Hulu Langat, Selangor · Leasehold · 11 transactions
Median Price
RM180K
RM155K – RM800K
Median PSF
RM267
RM220 – RM502
Transactions
11
2021-09 to 2025-08
Size Range
667 – 1593
sq.ft (built-up)
TMN SERI MERDEKA (AMPANG)
11 transactions · Full ROI analysis
Data-driven insights for TMN SERI MERDEKA (AMPANG)
Earliest PSF (2021)
RM220
Current PSF (2025)
RM493
Capital Gain
+123.7%
Total Return (est.)
34.9% p.a.
| Capital appreciation (4 years) | +123.7% |
| Annualised capital return | +30.9% p.a. |
| Est. gross rental yield | 4.0% p.a. |
| Est. total return (capital + rental) | 34.9% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | +125.7% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield computed from 0 active PropertyGuru listings.
Median Rent
RM600/mo
Rent Range
RM500-700
25th – 75th pct
Rent PSF
RM0.93
Est. Yield
4.0% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM500/mo |
| Semi Furnished | RM600/mo |
| Fully Furnished | RM800/mo |
*Estimated rental figures based on Selangor district average gross yield (4%). Actual rents may vary.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 650 sqft | 6 | RM160K | RM240 |
| 1,600 sqft | 4 | RM810K | RM508 |
PSF Trend: Appreciating
PSF moved from RM220 (2021) to RM493 (2025)
Liquidity: Low
11 transactions over 4 years (~3/year)
34% below Hulu Langat average
This project: RM267 PSF vs Hulu Langat median: RM404 PSF
Est. Total Return: 34.9% p.a. (beats FD)
Capital gain (30.9% p.a.) + rental yield (~4% p.a.)
TMN SERI MERDEKA (AMPANG) delivers a strong estimated total return of 34.9% p.a. — comprising +30.9% capital appreciation and ~4% rental yield over 4 years. This outperforms fixed deposits (3.5% p.a.) when rental income is factored in. PSF trades 34% below the Hulu Langat average — potentially undervalued. Best suited for capital gain seekers.
Full investment analysis locked
ROI since first transaction, unit mix breakdown, rental yield, area comparison & market verdict
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| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Aug 2025 | 2 - 2 1/2 Storey Terraced | Leasehold | 1,593 | RM493 | RM785K |
| Jul 2024 | 2 - 2 1/2 Storey Terraced | Leasehold | 1,399 | RM214 | RM300K |
| Aug 2023 | 2 - 2 1/2 Storey Terraced | Leasehold | 1,593 | RM502 | RM800K |
| Jul 2023 | Low-Cost Flat | Leasehold | 667 | RM270 | RM180K |
| Nov 2022 | 2 - 2 1/2 Storey Terraced | Leasehold | 1,593 | RM537 | RM855K |
6 more transactions hidden
TMN SERI MERDEKA (AMPANG) · 11 NAPIC transactions
RM69.90
one-time · no subscription
Investment ROI since first transaction
Capital gain 2021–2025 + est. rental yield
Market verdict
Trend direction, liquidity rating, PSF vs Hulu Langat average
All 11 transaction records
Complete NAPIC data, filterable & sortable
3 interactive charts
Scatter plot, price & PSF vs Hulu Langat & Selangor
Unit mix breakdown
Median price & PSF by size category
Rental yield analysis
Est. monthly rent by furnishing type
Compare with another scheme
Side-by-side PSF, ROI and price trends
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