Kuala Muda, Kedah · Freehold · 21 transactions
Median Price
RM250K
RM200K – RM360K
Median PSF
RM277
RM238 – RM310
Transactions
21
2021-12 to 2025-12
Size Range
646 – 2260
sq.ft (built-up)
Data-driven insights for TMN SERAYA
Earliest PSF (2021)
RM466
Current PSF (2025)
RM277
Capital Gain
-40.6%
Total Return (est.)
-5.9% p.a.
| Capital appreciation (4 years) | -40.6% |
| Annualised capital return | -10.2% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | -5.9% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | -37.4% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Kedah district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 650 sqft | 5 | RM170K | RM263 |
| 700 sqft | 2 | RM180K | RM265 |
| 900 sqft | 7 | RM240K | RM265 |
| 1,150 sqft | 3 | RM360K | RM310 |
| 2,200 sqft | 2 | RM1.03M | RM466 |
PSF Trend: Declining
PSF moved from RM466 (2021) to RM277 (2025)
Liquidity: Moderate
21 transactions over 4 years (~5/year)
13% below Kuala Muda average
This project: RM277 PSF vs Kuala Muda median: RM319 PSF
Est. Total Return: -5.9% p.a. (below FD)
Capital loss (-10.2% p.a.) + rental yield (~4.3% p.a.)
TMN SERAYA delivers a modest estimated total return of -5.9% p.a. — comprising -10.2% 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 13% 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 |
|---|---|---|---|---|---|
| Dec 2025 | Detached | Freehold | 1,292 | RM308 | RM398K |
| Oct 2025 | Low-Cost House | Freehold | 646 | RM418 | RM270K |
| Aug 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 904 | RM277 | RM250K |
| Aug 2025 | Low-Cost House | Freehold | 678 | RM265 | RM180K |
| Jan 2025 | Low-Cost House | Freehold | 883 | RM227 | RM200K |
16 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 21 records
3 interactive charts
Scatter, price & PSF vs Kuala Muda & Kedah
Percentile breakdown
25th, 50th, 75th price & PSF
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