Kuala Langat, Selangor · Leasehold · 28 transactions
Median Price
RM155K
RM125K – RM170K
Median PSF
RM176
RM155 – RM202
Transactions
28
2021-01 to 2025-05
Size Range
614 – 1099
sq.ft (built-up)
Data-driven insights for TMN SEPANG UTAMA
Earliest PSF (2021)
RM310
Current PSF (2025)
RM155
Capital Gain
-49.8%
Total Return (est.)
-8.3% p.a.
| Capital appreciation (4 years) | -49.8% |
| Annualised capital return | -12.5% p.a. |
| Est. gross rental yield | 4.2% p.a. |
| Est. total return (capital + rental) | -8.3% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | -47.0% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Selangor district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 600 sqft | 8 | RM120K | RM196 |
| 800 sqft | 6 | RM250K | RM310 |
| 1,000 sqft | 8 | RM155K | RM155 |
| 1,100 sqft | 3 | RM175K | RM159 |
PSF Trend: Declining
PSF moved from RM310 (2021) to RM155 (2025)
Liquidity: Moderate
28 transactions over 4 years (~7/year)
55% below Kuala Langat average
This project: RM176 PSF vs Kuala Langat median: RM390 PSF
Est. Total Return: -8.3% p.a. (below FD)
Capital loss (-12.5% p.a.) + rental yield (~4.2% p.a.)
TMN SEPANG UTAMA delivers a modest estimated total return of -8.3% p.a. — comprising -12.5% capital depreciation and ~4.2% rental yield over 4 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF trades 55% below the Kuala Langat average — potentially undervalued.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| May 2025 | Condominium/Apartment | Leasehold | 998 | RM155 | RM155K |
| May 2024 | Condominium/Apartment | Leasehold | 825 | RM188 | RM155K |
| Mar 2024 | Condominium/Apartment | Leasehold | 998 | RM150 | RM150K |
| Mar 2024 | Condominium/Apartment | Leasehold | 998 | RM155 | RM155K |
| Mar 2024 | Low-Cost Flat | Leasehold | 620 | RM242 | RM150K |
23 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 28 records
3 interactive charts
Scatter, price & PSF vs Kuala Langat & Selangor
Percentile breakdown
25th, 50th, 75th price & PSF
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