023 | 2 - 2 1/2 Storey Semi-Detached | Freehold | 2,024 | RM241 | RM488K |
| Nov 2022 | 2 - 2 1/2 Storey Semi-Detached | Freehold | 2,024 | RM331 | RM670K |
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 Kuala Muda & Kedah
Percentile breakdown
25th, 50th, 75th price & PSF
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