Kota Setar, Kedah · Freehold · 40 transactions
Median Price
RM430K
RM400K – RM500K
Median PSF
RM373
RM332 – RM465
Transactions
40
2021-04 to 2025-12
Size Range
581 – 2637
sq.ft (built-up)
Data-driven insights for TMN SRI AMPANG
Earliest PSF (2021)
RM552
Current PSF (2025)
RM360
Capital Gain
-34.7%
Total Return (est.)
-4.4% p.a.
| Capital appreciation (4 years) | -34.7% |
| Annualised capital return | -8.7% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | -4.4% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | -31.5% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Kedah district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 700 sqft | 7 | RM400K | RM581 |
| 1,000 sqft | 4 | RM456K | RM446 |
| 1,200 sqft | 11 | RM410K | RM340 |
| 1,400 sqft | 5 | RM460K | RM331 |
| 1,500 sqft | 4 | RM620K | RM414 |
| 1,550 sqft | 3 | RM425K | RM278 |
PSF Trend: Declining
PSF moved from RM552 (2021) to RM360 (2025)
Liquidity: Moderate
40 transactions over 4 years (~10/year)
8% above Kota Setar average
This project: RM373 PSF vs Kota Setar median: RM347 PSF
Est. Total Return: -4.4% p.a. (below FD)
Capital loss (-8.7% p.a.) + rental yield (~4.3% p.a.)
TMN SRI AMPANG delivers a modest estimated total return of -4.4% p.a. — comprising -8.7% capital depreciation and ~4.3% rental yield over 4 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF is in line with the Kota Setar average, suggesting fair market pricing. Best suited for long-term holders, those who value liquidity.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Dec 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 1,442 | RM291 | RM420K |
| Oct 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 1,421 | RM227 | RM322K |
| Oct 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 1,389 | RM331 | RM460K |
| Aug 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 1,206 | RM373 | RM450K |
| Jul 2025 | 2 - 2 1/2 Storey Semi-Detached | Leasehold | 1,690 | RM888 | RM1.50M |
35 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 40 records
3 interactive charts
Scatter, price & PSF vs Kota Setar & Kedah
Percentile breakdown
25th, 50th, 75th price & PSF
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