Kulai, Johor · Freehold · 13 transactions
Median Price
RM450K
RM300K – RM470K
Median PSF
RM289
RM277 – RM421
Transactions
13
2021-11 to 2025-08
Size Range
614 – 1787
sq.ft (built-up)
Data-driven insights for TMN SRI KULAI BARU II
Earliest PSF (2021)
RM465
Current PSF (2025)
RM268
Capital Gain
-42.3%
Total Return (est.)
-6.1% p.a.
| Capital appreciation (4 years) | -42.3% |
| Annualised capital return | -10.6% p.a. |
| Est. gross rental yield | 4.5% p.a. |
| Est. total return (capital + rental) | -6.1% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | -38.3% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Johor district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 600 sqft | 3 | RM258K | RM421 |
| 1,650 sqft | 3 | RM460K | RM283 |
| 1,800 sqft | 4 | RM500K | RM280 |
PSF Trend: Declining
PSF moved from RM465 (2021) to RM268 (2025)
Liquidity: Low
13 transactions over 4 years (~3/year)
30% below Kulai average
This project: RM289 PSF vs Kulai median: RM413 PSF
Est. Total Return: -6.1% p.a. (below FD)
Capital loss (-10.6% p.a.) + rental yield (~4.5% p.a.)
TMN SRI KULAI BARU II delivers a modest estimated total return of -6.1% p.a. — comprising -10.6% capital depreciation and ~4.5% rental yield over 4 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF trades 30% below the Kulai average — potentially undervalued. Best suited for rental investors, long-term holders.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Aug 2025 | 2 - 2 1/2 Storey Semi-Detached | Freehold | 1,787 | RM448 | RM800K |
| Jul 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 1,119 | RM268 | RM300K |
| May 2025 | 2 - 2 1/2 Storey Semi-Detached | Freehold | 1,787 | RM224 | RM400K |
| Jun 2024 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 1,270 | RM378 | RM480K |
| Jun 2024 | 2 - 2 1/2 Storey Terraced | Freehold | 1,625 | RM283 | RM460K |
8 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 13 records
3 interactive charts
Scatter, price & PSF vs Kulai & Johor
Percentile breakdown
25th, 50th, 75th price & PSF
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