Sandakan, Sabah · Leasehold · 20 transactions
Median Price
RM460K
RM250K – RM600K
Median PSF
RM290
RM255 – RM357
Transactions
20
2022-02 to 2025-04
Size Range
614 – 2325
sq.ft (built-up)
Data-driven insights for TMN SIBUGA
Earliest PSF (2022)
RM307
Current PSF (2025)
RM242
Capital Gain
-21.1%
Total Return (est.)
-2.7% p.a.
| Capital appreciation (3 years) | -21.1% |
| Annualised capital return | -7.0% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | -2.7% p.a. |
| vs Fixed Deposit (3.5% p.a. x 3yr) | -18.7% |
*Based on earliest recorded transaction (2022). Actual launch price may differ. Rental yield estimated from Sabah district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 800 sqft | 5 | RM250K | RM318 |
| 1,300 sqft | 2 | RM542K | RM420 |
| 1,750 sqft | 2 | RM500K | RM283 |
| 1,800 sqft | 2 | RM205K | RM115 |
| 2,150 sqft | 2 | RM600K | RM282 |
| 2,250 sqft | 2 | RM750K | RM337 |
PSF Trend: Declining
PSF moved from RM307 (2022) to RM242 (2025)
Liquidity: Moderate
20 transactions over 3 years (~7/year)
13% below Sandakan average
This project: RM290 PSF vs Sandakan median: RM335 PSF
Est. Total Return: -2.7% p.a. (below FD)
Capital loss (-7.0% p.a.) + rental yield (~4.3% p.a.)
TMN SIBUGA delivers a modest estimated total return of -2.7% p.a. — comprising -7.0% capital depreciation and ~4.3% rental yield over 3 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF trades 13% below the Sandakan average — potentially undervalued.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Apr 2025 | 1 - 1 1/2 Storey Terraced | Leasehold | 786 | RM242 | RM190K |
| Dec 2024 | Detached | Leasehold | 2,131 | RM282 | RM600K |
| Nov 2024 | 2 - 2 1/2 Storey Terraced | Leasehold | 1,292 | RM310 | RM400K |
| May 2024 | Detached | Leasehold | 2,239 | RM290 | RM650K |
| Apr 2024 | 2 - 2 1/2 Storey Terraced | Leasehold | 1,292 | RM420 | RM542K |
15 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 20 records
3 interactive charts
Scatter, price & PSF vs Sandakan & Sabah
Percentile breakdown
25th, 50th, 75th price & PSF
Instant access. No subscription.