Kulai, Johor · Freehold · 5 transactions
Estimated Market Value
Units (1206–1582 sqft) estimated at RM405K – RM532K based on median PSF of RM336/sqft (5 verified transactions)
+37.4%
since 2021
Median Price
RM450K
RM430K – RM510K
Median PSF
RM336
RM322 – RM373
Transactions
5
2021-12 to 2025-05
Size Range
1206 – 1582
sq.ft (built-up)
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| May 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 1,206 | RM373 | RM450K |
| Sept 2023 | 1 - 1 1/2 Storey Terraced | Freehold | 1,206 | RM336 | RM405K |
| Oct 2022 | 2 - 2 1/2 Storey Terraced | Freehold | 1,582 | RM474 | RM750K |
| Sept 2022 | 2 - 2 1/2 Storey Terraced | Freehold | 1,582 | RM322 | RM510K |
| Dec 2021 | 2 - 2 1/2 Storey Terraced | Freehold | 1,582 | RM272 | RM430K |
TMN SG MAS 2 · 5 transactions
vs RM200–500 valuer fee
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 Kulai average
All 5 transaction records
Complete data, filterable & sortable
3 interactive charts
Scatter plot, price & PSF vs Kulai & Johor
Unit mix breakdown
Median price & PSF by size category
Rental yield analysis
Est. monthly rent by furnishing type
Data-driven insights for TMN SG MAS 2
Earliest PSF (2021)
RM272
Current PSF (2025)
RM373
Capital Gain
+37.4%
Total Return (est.)
13.8% p.a.
| Capital appreciation (4 years) | +37.4% |
| Annualised capital return | +9.3% p.a. |
| Est. gross rental yield | 4.5% p.a. |
| Est. total return (capital + rental) | 13.8% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | +41.4% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield computed from 0 active rental listings.
Median Rent
RM1,700/mo
Rent Range
RM1400-2000
25th – 75th pct
Rent PSF
RM1.26
Est. Yield
4.5% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM1,400/mo |
| Semi Furnished | RM1,700/mo |
| Fully Furnished | RM2,100/mo |
*Estimated rental figures based on Johor district average gross yield (4.5%). Actual rents may vary.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 1,200 sqft | 2 | RM450K | RM373 |
| 1,600 sqft | 3 | RM510K | RM322 |
PSF Trend: Appreciating
PSF moved from RM272 (2021) to RM373 (2025)
Liquidity: Low
5 transactions over 4 years (~1/year)
18% below Kulai average
This project: RM336 PSF vs Kulai median: RM407 PSF
Est. Total Return: 13.8% p.a. (beats FD)
Capital gain (9.3% p.a.) + rental yield (~4.5% p.a.)
TMN SG MAS 2 delivers a strong estimated total return of 13.8% p.a. — comprising +9.3% capital appreciation and ~4.5% rental yield over 4 years. This outperforms fixed deposits (3.5% p.a.) when rental income is factored in. PSF trades 18% below the Kulai average — potentially undervalued. Best suited for rental investors, capital gain seekers, long-term holders.
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ROI since first transaction, unit mix breakdown, rental yield, area comparison & market verdict
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