Kuala Muda, Kedah · Freehold · 132 transactions
Median Price
RM293K
RM190K – RM320K
Median PSF
RM243
RM231 – RM267
Transactions
132
2021-02 to 2025-11
Size Range
614 – 1442
sq.ft (built-up)
Data-driven insights for TMN SERI BAYU 2
Earliest PSF (2021)
RM198
Current PSF (2025)
RM329
Capital Gain
+65.9%
Total Return (est.)
20.8% p.a.
| Capital appreciation (4 years) | +65.9% |
| Annualised capital return | +16.5% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 20.8% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | +69.1% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Kedah district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 600 sqft | 7 | RM170K | RM277 |
| 700 sqft | 23 | RM163K | RM233 |
| 800 sqft | 7 | RM160K | RM198 |
| 1,200 sqft | 85 | RM313K | RM257 |
| 1,300 sqft | 3 | RM320K | RM242 |
| 1,400 sqft | 4 | RM230K | RM167 |
| 1,450 sqft | 2 | RM300K | RM208 |
PSF Trend: Appreciating
PSF moved from RM198 (2021) to RM329 (2025)
Liquidity: High
132 transactions over 4 years (~33/year)
24% below Kuala Muda average
This project: RM243 PSF vs Kuala Muda median: RM319 PSF
Est. Total Return: 20.8% p.a. (beats FD)
Capital gain (16.5% p.a.) + rental yield (~4.3% p.a.)
TMN SERI BAYU 2 delivers a strong estimated total return of 20.8% p.a. — comprising +16.5% 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 24% below the Kuala Muda average — potentially undervalued. Best suited for capital gain seekers, long-term holders, those who value liquidity.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Nov 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 700 | RM329 | RM230K |
| Oct 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 700 | RM329 | RM230K |
| May 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 1,216 | RM343 | RM417K |
| May 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 1,216 | RM286 | RM348K |
| Apr 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 807 | RM223 | RM180K |
127 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 132 records
3 interactive charts
Scatter, price & PSF vs Kuala Muda & Kedah
Percentile breakdown
25th, 50th, 75th price & PSF
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