Kulai, Johor · Freehold · 5 transactions
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)
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 estimated from Johor district averages.
| 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)
19% below Kulai average
This project: RM336 PSF vs Kulai median: RM413 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 19% below the Kulai average — potentially undervalued. Best suited for rental investors, capital gain seekers, long-term holders.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
| 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 |
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 5 records
3 interactive charts
Scatter, price & PSF vs Kulai & Johor
Percentile breakdown
25th, 50th, 75th price & PSF
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