Kuala Lumpur, Kuala Lumpur · Leasehold · 12 transactions
Median Price
RM195K
RM165K – RM206K
Median PSF
RM302
RM255 – RM319
Transactions
12
2022-01 to 2025-10
Size Range
646 – 646
sq.ft (built-up)
Data-driven insights for TMN SG BESI (LOW COST FLAT)
Earliest PSF (2022)
RM310
Current PSF (2025)
RM214
Capital Gain
-31.0%
Total Return (est.)
-5.5% p.a.
| Capital appreciation (3 years) | -31.0% |
| Annualised capital return | -10.3% p.a. |
| Est. gross rental yield | 4.8% p.a. |
| Est. total return (capital + rental) | -5.5% p.a. |
| vs Fixed Deposit (3.5% p.a. x 3yr) | -27.1% |
*Based on earliest recorded transaction (2022). Actual launch price may differ. Rental yield estimated from Kuala Lumpur district averages.
PSF Trend: Declining
PSF moved from RM310 (2022) to RM214 (2025)
Liquidity: Low
12 transactions over 3 years (~4/year)
53% below Mukim Kuala Lumpur average
This project: RM302 PSF vs Mukim Kuala Lumpur median: RM647 PSF
Est. Total Return: -5.5% p.a. (below FD)
Capital loss (-10.3% p.a.) + rental yield (~4.8% p.a.)
TMN SG BESI (LOW COST FLAT) delivers a modest estimated total return of -5.5% p.a. — comprising -10.3% capital depreciation and ~4.8% rental yield over 3 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF trades 53% below the Mukim Kuala Lumpur average — potentially undervalued. Best suited for rental investors.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Oct 2025 | Low-Cost Flat | Leasehold | 646 | RM214 | RM138K |
| Sept 2024 | Low-Cost Flat | Leasehold | 646 | RM255 | RM165K |
| Nov 2023 | Low-Cost Flat | Leasehold | 646 | RM245 | RM158K |
| Oct 2023 | Low-Cost Flat | Leasehold | 646 | RM302 | RM195K |
| May 2023 | Low-Cost Flat | Leasehold | 646 | RM325 | RM210K |
7 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 12 records
3 interactive charts
Scatter, price & PSF vs Kuala Lumpur & Kuala Lumpur
Percentile breakdown
25th, 50th, 75th price & PSF
Instant access. No subscription.